The scheme has reached the end of the road after an epic battle involving the Peckham people, a six-year campaign by Aylesham Community Action (ACA), Southwark Council and, finally, local MP Miatta Fahnbulleh.

The SHAPE Coalition was formed to support local people fighting for council homes and against inappropriate development in Southwark. SHAPE is celebrating its first major victory against the developer. The intensive campaign included three demonstrations, several lobbies of the Council, a public meeting, two cavalcades and public stalls and leafleting over a two-year period. ACA’s fundraising efforts ensured excellent legal representation.

Campaigners argued that 12% ‘affordable’ housing in a development is not acceptable. Residents said it was not meant for them. The development would have included sixteen tall towers, up to 20 stories high, with little consideration for the heritage of the area, local independent traders or the environment.

Together
SHAPE and Aylesham Community Action worked together to ensure Berkeley Homes failed to get its proposal approved: By putting pressure on local Councillors to refuse the scheme at planning committee in July 2025, then taking the argument to the Planning Inspector, who refused the appeal in May 2026, then backing the Council to oppose the developer’s attempt to overturn the Planning Inspector’s refusal in the High Court.

On 9 October 2026 the High Court ruled that Berkeley’s application for review was rejected, signaling the end of the road for the controversial scheme.

SHAPE has now turned its attention to other major schemes in the Borough and pledges to support any local campaigns organising against over development and unaffordable housing.

“We are delighted that the social cleansing scheme in Peckham has been defeated. The people have stopped the developers. This comes at the same time that the Lewisham Shopping Centre developer Landsec has effectively walked away following intractable opposition from local people, and residents of Cressingham Gardens and Central Hill Estates in Lambeth have secured their homes against the wrecking ball. The lesson for all of us is that if you keep fighting, you can win.” Tanya Murat, SHAPE Coalition

“Battles defending affordable housing are going on across London. Big developers are
determined to compensate for the rising building costs and lower revenue from free-market
homes, by cutting affordable housing. The Aylesham result shows they can’t always win.
It’s especially important after the Mayor allowed a huge cut in affordable housing on the
giant Canada Water scheme. It also sends a message for future decisions on the Borough
Triangle and Bermondsey Place, two more Berkeley schemes Southwark Council has
rejected for too little affordable housing. The Mayor is now looking at these decisions
himself and Berkeley will be hoping he overturns them – he must disappoint them and get
behind Southwark.” Jerry Flynn, 35% Campaign

“This win for Peckham is monumental. The community can have an impact. Let’s harness this momentum and use it throughout Southwark to fight for our borough!” Siobhan McCarthy, Aylesham Community Action

The Aylesham Centre planning application was REFUSED!

Berkeley Group failed to get their gentrification scheme through. In a David and Goliath struggle the people of Peckham first pressured Southwark Council to refuse the scheme, then took the fight to the Planning Inspector and won. 

Homes for All was proud to support the SHAPE campaign from the start.

The main reason for victory?

Unity, organised and demonstrated – repeatedly – on a mass scale. Six years of sustained pressure by ACA and SHAPE Coalition set up in 2024 to take the fight to the streets.

A demonstration of 600 in 2025, public meetings, benefit gigs, protests, 5,000 objections, a colossal fundraising effort. A campaign capturing the support of 21 Southwark organisations and inspiring many others.

The fundraise meant the campaign could pay for an excellent barrister and ACA was granted “Rule 6” status, meaning they could intervene effectively in the Inquiry.

Unite and fight, always.

The refusal
The biggest issue for local people was the insulting offer of 12% so-called affordable housing (no council housing on the table at all btw). But there were so many other things wrong with the proposed development that the Inspector wouldn’t have approved it even if the amount of affordable housing had been 35%. 

Here’s some of the things the inspector said about the scheme:
“it would rise cliff-like in the townscape” 
“It would tower over its setting”
“an unduly forceful presence on the street scene”
“The blocks would be out of scale, visually intrusive”
“overly domineering”

And so on…

This massive overdevelopment was disrespectful to the people of Peckham, and our local traders and environment. It was not right for Peckham. It put profit before people.

Developer’s next move?
Berkeley Group say they will look at the decision carefully to plan their next steps. They may try to get the decision overturned by a “288 challenge” (similar to a judicial review) or of course, they good re-submit a planning application. Painting themselves as the victims of the piece, they recognise the decision has repercussions elsewhere and are claiming developers will stop ‘investing’ in London now. 

Telegraph article Legal row looms after 800 new London homes blocked
Southwark News article Aylesham Centre redevelopment rejected – it would have changed Peckham’s skyline forever and given 12 per cent affordable housing
Urban Activist article How Local People Prevailed Over a Major Developer in London – in Six Questions

Whatever happens next, SHAPE Coalition will be ready to take up the fight again for the Peckham, Southwark and working class communities everywhere.

Join the next action for SHAPE Coalition

SHAPE / Save OKR morning protest

Details here

Outside start of Old Kent Road Area Action Plan Examination in Public

Tuesday 9 June, 9am to 10am @ Southwark Council Offices, 160 Tooley St, SE1 2TZ

The Old Kent Road Area Action Plan does not prioritise council housing or local communities. It is a developers’ charter.

We supported around 200 Housing and community activists from a range of groups including SHAPE Coalition and Save Old Kent Road. We marched down The Old Kent Road 25 April 2026. The area is under threat from overdevelopment and the erasure of local traders – including many from the global majority – and vital cultural spaces.

We want 100% council housing on council land, 50% council housing on private land. The Old Kent Road Area Action Plan does not prioritise council housing or local communities. It is a developers’ charter.

Speakers on the demonstration included Housing Action Southwark and Lambeth, PCS SELLS Branch, Latin Elephant, Stand up to Racism, Aylesham Community Action and Southwark Acorn.

Local people are calling for:
🔥Homes for people not for profit
🔥Council housing, not luxury flats
🔥Stop overdevelopment
🔥Protect local traders and cultural spaces

YouTube video of Save OKR demonstration (2.4 min)

Follow SHAPE COALITION on Instagram

The next protest will be outside Southwark Council’s offices:

SHAPE Morning protest outside start of Old Kent Road Area Action Plan Examination in Public
Tuesday 9 June, 9am to 10am @ Council Offices, 160 Tooley St, SE1 2TZ
The Examination in Public is where the Council brings their plan to the Planning Inspector who will approve or reject it. Supporters of the Plan and objectors will have a chance to speak. We will be outside in support of objectors to show the Council that the community won’t accept more social cleansing.
Please check details before you come in case of any changes.
https://www.ayleshamcommunityaction.co.uk/SHAPE

Credit: pics and video https://www.instagram.com/davgilz/