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Planning application

28 James Street Covent Garden London WC2E 8PA

Granted Westminster 25/09279/LBC Listed Building Consent Application

Works: Windows or glazing

Permission granted. Work must normally begin within three years of the decision or the permission lapses.

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; creation of new door at the rear lightwell, cast iron heritage air bricks to the first, second and thirds floors, new vent (AOV) above the stairwell of third floor level, three new ventilation ducts at roof level and associated internal works to partitions and internal doors. (Amendments to previously approved listed building consent RN: 25/04857/LBC)

As published by the council, reference 25/09279/LBC

Application record

Reference
25/09279/LBC
Type
Listed Building Consent Application
Status
Decided
Decision
Granted As published: Application Permitted
Received
22 Dec 2025
Validated
22 Dec 2025
Decided
31 Mar 2026
Ward
St James's
Decision by
Delegated Decision
Postcode
WC2E 8PA

Site history

Applications at this address on the Westminster register

This site has had 5 applications since 2025: 2 approved, 0 refused.

  • 26/04561/ADFULL Decided

    28 James Street Covent Garden London WC2E 8PA

    Detailed section drawings of windows/doors to rear first floor of 28 James Street pursuant to Part 1 of Condition 5 of planning permission dated 15 October 2025 (RN: 25/04913/FULL).

    Submitted 8 Jul 2026
  • 26/04555/ADLBC Awaiting decision

    28 James Street Covent Garden London WC2E 8PA

    Detailed drawings showing bathroom connections into historic wall panelling at first and second floor levels, new internal doors; existing and proposed section drawings showing retrofit of front windows and associated alterations required to existing fabric, inlcuding the new glass baulstrade where relevant pursuant to condition 7 of Listed Building consent dated 31st March 2026 (RN:25/09279/LBC).

    Submitted 8 Jul 2026
  • 26/04554/ADLBC Decided

    28 James Street Covent Garden London WC2E 8PA

    Detailed section drawings of windows/doors to rear first floor of 28 James Street pursuant to Part 1 of Condition 5 of listed building consent dated 31 March 2026 (RN: 25/09279/LBC).

    Submitted 8 Jul 2026
  • 25/09252/NMA Granted

    28 James Street Covent Garden London WC2E 8PA

    Amendments to planning permission dated 15 October 2025 (RN 25/04913/FULL) for 'Use of the upper floors of Nos. 28, 29 and 30 James Street as six residential units (Class C3) accessed via the existing residential entrance at 31 James Street; installation of new air conditioning equipment at rear first floor level; replacement of all windows at Nos. 29 and 30 James Street with Heritage double glazed sash windows; upgrade of existing windows and replacement of french doors to the first floor rear of No. 28 with a new Heritage french window; and associated external alterations'. NAMELY to make external amendments to the rear of the building and internal alterations to the building

    Decided 31 Mar 2026 Amendments

Timeline

Dates from the published record

  1. 22 Dec 2025

    Received by Westminster

  2. 31 Mar 2026

    Decision issued: Application Permitted

  3. 20 Jul 2026

    Added to PlanIndex

Cases linked to this one on the register

2 later applications on the register refer to this one:

  • 26/04555/ADLBC Awaiting decision

    28 James Street Covent Garden London WC2E 8PA

    Detailed drawings showing bathroom connections into historic wall panelling at first and second floor levels, new internal doors; existing and proposed section drawings showing retrofit of front windows and associated alterations required to existing fabric, inlcuding the new glass baulstrade where relevant pursuant to condition 7 of Listed Building consent dated 31st March 2026 (RN:25/09279/LBC).

    Submitted 8 Jul 2026
  • 26/04554/ADLBC Decided

    28 James Street Covent Garden London WC2E 8PA

    Detailed section drawings of windows/doors to rear first floor of 28 James Street pursuant to Part 1 of Condition 5 of listed building consent dated 31 March 2026 (RN: 25/09279/LBC).

    Submitted 8 Jul 2026

Who's behind it

Company information only, from the register and Companies House

Newmark LLP Agent

925 applications on PlanIndex · across 40 councils · 97% granted

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Documents

Plans, drawings, consultee responses and the officer's report

51 documents on file for this application

A planning file usually holds the application form, drawings and site plans, consultee responses, the officer's report and the decision notice.

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What this grant of permission means

Westminster granted permission on 31 March 2026, subject to any conditions on the decision notice. Work must normally begin within three years or the permission lapses. More in our guide to what happens after a planning decision.

About heritage and listed building applications

Listed building consent is needed for works that affect the special interest of a listed building, and carrying out such works without it is a criminal offence. More in our guide to planning application types.

Nearby applications

Within 0.3 miles

  • 28 James Street Covent Garden London WC2E 8PA

    26/04561/ADFULL Submitted 8 Jul 2026 50 yards away

    89% historically approved · decision due ~2 Sep

    Detailed section drawings of windows/doors to rear first floor of 28 James Street pursuant to Part 1 of Condition 5 of planning permission dated 15 October 2025 (RN: 25/04913/FULL).

    Decided Windows or glazing

  • 28 James Street Covent Garden London WC2E 8PA

    26/04555/ADLBC Submitted 8 Jul 2026 50 yards away

    89% historically approved · decision due ~2 Sep

    Detailed drawings showing bathroom connections into historic wall panelling at first and second floor levels, new internal doors; existing and proposed section drawings showing retrofit of front windows and associated alterations required to existing fabric, inlcuding the new glass baulstrade where relevant pursuant to condition 7 of Listed Building consent dated 31st March 2026 (RN:25/09279/LBC).

    Awaiting decision Windows or glazing

  • 28 James Street Covent Garden London WC2E 8PA

    26/04554/ADLBC Submitted 8 Jul 2026 50 yards away

    89% historically approved · decision due ~2 Sep

    Detailed section drawings of windows/doors to rear first floor of 28 James Street pursuant to Part 1 of Condition 5 of listed building consent dated 31 March 2026 (RN: 25/09279/LBC).

    Decided Windows or glazing

  • 28 James Street Covent Garden London WC2E 8PA

    25/09252/NMA Submitted 22 Dec 2025 50 yards away

    Amendments to planning permission dated 15 October 2025 (RN 25/04913/FULL) for 'Use of the upper floors of Nos. 28, 29 and 30 James Street as six residential units (Class C3) accessed via the existing residential entrance at 31 James Street; installation of new air conditioning equipment at rear first floor level; replacement of all windows at Nos. 29 and 30 James Street with Heritage double glazed sash windows; upgrade of existing windows and replacement of french doors to the first floor rear of No. 28 with a new Heritage french window; and associated external alterations'. NAMELY to make external amendments to the rear of the building and internal alterations to the building

    Granted Amendments Windows or glazing 50 docs

  • James Street Covent Garden London

    22/04048/ADV Submitted 21 Jun 2022 50 yards away

    Display of externally illuminated temporary festive festoon lighting measuring 8.0m x 100m.

    Granted Advertising 20 docs

  • 9 - 10 Floral Street London WC2E 9HW

    26/05207/ADFULL Submitted 3 Aug 2026 50 yards away

    89% historically approved · decision due ~28 Sep

    Details of new roof layout pursuant to partial re-discharge of condition 4 (Part C) of planning permission dated 18 February 2026 (RN: 25/07378/FULL)

    Awaiting decision Roofing

In Westminster

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    69 Eaton Place London SW1X 8DF

    Installation of new cast iron water supply pipe on rear courtyard elevation. (Linked with 26/07528/FULL)

    Received 5 Nov, published by the council 6 Nov 2026 Heritage and listed buildings
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    Buckingham Palace The Mall London SW1A 1AA

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    Received 4 Nov, published by the council 5 Nov 2026 Heritage and listed buildings
  • 26/07473/LBC Awaiting decision

    Flat 3 82 New Cavendish Street London W1G 9TA

    Replacement windows to second floor level with vacuum, double glazing windows. (Linked with 26/07472/FULL)

    Received 3 Nov, published by the council 6 Nov 2026 Heritage and listed buildings
  • 26/07471/LBC Awaiting decision

    12 Queen Anne's Gate London SW1H 9AA

    Excavation of single-storey basement, internal reconfiguration and installation of modern services. (Linked with 26/07470/FULL)

    Received 3 Nov, published by the council 5 Nov 2026 Heritage and listed buildings
  • 26/07461/LBC Awaiting decision

    1 Savile Row London W1S 3JR

    Minor internal works comprising redecoration and upgrades to lighting, flooring and bathroom and kitchen facilities, together with external works including new lighting and signage.

    Received 3 Nov, published by the council 5 Nov 2026 Heritage and listed buildings