28 James Street Covent Garden London WC2E 8PA Data via plota.co.uk

25/04857/LBC - Listed Building Consent Application Approved

Proposal

Internal alterations, in connection with the use of the upper floors of 28, 29 and 30 James Street as six residential units (Class C3) accessed via the existing residential entrance at 31 James Street; upgrade of existing windows and replacement of french doors to the first floor rear of 28 with a new Heritage french window; removal of a door at the rear lightwell, cast iron heritage air bricks to the first, second and thirds floors and a new vent (AOV) above the stairwell of third floor level. Data via plota.co.uk

Track application Save this application and get an email when its status or decision changes. Alerts nearby Get email alerts for new planning applications near this address.

View original council record ↗Last checked 28 Oct 2026, 02:23

Street View

Application progress

✓

Received

15 Jul 2025

✓

Approved

15 Oct 2025

Approved on 15 Oct 2025 · Complex Delegated Decision · Last checked 28 Oct 2026

Documents 49

Decision & officer reports 2

PDF GRANT OF LISTED BUILDING CONSENT [PE] Decision Notice · 15 Oct 2025 View ↗ PDF DELEGATED REPORT Report · 15 Oct 2025 View ↗

Statements & assessments 6

PDF HERITAGE STATEMENT Heritage Statement · 15 Jul 2025 View ↗ PDF PLANT NOISE ASSESSMENT Background Papers · 15 Jul 2025 View ↗ PDF ENERGY STATEMENT REV 0 Background Papers · 15 Jul 2025 View ↗ PDF BREEAM PRE ASSESSMENT REPORT Background Papers · 15 Jul 2025 View ↗ PDF DESIGN ADDENDUM Design and Access Statement · 15 Jul 2025 View ↗ PDF SUMMARY FIRE STATEMENT Background Papers · 15 Jul 2025 View ↗

Plans & drawings 34

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 15 Jul 2025 View ↗ PDF FEECALCULATION Background Papers · 15 Jul 2025 View ↗

Associated applications 3

Listed buildingApproved15 Oct 202525/04857/LBCThis application
Internal alterations, in connection with the use of the upper floors of 28, 29 and 30 James Street as six residential units…
Listed buildingApproved31 Mar 202625/09279/LBC
Internal alterations, in connection with the use of the upper floors of 28, 29 and 30 James Street as six residential units…
Conditions 7 discharged
- ConditionsDetailed drawings showing bathroom connections into historic wall panelling at first…8 Jul 202626/04555/ADLBC

Site constraints 10

Grade II listed: 28, James Street Wc2

List entry 1119680 · The pin is inside its outline · 54 more listed buildings within 150 m (2 Grade I, 3 Grade II*, 49 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 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

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 279 m away: Thames Tideway Tunnel

The site is 279 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, 118 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 area328 m² (3,531 sq ft)

Energy ratingC (asset rating 68)

UseA1/A2 Retail and Financial/Professional services

HeatingAir Conditioning

From the energy performance certificate lodged in November 2018, the latest held for this property. The building may have changed since. View the certificate

Work with planning data?

Every application in Westminster - and every UK council - as a live feed, an API, or a bulk CSV export.

About Plota's data service

Other new applications on this street

2 Jul 2026Approved

The Nag's Head Public House 10 James Street Covent Garden London WC2E 8BT

Removal of water tank and installation of 1no. plant unit with acoustic enclosur...

26/04382/LBC

Nearby new applications

3 Nov 2026Pending

65-67 Neal Street London WC2H 9PJ

Display of an externally illuminated fascia sign and an externally illuminated p...

2026/4674/A

2 Nov 2026Pending

9 Henrietta Street London WC2E 8PW

Refurbishments to the ground floor entrance, alterations to the rear third floor...

26/07432/FULL

2 Nov 2026Pending

9 Henrietta Street London WC2E 8PW

Refurbishments to the ground floor entrance, alterations to the rear third floor...

26/07433/LBC

30 Oct 2026Pending

1 Upper St Martin's Lane London WC2H 9NY

Display of non-illuminated vinyl lettering and graphics to five ground-floor sho...

26/07083/ADV

30 Oct 2026Pending

1 Upper St Martin's Lane London WC2H 9NY

Installation of non-illuminated vinyl lettering to the external face of the exis...

26/07421/LBC

29 Oct 2026Pending

Fortune Theatre Russell Street London WC2B 5HH

Installation of floral arrangement on structural frame around the entrance for t...

26/07319/LBC

Important details

Council: Westminster
Application type: Listed Building Consent Application
Postcode: WC2E 8PA
Received: 15 Jul 2025
Validated: 15 Jul 2025
Ward: St James's
Case officer: Show
Target decision: 15 Oct 2025
Decision: Application Permitted
Decision date: 15 Oct 2025
Decision level: Complex Delegated Decision
Applicant: Show
Agent: Newmark

How this decision compares

Decided in 92 days from validation, 35 days slower than Westminster's median of 57 for listed building works. Approved, as 90% of listed building works here are.

This one92d

Council57d

UK57d

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

No public comments yet.

Last counted 28 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14103564
Planning Portal ref: PP-14103564
Comments by: 20 Aug 2025
Site or press notice: 30 Jul 2025
Env. assessment: No

Historical activity at this location

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

This property