Vistry, Lambeth Council Sign Denby Court 141 Homes Deal

Key Points

• Vistry and Lambeth Council have signed a development agreement for the first site in the New Homes Hexagon (NHX) programme.
• The agreement covers the Denby Court estate in Kennington and will deliver 141 mixed-tenure homes.
• Half of these homes (approximately 70 homes) will be affordable, with 70% of the affordable homes set for social rent.
• Vistry has begun preparing a planning application for the site.
• Construction is expected to commence in 2027, subject to planning approval.
• This contract builds on an earlier partnership announced earlier this year between Vistry and Lambeth Council to deliver 500 new homes and two community hubs across six sites in the borough.
• Plans for the remaining five sites are already underway.
• Rob Wilkinson, managing director at Vistry South London, highlighted the partnership’s focus on high-quality, inclusive, and sustainable homes.
• Councillor Danny Adilypour, Deputy Leader and Cabinet Member for Housing, Investment and New Homes at Lambeth Council, emphasised the rapid progress and commitment to social and affordable housing.

Kennington (Vistry Group Press Release) January 20, 2026 – Vistry, a leading housebuilder, and Lambeth Council have formalised a development agreement to redevelop the Denby Court estate, marking the inaugural project under the ambitious New Homes Hexagon (NHX) programme. This deal promises 141 new mixed-tenure homes, with half designated as affordable and 70% of those allocated for social rent, addressing pressing housing needs in the borough.

What is the New Homes Hexagon Programme?

The New Homes Hexagon (NHX) programme represents a strategic collaboration between Vistry and Lambeth Council aimed at transforming six key sites across the borough. As detailed in the official announcement, this initiative seeks to deliver a total of 500 new homes alongside two community hubs, fostering vibrant and sustainable neighbourhoods. The Denby Court site in Kennington serves as the flagship location, with Vistry already advancing preparations for a planning application.

Work on the other five sites is progressing apace, underscoring the partnership’s momentum. This broader framework builds on an earlier agreement struck earlier this year, positioning the council and developer to tackle Lambeth’s housing crisis head-on. The programme emphasises mixed-tenure developments to ensure a balance of market, affordable, and social rent options, catering to diverse local needs.

What Does the Denby Court Agreement Entail?

The development agreement specifically targets the Denby Court estate, promising 141 homes in total. Of these, half—roughly 70 units—will be affordable, with 70% of the affordable portion reserved for social rent, as confirmed in the joint statement from Vistry and Lambeth Council. This structure prioritises low-income families and key workers, aligning with broader efforts to combat homelessness and overcrowding in South London.

Vistry has initiated the planning application process, a critical step towards realisation. Construction timelines hinge on approval, with groundwork slated to begin in 2027. The project forms part of the NHX’s hexagon-shaped footprint across Lambeth, symbolising comprehensive regeneration.

Why Was This Partnership Formed?

Lambeth Council and Vistry entered this partnership earlier this year to address the borough’s acute housing shortage. The agreement for Denby Court accelerates delivery on the first of six sites, with the full programme targeting 500 homes and community facilities. This collaboration leverages Vistry’s expertise in volume housebuilding and the council’s local authority powers to unlock underutilised estates.

The initiative responds to escalating demand for social housing amid rising property prices and waiting lists exceeding 20,000 households in Lambeth. By committing to 70% social rent within affordable allocations, the partners aim to provide secure tenancies for existing residents and newcomers alike.

What Have Key Figures Said About the Agreement?

Rob Wilkinson, managing director at Vistry South London, expressed enthusiasm for the milestone. As reported in the Vistry press release, he stated:

“Signing the Development Agreement for Denby Court marks an exciting first step in our partnership with Lambeth Council to deliver high-quality homes that meet local needs. Across six neighbourhoods, we’re committed to creating places that are not only well-designed but inclusive and sustainable. We’ll work closely with residents and partners to ensure these developments bring lasting social value to the communities they serve.”

Councillor Danny Adilypour, Deputy Leader and Cabinet Member for Housing, Investment and New Homes at Lambeth Council, echoed this sentiment. In the council’s official statement, he remarked:

“Delivering social and genuinely affordable homes for Lambeth residents is at the heart of this partnership, and it’s great to see momentum building so quickly. Agreeing plans for Denby Court so early shows our commitment to boosting the supply of new affordable homes as quickly as possible. This scheme, which is expected to be submitted for a planning application early this year, alone will bring 141 new homes to Kennington, including 65 social and affordable homes, which will give more local families the secure, high-quality homes they deserve.”

These quotes highlight bipartisan support and a shared vision for community-led regeneration.

When Will Construction Begin at Denby Court?

Construction at Denby Court is provisionally scheduled for 2027, contingent upon securing planning approval. Vistry has already commenced preparatory work on the application, which is anticipated for submission early in 2026. This timeline reflects the partners’ urgency to expedite delivery amid Lambeth’s housing emergency.

Delays could arise from resident consultations or planning objections, but the early agreement signals proactive engagement. Parallel advancements on the other NHX sites suggest a pipeline primed for rapid rollout post-approvals.

Where Exactly is Denby Court Located?

Denby Court lies within Kennington, a densely populated area in the London Borough of Lambeth, south of the River Thames. This estate, like many post-war council properties, has long required modernisation to meet contemporary standards. Its selection as the NHX flagship underscores its strategic position near transport links, schools, and amenities, enhancing accessibility for future residents.

Kennington’s proximity to central London amplifies the project’s significance, offering affordable options in an otherwise prohibitive market. The site’s regeneration will integrate with surrounding neighbourhoods, promoting cohesion.

How Many Homes Will the Full NHX Programme Deliver?

Across six sites, the NHX programme commits to 500 new homes, complemented by two community hubs. Denby Court accounts for 141, leaving substantial capacity in the remaining five locations where planning is underway. This scale positions Lambeth as a leader in council-led housing initiatives.

The mixed-tenure model—encompassing social rent, shared ownership, and private sale—ensures financial viability while prioritising affordability. Community hubs will provide spaces for education, health, and recreation, amplifying social impact.

What Role Does Vistry Play in Lambeth’s Housing Plans?

Vistry, formerly known as Bovis Homes and Gallagher, brings proven expertise in partnerships with local authorities. As managing developer for NHX, the firm handles design, construction, and resident liaison. Rob Wilkinson’s leadership in Vistry South London emphasises sustainability, from energy-efficient builds to green spaces.

The company’s track record includes thousands of homes annually, with a focus on volume and quality. This Lambeth venture aligns with Vistry’s broader strategy amid the UK’s housing crisis.

What Challenges Might the Project Face?

Planning approval remains a pivotal hurdle, potentially drawing scrutiny over density, design, or traffic impacts. Resident consultations will be crucial, as Vistry pledges close collaboration. Economic factors, such as material costs or funding shifts under the current national government, could influence timelines.

Lambeth’s declaration of a housing emergency adds pressure but also unlocks flexibilities. Councillor Adilypour’s comments affirm swift action, yet execution will test the partnership’s resilience.

How Does This Fit into Lambeth’s Broader Housing Strategy?

Lambeth Council oversees one of London’s largest social housing stocks, yet demand outstrips supply. NHX integrates with initiatives like the Lambeth Affordable Homes Programme, targeting 4,000 new units by decade’s end. Social rent commitments—70% of affordables at Denby Court—align with calls for “genuinely affordable” housing amid right-to-buy losses.

The council’s cabinet, led by figures like Danny Adilypour, champions devolved powers to bypass private developers where possible. This Vistry tie-up balances speed with council oversight.

What Benefits Will Local Communities Gain?

Beyond housing, NHX promises inclusive designs and social value. Vistry’s pledge includes training apprenticeships, local procurement, and green infrastructure. Community hubs will anchor neighbourhoods, offering hubs for advice and events.

For Kennington families, 65 social and affordable homes signal relief from temporary accommodation. The project fosters pride in regenerated estates, countering decline.