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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 Awaiting decision

    28 James Street Covent Garden London WC2E 8PA

    Detailed section drawings of windows/doors to rear first floor of 28 James Street pursuant to Condition 5 (part 1) 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 Awaiting decision

    28 James Street Covent Garden London WC2E 8PA

    Detailed section drawings of windows/doors to rear first floor of 28 James Street pursuant to condition 5 (part 1) of Listed Building consent dated 31st 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 Awaiting decision

    28 James Street Covent Garden London WC2E 8PA

    Detailed section drawings of windows/doors to rear first floor of 28 James Street pursuant to condition 5 (part 1) of Listed Building consent dated 31st 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

921 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 Condition 5 (part 1) of planning permission dated 15 October 2025 (RN: 25/04913/FULL)

    Awaiting decision 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 condition 5 (part 1) 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

    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

  • 26/04878/LBC Decided

    34 Grosvenor Street London W1K 4QU

    Internal works to facilitate the subdivision of 34 Grosvenor Street and 3 Three Kings Yard

    Received 21 Jul, published by the council 1 Aug 2026 Heritage and listed buildings
  • 26/04141/LBC Decided

    80E Randolph Avenue London W9 1BG

    Replacement of sashes in two front windows at 2nd floor level and one rear window with slimline double glazed timber sashes. (Linked with 26/04142/FULL)

    Received 23 Jun, published by the council 21 Jul 2026 Heritage and listed buildings
  • 26/06288/LBC Awaiting decision

    Barness Court 6 - 8 Westbourne Terrace London W2 3UW

    Installation of a new riser as per GW10 design comprising a single riser with 7 entries and 9 Taylor valves to be installed. (Linked with 26/06287/FULL)

    Received 14 Sep, published by the council 21 Sep 2026 Heritage and listed buildings
  • 26/06270/LBC Awaiting decision

    Maisonette Basement And Ground Floor 101 Hereford Road London W2 5BB

    Amalgamation of existing lower ground and ground floor maisonette with the first floor flat to create a single dwelling and associated internal works including creation of a staircase. (Linked with 26/06269/FULL)

    Received 14 Sep, published by the council 21 Sep 2026 Heritage and listed buildings
  • 26/06230/LBC Awaiting decision

    10 Bedford Street London WC2E 9HE

    Internal redecoration/refurbishment to the existing Caffe Nero including redecorating throughout, replacing the tiled floor in the customer area, raising the timber floor by 180mm on the left-hand side upon entry to bring interest to the area, for the existing large, boxed window cils on right-hand side upon entry; the one on the far right will be removed to give way for more seating, with the other being adapted to allow for leg space below, and two bespoke decorative chandeliers to be hung in the customer area which will be installed with structural engineer approval.

    Received 11 Sep, published by the council 21 Sep 2026 Heritage and listed buildings