The Water Rats 328 Gray's Inn Road London WC1X 8BZ Data via plota.co.uk

2026/3266/PVL - Pavement Licence Approved
Commercial & major worksCommercial premises

Proposal

4 Tables, 12 Chairs and 8 Barriers Monday - Saturday 08:00 - 23:00 Sunday 08:00 - 22:00 Renewal\Variation Application Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
31 Jul 2026
✓
Approved

Approved · Delegated · Last checked 5 Oct 2026

Documents

View the documents on the council's website ↗

Site constraints 10

Kings Cross St Pancras 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
Basements · Commercial, Business, and Service (Use Class E) to residential (Use Class C3) (in CAZ). Named permitted development rights are withdrawn here.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.
Protected view corridor: 2A.1 Parliament Hill summit to St Paul's Cathedral
Inside the landmark viewing corridor of a protected vista. A building that rises above the corridor's threshold height should be refused. How high that is depends on where along the view the site is.
The London Plan (policy HC4) designates strategic views, and the Mayor's London View Management Framework (March 2012) gives 13 of them a protected vista toward St Paul's Cathedral, the Palace of Westminster or the Tower of London. A vista has a threshold height that rises or falls with the line of sight. In the landmark viewing corridor, a building above it would harm the view and should be refused. In the wider setting consultation area around the corridor, a building above it is referred for consultation and its effect on the view is judged. The threshold changes along each view and is set out in the framework. A revised framework is out for consultation until 4 December 2026 and is not yet in force.
London View Management Framework ↗
Air quality management area: Camden 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 ↗
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.
13 listed buildings within 150 m
Nearest: 75, Wicklow Street, Grade II, 37 m away · 13 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 13 with distances
Historic England ↗
Also on the record
Radon affected area, class 2; National infrastructure project 1775 m away: Thames Tideway Tunnel; Inside the Camden 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, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI), 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.

Sales history 2

Last sold for £150,000 in July 2015. Other property, leasehold.

22 July 2015£150,000Recorded as a transfer outside a standard sale
1 June 2015£205,000Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area911 m² (9,806 sq ft)
Energy ratingD (asset rating 85)
UseA3/A4/A5 Restaurant and Cafes/Drinking Establishments and Hot Food takeaways
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in July 2015, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Other new applications on this street

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Important details

Council
Camden
Application type
Pavement Licence
Postcode
WC1X 8BZ
Received
31 Jul 2026
Validated
31 Jul 2026
Ward
Kings Cross
Case officer
Show
Decision
Granted
Decision level
Delegated
Applicant
Show
Agent
Michael Watson
Leaseholder
Show

Consultation & key dates

Comments by
13 Aug 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2024 Approved
289 Gray's Inn Road London WC1X 8QH
Change of use of basement and ground floor levels from laundrette (Sui Generis) to commer…
2024/4898/P
2024 Approved
277 Flat 1st Floor Gray's Inn Road London Camden WC1X 8QF
Replacement of four windows at front and installation of sliding door at the rear terrace
2024/1890/P
2024 Approved
344-354 Gray's Inn Road London WC1X 8BP
Replacement of southern exit doors with matching units.
2024/1210/P
2024 Approved
344 Gray's Inn Road London WC1X 8BX
Display of 1 x internally illuminated fascia sign with illuminated lettering only.
2024/0979/A
2023 Approved
Depot Point 15-27 Britannia Street London WC1X 9AH
Creation of gym within existing bin store, with new glazed doors to provide access from c…
2023/1222/P
2023 Approved
The Lucas Arms 245A Gray's Inn Road London WC1X 8QY
Erection of ground floor extension to infil existing lightwell on ground floor. New acces…
2023/2801/P
2023 Approved
75 Wicklow Street London WC1X 9JY
Installation of 2 roof lights and condenser unit at roof level; installation of internal…
2023/2416/L
2023 Approved
75 Wicklow Street London WC1X 9JY
Installation of 1 condenser unit at roof level, 2 roof lights, and associated works
2023/2365/P
2022 Approved
243 1st Floor Gray's Inn Road London Camden WC1X 8RB
Change of use of first floor from solicitor's office to residential, new rear terrace and…
2022/3721/P
2022 Approved
308-312 Gray's Inn Road London WC1X 8DP
Replacement of all windows on upper floors of office building.
2022/4640/P
2022 Approved
324 Gray's Inn Road London WC1X 8BU
Display of replacement signage on Gray's Inn Road and Swinton Street elevations, includin…
2022/4843/A
2022
340 Gray's Inn Road London Camden WC1X 8BG
Change of use of first floor commercial floorspace to residential use and erection of a t…
2022/4469/P
2022 Withdrawn
324 Gray's Inn Road London WC1X 8BU
External alterations to Gray's Inn Road and Swinton Street elevations.
2022/4158/P
2022 Approved
77 Wicklow Street London WC1X 9JY
Removal and replacement of a louvred enclosure on the lower roof level of 77 Wicklow Stre…
2022/3574/P
2020 Approved
Royal National Throat, Nose And Ear Hospital Site 330 Gray's Inn Road (and fronting Swinton Street and Wicklow Street) London WC1
Redevelopment of the former Royal National Throat, Nose and Ear Hospital site, comprising…
2020/5593/P
2022 Approved
28-32 Britannia Street London WC1X 9JF
Insertion of new Crittall window and opening at 1st floor level on Leeke Street elevation…
2022/0167/P
2021 Approved
55 Argyle Street London WC1H 8EE
Replacement of existing exhaust pipe, relocation of plant enclosure, addition of 1 ventil…
2021/4738/P
2022
UCL Ear Institute 332 Gray's Inn Road London WC1X 8EE
Partial demolition of the existing building and erection of replacement service area.
2022/0386/P
2021 Approved
Ground Floor and Lower Ground Floor 77 Wicklow Street London WC1X 9JY
Temporary change of use of the Ground Floor and Lower Ground Floor from Office (Class E)…
2021/5733/P
2020 Approved
314-320 Acorn House Gray's Inn Road London WC1X 8DP
Redevelopment of Acorn House as a part 6, part 10 storey mixed-use building with 33 affor…
2020/3880/P
2016 Approved
61 Swinton Street London WC1X 9NT
Detailed drawings and material sample as required by condition 4 of Application Ref: 2014…
2016/3569/L
2016 Approved
61 Swinton Street London WC1X 9NT
Internal and external alterations in association with conversion of public house (Class A…
2016/0775/L
2016 Approved
61 Swinton Street London WC1X 9NT
Conversion of public house (Class A4) with ancillary accommodation to a bistro (Class A3)…
2016/0197/P
2016 Approved
275 Grays Inn Road London WC1H 8BD
Display of internally illuminated fascia sign and projecting sign.
2016/4268/A
2016 Approved
Room 3.7 344-354 Gray's Inn Road London WC1X 8BP
Change of use from B1(office) to B1/D1 use (private GP office)
2016/1098/P
Camden
Planning Authority Score
3.1/10
Poor
#231 of 296 councils
Relevant to this application:
Householder decisions

Camden is slower than most councils at deciding householder applications, ranking #242 out of 296. Householder applications are slightly less likely to be approved here (88%) than the national average (90%).

Slower than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Camden decision statistics
Based on MHCLG data, the year to March 2026
88%
Overall approval rate
Above avg (87%) #149 of 296
88%
Householder approved
Below avg (90%) #215 of 296
49%
Decided in 8 weeks
Below avg (63%) #242 of 296
41%
Extended time limit
Below avg (41%) #158 of 296
90%
Minor dwellings approved
467 decided (1-9 homes)
80%
Major dwellings approved
10 decided (10+ homes)
93%
Change of use approved
46 decided
1,973
Total decisions
234 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

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.

Leaseholders: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.