1 The Market Covent Garden London WC2E 8RA Data via plota.co.uk

25/06108/LBC - Listed Building Consent Application Approved
Listed buildings

Proposal

Installation of a single large umbrella to replace two existing umbrellas covering external seating area. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
27 Aug 2025
✓
Approved
22 Oct 2025

Approved on 22 Oct 2025 · Delegated Decision · Last checked 2 Nov 2026

Documents 23

Decision & officer reports 1

PDF DELEGATED REPORT Report · 22 Oct 2025 View ↗

Statements & assessments 2

PDF DESIGN AND ACCESS STATEMENT Design and Access Statement · 27 Aug 2025 View ↗ PDF HERITAGE STATEMENT Heritage Statement · 27 Aug 2025 View ↗

Plans & drawings 11

PDF EXTERNAL TERRACE PLAN AS EXISTING Drawing · 27 Aug 2025 View ↗ PDF STREET SCENE CONTEXT PLAN - EXISTING INCLUDED IN FLOOR PLAN - EXISTING Superseded document · 27 Aug 2025 View ↗ PDF EXTERNAL TERRACE ELEVATION AA AS EXISTING Drawing · 27 Aug 2025 View ↗ PDF EXTERNAL TERRACE ELEVATION BB AS EXISTING Drawing · 27 Aug 2025 View ↗ PDF EXTERNAL TERRACE ELEVATION CC AS EXISTING Drawing · 27 Aug 2025 View ↗ PDF PROPOSED TERRACE BAR SERVERY PLAN Drawing · 27 Aug 2025 View ↗ PDF STREET SCENE CONTEXT PLAN - PROPOSED INCLUDED IN FLOOR PLAN Superseded document · 27 Aug 2025 View ↗ PDF EXTERNAL TERRACE ELEVATION AA AS PROPOSED Drawing · 27 Aug 2025 View ↗ PDF EXTERNAL TERRACE ELEVATION BB AS PROPOSED Drawing · 27 Aug 2025 View ↗ PDF EXTERNAL TERRACE ELEVATION CC AS PROPOSED Drawing · 27 Aug 2025 View ↗ PDF LOCATION PLAN Location Plan · 27 Aug 2025 View ↗

Application forms 1

PDF APPLICATION FORM REDACTED Application Form · 27 Aug 2025 View ↗

Consultation & comments 1

PDF CNSLT-CONSULTEE CLOUD STD Background Papers · 18 Sept 2025 View ↗

Other documents 7

PDF NOT REQ'D-LISTED BUILDING CONSENT [PE] Other · 22 Oct 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 18 Sept 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 18 Sept 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 18 Sept 2025 View ↗ PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 18 Sept 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 4 Sept 2025 View ↗ PDF ATTACHMENT SUMMARY Background Papers · 27 Aug 2025 View ↗

All documents on the council site ↗

Site constraints 10

Grade II* listed: Covent Garden Market Building
List entry 1066949 · The pin is inside its outline · 61 more listed buildings within 150 m (2 Grade I, 4 Grade II*, 55 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 61 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 216 m away: Thames Tideway Tunnel
The site is 216 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, 88 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 area98 m² (1,055 sq ft)
Energy ratingD (asset rating 82)
UseA1/A2 Retail and Financial/Professional services
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in June 2019, 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

28 Oct 2026Pending

The Market Covent Garden London

Installation of external lighting scheme to the Market Building. (Linked to 26/0...

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The Market Covent Garden London WC2E 8RA

Installation of a telecommunications cable within the building.

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12 Jun 2026Withdrawn

West Piazza The Market Covent Garden London WC2E 8RA

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22 Jul 2026Approved

35 The Market Covent Garden London WC2E 8RF

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9 Henrietta Street London WC2E 8PW

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Important details

Council
Westminster
Application type
Listed Building Consent Application
Postcode
WC2E 8RA
Received
27 Aug 2025
Validated
27 Aug 2025
Ward
St James's
Case officer
Show
Target decision
22 Oct 2025
Decision
Not required
Decision date
22 Oct 2025
Decision level
Delegated Decision
Applicant
Show
Agent
PNW Studios Ltd

How this decision compares

Decided in 56 days from validation, about the council's usual 57 days. 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

1comment received
1 objecting

Last counted 2 Nov 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14281477
Planning Portal ref
PP-14281477
Comments by
22 Oct 2025
Site or press notice
1 Oct 2025
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025 Refused
Installation of a single large umbrella to replace two existing umbrellas covering extern…
25/06107/FULL
2023 Approved
Formation of structural opening and reversing swing of three number single leaf doors and…
23/05563/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 Approved
14 Floral Street London WC2E 9DH
Installation of replacement plant equipment at roof level of 14 Floral Street.
25/05445/FULL
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
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
2022 Approved
19 The Market Covent Garden London WC2E 8RB
Internal fit-out alterations and display of non-illuminated fascia and hanging signs on b…
22/02971/LBC
2022 Approved
8 The Piazza Covent Garden London WC2E 8HD
Internal alterations to the third floor office accommodation and associated works
22/03025/LBC
2022 Approved
Flat 4 42 King Street Covent Garden London WC2E 8JS
Internal and external alterations including contemporary open structure on rear terrace…
22/01764/LBC
2022 Approved
Flat 4 42 King Street Covent Garden London WC2E 8JS
External alterations including contemporary open structure on rear terrace; small glazed…
22/01423/FULL
2021 Withdrawn
East Piazza The Market Covent Garden London WC2E 8RA
Use of an area of public highway as flexible event space (incorporating food and beverage…
21/03208/FULL
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.