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Peckham Fight the Developers – May 2025

Peckham Fight the Developers: Last Saturday, 31st May 2025 I went to a protest in Peckham against the proposals for the redevelopment of the Aylesham Centre in the heart of Peckham by developers Berkeley Homes.

Their proposals shocked local residents in various ways. They include a 20 storey tower over 250 ft tall, and while the site would included 877 new homes, only 77 of those would be ‘affordable‘. Only a quarter of the number required in the new London Plan which calls for 50% – and for these to be ‘genuinely affordable‘, something that there is no clarity that any of those meagre 77 would be. The plans also include a supermarket and car park, some space that could be used to provide various services or offices as well as shops and a “Drinking Establishment”.

Because of the widespread opposition, apparently including all three local councillors as well as various local community groups which have come together in the umbrella group of housing campaigns and activists from across Southwark – SHAPE – Southwark Housing And Planning Emergency – it seems likely that Southwark Council will reject the application. In which case Berkeley are almost certain to appeal.

Given the Labour Party’s new policies on planning it seems unfortunately likely that in the case of an appeal Levelling Up Secretary and Deputy Prime Minister, Angela Rayner is likely to wave their proposals through despite their obvious failings and disatrous effect on Peckham.

Peckham Fight the Developers - May 2025 Anna Minton — *Peckham, London, UK. 31 May 2005. Journalist and author Anna Minton*

One of the speakers at the event was authour and Guardian journalist Anna Minton, invited to speak after her article last week, A new kind of gentrification is spreading through London – and emptying out schools which had the subhead “Thanks to ‘placemaking’, thriving communities are hollowing out, to be replaced by luxury apartments and expensive restaurants.”

Much of her article looked at the consequences of the demolition and replacement of another area of Southwark, the Heygate Estate at Elephant and Castle. This large council estate was replaced by developers Landlease with ‘Elephant Park’ with many flats being sold off-plan to international investors. Lendlease made big profits but Southwark council actually lost both a hugely valueable asset in land as well as actual money in the process.

The new site had more homes than the old, with around 2,000 largely still council-owned flats and houses being replaced by 2,704 of which only 82 are social housing. There 25% were ‘affordable’ but at up to 80% of market rent unaffordable to most locals including the previous residents of the area – and only a small fraction of the site being ‘affordable’. Replacing family homes by luxury flats has led to a large drop in births in the area, forcing the closure of the local primary school at the end of the current term. It was an exercise in ‘ethnic cleansing’ with most forced out of the Heygate having to move long distances further from the centre of London to find properties they could afford.

Minton comments “The positive rhetoric and branding of placemaking is that it transforms run-down areas into vibrant and economically successful parts of the city. The reality is that it creates sterile places, emptied of so many of the essential aspects of urban life, except the expensive activities.”

*Peckham, London, UK. 31 May 2005. Outside the Aylesham Centre*

Rye Lane on which the Aylesham Centre stands was described in 1934 as “the Oxford Street of South London” with no rival outside of Central London. At the north end of this “Golden Mile of shops” was a whole block containing the department store Jones & Higgins of which only a small part containing its clock tower remain – and under risk.

Jones & Higgins closed in 1980 and in 1985 most of it was demolished to build the Aylesham Centre. Most of the other fine shops of the past have left, but their buildings mainly survive in new uses, and the street is now remarkably vibrant largely with small shops serving the area’s multicultural community. Rye Lane remains one of London’s busiest shopping streets and I always enjoy walking along it. Off to the side are several small street markets and the amazing Copeland Park and its former cricket bat factory the Bussey Building, now a cultural centre, along with Peckham Levels, a transformed multi-storey car park, though its Derek Jarman memorial garden was in a poor state when I last visited a few years back.

The Aylesham centre is perhaps now the low point on the street and its demolition would certainly be no loss, but it would be terrible for it to be replaced by yet another sterile ‘white Elephant‘. It is a site that could offer much to the local community, including making a significant inroad into the roughly 12,000 families on the local council’s housing waiting list.

More pictures from the rally and march in my Facebook album People vs The Developers – Peckham takeover – and if you don’t have a Facebook account (still free) you can view some of them on my Alamy portofolio page.

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Bromley-by-Bow Gasholders

Bromley-by-Bow Gasholders: A week ago on Monday 28th March I was invited to go with a team from Cody Dock on a site visit to the gasholders which are a prominent feature of the local landscape, seen by many thousands every day from the Underground and National Rail lines as they travel in and out of London as well as local residents and walkers along the Lower Lea and Bow Creek, including those following The Line sculpture trail. We were there invited to study the heritage, history and ecology of the Bromley-by-Bow Gasworks site which has just been sold by its future developers.

The seven gas holders, all to a similar design were built between 1872 and 1882 and are all Grade II listed. Nine were built on the site but two are no longer there, the base of one now forming a large circular lake in the site. Holder No 1 was given an extra upper tier in steel in 1925-7 to more than double its capacity. All were taken out of use in the 1980s.

The real value of the site is not in the individual holders although these were some of the “most aesthetically distinguished and finely detailed gasholders ever built” (according to the listing text) but in the ensemble, thought to be “the largest group of Victorian gasholders known to remain in the world, which is testament to the scale of Britain’s pioneering gas industry and its contribution to the Industrial Revolution.” It is a heritage site not just of national importance but of world importance.

Given their importance the group, together with the adjoining memorial garden with its Grade II listed memorial lamp and statue of Sir Corbett Woodall surely deserves both Grade I listing and preservation, and the former gas works offices could form a heritage centre for the area. The offices were for some time a gas museum.

Just across the Channelsea river from the site is the Grade I listed Three Mills and a little to the south the former gas works Dock at Cody Dock, now a thriving creative and community hub, the sites linked by a riverside path which currently stops at Cody Dock but which should long ago have been opened as planned to lead to the Thames at Trinity Buoy Wharf, passing on the way the Bow Creek Ecology Park. Many sites along here played an important part in Britain and the world’s industrial history, but unfortunately little evidence remains, making it essential to preserve what does.

We were shown around the site in the morning by two of those responsible for planning the development who expressed their wish for the development to retain these elements which make the site unique and to open them up to the public, but good intentions are not enough, particularly for company accountants.

Given what has happened at other sites greater protection is required to make sure that any development in the area leaves the gasholders intact and preserves their landscape value, in particular the views of the ensemble from the railway and Underground lines, from Three Mills and the riverside footpaths by the Channelsea River and River Lea and the navigation. We do need more housing, or at least more social housing rather than luxury flats many of which remain largely unoccupied as investments, but we also need to preserve important monuments such as these which record and could celebrate our history.

Many more pictures from the day, mainly inside the holder site in my album Bromley-by-Bow Gas Holders. You can click on any of the images above to see a larger version in the album – and browse from there. Most of the images have an horizontal angle of view of approximately 145 degrees. There are more pictures of the area in various posts on My London Diary including Bow and The Fatwalk, Bromley-by-Bow to Star Lane and Gasworks Dock Revived.

At the LSE – Sept 29, 2016

I’d gone to the LSE to attend a session in the LSE’s 3-day ‘Resist’ festival organised by Lisa McKenzie, then a research fellow in the Department of Sociology there, though I imagine that this was one of several reasons her contract was not renewed. It’s OK if your work is purely academic, or if it supports the kind of people and companies that fund universities, but anything practical which supports the working classes is definitely infra-dig.

At the end of the session (more about it below) McKenzie called upon Petros Elia, General Secretary of the United Voices of the World trade union to which many of the LSE cleaners now belong. He accused the management of the LSE of failing to protect the interests of cleaners working there who they have outsourced to a cleaning contractor in a cost-cutting exercise without insisting on decent working conditions and conditions of service. He invited all present to a meeting to discuss action by the cleaners which was to be held as a part of the Resist festival later that day. I hadn’t intended to stay for that, but decided to do so.

Covid has made many re-evaluate the contributions of many low-paid workers, and to realise how essential their services are to the running of society. Cleaners are one such group and the meeting organised by the UVW made clear how terribly they were being treated by their employers, Noonan, while the LSE was happy to pocket the few pennies they were saving by outsourcing and look the other way to the injustices taking place under their own roof – while claiming the moral high ground and uncovering and moralising on those in societies around the world.

It was also a meeting which would have shattered any prejudices about low-paid workers being less intelligent, less aware or less articulate than those in higher positions. Many of them were migrant workers and speaking in their second (or third) language, though some through interpreters, but made themselves heard more clearly than the average cabinet minister in a radio or TV interview.

The cleaners’ campaign for parity of treatment with other workers employed directly was supported by students – including those on a new graduate course in Equality – and the students union General Secretary, several post-graduate students and staff. One of those present was LSE Professor of Anthropology David Graeber who so sadly died aged 59 just over a year ago and is much missed.

Students and staff continued to support the cleaners in various actions and the campaign was partly successful. The cleaners were brought in house in June 2017, but are still remained “frustrated and grieved by their continuing treatment as “second-class” workers.” A petition was launched in April 2021 making 14 demands. A major continuing problem is that the LSE does still not recognise or talk with the cleaners’ trade union, the UVW, but talks with Unison which never consults the cleaners and fails to represent many of their needs.

The earlier session of ‘Resist’ was a lengthy and detailed indictment by Simon Elmer of Architects for Social Housing of a report by a group of LSE academics on Kidbrooke Village, a development by Berkeley Homes and Southern Housing. This replaced the LCC-built Ferrier Estate in SE London, which was deliberately run-down, demonised and emptied by Greenwich Council from 1999 onwards.

Elmer accused the report of lies about the estate regeneration, of basing their report on that of the property developer and passing it off as their own, of placing the cultural legitimacy of an LSE report in the service of Government policy and the profits of Berkeley Homes and of accepting financial backing to validate the desired conclusions of their backers.

Elmer made a convincing case, but none of those responsible came to make any defence of the report, and it was hard to know whether there could have been any – though I suspect it might well have been only a matter of picking a few holes and making minor corrections to his analysis. Clearly universities should not be places where property developers or even governments call the tunes and the LSE would appear to have been caught out kowtowing to capital.

More at:
LSE Cleaners campaign launch
Simon Elmer of ASH indicts LSE

All photographs on this and my other sites, unless otherwise stated, are taken by and copyright of Peter Marshall, and are available for reproduction or can be bought as prints.