28 James Street Covent Garden London WC2E 8PA Data via plota.co.uk
Proposal
Amendments to planning permission dated 15 October 2025 (RN 25/04913/FULL) for 'Use of the upper floors of Nos. 28, 29 and 30 James Street as six residential units (Class C3) accessed via the existing residential entrance at 31 James Street; installation of new air conditioning equipment at rear first floor level; replacement of all windows at Nos. 29 and 30 James Street with Heritage double glazed sash windows; upgrade of existing windows and replacement of french doors to the first floor rear of No. 28 with a new Heritage french window; and associated external alterations'. NAMELY to make external amendments to the rear of the building and internal alterations to the building Data via plota.co.uk
Application progress
Approved on 31 Mar 2026 · Delegated Decision · Last checked 4 Oct 2026
Documents 50
Decision & officer reports 2
Statements & assessments 4
Plans & drawings 37
Application forms 2
Other documents 5
Associated applications 6
Site constraints 10
Show the other 54 with distances
- 20 mThe Piazza, Bedford ChambersGrade II
- 26 mRoyal Opera HouseGrade I
- 31 m43, King Street Wc2Grade II*
- 39 m12, Floral Street Wc2Grade II
- 39 m41 and 42, King Street Wc2Grade II
- 40 mTwo K6 telephone kiosks at the south end of James Street on the edge of Covent GardenGrade II
- 41 mNag's Head Public HouseGrade II
- 48 mCovent Garden Underground StationGrade II
- 55 mCovent Garden Market BuildingGrade II*
- 58 m40, King Street Wc2Grade II
- 65 m48-52, Long Acre Wc2Grade II
- 68 m30 and 31, Long Acre Wc2Grade II
- 71 m37, King Street Wc2Grade II*
- 71 m38, King Street Wc2Grade II
- 82 m46 and 47, Floral Street Wc2Grade II
- 85 m36, King Street Wc2Grade II
- 89 mChurch of St Paul Church of St Paul Covent GardenGrade I
- 91 m116, Long Acre Wc2Grade II
- 92 mFloral Hall (Paul Hamlyn Hall)Grade II
- 96 mYard Premises to Rear of Numbers 22 and 23Grade II
- 100 m8, King StreetGrade II
- 101 m3-7, Neal Street Wc2Grade II
- 101 mLamp post outside 11-14 Hanover PlaceGrade II
- 110 m33, King Street Wc2Grade II
- 110 mSix lamp posts, numbered 1 to 6Grade II
- 116 m6, Langley Street Wc2Grade II
- 116 m31 and 32, King Street Wc2Grade II
- 119 m52, Floral Street Wc2Grade II
- 122 m7 and 8, Bow Street Wc2Grade II
- 128 m29 and 30, King Street Wc2Grade II
- 130 m14, King Street Wc2Grade II
- 130 m8 Lampstandards on Dwarf Stone Walls in St Paul's ChurchyardGrade II
- 132 m60 and 61, Long AcreGrade II
- 133 m7 and 8, Langley Street Wc2Grade II
- 133 m6 and 8, Mercer Street Wc2Grade II
- 133 m2 Bollards Either Side of Junction With Floral StreetGrade II
- 134 mLamp post on the corner of Henrietta Street and Southampton StreetGrade II
- 136 m15, King Street Wc2Grade II
- 136 m30 Henrietta StreetGrade II
- 138 m27 and 28 King StreetGrade II
- 138 m3, Henrietta Street Wc2Grade II
- 139 m3 and 5, Mercer Street Wc2Grade II
- 140 mSt Peter's HospitalGrade II
- 141 m4, Henrietta Street Wc2Grade II
- 141 m27 AND 28, BEDFORD STREET WC2 (See details for further address information)Grade II
- 143 m5 and 6, Henrietta Street Wc2Grade II
- 143 mJubilee HallGrade II
- 144 mLamp post outside 8 Mercer StreetGrade II
- 145 m19 AND 20, BOW STREET WC2 (See details for further address information)Grade II
- 146 m17 and 19, Neal Street Wc2Grade II
- 147 mLondon Transport MuseumGrade II
- 148 m7 and 8, Henrietta Street Wc2Grade II
- 149 m5 Lampstandards Numbered 1 to 5Grade II
- 149 m8, Russell Street Wc2Grade II
Checked on 2 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
From the energy performance certificate lodged in July 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
- Non-material amendments
- Postcode
- WC2E 8PA
- Received
- 22 Dec 2025
- Validated
- 22 Dec 2025
- Ward
- St James's
- Case officer
- Show
- Target decision
- 19 Jan 2026
- Decision
- Application Permitted
- Decision date
- 31 Mar 2026
- Decision level
- Delegated Decision
- Applicant
- Show
- Agent
- Newmark
How this decision compares
Decided in 99 days from validation, 44 days slower than Westminster's median of 55 for amendments. Approved, as 91% of amendments here are.
Plota live figures for amendments decided by Westminster in the last twelve months, from validation. Westminster decision record →
Public comments
No public comments yet.
Last counted 4 Oct 2026
Consultation & key dates
- Alt. reference
- PP-14566634
- Planning Portal ref
- PP-14566634
- Env. assessment
- No
Historical activity at this location
35 previous applications on record - archival context, not part of the live application.
Previous applications at this address
Nearby activity
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.
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.
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28 James Street Covent Garden London WC2E 8PA
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Council archive
28-31 James Street Covent Garden London WC2E 8PA
Use of the upper floors of Nos. 28, 29 and 30 James Street as six residential units (Class C3) accessed via the existing residential entrance at 31 James Street; installation of new air conditioning equipment at rear first floor level; replacement of all windows at Nos. 29 and 30 James Street with Heritage double glazed sash windows; upgrade of existing windows and replacement of french doors to the first floor rear of No. 28 with a new Heritage french window; and associated external alterations.
- Received
- 26 Jul 2023
- Decided
- 14 Dec 2023
- Outcome
- Approved
14A Goodwin's Court London WC2N 4LL
Use of the first and second floors as residential (Class C3) comprising 2 x 1 bedroom units and associated internal and external alterations including replacement sash windows to rear, installation of secondary glazing, and extract grilles and vents.
- Received
- 9 Mar 2022
- Decided
- 20 Dec 2022
- Outcome
- Approved