Lambeth Council's Cabinet has approved the Site Allocations Development Plan Document (SADPD), paving the way for the construction of approximately 830 new homes across the borough. The document, which allocates 13 key development sites, aims to unlock investment and support the delivery of new homes, jobs, and community facilities.
The SADPD has undergone extensive public consultation and independent examination, with the planning inspectorate finding the plan sound subject to modifications. Its adoption will give the plan full weight in decision-making, guiding planned development and maximising benefits for Lambeth residents.
Councillor Scott Ainslie, Cabinet Member for Property, Planning, Built Environment and Public Realm, highlighted the document's role in ensuring development is planned, coordinated, and delivers benefits for local communities. He stated that the plan updates three existing local plan allocations and provides site-specific policies to guide development.
Key Development Sites and Their Allocations
The 13 key development sites allocated in the SADPD are: Royal Street SE1; St Thomas' Hospital SE1; 110 Stamford Street SE1; Gabriel's Wharf and Princes Wharf, Upper Ground SE1; 330–336 Brixton Road SW9; Tesco, 13 Acre Lane SW2; 51–57 Effra Road SW2; 35–37 and Car Park Leigham Court Road SW16; 300–346 Norwood Road SE27; 6–12 Kennington Lane and Wooden Spoon House, 5 Dugard Way SE11; 1 & 3–11 Wellfit Street, 7–9 Hinton Road & Units 1–4 Hardess Street SE24; Land at corner of Coldharbour Lane and Herne Hill Road SE24; and King's College Hospital, Denmark Hill SE5.
Community Facilities and Job Creation
The SADPD aims to deliver new homes, new jobs, and community facilities. For Site 1 (Royal Street SE1), development should accommodate 'cultural facilities and community spaces to contribute to the evolution of the South Bank and Waterloo cultural cluster'. Site 7 (6–12 Kennington Lane and Wooden Spoon House) includes 'replacement community use of equivalent or better functionality', alongside 'flexible and creative workspace' and 'industrial uses'. Site 18 (300–346 Norwood Road SE27) development should include 'community uses', and Site 23 (Land at corner of Coldharbour Lane and Herne Hill Road SE24) has potential for 'alternative town centre uses' or 'community uses', as well as 'new light industrial workspace' and 'flexible and creative workspace uses'.
Furthermore, the SADPD aims to support job creation. For Site 1 (Royal Street SE1), development should include 'office floorspace, including approximately 30 per cent that is lab enabled to contribute to the growth of the SC1 cluster linked to hospitals and universities'. It also mentions 'affordable workspace' and 'a skills and education hub linked to the life sciences sector'. Site 17 (330–336 Brixton Road SW9) development should include 'new light industrial workspace appropriate to the Brixton Creative Enterprise Zone' and 'office floorspace'. Site 22 (1 & 3–11 Wellfit Street, 7–9 Hinton Road & Units 1–4 Hardess Street SE24) includes 'new light industrial accommodation' and 'flexible and creative workspace uses'. Site 24 (King's College Hospital, Denmark Hill SE5) development should 'optimise clinical and associated ancillary activity' and contribute to the 'SC1 Life sciences and MedTech health cluster'.
Affordability and Accessibility
The SADPD includes policies regarding affordable housing. For Site 1 (Royal Street SE1), the affordable housing threshold is 35%. Site 7 (6–12 Kennington Lane and Wooden Spoon House) has an affordable housing threshold of 50% for public sector land and 35% for private sector land. Site 8 (110 Stamford Street SE1) has an affordable housing threshold of 50% for public sector land and 35% for private sector land. For Site 17 (330–336 Brixton Road SW9), the threshold ranges from 35% to 50%, with a blended threshold of 38% for comprehensive development. Site 20 (Tesco, 13 Acre Lane SW2) and Site 21 (51–57 Effra Road SW2) have a 35% threshold. Site 22 (1 & 3–11 Wellfit Street, 7–9 Hinton Road & Units 1–4 Hardess Street SE24) has a 50% threshold for public sector land and 35% for private land. Site 23 (Land at corner of Coldharbour Lane and Herne Hill Road SE24) has a 35% threshold. The SADPD also includes policies related to inclusive environments, accessibility, and active travel, which contribute to overall accessibility.
Addressing Concerns on Tall Buildings
During the Cabinet meeting, concerns were raised by councillors regarding specific site allocations and the potential for tall buildings outside designated clusters. Councillor Danny Adilipour and Councillor Bryn Scott questioned the stance on tall buildings outside of designated clusters, noting that the SADPD influenced policies to identify sites elsewhere in Lambeth that are judged as being appropriate for tall buildings if necessary conditions are met, citing Site 18 in Norwood Town Centre and Site 7 on Kennington Lane. Councillor Scott echoed concerns about a disconnect between the document and Councillor Ainslie's public statements, particularly regarding tall buildings outside of clusters. He questioned if Councillor Ainslie was in favour of 12 to 13-storey buildings outside the cluster in the north of the borough and if he now considered this not tall, and similarly questioned if Councillor Ainslie agreed with the document that a building of 50 metres at Site 7 in Kennington was considered tall and therefore outside the tall buildings cluster.
Councillor Ainslie clarified that planning applications are voted on for various reasons, including bulk, height, scale, and massing, and that decisions on tall buildings would ultimately be for the community to decide. The SADPD itself provides specific guidance on tall buildings: Site 1 (Royal Street SE1) is appropriate for tall buildings above 45m, with a maximum height of 60m at Beckett House. Site 2 (St Thomas' Hospital SE1) is not in a location identified as being appropriate for tall buildings (above 45 metres). Site 18 (300–346 Norwood Road SE27) is not appropriate for a tall building (above 25 metres). Site 7 (6–12 Kennington Lane and Wooden Spoon House) is appropriate for a tall building of a general height of 50 metres in an indicative location.
Modifications for Soundness
The Planning Inspector, R Aston, required a series of Main Modifications (MMs) to make the SADPD sound and legally compliant. These modifications primarily aimed to clarify and strengthen policy wording, ensure consistency in terminology, update site capacities and delivery information, refine heritage and environmental requirements, and set out improvements to transport and public realm. Specific examples include clarifying building heights and measurements, adding references to heritage assets, ensuring consistency in transport policies, and adding delivery timescales for sites. The Inspector also noted the need for clarity on flood risk and groundwater considerations.
Construction Timeline
The SADPD outlines expected delivery timescales for some sites, but not an overall timeline for the 830 new homes. For Site 1 (Royal Street SE1), the expected delivery timescale is '2030–2035'. For Site 3 (35–37 and Car Park Leigham Court Road SW16), it is '2025–2030'. For Site 7 (6–12 Kennington Lane and Wooden Spoon House), the expected delivery timescale is '2025–2030 for the southern part of the site'. Site 22 (1 & 3–11 Wellfit Street, 7–9 Hinton Road & Units 1–4 Hardess Street SE24) is expected between '2025–2030'. Site 24 (King's College Hospital, Denmark Hill SE5) is expected between '2025–2035'. For Site 23 (Land at corner of Coldharbour Lane and Herne Hill Road SE24), delivery is expected 'After 2035'.
The approval of the SADPD marks the culmination of several years of work, and the council has expressed gratitude to all who contributed to its preparation, including residents, community groups, landowners, businesses, and stakeholders. Their engagement, feedback, and scrutiny have helped shape a stronger plan for Lambeth.
