10,695
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Changes
From Peckham Vision
→July 2026 ACA joins High Court battle
* Berkeley Homes had a unit in the Aylesham Arcade open Tuesdays (1pm – 5pm) and Fridays (9am – 1pm) staffed to answer queries and discuss the development. They were also occasionally open on Saturdays. '''[https://www.theayleshamcentre.community/project more information.]''' Closed once the planning application submitted.
* ACA is continuing to campaign for an Aylesham development fit for Peckham. '''[https://www.ayleshamcommunityaction.co.uk/ Click here for information.]'''
The Aylesham Centre was named after '''[https://www.ayleshamgardenvillage.co.uk/index.php/ayleshams-history/ Aylesham the mining village]''' in Kent near Canterbury. The building of the Aylesham Centre was completed during the year long miners' strike in 1984. The strike was very difficult for the mining community around the country. The new shopping centre in Peckham was named after the village to show strong feeling of support for the mining community there. The mine did not survive the effects of the strike and closed in 1987.
[[Image:Peckham article - ES NatWorgs - cropped.jpg|thumb|right|300px|headline from The Standard article 14 Feb 2024]]
* '''in total 27.300 signatures over 10 years'''
==Latest News about the development==[[Image:View-31-after.jpg|thumb|right|500px|]] [[Image:Our House x ACA Event Flyer.jpg|thumb|right|200px|]] [[Image:Public inquiry 28 Oct 2025.jpg|thumb|right|250px|demo outside the Hearing in Tooley Street]][[Image:Screenshot-2025-10-28-at-18.50.34-e1761680103184-750x375.png|thumb|right|250px|Inside the Hearing in Tooley Street - first day 28 October 2025]]
[[Image:Gz- MEFXQAAw5mf.jpg|thumb|right|250px|Southwark News 4 Sep 2025]]
[[Image:Gz- MEIWYAEaWOv.jpg|thumb|right|250px|Southwark News 4 Sep 2025]]
[[Image:Right-For-Peckham-A4-Poster Screen 1.png|thumb|right|150px|]]
[[Image:Thumbnail Right-For-Peckham 2 Square.jpg|thumb|right|150px|]]
==2026==
===July 2026 ACA joins High Court battle===
'''[https://londonsociety.org.uk/keep-adapt-or-replace-what-two-peckham-buildings-tell-us-about-how-london-changes/ 28 July 2026. London Society.]''' Keep, adapt or replace? What two Peckham buildings tell us about how London changes For 20 summers, the upper floors of a Peckham multi-storey car park have been home to art, architecture, music and performance. Next door, the future of an ageing shopping centre has become the subject of a major battle over housing, heritage and development. Together, they raise a question London will increasingly need to answer: how do we decide what to keep, what to adapt and what to replace? <br><br>
'''15 July 2026 ACA launches appeal for funds''' to join Southwark Council opposing Berkeley's High Court Appeal. '''[https://www.crowdjustice.com/case/acapeckham/#share See crowdfunding page here.] <br><br>'''
'''[https://www.propertyweek.com/insight/leader/heritage-hassle-the-preservation-regeneration-conundrum 15 July 2026. Property Week.] Heritage hassle: the preservation versus regeneration conundrum.''' “The machinations of the Department for Culture, Media and Sport (DCMS) are rarely front of mind in the property industry. It is, however, the department responsible for heritage protection, the sponsor of Historic England and the owner of the listed building system. As a result, its influence over new development and redevelopment schemes is not to be ignored.”<br><br>
'''[https://www.planningresource.co.uk/article/1963385/inspectors-dismissal-housebuilders-high-rise-867-home-plan-underlines-importance-considering-heritage-impacts 1 July 2026 Planning Resource by Jo Smit.]''' "How an inspector’s dismissal of a housebuilder’s high-rise, 867-home plan underlines the importance of considering heritage impacts. A planning inspector has dismissed a volume housebuilder's plans to redevelop a south London shopping centre with a high-density, 20-storey residential scheme, prompting the firm to launch a legal challenge to the decision. The case reminds decision-makers and developers of the importance of heritage and townscape considerations when proposing and determining urban schemes." Interesting quotes from the article include
* Mike Kiely, chair of the Planning Officers Society, which represents public sector planners, believed the inspector’s conclusion was “very much a decision in the round”. Not only did he look at listed and unlisted assets and overall townscape, said Kiely, but he also seemed to appreciate the “cumulative benefits that had occurred in this area over decades of sensitive, careful decision-making”. The inspector accepted there were “considerable” benefits to the provision of new homes, but ultimately decided “there is no reason for me to conclude a design better responding to those heritage assets could not be achieved”, according to Kiely, who added: “Berkeley needed to do a better job. It’s as simple as that. The provision of housing in and of itself isn’t always going to trump everything else.”
* For architect Benedict O’Looney, a member of community group Peckham Heritage and chair of the Southwark Conservation Areas Advisory Group, “the valuing of Peckham’s heritage felt like a momentous turning point”. He added: “Peckham has desperate housing need and people want change,” describing Berkeley’s proposal as a “missed opportunity”.
* Responding to news of Berkeley’s fresh legal challenge, Eileen Conn, coordinator of local group Peckham Vision, which co-founded Aylesham Community Action, the campaigner and Rule 6 party in the case, said she was “disappointed that there will be even more delay in developing a plan that fits with Peckham’s proven capacity for self-regeneration”.
===26 June 2026 Judicial Review===
[[Image:View-31-after.jpg|thumb|right|500px|]]
* '''[https://www.housingtoday.co.uk/news/berkeley-launches-legal-challenge-against-flawed-rejection-of-south-london-scheme/5142918.article 26 June 2026 Housing Today.]''' Planning inspector determined 850-home scheme’s height, scale and massing would cause harm to Peckham neighbourhood. Berkeley has applied for a judicial review of the planning inspectorate’s decision to block its plans to redevelop the Aylesham Centre in Peckham Town Centre.
* '''[https://southwarknews.co.uk/area/peckham/berkeley-homes-to-launch-legal-challenge-after-aylesham-centre-plan-rejected/ 26 June 2026 Southwark News]''' Developer Berkeley Homes has appealed to overturn the Planning Inspectorate’s rejection of its plans to redevelop the Aylesham Centre in Peckham Rye, writes Alex Orr…
* '''[[media:Berkeley_applies_for_judicial_review_following_%E2%80%98flawed%E2%80%99_refusal_of_dRMM%E2%80%99s_Peckham_scheme_%282%29.pdf|26 June 2026 Architects Journal.]]''' Berkeley applies for judicial review following ‘flawed’ refusal of dRMM’s Peckham scheme. Developer Berkeley has applied to the courts for a judicial review of the Planning Inspectorate’s rejection of its dRMM-led redevelopment of the Aylesham Centre in Peckham. Last month planning inspector Matthew Shrigley rejected an appeal by Berkeley, citing the massing and scale of the controversial south London development, as well as its impact on local heritage and the Rye Lane Peckham conservation area as reasons for his refusal. He described the proposal as ‘an enormous wall of development, thus resulting in harm’ when viewed from some locations. Now the developer has applied for a judicial review of Shrigley’s decision, claiming it is ‘clearly flawed’ and warning that ‘unless swiftly quashed’, it will ‘undermine the government’s pro-homebuilding agenda’
===8 June 2026 the ACA successful case===
'''[https://www.35percent.org/posts/aylesham-centre-decision-the-backlash/ 35% Campaign blog. 08 Jun 2026. The Aylesham Centre - the decision, then the backlash]''' The recent decision by the government Inspector to reject Berkeley Homes’ proposals for the Aylesham Centre provoked much criticism from pro-development quarters, with the local Aylesham Community Action (ACA) campaign often cast as NIMBYs, denying people the opportunity of a new home, because of misguided heritage concerns.
* The Inquiry Inspector did indeed reject the application on heritage grounds. Hashi Mohamed the ACA’s barrister at the Inquiry has provided '''[https://www.linkedin.com/posts/hashi-mohamed-82b5515b_aylesham-appeal-decision-ugcPost-7465496285551185920-rUxK/ a measured commentary of the decision,]''' decrying ‘hysterical rhetoric’ and pointing out that heritage goes beyond buildings, encompassing ‘the people, the culture and history of Peckham’. He encourages people to '''[https://gat04-live-1517c8a4486c41609369c68f30c8-aa81074.divio-media.org/filer_public/03/70/0370039b-2c8d-40c2-be40-4654361c7a8b/appeal_decision_3366760_180526.pdf read the full decision.]'''
* One other key issue was the dire lack of affordable housing in Berkeley’s proposals - just 77 homes out of 867. Regrettably the Inspector did not think this was a ground for rejecting the application, saying that even if the scheme offered 35% affordable housing he would not have granted the scheme planning permission (which says something about how poor he considered the design to be).
* Affordable housing depends on a scheme’s viability and it is worth replaying the evidence presented at the Planning Inquiry by ACA's expert witness, because it demonstrates that viability is not set in stone, contrary to what many believe, but is a variable, determined by assumptions, projections and judgement.
* ACA’s viability evidence also demonstrates the serious thought and effort they put into the Inquiry, something that is absent from much of the commentary that followed the Inquiry decision.
'''[https://www.35percent.org/posts/aylesham-centre-decision-the-backlash/ Read here the comprehensive analysis of the ACA's case and why the Inspector dismissed Berkeley's appeal.]'''
===May 2026 Huge Success!===
We have great news – local people won the Aylesham case against Berkeley's plan for the Aylesham over-development. The Inspector's decision was announced 18th May, 4 months overdue.
* He dismissed the Berkeley appeal against the Council refusal of planning permission.- '''[[media:3366760 - Appeal Decision.pdf|Inspector's decision report on Appeal.]]'''
* He cited as a reason English Heritage objection that it would be '''"an enormous wall of development, thus resulting in harm".''' See image.->>
* He dismissed Berkeley’s appeal for costs against the Council.- '''[[media:3366760 - Costs Decision.pdf|Inspector's decision report on Costs.]]'''
* So six years of campaigning, since local people in '''[https://www.peckhamvision.org/ Peckham Vision]''' and '''[https://peckhamheritage.org.uk/ Peckham Heritage]''' started the '''[https://www.ayleshamcommunityaction.co.uk/ Aylesham Community Action (ACA) campaign]''' in 2020, has paid off.
* Nearly 30,000 signatures against this over development (since 2014), over £50,000 funds raised in 2025 by ACA to pay for lawyers at the Appeal Public Inquiry, numerous marches and rallies, banners and placards, community stalls, conversations. workshops and meetings - on-line and in-person, burning the midnight oil pouring over planning documents and campaigning leaflets. That is - hundreds of local people working together not giving up and working within the system can get results.
Join Peckham Vision mailing list - info@peckhamvision.org - to help strengthen the community network in Peckham.
==2025==
commentaries on the appeal public inquiry
https://conserveconnect.news/the-ayelsham-inquiry-day-three-the-arithmetic-of-clearance-viability-and-the-price-of-peckhams-future/
===November 2025===
'''Wed 26th November. 6.45pm-8.30pm.''' Our House: fun & serious card game. Peckham Levels
'''[https://www.eventbrite.com/e/lets-build-a-new-politics-the-peckham-peoples-charter-tickets-1818785248639 More info and book your place here.]''' ACA will give a brief report of the Aylesham Centre Appeal Inquiry and next steps. Following that, we welcome ‘Our House’ into this monthly community space. ‘Our House’ is a growing national movement for people-powered democracy. We know from our battle over the Aylesham Centre redevelopment, and many other aspects of life, that the current political and government system does not and can’t meet local needs. Our House are developing an alternative to help bring real democracy. This follows in the footsteps of the chartists who won us the right to vote, and building demands with communities across the country to shape a new People’s Charter.
* They have developed a fun and creative way for structuring the process of writing the People’s Charter - but the demands will come from YOU.
* the founder and co-leads of the movement will be running the session.
* Using a card game, those present will discuss the different ways that we can do democracy and come up with demands for the changes we want to see locally and nationally.
* There will be tea, good conversation and we’ll build hope for a Peckham and a nation that works for everyone.
'''7th November 2025. Southwark News.''' '''[https://southwarknews.co.uk/news/news-plus/could-southwark-council-ignore-the-governments-recent-cut-to-the-affordable-housing-quota/ Could Southwark Council ignore the government’s recent cut to the affordable housing quota?]''' “Simply building more homes will not solve London’s housing crisis" claim critics.
'''7th November 2025. Southwark News.''' '''[https://southwarknews.co.uk/area/peckham/peckham-planning-inquiry-cuts-to-heart-of-debate-around-londons-housing-crisis/ Peckham planning inquiry cuts to heart of debate around London’s housing crisis.]''' A planning inquiry underway this week into the Berkeley Homes plans to transform the Aylesham centre into 900 new homes has become a battle between two competing approaches to London’s housing crisis. Initially supposed to wrap up today (Friday, 7 November) the inquiry will have an extra day on November 17 when each party – the council, Berkeley Homes and housing campaigners – will deliver their closing statements.
===Public Inquiry begins===
Report (2nd November 2025) on the beginning of the public inquiry, from the SHAPE coalition:
* Thanks to the 60 people who attended the protest on Tuesday 28 October, early in the morning! We were outside Southwark Council Offices at Tooley Street at the start of the Aylesham Centre Inquiry. We gathered outside the Planning Inspector’s Inquiry on the first day of proceedings where the Council, Aylesham Community Action and others argued that the development should not go ahead. The Council refused Berkeley Homes’ application for redevelopment of the Aylesham Shopping Centre in Peckham last July. Berkeley now hope to overturn this decision. Campaigners argue that 12% ‘affordable’ housing in a development is not acceptable. Residents say it is not meant for them. The development would include sixteen tall towers, up to 20 storeys high, with little consideration for the heritage of the area, local independent traders or the environment.
* The SHAPE Coalition was joined by Rye Lane Councillor David Parton, Green GLA Member Zoe Garbett, Unison rep Vanessa, PCS rep Shaun, Traders from Elephant and Castle, Homes for All, Save Lewisham Shopping Centre, The Peoples Assembly, PlushSE16 and many others to send solidarity with everyone fighting gentrification.
* Councillor David Parton said “At the opening of the Planning Inspectorate’s appeal on the Aylesham scheme, Rye Lane’s Labour councillors spoke up for our community and reiterated our firm opposition to the proposed development. “Only providing 12% affordable housing on this site when 4,000 people in Peckham are on the affordable housing waiting list is insulting. “In this critical appeal period for the scheme, Rye Lane’s councillors made clear that the scheme’s widely damaging impact on the social fabric of Peckham - from driving up house prices, displacing local communities, destroying historic sight lines, and providing next to no genuinely affordable housing - warrants a clear rejection from the Planning Inspectorate.”
* The Inquiry is due to finish on 7 November and the Inspector's decision is expected in December or January.
===October 2025 lead up to Public Hearing===
* '''[https://southwarknews.co.uk/news/news-plus/could-southwark-council-ignore-the-governments-recent-cut-to-the-affordable-housing-quota/ 28th October 2025 Southwark News]''' 'Fears that plans to slash affordable housing quotas could deepen London’s housing crisis. The government says will ramp up house building in the capital.'
* '''[https://southwarknews.co.uk/area/peckham/planning-inquiry-over-controversial-peckham-redevelopment-kicks-off/ 28th October 2025. Southwark News.]''' '''“Planning inquiry over controversial Peckham redevelopment begins -''' Peckham biggest redevelopment in a generation will transform the skyline but would only contain 12 per cent affordable housing. An eight-day inquiry into a developer’s plans to build almost 900 new homes in the heart of Peckham, just 12 per cent of which would be affordable, kicked off today. Over the next two weeks, the Planning Inspectorate will hear from witnesses representing community activists, Southwark Council and the developer, before deciding whether to give the plans the green-light.”
* '''[https://www.london.gov.uk/who-we-are/what-london-assembly-does/london-assembly-members/zoe-garbett/publications-zoe-garbett/letter-planning-inspectorate-peckhams-aylesham-centre 21st Ocober 2025. London Assembly Green Party Member Zoë Garbett letter]''' to Planning Inspector objecting to Berkeley plans.
* '''[https://www.dailymail.co.uk/news/article-15203129/TV-comedians-Nish-Kumar-James-Acaster-branded-nimbies-pair-block-plans-800-new-homes-Peckham.html 18 October 2025. Daily Mail.]''' Comedians James Acaster and Nish Kumar have been branded nimbies after they helped raise money to block a huge housing development in Peckham. Mr Acaster and Mr Kumar have faced criticism for their opposition to the project with James Yucel, Director of the pro-house building Tory group Conservative YIMBY, describing the comedians as 'champagne socialists railing against "gentrification" while opposing new homes'…. A spokesperson for Aylesham Community Action said: 'Berkeley's development includes more than 800 luxury apartments but only 50 for social rent, which means barely any local people will be able to afford to live there. 'That is why we are opposing it. There are luxury apartment developments like this all over London and they haven't helped the housing crisis, they've made it worse. 'We are proud that James Acaster and Nish Kumar have joined with many others to give their time and energy to all our fundraising events. The £42,000 we have raised from nearly 500 donations, in not much more than a month, shows the strength of opposition against Berkeley’s proposals. 'We are determined to get a development on the Aylesham that meets the housing needs of Peckham, not one catering just to those who have enough money or are looking for second homes.'
* '''Why we need a revolution in housing and planning policies - session at Marxism conference 6 July 2025'''
** '''[https://haringeydefendcouncilhousingblog.wordpress.com/2025/07/12/when-council-housing-was-central/ When council housing was central to public policy in Britain by Paul Burnham]''' Notes from a talk on 6 July 2025 at the Marxism festival in London
** '''[https://www.axethehousingact.org.uk/news/homes-for-all-hosted-campaigners-to-discuss-housing-and-planning-revolution/ Sunday 6th July 2025 Shoreditch. London Homes for All hosted campaigners to discuss “housing and planning revolution.” Report on the event.]'''
===June ACA community actions===