Rutland
Planning & Building Contacts

Rutland's planning service operates at a small but highly specialist level given the county's exceptionally high density of listed buildings, conservation areas and significant landscape character relative to its size. Oakham Conservation Area covers much of the historic core of the county town and includes Oakham Castle (Grade I, finest Norman great hall in England) and a remarkable concentration of ironstone and limestone buildings. Uppingham School (historic buildings, Grade II* and II listed) occupies much of central Uppingham. Ketton and Clipsham quarries have historically supplied limestone to major national restoration projects including the Houses of Parliament. The A1 forms the eastern boundary of the county.

Rutland County Council's building control team handles all Building Regulations applications across the county. Registered Building Control Approvers (private inspectors) are also available for all project types. The prevalence of limestone and ironstone construction across Rutland means that structural alterations to traditional buildings often require specialist advice - the council's conservation officer should be consulted alongside building control for works to listed buildings. Ketton stone (an oolitic limestone) requires matching with appropriate mortar mixes in conservation work.

Despite being England's smallest county, Rutland has a remarkable concentration of heritage assets relative to its size. Key Grade I assets include Oakham Castle (finest surviving Norman great hall in England, c.1180-1190), Church of All Saints Oakham, Church of SS Peter and Paul Tickencote (outstanding Norman chancel arch), Normanton Church (now Rutland Water Fishing Lodge, in the reservoir with only the tower above water), Lyddington Bede House (English Heritage). Rutland has over 700 listed buildings in a county of only 40 square miles. The Rutland Historic Environment Record is held by Rutland County Council.

Oakham Castle great hall (c.1180-1190, attributed to Walkelin de Ferrers) is considered the finest surviving example of a late Norman domestic hall interior in England - its carved column capitals are of exceptional quality. The hall contains a unique collection of ceremonial horseshoes presented by monarchs and peers visiting the Lordship of Oakham. The castle earthworks (motte, bailey, curtain wall) are Scheduled Monument. Development in the market place area and immediate vicinity requires Scheduled Monument Consent consultation in addition to listed building and conservation area considerations.

The Church of St Matthew at Normanton (the "Normanton Church") is one of England's most photographed buildings. When Rutland Water was filled in the late 1970s, the nave was demolished and the base filled with rubble and waterproofed, leaving the Neo-Classical tower (rebuilt 1826 by Thomas Cundy) on its causeway above water level. It is managed by Anglian Water as a visitor attraction and is a key part of the Rutland Water landscape. Its setting on the reservoir is an exceptional visual and heritage consideration for any development near the Edith Weston and Empingham shores.

Lyddington Bede House is the remains of the medieval palace of the Bishops of Lincoln, converted under Henry VIII into an almshouse. It stands in one of Rutland's most intact ironstone villages. The village of Lyddington is almost entirely built of warm ironstone and limestone and is designated a Conservation Area. Extensions or alterations in traditional Rutland villages require careful attention to local stone types, tooling finish and lime mortar specification.

Rutland Water (1.1km2 surface area, 123 million cubic metres capacity) is one of the largest man-made lakes in England by surface area and is Anglian Water's primary strategic reservoir for the East Midlands and East of England. Its catchment management is therefore of exceptional importance. Development that could affect water quality or runoff into the Chater, Gwash or Eye Brook tributaries requires early EA engagement. Rutland County Council as Lead Local Flood Authority coordinates with the EA on ordinary watercourse consent across the county.

Rutland Water is designated SPA (Special Protection Area) and Ramsar under the EU Habitats Directive (retained in UK law) for its internationally important overwintering wildfowl - particularly gadwall, shoveler, tufted duck and goldeneye. Habitats Regulation Assessment (HRA) is required for development that could affect the integrity of the SPA designation - a significant material consideration for development near the reservoir shores. The osprey reintroduction programme (established 1996 by the Leicestershire and Rutland Wildlife Trust and Anglian Water) has been a landmark conservation success; breeding ospreys nest on the western arm. Eye Brook Reservoir to the south is also SSSI designated. Natural England must be consulted for any development within or affecting these designations.

Anglian Water owns and operates Rutland Water and is responsible for the reservoir banks, access roads, visitor facilities and Normanton Church building. Anglian Water serves all of Rutland for both water supply and sewerage. Rutland is in a seriously water-stressed region. Development proposals near Rutland Water reservoir banks must engage with Anglian Water on any works that could affect the structural integrity of the embankment or water quality. A 40m easement zone applies around the reservoir perimeter.

Rutland's rural character means grid connection capacity for larger sites can be limited. Early engagement with NGED is recommended for any development requiring significant new electricity connection - particularly commercial and agricultural diversification projects. Many of Rutland's older agricultural buildings and farm complexes are on older-spec connections.

Oakham and Uppingham have mains gas supply; many rural Rutland villages do not. Oil-fired central heating, LPG and heat pumps are common alternatives in the countryside. The county's move towards heat pump installations in older stone buildings requires careful assessment of building fabric heat loss - ironstone and limestone walls can be thermally massive but poorly insulated. Check mains gas availability with Cadent before specifying heating systems for new builds or renovations in rural locations.

Rutland has no motorways. The A1 runs along its eastern border and forms the boundary with Lincolnshire near Stamford. The A47 east-west route crosses the county between Uppingham and the Lincolnshire border. The A606 connects Oakham to Stamford and Melton Mowbray. Development generating significant traffic on the A1 requires National Highways consultation. The former RAF Cottesmore (now MOD Kendrew Barracks) near Cottesmore village is an active military base - development in its vicinity should be referred to Defence Infrastructure Organisation (DIO) for safeguarding consultation.