8 Market Street & 23 Lion Street, Rye, TN31 7LA & TN31 7LB Data via plota.co.uk
RR/2026/1044/FULL - Full Planning
Pending Consideration
Proposal
Change of use from shop to restaurant, including internal alterations; new flue extraction system; alterations to the shop front including awning; and repaint the building's facade. Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
23 Aug 2026
Decision
Expected by 18 Oct 2026
This application is under consideration - no decision has been issued yet. Plota predicts a decision between 22 Nov 2026 and 31 Dec 2026, from Rother's recent changes of use.
Documents 15
Statements & assessments 3
Plans & drawings 11
Site constraints 8
137 listed buildings within 150 m of the postcode pin
Nearest: 10, Market Street, Grade II, about 2 m from the postcode pin · 3 Grade I, 7 Grade II*, 127 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 137 with distances
- 2 m10, Market StreetGrade II
- 6 m9, Market StreetGrade II
- 7 m11, Market StreetGrade II
- 14 m8, Market StreetGrade II
- 15 mSt MarysGrade II
- 19 m22 and 23, Lion StreetGrade II
- 21 m6 and 7, Market StreetGrade II
- 23 mThe End HouseGrade II
- 25 mThe Town HallGrade II*
- 27 m21, Lion StreetGrade II
- 27 mFlushing Inn Monks WayGrade II*
- 27 mSt MichaelsGrade II
- 31 m4 and 5, Lion StreetGrade II
- 32 m9, East StreetGrade II
- 33 m6, Lion StreetGrade II
- 35 m7, Lion StreetGrade II
- 35 mSimon the PiemanGrade II
- 36 m18-20, Lion StreetGrade II
- 36 mCobbled LaneGrade II
- 37 mPeacock Lounge and Tea RoomsGrade II
- 37 mThe Union InnGrade II
- 39 mDurrant HouseGrade II
- 39 m2 and 4, Church SquareGrade II
- 40 mFletcher's HouseGrade II
- 41 mThe Water Tower (Standing in the North East Corner of the Churchyard)Grade II*
- 46 m4-7, East StreetGrade II
- 46 mLa RochelleGrade II
- 48 mSchool Lane CottageGrade II
- 51 mChequerGrade II
- 51 mTudor CottageGrade II
- 52 mQuarter Boys CottageGrade II
- 53 m3, East StreetGrade II
- 54 mCannon HouseGrade II
- 56 mChurch of St MaryGrade I
- 56 mThe Vicarage and TavernersGrade II
- 57 m2, East StreetGrade II
- 57 m16, East StreetGrade II
- 60 m8 and 10, Church SquareGrade II
- 62 mThe Old VicarageGrade II
- 63 m17 and 17a, East StreetGrade II
- 64 mThe House of GillGrade II
- 65 m99 and 100, High StreetGrade II
- 65 m102, High StreetGrade II
- 66 m103 and 103a, High StreetGrade II
- 68 m104 AND 104A, HIGH STREET (See details for further address information)Grade II*
- 69 mThe George HotelGrade II
- 69 mOckman CottageGrade II
- 69 mWar Memorial in St Mary's churchyard, RyeGrade II
- 70 mAdult Education Centre and Library Including Attached Wall and GatepiersGrade II
- 71 mCobbled LaneGrade II
- 71 mChurch HouseGrade II
- 72 m18 and 19, East StreetGrade II
- 80 m97, High StreetGrade II
- 81 mGate piers, High StreetGrade II
- 83 m12-14, High StreetGrade II
- 83 m11 and 11A, High StreetGrade II
- 83 mSouth RidgeGrade II
- 84 mRye Working Men's Conservative ClubGrade I
- 85 m64, Church SquareGrade II
- 85 m40, Fishmarket RoadGrade II
- 87 m105, High StreetGrade II
- 90 m9 and 10, High StreetGrade II
- 90 m92-96, High StreetGrade II
- 90 m15 AND 15A, HIGH STREET (See details for further address information)Grade II
- 91 mGreensillsGrade II
- 92 m16, Church SquareGrade II
- 95 m9, West StreetGrade II
- 95 m20, Church SquareGrade II
- 96 m22 and 24, Church SquareGrade II
- 97 mGazebo in Garden of the Tower HouseGrade II
- 101 m106 and 107, High StreetGrade II
- 102 m21 and 22, High StreetGrade II
- 102 m7 and 8, West StreetGrade II
- 102 m26, Church SquareGrade II
- 106 m54-60, Church SquareGrade II
- 106 mTara HouseGrade II
- 107 mThe Customs HouseGrade II
- 107 m23, High StreetGrade II
- 107 mLamb CottageGrade II
- 107 m32, CHURCH SQUARE (See details for further address information)Grade II
- 109 m4, Hucksters RowGrade II
- 110 m89, High StreetGrade II
- 110 m34, Church SquareGrade II
- 111 mHolloway HouseGrade II
- 111 mCobbled StreetGrade II
- 112 mThe Old Coach HouseGrade II
- 112 m36, Church SquareGrade II
- 113 m88, High StreetGrade II
- 114 mWest PointGrade II
- 114 m50 and 52, Church SquareGrade II
- 115 mMonastery Guest HouseGrade II
- 115 m109, High StreetGrade II
- 116 m38, Church SquareGrade II
- 117 m25, High StreetGrade II
- 118 mNorman HouseGrade II
- 118 mBlack LanternGrade II
- 119 mThe Tower HouseGrade II
- 121 m110, High StreetGrade II
- 121 m26, High StreetGrade II
- 121 mSt Anthony of PaduaGrade II*
- 122 mThe Old Stone HouseGrade II
- 124 m86, High StreetGrade II
- 125 m27, High StreetGrade II
- 125 mKingsland HouseGrade II
- 125 m2, West StreetGrade II
- 128 m4, High StreetGrade II
- 128 mYpres Tower and part of Rye Town WallGrade I
- 128 mWinston CottageGrade II
- 129 m111 and 112, High StreetGrade II
- 130 m1 and 2, Watchbell StreetGrade II
- 131 mWomens' Tower, former prison cells and exercise yardGrade II
- 132 mThe Priest HouseGrade II
- 133 mThe MonasteryGrade II
- 133 m3, High StreetGrade II
- 133 mLangford HouseGrade II
- 133 mCobbled StreetGrade II
- 135 m13, West StreetGrade II
- 136 mTwelveGrade II
- 136 mLamb HouseGrade II*
- 136 m3, Watchbell StreetGrade II
- 137 m2, High StreetGrade II
- 137 m113 and 114, High StreetGrade II
- 137 m30, Watchbell StreetGrade II
- 138 mThomas HouseGrade II
- 139 mCobble CottageGrade II*
- 139 mCourt HayGrade II
- 139 m4, Watchbell StreetGrade II
- 140 mThe Store HouseGrade II
- 140 mThe ForecastleGrade II
- 141 m17, West StreetGrade II
- 142 mWhitefriarsGrade II
- 142 m29, Watchbell StreetGrade II
- 145 m1 and 1a, High StreetGrade II
- 145 m40 and 40a, Mermaid StreetGrade II
- 145 mThe Undercroft of No 46 (the Store House)Grade II
- 147 mThe White HouseGrade II
- 149 m27 and 28, Watchbell StreetGrade II
Rye conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
3 Article 4 directions
Rother District Council (Rye Conservation Area, Rye, East Sussex) Article 4 Direction, 2007 · Rother District Council (Rye Town, East Sussex) Article 4 (No. 1) Direction, 1991 · East Sussex (Borough of Rye) Direction, 1951. Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
Scheduled monument about 37 m away: Water tower in churchyard
Its setting is a consideration for work nearby.
Nationally important archaeology protected by the Secretary of State. Work that affects the monument or its setting is rarely permitted.
Ramsar wetland about 229 m away: Dungeness, Romney Marsh and Rye Bay
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
SSSI about 229 m away: Rye Harbour SSSI; Inside the Rye built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt
Checked on 20 September 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.
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Nearby new applications
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23 Aug 2026Pending
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Important details
Decision outlook
Day 42 of the 56-day target. Rother usually decides changes of use by day 106.
Day 4264 days to the predicted decision (day 106)
18%decided within 8 weeks
78%approved
99decided in the last year
Plota live figures for changes of use decided by Rother in the last twelve months, from validation. Rother decision record →
Consultation & key dates
- Statutory expiry
- 18 Oct 2026
Historical activity at this location
25 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2025
Approved
15 High Street, East Sussex, Rye, TN31 7JF
Fell 3x trees: 1x Ash 1x Sycamore & 1 x Ash See details within attached: Arboricultural R…
2025
Approved
15 High Street, East Sussex, Rye, TN31 7JF
Fell 3x trees: 1x Ash 1x Sycamore & 1 x Ash See details within attached: Arboricultural R…
2025
Approved
Brede House, 4a Church Square, Rye, East Sussex, TN31 7HE
Single storey rear extension
2025
Approved
Brede House, 4a Church Square, Rye, East Sussex, TN31 7HE
Single storey rear extension
2025
Approved
Plot Rear Of 4 Church Square, Rye, East Sussex, TN31 7HE
New garden boundary wall/fence to separate Brede House, 4A Church Square (unlisted proper…
2025
Approved
Plot Rear Of 4 Church Square, Rye, East Sussex, TN31 7HE
New garden boundary wall/fence to separate Brede House, 4A Church Square (unlisted proper…
2025
Refused
4a Church Square, Brede House, Rye Tn31 7he,
Single storey rear extension and new loft door.
2025
Refused
4a Church Square, Brede House, Rye Tn31 7he,
Single storey rear extension and new loft door.
2025
Approved
9 Lion Street - Lion Galleries, Rye TN31 7LB
Installation of fascia and hanging signs clad over existing signs.
2025
Approved
9 Lion Street - Lion Galleries, Rye TN31 7LB
Installation of fascia and hanging signs clad over existing signs.
2025
28 Church Square, Rye, East Sussex, TN31 7HE
External alteration and repairs of North and East elevations.
2025
28 Church Square, Rye, East Sussex, TN31 7HE
External alteration and repairs of North and East elevations.
2025
Approved
9 Market Street, Rye TN31 7LA
Alteration of existing openings to rear, addition of new rooflight to utility room roof…
2025
Approved
9 Market Street, Rye TN31 7LA
Alteration of existing openings to rear, addition of new rooflight to utility room roof…
2025
Approved
9 Market Street, Rye TN31 7LA
Alteration of existing openings to rear, addition of new rooflight to utility room roof…
2025
Approved
9 Market Street, Rye TN31 7LA
Alteration of existing openings to rear, addition of new rooflight to utility room roof…
2025
22 Church Square, Rye, East Sussex, TN31 7HE
Internal refurbishment of the property and replacement of the existing door and window wi…
2025
22 Church Square, Rye, East Sussex, TN31 7HE
Internal refurbishment of the property and replacement of the existing door and window wi…
2025
22 Church Square, Rye, East Sussex, TN31 7HE
Internal refurbishment of the property and replacement of the existing door and window wi…
2025
22 Church Square, Rye, East Sussex, TN31 7HE
Internal refurbishment of the property and replacement of the existing door and window wi…
2017
Approved
28 Church Square, Rye TN31 7HE
Internal and external alterations.
2017
Approved
3 Market Street, Monks Way, Rye TN31 7LA
Internal alterations and new french doors to rear extension.
2017
Approved
3 Market Street, Monks Way, Rye TN31 7LA
Internal alterations and new french doors to rear extension.
2017
Approved
23 High Street, Plaristo Gallery, Rye TN31 7JF
Advertisement consent for the proposed signage at 23 High Street.
2017
Approved
23 High Street, Plaristo Gallery, Rye TN31 7JF
Repaint the ground floor front & fascia, to include non-illuminated signage for shop.
Rother
Planning Authority Score
2.5/10
Poor
#252 of 296 councils
Relevant to this application:
Change of use
Rother is one of the slowest councils in England for householder decisions, ranking #292 out of 296. The council extends the time limit on 71% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).
Among the slowest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application.
View full council performance
Rother decision statistics
Based on MHCLG data, the year to March 2026
89%
Overall approval rate
Above avg (87%) #141 of 296
95%
Householder approved
Above avg (90%) #88 of 296
25%
Decided in 8 weeks
Below avg (63%) #292 of 296
71%
Extended time limit
Above avg (41%) #287 of 296
72%
Minor dwellings approved
127 decided (1-9 homes)
89%
Major dwellings approved
9 decided (10+ homes)
86%
Change of use approved
36 decided
739
Total decisions
84 refused in the year to March 2026
Track this application
8 Market Street & 23 Lion Street, Rye, TN31 7LA & TN31 7LB
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