Lambeth Council approves £2bn Vauxhall development with reduced affordable housing
Plans for 1,097 flats and 1,164 co-living units in seven buildings, some up to 69 storeys, have been approved.
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Lambeth Council's Planning Applications Committee has approved plans for a £2 billion development in Vauxhall that will include 1,097 residential flats and 1,164 co-living units. The project, which will see seven buildings constructed ranging from two to 69 storeys, was narrowly voted through by four votes to three during a meeting on Tuesday evening. The development is set to include student accommodation for 699 people, alongside offices, a hotel, retail, and community facilities.
Affordable Housing and Carbon Concerns
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A key point of contention during the decision-making process was the reduction in the proportion of affordable housing offered, from an initial 35% to 25%. Developers Bmor, Cedarstone Capitial Partners and Cheyne Capital will contribute £79.9 million towards the delivery of off-site affordable housing. Planning officers described this contribution as a "very substantial public benefit" that helps to mitigate conflicts with adopted affordable housing policies. The developers stated that the 25% affordable housing comprises 122 social rent homes and 120 Discount Market Rent homes. The original plans had included 35% affordable housing, but were amended following the Mayor of London's announcement of a new fast-track planning route in March 2026, which accepts a lower threshold of 20% affordable housing.
Concerns were also raised about the development's environmental impact. An architect and university lecturer specialising in carbon in construction described the project as "the worst example of unremitting hostility to the planet in terms of generating unnecessarily huge carbon emissions". The development averages approximately 630 kilograms of CO2 per square metre, which is nearly double the Greater London Authority's benchmark target of 350 kilograms per square metre, or an aspirational 300 kilograms per square metre. This average suggests buildings are poorly designed and will be expensive to heat and run over their lifespan. A condition has been added that each phase of the development will require a Whole Life Cycle Carbon Assessment prior to construction.
Opposition from Heritage Bodies and Neighbouring Councils
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During the consultation period, the plans faced opposition from Historic England, Wandsworth Council, and Westminster Council. Historic England stated the development would cause "incremental harm" to the Westminster World Heritage Site, which is recognised by UNESCO. Westminster City Council raised concerns about the impact on views within the Pimlico and Vincent Square Conservation Areas and the World Heritage Site. Wandsworth Council argued the development would cause "unacceptable daylight and sunlight impacts" to its residents and also cited potential impacts on bus services.
Councillor Kevin Brown, representing Stockwell East ward, told committee members that "the views and the impact on many London residents are not being considered". He added that the towers would overshadow public space and impact areas beyond the immediate locality, visible from Stockwell and even Brixton, affecting housing estates, pubs, and businesses around Little Portugal.
What Happens Next
The development site already has extant planning permission for a comprehensive mixed-use redevelopment with tall buildings. The approved scheme will also deliver offices, a hotel, a cinema, flexible retail, and community facilities, including a publicly accessible gym and swimming pool within the co-living building. The seven plots include the tallest building at 69 storeys, containing 500 private sale homes, and a 61-storey building with 355 Build-to-Rent homes, including 120 DMR homes. Another 61-storey building will provide 1,164 co-living units. A 20-storey building is designated for 122 social rent homes. Student accommodation for 699 people will be in a 45-storey building, and a two-storey building will house a cinema and retail space.
Questions this report answers
+What has Lambeth Council approved in Vauxhall?
Lambeth Council has approved a £2 billion development in Vauxhall that includes 1,097 residential flats and 1,164 co-living units. The project comprises seven buildings, with the tallest reaching 69 storeys, and will also feature office, retail, hotel, and community spaces.
+How much affordable housing will the development provide?
The development will provide 25% affordable housing, which equates to 122 social rent homes and 120 Discount Market Rent homes. The developers are also contributing £79.9 million towards off-site affordable housing provision to help mitigate concerns.
+What are the concerns about the development's environmental impact?
Concerns have been raised about the development's carbon emissions, which average around 630 kilograms per square metre, nearly double the London Plan target. This suggests the buildings may be poorly designed and expensive to heat and run. A condition requires a Whole Life Cycle Carbon Assessment for each phase.
+Which organisations opposed the Vauxhall development plans?
Historic England, Wandsworth Council, and Westminster Council opposed the plans. Their concerns included potential harm to the Westminster World Heritage Site, impacts on conservation areas, and unacceptable daylight and sunlight impacts on residents in Wandsworth.
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