Old Kent Road is undergoing London’s most ambitious inner-city regeneration project in 2025, with Southwark Council’s Opportunity Area Planning Framework identifying capacity for at least 10,500 new homes, 10,000 new jobs, and comprehensive transformation of this 2.5-kilometer arterial corridor from industrial and retail warehouse character to a vibrant mixed-use urban district anchored by two new Bakerloo line Underground stations projected to open around 2040. The regeneration spans approximately 155 hectares of predominantly brownfield land, representing one of Europe’s largest urban renewal projects within an established city area. Current activity shows multiple planning applications progressing, early-phase developments under construction, and infrastructure improvements preparing the ground for accelerated delivery once the Bakerloo line extension receives funding confirmation expected within the next 2-3 years.
The Vision: Transforming London’s Longest High Street
Old Kent Road stretches approximately 2.5 kilometers from the Bricklayers Arms roundabout near Elephant and Castle southeast to New Cross, forming one of London’s longest and historically most important high streets. The road’s Roman origins as part of Watling Street connecting London to Dover demonstrate its strategic importance, yet decades of decline left the area dominated by light industry, retail warehouses, fast food outlets, and traffic congestion rather than vibrant urban neighborhoods.
Southwark Council’s vision articulated in the Old Kent Road Area Action Plan and Opportunity Area Planning Framework envisions comprehensive transformation creating a new town center for southeast London with residential neighborhoods organized around two new Underground stations, high streets with independent shops, cafes, restaurants, and services replacing current retail warehouses, employment spaces for creative industries, light manufacturing, offices, and technology businesses, extensive public realm improvements including wider pavements, street trees, public squares, and improved crossing points, enhanced green infrastructure with parks, pocket parks, and green corridors connecting to Burgess Park and the canal network, car-free or car-lite neighborhoods designed around walking, cycling, and public transport rather than private vehicles, and community facilities including schools, healthcare, libraries, sports centers, and cultural venues serving new and existing residents.
The transformation acknowledges that Old Kent Road’s current character—dominated by traffic, retail warehouses, industrial uses, and limited residential population—is unsustainable and fails to utilize valuable inner London land effectively. The area sits less than 5 kilometers from central London yet feels disconnected and undervalued, representing extraordinary opportunity for creating vibrant neighborhoods serving tens of thousands of future residents while respecting and enhancing existing communities.
The Bakerloo line extension catalyst makes this transformation viable by providing the transport infrastructure essential for high-density residential development. Without Underground connectivity, developers cannot viably build and buyers will not purchase high-density housing in areas dependent on buses for accessing employment. The two proposed stations near Burgess Park and further south on Old Kent Road unlock development potential that exists theoretically but cannot be realized practically without transport improvements.
The timeline for transformation spans 20-30 years with development proceeding in phases as sites become available, planning permissions are secured, and market conditions support construction. Early phases beginning in the late 2020s establish precedent and create momentum, while the main delivery surge occurs in the 2030s and 2040s following Bakerloo line opening. Full buildout and maturity of the area extends into the 2040s and 2050s, making this a multi-generational project rather than quick fix.
Scale and ambition distinguish Old Kent Road regeneration from typical London development projects. The 10,500+ new homes represent more housing than many entire London neighborhoods contain. The 155 hectares of predominantly brownfield land equals approximately 215 football pitches—a vast area within inner London available for transformation. The £15+ billion estimated total investment over the regeneration period represents one of the UK’s largest urban investment programs.
Comparable projects in scale and ambition include King’s Cross regeneration (67 hectares, 2,000 homes, 50 buildings), Nine Elms/Battersea Power Station (195 hectares, 20,000 homes), and Stratford/Olympic Park (246 hectares, 10,000 homes). Old Kent Road’s 155 hectares and 10,500+ homes places it among London’s most significant regeneration areas, though spread across a linear corridor rather than concentrated in a single district.
The Two Underground Stations: Location and Impact
The two proposed Bakerloo line stations anchor the regeneration, with their locations determining development patterns, property values, and how the transformed Old Kent Road functions as an urban district.
The northern station near Burgess Park would be located on Old Kent Road approximately at the junction with Thurlow Street, serving the area between Bricklayers Arms and Latimer Road. This location provides excellent access to Burgess Park, one of south London’s largest and most popular public parks, creating opportunities for park-adjacent residential developments combining urban living with green space access.
The station catchment encompasses approximately 800 meters radius, including parts of Walworth to the west, Camberwell to the south, and Peckham to the east. This extensive catchment means tens of thousands of existing residents gain Underground access, while new developments within the catchment area can market “walking distance to Underground” as a premium amenity.
Development around this northern station focuses on the Burgess Business Park area, a cluster of industrial and warehouse sites suitable for comprehensive redevelopment. Current uses including light industry, wholesale distribution, and retail warehouses occupy single-story structures on generous plots—highly inefficient use of valuable inner London land. Redevelopment creates mixed-use neighborhoods with residential towers or mid-rise blocks above ground-floor commercial and community uses.
The proximity to Burgess Park creates exceptional development opportunities. Properties marketed as “park-adjacent with Underground access” command significant premiums, as demonstrated by successful developments around Regent’s Park, Hyde Park, and Victoria Park. The combination of green space amenity and transport connectivity creates highly desirable residential environments attracting affluent buyers and commanding premium prices.
The southern station on Old Kent Road would be located approximately at the junction with Sandgate Street, serving the heart of the Old Kent Road corridor and the area extending southeast toward New Cross. This location sits at the center of the most intensive development area, with major sites including Asda supermarket, Lidl supermarket, former Biscuit Factory site, and numerous industrial estates all within 400-800 meters.
The southern station catchment is primarily brownfield industrial and warehouse land currently containing minimal residential population. This presents opportunities for building new neighborhoods from scratch rather than intensifying existing areas, allowing comprehensive planning and design creating cohesive urban districts rather than piecemeal development.
Development around the southern station focuses on creating a new town center with high-density mixed-use buildings, ground-floor retail, cafes, restaurants, and services creating active street frontages, mid-rise to tall residential buildings providing homes for thousands, public squares and gathering spaces creating destinations and community focus, and cultural and community facilities including libraries, health centers, and potentially a new cinema or theater.
The southern station area represents the commercial and civic heart of regenerated Old Kent Road, comparable to how Clapham Junction, Stratford, or Canary Wharf function as centers for their areas. High footfall from Underground passengers, residents, and workers creates vibrancy supporting diverse businesses and services.
The spacing between stations at approximately 1 kilometer provides optimal coverage of the Old Kent Road corridor. Each station’s 800-meter catchment radius creates overlapping coverage ensuring the entire regeneration area sits within reasonable walking distance of Underground access. This spacing matches successful Underground corridors including the Northern Line through Camden and Islington, where stations at similar intervals create sustained urban density and vitality.
The two-station approach also provides redundancy and choice. If one station experiences temporary closure for maintenance or emergency, the other remains accessible within 15-20 minutes walk. During construction, phased opening of the two stations ensures some Underground access becomes available before the entire extension opens, potentially allowing earlier benefit realization.
Major Development Sites and Projects
Multiple significant development sites across Old Kent Road are at various stages of planning, construction, and delivery, demonstrating regeneration momentum even before Bakerloo line funding confirmation.
Ruby Triangle encompasses 5 hectares around Ruby Street in the northern section of Old Kent Road near the proposed Burgess Park station. The site currently contains light industrial uses, small businesses, and some residential properties. Comprehensive redevelopment plans propose approximately 1,500 homes in a mix of mid-rise and tall buildings, ground-floor commercial space for shops, cafes, and services, a new public square creating community focus, improved connections to Burgess Park, and workspace for creative industries and small businesses maintaining some existing business character.
Planning applications for Ruby Triangle have been submitted and are progressing through the approval process. Construction could commence in the late 2020s with completion in phases through the early 2030s. The development represents one of the early major projects establishing precedent and character for the regenerated Old Kent Road.
Cantium Retail Park occupies a large site currently dominated by retail warehouses including B&Q, Wickes, and other big-box stores. The 6-hectare site sits prominently on Old Kent Road with excellent visibility and accessibility. Redevelopment proposals include approximately 1,200 homes, replacement retail provision at ground level but in denser formats, commercial and workspace provision, and public realm improvements including widened pavements and street trees.
The challenge with Cantium Retail Park involves managing existing retail operations during redevelopment, as major retailers have long leases and serve important functions for local residents and businesses. Phased redevelopment allows continued retail provision while progressively transforming the site, though this extends the overall timeframe compared to vacant site redevelopment.
Asda Store and Surrounding Sites form a cluster of redevelopment opportunity around the large Asda supermarket on Old Kent Road near the proposed southern Bakerloo line station. The supermarket itself occupies a single-story building with extensive surface parking—inefficient use of prime land adjacent to a future Underground station. Comprehensive redevelopment could incorporate a modern supermarket at ground level or basement level with 800-1,000 homes in buildings above, commercial space, and public realm improvements.
Adjacent sites including the Lidl supermarket, Travis Perkins builders merchant, and other commercial premises could be integrated into comprehensive redevelopment creating a cohesive new neighborhood rather than fragmented individual developments. The total site area of approximately 8 hectares could accommodate 1,500-2,000 homes making this one of the most significant development opportunities on Old Kent Road.
Former Biscuit Factory (Courage Yard) represents a heritage-sensitive development opportunity. The site contains former industrial buildings with architectural and historical interest that should be retained and converted rather than demolished. Proposals include retaining and converting heritage buildings for commercial, cultural, and community uses, new residential buildings on parts of the site providing approximately 400-600 homes, workspace for creative businesses, and public spaces celebrating the site’s industrial heritage.
Heritage-led regeneration creates character and distinctiveness that generic new development cannot replicate. Successful examples including King’s Cross’s Granary Square, Battersea Power Station, and Shoreditch’s Tea Building demonstrate how retaining and adapting historic structures creates value and appeal while preserving important heritage assets.
Mandela Way and Ilderton Road represent industrial areas south of Old Kent Road containing numerous small businesses, light manufacturers, creative studios, and commercial operations. Regeneration plans propose retransforming these areas while retaining affordable workspace for existing and future businesses. Proposals include low-cost workspace embedded in new residential developments ensuring businesses aren’t entirely displaced by housing, covered markets or indoor spaces providing weather-protected trading areas for existing outdoor markets and traders, live-work units allowing creative businesses to operate from residential spaces, and gradual transformation respecting existing business communities rather than wholesale clearance.
Retaining employment uses and business communities during residential intensification creates mixed neighborhoods with activity throughout the day rather than dormitory character. The challenge involves managing conflicts between residential and commercial uses, particularly noise-generating businesses incompatible with adjacent housing.
Burgess Business Park comprises multiple industrial and warehouse sites near the proposed northern Bakerloo line station and Burgess Park. The approximately 10-hectare area currently contains light industrial uses, wholesale businesses, and commercial operations occupying single-story structures. Comprehensive redevelopment could provide 2,000-2,500 homes, replacement workspace for displaced businesses in modern premises, commercial space for shops and services, improved connections to Burgess Park, and public spaces creating neighborhood identity.
The proximity to both the proposed Underground station and Burgess Park makes this exceptionally valuable development land. However, managing displacement of existing businesses requires careful planning, engagement with business communities, and provision of alternative premises ensuring businesses can remain in the area rather than being forced out entirely.
Housing Delivery Timeline and Phasing
The 10,500+ homes identified for Old Kent Road will be delivered progressively over 20-25 years in multiple phases coordinated with Bakerloo line extension delivery and infrastructure improvements.
Phase 1: 2025-2030 (Pre-Bakerloo line) focuses on early sites with planning permission or in advanced planning stages. Approximately 1,500-2,000 homes could be delivered during this phase on sites including Ruby Triangle early phases, smaller infill sites, and conversions of existing buildings. These early homes establish precedent, create market confidence, and demonstrate regeneration momentum even before Underground services commence.
Early phase developments occur despite current transport deficiency because sites are positioned to benefit from future Bakerloo line stations even before opening. Buyers and renters willing to tolerate current bus-dependent transport secure lower prices with the expectation of future improvement. Developers price properties reflecting current transport but market based on future connectivity.
Infrastructure improvements during Phase 1 include public realm enhancement with wider pavements, street trees, and better crossing points, cycle infrastructure improvements, utility upgrades preparing for future development, and preliminary work on the Bakerloo line extension if funding is confirmed by mid-2020s.
Phase 2: 2030-2038 (Bakerloo line construction) represents the main delivery surge as Bakerloo line construction proceeds and opening approaches. Approximately 4,000-5,000 homes could be delivered during this phase across major sites including Cantium Retail Park, Asda and surrounding sites, Burgess Business Park phases, former Biscuit Factory, and numerous smaller sites.
Construction of residential development proceeds in parallel with Bakerloo line construction, creating significant simultaneous activity across Old Kent Road. Managing construction impacts requires careful coordination between different projects, temporary traffic management, and community engagement minimizing disruption to existing residents and businesses.
Property prices rise significantly during this phase as Bakerloo line opening approaches and the transformation becomes visible rather than theoretical. Early buyers in Phase 2 secure better value than later buyers closer to opening when prices reach peak levels, but all Phase 2 purchases benefit from transport improvements within relatively near timeframes.
Phase 3: 2038-2045 (Post-Bakerloo line opening) continues delivery after Bakerloo line opening around 2040, with approximately 3,000-4,000 additional homes on later-phase sites, infill development, and intensification opportunities. By this phase, the Bakerloo line is operational, the transformed character of Old Kent Road is established, and the area has proven its appeal as a desirable residential and commercial location.
Later-phase delivery benefits from established amenities, services, and community facilities created during earlier phases. The first schools, healthcare facilities, community centers, shops, and restaurants opened during Phases 1 and 2 serve Phase 3 residents immediately rather than requiring further waiting. The gradual phasing ensures infrastructure and services keep pace with population growth rather than thousands of homes being occupied before facilities are available.
Affordable housing delivery across all phases follows Southwark Council’s requirement that 35% of new homes are affordable, split between social rent (approximately 25% of affordable units) and intermediate products including shared ownership (75% of affordable units). On 10,500 total homes, this produces approximately 3,675 affordable homes including roughly 920 social rent units and 2,755 intermediate units.
Affordable housing integration within market developments creates mixed communities rather than concentrated deprivation. However, the distinction between affordable and market housing remains visible through “poor doors” (separate entrances) and differential access to facilities, creating social tensions that good design and management must address.
Public Realm and Infrastructure Improvements
Creating a successful urban district requires comprehensive public realm and infrastructure investment beyond just building homes, with streets, parks, utilities, schools, and services all requiring enhancement.
Street improvements along Old Kent Road transform the arterial road from traffic-dominated corridor to pedestrian-friendly high street. Improvements include widening pavements from current narrow strips to generous widths allowing comfortable pedestrian movement, outdoor cafe seating, and street trees, reducing traffic lanes and introducing protected cycle lanes improving safety for cycling, improving crossing points with more frequent pedestrian crossings, shorter crossing distances, and countdown timers enhancing safety, street trees providing shade, air quality benefits, and visual improvement, street furniture including benches, bike parking, and public art creating attractive public realm, and reducing speed limits from current 30mph to 20mph improving safety and creating more pedestrian-friendly environment.
The challenge involves balancing competing demands for road space between vehicles, buses, cyclists, and pedestrians on a strategically important route carrying significant traffic volumes. Reducing general traffic capacity to improve conditions for other modes requires managing potential congestion and ensuring adequate bus priority so public transport isn’t adversely affected.
New parks and green spaces supplement existing provision including Burgess Park. The planning framework identifies opportunities for approximately 5 hectares of new publicly accessible open space including pocket parks providing local green space within 400 meters of all homes, green corridors creating pedestrian and cycle routes connecting parks and green spaces, roof gardens and communal gardens in new developments, tree planting along streets and in public spaces, and sustainable drainage features including rain gardens and bioswales managing surface water while creating green infrastructure.
Green space provision in high-density urban development requires careful planning and protection against pressure to maximize development density at the expense of open space. Southwark’s policy requiring 2.33 square meters of open space per home creates standards that development must meet, though quality of space matters as much as quantity.
Utility infrastructure upgrades ensure water supply, sewerage, electricity, gas, and telecommunications networks can support thousands of new homes and businesses. Current infrastructure has limited capacity and requires substantial investment including new water mains and sewers, electricity substation upgrades and new connections, gas network extensions, telecommunications infrastructure with fiber broadband to all new developments, and sustainable drainage infrastructure managing increased surface water runoff from new development.
Utility upgrades occur progressively as development proceeds, with developers funding connections and capacity improvements serving their specific sites while Thames Water, UK Power Networks, and other utilities fund strategic network upgrades. Coordination ensures infrastructure readiness matches development timing rather than creating bottlenecks.
Schools and education facilities serve growing child populations from new homes. Planning requirements suggest approximately 1,500-2,000 additional school places needed based on expected child populations from 10,500 homes. Provision includes at least one new primary school serving younger children within walking distance, potential new secondary school or expansion of existing secondary schools serving older children, and early years provision including nurseries and childminders serving pre-school children.
Funding schools through Section 106 contributions and Community Infrastructure Levy receipts from new development requires careful financial modeling and phasing ensuring facilities open as populations grow rather than after overcrowding has created problems. Temporary expansion of existing schools serves needs during transition periods before permanent new facilities open.
Healthcare facilities including GP surgeries, dental practices, pharmacies, and potentially health centers serve growing populations. The NHS requires developers to contribute toward healthcare infrastructure through Section 106, with contributions funding expansion of existing facilities or new facilities in the regeneration area. The challenge involves securing NHS commitment to provide services in the area rather than just collecting financial contributions that sit unused.
Community facilities including libraries, community centers, youth facilities, sports centers, and cultural venues create focal points for community life. The planning framework identifies sites and requirements for facilities serving both new and existing populations, ensuring regeneration benefits existing communities rather than just creating separate new neighborhoods.
Jobs and Economic Development
Regeneration creates approximately 10,000 new jobs across multiple sectors, transforming Old Kent Road from primarily industrial employment to mixed economy including creative industries, professional services, hospitality, retail, and health and education sectors.
Construction employment peaks during the main delivery phases in the 2030s with several thousand construction jobs directly building new homes and infrastructure. These include skilled trades including bricklayers, carpenters, electricians, plumbers, and specialist trades, project management and professional services, site security and logistics, and supply chain employment in businesses providing materials and services to construction projects.
Construction employment is temporary, lasting for the duration of building projects, but represents important opportunities for training, apprenticeships, and career development particularly if linked to requirements for local employment and training opportunities for residents of Southwark and neighboring boroughs.
Permanent employment in the completed developments spans diverse sectors. Retail including shops, supermarkets, and comparison retail creates 2,000-3,000 jobs. Hospitality including restaurants, cafes, bars, and hotels generates 1,500-2,500 jobs. Business services including offices, co-working spaces, and professional services provides 2,000-3,000 jobs. Creative industries including studios, agencies, and media businesses creates 1,000-1,500 jobs. Education and childcare including schools, nurseries, and training providers generates 500-1,000 jobs. Healthcare including GP surgeries, pharmacies, and health centers creates 300-500 jobs. Leisure and fitness including gyms, sports facilities, and entertainment venues generates 500-800 jobs.
The diversity of employment ensures Old Kent Road doesn’t depend on single sectors or employers, providing resilience if particular industries decline. The mix of skilled and entry-level positions creates opportunities for residents with different educational backgrounds and experience levels.
Workspace provision in new developments preserves and creates space for businesses. Requirements include affordable workspace at below-market rents serving creative industries, social enterprises, and small businesses unable to afford commercial rates, managed workspace including co-working spaces, incubators, and shared facilities, industrial and light manufacturing space for businesses requiring workshops, maker spaces, and production facilities, and retail and commercial space for shops, services, and food and beverage businesses.
The challenge involves providing genuinely affordable workspace rather than nominal compliance with policies. Market-rate commercial rents in regenerated areas often exceed what small businesses can afford, displacing the creative and entrepreneurial communities that contributed to the area’s character.
Training and skills development linked to regeneration and employment growth includes construction skills training preparing residents for careers in building trades, hospitality and retail training developing customer service skills, digital skills training providing capabilities for technology and creative sectors, and apprenticeships creating structured training pathways for young people.
Local employment targets in Section 106 agreements require developers and contractors to prioritize employment of local residents and use of local businesses, though enforcement and actual achievement varies. Strong council monitoring and developer commitment can achieve meaningful local employment; weak oversight often sees requirements ignored.
Challenges and Controversies
Major regeneration projects inevitably face challenges and controversies requiring careful management and sometimes difficult trade-offs between competing objectives.
Gentrification and displacement concerns affect existing residents, businesses, and communities in Old Kent Road and surrounding areas. As the area improves and property prices rise, long-standing residents face rising rents potentially forcing moves to cheaper areas. Local businesses face rising commercial rents threatening viability. The area’s character changes as new affluent residents arrive with different demographics, incomes, and lifestyles than existing populations.
Mitigating displacement requires strong affordable housing policies ensuring new development includes significant affordable housing, business support and affordable workspace provisions helping existing businesses remain in the area, community engagement ensuring existing residents’ voices influence regeneration rather than being excluded from decisions, and anti-displacement policies including rent controls, longer tenancies, and protections for vulnerable residents.
However, some degree of change is inevitable and arguably desirable—Old Kent Road’s current challenges including limited amenities, poor-quality housing, and transport deficiency mean the status quo isn’t acceptable. The question becomes managing change to benefit existing communities rather than preventing all change.
Bakerloo line funding uncertainty represents the fundamental risk to the entire regeneration program. Without the Underground extension, the scale of housing delivery envisioned becomes unviable as high-density residential development requires excellent public transport. If the Bakerloo line is delayed or cancelled, regeneration would proceed at much slower pace with lower density and reduced ambition.
Property buyers and developers taking on projects now face this uncertainty—investments are predicated on Bakerloo line delivery, but government funding isn’t confirmed. Early entrants capture higher returns if the extension proceeds but face losses if it doesn’t. This risk-return trade-off affects decision-making for investors, developers, and residents.
Traffic and construction disruption during the regeneration and Bakerloo line construction creates years of significant impact on Old Kent Road. Concurrent construction on multiple sites generates noise, dust, road closures, restricted access, and general inconvenience affecting existing residents and businesses. Managing this disruption while maintaining business operations and resident quality of life requires careful coordination and enforcement of construction standards.
The Bakerloo line construction involves years of intensive tunneling, station construction, and systems installation creating particularly significant impacts. Construction sites require extensive space for equipment, material storage, and worker facilities, requiring temporary road closures or traffic management affecting all users.
Building height and density controversies arise as proposals include tall buildings up to 20-30 stories in some locations. Tall buildings maximize housing delivery on constrained urban sites but generate concerns about overshadowing, wind impacts, visual impacts, and character changes. Balancing housing delivery objectives requiring density against urban design quality and community concerns creates tensions.
Southwark’s policies permit taller buildings near Underground stations where density is appropriate, stepping down to lower heights further away. However, local opposition to specific tall building proposals can create planning delays or rejections even on sites identified as suitable for height.
Existing business displacement affects hundreds of businesses currently operating on Old Kent Road in sectors including light manufacturing, wholesale distribution, vehicle repairs, building supplies, and various services. As sites redevelop, these businesses lose premises and must relocate or close. While some businesses receive relocation assistance and new workspace is provided, many businesses ultimately disappear entirely.
The economic and social costs of business displacement include lost livelihoods for business owners and employees, loss of affordable workspace that supported entrepreneurial activity, loss of industrial diversity and capability as manufacturing is replaced by residential, and community disruption as established businesses that served local needs disappear.
Balancing residential housing delivery with retention of employment uses requires difficult decisions about what proportion of land should remain employment rather than converting entirely to residential. Southwark’s policies protect significant employment space but allow substantial conversion recognizing that housing is the priority need.
Infrastructure funding gaps represent practical challenges to delivery. The total infrastructure investment required including roads, parks, utilities, schools, and community facilities exceeds what can be funded through developer contributions alone. Government grants, Council capital budgets, and borrowing are required, but these funding sources are constrained particularly during periods of fiscal austerity.
Funding gaps risk infrastructure lagging behind housing delivery, creating situations where thousands of homes are occupied before schools, healthcare facilities, and community spaces are available. Phased development helps manage this but requires strong Council capital planning and willingness to borrow against future Section 106 receipts.
Community Engagement and Planning Process
Successful regeneration requires genuine engagement with existing communities, transparent decision-making, and planning processes that balance competing interests while maintaining clear vision.
Community consultation throughout the planning and development process includes public consultations on the Area Action Plan and planning framework establishing overall vision and policies, planning application consultations for specific developments where residents can comment on individual schemes, community forums and residents’ groups meeting regularly with Council and developers discussing regeneration progress and issues, and ongoing engagement through newsletters, websites, and local events keeping communities informed.
The quality and genuineness of consultation varies. At best, consultation meaningfully influences decisions with community feedback shaping plans. At worst, consultation becomes box-ticking exercise where communities are informed of predetermined decisions rather than genuinely engaged in shaping them. Southwark’s approach aims for meaningful engagement but faces criticism from some community groups feeling excluded or ignored.
Planning application processes for major developments follow standard procedures including pre-application engagement where developers discuss proposals with Council and communities before formal submission, formal planning application submission with detailed plans, environmental assessments, and supporting documents, public consultation period where anyone can comment supporting or objecting to proposals, Council planning committee review and decision with elected councilors voting to approve or refuse applications, and appeals processes if applications are refused or conditions are disputed.
Controversial applications generate hundreds or thousands of comments, petitions, and organized campaigns. Planning committees face pressure balancing regeneration objectives, development industry interests, and community concerns. Decisions sometimes involve approving developments despite local opposition when officers and councilors judge schemes accord with planning policies despite controversy.
Section 106 negotiations determine developer contributions toward affordable housing, infrastructure, and community facilities. These negotiations occur between developers and Council planners, sometimes involving viability assessments where developers claim schemes cannot afford policy-compliant contributions. Community representatives sometimes participate in reviewing viability assessments and negotiating Section 106 terms, though the technical complexity and commercial confidentiality limit transparency.
Securing maximum contributions while ensuring schemes remain viable enough to proceed represents delicate balancing. Councils demanding excessive contributions risk schemes becoming unviable and not proceeding at all, delivering nothing. Councils accepting inadequate contributions see regeneration proceed but without sufficient affordable housing and infrastructure benefiting communities.
Political dimensions of regeneration include debates about gentrification, displacement, and who benefits from development, tensions between housing delivery objectives and existing community protection, arguments about building heights, density, and design quality, and disputes over funding, infrastructure, and phasing. Local politics in Southwark involve Labour Party control with progressive policies on affordable housing and community benefits, but also pro-development stances recognizing housing crisis requires significant building.
Community groups span a spectrum from pro-development groups supporting regeneration and housing delivery to anti-displacement activists fighting gentrification and protecting existing communities. Planning decisions navigate these competing pressures while adhering to adopted policies and legal requirements.
Investment and Property Development Opportunities
Old Kent Road regeneration creates diverse opportunities for property investors, developers, and businesses across risk-return spectrums.
Existing property purchase in areas near proposed Bakerloo line stations offers speculative opportunities buying before regeneration drives major price increases. One and two-bedroom flats currently selling for £250,000-£350,000 could appreciate to £400,000-£550,000 post-regeneration—gains of 40-60% over 10-15 years. Houses currently £400,000-£550,000 could reach £650,000-£850,000 with similar percentage gains.
The risk involves timing—buying now or within 1-2 years maximizes appreciation potential but requires patient capital holding through uncertainty about Bakerloo line funding and regeneration timing. Buying after funding confirmation reduces risk but captures less appreciation as prices already begin rising.
Development sites for residential or mixed-use schemes require larger capital, expertise, and risk tolerance. Opportunities include small infill sites of 0.1-0.5 hectares suitable for 20-100 homes and accessible to smaller developers, medium sites of 0.5-2 hectares suitable for 100-400 homes requiring established developers with track records, large strategic sites of 2+ hectares suitable for 400+ homes dominated by major housebuilders and institutional developers.
Development opportunities compete intensely with major housebuilders, institutional investors, and specialist regeneration developers all targeting Old Kent Road sites. Smaller developers and investors struggle to compete without local knowledge, relationships, and ability to move quickly on opportunities.
Commercial property investment including retail, office, leisure, and mixed-use buildings offers alternatives to residential investment. Ground floor retail units near proposed Bakerloo line stations could deliver strong capital growth and rental income as footfall increases dramatically. Office and workspace buildings serve growing business populations. Hotels and leisure facilities benefit from improved area accessibility.
Commercial property requires different expertise than residential including understanding business tenant needs, commercial lease structures, property management for business tenants, and sector-specific risks affecting different commercial property types.
Build-to-rent investment where investors build and retain apartment buildings for long-term rental rather than selling units represents growing sector. Build-to-rent offers stable rental income, potential for capital appreciation, professional management at scale, and alignment with institutional investor preferences for predictable income. Old Kent Road’s regeneration creates opportunities for build-to-rent schemes providing rental housing near new Underground stations serving professional tenants.
Affordable housing provision creates opportunities for social housing providers, housing associations, and specialist affordable housing investors. Affordable housing required in developments is often sold to housing associations who manage and let the properties. Investing in affordable housing provides stable income from social rents and government housing benefit, though returns are lower than market housing.
Frequently Asked Questions
When will Old Kent Road regeneration be complete?
Regeneration spans 20-30 years with main delivery during the 2030s and 2040s. Early developments begin in the late 2020s, main surge follows Bakerloo line opening around 2040, and final phases complete in the 2040s-2050s. Full maturity of the regenerated area extends into the 2050s.
How many new homes will be built on Old Kent Road?
At least 10,500 new homes are identified in the planning framework, with potential for additional homes if schemes exceed minimum density expectations. Approximately 35% (3,675 homes) will be affordable housing with the remainder market housing.
When will the Bakerloo line stations open?
The Bakerloo line extension to Lewisham including two Old Kent Road stations is projected to open around 2040, subject to securing government funding and completing construction. Delays could push opening into the mid-2040s, while accelerated delivery might bring opening forward to late 2030s.
Will existing businesses be forced to close?
Some existing businesses will be displaced as sites redevelop, though regeneration plans include provisions for replacement workspace and relocation assistance. The extent of business displacement and support effectiveness remain uncertain and contentious issues requiring careful management.
How will traffic and parking change?
Old Kent Road will become more pedestrian and cycle-friendly with wider pavements, protected cycle lanes, and improved crossings. Traffic lanes will reduce and parking will become more restricted as car-free residential developments assume residents won’t own cars given excellent public transport.
What about schools and healthcare for new residents?
New schools, GP surgeries, and community facilities are planned funded through developer contributions. At least one new primary school is required with potential expansion of secondary schools. Timing these facilities to open as populations grow represents critical planning challenge.
Can existing residents afford to stay in the area?
Affordable housing policies aim to ensure 35% of new homes are affordable, providing options for lower-income residents. However, rising private rents and property prices in existing housing may price out some existing residents, creating displacement concerns requiring council intervention and protections.
What happens if the Bakerloo line is cancelled?
If the Bakerloo line doesn’t proceed, regeneration would occur at much reduced scale and pace. High-density development becomes unviable without Underground connectivity, property values wouldn’t appreciate as anticipated, and the transformational vision would remain unrealized.
How can I invest in Old Kent Road property?
Existing properties near proposed stations offer residential investment opportunities with potential 40-60% appreciation over 10-15 years if regeneration proceeds successfully. Buy-to-let investors can achieve 5-6% rental yields. Development opportunities exist for those with capital and expertise. Professional property investment advice is recommended.
Will Old Kent Road become like Shoreditch or Peckham?
Old Kent Road could follow similar transformation patterns as Shoreditch and Peckham evolved from undervalued, edgy areas to desirable, expensive neighborhoods. However, each area has unique characteristics, and outcomes depend on execution quality, Bakerloo line delivery, and broader London market conditions.
What is Southwark Council doing to prevent gentrification?
Council policies include 35% affordable housing requirements in new developments, affordable workspace provision protecting existing businesses, anti-displacement measures including longer tenancies and rent controls where possible, and community engagement ensuring existing residents influence regeneration. Effectiveness of these measures remains debated.
How will regeneration benefit existing residents?
Improved transport via the Bakerloo line benefits existing residents through better access to employment and services. New amenities including shops, restaurants, parks, and community facilities enhance quality of life. Affordable housing in new developments provides local housing options. However, some residents will be displaced by rising costs.
Can I see regeneration plans and developments?
Southwark Council’s website provides Old Kent Road Area Action Plan, planning framework documents, individual planning applications, and regeneration updates. Community meetings and consultations occur regularly. Developer websites showcase specific schemes. Walking the area shows construction progress and early-phase developments.
What are the best locations to buy property?
Properties within 800 meters of proposed Bakerloo line stations (near Burgess Park and on southern Old Kent Road near Sandgate Street) capture maximum transport benefit. Properties on quieter side streets off Old Kent Road offer residential amenity while maintaining Underground accessibility. Well-maintained properties in good estates perform best.
Is Old Kent Road a good long-term investment?
For patient investors with 10-15+ year horizons, Old Kent Road offers strong potential returns of 6-10% annually combining rental income and capital appreciation if the Bakerloo line proceeds and regeneration succeeds. Short-term investors face greater risks from uncertainty and construction disruption. Diversification across multiple properties or areas spreads risk.
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