Controversy Surrounds 20,000 New Homes on Old Kent Road: The Affordable Housing Debate

Campaigners are expressing concerns that one of London‘s largest redevelopment initiatives will fall short in addressing the pressing need for social housing. The Old Kent Road Area Action Plan, spearheaded by Southwark Council, outlines a 20-year vision that aims to deliver 20,000 new homes, with nearly 60 per cent categorised as affordable. However, the interpretation of what constitutes ‘affordable’ has sparked significant debate among critics of the plan.

As the council approaches a pivotal decision following a hearing with the Planning Inspectorate, local advocacy groups Save Old Kent Road and SHAPE (Southwark Housing and Planning Emergency) recently organised a demonstration, marching along the Old Kent Road to voice their opposition. They contend there has been a lack of commitment regarding the precise number of new council homes proposed, expressing apprehension that the redevelopment will result in numerous high-rise towers exceeding 20 storeys, predominantly consisting of housing deemed “not affordable.”

Concerns Over Affordable Housing Targets

Of the proposed 20,000 homes, Southwark Council has set a target to provide 7,000 affordable residences, which encompasses social rented homes and other options priced below market rates. However, campaigners assert that only a fraction—up to 5,000—of these homes will be available for social rent, a figure they argue is woefully inadequate given that 22,000 households currently await housing assistance from the council, alongside 10,000 residents living in temporary accommodation.

Local business owners and residents have concurred with these views, suggesting that many people will either be ineligible for or unable to afford the proposed ‘affordable’ housing. Moreover, campaigners highlight that the latter part of the 20,000 homes relies heavily on the Bakerloo line extension, which still lacks confirmed funding.

Liz Wyatt, a representative from Housing Action Southwark Lambeth (HASL), emphasised the plight of many group members who have been trapped in temporary accommodation for nearly a decade. She noted the acute shortage of family-sized council homes in Southwark, which are seldom available on the housing waiting list. In her remarks, Liz stated, “With the Old Kent Road regeneration, Southwark Council could finally guarantee our communities the high-quality, safe, secure family-sized council homes we need.”

The Impact on Local Communities

She further articulated the negative ramifications of the current plans, asserting that they threaten to displace working-class communities from London and exacerbate the ongoing homelessness crisis. “The Old Kent Road ‘Area Action Plan’ might meet the council’s modest target of 35 per cent affordable and social housing, but in practice, developers are constructing large developments on the Old Kent Road with as little as 12 per cent affordable housing,” she remarked.

Liz also pointed out that the term ‘affordable housing’ has been diluted by developers, often referring to rents that are set at 80 per cent of market rates. “The only housing that is genuinely affordable is council housing,” she concluded.

Council’s Position on Housing Development

In response to these concerns, Cllr James McAsh, the leader of Southwark Council, has argued that the Action Plan presents a vital opportunity to address the housing crisis and create more “genuinely affordable” homes within the borough. He highlighted that currently, 59 per cent of new homes being developed in the Old Kent Road area are classified as “affordable,” with 41 per cent designated for social rent, a figure that exceeds the average across London.

Cllr McAsh stated, “There is plenty more to do. We will strive to raise these numbers even further.” He pointed to the recent success of the Tustin Estate, which has seen the completion of 162 new council homes, and the initiation of 215 council homes on the Ledbury Estate. “We will collaborate with developers to secure the best possible outcomes for our borough, ensuring our plans reflect residents’ priorities. Under this administration, Southwark Council is accountable to the people of Southwark.”

Future Steps for the Action Plan

Last month, the council’s redevelopment plans underwent scrutiny by a Planning Inspector, who is currently reviewing all relevant evidence to arrive at a decision. Reports indicate that the Inspector’s findings are expected to be released by September 2026. As the situation unfolds, the local community remains engaged and vigilant, eager to see how these developments will impact their housing future.