21 - 22 Coventry Street London W1D 7AE Data via plota.co.uk

25/08731/FULL - Full Planning Permission Application Approved

Proposal

External alterations including replacement shopfront and reinstatement of pavement lights. [Linked with 25/08732/LBC] Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
1 Dec 2025
✓
Consultation
20 Feb 2026
✓
Approved
29 Apr 2026

Approved on 29 Apr 2026 · Delegated Decision · Last checked 3 Oct 2026

Documents 19

Decision & officer reports 2

PDF GRANT OF FULL PP [PE] Decision Notice · 29 Apr 2026 View ↗ PDF DELEGATED REPORT Report · 29 Apr 2026 View ↗

Statements & assessments 2

PDF HERITAGE STATEMENT Heritage Statement · 1 Dec 2025 View ↗ PDF PLANNING STATEMENT Planning Statement · 1 Dec 2025 View ↗

Plans & drawings 1

PDF Drawing Drawing · 17 Mar 2026 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 1 Dec 2025 View ↗

Consultation & comments 3

PDF TFL CROSSRAIL 1 COMMENTS Consultee Comment · 26 Feb 2026 View ↗ PDF TFL CROSSRAIL 2 COMMENTS Consultee Comment · 26 Feb 2026 View ↗ PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 20 Feb 2026 View ↗

Other documents 10

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 20 Feb 2026 View ↗ PDF CNSLT-CROSS LONDON RAIL LINKS 1&2 Background Papers · 20 Feb 2026 View ↗ PDF CNSLT-CROSS LONDON RAIL LINKS 1&2 Background Papers · 20 Feb 2026 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 20 Feb 2026 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 20 Feb 2026 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 20 Feb 2026 View ↗ PDF RAISING CANES CONCEPT Background Papers · 1 Dec 2025 View ↗ IMG RAISING CANES DAYTIME VISUAL Photo · 1 Dec 2025 View ↗ IMG RAISING CANES NIGHTIME VISUAL Photo · 1 Dec 2025 View ↗ PDF COVER LETTER Background Papers · 1 Dec 2025 View ↗

All documents on the council site ↗

Associated applications 2

Licence at this address

  • Licence Aberdeen Steak House Premises licence · in force since 2 Nov 2006 Hours not given on the register

Licensed hours are what the licence permits, not opening times.

Site constraints 11

Grade II listed: 22, COVENTRY STREET W1 (See details for further address information)
List entry 1356974 · The pin is inside its outline · 33 more listed buildings within 150 m (1 Grade I, 2 Grade II*, 30 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 33 with distances
Historic England ↗
Haymarket 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.
Protected view corridor: 4A.2 Primrose Hill summit to the Palace of Westminster
Inside the landmark viewing corridor of a protected vista. A building that rises above the corridor's threshold height should be refused. How high that is depends on where along the view the site is.
The London Plan (policy HC4) designates strategic views, and the Mayor's London View Management Framework (March 2012) gives 13 of them a protected vista toward St Paul's Cathedral, the Palace of Westminster or the Tower of London. A vista has a threshold height that rises or falls with the line of sight. In the landmark viewing corridor, a building above it would harm the view and should be refused. In the wider setting consultation area around the corridor, a building above it is referred for consultation and its effect on the view is judged. The threshold changes along each view and is set out in the framework. A revised framework is out for consultation until 4 December 2026 and is not yet in force.
London View Management Framework ↗
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 ↗
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.
National infrastructure project 471 m away: Thames Tideway Tunnel
The site is 471 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, 3 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 ↗
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 6 October 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.

Sales history 3

Last sold for £13,000,000 in September 2025. Other property, leasehold.

More than one property is recorded at this address: HM Land Registry does not always give the flat or unit.

5 September 2025£13,000,000Recorded as a transfer outside a standard sale
16 July 2015£64,000,000Freehold. Recorded as a transfer outside a standard sale
24 June 2008£23,500,000Detached house, freehold

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area793 m² (8,536 sq ft)
Energy ratingB (asset rating 43)
UseRestaurants and Cafes/Drinking Establishments/Takeaways
HeatingAir Conditioning

From the energy performance certificate lodged in June 2023, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
W1D 7AE
Received
1 Dec 2025
Validated
1 Dec 2025
Ward
St James's
Case officer
Show
Target decision
1 May 2026
Decision
Application Permitted
Decision date
29 Apr 2026
Decision level
Delegated Decision
Agent
Firstplan
Leaseholder
Show

How this decision compares

Decided in 149 days from validation, 75 days slower than Westminster's median of 74 for full applications. Approved, as 86% of full applications here are.

35%decided within 8 weeks
86%approved
1,866decided in the last year

Plota live figures for full applications decided by Westminster in the last twelve months, from validation. Westminster decision record →

Public comments

No public comments yet.

20 neighbours consulted · Last counted 3 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14506218
Planning Portal ref
PP-14506218
Comments by
13 Mar 2026
Site or press notice
20 Feb 2026
Env. assessment
No

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025
The London Pavillion 1 Piccadilly London W1J 0DA
Display of scaffolding shrouds with 1:1 printed image of the building and 3x inset illumi…
25/07888/ADV
2025
36 Coventry Street London W1D 6BX
Display of non illuminated fascia sign measuring 3m X 0.8m, non illuminated projecting si…
25/07779/ADV
2025 Approved
33 Haymarket London
Installation of signage and painting shopfront.
25/05509/LBC
2025 Withdrawn
18 Rupert Street London W1D 6DD
Retention of extract ductwork and air-conditioning condenser unit at rear.
25/06080/FULL
2025 Approved
33 Haymarket London
Display of an externally illuminated fascia sign measuring 2.5m x 0.3m and an externally…
25/05535/ADV
2025 Approved
Thistle Hotel 39 Coventry Street London W1D 6BZ
The proposed upgrade of an existing telecommunications base station installation comprisi…
25/07208/TELNOT
2025
7 - 14 Coventry Street London W1D 7DH
Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus to a Listed Bu…
25/07613/TELNOT
2025 Approved
Trocadero 13 Coventry Street London W1D 7DH
Internal and external alterations to facilitate use as casino at part basement, part grou…
25/02802/FULL
2025 Approved
Trocadero 13 Coventry Street London W1D 7DH
Internal and external alterations to facilitate use as casino at part basement, part grou…
25/02803/LBC
2025
37 - 38 Coventry Street London W1D 6BY
Display of two internally illuminated fascia signs both measuring 3m x 1.25m, one project…
25/06543/ADV
2025
Piccadilly Circus Station Piccadilly London W1J 9HS
Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus to a Listed Bu…
25/06847/TELNOT
2025
31 Coventry Street London W1D 6AS
Installation of a new glazed shopfront.
25/06238/FULL
2025 Approved
32 Coventry Street London W1D 6BR
Display of six externally illuminated star nets along Coventry street measuring 0.75m x 1…
25/04542/ADV
2025 Refused
37 - 38 Coventry Street London W1D 6BY
Display of two internally illuminated fascia signs measuring 1.35m x 3m, two non illumina…
25/03933/ADV
2025 Approved
19A Rupert Street London W1D 6DF
Display of externally illuminated fascia sign measuring 3.84m X 0.6m, non illuminated han…
25/04717/ADV
2025 Approved
Lower Ground Floor, Basement And Part Ground Floor Criterion Building 225 - 229 Piccadilly London W1J 9HR
Display of one internally illuminated fascia sign measuring 1.2m x 1.98m to replace exist…
25/04386/ADV
2025 Refused
Clareville House 47 Whitcomb Street London WC2H 7DH
Alterations to existing ground floor window on Whitcomb Street/Whitcomb Court corner elev…
25/02983/FULL
2025 Refused
Clareville House 47 Whitcomb Street London WC2H 7DH
Alterations to existing ground floor window on Whitcomb Street/Whitcomb Court corner elev…
25/02984/LBC
2025 Approved
Clareville House 26 - 27 Oxendon Street London SW1Y 4EP
Internal alterations at fourth floor level including internal installation of office part…
25/04907/LBC
2025
Pitch 1696 Wardour Street London
Display of a digital LED sreen onto north facing end wall of the kiosk at Pitch 1696 meas…
25/05306/ADV
2020 Approved
25-29 Coventry Street London W1D 7AG
Use of two areas measuring 26.9m x 2.3m and 6.6m by 2.4m of the public highway for the pl…
20/03569/TCH
2020 Approved
25-29 Coventry Street London W1D 7AG
Display of 5 non illuminated adverts on canvas barriers measuring 1.0m x 1.2m
20/03570/ADV
2020 Approved
3 - 4 Coventry Street London W1D 6BL
Display of three externally illuminated fascia signs measuring 0.78m x 4.43m; one interna…
20/04300/ADV
2020 Refused
3 - 4 Coventry Street London W1D 6BL
Display of one internally illuminated totem sign measuring 1.35m x 1.35m and one internal…
20/01103/ADV
2019 Approved
Haymarket House 28-29 Haymarket London SW1Y 4SP
Use of basement, part ground and first to seventh floor levels as a hotel (Use Class C1)…
19/10051/FULL
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Householder 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

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

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.

Leaseholders: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.