The Cabinet of Lambeth Council met on Wednesday 21 October 2026 to discuss the future of several housing estates and the New Homes Programme. The Cabinet considered proposals to end regeneration plans at Central Hill and Cressingham Gardens estates, opting instead for maintenance and refurbishment. The meeting also addressed the removal of Knights Walk Phase 2 and Trinity Rise from the New Homes Programme due to viability issues.

Estate Regeneration and the New Homes Programme

The Cabinet considered proposals to cease regeneration plans for Central Hill Estate and Cressingham Gardens Estate, with the intention to retain them as council housing stock and focus on maintenance and refurbishment. This consideration follows options appraisals that indicated regeneration options for these estates were not financially viable or affordable. Residents on these estates have faced years of uncertainty regarding the future of their homes. The council has committed to investing in the upkeep of the existing properties, with estimated maintenance costs of £53 million for Central Hill and £30 million for Cressingham Gardens over 30 years, to be incorporated into the Housing Revenue Account (HRA) Business Plan.

The Cabinet also considered the removal of Knights Walk Phase 2 and Trinity Rise from the New Homes Programme. For Knights Walk Phase 2, detailed due diligence revealed that the consented scheme for 68 new homes could not be delivered within the site boundary due to significant constraints, including proximity to a London Underground tunnel and restricted access, making it both undeliverable and financially unviable. The 18 existing homes on this site, currently used as temporary accommodation, will be retained for council use. Similarly, for Trinity Rise, officers concluded that the delivery costs for the proposed 20 new affordable homes were disproportionate to the number of additional homes secured, deeming it not to represent value for money. The 11 council-owned homes on this site, also used as temporary accommodation, will be retained as council homes.

The Westbury Estate regeneration proposal will progress, with the selection of Vistry (Countryside) and Hyde Housing as development partners. The next steps involve finalising the Development Agreement (DA) and engaging with residents on detailed design, planning, and delivery strategies.

For Fenwick Estate and South Lambeth Estate, further review and business case work are ongoing, with recommendations expected to be brought to Cabinet in early 2027 and spring 2027, respectively.

The decision to cease regeneration on these estates means that the planned delivery of new affordable homes from these specific sites will not proceed. However, the council stated that it would seek to bring forward more sites to compensate for this and meet the borough's housing needs, which include approximately 30,000 households on the housing register and 4,100 households in temporary accommodation.

Other Discussions

Councillor Martin Abrams, Leader of the Council, highlighted the council's commitment to tackling empty homes and announced the creation of a dedicated empty homes task force. He also touched upon the ongoing consultation for Lambeth's new local plan and the council's response to the Mayor of London's draft new London Plan, emphasising the need for more genuinely affordable homes and greater ambition on climate action. The Cabinet also took a moment to recognise Breast Cancer Awareness Month and encourage participation in Wear It Pink Day.

During the meeting, numerous residents spoke passionately about their experiences on the affected estates, sharing personal stories and concerns about demolition, regeneration, and the impact on their communities. Councillors from both the ruling administration and the opposition debated the financial implications, transparency of the process, and the impact on housing delivery targets.

The Cabinet considered the recommendations presented in the report. The next Cabinet meeting was scheduled for 25 November 2026.