Lambeth Housing Project Wins Award as Residents Move In Lambeth 2026

Key Points

• Joe Webster, project manager for Bellway at Arbour Square, won a Quality Award in the NHBC 2026 Pride in the Job competition.
• The NHBC selected Webster from more than 7,500 site managers inspected across the UK, placing him among 449 award winners this year.
• Construction on Block A, named 11 Kenbury Street, is nearing completion, with the first social housing tenants set to move in during September 2026.
• Arbour Square is a joint development between housebuilder Bellway and housing association The Riverside Group to rebuild the Geoffrey Close Estate off Flaxman Road.
• The 10-year project will deliver 441 new homes across six multi-storey buildings to replace existing estate blocks through phased demolition.
• The site will feature 135 social rent homes for existing tenants, 27 London Living Rent units, 35 shared ownership properties, and 244 homes for private sale.

Lambeth (South London News) August 28, 2026 –As reported by Ldn-Post, the project manager overseeing the major housing regeneration scheme at Arbour Square in Lambeth has received a prestigious national housebuilding award for his work on the site.

According to reporting from Ldn-Post, Joe Webster, who serves as Bellway Project Manager for Arbour Square, has won a Quality Award in the National House Building Council’s (NHBC) 2026 Pride in the Job competition. The development, which is transforming the former Geoffrey Close Estate located off Flaxman Road, is planned to deliver 441 new homes upon total completion.

As detailed by the NHBC inspection criteria and reported by Ldn-Post, Webster was chosen as part of an elite group of 449 site managers selected from more than 7,500 candidates evaluated across the United Kingdom. The announcement coincides with the final construction stages of the project’s first residential block, which will welcome its initial residents next month.

How is the 10-year Lambeth Estate regeneration scheme structured?

As reported by Ldn-Post, Arbour Square is being constructed as a joint venture between housebuilder Bellway and housing association The Riverside Group. The 10-year development project was established to comprehensively rebuild Riverside’s Lambeth Estate, which encompasses Geoffrey Close, York Close, and Canterbury Close, providing modern accommodation for existing tenants living in older blocks.

As outlined by the project specifications cited in Ldn-Post, the scheme incorporates:

• 135 social rent properties designated for existing residents.
• 27 homes made available under the London Living Rent scheme.
• 35 shared ownership properties.
• 244 open-market private sale properties.

The physical footprint of the development features six new residential apartment blocks ranging in height from five to 13 storeys. The development relies on a phased demolition strategy, ensuring old blocks are cleared only after occupants move into their newly built properties.

What background and operational approach does site manager Joe Webster bring to the project?

As reported by Ldn-Post, Webster, aged 47, brings over three decades of construction experience to the development. He began his career as an apprentice carpenter before advancing into site management roles and joining Bellway’s Thames Gateway division in 2024 to direct construction operations at Arbour Square.

Reflecting on the NHBC award win, Joe Webster stated to Ldn-Post: “It’s a very proud moment to win my first Pride in the Job Quality Award. When you work on a site for a long time it becomes your second home – you live and breathe it. So for your hard work to be recognised in this way is extremely rewarding.”

Addressing the managerial skills required to navigate large urban construction projects, Webster told Ldn-Post that persistence, patience, clear communication, and strong management support are essential components of success.

Webster stated:

“My senior management at Bellway are brilliant. They are always there if you need a little chat or reassurance. They are very supportive.”

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What challenges were encountered during the construction of Block A?

As reported by Ldn-Post, the physical constraints of the site required precise operational management. Building the new multi-storey blocks within close proximity to existing residential structures presented spatial restrictions for machinery and supply management.

Webster explained to Ldn-Post that spatial limits restricted the number of sub-contractors present on site at any given point, which in turn allowed him to cultivate a tightly integrated team environment.

Webster stated:

“It’s a small team. We never have more than 50 people on the site which makes it easier to manage. I know everyone’s name on site which makes it a lot more close-knit. It’s like a family unit and that makes people feel like a bigger part of the day-to-day operation.”

When will the first residents move into 11 Kenbury Street?

As detailed by Ldn-Post, the initial six-storey residential block, designated as Block A and named 11 Kenbury Street, comprises 25 dedicated social rent apartments. The structure is scheduled for formal handover to housing association Riverside at the end of August 2026, with current tenants of Geoffrey Close moving into their new homes in September 2026.

Following the full decant of residents into 11 Kenbury Street, the vacated original structures will be demolished to make room for Block B. Block B is planned as an eight-storey building containing 81 social rent properties designed to house the remaining residents of Geoffrey Close alongside tenants from Canterbury Close.

Webster, a resident of Bexleyheath, conducted second-stage walkthroughs for tenants to view their finished units, complete with fitted kitchens and flooring.

Commenting on tenant reactions during site visits, Webster told Ldn-Post: “Some of the residents got quite emotional. Their new homes will be a big improvement on where they currently live. And it will be a much nicer environment for them all round. They will have planting and outdoor areas where they can sit and relax. At the moment, they have got nothing but concrete.”

How are the NHBC Pride in the Job awards judged?

As noted by Ldn-Post, the NHBC Pride in the Job competition is currently in its 45th year and represents one of the most prominent operational benchmarks in UK residential construction.

The evaluation process involves unannounced spot checks and detailed assessments covering every facet of construction management. Judging criteria cover operational consistency, technical compliance, detail adherence, leadership qualities, structural drawing interpretation, and strict compliance with health and safety mandates.

Following his Quality Award selection, Joe Webster will move forward to be assessed for the next stages of the national competition—the Seal of Excellence and the Regional Awards—which will be officially announced by the NHBC in autumn 2026.

Background of the particular development

The redevelopment of the Geoffrey Close Estate has been a major component of housing estate renewal strategies within the London Borough of Lambeth. Located near Loughborough Junction, the original estate was constructed in the mid-20th century and comprised 134 social rented housing units across low-rise blocks. Over several decades, the legacy structures experienced wear, structural inefficiency, and spatial limitations that prompted local authorities and housing managers to explore comprehensive regeneration options rather than localized refurbishment.

The formal process for the current project began when housing provider The Riverside Group initiated community consultations and formal tenant ballots regarding the site’s future. In December 2018, estate residents voted in favour of a full redevelopment plan under Greater London Authority (GLA) estate regeneration guidelines. Following the successful ballot, Riverside established a joint-venture partnership with developer Bellway Homes to fund and execute the masterplan.

Planning approval was granted by Lambeth Council’s planning committee in August 2021. The approved scheme permitted the demolition of the legacy buildings to make way for 441 new multi-tenure housing units. Key planning provisions mandated that all existing social housing tenants be guaranteed a re-provided home on the new site under identical tenancy terms. Enabling works and site clearing commenced in early 2024, followed by structural foundation work and main construction activities on Block A through 2024 and 2025.

Future prediction: How this development affects the local community and housing market

The successful completion of Block A and the ongoing execution of the 10-year Arbour Square masterplan will have several distinct effects on key stakeholders across the Lambeth area:

• For Existing Estate Residents: Tenants moving from older legacy units into 11 Kenbury Street and subsequent blocks will experience immediate upgrades in living standards. The modern units feature higher thermal efficiency standards, modern structural soundproofing, dedicated outdoor green spaces, and reduced long-term utility costs compared to the previous aging infrastructure. The single-step phased decant model minimizes residential displacement, allowing the local community to remain intact during construction.
• For Local Housing Supply in Lambeth: By replacing 134 older housing units with 441 multi-tenure residences, the development significantly increases urban housing density near key transport corridors. The addition of 35 shared ownership homes and 27 London Living Rent properties provides accessible intermediate housing routes for local workers who are priced out of full open-market purchases but do not qualify for traditional social housing.
• For the Local Built Environment and Infrastructure: The replacement of hard-standing concrete areas with communal landscaping, public realm improvements, and modern urban planning standards is projected to reduce localized anti-social behavior and improve general neighborhood safety. Furthermore, section 106 contributions tied to the project will fund ongoing improvements to nearby public transport facilities and local park infrastructure, benefiting the broader Loughborough Junction community.