35 The Market Covent Garden London WC2E 8RF Data via plota.co.uk

26/04614/TCH - Applic. for tables and chairs Approved
Commercial & major worksCommercial premises

Proposal

Use of an area of public highway measuring 6.5m x 10.5m for the placing of 22 tables, 44 chairs, 2 stools, 18 planters, 2 parasols, two external bars, windscreens and associated works in connection with Sushi Samba. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
10 Jul 2026
✓
Validated
22 Jul 2026
✓
Approved
20 Oct 2026

Approved on 20 Oct 2026 · Complex Delegated Decision · Last checked 21 Oct 2026

Documents 39

Decision & officer reports 2

PDF GRANT T & C (FULL APP) [PE] Decision Notice · 20 Oct 2026 View ↗ PDF DELEGATED REPORT Report · 20 Oct 2026 View ↗

Statements & assessments 1

PDF HISTORIC BUILDING REPORT Heritage Statement · 10 Jul 2026 View ↗

Plans & drawings 16

PDF TERRACE SCREENS - FRONT ELEVATION Drawing · 7 Aug 2026 View ↗ PDF TERRACE SCREENS - SIDE ELEVATION Drawing · 7 Aug 2026 View ↗ PDF TERRACE SCREENS - AREA PLAN Drawing · 22 Jul 2026 View ↗ PDF TERRACE SCREENS - SIDE ELEVATION Drawing · 22 Jul 2026 View ↗ PDF TERRACE SCREENS - FRONT ELEVATION Drawing · 22 Jul 2026 View ↗ PDF STATION B REV 07 Drawing · 22 Jul 2026 View ↗ PDF STATION B - REV 07 Drawing · 22 Jul 2026 View ↗ PDF STATION A Drawing · 22 Jul 2026 View ↗ PDF STATION A Drawing · 22 Jul 2026 View ↗ PDF LOCATION PLAN Location Plan · 10 Jul 2026 View ↗ PDF TERRACE SCREENS - FRONT ELEVATION Superseded document · 10 Jul 2026 View ↗ PDF ELEVATION (FRONT) - PROPOSED_INCLUDED_IN_ELEVATION (FRONT) - EXISTING Background Papers · 10 Jul 2026 View ↗ PDF TERRACE SCREENS - SIDE ELEVATION Superseded document · 10 Jul 2026 View ↗ PDF ELEVATION (SIDE) - PROPOSED_INCLUDED_IN_ELEVATION (SIDE) - EXISTING Background Papers · 10 Jul 2026 View ↗ PDF TERRACE SCREENS - AREA PLAN Superseded document · 10 Jul 2026 View ↗ PDF FLOOR PLAN - EXISTING_INCLUDED_IN_FLOOR PLAN Background Papers · 10 Jul 2026 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 10 Jul 2026 View ↗

Consultation & comments 5

PDF SUPPORT COMMENT Support Comment · 28 Sept 2026 View ↗ PDF COVENT GARDEN AREA TRUST OBJECT Consultee Comment · 10 Sept 2026 View ↗ PDF HISTORIC ENGLAND RESPONSE Consultee Comment · 14 Aug 2026 View ↗ PDF CNSLT-CONSULTEE CLOUD STD Background Papers · 11 Aug 2026 View ↗ PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 11 Aug 2026 View ↗

Other documents 14

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 11 Aug 2026 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 11 Aug 2026 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 11 Aug 2026 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 11 Aug 2026 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 11 Aug 2026 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 11 Aug 2026 View ↗ PDF RECEIPT OF APPLICATION Other · 13 Jul 2026 View ↗ PDF 1ST INVALID LETTER Background Papers · 13 Jul 2026 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 10 Jul 2026 View ↗ PDF STATION B Superseded document · 10 Jul 2026 View ↗ PDF STATION B Superseded document · 10 Jul 2026 View ↗ PDF STATION A Superseded document · 10 Jul 2026 View ↗ PDF STATION A Superseded document · 10 Jul 2026 View ↗ PDF COVER LETTER Background Papers · 10 Jul 2026 View ↗

All documents on the council site ↗

Licence at this address

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

Site constraints 10

Grade II* listed: Covent Garden Market Building
List entry 1066949 · The pin is inside its outline · 59 more listed buildings within 150 m (2 Grade I, 4 Grade II*, 53 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 59 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 208 m away: Thames Tideway Tunnel
The site is 208 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, 123 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 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

Floor area830 m² (8,934 sq ft)
Energy ratingB (asset rating 33)
UseA3/A4/A5 Restaurant and Cafes/Drinking Establishments and Hot Food takeaways
HeatingMixed-mode with Natural Ventilation

From the energy performance certificate lodged in May 2017, 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
Applic. for tables and chairs
Postcode
WC2E 8RF
Received
10 Jul 2026
Validated
22 Jul 2026
Ward
St James's
Case officer
Show
Target decision
20 Oct 2026
Decision
Application Permitted
Decision date
20 Oct 2026
Decision level
Complex Delegated Decision
Applicant
Show
Agent
Hybrid Planning & Development

How this decision compares

Decided in 90 days from validation, 33 days slower than Westminster's median of 57 for commercial and major works. Approved, as 93% of commercial and major works here are.

50%decided within 8 weeks
93%approved
282decided in the last year

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

Public comments

1comment received
1 supporting

92 neighbours consulted · Last counted 21 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14893379
Planning Portal ref
PP-14893379
Comments by
9 Sept 2026
Site or press notice
19 Aug 2026
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2023 Approved
Display of an internally illuminated individual lettering measuring 4m x 2.99m within fir…
23/06380/ADV
2022 Approved
Use of an area of public highway measuring 6.5m x 10.5m for the placing of 26 tables, 52…
22/07788/FULL
2020 Approved
Display of two non-illuminated fascia signs measuring 1.88m x 2.52m and 2.53m x 1.43m and…
20/07159/ADV
2020 Approved
Display of two non-illuminated fascia signs measuring 1.88m x 2.52m and 2.53m x 1.43m and…
20/07158/LBC
2020 Withdrawn
The installation of 26 tables, 52 chairs, 10 stools, 13 planters, 2 parasols, external ba…
20/03409/LBC
2020 Approved
Use of an area of public highway measuring 6.5m x 10.5m for the placing of 26 tables, 52…
20/03408/FULL
2017 Withdrawn
Internal alterations to fit out the unit including: removal of brick nibs in the north wi…
17/09680/LBC
Within ~100m

Nearby activity

2025 Approved
Royal Opera House Covent Garden London WC2E 9DD
Fixing of two new antennas to existing equipment poles, installation of their associated…
25/04111/FULL
2025 Approved
Royal Opera House Covent Garden London WC2E 9DD
Fixing of two new antennas to existing equipment poles, installation of their associated…
25/04105/LBC
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
9 - 10 Floral Street London WC2E 9HW
Use of the building as commercial, business and service (Class E); external alternations…
25/07378/FULL
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
20B The Market Covent Garden London WC2E 8RB
Internal alterations Internal alterations and refurbishment works at 19A and 20B The Mark…
25/07018/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
20B The Market Covent Garden London WC2E 8RB
Internal alterations and refurbishment works at 19A and 20B The Market Building.
25/05096/LBC
2021 Approved
15B The Market Covent Garden London WC2E 8RB
Display of two non-illuminated fascia signs measuring 0.195m x 2.56m.
21/08747/ADV
2022
3 Henrietta Street London WC2E 8PS
Display of non illuminated other sign measuring 0.67m X 0.975m, 0.415m X 0.975m and 0.885…
22/00848/ADV
2021 Approved
Basement To Ground Floor 43 King Street Covent Garden London WC2E 8JY
Display of a non illuminated hanging sign measuring 0.27m X 1.35m.
21/08477/ADV
2021 Approved
Basement To Ground Floor 43 King Street Covent Garden London WC2E 8JY
Installation of hanging sign and internal alterations to ground and basement level.
21/08337/LBC
2021 Withdrawn
23 The Market Covent Garden London WC2E 8RD
Variation of condition 6 of planning permission dated 13 November 2019 (RN: 19/07792/FULL…
21/06551/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

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.