9 The Market Covent Garden London WC2E 8RB Data via plota.co.uk

25/08397/LBC - Listed Building Consent Application Approved

Proposal

Internal alterations at basement and ground floor and replacement signage associated with the refurbishment of the existing retail unit. Data via plota.co.uk

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View original council record ↗Last checked 10 Oct 2026, 06:41

Street View

Application progress

✓

Received

17 Nov 2025

✓

Validated

12 Jan 2026

✓

Approved

12 Mar 2026

Approved on 12 Mar 2026 · Delegated Decision · Last checked 23 Sept 2026

Documents 122

Decision & officer reports 2

PDF GRANT OF LISTED BUILDING CONSENT [PE] Decision Notice · 12 Mar 2026 View ↗ PDF DELEGATED REPORT Report · 12 Mar 2026 View ↗

Statements & assessments 6

PDF DESIGN RISK ASSESSMENT Drawing · 12 Jan 2026 View ↗ PDF PLUMBING AND DRAINAGE SERVICES LAYOUT (AS EXISTING) Drawing · 12 Jan 2026 View ↗ PDF WHA SUSTAINABILITY POLICY Background Papers · 17 Nov 2025 View ↗ PDF DESIGN AND ACCESS STATEMENT Design and Access Statement · 17 Nov 2025 View ↗ PDF UNIT 9 THE MARKET BUILDING COVENT GARDEN HERITAGE IMPACT ASSESSMENT Heritage Statement · 17 Nov 2025 View ↗ PDF PLUMBING AND DRAINAGE SERVICES LAYOUT (AS EXISTING) Superseded document · 17 Nov 2025 View ↗

Plans & drawings 76

Application forms 1

PDF APPLICATION FORM REDACTED Application Form · 17 Nov 2025 View ↗

Consultation & comments 4

PDF HISTORIC ENGLAND COMMENT Consultee Comment · 27 Feb 2026 View ↗ PDF HISTORIC ENGLAND RESPONSE Consultee Comment · 16 Feb 2026 View ↗ PDF HISTORIC ENGLAND RESPONSE Consultee Comment · 16 Feb 2026 View ↗ PDF CNSLT-CONSULTEE CLOUD STD Background Papers · 12 Feb 2026 View ↗

Site constraints 10

Grade II* listed: Covent Garden Market Building

List entry 1066949 · The pin is inside its outline · 62 more listed buildings within 150 m (2 Grade I, 4 Grade II*, 56 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

42 mThe Piazza, Bedford ChambersGrade II
43 mTwo K6 telephone kiosks at the south end of James Street on the edge of Covent GardenGrade II
43 mChurch of St Paul Church of St Paul Covent GardenGrade I
48 mRoyal Opera HouseGrade I
52 m43, King Street Wc2Grade II*
53 mLamp post on the corner of Henrietta Street and Southampton StreetGrade II
58 m41 and 42, King Street Wc2Grade II
62 m3, Henrietta Street Wc2Grade II
64 mJubilee HallGrade II
66 m4, Henrietta Street Wc2Grade II
68 mLamp post outside Jubilee Market Hall, 20 Southampton StreetGrade II
71 m5 and 6, Henrietta Street Wc2Grade II
73 m40, King Street Wc2Grade II
79 m26, Southampton Street Wc2Grade II
80 m28, James Street Wc2Grade II
81 m7 and 8, Henrietta Street Wc2Grade II
85 m38, King Street Wc2Grade II
86 m30 Henrietta StreetGrade II
87 m8, King StreetGrade II
87 m27, Southampton Street Wc2Grade II*
91 m37, King Street Wc2Grade II*
91 mLondon Transport MuseumGrade II
92 m8 Lampstandards on Dwarf Stone Walls in St Paul's ChurchyardGrade II
93 m9 and 10, Henrietta Street Wc2Grade II
94 mSt Peter's HospitalGrade II
95 m5 Lampstandards Numbered 1 to 5Grade II
96 m12, Floral Street Wc2Grade II
96 m42 Maiden LaneGrade II
97 m36, King Street Wc2Grade II
102 mSix lamp posts, numbered 1 to 6Grade II
103 m2-10, Tavistock Street Wc2Grade II*
106 mFloral Hall (Paul Hamlyn Hall)Grade II
110 mRules RestaurantGrade II
111 m8, Russell Street Wc2Grade II
114 mCorpus Christi Church and PresbyteryGrade II
117 mNag's Head Public HouseGrade II
119 mLamp post outside 4-6 Russell StreetGrade II
119 m33, King Street Wc2Grade II
119 mLamp post outside Corpus Christi ChurchGrade II
121 m14, King Street Wc2Grade II
122 m20, TAVISTOCK STREET (See details for further address information)Grade II
125 m31 and 32, King Street Wc2Grade II
125 mLamp post outside 35 Maiden LaneGrade II
125 m12 Lampstandards Numbered 1 to 12 (Consecutive) From Outside Tower House on Both Sides of RoadGrade II
126 mRear Premises of the Vaudeville TheatreGrade II
127 m27 AND 28, BEDFORD STREET WC2 (See details for further address information)Grade II
127 m15, King Street Wc2Grade II
129 m23 and 24, Henrietta Street Wc2Grade II
131 mCovent Garden Underground StationGrade II
133 m41 and 43, Wellington Street Wc2Grade II
134 m30 and 31, Long Acre Wc2Grade II
135 mThe Vaudeville TheatreGrade II
136 m29 and 30, King Street Wc2Grade II
137 m33, Bedford Street Wc2Grade II
138 m46 and 47, Floral Street Wc2Grade II
139 m48-52, Long Acre Wc2Grade II
140 mCharles H Fox Limited and Robert White and Sons Harper and Row LimitedGrade II
141 mAlginate HouseGrade II
144 m16 and 17, Maiden Lane Wc2Grade II
146 mYard Premises to Rear of Numbers 22 and 23Grade II
148 mLamp post outside 9 Burleigh StreetGrade II
148 m27 and 28 King StreetGrade II

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 197 m away: Thames Tideway Tunnel

The site is 197 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, 113 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 area167 m² (1,798 sq ft)

Energy ratingB (asset rating 38)

UseRetail/Financial and Professional Services

HeatingAir Conditioning

From the energy performance certificate lodged in September 2023, 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

10 Jun 2026Approved

20 The Market Covent Garden London WC2E 8RB

Internal refit of shop.

26/03796/LBC

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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22 Jul 2026Approved

35 The Market Covent Garden London WC2E 8RF

Use of an area of public highway measuring 6.5m x 10.5m for the placing of 22 ta...

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Important details

Council: Westminster
Application type: Listed Building Consent Application
Postcode: WC2E 8RB
Received: 17 Nov 2025
Validated: 12 Jan 2026
Ward: St James's
Case officer: Show
Target decision: 9 Mar 2026
Decision: Application Permitted
Decision date: 12 Mar 2026
Decision level: Delegated Decision
Agent: Newmark Gerald Eve LLP
Leaseholder: Show

How this decision compares

Decided in 59 days from validation, 5 days slower than Westminster's median of 54 for commercial premises. Approved, as 87% of commercial premises here are.

This one59d

Council54d

UK56d

56%decided within 8 weeks

87%approved

952decided in the last year

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

Public comments

No public comments yet.

Last counted 23 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14423552
Planning Portal ref: PP-14423552
Comments by: 11 Mar 2026
Site or press notice: 18 Feb 2026
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 Approved

Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus to a Listed Bu…

25/07302/TELNOT 10 Oct 2025

2018 Approved

Internal alterations to the shop on ground and basement floors and associated works.

18/03073/LBC 6 Jun 2018

Within ~100m

Nearby activity

2025 Approved

3A The Market Covent Garden London WC2E 8RA

Repainting of the shopfront facades, together with replacement of tenant signage.

25/06317/LBC 23 Oct 2025

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 22 Oct 2025

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 22 Oct 2025

2025 Approved

1A Tavistock Street London WC2E 7PG

Display of internally illuminated (letters only) fascia sign to shopfront measuring 1.8m…

25/05995/ADV 15 Oct 2025

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 15 Oct 2025

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 13 Oct 2025

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 7 Oct 2025

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 7 Oct 2025

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 1 Oct 2025

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 30 Sep 2025

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 11 Sep 2025

2025 Approved

The Piazza 6 The Market Covent Garden London WC2E 8RA

Internal alterations including new retail fitout and signage.

25/04746/LBC 11 Sep 2025

2025

4 James Street Covent Garden London WC2E 8BH

Installation of internal illuminated signage, and associated U Channel fixing brackets.

25/06327/LBC 5 Sep 2025

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 29 Aug 2025

2025 Approved

30 The Market Covent Garden London WC2E 8RE

Alterations to the shopfronts to units 30 and 31.

25/04931/FULL 29 Aug 2025

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 28 Aug 2025

2025 Approved

St Pauls Church Bedford Street London WC2E 9ED

1 x dead cherry: fell

25/05596/TDD 12 Aug 2025

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 31 Jul 2025

2025 Approved

34 The Market Covent Garden London WC2E 8RE

Internal fit out and new signs.

25/03104/LBC 24 Jul 2025

2025

28 James Street Covent Garden London WC2E 8PA

Internal alterations, in connection with the use of the upper floors of 28, 29 and 30 Jam…

25/04857/LBC 15 Jul 2025

2022 Approved

Royal Opera House Covent Garden London WC2E 9DD

Display of externally illuminated hanging sign measuring 0.85m x 0.85m, hanging sign meas…

22/05238/ADV 30 Jun 2023

2022 Approved

Royal Opera House Covent Garden London WC2E 9DD

External works to the Royal Opera House arcade including the placement of tables and chai…

22/05239/FULL 30 Jun 2023

2023 Approved

The Market Covent Garden London

Installation of Christmas decorations on and within the Market Building for a temporary p…

23/02648/LBC 22 Jun 2023

2023 Approved

The Market Covent Garden London

Display of Christmas decorations within the Market Building and on east and west piazzas…

23/02726/ADV 22 Jun 2023

2023 Approved

26 - 27 Southampton Street London WC2E 7JA

Waterproofing of the existing under pavement electrical utilities vault, installation of…

23/02623/LBC 8 Jun 2023

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

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.

9 The Market Covent Garden London WC2E 8RB Data via plota.co.uk

Proposal

Application progress

Documents 122

Decision & officer reports 2

Statements & assessments 6

Plans & drawings 76

Application forms 1

Consultation & comments 4

Other documents 33

Site constraints 10

Building

Other new applications on this street

Nearby new applications

Important details

How this decision compares

Public comments

Consultation & key dates

Previous applications at this address

Nearby activity