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Welcome and thank you for visiting our consultation website which aims to inform you of our new proposals for the redevelopment of 36-46 Albert Embankment, currently occupied by the Texaco petrol filling station and Vintage House.

We submitted our planning application to Lambeth Council in April 2022. It has now been registered and our documents and plans are available to view on the Council’s website. If you would like to take a look, please follow this link: https://planning.lambeth.gov.uk/online-applications/ and enter the planning application reference: 22/01372/FUL. The Council are currently running their own consultation on our proposals, and you can make any comments you might have on the application web page.

If you would like us to keep you up to date with the project, please register your details with us by clicking on the button below.

Register

The Site Context

Location and Background

The site is owned by Hotchkiss Limited however, Ocubis is responsible for the management of the planning and delivery of the redevelopment.

The 0.1934-hectare site is located on the east side of Albert Embankment within the London Borough of Lambeth. Glasshouse Walk is located to the south and provides access from the east. Tinworth Street is to the north but does not provide direct access to the site.

The southern part of the site is currently in use as a Texaco petrol filling station and the northern part functions as flexible office space within two former Victorian warehouses, collectively known as Vintage House. It is our intention to refurbish and extend Vintage House, retaining its use as office space.

Albert Embankment is designated by the London Plan as being within the Central Activities Zone (CAZ) and the Vauxhall, Nine Elms and Battersea Opportunity Area. The northern part of the site; occupied by Vintage House is within the Albert Embankment Conservation Area, however, the southern part is excluded from it.

To the north of the site and along Albert Embankment, recent residential developments include ‘The Corniche’ (89.79m), ‘The Dumont’ (97.85m) and ‘Merano’ (89.28m), which characterise the skyline and have been designed as slender ‘organ pipes’ which the proposed scheme seeks to continue.

Directly behind the site is a railway viaduct which currently has no access to the site. To the front of the site and on the opposite side of Albert Embankment is ‘Peninsula Heights’ – a residential development and ‘Tintagel House’- currently in use as office space.

The site has a Public Transport Accessibility Level (‘PTAL’) rating of 6b, meaning it is very accessible by public transport. The nearest London Underground Station is Vauxhall, located approximately 400m to the south of the site. Vauxhall is served by both the Victoria Line and South Western Railway. The site is located on a bus route (serving nos. 77, 344 and 360), providing services to Kensington, Clapham Junction, Shoreditch, Elephant and Castle and Tooting, with the nearest bus stop located a two-minute walk from the site.

Site Location Plan
Site Location Plan (click to enlarge)
Photo of existing site
View from Millbank
View from Millbank

Planning History

The relevant previous planning consents were granted in October 2017 for a residential-led scheme and August 2020 for a hotel-led scheme.

Further to the 2017 residential consent being granted, there was limited interest from the market to deliver the residential units, given evolving market forces and the over-saturation of this type of product within the locality. Therefore, Hotchkiss worked with Lambeth on a change to a hotel scheme, culminating in a new planning permission, granted in August 2020, to secure up to 600 hotel bedrooms within the same massing as the 2017 consent. The prime riverside position as well as its proximity to London tourist attractions, the West End, business areas, and major transport links made it an ideal location for hotel use.

At the time of design development for the 2020 consent, the Lambeth Local Plan was in the process of being reviewed and was considering the introduction of a cap on the number of hotel rooms within the Vauxhall Opportunity Area. 

The application to change from residential to hotel use, to reflect the optimum use for the site, was submitted and determined ahead of any cap taking effect. The 2020 consent is deliverable, but by virtue of being achieved under tight time constraints using the 2017 massing, it does not provide an optimal consent for the hotel market.  

The proposed cap has now fallen away as part of the Proposed Submission of the Lambeth Local Plan, which gives Hotchkiss an opportunity to holistically revisit and enhance the 2020 consent to provide more tailored arrangements for hotel use. This includes revisiting the design, massing and external appearance of the building to reflect its intended use, mindful of maintaining high-quality design.

October 2017 (now lapsed)

  • Redevelopment of the site for residential use
  • Up to 166 residential units
  • Refurbishment of Vintage House
  • Two towers of ground floor plus 24 storeys
  • Retail/restaurant use
  • Car and bicycle parking
2017 consented residential-led scheme
2017 consented residential-led scheme

August 2020

  • Redevelopment of the site for hotel use
  • Up to 600 bedrooms
  • Two towers of ground floor plus 24 storeys (linked at ground to fifth floor)
  • Refurbishment of Vintage House
  • Restaurant and bar
  • Accessible car and bicycle parking
2020 consented hotel-led scheme
2020 consented hotel-led scheme

NEW PROPOSALS

The skyline from Lambeth Bridge and along Albert Embankment has undergone significant changes over the last 10 years and is now characterised by high-rise developments. The current petrol filling station and Vintage House on the site now sit within a gap beside taller buildings.

Our new proposals are in keeping with the character of the area and seek to deliver a hotel development in two bespoke towers designed by Hopkins Architects. Hopkins are an award-winning practice having been awarded the RIBA Royal Gold Medal and shortlisted three times for the Stirling Prize. Hopkins has tested a number of options on the site, looking to build upon some of the principles established under the previous consent to create high-quality buildings. The design is for two elegant towers which are in keeping with the new developments to the north of the site. The towers will contain two hotel offerings and will generate significant new jobs in the local community.

The redesign has also offered the opportunity to increase the number of hotel rooms to increase its strategic function and contribution to London Plan policy within the same broad height parameters and allows the servicing and taxi drop off points to be reconsidered and improved.

Vintage House is also included in the plans and will be refurbished and extended upwards.

Our proposals include:

  • Two bespoke hotels (North and South Tower)
  • Maximum height ground plus 29 storeys
  • Up to 900 bedrooms
  • Accessible rooms for those with reduced mobility
  • Ground floor amenities (shop, café)
  • Outside guest amenity terrace on sixth floor
  • Car-free development apart from 2 accessible (reduced mobility) car parking spaces
  • 64 secure cycle parking spaces
  • Potential for basement levels to offer facilities for use by hotel guests (restaurants, gyms etc)
  • Vehicle, cycle and pedestrian access via Albert Embankment
  • Taxi drop off area accessed via Albert Embankment with four taxi waiting bays
  • Two loading and servicing bays
  • Extension and refurbishment of Vintage House
Proposed scheme
Proposed scheme (click to enlarge)

Proposed Ground Floor Plan

  • Two hotel reception areas
  • Two accessible parking spaces
  • café/restaurant/bar/shop at street level & open to the public
  • Two loading bays for deliveries and servicing
  • Taxi drop off area
Proposed Ground Floor Plan
Proposed Ground Floor Plan (click to enlarge)

Proposed Basement Level 1 Plan

  • Potential for café/restaurant areas for use by hotel guests
  • Potential for other facilities for use by hotel guests

Proposed Basement Level 2 Plan

  • Cycle storage for hotel staff/guests
  • Potential for gym for use by hotel guests
  • Potential for other facilities for use by hotel guests
  • Hotel staff facilities/back of house
  • Hotel kitchens and stores
Stacked Floor Plans
Floor Plans (click to enlarge)

Vintage House

Our proposals ensure that the two existing Victorian warehouse buildings, collectively known as Vintage House, are restored to protect their contribution to the Conservation Area. Our plan is to remove some of the outdated internal adaptations carried out in the 1960s to restore its warehouse-type character and expose the original cast-iron columns.

In summary, our proposals comprise:

  • Refurbishment of the existing Vintage House internal layout
  • Restoration of the facade closer to its original form
  • Repositioning of staircase and toilets
  • Replacement and installation of new modern lifts
  • A two-storey extension (above existing building) providing additional office space
  • Extension built from lightweight steel and timber and set back from the Albert Embankment to allow the existing facade to dominate
  • Provision of approximately 600 m2 of additional office space
Proposed refurbishment & extension of Vintage House
View from railway tracks looking south towards Vintage House
View from the railway tracks looking south towards Vintage House
View looking south towards Vintage House along Albert Embankment
View looking south towards Vintage House along Albert Embankment

Transport, Access and Construction

Transport

The site is accessible and well connected being only a 5-minute walk from the Vauxhall transport hub providing National Rail, London Underground and London Bus services. Several bus routes run directly along Albert Embankment and there are also good connections to the local cycle route network and Cycle Superhighway.

Taxi drop off

Taxis will access the hotel from Albert Embankment as per the 2020 consented scheme. The taxi drop-off area will have four waiting bays, allowing taxis to pull in and collect or drop off hotel guests. There will also be space for a further two taxis to wait within the access, without blocking the waiting bays.

Deliveries and servicing

An off-street servicing area will be provided at the southeast corner of the site, accessed from Glasshouse Walk. Delivery vehicles will reverse into the two loading bays, overseen by site management staff to ensure safe manoeuvres.

The loading bays will each accommodate up to a 7.5-ton box van, adequate for all deliveries. Use of the loading bays will be subject to a time-booking system, with suppliers required to pre-book time slots to ensure that deliveries are well-managed and do not arrive simultaneously.

Delivery vehicles will travel to the site by leaving Albert Embankment, turning into New Springs Gardens Walk, heading northbound along Goding Street before accessing from Glasshouse Walk.

Delivery vehicle access route
Delivery vehicle access route (click to enlarge)

Accessible Car Parking and Cycle Parking

Two accessible parking spaces (one per hotel) for those with limited mobility will be accessed from Glasshouse Walk. This provision aligns with London Plan and Lambeth Local Plan standards, to provide one off-street accessible parking space per hotel.

Each hotel will be provided with its own secure cycle stores at basement level, accessed via the eastern boundary of the site, following the railway arches to access the lifts. Overall, there will be capacity for 64 bicycles.

Plans showing accessible parking bays adjacent to Glasshouse Walk and access to basement cycle storage
Plans showing accessible parking bays adjacent to Glasshouse Walk and access to basement cycle storage (click to enlarge)
Plans showing accessible parking bays adjacent to Glasshouse Walk and access to basement cycle storage

Construction management

A Construction Logistics Plan will be submitted to the Council setting out measures to manage construction vehicle movements, including regular consultation with local residents and stakeholders.

The site will sign up to the Considerate Constructors Scheme – a national organisation set up to raise standards in the construction industry. The contractor will be required to abide by the Code of Considerate Practice, designed to encourage best practice beyond statutory requirements. 

Considerate Constructors Logo

Anticipated Benefits

  • On commencement of the development – if planning permission is granted – substantial CIL (Community Infrastructure Levy) payments totalling many millions of pounds will be paid to the Local Planning Authority and the GLA (Greater London Authority).
  • Additional payments will be paid through a financial legal agreement known as an s.106.  Payments will be made for employment and skills training to help local people access job opportunities arising from the proposed development. This will also include engagement with local schools and colleges to promote skills needed to work in the hospitality sector. There will also be s.106 payments for cycling and walking infrastructure improvements on Albert Embankment and adjacent roads.
  • The development will generate hundreds of jobs during the construction phase and during end-use. The hotels will bring visitors into the Vauxhall area, many of whom are likely to support local businesses and strengthen the areas’ cultural importance as a tourist destination.
  • 25% of jobs created by the development will be for local residents along with other training and skills initiatives. 20% of goods procured will also be from local suppliers.
  • The development is designed by Hopkins Architects who are an award-winning architectural practice.  The buildings will be of a high-quality contemporary design and would contribute positively to the surrounding townscape and complement other new tall buildings along Albert Embankment to the north.
  • The existing employment floorspace in Vintage House is preserved and extended. The refurbishment of Vintage House would be an enhancement to the Conservation Area and protects the last remaining Victorian warehouses on the Albert Embankment.
  • New Active Frontage with the new café or restaurant space and increased footfall brought into the area by the hotels will provide a positive relationship to the street and improve pedestrian safety.
  • The site is located within an area of very good public transport accessibility and future occupiers and visitors are expected to use sustainable modes of transport. This will reduce motorised vehicle trips to the site compared to the existing petrol station use.
  • The hotels would provide 10% of hotel rooms as wheelchair accessible and all floors are accessible by lift.
  • Hotel use of strategic scale is consistent with planning policy, which promotes larger hotel uses in the Central Activity Zone (CAZ) and the Vauxhall opportunity area. The London Plan sets a strategic target of achieving 58,000 net additional hotel rooms by 2041. The new hotels providing up to 900 new hotel rooms will help deliver this target whilst regenerating an underutilized brownfield site.
  • In normal times, Vauxhall has a high hotel occupancy rate which implies that during peak periods of the year excess demand is displaced to other destinations. The new hotels being in a highly accessible location and close to key visitor destinations will go some way to meeting this demand.
  • The new build and refurbished parts of the development are proposed to achieve significant carbon reductions, exceeding the minimum on-site reduction of at least 35 per cent beyond building regulations. 
  • The existing site is of low ecological value. To improve the ecological value of the site, the proposal includes biodiverse roof planting as well as soft landscaping.
Group of people cycling
Hotel staff
City
Construction workers

PUBLIC CONSULTATION

Our public consultation period has now closed. Your feedback is important to us. All the comments we have received will be carefully considered before the submission of our planning application to Lambeth Council.

If you would like to receive any updates on the plans, please register your details. If you would like to put a direct question to the team, please use any of the other feedback options detailed in the Contact Us section.

HAVE YOUR SAY

Our consultation period has now closed.

Thank you if you participated in our consultation. Just to reassure you, your thoughts, ideas and any concerns you tell us about, will only be seen by the project team and will not be made public. Don’t forget to register your details with us if you would like to be kept up to date on the progress of our planning application.

Q&A

We thought it would be helpful to share with you some of the questions we have been asked over the course of this project:

What are you proposing?

The proposals are for two hotels with up to 900 bedrooms (overall), within two bespoke towers of ground plus 29 storeys; stepping down to 26, 23, 20 and 5 storeys. There will be amenities such as a shop/café at street level. The development will be car-free with two accessible parking spaces for those with reduced mobility. 64 secure bicycle parking spaces will also be provided. A taxi drop off area/rank will be accessed via Albert Embankment. The hotels will include basement level facilities for hotel guests that could include restaurants and gyms.

Who owns the site?

The proposals are being brought forward by Ocubis, the development managers for the owners of the site Hotchkiss Ltd. Ocubis is an experienced property company with an extensive London portfolio.

Why are you bringing forward these new proposals when there is already permission in place for a hotel?

Our 2020 permission retrofitted hotel bedrooms into a mixed-use residential-led scheme which was consented in 2017. At the time of the 2020 application, Lambeth Council were proposing to cap the number of hotel rooms in the Vauxhall and Nine Elms Opportunity Area. This meant that the hotel-led scheme had to be advanced quickly and therefore it was developed within the consented 2017 building design.

The policy cap has now fallen away meaning we have been able to re-arrange bedroom layouts and remove the consented scheme’s balconies, allowing us to develop a more stylish external structure with towers that continue the elegant design of nearby developments.

Our emerging proposals optimise the design and layout resulting in a purpose-built and deliverable hotel focused scheme that will be highly attractive to hotel operators. Simultaneously the external design improvements reduce the impact of the development on local residents.

Why do we need more hotels in the area?

The site is located within the Central Activities Zone (CAZ). The London Plan and Lambeth Local Plan promote the development of strategically important hotels within this location.

The site is a prime riverside location, within an easy walk of some of London’s most famous landmarks, tourist attractions, the West End, business areas and major transport links. Given the significance of tourism to London and Lambeth’s economy, it is important that new development helps meet the accommodation needs of tourists and business visitors.

Why are you not considering building new homes on the site?

There was a previously expired consent for a residential scheme, however, there has been a considerable amount of residential building to the north of the site in the last few years, which has provided a substantial number of new homes in the area.

The site’s location in the Central Activities Zone (CAZ) means strategically important hotels are supported by both the London Plan and Lambeth Local Plan.

When are you going to submit the application?

We are hoping to submit a planning application to Lambeth Council in Spring 2022. However, this is subject to change and depends on how we progress with our proposals and consultation.

Will Vintage House be refurbished as part of the proposals?

Vintage House is under the same ownership and is currently in use as office space. Our proposals include the refurbishment and extension of Vintage House, protecting an important heritage building and retaining its use as quality London office space.

A complementary two-storey extension above the existing Vintage House building is proposed, set back from Albert Embankment which will deliver approx. 600 m2 of additional office space, supporting the Lambeth Local Plan and London Plan targets.

Is Vintage House a listed building?

No, Vintage House is not a listed building.

How will the character of Vintage House be protected?

The extension and refurbishment of Vintage House will complement its character and emphasise its importance as the last remaining Victorian-era warehouses on Albert Embankment.

If you get planning permission when will construction start?

Assuming planning permission is granted in 2022 then construction could start towards the end of 2023/early 2024.

If planning permission is granted, who will build the hotels?

This depends on the chosen operator for the hotels, so this could be Ocubis or the operator themselves.

If consented, when could the new hotel open?

The new hotel could open as early as 2026/27.

How will you ensure minimal disturbance to local residents during the construction period?

A Construction Management Plan will be submitted as part of the planning application which sets out the measures that will be taken to ensure that any disruption caused during construction is minimised.

What sort of jobs will be available for local people in the construction phase? Will there be jobs suitable for all levels of expertise?

As part of the application conditions, we will commit to achieving a certain level of local employment in construction roles, this will also include opportunities for apprentices and working with local schools. There is a commitment to 25% of jobs created by development during construction and the first 2 years of end-use occupation for local residents.

There will be a varied selection of jobs available for all levels of expertise throughout the construction phases. These will include labouring, technical, engineering, consultancy, administration and many other trade and technical roles that support construction processes.

How will noise and pollution from construction be managed?

A Construction Management Plan will be submitted as part of the application which sets limits on noise and pollution. During construction, Lambeth Council will be motoring noise and pollutions levels from the site to ensure that they are not in breach of conditions.

How many jobs will be created by the hotel?

A Construction Management Plan will be submitted as part of the application which sets limits on noise and pollution. During construction, Lambeth Council will be motoring noise and pollutions levels from the site to ensure that they are not in breach of conditions.

Who will operate the new hotels?

There has been interest from a number of hotel operators given the prominent location of the site, close to many of London’s business locations and tourist attractions. If planning approval is obtained, discussions with those interested parties will continue.

Will the hotel have a restaurant or other facilities?

This will be decided by the hotel operator. Potential restaurant facilities would however be contained within the hotel and used predominantly by hotel guests.

What percentage of rooms will be fully accessible to those with impaired mobility?

Our proposals meet the London Plan and the Lambeth Local Plan policy requirements for the provision of accessible rooms for those with reduced mobility.

Will there be any small shops/cafes or restaurants on the ground floor?

The proposals include a small unit at street level which could operate as a café/restaurant/bar or a shop. It would be separate from the hotel and open to the public. There would also be the possibility for outside seating.

How much car parking is proposed?

This will be a car-free development as per planning policy. Given the highly-accessible nature of the site, it is not proposed that car parking will be provided for guests or employees. Employees and guests will be encouraged to use public transport services and other modes of transport.

Two accessible parking bays will however be provided to assist those with reduced mobility needs. This meets the London Plan and Lambeth standards, with each hotel providing one space.

Why are you only providing two accessible car parking spaces?

The Greater London Authority (GLA) has advised a reduction in accessible parking spaces from the previously consented scheme. The two spaces being provided comply with London Plan Standards and the Lambeth Local Plan. Given the accessibility to the site, as well as the ability for hotel guests to use taxis, this level of provision is considered appropriate and has been agreed with Lambeth and TfL.

How much cycle parking will you provide and where will this be located?

There will be 64 secure bicycle storage spaces, which is in excess of planning policy standards. The cycle parking area will be located in the basements and will be accessed via Glasshouse Walk.

How will the hotels receive deliveries?

An off-street servicing area will be provided at the southwest corner of the site, accessed from Glasshouse Walk. Delivery vehicles will reverse into the two loading bays, overseen by site management staff to ensure safe manoeuvres. This arrangement was agreed as part of the 2017 and 2020 consented schemes, following discussions with the highway authorities.

The loading bays will each accommodate up to a 7.5-ton box van and will be subject to a time-booking system, with suppliers required to pre-book time slots to ensure that deliveries are well-managed and do not arrive simultaneously.

Delivery vehicles will travel to the site by leaving Albert Embankment, turning into New Springs Gardens Walk, heading northbound along Goding Street before accessing from Glasshouse Walk.

Where will Taxi’s drop off and pick up guests?

Taxis will access the hotel from Albert Embankment as per the 2017 and 2020 consented schemes. The taxi drop off area will have four allocated bays to allow taxis to pull in and wait while they collect or drop off hotel guests. There will also be space for a further two taxis to wait within the access which has been configured so that the allocated bays are not blocked.

Are the buildings taller than the recently completed ‘Dumont’ residential development?

No, our proposals step down from The Dumont building (97.85m AOD*). Our emerging scheme proposes the North Tower is 91.48m AOD (only 1.48m overall increase in height compared to the 2020 consented scheme), stepping down to the South Tower starting at 82.96m AOD and finishing with the podium at 23.52m AOD.

The proposals are in keeping with the other buildings along Albert Embankment. In determining the height of the proposals, a number of factors were taken into consideration including the height of neighbouring buildings, protecting strategic views across London and ensuring the proposals are commercially viable.

Other recent residential developments along Albert Embankment such as ‘The Corniche’ (89.79m), and ‘Merano’ (89.28m) characterise the skyline and have been designed as elegant towers – which our proposed scheme seeks to continue.

*AOD = Above Ordnance Datum is the basis for the national height system in Britain

Will the proposals increase traffic congestion in the area?

The existing use of the site as a petrol filling station attracts a high number of vehicular visits during the day and night. As the proposals are for hotel use with no on-site parking, the majority of guests will arrive by public transport, therefore there will be a significant reduction in vehicle movements over each 24 hour period.

Are there alternative petrol filling stations nearby for when the Texaco garage closes?

There are several alternative petrol filling stations nearby that can serve those who use the existing Texaco station. The nearest is Applegreen Service Station Kennington – approx. 4 minutes from the site, and BP service station on Vauxhall Bridge Road – approx. 5 minutes from the site. Our proposals also offer the possibility to reinstate the small shop which the petrol filling station currently offers.

The scheme also supports the transition to sustainable fully electric vehicles in London. Financial contributions will be secured towards the provision of electric vehicle charging points. There is potential to increase provision close to the site, benefitting the local community. The locations of existing charging points can be found via: https://apps.london.gov.uk/ev-chargepoints/.

How have you consulted with the public on these proposals?

We have undertaken a detailed consultation with the local community and other key stakeholders. This has included a flyer posted to 2,867 residents and businesses and an advert placed in the local press (notifying the local community of the proposals and consultation), the launch of a dedicated consultation website and three live webinar events.

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CONTACT US

If you have any questions or would like more information or help, please get in touch.

If you would like us to keep you up to date with the project, please register your details with us by clicking on the button below.

Register

BY EMAIL

Send us a message and we’ll get back to you as soon as we can.

Email:  36-46Albertembankment@bartonwillmore.co.uk

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020 7446 6853

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AE Community Engagement Team
C/O Barton Willmore
7 Soho Square
LONDON
W1D 3QB