Former Mayor Ken Livingstone was personally strongly associated with the Greater London Authority's London Plan which designates Vauxhall as an "Opportunity Area" - that is a place "with potential for significant increase in density". In other words, high rise buildings were to be encouraged. The first Vauxhall Cross development was St George Wharf, the very large apartment, hotel and office development by the Berkeley Homes/St George Group on the Effra Site by Vauxhall Cross and just upstream of Vauxhall Bridge. But several further large developments are now in pipeline - between 130 and 180 metres high. This photo of a model used in the Bondway Tower planning appeal (see below) gives an impression of the likely view from the south, with Vauxhall Park in the foreground.

Turning now to Nine Elms, we need to start by understanding that ancient laws require fresh produce to be sold in four separate London markets. Fish must be sold in Billingsgate Market - originally on Lower Thames St in the City but now in Docklands. Meat must be sold in Smithfield Market - still on its original site. And fruit and veg must be sold in Spitalfields - originally near Liverpool St Station but now in New Spitalfields in Leyton, North-east London - or in Covent Garden Market - originally north of the Strand but now in New Covent Garden in Vauxhall/Nine Elms.

The new Covent Garden Market went into severe decline as supermarkets etc. began to bypass it, but has since diversified. A government report in November 2002 said that the four markets would not survive unless they became mixed markets and "one stop shops". The report recommended that central London should be served from New Covent Garden, but the Corporation of London (who own the other three markets) strongly disagreed and backed the New Spitalfields Market. But the Government decided to accept the recommendations of the 2002 report, thus beginning a legal battle with the Corporation which the Government won in June 2006. So the future of the New Covent Garden Market was secured.

There then followed four inter-related announcements in the autumn of 2009:-

First, Wandsworth Council announced that it had given outline planning permission for the US Embassy to move to Nine Elms following its relocation from Grosvenor Square. Permission was subject to the creation of a new park, improvements to the riverside walk, and a new pedestrian and cycle path linking Wandsworth Road and Nine Elms Lane, so improving cycle access from Kennington to Battersea Park. An artist's impression of the new building, which will straddle what is now Ponton Road, is on the left. The other modern buildings are shown in this picture on the assumption that the other developments, summarised below, are proceeded with.

Wandsworth Council have set up a useful website giving information about the development of the whole Nine Elms area.

Second, Mayor Boris Johnson announced big plans for the area when he published a draft strategy in conjunction with Wandsworth and Lambeth councils. The document envisaged the building of 16,000 new homes by 2026 as well as offices and business units, creating 20,000 to 25,000 jobs. The document states: "The opportunity area is the largest remaining development opportunity within the central activities zone and is vitally important" and notes that the area has never attracted massive investment because it is divided by busy roads and overground train lines into Victoria. "Redevelopment of the area provides a unique opportunity to overcome these historic industrial barriers." The strategy document for the Vauxhall/Nine Elms/Battersea "opportunity area" covers a 195-hectare site that includes Battersea Power Station, the New Covent Garden Market and the proposed new American Embassy.

But the document makes it clear that there is no chance of progress unless there is massive investment in transport links - with little or no money likely to come from public funds. The Mayor's key wish, therefore, is for a privately funded extension to the Northern line from Kennington via Nine Elms to Battersea Power Station, which is the subject of private redevelopment plans - see further below. But he would also like to see a new "wobbly bridge" linking Nine Elms with Pimlico (see artists impression - left) as well as many more buses along Nine Elms Lane and extra capacity at Battersea Park train station. The plans also include:

• Promises of new schools, health services, libraries and churches.
• A linear park linking Vauxhall and Battersea Power Station.
• A cluster of tall buildings at Vauxhall.
• Moving the waste transfer facility at Cringle Dock and building an anaerobic digestion "waste eater" at New Covent Garden Market.

Third, the New Covent Garden Market Authority announced plans to create a new trading space and flower market and redevelop the rest of their site, building three office blocks up to 46 storeys high plus smaller blocks incorporating 1800 new homes together with restaurants, cafes and a hotel.

The fourth announcement was by Dublin-based company, Treasury Holdings, who now own the Battersea Power Station, probably the largest city-centre brownfield site in Europe. They acquired the site from Parkview International, together with its associated outline planning permission, in November 2006. The company's first public move was to lodge an application in October 2009 for planning permission to turn the site into a £5.5 billion residential complex. The proposals would see 3,700 homes built alongside offices, shops and restaurants on the 40-acre site. The scheme (see artist's impression - left) also includes a riverside park and an extension to the Riverside Walk connecting through to Battersea Park. Public access would be given to restored areas, such as the two turbine halls and control rooms. In return, the developers have pledged to save the power station itself, which is listed Grade II*, and create a "low-carbon environment". The developers said that they had been encouraged that there has been progress in the planning of an extension of the Northern line from Kennington to two new stations at Nine Elms and Battersea Power Station - see further above.

The following notes summarise current plans for the further development of Vauxhall Cross, beginning with the developments nearest to the Oval and finishing with those at the entrance to Nine Elms Lane. The final part of this webpage then summarises news of other developments of interest to local residents.

Another tall tower - 130m high - is to be built near Sainsbury's on the corner of Wandsworth Road and Wyvil Road. Planning permission was granted in 2009. An artist's impression is opposite.

Vauxhall-based CLS Holdings plc are proposing a major new development on the island site bounded by Wandsworth Road, Parry Street, Bondway and Miles Street. This development has been named Vauxhall Square and is intended as a gateway into the new Nine Elms and Battersea area. If approved, it will include 80,000 sq ft of new shops, offices, restaurants, bars, a hotel, a 6 screen cinema, student housing and residential apartments. They have not yet applied for planning permission.

One interesting benefit should be that it will become much more pleasant to walk from Vauxhall Park and under the Miles Street railway arch into the new square, and hence through to the river. This would be a useful breach in the road and rail barrier, which currently separates most local residents from the riverside. An artist's impression of the north side of the arch is opposite.

This mixed-use development will replace Market Towers, opposite Brunswick House at the entrance to Nine Elms Lane, with about 400 homes, a hotel and a new public square with shops, restaurants and cafes. The scheme is a joint venture by CIT and Green Properties. An application for planning permission was submitted in January 2012.

Last, but certainly not least, the main Effra site developer, St George, is now building a 50 floor, 180 metre tower at the upstream end of the Effra site. (For comparison, Canada Tower at Canary Wharf is 237m high.) Above is an artist's impression of the view from Westminster Bridge. Lambeth Council refused to give planning permission, as did the planning inspector following a public inquiry. But Deputy Prime Minister John Prescott overruled them both and the tower is now being built.

Southwark Council have approved a major regeneration project around the Elephant. The aim is to create a traffic-free, 24 hour town centre that will include a mix of both social and private housing, shops, leisure opportunities etc. around a network of streets, lanes and spaces which will mean easy and safe access for pedestrians and shoppers.

It is also planned to create a new civic square west of the railway; to develop social, leisure, cultural and educational facilities at the top of the Walworth Road and to refurbish St. Mary's Churchyard to provide more leisure opportunities and green space. The civic square will include world-class landmark buildings, a new north/south bus route and a new link to the town centre east of the railway line. The top of the Walworth Road will be developed to provide a new library, a leisure and healthy eating centre, a museum and a training and resource centre. Pedestrian and public transport routes will link the area to the town and civic centres.

The development will include four large towers, for which planning permission has already been give. The first, left, has already been built and incorporates wind turbines which are intended to bring energy costs down by 40% for each of the apartments.

Oakmayne Properties will develop the other three towers (left) which will incorporate a 214 room hotel, five screen arts cinema, 219 homes, restaurants, and shops, spilling out on to the market square. The scheme will offer new retail space for existing businesses trading at the Elephant.

A greatly improved public transport system that allows easier access to the town centre and quicker connections to central and south London is key to the plans. It will involve improving entrances to the Bakerloo and Northern lines, a new bus only link through the new town centre, new bus stops, and better access to Thameslink platforms, and removal of the subway. These changes will also allow better access to and from the town centre to key local destinations such as the Walworth Road, South Bank University and St. Mary's Churchyard. They will also provide better connections between the Elephant and Castle, Waterloo Bridge and the West End. The Elephant and Castle roundabouts have now been removed and new cycle routes leading into the town centre have been created.

The London Park Hotel and the Fusion Leisure Centre are to be demolished and around 700 homes built in the area, including on St Mary's Churchyard.

The project is being overseen by a consortium led by Sydney-based Lend Lease with local partners Oakmayne and First Base. They were appointed in July 2007 when it was estimated that the project would cost £1.5bn and take 10 years.

The proposed Cross River Tram line, once planned for 2011, will not now be built.