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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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Save Brixton Arches: 3rd Anniversary – 2018

Save Brixton Arches: 3rd Anniversary Action. On Sunday 4th February 2018 campaigners marked the third anniversary of the announcement by Network Rail of their plans to redevelop the Brixton Arches with a rally and a three minute silence.

Railway Arches are an incredibly important part of our towns and cities. When the railways were being built in the 19th century putting the lines on viaducts was a cheaper option for the railway developers than laying tracks at ground level, so we got long viaducts coming into the centre of London and elsewhere.

These arches became both an important feature of the city landscape but also a dynamic boost to the economy, providing low-cost premises for small businesses to start and grow until they needed to move out to larger premises and new generations of businesses would take over these spaces. In particular they provided premises for various car repair companies and in more recent years small breweries. And in Brixton in particular a large range of low-cost shops.

The arches used to belong to the railway companies, and on privatisation passed to Network Rail. But around a dozen years ago Network Rail saw the potential of selling them off to the private sector. The arches were a relatively small earner for them, bringing in a little over £80 million a year in rents.

They offered 150 year leases to the private sector, at first without any consultation with the businesses and communities served by them, something the sale for £1.46 billion was criticised for in a 2019 report from the National Audit Office. Network Rail retained the freehold so they can continue to have access to the arches if they need. The rents for the arches were expected to increase by 54% over the next 3 or 4 years, making them too expensive for many tenants.

Also in 2019, the House of Commons public accounts committee criticised both Network Rail and the Dept of Transport for the sale which means “future tenants have fewer rights – and existing tenants no longer have an option to extend their leases.”

Committee Chair Meg Hillier is quoted in The Guardian as saying “Ultimately, government took a short-term decision to sell a profitable asset to plug a funding gap. We remain unconvinced that the sale represents the best value for the public and the public-sector finances in the long term.“

Brixton has been particularly hard hit by Network Rail’s plans to make more cash from the arches as those along Atlantic Road and Brixton Station Road were an important shopping area in the centre of the town – often described as the ‘heart of Brixton‘.

Network Rail ganged up with Lambeth Council to tear this heart out from the town by refurbishing thes arches which would enable them to “triple the rents, insert shiny new businesses and provide Brixton with even more over-priced bars and restaurants than the town’s citizens can shake a stick at.”

*Spoken Word artist Potent Whisper – hear his #OurBrixton*

The Council ignored a long campaign to keep the arches, and failed to do anything to protect the interests of the tenants or of nearby market traders who feel they will be adversely effected while the refurbishment is taking place – and with possible dangers to the general public from potentially dangerous airborne particles during the removal of asbestos.

The work was supposed to have been completed by the end of 2016, but was only started the day after this protest in February 2018. The Save Brixton Arches campaign were calling for it to be abandoned as the plans for the work fail to include proper fire safety precautions and will severely restrict access by emergency services to local businesses and the railway and station.

*Protesters form a human chain in front of the arches*

They also called for an investigation into local Labour MP Helen Hayes. Until shortly before she was elected in 2015 she had been a senior partner in the firm Allies & Morrison which had made the recommendation for the ‘improvement’ of the arches in 2013, though she has denied any personal involvement. A&M have been involved in many contentious ‘regeneration’ schemes with developers and councils across London which opponents describe as social cleansing.

*The boards behind used to be thriving businesses – forced out*

Network Rail sold its arches to ‘The Arch Company’. 50% owned by US-based private equity firm Blackstone and TT Group, one of the UK’s largest, privately owned property investment firms who since then as well as raising rents have refurbished 1,400 arches. They have also made some efforts to reduce the impacts of the rent rises and negotiated a tenant charter. Blackstone are now said to be ‘on track’ to buy out TT and take full control of the arches.

More about the protest and many more pictures at Save Brixton Arches: 3rd Anniversary Action.

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All photographs on this page are copyright © Peter Marshall.
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Global Civility and Stratford Marsh – 2006

Global Civility and Stratford Marsh – On Saturday February 18th 2006 I photographed one of the continuing protests around the world which followed the publication by a Danish magazine of cartoons featuring images of the Prophet Mohammad in Trafalgar Square, then took the underground and DLR to Pudding Mill Lane station on Stratford Marsh to take more pictures of the area which was to be demolished for the London Olympics.

Proclamation for Global Civility – Trafalgar Square

Muslim protesters packed Trafalgar Square for a protest by the Muslim Action Committee over the publication of the cartoons which they regard as blasphemous, but also to publicise a ‘proclamation of global civility‘. The key points of this were the recognition of human dignity as a fundamental right, the need to good manners and etiquette in serious debate, a desire to avoid irresponsible behaviour and to underline the significance of mutual respect for a harmonious co-existence.

The protest in London was kept in good order by stewards who remonstrated with some of the demonstrators who were in some way not behaving as they thought they should, and also moved photographers away from them and some other groups. But other protests around the world were much less restrained and news agencies that same day reported rioting outside the Italian consulate in Benghazi, Libya in which at least 10 people were killed as well as the storming and burning of Christian churches in northern Nigeria with at least 16 deaths.

“As I pointed out in my report in 2006, human dignity was recognised as vital in “the preamble to the Universal Declaration Of Human Rights, adopted and proclaimed by the United Nations General Assembly Resolution 217 of 10 December 1948. That declaration also contains a number of important safeguards such as ‘the right to freedom of opinion and expression‘ and states ‘in the exercise of his rights and freedoms, everyone shall be subject only to such limitations as are determined by law solely for the purpose of securing due recognition and respect for the rights and freedoms of others and of meeting the just requirements of morality, public order and the general welfare in a democratic society.'”

There are still many countries around the world where the principles of human rights in that declaration are not observed, including in many in the Muslim world.

Manners and etiquette are clearly very different in different societies and different religions certainly have very different views, particularly over blasphemy and apostasy. In the west we now prioritise freedom of speech and look back in horror at the Spanish Inquisition and trails for heresy and blasphemy, although in England and Wales, the ‘blasphemy’ and ‘blasphemous libel’ laws were only abolished in 2008, and in Scotland in 2021, while they are still in force in Northern Ireland.

The last conviction for blasphemy in England and Wales was in 1977 when the editor of Gay News received a suspended prison sentence after publishing the poem ‘The Love That Dares to Speak Its Name’ by James Kirkup, and in Scotland it was more than a century earlier when a bookseller was jailed for 15 months in 1843, though until 1825 it had been punishable by death.

While we may find some of the cartoons that were published offensive, it clearly does not justify the irresponsible behaviour and criminal actions of some Muslim mobs protesting against them.

Away from the stewards as I wandered through the crowd I was generally welcomed by the protesters, with many urging me to take their pictures. I left as the speeches, most of which I could not understand as few spoke in English, were finishing and people were getting ready to march,

Scroll down the February 2006 web page for more.

Stratford Marsh – River Lea, Stratford

I’d first photographed Stratford Marsh back in the early 1980s as part of a wider project on the River Lea, once a large and important industrial area in London, but like most of British industry falling into decline, accelerated by the policies of the Thatcher government determined to transform Britain away from manufacturing and into services.

Stratford Marsh was then full of largely small businesses employing local people and many still remained in 2006, though already blighted both by government policies and the tax breaks given to the nearby Docklands area. Now Olympic blight had set in with the whole area to be remodelled, and there were also areas which would be demolished for Crossrail.

As I wrote back then and I think my pictures show:

It is still an intriguing area, where a few yards can take you from wilderness to industrial wasteland, from dereliction to busy workshops (though most were closed on a Saturday afternoon.) Parts are visibly closing down, with compulsory purchase orders hanging on lamposts, some footpaths closed and factories demolished.

There was one small sign of a kind of regeneration. the unusual lock between the Bow Back Rivers and Waterworks River at Baker Road, for many years derelict, at last seems to have been replaced.
My London Diary – Feb 2006

There are many more pictures from this walk – and others – on these pages on my River Lea site.

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