Development Management Teams

The Council has appointed Tibbalds CampbellReith Multidisciplinary Joint Venture to lead a consortium of companies to be the development management team to work with the first three estates on the Council’s estate regeneration programme; these are:

Residents on these estates were involved in their selection and were able to speak to them directly about why they should be chosen for this important work and below are quotes from residents which where involved in this process:

"Resident members of the interview panel considered that Tibbalds and PTE represented their best interests. These companies were able to address their concerns and presented salient examples that addressed many of the issues that had been raised by both tenants and leaseholder residents"

South Lambeth Estate Resident Engagement Panel members

"The ultimate selection of the Tibbalds Consortium was a decision agreed with resident representatives and the Council. The Tibbalds Group explained their back ground and technical ability, the interview panel felt that they understood the resident concerns about keeping to the residents brief for the new estate. They seemed to have a sympathetic grasp of the residents’ dismay of having to live through a demolition and rebuild for the next 5 years or more and would endeavour to work closely with all residents"

Alan Mesure - Westbury Estate

"Tibblads did their homework. They understood Knights Walk's unique situation. We are also pleased their team includes Mae Architects. They have worked with residents and the Council from the start of the regeneration process. This gives us the confidence that this team will deliver the scheme laid out in the cabinet report. We look forward to working together in the expectation that this understanding will endure"

May Van de Water - Knight's Walk

Do you have a question about this appointment?

Below is a Q&A on this appointment. If you have a question which isn't covered please get in touch.

What has happened?


A few months ago, residents of the South Lambeth Estate, Knights Walk and the Westbury Estate were invited to separate exhibitions on their estates. At these exhibitions they were able to question and score the different teams competing to lead on the design and delivery of the more and better homes the borough desperately needs.

After an extensive process, which included these scores and interviews with members of the local Resident Engagement Panels, the Council has appointed a consortium led by Tibbalds CampbellReith Multidisciplinary Joint Venture to lead on all 3 projects.

The Council had invited 16 different companies to bid for this role. These companies, selected from an existing framework set up by the Homes and Communities Agency. This list included:

  • AECOM Ltd
  • Amec Foster Wheeler Environment & Infrastructure UK Limited
  • Arcadis Consulting (UK) Limited
  • Atkins Limited
  • BDP
  • Mott MacDonald Limited
  • Mouchel Limited
  • NPS Property Consultants Limited
  • Ove Arup & Partners International Ltd
  • Pell Frischmann Consultants Ltd
  • Peter Brett Associates LLP
  • Savills (UK) Ltd
  • Tibbalds Campbell Reith JV
  • WSP UK Limited
  • WYG Engineering Limited

The Council shortlisted between three and four companies for each estate.

Who has the Council appointed?


The consortium led by Tibbalds CampbellReith Multidisciplinary Joint Venture scored the highest marks for quality in their bids to work with us on each estate and were ranked the highest by residents who attended the interviews. This gives residents across the estates the team they wanted and means the Council can ensure consistency and quality of new homes.

The Council will work with the consortium to engage with residents on each estate, create a masterplan and designs for the new and replacement homes and to take this plan through the planning process to delivery. While the consortium will be the lead consultant on all 3 projects, the consortium team they will be managing will be different for each estate, with project-specific team members. The tender process gave the bidders the opportunity to include some of the architects and other specialists that have already been working with the Council and residents on these estates.

These teams for each estate will be:

South Lambeth:

  • Tibbalds: Lead consultant, planning consultants, urban designers and heritage specialists
  • CPC Project Services: Development managers, project managers and cost consultants
  • PTE Architects: Architects
  • Camlins: Landscape Architects
  • PlaceStudio with Tibbalds: Consultation specialists
  • Campbell Reith and TGA Consulting: Engineering

Knights Walk:

  • Tibbalds: Lead consultant, planning consultants, urban designers and heritage specialists
  • CPC Project Services: Development managers, project managers and cost consultants
  • Mae Architects: Architects
  • Camlins: Landscape Architects
  • Make:Good: Consultation specialists
  • Campbell Reith and TGA Consulting: Engineering 

Westbury Estate:

  • Tibbalds: Lead consultant, planning consultants, urban designers and heritage specialists
  • CPC Project Services: Development managers, project managers and cost consultants
  • Metropolitan Workshop Architects with Macreannor Lavington: Architects
  • Camlins: Landscape Architects
  • Make:Good: Consultation specialists
  • Campbell Reith and TGA Consulting: Engineering

How many new homes will be built on these three estates?


On the Westbury estate, the high-rise towers will be retained and all the low-rise buildings (86 homes) will be replaced. This will mean that at least 230 additional homes will be provided, of which it is estimated that more than 150 will be available for council rent.

On Knight’s Walk, 18 existing homes will be replaced with at least 64 additional new homes. At least 25 of these additional new homes will be provided at council-level rent.

On South Lambeth, 101 homes will be replaced with at least 218 additional new homes - of which it is predicted that 100 will be at Council-level rents. Wimborne House (104 homes) will be retained. 

Why is the Council regenerating estates?


Where the council owns land ready for development, we’re moving quickly to build these homes. Somerleyton Road in Brixton already has planning permission for 300 new homes, all for rent and all with priority for the local community, but there isn’t enough of this kind of undeveloped land in Lambeth.

However, the council has several council estates, built at lower densities to meet the needs of the borough in the 1960s and 1970s, when the population of Lambeth was much lower than it is now. Many tenants are living in dilapidated homes that the Council can’t afford to refurbish, and many more are living in overcrowded homes because of the lack of family-sized homes in the borough.

That’s why Lambeth is pursuing a major estate rebuilding programme. Last autumn, the Council’s Cabinet approved plans for three estates in the north of the borough - at Westbury, South Lambeth and Knights Walk - leading to 500 extra homes, almost 300 of which will be at council rent. The remainder will be for private renters.

Why has the Council employed a private company to work on these estates?


Developing new homes and new neighbourhoods requires specialist expertise and the consortium led by Tibbalds CampbellReith Multidisciplinary Joint Venture has demonstrated through the selection process that they have the ability to create great places that residents are proud of.

By appointing these firms directly, rather than through a development partner or developer, the Council is the customer and therefore has far more control over the design and quality of the new homes.

The Council is confident that the consortium not only has the skills required but also has the track record to deliver three viable and successful masterplans on South Lambeth, Knights Walk and the Westbury Estate.

How did you advertise this contract?


The opportunity was made available to the 17 companies which have been appointed to the Homes and Communities Agency (HCA) multi-disciplinary panel. Out of the 17 panel members, an initial 10 expressed an interest. A short-list of between 3 to 4 companies was then agreed for each estate.

The panel is a framework of companies which the HCA procured, so that local authorities could access the skills they have.

Where can we see the tender document?


The Invitation to tender can be download here.

The Executive Summary for the 3 estates can be downloaded on below:

How were residents involved in selecting the winner?


Residents on the South Lambeth Estate, Knights Walk and the Westbury Estate were involved through design and development team exhibitions and as part of the interview panel for each team – which included members of the local Resident Engagement Panels. The consortium led by Tibbalds CampbellReith Multidisciplinary Joint Venture scored the highest marks for quality in their bids and were ranked the highest by residents who attended the interviews. 

For each exhibition, a booklet was sent to every resident on the 3 estates inviting them to question and score the competing teams at specific events. The booklet contained information on each of the competing teams and how their involvement would influence the outcome. At each exhibition, all of the teams had an opportunity to present their case directly and were then scored against a range of criteria.

After each exhibition, separate interviews were held with members of each Resident Engagement Panel along with Council officers. All the scores from the exhibition, the bids supplied by each team and the interviews were calculated and the winning team was selected accordingly.

What were the criteria used to appoint them?


Tenders were assessed 50% on price and 50% on quality. The consortium led by Tibbalds CampbellReith Multidisciplinary Joint Venture was assessed to be particularly strong in a number of areas including:

  • Their approach to development management in achieving high quality designs for Local Authority and public-sector clients
  • Their decision-making and project management skills
  • Their ability to navigate the planning process successfully
  • Their track record on delivering other estate regeneration projects 

What other projects have Tibbalds CampbellReith Multidisciplinary Joint Venture worked on?


then they have worked on a number of projects including:

Bourne Estate, Camden

The Tibbalds Multidisciplinary Team secured planning approval for a 75-unit mixed-tenure scheme on the Bourne Estate in Camden. The scheme creates two new blocks of housing that link and relate to existing Grade II Listed early 20th Century social housing blocks on the estate, and also includes significant new public realm and recreation facilities.

Tybalds Estate, Camden

The Tibbalds Multidisciplinary secured planning permission for 93 new mixed-tenure homes, landscape and public realm improvements and an enlargement of existing community facilities at the Tybalds Estate in Holborn, in the London Borough of Camden.  The proposals include new-build housing, extensions and additions to existing post-war Council blocks and new Combined Heat and Power facilities for the 360 homes on the current estate.

How much will the Council be paying them?


The fees for each estate vary depending on the size and complexity of the project. They are also set up in a way that they are only paid on the successful completion of each key stage of the project. These are large multidisciplinary teams from now through the delivery phases to completion of the work on each estate. These fees will be factored into the financial model for each development, so these costs will be repaid back to the Council through the monies generated through the development process.

The total fees for each estate are:

  • Knights Walk - £2,287,184
  • South Lambeth - £3,948,471
  • Westbury Estate - £4,118,000

Where is this money coming from?


In 2014, Cabinet approved a potential pipeline of £25m to deliver new affordable housing in the borough. The fees above will be paid using this pipeline of funding. Each development will however be expected to repay this money back to the Council over a number of years.

Whilst this approach does require significant investment by the Council at this initial stage, not only will the developments pay back this money but by building new homes in this way, we avoid paying the 15% to 20% profit margin that a private developer would require.

What other work has this consortium done in Lambeth?


Please see below some of the projects companies in consortium have work on in Lambeth.


Cressingham Gardens 2015/2016

  • Masterplan Principles draft document
  • Initial feasibility review of underground garages proposal

Somerleyton Road (2014/2015)

  • Planning consultants, engagement and heritage consultants for the regeneration of the Council’s Somerleyton Road site, employed through Igloo the development managers for the site on behalf of Lambeth Council.

Schools planning advice (2012)

  • Planning review of applications for a number of expansions to schools sites for the education department including Hitherfield School and Elm Wood School 

Fenstanton Schools Site Masterplan (2009/10)

  • Masterplan and outline planning application for a new secondary school and replacement primary school on the Fenstanton School site in Tulse Hill, including public and stakeholder engagement. With architecture PLB.  For LB Lambeth Education.

Stockwell Park Estate (2005)

  • A review of the emerging masterplan for planning, including a draft framework for the regeneration of the estate.

Myatts Field North 2004/6

  • Production of Myatts Field North Development Planning Guidelines for planning, including resident engagement, viability modelling (by KSA) and highways input
  • Assisting the Council housing department with the review of Masterplans by the submitted bidders (until around 2008)

CPC (formerly as KSA)

  • Myatts Field North: as part of the preparation of Development Planning Guidelines in 2004/5 KSA provided viability advice to the Tibbalds team to inform the Planning Department’s approach to the S106 and affordable housing discussions.

Mae architects

  • Somerleyton Road (2014/2016): Recently given planning permission (minded to grant), this extra care facility in the heart of Brixton provides independent living with support for people over 55. The building contains 65 homes with layouts that are flexible and generous. All flats are dual aspect offering plenty of daylight and views over the neighbourhood as well as shared garden space for growing or relaxation. The project has planning permission as part of a wider scheme of homes, community facilities and a new theatre. 
  • Lingham Court: A feasibility study for Lambeth in 2015, explored the refurbishment of this listed, sheltered housing scheme in Streatham. Options included improving wheelchair access and upgrading of facilities to meet current standards. 

Metropolitan Workshop

  • Westbury Estate -  Metroplitan Workshop were appointed as lead consultant for a Residents Engagement and Urban Design Study that aimed to identify a brief and vision for the Estate. This strategy involved delivering training in urban design principles including density, open space, parking, design and security. These sessions also included a workshop element which gave residents a better understanding of the issues and trade-offs involved in masterplanning. Such an approach has helped shape the future of their estate through the ‘residents design brief’. 
  • Somerleyton Road, Brixton – Metropolitan Workshop were masterplanners for the overall site and architects for blocks C and F.  The new development will provide around 300 new affordable homes, and relocate the Oval House theatre at the Carlton Mansions end of the street. Ground floor uses include a gym, dementia care unit, warden assisted homes for the elderly, chefs school and children’s nursery. Completion is due in 2018. The project breaks new ground in so many ways, not least the sharing of control of development of council land with a local community based organisation (Brixton Green), the real and deep community led approach to the brief for the project and the provision of long term, low cost funding by the council. Any one of these would be unusual and together they are unique. 
  • Central Hill Estate - Metropolitan Workshop have recently been asked by Lambeth to provide urban design training for residents of this Lambeth estate. The aim is to give residents a background in the keydesign principles they will need to think about if the estate undergoes a regeneration process. 

PTE (post 2000 projects)

  • Brockwell Park Lido:2003-2007
  • Refurbishment and extension of Grade II listed 1930s lido enabling ‘Brixton Beach’ to be financially self-supporting 
  • Coldharbour Lane:2004-2011 (to planning)
  • 155 homes for Places for People Housing Association plus commercial and communal space
  • Clifton House:2008 (to planning)
  • 50 extra care apartments for Clapham Park Homes
  • Lingham Court: 2003-2005
  • Mixed tenure housing, including 30 affordable wheelchair homes for Lambeth Social Services. With the site located above two underground tube lines the scheme involved prefabricated off-site floors and walls and pre-fabricated bathrooms and kitchens
  • Halliday Hall:1995-2000
  • Extra care, sheltered housing and affordable rented houses
  • Plus of course South Lambeth Estate during 2014/2015. 

Camlins Landscape Architects

  • PRWG Design Guide for TfL: Camlins was appointed by the Nine Elms Strategic Project Manager to produce a materials guide that  provides clear design guidance to those implementing public realm, whether public funded environmental improvements or public spaces delivered as part of development. Adherence to these recommendations by public realm designers of individual schemes will produce incrementally a piece of city scape which is historically responsive, elegant, safe, enjoyable and practical to maintain. This report recently formed the basis for the TfL Public Realm Design Guide for Nine Elms on the South Bank.
  • Vauxhall Cross: Camlins was commissioned by CLS Holdings working in collaboration with Allies & Morrisons to design a new public open space for the area which will be the gateway to a new Linear Park running through Nine Elms on the South Bank from east to west. By incorporating a series of elegant contemporary aerial walkways to be known as "the Linear Walk", the masterplan will link the different sites and streets around Vauxhall Cross, opening up the area for its next phase of regeneration in the London Borough of Lambeth.

Campbell Reith (current or recent projects)

  • Kings Maths Free School: To provide new teaching accommodation and refurbish the existing buildings.  Lambeth Baths and Lambeth Tower. CR will provide a monitoring role, reviewing the engineers’ proposals and the works on site and perform a structural survey.
  • Larkhall Park regeneration Project: Regeneration support to Larkhall Park, Lambeth. Design Services investigating and reporting
  • Guy’s & St Thomas’ Hospital - Various Projects: Major alterations to the 1860’s Victorian buildings encompassing demolition works, temporary works and new structures.Assessment of changes of use and loading increases to several reinforced concrete and prestressed concrete buildings constructed in the 1960’s and 1970’s 
  • Lambeth, Southwark & Lewisham NHS Trust LIFT: Preparation of brief for Lambeth PCT for suite of surveys (desk top studies, intrusive investigations, asbestos surveys, access audits, structural surveys and topographical and infrastructure surveys) for sample sites.  Subsequent procurement and reporting of such surveys. 

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