20B The Market Covent Garden London WC2E 8RB Data via plota.co.uk

25/05096/LBC - Listed Building Consent Application Approved
Listed buildings

Proposal

Internal alterations and refurbishment works at 19A and 20B The Market Building. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
22 Jul 2025
✓
Approved
28 Aug 2025

Approved on 28 Aug 2025 · Delegated Decision · Last checked 30 Oct 2026

Documents 40

Decision & officer reports 2

PDF GRANT OF LISTED BUILDING CONSENT [PE] Decision Notice · 28 Aug 2025 View ↗ PDF DELEGATED REPORT Report · 28 Aug 2025 View ↗

Statements & assessments 4

PDF EXISTING DRAINAGE LAYOUT Drawing · 22 Jul 2025 View ↗ PDF PROPOSED DRAINAGE LAYOUT Drawing · 22 Jul 2025 View ↗ PDF DAS HERITAGE STATEMENT Design and Access Statement · 22 Jul 2025 View ↗ PDF HERITAGE STATEMENT INCLUDED IN DESIGN AND ACCESS STATEMENT Heritage Statement · 22 Jul 2025 View ↗

Plans & drawings 24

PDF LOCATIONPLAN Location Plan · 22 Jul 2025 View ↗ PDF EXISTING FLOOR PLAN Drawing · 22 Jul 2025 View ↗ PDF EXISTING INTERNAL ELEVATIONS - UNIT 20A Drawing · 22 Jul 2025 View ↗ PDF EXISTING INTERNAL ELEVATIONS - UNIT 19B Drawing · 22 Jul 2025 View ↗ PDF EXISTING SHOPFRONT ELEVATIONS Drawing · 22 Jul 2025 View ↗ PDF EXISTING REFLECTED CEILING PLAN Drawing · 22 Jul 2025 View ↗ PDF EXISTING FLOOR FINISHES PLAN Drawing · 22 Jul 2025 View ↗ PDF EXISTING VENTILATION LAYOUT Drawing · 22 Jul 2025 View ↗ PDF EXISTING WA TOILET LAYOUT AND ELEVATIONS Drawing · 22 Jul 2025 View ↗ PDF SECTION - EXISTING INCLUDED IN FLOOR PLAN - EXISTING Background Papers · 22 Jul 2025 View ↗ PDF PROPOSED DEMOLITION PLAN Drawing · 22 Jul 2025 View ↗ PDF PROPOSED REFLECTED CEILING PLAN Drawing · 22 Jul 2025 View ↗ PDF PROPOSED FLOOR PLAN Drawing · 22 Jul 2025 View ↗ PDF PROPOSED FLOOR FINISHES PLAN Drawing · 22 Jul 2025 View ↗ PDF PROPOSED TEMPORARY SHOPFRONT ELEVATIONS Drawing · 22 Jul 2025 View ↗ PDF PROPOSED SHOPFRONT ELEVATIONS Drawing · 22 Jul 2025 View ↗ PDF PROPOSED WA TOILET LAYOUT AND ELEVATIONS Drawing · 22 Jul 2025 View ↗ PDF SECTION - PROPOSED INCLUDED IN FLOOR PLAN Background Papers · 22 Jul 2025 View ↗ PDF PROPOSED INTERNAL ELEVATIONS - UNIT 20A Drawing · 22 Jul 2025 View ↗ PDF PROPOSED INTERNAL ELEVATIONS - UNIT 19B Drawing · 22 Jul 2025 View ↗ PDF PROPOSED VENTILATION LAYOUT Drawing · 22 Jul 2025 View ↗ PDF PROPOSED WALL DETAILS Drawing · 22 Jul 2025 View ↗ PDF PROPOSED FLOOR DETAIL Drawing · 22 Jul 2025 View ↗ PDF PROPOSED CEILING DETAIL Drawing · 22 Jul 2025 View ↗

Application forms 1

PDF APPLICATION FORM REDACTED Application Form · 22 Jul 2025 View ↗

Consultation & comments 4

PDF HISTORIC ENGLAND COMMENT Consultee Comment · 12 Aug 2025 View ↗ PDF HISTORIC ENGLAND COMMENT Consultee Comment · 12 Aug 2025 View ↗ PDF ECNSLT-STD EXT CONSULTEES Background Papers · 30 Jul 2025 View ↗ PDF CNSLT-CONSULTEE CLOUD STD Background Papers · 30 Jul 2025 View ↗

Other documents 5

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 30 Jul 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 30 Jul 2025 View ↗ PDF RECEIPT OF APPLICATION ACKREC · 29 Jul 2025 View ↗ PDF APPLICATION SUMMARY SHEET Background Papers · 29 Jul 2025 View ↗ PDF ATTACHMENT SUMMARY Background Papers · 22 Jul 2025 View ↗

All documents on the council site ↗

Associated applications 2

Site constraints 10

Grade II* listed: Covent Garden Market Building
List entry 1066949 · The pin is inside its outline · 64 more listed buildings within 150 m (3 Grade I, 5 Grade II*, 56 Grade II)
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 the other 64 with distances
Historic England ↗
Covent Garden 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.
Council document ↗
2 Article 4 directions
Article 4 Basement Development Permitted Rights Removed · Article 4 Direction Class E To C3 In Central Activities Zone. 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.
Archaeological priority area: City of Westminster APA 1.2
An assessment or field evaluation may be asked for before ground works.
The council or Historic England considers archaeology likely here. A desk-based assessment, and sometimes trial trenching, can be asked for with the application.
Air quality management area: Westminster AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
National infrastructure project 191 m away: Thames Tideway Tunnel
The site is 191 m from the project boundary. Waste water treatment, decided. The project page says whether consent was granted. Also within 2 km: London Strategic Heat Main Project (at pre-application, 157 m).
Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.
Planning Inspectorate project page ↗
Town centre: West End
A designated centre in the London Plan.
Shops, services and active frontages are protected in centres, and main town centre uses are steered here first.
Central activities zone
The core of central London in the London Plan.
Offices, culture and the other strategic functions of the centre take priority over new housing here.
Also on the record
Inside the City of Westminster built-up area; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 1 November 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate, Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) 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.

Building

Floor area58 m² (624 sq ft)
Energy ratingB (asset rating 33)
UseA1/A2 Retail and Financial/Professional services
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in July 2020, the latest held for this property. The building may have changed since. View the certificate

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Other new applications on this street

10 Jun 2026Approved

20 The Market Covent Garden London WC2E 8RB

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Important details

Council
Westminster
Application type
Listed Building Consent Application
Postcode
WC2E 8RB
Received
22 Jul 2025
Validated
22 Jul 2025
Ward
St James's
Case officer
Show
Target decision
16 Sept 2025
Decision
Application Permitted
Decision date
28 Aug 2025
Decision level
Delegated Decision
Applicant
Show
Agent
DC & Partners

How this decision compares

Decided in 37 days from validation, 20 days faster than Westminster's median of 57 for listed building works. Approved, as 90% of listed building works here are.

49%decided within 8 weeks
90%approved
2,227decided in the last year

Plota live figures for listed building works decided by Westminster in the last twelve months, from validation. Westminster decision record →

Public comments

No public comments yet.

Last counted 30 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14066823
Planning Portal ref
PP-14066823
Comments by
27 Aug 2025
Site or press notice
6 Aug 2025
Env. assessment
No

Historical activity at this location

26 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025
Internal alterations Internal alterations and refurbishment works at 19A and 20B The Mark…
25/07018/LBC
Within ~100m

Nearby activity

2025 Approved
3A The Market Covent Garden London WC2E 8RA
Repainting of the shopfront facades, together with replacement of tenant signage.
25/06317/LBC
2025 Refused
1 The Market Covent Garden London WC2E 8RA
Installation of a single large umbrella to replace two existing umbrellas covering extern…
25/06107/FULL
2025 Approved
1 The Market Covent Garden London WC2E 8RA
Installation of a single large umbrella to replace two existing umbrellas covering extern…
25/06108/LBC
2025 Approved
1A Tavistock Street London WC2E 7PG
Display of internally illuminated (letters only) fascia sign to shopfront measuring 1.8m…
25/05995/ADV
2025 Approved
28 James Street Covent Garden London WC2E 8PA
Variation of condition 1 of planning permission dated 14 December 2023 (RN: 23/05171/FULL…
25/04913/FULL
2025
11 - 12 Russell Street London WC2B 5HZ
Use of an area of the public highway measuring 5.985m x 1.710 for the placing of 12no cha…
25/07379/TCH
2025 Approved
9 The Market Covent Garden London WC2E 8RB
Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus to a Listed Bu…
25/07302/TELNOT
2025
11 - 12 Russell Street London WC2B 5HZ
Display of three externally illuminated projecting sign measuring 0.6m X 0.6m and seven n…
25/07249/ADV
2025
11 - 12 Russell Street London WC2B 5HZ
Alterations to shopfront including new entrance door and two lantern lights to Rusell Str…
25/07248/FULL
2025 Approved
14 The Market Covent Garden London WC2E 8RB
Internal alterations to the ground floor in connection with the refurbishment of the comm…
25/05545/LBC
2025 Approved
5A The Market Covent Garden London WC2E 8RA
Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus to a Listed Bu…
25/05910/TELNOT
2025 Approved
The Piazza 6 The Market Covent Garden London WC2E 8RA
Internal alterations including new retail fitout and signage.
25/04746/LBC
2025
4 James Street Covent Garden London WC2E 8BH
Installation of internal illuminated signage, and associated U Channel fixing brackets.
25/06327/LBC
2025 Approved
30 The Market Covent Garden London WC2E 8RE
Internal fit-out of retail units and associated alterations to the shopfronts.(Units 30 a…
25/04932/LBC
2025 Approved
30 The Market Covent Garden London WC2E 8RE
Alterations to the shopfronts to units 30 and 31.
25/04931/FULL
2025 Approved
St Pauls Church Bedford Street London WC2E 9ED
1 x dead cherry: fell
25/05596/TDD
2025 Approved
31 James Street Covent Garden London WC2E 8PA
Display of halo illuminated lettering on fascia sign measuring 2.73m x 0.30m and an exter…
25/03675/ADV
2025 Approved
34 The Market Covent Garden London WC2E 8RE
Internal fit out and new signs.
25/03104/LBC
2025
28 James Street Covent Garden London WC2E 8PA
Internal alterations, in connection with the use of the upper floors of 28, 29 and 30 Jam…
25/04857/LBC
2025
4 Henrietta Street London WC2E 8PS
Installation of a retractable awning, anchor bolt fixings and removal of existing blade s…
25/04321/LBC
2022 Approved
Royal Opera House Covent Garden London WC2E 9DD
External works to the Royal Opera House arcade including the placement of tables and chai…
22/05239/FULL
2023 Approved
The Market Covent Garden London
Installation of Christmas decorations on and within the Market Building for a temporary p…
23/02648/LBC
2023 Approved
The Market Covent Garden London
Display of Christmas decorations within the Market Building and on east and west piazzas…
23/02726/ADV
2023 Approved
26 - 27 Southampton Street London WC2E 7JA
Waterproofing of the existing under pavement electrical utilities vault, installation of…
23/02623/LBC
2023 Approved
St Pauls Church Bedford Street London WC2E 9ED
T2 Cotoneaster x 1: Reduce all round by approx. 1mT3 Indian Bean Tree x 1 (Catalpa bignon…
23/02292/TCA
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Other decisions

Westminster is slower than most councils at deciding householder applications, ranking #258 out of 296. Only 28% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Westminster is also one of the strictest councils - it refuses more householder applications than almost any other, with only 81% approved vs 90% nationally.

One of the strictest councils
only 81% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Westminster decision statistics
Based on MHCLG data, the year to March 2026
86%
Overall approval rate
Below avg (87%) #201 of 296
81%
Householder approved
Below avg (90%) #277 of 296
44%
Decided in 8 weeks
Below avg (63%) #258 of 296
28%
Extended time limit
Below avg (41%) #46 of 296
83%
Minor dwellings approved
12 decided (1-9 homes)
67%
Major dwellings approved
3 decided (10+ homes)
81%
Change of use approved
133 decided
4,602
Total decisions
648 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.