I followed through
@0soyoung 's diagnosis. I agree it is not fungal. It could be drying out.
Somewhere around 40, I needed bifocals. To this day mites, of all types, including spider mites, flat mites, false mites 2 spotted mites, and any other of the tiny little suckers, they are too small foe me to see. Your leaves look "silvery" in the photos, and hairy. One possibility could be one of the mites. It could also be either powdery mildew or downy mildew. Though it doesn't look quite right for that.
My suggestion is an All-in-One Rose spray. These are typically formulated with miticide, insecticide, and fungicides for black spot & the powdery mildew and downy mildew. The "old school" formulation was a fine powder you sprayed on the roses by squeezing the plastic canister. There are liquid formulations also. But be sure the one you use has the 4 components, insecticide, miticide, and 2 or more different fungicides to tackle possible fungus.
Cotoneaster are related to roses. It is pretty safe to use a product labelled for roses on cotoneaster and Pyracantha, Pears and apples.
This might be an atypical presentation of the black spot fungus that shows up on roses. Though I'm also inclined to go with 0soyoung's diagnosis. Still, treat with an all in one rose spray as they cover a range of issues and you don't want to loose this tree. Throw ''everything including the Kitchen Sink" at it.