The Strategic Planning Committee of Lewisham Council is scheduled to meet on 2 December 2025 to discuss a planning application concerning the Achilles Street Estate and 355-383 New Cross Road. The main item on the agenda is a report outlining an officer's recommendation for the phased redevelopment of the estate. Councillors will also be asked to declare any personal interests they have in the agenda items, and to approve the minutes of the previous meeting.

Here are the topics scheduled for discussion:

Achilles Street Estate Redevelopment

The committee will consider a report regarding the planning application for the Achilles Street Estate & 355-383 New Cross Road, London, SE14 6LA (DC/25/141160). The proposal involves the phased demolition of the existing Achilles Street Estate, including Azalea House, Fenton House and Austin House, as well as the buildings at 355–383 New Cross Road. In their place, the applicant, Miss Robjant of DP9, on behalf of the London Borough of Lewisham, proposes the construction of five new buildings, ranging from 4 to 16 storeys. These buildings would provide a mixed-use development with residential dwellings (Class C3¹) and flexible commercial floorspace (Class E²), along with new public spaces, landscaping, and improved access to Fordham Park. The planning application is recommended for approval, subject to planning conditions, appropriate planning obligations, and Stage 2 approval by the Greater London Authority (GLA).

The report notes that the application site is allocated for comprehensive redevelopment in the Lewisham Local Plan and is located within the New Cross District Centre, an area identified for growth and regeneration. The proposed scheme would deliver 278 new homes, with 62% of these provided as affordable housing by habitable room, including a high proportion of social rent tenure.

The report also notes that the proposals have been shaped by engagement with residents, stakeholders, and statutory consultees, including a residents' ballot and multiple design review panels. According to the report, key planning merits of the scheme include:

• A substantial uplift in affordable and family housing.
• High-quality design and architecture, with active frontages and improved connections to Fordham Park.
• Enhanced public realm, landscaping, and urban greening.
• Flexible commercial space supporting local employment.
• Robust sustainability measures.

The report identifies some limited harms, including the loss of mature trees and minor daylight and sunlight impacts to a small number of neighbouring properties. However, officers consider that these harms are outweighed by the substantial public benefits of the scheme.

The report states that the application is also located within the Civil Aviation Authority's Heathrow Airport's Safeguarding Zone.

The report also notes that a residents' ballot was held in October 2019, with 92% of eligible residents participating and 72.8% voting in favour of regeneration. The proposals incorporate a Landlord Offer, which outlines assured rights for all affected households, including the guarantee of a new home on the estate for each secure tenant and resident leaseholder.

The report also notes that the proposals have been subject to two reviews by the Lewisham Design Review Panel (LDRP), held on 27 November 2023 and 15 July 2024, respectively.

The report also notes that the Mayor of London considered the planning application on 13 October 2025, and the GLA supports the principle of estate regeneration at Achilles Street, noting that the scheme would re-provide and uplift social rented housing, increase affordable homes, and improve residential quality.

The report also notes that the Council subscribes to Microsoft's AI software Copilot for the purpose of streamlining and reducing the time burden of resource heavy administrative tasks, and that Copilot has therefore been utilised to produce the consultee summaries set out in the report, which has taken place alongside Officer verification to ensure accuracy.

Declarations of Interest

Councillors will be asked to declare any personal interest they have in any item on the agenda, as outlined in the DeclarationsofInterest.pdf document. The report pack outlines the different types of interests, including disclosable pecuniary interests, other registerable interests, and non-registerable interests.

Minutes

The committee will be asked to approve the minutes of the meeting held on 16 October 2025, as detailed in the Minutes Public Pack 16102025 Strategic Planning Committee.pdf document. The minutes include a discussion and resolution regarding the Lewisham Shopping Centre and Adjacent Land.