Lambeth Council's Planning Applications Committee has approved plans for the Vauxhall Square development, which will feature the tallest building in the scheme at 69 storeys.

The approved development will see the demolition of existing structures to make way for up to seven buildings, ranging from three to 69 storeys. The mixed-use project will include 1,097 new homes, with 25% designated as affordable housing, comprising 122 social rent homes and 120 discount market rent homes within the build-to-rent element. Additionally, the scheme will provide 1,164 co-living units and 699 student accommodation units.

Aerial view of the proposed Vauxhall Square redevelopment site, highlighting the scale and density of the planned high-rise buildings.
Aerial view of the proposed Vauxhall Square redevelopment site, highlighting the scale and density of the planned high-rise buildings.

The development also incorporates office space, a hotel, flexible town centre uses, community and health facilities, and a cinema. The planned flexible town centre uses include commercial spaces (Class E(a), (b), (d), (e)), flexible retail units at the base of several plots, and a gym (Use Class E (d)) in the co-living building. These uses are intended to activate street frontages and strengthen town centre activity, contributing to the area's vitality and evening economy. A new publicly accessible central garden, improved pedestrian and cycle routes, and enhanced landscaping are also part of the plans.

Architectural rendering of the proposed Vauxhall Square development, showcasing modern buildings, public spaces, and pedestrian activity.
Architectural rendering of the proposed Vauxhall Square development, showcasing modern buildings, public spaces, and pedestrian activity.

The tallest building will reach 230.5 metres Above Ordnance Datum (AOD), forming a new focal point for the Vauxhall tall building cluster. This provision deviates from the adopted development plan policy requiring 35% affordable housing for the 'Fast Track Route', opting instead for 25% in line with the GLA's 'Support for housebuilding' London Plan Guidance, introduced to address the housing delivery crisis. This deviation was justified by substantial public benefits, including the significant contribution to housing delivery and financial contributions towards off-site affordable housing totalling nearly £80 million (£55,228,092 from co-living units and £24,676,805 from student accommodation units). Officers assessed these benefits as weighing against the conflict with adopted policy.

The 69-storey building's impact on existing views and the skyline of Vauxhall and surrounding areas, particularly concerning the Westminster World Heritage Site, was also considered. A visualisation from Westminster Bridge suggests the development would appear in the background, unifying the Vauxhall cluster without detracting from the Palace of Westminster's prominence. While Historic England and the GLA identified some level of harm to heritage assets, council officers assessed the scheme as not causing harm.

Architectural rendering of the proposed Vauxhall Square development, showcasing a modern cinema entrance with surrounding high-rise buildings.
Architectural rendering of the proposed Vauxhall Square development, showcasing a modern cinema entrance with surrounding high-rise buildings.

The development aims for a 55% on-site carbon reduction beyond Building Regulations Part L 2021, exceeding the London Plan target. However, the Whole Life-Cycle Carbon Assessment indicates higher emissions than GLA benchmarks, primarily due to the structural requirements of tall buildings. Mitigation measures and conditions are expected to address this, including a potential requirement for updated WLCA assessments prior to the construction of each phase. The architect has stated the development will cut energy usage by 58% over the latest standards.

The scheme's car-free approach and contributions towards highway and active travel improvements, including significant financial contributions towards the Vauxhall Cross gyratory and the Council's Healthy Streets programme, were also reviewed. A Section 106 agreement is anticipated to secure planning obligations, including financial contributions towards affordable housing, healthcare, highway and active travel improvements, and employment and skills initiatives. The agreement will also aim to secure 25% of construction jobs for local residents and includes a financial contribution of £1,701,699.97 to support and train Lambeth's workforce furthest from employment.

During the meeting, councillors debated the affordable housing provision, heritage impacts, and carbon emissions. Ultimately, the committee voted to grant planning permission, subject to the completion of a Section 106 agreement and any direction from the Mayor of London. An additional condition regarding whole lifecycle carbon reviews for each phase of the development may also be considered.

A diagram illustrating the proposed phased redevelopment of Vauxhall Square, detailing different building uses and types.
A diagram illustrating the proposed phased redevelopment of Vauxhall Square, detailing different building uses and types.

Further details on the meeting can be found in the Public reports pack.