West Piazza The Market Covent Garden London WC2E 8RA Data via plota.co.uk
26/03874/FULL - Full Planning Permission Application
Withdrawn
Proposal
Use of part of the Piazza area outside/between Units 21 and 22 The Market Building for the placing of 18 tables, 36 chairs and a counter in an area measuring 3m x 11m and in connection with 3 Henrietta Street for a temporary period of six months. Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
12 Jun 2026
−
Withdrawn
6 Aug 2026
Withdrawn on 6 Aug 2026 · Last checked 7 Aug 2026
Documents 40
Plans & drawings 4
Application forms 4
Consultation & comments 2
Other documents 30
PDF
ACK-GENERAL LETTER (G/P/C)
Background Papers · 1 Jul 2026
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CNSLT-LA SOCIETY
Background Papers · 1 Jul 2026
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ECNSLT-INTERNAL CONSULTS
Background Papers · 1 Jul 2026
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ECNSLT-INTERNAL CONSULTS
Background Papers · 1 Jul 2026
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CNSLT-LA SOCIETY
Background Papers · 1 Jul 2026
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SITE NOTICE 21 OR 28 DAYS IF T&C APPL.
Background Papers · 1 Jul 2026
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PDF
ACK-GENERAL LETTER (G/P/C)
Background Papers · 1 Jul 2026
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PDF
CNSLT-LA SOCIETY
Background Papers · 1 Jul 2026
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PDF
ECNSLT-INTERNAL CONSULTS
Background Papers · 1 Jul 2026
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PDF
ECNSLT-INTERNAL CONSULTS
Background Papers · 1 Jul 2026
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PDF
CNSLT-LA SOCIETY
Background Papers · 1 Jul 2026
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PDF
SITE NOTICE 21 OR 28 DAYS IF T&C APPL.
Background Papers · 1 Jul 2026
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1ST INVALID LETTER
Background Papers · 15 Jun 2026
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1ST INVALID LETTER
Background Papers · 15 Jun 2026
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ATTACHMENTSUMMARY
Background Papers · 12 Jun 2026
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PDF
COVERING LETTER
Background Papers · 12 Jun 2026
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PDF
TERRACE OPERATIONAL MODULE
Background Papers · 12 Jun 2026
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PDF
PAVEMENT MAY26_36 - ADD TABLE
Background Papers · 12 Jun 2026
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PDF
DN 003 COUNTER
Background Papers · 12 Jun 2026
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IMG
IMG_4189
Photo · 12 Jun 2026
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IMG
IMG_4191
Photo · 12 Jun 2026
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IMG
IMG_4192
Photo · 12 Jun 2026
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PDF
ATTACHMENTSUMMARY
Background Papers · 12 Jun 2026
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PDF
COVERING LETTER
Background Papers · 12 Jun 2026
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PDF
TERRACE OPERATIONAL MODULE
Background Papers · 12 Jun 2026
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PDF
PAVEMENT MAY26_36 - ADD TABLE
Background Papers · 12 Jun 2026
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PDF
DN 003 COUNTER
Background Papers · 12 Jun 2026
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IMG
IMG_4189
Photo · 12 Jun 2026
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IMG
IMG_4191
Photo · 12 Jun 2026
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IMG
IMG_4192
Photo · 12 Jun 2026
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Site constraints 10
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.
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.
National infrastructure project 190 m away: Thames Tideway Tunnel
The site is 190 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, 78 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.
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.
65 listed buildings within 150 m
Nearest: Church of St Paul Church of St Paul Covent Garden, Grade I, 5 m away · 2 Grade I, 5 Grade II*, 58 Grade II
The site itself is not listed. 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 all 65 with distances
- 5 mChurch of St Paul Church of St Paul Covent GardenGrade I
- 23 mCovent Garden Market BuildingGrade II*
- 46 m41 and 42, King Street Wc2Grade II
- 46 m43, King Street Wc2Grade II*
- 47 mThe Piazza, Bedford ChambersGrade II
- 48 m4, Henrietta Street Wc2Grade II
- 48 m3, Henrietta Street Wc2Grade II
- 49 m5 and 6, Henrietta Street Wc2Grade II
- 50 m30 Henrietta StreetGrade II
- 52 m40, King Street Wc2Grade II
- 52 m8, King StreetGrade II
- 52 mLamp post on the corner of Henrietta Street and Southampton StreetGrade II
- 54 m7 and 8, Henrietta Street Wc2Grade II
- 55 m8 Lampstandards on Dwarf Stone Walls in St Paul's ChurchyardGrade II
- 57 mSt Peter's HospitalGrade II
- 59 m38, King Street Wc2Grade II
- 61 m5 Lampstandards Numbered 1 to 5Grade II
- 62 m9 and 10, Henrietta Street Wc2Grade II
- 64 mTwo K6 telephone kiosks at the south end of James Street on the edge of Covent GardenGrade II
- 64 m37, King Street Wc2Grade II*
- 69 m36, King Street Wc2Grade II
- 69 mSix lamp posts, numbered 1 to 6Grade II
- 73 mLamp post outside Jubilee Market Hall, 20 Southampton StreetGrade II
- 73 m26, Southampton Street Wc2Grade II
- 76 mRoyal Opera HouseGrade I
- 81 m27, Southampton Street Wc2Grade II*
- 85 mRules RestaurantGrade II
- 85 mJubilee HallGrade II
- 86 m14, King Street Wc2Grade II
- 86 m42 Maiden LaneGrade II
- 88 m33, King Street Wc2Grade II
- 89 m28, James Street Wc2Grade II
- 91 m27 AND 28, BEDFORD STREET WC2 (See details for further address information)Grade II
- 92 m12, Floral Street Wc2Grade II
- 92 m15, King Street Wc2Grade II
- 92 m23 and 24, Henrietta Street Wc2Grade II
- 93 m31 and 32, King Street Wc2Grade II
- 99 m33, Bedford Street Wc2Grade II
- 103 mLamp post outside 35 Maiden LaneGrade II
- 104 m29 and 30, King Street Wc2Grade II
- 104 mAlginate HouseGrade II
- 104 mLamp post outside Corpus Christi ChurchGrade II
- 105 mCorpus Christi Church and PresbyteryGrade II
- 107 mRear Premises of the Vaudeville TheatreGrade II
- 113 mGateway to Inigo Place and St Pauls ChurchyardGrade II
- 113 m2-10, Tavistock Street Wc2Grade II*
- 115 m27 and 28 King StreetGrade II
- 117 m5 Lamp Posts Numbered 1 to 5Grade II
- 118 m16 and 17, Maiden Lane Wc2Grade II
- 118 mThe Vaudeville TheatreGrade II
- 119 mLondon Transport MuseumGrade II
- 123 mRear Premises of the Adelphi TheatreGrade II
- 127 mYard Premises to Rear of Numbers 22 and 23Grade II
- 127 m30 and 31, Long Acre Wc2Grade II
- 127 m26, King Street Wc2Grade II
- 130 m17-19, Bedford Street Wc2Grade II
- 130 mThe Adelphi TheatreGrade II
- 134 mNag's Head Public HouseGrade II
- 135 m14-16, Bedford Street Wc2Grade II
- 139 mCovent Garden Underground StationGrade II
- 139 mAldine HouseGrade II
- 141 mFloral Hall (Paul Hamlyn Hall)Grade II
- 144 m20, TAVISTOCK STREET (See details for further address information)Grade II
- 148 m12 Lampstandards Numbered 1 to 12 (Consecutive) From Outside Tower House on Both Sides of RoadGrade II
- 148 m8, Russell Street Wc2Grade II
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 6 October 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 8RA
- Received
- 12 Jun 2026
- Validated
- 12 Jun 2026
- Ward
- St James's
- Case officer
- Show
- Target decision
- 7 Aug 2026
- Decision
- Application Withdrawn
- Decision date
- 6 Aug 2026
- Applicant
- Show
- Agent
- Newmark
Public comments
No public comments yet.
59 neighbours consulted · Last counted 7 Aug 2026
Consultation & key dates
- Alt. reference
- PP-15005074
- Planning Portal ref
- PP-15005074
- Comments by
- 29 Jul 2026
- Site or press notice
- 8 Jul 2026
- Env. assessment
- No
Historical activity at this location
25 nearby applications on record - archival context, not part of the live application.
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…
2025
Approved
Royal Opera House Covent Garden London WC2E 9DD
Fixing of two new antennas to existing equipment poles, installation of their associated…
2025
Approved
3A The Market Covent Garden London WC2E 8RA
Repainting of the shopfront facades, together with replacement of tenant signage.
2025
Refused
1 The Market Covent Garden London WC2E 8RA
Installation of a single large umbrella to replace two existing umbrellas covering extern…
2025
Approved
1 The Market Covent Garden London WC2E 8RA
Installation of a single large umbrella to replace two existing umbrellas covering extern…
2025
Approved
14 Floral Street London WC2E 9DH
Installation of replacement plant equipment at roof level of 14 Floral Street.
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…
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…
2025
9 - 10 Floral Street London WC2E 9HW
Use of the building as commercial, business and service (Class E); external alternations…
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…
2025
11 - 12 Russell Street London WC2B 5HZ
Display of three externally illuminated projecting sign measuring 0.6m X 0.6m and seven n…
2025
11 - 12 Russell Street London WC2B 5HZ
Alterations to shopfront including new entrance door and two lantern lights to Rusell Str…
2025
Approved
14 The Market Covent Garden London WC2E 8RB
Internal alterations to the ground floor in connection with the refurbishment of the comm…
2025
20B The Market Covent Garden London WC2E 8RB
Internal alterations Internal alterations and refurbishment works at 19A and 20B The Mark…
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…
2025
Approved
The Piazza 6 The Market Covent Garden London WC2E 8RA
Internal alterations including new retail fitout and signage.
2025
4 James Street Covent Garden London WC2E 8BH
Installation of internal illuminated signage, and associated U Channel fixing brackets.
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…
2025
Approved
30 The Market Covent Garden London WC2E 8RE
Alterations to the shopfronts to units 30 and 31.
2025
Approved
20B The Market Covent Garden London WC2E 8RB
Internal alterations and refurbishment works at 19A and 20B The Market Building.
2022
Approved
11 - 12 Floral Street London WC2E 9DS
Amalgamation of 11 and 12 Floral Street at ground floor level; creation of a new opening…
2022
Approved
19 The Market Covent Garden London WC2E 8RB
Display of one non-illuminated fascia sign measuring 0.22m x 0.52m, two non-illuminated f…
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…
2022
Approved
8 The Piazza Covent Garden London WC2E 8HD
Internal alterations to the third floor office accommodation and associated works
2022
Approved
Flat 4 42 King Street Covent Garden London WC2E 8JS
Internal and external alterations including contemporary open structure on rear terrace…
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
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West Piazza The Market Covent Garden London WC2E 8RA
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