The London Borough of Sutton is poised for a year of significant transformation in 2026, with a series of major construction projects set to reshape its skyline and high street. Following a year of both progress and setbacks in 2025, the council's ambitious regeneration plans are moving into a critical phase, promising new homes, improved amenities, and economic growth for this sought-after outer-London location.
Major Housing Projects Set to Reshape the Borough
Several large-scale residential developments will dominate Sutton's construction landscape in the coming year. The most prominent is Chalk Gardens on the former B&Q site near Sutton station. With planning consent granted in December 2023, this scheme will deliver 1,014 homes across eight buildings, the tallest rising to 21 storeys. Of these, 353 will be affordable units, meeting the council's 35% target. New private homes are expected to launch in 2026, with affordable homes for Sutton residents following in 2029.
At the north-eastern end of the High Street, the Elm Grove social housing regeneration will see 1970s homes replaced with 276 new, energy-efficient properties. Half will be council housing, with the first completions anticipated in 2028. Meanwhile, at the south-western end, Beech Tree Place on St Nicholas Way is on track to deliver 92 affordable homes by June 2026, following delays caused by the original developer's administration.
Further significant housing plans are in the pipeline. Approved proposals for St Nicholas House, the former Riva Bingo site, will create 281 shared-living homes, with demolition expected in 2026. Additionally, plans have been submitted to partially demolish and extend the 19-storey Quadrant House opposite Sutton station, aiming to deliver 507 homes under the Press Works scheme. Construction could begin in 2026, subject to approval.
High Street Regeneration and Key Infrastructure
Sutton High Street faces a mixed picture for 2026. The closure of the Throwley Yard Cinema in November 2025 was a blow, and the council is now seeking a cultural replacement for the site. Plans to relocate the Civic Centre into the St Nicholas Centre have also been paused due to affordability issues.
However, positive changes are underway. Lidl has confirmed it will open a store on the site of the former Wilko, with work progressing for an early 2026 opening. Uncertainty remains around the long-closed Morrisons at 31 High Street, which will not reopen in its original form, though a new store is planned for the site.
A cornerstone of the borough's future is the expansion of the London Cancer Hub in Belmont. This major regeneration project will see around one million square feet of research and innovation space developed next to the Royal Marsden Hospital, with transport improvements at Belmont station planned. The project is due for completion by 2035.
Education, Community and Ongoing Challenges
Work will progress in 2026 on the relocation of Sutton College as part of the Northern Gateway project. The college will move from the Civic Centre to the site of Edward Terrace and Marshalls Court, with completion scheduled for 2026/27. The project is funded by the Future High Streets Fund and the Mayor of London’s skills programme.
Controversy is expected to continue over Beddington Farmlands, a 120-hectare site intended as a wetland habitat. Sutton Council has confirmed it will take enforcement action against the owners, Valencia, for delays in delivering public access and biodiversity works, with progress likely to remain slow in 2026.
All these developments unfold against the backdrop of the May 2026 local elections, where all 20 wards will be contested. The record of the Liberal Democrat-led council on regeneration and housing is set to face heightened scrutiny as Sutton continues to evolve to meet the needs of its growing population.
