Lambeth Council's Cabinet has approved a series of major housing projects, reinforcing its commitment to delivering at least 10,000 new homes over the next decade as part of its New Homes Programme (NHP). The update, approved at a meeting on Monday, March 23, 2026, outlines ambitious plans to increase the supply of affordable housing across the borough, with a significant focus on social rent homes.
Councillor Danial Adilypour, Deputy Leader of the Council (Housing, Investment, & New Homes), highlighted the severe housing crisis in Lambeth, where over 28,000 households are on the council housing waiting list and approximately 4,400 households are in temporary accommodation. The council aims to ensure that its 'affordable housing' provision meets the diverse needs of residents by prioritizing social rent homes, which are set at significantly below market levels. The definition of affordable housing aligns with the Greater London Authority's (GLA) Affordable Housing Programme, encompassing Social Rent, London Living Rent, Intermediate Rent, Key Worker Living Rent, Shared Ownership, and Discounted Market Sale. The council's approach involves site-by-site analysis to determine the best delivery strategy, considering market factors, site opportunities, constraints, subsidy availability, and council finances. The goal is to enable informed choices around the levels and ownership of affordable housing across the council's portfolio, with access to affordable housing being the priority over ownership. The Equalities Impact Assessment (EqIA) for the NHP is expected to have a positive impact on ethnic minority/global majority communities, who are disproportionately represented in housing need, by increasing access to genuinely affordable housing. The program also aims to deliver family-sized accommodation and considers the needs of various household types.
The approved projects include the Somerleyton Road Phase 2 development, which will deliver 378 homes with 56% affordable provision. This development is forecast to start on site in August 2026, with works on the Extra Care element ongoing throughout the year. The 49 Brixton Station Road scheme is set to provide 288 homes with at least 40% affordable housing, with a start on site forecast for March 2027 and construction beginning in early 2027/28. A partnership agreement with Countryside Properties for the New Homes Hexagon portfolio aims to deliver around 500 homes across six council-owned sites. The financial principles for this and other NHP projects emphasize viability, cost recovery, and avoiding financial risk to the Housing Revenue Account (HRA) or General Fund (GF). The council will seek to optimize available subsidies, including funding from the GLA's Affordable Homes Programme (AHP) and other sources, and maximize the use of existing and future Right to Buy (RtB) receipts. Payment in Lieu (PIL) balances will also be utilized.
Other key developments moving forward include a 92-home scheme at Leigham Court Road, which will include 15 social rent homes; this project is awaiting satisfaction of conditions precedent before the land transaction strategy can be executed. The regeneration of Westbury Estate is in the process of appointing a Development Partner, with resident ballot, planning application, and vacant possession strategy to follow, potentially delivering around 1,000 homes with a minimum of 40% affordable housing. Additionally, Charters Close will see the delivery of 18 affordable independent living homes for young adults in partnership with Centrepoint. Fenwick Place was due to complete in March 2026.
The council also noted its ambition to enable the delivery of at least 10,000 new homes over the next decade, with a target of 40% affordable housing across the borough's overall development pipeline. The NHP pipeline includes 13 named schemes expected to deliver over 2,600 new homes in the coming years. The Local Authority Housing Fund (LAHF) Round 4 programme aims to acquire 137 new homes over four years starting from April 2026. New housing delivery opportunities are proposed for progression in 2026/27, with early feasibility suggesting potential for over 100 additional homes. While the timelines for individual projects are not fully detailed to definitively state their contribution to the decade-long goal, the overall program aims to accelerate delivery.
During the meeting, Councillor Scott Ainslie raised concerns about sites being included in the pipeline before planning permission was granted. Officers explained this is standard practice for identifying potential sites and preparing for grant funding bids. Councillor Ben Kind sought clarification on the number of social rent homes completed since 2017, with officers confirming 359 social rent homes have been delivered, refuting claims of a significantly lower figure.
The Equalities Impact Assessment for the NHP was also discussed, acknowledging potential positive impacts for ethnic minority groups and female-headed households due to the focus on affordable housing. Mitigation strategies for potential short-term negative impacts during construction and estate renewal were also outlined. These include undertaking site-specific EqIAs at key stages, providing regular updates through various channels like Resident Steering Groups and newsletters, and offering tailored support for vulnerable households through partnership working between Housing Services, Housing Delivery, Adult Social Care (ASC), and Children's Services. Construction practices will aim to minimize negative impacts, such as providing accessible and safe routes around sites. Rehousing support will consider health needs, mobility requirements, and support networks, while new homes and public realm will be designed for accessibility and built to Part M of the building regulations.
The projected long-term benefits and impacts of these new housing developments on the wider Lambeth community include improved health and wellbeing through secure, affordable homes, economic inclusion and employment opportunities, and the creation of sustainable communities with energy-efficient, net-zero homes. The developments also prioritize community safety and support for vulnerable residents, including provisions for extra care facilities and tackling homelessness. Furthermore, the council is working to raise housing standards in the private rented sector and contribute to tackling climate change through sustainable design principles.
The council is committed to improving resident engagement across all NHP developments, including estate regeneration. The Estate Renewal Engagement Framework (EREF) is in place, and engagement will be delivered through Resident Steering Groups, project websites, newsletters, estate drop-ins, and other outreach work. Capacity building and training will be offered to Resident Engagement Groups, and the council will facilitate 'meet the bidders' events. For the Westbury Estate renewal specifically, a 'Meet the Bidders Day' event was held for residents. Once a Development Partner is appointed, the council will work with them to prepare and implement the programme for the residents' ballot, planning application, and vacant possession strategy. The council emphasizes that enhancing community engagement beyond statutory requirements builds trust and strengthens collaboration.
Public reports pack Monday 23-Mar-2026 17.00 Cabinet New Homes Programme Update 202627 Appendix 1 - NHP Delivery Monitor Appendix 2 - NHP Engagement Principles Appendix 3 - NHP EIA 2026 Appendix 4 - Housing Strategy Progress
