The site includes the former Archbishop Tenison’s School, Montgomery Hall and St Mark’s Vicarage.

The former school site contains the main school building and a number of supporting buildings. The school closed in August 2023 due to declining pupil numbers.

Today, the site includes the former Archbishop Tenison’s School buildings and associated former educational buildings/outdoor areas, along with the neighbouring Montgomery Hall and St Mark’s Vicarage.

There is a significant need for more homes in Lambeth, including affordable homes and rental homes that meet different needs.

In 2026, Lambeth Council reported that more than 29,000 people were on its housing waiting list and more than 4,275 households were living in temporary accommodation.

The proposals would provide 351 new homes, including social rent, London Living Rent, market rent and co-living accommodation, helping to provide a range of housing types for different households and stages of life.

The former Archbishop Tenison’s School buildings are currently occupied by live-in property guardians, managed by Lowe Group.

Montgomery Hall is used by several organisations, including Surrey County Cricket Club. It is not currently available for public hire because we understand the Church/Parish does not have an appointed vicar, who has historically managed venue bookings.

The proposals include:
• A six-storey building providing 47 homes for social rent and seven London Living Rent homes
• A six-storey building providing 56 market rent homes and 14 London Living Rent homes
• An eight-storey building providing 227 co-living studios, with the upper levels stepped back
• Flexible community space
• Education space intended to support SEND provision linked to Ashmole Primary School
• New public spaces and landscaping
• A pedestrian route between Kennington Oval and Ashmole Street
• Play integrated into the landscape
• Four Blue Badge parking spaces, with no general resident parking

In total, the proposals would provide 351 homes.

The proposals include approximately 166.5 sqm of flexible community space within B3 and approximately 189.8 sqm of education space within B2.

The community space has been designed to support a range of local groups, activities and events. Its layout has been informed by engagement with local organisations and potential users, including consideration of flexibility, accessibility, storage, acoustics and supporting facilities.

The education space is intended to support SEND provision linked to Ashmole Primary School. The project team has engaged with the school and Lambeth Council as the proposals have developed.

Further information on both spaces is provided below.

Yes. The proposals include new public spaces and landscaping, alongside a pedestrian route linking Kennington Oval and Ashmole Street.

The route would improve pedestrian connections through the area while creating a green and welcoming public space close to Ashmole Primary School and Triangle Adventure Playground.

There would be no vehicle through-route between Kennington Oval and Ashmole Street.

The proposals comprise three buildings ranging from six to eight storeys.

All three buildings have a six-storey shoulder height. B1, the co-living building, includes two setback upper storeys, taking it to eight storeys overall.

B2 and B3, which contain the conventional market and affordable homes, are six storeys.

The project team assessed a range of options for retaining and adapting the existing buildings, including different levels of intervention to the former school building.

This work considered the ability of the existing buildings to accommodate the proposed uses alongside housing delivery, embodied carbon, cost and building performance.

The assessment concluded that comprehensive redevelopment provides the best opportunity to deliver the proposed homes, community and education facilities and public spaces.

Opportunities to reclaim and reuse materials from the existing buildings continue to form part of the sustainability approach.

Specialist daylight and sunlight testing has informed the design throughout its development, including the positioning and setbacks of the proposed buildings.

A detailed daylight and sunlight assessment forms part of the technical work supporting the planning application and considers the potential effects of the proposals on surrounding homes and relevant outdoor spaces.

The design has been refined in response to this work, including additional setbacks to B1 to improve the assessed relationship with Stoddart House.

The proposals include 47 social rent homes, 21 London Living Rent homes, 56 market rent homes and 227 co-living studios.

The mix is intended to provide different types of rented accommodation for people at different stages of life, income levels and with different housing needs.

Co-living is a form of purpose-built, professionally managed rental housing.

Residents have private studios alongside shared spaces such as kitchens, lounges, workspaces and other amenity areas. It is an alternative to rented house shares or Houses in Multiple Occupation (HMOs).

Often all bills are included in a single monthly cost, offering convenience, cost certainty and flexibility.

For residents:
• A more flexible model of living which suits a variety of people’s lifestyles
• Greater privacy and quality than HMOs or shared houses
• Convenience and cost certainty through all-inclusive rents
• Helping create social connections and community for residents via the shared amenity spaces and events
• Locations close to jobs and public transport
• A professionally managed place to live, without having to worry about individual landlords

For the local area:
• Reduces pressure on HMOs and smaller private rented homes - freeing up family-sized homes
• Increases local footfall and spending for local businesses
• Provides varied housing options in the local area

Yes. The proposals include 47 homes for social rent and 21 London Living Rent homes.

Taken together with the affordable housing contribution associated with the co-living element, the proposals provide 35% affordable housing across the development when calculated in accordance with GLA methodology.

Because the scheme includes both conventional C3 homes and co-living accommodation, the two elements are measured differently. The conventional homes are assessed by habitable room, while the co-living element is assessed by Net Internal Area (NIA).

This means the 35% figure is not calculated simply by dividing the number of affordable homes by the total number of flats and studios.

The methodology reflects the different types and sizes of accommodation being provided and supports the delivery of larger, family-sized affordable homes rather than predominantly one-bed or studio homes.

The social rent homes would be managed by the Council or a registered housing provider and allocated to eligible households, including households on Lambeth’s housing waiting list.

The London Living Rent homes would be available to households who meet the relevant eligibility requirements for that tenure.

The exact rents have not yet been set. They will be determined closer to completion, based on the size and type of homes provided and the rents for comparable local properties at that time.

Our aim is to provide a flexible, accessible and modern community space that is well curated, responds to local needs and maximises its value as an amenity for the community.

We will continue to work with local organisations and the Council to understand demand and ensure the new space adds to the range of community facilities already available locally.

Our intention is for it to complement existing venues, such as Kennington Park Community Centre, Ashmole Tenants Hall, Surrey County Cricket Club, Ashmole Primary School, and St Anne’s Settlement Hall, by providing additional flexible space for local groups and activities.

We have looked closely at how Montgomery Hall and other local community spaces are currently used and spoken to local organisations and potential users about what works well and what could work better. Feedback has directly informed the emerging brief for the new community space.

In particular, we have:
• Reviewed the range of activities that take place locally, including fitness classes, faith and support groups, community organisations, music and drama, crafting and private events
• Prioritised greater flexibility, so the space can support both larger gatherings and smaller groups or different activities taking place at the same time
• Considered the need for practical supporting space, including storage for equipment, mats and event materials
• Built key accessibility and usability requirements into the brief, including step-free and wheelchair access, good acoustic performance, space for performances, modern catering facilities and a simple booking and access system

The aim is to create a community space that is inclusive, practical and easy to use, while being flexible enough to respond to a range of local needs.

Feedback from local organisations and prospective users has helped shape the community space included within the proposals. Engagement will continue as the detailed design, operation and management of the space are developed.

Yes. The proposals include approximately 189.8 sqm of ground-floor education space within B2, intended to support SEND provision linked to Ashmole Primary School.

The project team has engaged with Ashmole Primary School and Lambeth Council as the proposals have developed. The space has been designed to remain flexible so that its detailed design and operation can respond to future education requirements.

The proposals will not have a direct impact on the day-to-day operation of Ashmole Primary School.

There are, however, a number of ways in which the proposals could support the school and its pupils over the longer term:

• The proposals include additional SEND classroom provision linked to Ashmole Primary School
• The Duchy is exploring opportunities to improve access along Ashmole Street and the potential for a ‘School Street’, although these measures sit outside the application site and would be subject to further discussion with and delivery by the Council
• The design of the new public spaces and routes through the site is intended to prioritise pedestrians, with landscaping, lighting and passive surveillance helping to create a safe and welcoming environment around the school

The project team has engaged regularly with the school as the proposals have developed. Through youth engagement specialists Matt+Fiona, workshops were also held with Year 4 pupils to understand their views on public space, greenery, play and the local area. This feedback helped inform the landscape and public realm proposals.

Safeguarding the school community will be a key consideration throughout construction. A range of measures would be put in place to manage activity on the site and minimise impacts on pupils, staff and parents, including:

• Secure boundary hoarding to separate the construction site from the school
• Controlled construction access, with deliveries coordinated to avoid school arrival and departure times where possible
• Clearly defined and protected pedestrian routes for pupils and parents
• Measures to manage dust, noise and vibration, with particularly disruptive works carefully programmed around sensitive school periods
• Careful management of higher-risk activities, including crane operations
• Regular communication with the school to coordinate works and provide advance notice of potentially disruptive activities
• Regular updates from the contractor to nearby residents and stakeholders

The detailed construction methodology and safeguarding measures would be developed and refined once a contractor is appointed, in consultation with the school and other relevant stakeholders, and would continue to be reviewed throughout the construction period

All works would be carried out in accordance with the Construction (Design and Management) Regulations 2015 and relevant Health and Safety Executive guidance.

It is not anticipated that the proposals will affect access to the Triangle Adventure Playground.

The project team has engaged regularly with Triangle Adventure Playground as the proposals have developed. In August 2026, Matt+Fiona also held a dedicated creative workshop with children and young people at the playground, exploring ideas for play, seating and social spaces.

The workshop highlighted interest in active, imaginative and social play, including climbing, hiding, seating and opportunities for different ages and abilities to use the spaces.

During construction, access would be carefully managed to minimise disruption to the playground, with any temporary impacts communicated clearly and in advance.

The proposals have been designed to respond carefully to the surrounding neighbourhood and Oval’s distinctive character.

Mæ architects have developed the scheme with a strong understanding of the local context, with the aim of creating high-quality buildings and public spaces that sit comfortably within their surroundings and are designed to last.

The proposals use a palette of high-quality, durable materials, including brickwork, informed by the architectural character of Kennington.

The architectural and townscape approach has also considered the site’s relationship with the adjoining St Mark’s Conservation Area and other heritage assets in the surrounding area.

The design of the public spaces and landscaping draws on the qualities of local squares and green spaces.

The proposals has been designed to support the Duchy of Cornwall’s target of becoming a net-zero estate by the end of 2032.
Embodied and operational carbon have also been considered through the design process, alongside measures including sustainable drainage, roof planting and habitat creation.

B2 and B3, containing the conventional market and affordable homes, are targeting Passivhaus accreditation, using a fabric-first approach to reduce energy demand through high-performing building fabric and efficient systems.

B1, the co-living building, would use a communal air source heat pump system, with a separate air source heat pump system for domestic hot water.

The Duchy prides itself on good design, quality materials and local sourcing during the construction and life of its communities. Further information is available on the sustainability section of the Duchy website.

Designed by Grant Associates, the landscape is a central component to the proposals.

The proposals would bring an underused site back into active use and create new green spaces that can be enjoyed by residents, neighbours and visitors.

The landscape proposals include:
• Retention of existing mature trees wherever possible
• New trees and planting throughout the site
• Greener walking routes between Kennington Oval and Ashmole Street
• A new public square with seating and shaded areas
• Garden spaces for residents
• Roof terraces and shared growing spaces for residents
• Play features integrated into the landscapes
• Sustainable drainage, rain gardens, living roofs and habitat planting

The planting strategy has been developed to create a greener, more welcoming place while supporting nature, shade, play and spaces for people to sit, relax and spend time.

It has been developed following careful assessment of the site and its constraints, with the aim of retaining and enhancing existing planting where possible, informed by extensive engagement with Lambeth and careful consideration of the quality and usability of the proposed spaces.

The proposals include opportunities for informal play within the new public realm, including play features integrated along the pedestrian route, alongside dedicated play areas for residents.

Workshops with pupils at Ashmole Primary School and children and young people at Triangle Adventure Playground have helped inform the approach to play and landscape. Feedback included interest in active, imaginative and social play, alongside spaces that could be used by different ages and abilities.

A dedicated sports area is not proposed, as the site needs to balance a range of uses including new homes, community and education space and high-quality public realm.

No general resident car parking is proposed. The scheme will provide four Blue Badge spaces, alongside managed arrangements for servicing, deliveries, refuse collection and emergency access.

Residents of the development will not be eligible for on-street parking permits in the surrounding area.

The project’s transport consultants have assessed likely vehicle movements using established UK transport-planning methodology, drawing on observed data and trip rates from comparable developments, in line with TfL guidance.

The latest assessment forecasts around 78 vehicle movements per day from servicing and accessible parking, equivalent to around 39 individual vehicle visits. Once existing movements associated with the former school use are considered, the net increase is estimated at around 29 vehicle movements per day, spread across the day, equivalent to around 14-15 individual vehicle visits.

The managed nature of the development would also help consolidate deliveries, with individual vehicles able to serve multiple residents. Refuse collection for B3 and the northern core of B1 would take place from Kennington Oval, reducing reliance on Ashmole Street.

Movements on Ashmole Street would be carefully managed, particularly around school arrival and departure times and at the access to the playground. We are also discussing potential wider measures with Lambeth Council, including a School Street and controlled access arrangements.

Construction traffic would be considered separately through a Construction Logistics Plan. The current intention is for construction access to use Kennington Oval, subject to agreement with Lambeth Council and the relevant highway authorities.

Why are you proposing vehicle servicing access into the site from Ashmole Street rather than Kennington Oval? Servicing access has been developed following discussions with Lambeth Council and Transport for London (TfL), alongside detailed testing by the project team and transport consultants.

Kennington Oval forms part of TfL’s Red Route network and is a busy strategic route with bus and cycle lanes. Introducing a new permanent servicing access directly from Kennington Oval would add vehicle turning movements across a heavily used pedestrian, bus and cycle corridor, creating highway safety and operational issues. For this reason, new vehicle access from Kennington Oval is highly constrained and has not been the preferred approach.

Ashmole Street therefore remains the main access point for day-to-day servicing in the proposals. We understand that additional traffic on Ashmole Street is a significant concern for local residents, Ashmole Primary School and the Triangle Adventure Playground, and this feedback has been an important part of refining the strategy. We are looking carefully at how vehicle movements can be controlled and how impacts on pedestrians and other users of Ashmole Street can be minimised.

In response to concerns about reliance on Ashmole Street, the servicing strategy has been refined so that refuse collection for B3 and the northern core of B1 would take place from Kennington Oval. Most other day-to-day servicing would use the internal servicing arrangement accessed from Ashmole Street, with movements managed to minimise effects on residents, the school and the playground.

The proposals include a pedestrian route between Kennington Oval and Ashmole Street, with no vehicle through-route.

Planting, changes in surface materials and carefully positioned street furniture would help manage movement through the site, encourage slower cycling and discourage the route from being used as a high-speed cycle cut-through.

The route and wider public spaces would be actively managed. This would include arrangements for cricket match and event days, when temporary measures could be used to manage or restrict access where necessary.

Deliveries, taxis and servicing would be managed through a detailed strategy, including measures to limit vehicle movements during peak school times.

Potential wider measures on Ashmole Street, including a School Street and access controls, have also been discussed with Lambeth Council. As Ashmole Street sits outside the application site, any such measures would require the Council’s agreement and involvement.

The proposals do not seek to prohibit bicycle access altogether.

Planting, changes in surface materials and street furniture are intended to encourage slower movement and discourage the route from being used as a high-speed cycle cut-through. The route would also be actively managed as part of the wider public realm.

A potential School Street and other access measures on Ashmole Street have been discussed with Lambeth Council.

Ashmole Street is also an emergency access route for Ashmole Primary School and sits outside the application site. Any changes would therefore require further agreement and delivery by Lambeth Council.

The Duchy began engagement on the future of 55 Kennington Oval in 2025, before detailed proposals had been developed. Early conversations were held with neighbouring organisations, community representatives and elected members to understand local priorities and help inform the emerging project brief.

Two formal stages of public consultation were then held in March and June 2026.

The first stage introduced the emerging vision for the site and sought views on priorities including housing, community uses, public space, pedestrian connections and local character. This was supported by engagement with Ashmole Primary School, including workshops with Year 4 pupils.

The second stage presented more developed proposals, including information on building height and massing, the housing mix, public realm, landscaping, access and proposed uses.

A third round of engagement took place in August and September 2026. This included a creative workshop with children and young people at Triangle Adventure Playground and a public drop-in session on 9 September 2026 at the former Archbishop Tenison’s School, attended by 59 people. The updated proposals were presented alongside information explaining how earlier feedback had been considered. The boards and feedback form were subsequently made available on the project website.

Alongside the public events, the project team has undertaken targeted meetings and briefings with neighbouring residents, schools, community organisations, local representatives and other stakeholders throughout the development of the proposals.

Our outreach to stakeholders has included, but is not limited to:
• Ashmole School
• Triangle Adventure Playground
• St Mark's Church
• Surrey Cricket Club
• Impact SW8
• Ashmole Tenants and Residents Association
• Vauxhall Society
• Kennington Oval and Vauxhall Forum
• Vauxhall One
• Save Oval Streets
• The Kennington Association
• Black Prince Trust
• Lambeth Cyclists
• Little Sisters of the Poor
• Kennington Park Estate Residents
• Albert Square and St Stephen’s Association
• Friends of Vauxhall Park
• Friends of Larkhall Park
• Friends of Kennington Park
• Fentiman Road and Richborne Terrace RA
• Claylands Road Residents
• Hanover Gardens Residents
• The Walcot Foundation
• D&K/Oval Garage

These meetings have proved useful in hearing further and more detailed views of neighbours and we appreciate all of those who have made the time to come along and share their thoughts to help us consider key issues.

What key themes arose during the first stage of engagement in March and how have they influenced the proposals? The two events in March forming the first stage of engagement were attended by 182 local people. 34 completed feedback forms were received during the consultation period and our team spoke to nearly 30 households from Stoddart House, Ashmole Street, Claylands Road and Hanover Gardens.

Alongside public events, the team met with several local groups and relevant political members to brief them on the proposals and take on further feedback.

Key themes from the feedback included:
• When asked what they valued most about Kennington, key response themes included community, connectivity, diversity, green space, history and the mixed style of residential buildings.
• In terms of things missing from the area, popular response themes included family homes, community space/halls, youth support networks, local shops and supermarkets, social housing, art space and pedestrian networks.
• Key response themes for community spaces included educational space, youth facilities, shops and supermarkets, and accessible green/sports space.
• 65% of responses marked improving walking routes and connections through the site as important.
• 52% of responses indicated public space within the development would benefit from public seating and areas for people to meet.

In the final section of the form, respondents were able to leave any final comments or suggestions. Key themes include:
• Support for the opening the site to connect the area and de-prioritise vehicles
• Request to follow the Duchy’s past success of quality development and avoid generic design, using brick not cladding
• Community use on site due to the history as a school
• SEND provision in the area
• Lack of affordable workspace in the area
• Safety of the public through route
• Neighbouring heights

Conversations at the consultation events and during the door-knocking exercise showed strong local interest in the proposals and the future of the site.

Key themes discussed include:
• General sense of positivity about the site being brought forward and welcomed the early engagement.
• Height and massing of new buildings - references to following the prevailing heights (i.e. the existing buildings to the west).
• Mixed views on community uses versus commercial, with a strong feeling that there are limited convenience retail or food shopping options nearby.
• Some concerns about potential anti-social behaviour due to new pedestrian route and the request for management.

The second stage of community consultation in June 2026 comprised two events attended by 225 people, including residents, local stakeholders and representatives of nearby organisations.

Alongside public events, the team met with several local groups and relevant political members to brief them on the updated proposals and take on further feedback.

Key takeaways from the physical feedback forms are noted below:
• 76% of respondents supported the new pedestrian route between Kennington Oval and Ashmole Street.
• 71% of respondents supported the proposed mix of social rent, market rent and co-living homes.
• 41% of respondents felt ‘very positive’ about the proposals, while 28% felt ‘quite positive’.
• When asked what would help the new route and public spaces feel safe and welcoming, the top three responses were planting and greenery, keeping the spaces well managed and maintained, and good lighting.

The written comments showed support for bringing the former school site back into use, delivering new homes and creating new public space. Positive comments included support for the pedestrian route, more planting and greenery, the proposed housing mix and the opportunity to improve a site that is currently underused.

Respondents also raised a number of matters they wanted the project team to consider in more detail. These included the height and massing of the buildings, particularly in relation to Hanover Gardens, Claylands Road and the proposed building around the vicarage and community space. Concerns were also raised about daylight, sunlight, overlooking and whether the development would respond appropriately to the character of the surrounding conservation area.

Access and movement were also important themes. Some respondents supported the pedestrian route, while others raised questions about safety around Ashmole Primary School and the Triangle Adventure Playground, the potential for anti-social behaviour, e-bikes and the long-term management of the route. Vehicle access from Ashmole Street was also raised, with comments about traffic, deliveries, servicing and the effect on nearby residential streets within the LTN.

Several respondents asked for more detail on the ground floor uses, including whether there could be local shops, cafés, restaurants, a supermarket, arts space or other community facilities. There was also interest in how the community space would be managed and how it could support young people, local groups and wider neighbourhood activity.

Other comments focused on the quality and appearance of the buildings, including the use of brick, local architectural character, façade detail, tenure-blind design, green roofs, renewable energy and biodiversity.

The feedback received during Stage 2 was reviewed by the design, development and technical teams and informed the updated proposals subsequently presented during the third round of engagement.

This included further work on community space, landscaping, access and servicing, pedestrian safety, building design, residential layouts, tree planting and long-term management.

Some concerns, particularly those relating to building height, access and tree removal, could not be resolved entirely through design changes. These matters were considered alongside planning policy, technical requirements, housing delivery, public realm and the overall design of the scheme.

Feedback received through consultation events, feedback forms, meetings, correspondence and conversations with the project team was logged and shared with the design and development team.

This feedback was considered alongside planning policy, technical requirements, discussions with Lambeth Council and other statutory consultees and the wider objectives for the site.

Changes and refinements made as the proposals developed included:

• Reorganising the community space to improve its flexibility, visibility and relationship with Kennington Oval
• Refining the public realm to provide more planting, shared surfaces and sustainable drainage
• Further developing the access and servicing arrangements
• Developing landscape measures to manage pedestrian and cycle movement
• Reducing the massing of B2 at the eastern end of Ashmole Street
• Relocating or reorientating balconies to reduce direct overlooking of neighbouring properties
• Simplifying the design and material treatment of the B1 canopy
• Refining residential layouts in response to daylight and overheating assessments
• Developing education space intended to support SEND provision linked to Ashmole Primary School
• Using engagement with children and young people at Ashmole Primary School and Triangle Adventure Playground to inform the approach to play, landscape and social spaces.

Not every comment or request could be incorporated. The proposals balance feedback from local residents and stakeholders with planning policy, technical requirements, housing delivery and feedback from Lambeth Council and other statutory consultees.

March 2026
• 182 people attended our events in March, with 3,679 visits recorded to the consultation website during that stage of consultation.
• 34 completed feedback forms were received during the consultation in March, alongside meetings with stakeholders and conversations at events.

June 2026
• 225 people attended our two events in June, including a range of local stakeholders and near neighbours.
• We received 29 completed feedback forms across this round of consultation.
• During this consultation there have been 2,385 views of dedicated Kennington page on the Duchy website.
• This brings views to a total of over 6,000 views for the Kennington page since it was launched.

September 2026
• 59 people attended the public drop-in session on 9 September.
• The information boards and feedback form were also made available online following the event.

The project website has received more than 7,000 visits since it was launched in March 2026.

Three community newsletters were distributed during the engagement programme.

The first and second newsletters were each delivered to 4,779 residential and business addresses ahead of the March and June consultation stages. The distribution area was widened for the third newsletter, which was delivered to 5,004 addresses ahead of the September drop-in session.

Electronic copies were also sent to people who had registered for project updates and shared directly with community organisations and relevant local representatives for circulation through their networks.

The engagement was also promoted through the project website, targeted local social media advertising and direct contact with neighbouring residents.

Following the first stage, the project team carried out door knocking at Stoddart House and homes on Ashmole Street, Claylands Road and Hanover Gardens. Additional direct communication with neighbouring residents also took place during later stages of the engagement programme.

The feedback received through the pre-application engagement has been considered alongside planning policy, technical assessments and discussions with Lambeth Council and other statutory consultees in preparing the proposals.

As part of the planning process, Lambeth Council will undertake its own statutory consultation, providing a formal opportunity for residents and other interested parties to comment on the planning application.

The Duchy will continue to communicate with neighbouring residents and local stakeholders as the project progresses.

Engagement on 55 Kennington Oval was undertaken in stages so that local feedback could be considered as the proposals developed.

Early conversations began before detailed designs had been prepared. These were followed by two formal stages of public consultation in March and June 2026 and a third round of engagement in August and September 2026, including targeted stakeholder and youth engagement and a public drop-in session.

Alongside the public events, the project team engaged directly with neighbouring residents, schools, community organisations, elected representatives and other local stakeholders.

The team has also engaged with Lambeth Council, the Greater London Authority and other statutory consultees. Community feedback has been considered alongside planning policy, technical requirements and the constraints and opportunities of the site.

Engagement will continue as appropriate through the planning process and, should the proposals be approved and brought forward, ahead of and during construction.

The information presented during the September drop-in session remains available on the project website.

As part of the planning process, Lambeth Council will undertake statutory consultation, providing a formal opportunity for residents and other interested parties to comment on the planning application.

The Duchy will also continue to communicate with neighbours and local stakeholders as the project progresses, including ahead of and during construction if planning permission is granted.

Construction is currently anticipated to begin in late 2028 or early 2029, subject to planning permission, the discharge of relevant planning requirements and the wider delivery programme.

The current programme anticipates a construction period of approximately 2.5 to 3 years, although this would depend on the final phasing and delivery programme.

We recognise that construction can be disruptive, particularly given the site’s proximity to homes, Ashmole Primary School and Triangle Adventure Playground. A detailed Construction Management Plan and Construction Logistics Plan will therefore be agreed with Lambeth Council before works begin.

These plans will set out how impacts will be minimised, including:
• How construction vehicles access the site and when deliveries can take place
• Measures to protect pedestrians, pupils and other local users
• Controls on noise, dust and vibration
• Site hoarding, safety and working hours
• How potentially disruptive activities will be programmed and communicated in advance

The detailed construction strategy would be developed once a contractor is appointed and would respond to the specific constraints of the site and surrounding streets. We would continue to engage with nearby residents, the school, the playground and other local stakeholders as the programme develops.

Construction access will be considered separately from the servicing arrangements for the completed development. We are planning for this access to be from Kennington Oval, subject to agreement with Lambeth Council and the relevant highway authorities before works commence.

An appointed contractor will regularly liaise with the Council and Surrey County Cricket Club to agree matchday protocols for deliveries, site access and safety.

This type of engagement is not unusual for central London construction sites.

The current programme targets completion of the homes and community spaces in 2031. This remains subject to planning permission and the subsequent delivery programme.