Kingston Council and Vistry Win Planning Consent for 383-Home Cambridge Road Estate Phase 2

Kingston Council and Vistry have secured planning permission for Phase 2 of the Cambridge Road Estate regeneration in Kingston upon Thames, southwest London, advancing one of the capital's larger estate renewal programmes. The reserved matters consent, announced Oct. 20, 2026, authorises 383 new homes, including 94 Council Rent homes.

The consent enables the next phase of the long-term regeneration of the estate in Norbiton, which is planned to deliver 2,170 homes in total, alongside new community facilities, green spaces and improved public realm. Phase 2 is being delivered in partnership between Kingston Council and Vistry.

Phase 2 Design and Housing Mix

Architects BPTW designed Phase 2, which comprises three principal buildings, referred to as Blocks A, D and P/T. Of the 383 homes, 94 are Council Rent homes, which Kingston Council said will help it deliver affordable housing for local residents. The remaining homes comprise other tenures, including private and private rented-sector units.

The plans include:

• More than 700 cycle spaces
• Around 120 parking spaces
• Approximately 100 new trees
• More than 2,000 sq m of dedicated play space, equivalent to about 21,500 sq ft

Public space is a central design element of the phase. The proposals include a neighbourhood green with seating and play areas intended as a focal point for residents and local people. Phase 2 is designed to connect with Phase 1 and the surrounding area while maintaining its own neighbourhood character.

Sustainability Measures

The scheme proposes air source heat pumps and photovoltaic panels. The design also gives attention to building fabric, window sizes and orientation, and prioritises dual-aspect homes.

Progress Across the Wider Regeneration

The Phase 2 consent follows progress elsewhere on the estate. A total of 250 homes have been completed in Phase 1, and a further 202 homes and a new community centre are under construction. The Phase 2 reserved matters application was submitted in 2025 and covers the western part of the existing estate, which dates to the 1960s and 1970s.

Kingston Council's Phase 2 business plan anticipated vacant possession in the second quarter of 2027, construction starting in the fourth quarter of 2027, first completions in the first quarter of 2029 and final completions in the third quarter of 2032. Those dates are programme targets.

Comments From Vistry and Kingston Council

Nick Churcher, Regional Managing Director for Vistry, said: "Securing planning permission for Phase 2 represents another significant step forward in the transformation of the Cambridge Road Estate. Working in partnership with Kingston Council, we are creating a vibrant new neighbourhood that will provide much-needed new homes, including affordable housing, alongside improved public spaces and community facilities for residents."

Churcher added: "This milestone reflects the strong collaboration between all partners involved in the project, and we look forward to continuing delivery of this ambitious regeneration programme, which is already making a real difference for residents in Kingston."

Councillor Emily Davey, Portfolio Holder for Housing and Co-Chair for People Committee at Kingston Council, said: "Securing planning permission for Phase 2 brings us closer to delivering even more quality new homes and a renewed neighbourhood at Cambridge Road Estate. It's exciting to see the next phase of renewal can take shape, bringing 383 new homes, including 94 Council Rent homes, green spaces and places for children to play."

Davey also said: "As custodians of this regeneration, we have a responsibility to our residents to keep moving forward and deliver on our commitments. This permission is another important step towards turning those commitments into homes and a stronger community."

Market Context for Vistry and Mixed-Tenure Housing

The approval comes as Vistry has emphasised affordable and mixed-tenure housing amid softer open-market conditions. In the six months to June 30, 2026, the company's adjusted revenue fell 9% to £1.703 billion, completions declined 8% to 6,304 homes, and it reported an adjusted loss before tax of £83.3 million, compared with an £80.6 million profit a year earlier. Vistry attributed the backdrop to affordability pressures, weaker buyer confidence and uncertainty.

The company has also cited the UK's £39 billion, 10-year Social and Affordable Housing Programme as a medium-term opportunity and has described itself as well positioned to deliver mixed-tenure housing. Council-led regeneration schemes such as Cambridge Road combine public-sector affordable housing objectives with a broader tenure mix.

The scheme is a planning and development announcement rather than a property sale or financing transaction. Vacant possession, procurement, funding and construction remain future milestones, and the long delivery horizon through 2032 leaves the programme exposed to construction costs, funding conditions and policy changes.

Sources

• Vistry press release: Kingston Council and Vistry secure planning permission for next phase of Cambridge Road Estate regeneration