A previous proposal for this site was rejected in 2021 following a significant grassroots campaign. That scheme included a three-storey rooftop extension, which the planning inspector criticised, stating:
“the height, mass, form and choice of materials in this proposal would compete with, rather than complement, the listed building. The extension would be overly dominant and detract from the existing form and composition.”
Yoo Capital’s latest proposal now seeks a rooftop extension of seven storeys.
The proposed extension is taller than the existing listed building. Setting aside the design of the extension, its height and bulk would dominate and overwhelm the listed building and destroy its original ‘restrained and carefully proportioned form’. Additional harm would be caused by the removal and loss of surviving original fabric internally, and also the demolition of the existing rear elevation.
The Seven Dials Trust notes that the height and bulk of the proposed extension will take away a significant portion of the sunlight reaching both the Phoenix Garden, the only community green space within Covent Garden, and its neighbour, the St Giles Churchyard and playground. These are important green spaces open to the public and extensively used by many residents and workers in the Trust’s study area, and the Trust objects strongly to the loss of amenity that this would entail.
The Seven Dials Trust considers that:
1. The significance of the listed building is not protected, restored or enhanced.
2. The roof extension is not of exceptional design quality and does not complement and enhance the listed building.
3. The proposals would cause significant harm to local views and the setting of the Seven Dials Conservation Area.
4. The proposals would cause substantial harm (or at the very least a high level of less than substantial harm) to the significance of the listed building.
5. The proposed public benefits are insubstantial and are far outweighed by the harm which would be caused.
6. The proposals do not accord with the NPPF with respect to the protection of heritage assets.
7. The proposals are clearly contrary to the planning and heritage policies of the London Borough of Camden.
Therefore, planning permission and listed building consent should be refused.
A draft of the Seven Dials Trust’s objection to this development is available here. You can also read Historic England’s objection here.
You can comment on this application by emailing the planning department on This email address is being protected from spambots. You need JavaScript enabled to view it., quoting application numbers 2024/0993/P and 2024/1005/L. Comments will close when the officer drafts their report, approximately at the end of March.
