Lambeth Council's Planning Applications Committee has granted conditional planning permission for the redevelopment of 3 Highland Road, paving the way for 16 new homes.
The decision, made on Tuesday, March 24, 2026, allows for the demolition of existing buildings at the site and the construction of a part two, three, and four-storey building, with a lower ground floor. The development will create 16 new residential units, all intended for private sale, comprising 11 two-bedroom units and five three-bedroom units.
This approval comes despite objections raised concerning heritage harm, design, impact on the local community, and structural concerns. Council officers acknowledged these points but concluded that the proposal would not harm heritage assets. The heritage assets considered were the Gypsy Hill Conservation Area, the Grade II listed Christchurch Tower, and the Central Hill Estate (a non-designated heritage asset). Officers stated that the revised scheme, reduced in height by two storeys from a previous refusal, minimises impact on these assets. The building's massing is now below the tree line and only glimpsed through trees, appearing less imposing than properties fronting Gypsy Hill.
Councillor Scott Ainslie voted against the proposal, citing concerns about its sustainability credentials and the level of affordable housing contribution. He expressed disappointment with the report's loose language
regarding sustainability and the lack of rigorous assessment at the outset. Councillor Ainslie highlighted the absence of basic sustainability features such as air source heat pumps and maximising photovoltaic (PV) panel installation on roofs, suggesting these should be standard considerations. He advocated for more robust sustainability assessments during the pre-application stage, noting that attaching conditions later is often too late.
The development balances the provision of 16 new homes against an in-lieu contribution of £290,842 towards off-site affordable housing. This figure was determined through a viability test, where the applicant initially suggested no payment could be made. However, after a review of benchmark land values and profit margins, the council's viability assessor arrived at the £290,842 figure, representing a 12.5% payment in lieu. This contribution will be secured through a Section 106 legal agreement. Early and late-stage review mechanisms are also included to capture any future uplift in value.
The approved building is described as a part two, three, and four-storey structure with a lower ground floor. This design differs significantly from a previous refusal in 2022 for a larger, six-storey building containing 20 residential units. The inspector in that case had raised concerns about the excessive scale of the six-storey northern wing and its negative impact on the setting of Christchurch Tower. The current proposal's design includes an L-shaped footprint, a lower ground floor with disabled parking, refuge storage, and cycle storage, and a communal roof terrace. The northern wing features four storeys of residential accommodation above the lower ground floor.
For comparison, a separate application concerning 49 Brixton Station Road and 6 Canterbury Crescent involved heritage assets including the Brixton Conservation Area, the Grade II* listed Church of St Matthew, the Grade II listed Brixton Recreation Centre, and locally listed buildings on Electric Avenue. Officers concluded a low degree of less than substantial harm to the Brixton Conservation Area and the Church of St Matthew, and some harm to locally listed buildings, which was outweighed by public benefits. Historic England and the GLA also assessed harm to these assets, with varying degrees of less than substantial harm noted.
Further details on the meeting and related reports can be found in the PAC Minutes - 27 January 2026, PAC Minutes 03 Feb 2026 - Published, PAC 3 Highland Road FINAL Updated Report, Agenda frontsheet Tuesday 24-Mar-2026 19.00 Planning Applications Committee, PAC report - Brixton Rec Quarter, PAC Minutes Addendum - Information Item 20 Feb 2026, Public reports pack Tuesday 24-Mar-2026 19.00 Planning Applications Committee, First Addendum Tuesday 24-Mar-2026 19.00 Planning Applications Committee, and First PAC Addendum -49 BSR 6 CC.