The Cabinet of Lambeth Council met on Wednesday 21 October 2026 to discuss significant changes to the New Homes Programme, ultimately deciding to end regeneration plans for Central Hill and Cressingham Gardens estates. The meeting also saw the removal of Knights Walk Phase 2 and Trinity Rise from the New Homes Programme, with a commitment to focus on maintenance and refurbishment of existing council housing.

Ending Estate Regeneration and Focusing on Maintenance

The most significant decision made at the meeting was to cease regeneration plans for Central Hill Estate and Cressingham Gardens Estate. This decision, which was met with strong support from residents and campaigners who had fought for years against demolition, means that these estates will be retained as council housing stock. Instead of regeneration, the council will focus on maintenance, refurbishment, and retrofitting of the existing homes to ensure they are safe, decent, and meet residents' needs.

Councillor Scott Ainslie, Cabinet Member for Planning and Development, Built Environment and the Public Realm, introduced the item, stating that the decision marked the end of a 13-year struggle for residents. He highlighted that for too long, regeneration in Lambeth had meant uncertainty and demolition, and that this administration was committed to governing alongside residents, not over them. Councillor Pete Elliott, Cabinet Member for Housing, echoed these sentiments, stating that the decision represented a clear break from a failed chapter in Lambeth's history and paid tribute to the campaigners who had made the day possible.

The decision to cease regeneration was based on extensive options appraisals and business case work, which concluded that no regeneration options for these estates were financially viable or affordable to the council. The report indicated that approximately £53 million would be required over 30 years for the maintenance of Central Hill Estate, and £30 million for Cressingham Gardens Estate, figures that will be incorporated into the council's 30-year Housing Revenue Account (HRA) Business Plan.

Residents from Central Hill and Cressingham Gardens spoke passionately at the meeting, sharing their experiences of living under the threat of demolition and expressing their relief and gratitude at the decision. Gita Nisowicz, a resident of Cressingham Gardens, spoke of how the estate was people who look after each other and pleaded for her home and community to be taken out of regeneration. Georgina Shula presented findings suggesting that ending demolition would not negatively impact the housing waiting list and highlighted potential for increased council homes through refurbishment. Mariana Guagmoso spoke of the death row experience of living with the threat of regeneration for over 13 years.

Removal of Knights Walk Phase 2 and Trinity Rise from New Homes Programme

The Cabinet also approved the removal of Knights Walk Phase 2 and Trinity Rise from the New Homes Programme. This decision was made after due diligence identified significant site constraints and financial unviability for the consented schemes.

For Knights Walk Phase 2, located on the Cotton Gardens Estate in Kennington, detailed analysis by Vistry (Countryside), the council's development partner, confirmed that the proposed 68 new homes could not be delivered within the existing site boundary due to proximity to a London Underground tunnel, a sewer requiring diversion, and restricted access. The consented scheme was also deemed financially unviable. The 18 existing homes on the site, currently used as temporary accommodation, will be retained for council use and maintained long-term.

Trinity Rise, a site on the edge of the Cressingham Gardens Estate, was intended to deliver 20 affordable homes. However, further design and cost work indicated that the delivery costs were disproportionate to the number of additional homes secured, meaning the scheme did not represent value for money. The 11 council-owned homes on the site, currently used as temporary accommodation, will be retained as council homes, with the leaseholder-owned property remaining in private ownership.

Councillor Ainslie stated that these schemes were not deliverable, nor financially viable. The decision to remove these sites means that the anticipated delivery of additional affordable homes will not proceed, a point acknowledged as having implications for the housing register. However, the council stated that more sites would be brought forward to fill this gap.

Westbury Estate Regeneration to Progress

The Cabinet agreed to continue with the next stage of commitment to the Westbury Estate regeneration proposal. A Development Partner, Vistry (Countryside) and Hyde Housing, has been selected to deliver approximately 955 homes with a minimum of 40% affordable housing. The next steps involve finalising the Development Agreement (DA) and commencing detailed design, planning, and resident consultation.

Future of Fenwick and South Lambeth Estates to be Reviewed

The report indicated that work on the Fenwick Estate is well advanced, with a draft Business Case, and that a recommendation will be brought to Cabinet in early 2027 following further resident consultation. For South Lambeth Estate, an options analysis is underway, expected to conclude in spring 2027, after which a Business Case will be prepared and a recommendation made to Cabinet. In both cases, an Equalities Impact Assessment (EqIA) will be compiled to support future decisions.

Wider Council Business

The meeting also included housekeeping announcements, the confirmation of previous minutes, and a brief mention of the Mayor of London's draft new London Plan, with the council reiterating its call for more genuinely affordable homes and greater ambition on climate action. Councillor Martin Abrams, Leader of the Council, also took a moment to recognise Breast Cancer Awareness Month and encourage participation in Wear It Pink Day.

During the debate on estate regeneration, visiting councillors raised concerns about transparency, the lack of pre-scrutiny for the decision, and the impact on the new homes pipeline. Councillor Simon Corden questioned the funding for the proposed maintenance and the removal of 2,000 homes from the pipeline. Councillor Clare Holland raised numerous questions regarding the process, the Equalities Impact Assessment, and the lack of alternative proposals for new homes. Cabinet members defended the decisions, highlighting the financial realities and the commitment to residents.

The meeting concluded with Councillor Abrams thanking residents for their powerful statements and reiterating the council's commitment to protecting existing homes, improving them, and building new affordable homes to address the housing crisis.