Kingston Council and Vistry have secured detailed planning approval for the second phase of the Cambridge Road Estate regeneration, clearing the next 383 homes within the 2,170-home programme in south-west London.
The approval covers Phase 2 of the estate renewal in Norbiton and includes 94 Council Rent homes. BPTW has designed the phase, which will also provide more than 700 cycle spaces, around 120 car parking spaces, approximately 100 new trees and more than 2,000 sq m of dedicated play space.
The planning position is more specific than a new masterplan consent. The wider Cambridge Road Estate received hybrid planning permission in July 2022, with detailed approval for Phase 1 and outline permission for the later phases. Phase 2 has now progressed through a Reserved Matters Application covering the detailed appearance, landscaping, layout and scale of the next stage of development.
Cambridge Road Estate Phase 2 will deliver 383 new homes as part of the wider 2,170-home Kingston regeneration programme. Image: Cambridge Road Estate.
Phase 2 Reserved Matters Approval Covers Three Plots
The Phase 2 application, reference 25/02075/ARM, covers Plots A, D and P within the approved masterplan. The detailed plans establish the building layouts, materials and landscape arrangements for the phase, rather than reopening the principle of redeveloping the estate.
Phase 2 will be delivered within an existing occupied regeneration programme, with the estate divided into subphases as residents are rehoused and land becomes available. The project's published information identifies Phase 2a as Westwick and the houses along Chesterton Terrace, with Phase 2b covering Connington, Fordham, Caldecote, Chippenham and Burwell.
That sequencing makes vacant possession and demolition part of the delivery path before the approved replacement buildings can move into main construction. The scheme is being taken forward through Cambridge Road (RBK) LLP, the partnership vehicle established between Kingston Council and Countryside Partnerships, now part of Vistry Group.
Council documents show that the project agreements have also been amended during delivery to reflect requirements arising from the Building Safety Act, affordable-housing handover arrangements and changes to the project's financing structure. Those arrangements sit separately from the Phase 2 planning approval and will continue to influence the pre-construction programme.
Construction Programme Follows an Active Phase 1
Physical delivery is already established elsewhere on the estate. Vistry says 250 Phase 1 homes have been completed, while a further 202 homes and a new community centre are under construction. The wider programme will ultimately provide 2,170 homes alongside new streets, public realm, landscaping and community infrastructure.
The project therefore provides a useful distinction between planning progress and construction progress. Phase 2 now has its detailed planning approval, but that does not mean the 383 homes have started on site. London Construction Magazine has previously examined the wider gap between housing consent and physical delivery across London, where land, regulatory approvals, funding and pre-construction work increasingly determine when approved schemes mobilise.
Published programme information for Cambridge Road Estate is not entirely aligned. The project's public FAQ says Phase 2 is expected to commence in early 2027, while Kingston Council's March 2025 Phase 2 business plan approval anticipated a start on site in Q4 2027. The latest planning announcement does not provide a revised construction start date or reconcile those two programme references.
No separate Phase 2 construction value has been disclosed in the latest announcement. With the Reserved Matters stage now cleared, the next delivery steps sit around resident rehousing, vacant possession, demolition and the technical approvals required before the three Phase 2 plots move into physical construction.
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