17 Garrick Street London WC2E 9BL Data via plota.co.uk

25/05660/FULL - Full Planning Permission Application Approved
Admin / procedural

Proposal

Variation of Condition 5 of planning permission dated 4th August 2023 (RN ) for the Variation of Condition 5 of planning permission dated 25 June 2021 (RN ) for 'Use of an area of public highway measuring 4 m x 1 m for the placing of one table and two chairs in connection with existing ground floor use'. Namely, to extend the use of the public highway for a further 2 year period. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
12 Aug 2025
✓
Approved
2 Oct 2025

Approved on 2 Oct 2025 · Delegated Decision · Last checked 1 Nov 2026

Documents 14

Decision & officer reports 2

PDF GRANT OF FULL PP [PE] Decision Notice · 2 Oct 2025 View ↗ PDF DELEGATED REPORT Report · 2 Oct 2025 View ↗

Plans & drawings 1

PDF EXTERNAL SEATING PLAN Drawing · 12 Aug 2025 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 12 Aug 2025 View ↗ PDF FEECALCULATION Background Papers · 12 Aug 2025 View ↗

Consultation & comments 1

PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 1 Sept 2025 View ↗

Other documents 8

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 1 Sept 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 1 Sept 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 1 Sept 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 1 Sept 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 1 Sept 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 1 Sept 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 19 Aug 2025 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 12 Aug 2025 View ↗

All documents on the council site ↗

Associated applications 3

  • Part of

    Approvedcouncil archive

    Conditions varied

    • Variationarchive

      Conditions 5 varied

      • VariationVariation of Condition 5 of planning permission dated 4th August 2023 (RN)This application25/05660/FULL

Site constraints 10

Grade II listed: 17-21, Garrick Street Wc2
List entry 1212625 · The pin is inside its outline · 62 more listed buildings within 150 m (5 Grade II*, 57 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 62 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 306 m away: Thames Tideway Tunnel
The site is 306 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, 2 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.

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
WC2E 9BL
Received
12 Aug 2025
Validated
12 Aug 2025
Ward
St James's
Case officer
Show
Target decision
7 Oct 2025
Decision
Application Permitted
Decision date
2 Oct 2025
Decision level
Delegated Decision
Applicant
Show
Agent
Poppleston Allen
Leaseholder
Show

Public comments

No public comments yet.

6 neighbours consulted · Last counted 1 Nov 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14250574
Planning Portal ref
PP-14250574
Comments by
1 Oct 2025
Site or press notice
10 Sept 2025
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2023 Approved
Variation of Condition 5 of planning permission dated 25 June 2021 (RN 21/03097/TCH) for…
23/04192/FULL
2021 Approved
Use of an area of public highway measuring 4m x 1m for the placing of one table and two c…
21/03097/TCH
2020 Approved
Details of crime prevention measures in relation to the outdoor seating pursuant to condi…
20/03891/ADFULL
2020 Approved
Replacement shopfront and internal alterations at ground and basement levels.
20/01365/LBC
2020 Approved
Replacement shopfront.
20/01364/FULL
2020 Approved
Installation of fascia sign, projecting sign, awning, and menu box.
20/01356/LBC
2020 Approved
Display of an externally illuminated fascia sign measuring 0.3m x 0.98m; an externally il…
20/01354/ADV
2020 Approved
Use of an area of public highway measuring 4m x 1m for the placing of one table and two c…
20/01359/TCH
Within ~100m

Nearby activity

2025
4 Goodwin's Court London WC2N 4LL
Change of use of four premises from Use Class E to residential, refurbishment of windows…
25/08106/LBC
2025
4 Goodwin's Court London WC2N 4LL
Change of use of four premises from Use Class E to residential, refurbishment of windows…
25/08105/FULL
2025
11 Garrick Street London WC2E 9AR
Internal alterations at first floor level and installation of an external condenser unit…
25/08002/LBC
2025 Withdrawn
11 Garrick Street London WC2E 9AR
Installation of external condenser unit at 1st floor flat roof area; replacement of doors…
25/05904/LBC
2025
52 St Martin's Lane London WC2N 4EA
Installation of new internal fire doors throughout the building.
25/07315/LBC
2025 Approved
26 King Street Covent Garden London WC2E 8HN
Installation of secondary glazing at first, second and third floor levels.
25/05075/LBC
2025 Withdrawn
4 Goodwin's Court London WC2N 4LL
Internal alterations to 4-7 Goodwin's Court. (Linked with 25/03857/FULL)
25/03858/LBC
2025 Withdrawn
4 Goodwin's Court London WC2N 4LL
Use of 4-7 Goodwin's Court as four x two bedroom dwellings. (Linked with 25/03858/LBC)
25/03857/FULL
2025
First Floor 11 Garrick Street London WC2E 9AR
Installation of an air-conditioning system comprising an external condenser unit on rear…
25/03638/LBC
2025
First Floor 11 Garrick Street London WC2E 9AR
Installation of an external condenser unit to rear first floor roof. (Linked with 25/0363…
25/03637/FULL
2025
15 Garrick Street London WC2E 9AY
Alteration to the interior furniture to the two Porters Lodges situated within the main r…
25/03405/LBC
2025
Garrick House 63 - 66 St Martin's Lane London WC2N 4JS
Display of external digital menu board measuring 0.57m x 0.42m and vinyl window manifesta…
25/02941/ADV
2025
138 Long Acre London WC2E 9AA
Display of one non illuminated awning measuring 1.2m x 5.66m to front elevation at ground…
25/02508/ADV
2025
26 King Street Covent Garden London WC2E 8HN
Repair works to the render and brick work on the facade and at basement level, together w…
25/02023/LBC
2025
Land At Conduit Court Covent Garden London
Continued display of the installation of 14 illuminated arches and mirrored panels within…
25/01654/ADV
2025
22 Cranbourn Street London WC2H 7AA
Use of the public highway measuring 6.75m x 1.5m for placing of 4 x tables, 16 x chairs…
25/01209/TCH
2025
Noel Coward Theatre 85 - 89 St Martin's Lane London WC2N 4AU
Display of externally illuminated hanging sign measuring 8m X 2m and 1m X 2m (7 cross str…
25/00789/ADV
2024
Basement And Ground Floor 4 New Row London WC2N 4LH
Installation of external heaters to shopfront. (Linked with 24/08995/LBC)
24/08994/FULL
2024
Basement And Ground Floor 4 New Row London WC2N 4LH
Installation of external heaters to shopfront. (Linked with 24/08994/FULL)
24/08995/LBC
2024
35 Cranbourn Street London WC2H 7AD
Display of two internally illuminated menu boxes to Cranbourn Street elevation and one me…
24/08691/ADV
2022
82-84 St Martin's Lane London WC2N 4AG
Replacement of existing canopy over entrance with fabric canopy utilising existing wall f…
22/03781/FULL
2022 Approved
60 St Martin's Lane London WC2N 4JS
Variation of Condition 1 of planning permission dated 09 November 2021 (RN: 21/01940/FULL…
22/02118/FULL
2020 Approved
Garrick House 63 - 66 St Martin's Lane London WC2N 4JS
Installation of seven air conditioning units within acoustic enclosure to flat roof at re…
20/00998/FULL
2022 Approved
51 - 53 St Martin's Lane London WC2N 4EA
Variation of condition 5 of planning permission dated 27 February 2020 (RN:19/09964/FULL)…
22/02094/FULL
2022 Approved
Basement And Ground Floor 2 New Row London WC2N 4LH
Installation of externally illuminated fascia sign and non-illuminated projecting sign.
22/01723/LBC
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

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

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.