Key Points
- Levitt Bernstein-led proposals for 276 homes (noted as 278 in some details) in New Cross, south-east London, have received unanimous planning consent from Lewisham Council’s Strategic Planning Committee on Tuesday, 2 December.
- The council-backed scheme, developed with WR-AP and ZCD Architects, includes 60 per cent affordable housing: 44 per cent (122 units) as council homes and 14 per cent (44 units) under shared ownership.
- The project replaces 87 existing social homes on the Achilles Street estate, involving demolition of Azalea House, Fenton House, Austin House, and 355–383 New Cross Road.
- New development features five buildings from four to 16 storeys high, with nearly all homes offering dual or triple-aspect fenestration for improved light and ventilation.
- Additional elements include 1,411m² of commercial space, flexible workspaces for local entrepreneurs, and 15 per cent more public space with enhanced play and social areas.
- The design prioritises a strong neighbourhood feel, family homes, secure bicycle parking, and accessible public spaces, responding to the character of New Cross Road and the wider area.
- Levitt Bernstein director Jo McCafferty expressed delight at the approval, highlighting four years of community engagement and collaboration with WR-AP, ZCD Architects, Max Fordham, Price & Myers, the Achilles Estate steering group, and Lewisham Council.
- WR-AP director Max Rengifo celebrated the milestone, thanking residents’ steering group and council team for their passion and commitment.
What is the Achilles Street Estate Regeneration Project?
The Achilles Street estate regeneration centres on transforming a dated residential area in New Cross, south-east London. Levitt Bernstein, as lead architect, has worked alongside WR-AP and ZCD Architects to craft plans that demolish four existing blocks—Azalea House, Fenton House, Austin House, and 355–383 New Cross Road—to pave the way for contemporary housing.
- Key Points
- What is the Achilles Street Estate Regeneration Project?
- Why Did Lewisham Council Approve the Plans Unanimously?
- How Does the New Development Improve on the Existing Estate?
- What Do Key Stakeholders Say About the Approval?
- Which Architects and Teams Are Involved?
- What Happens Next After Planning Consent?
As detailed in coverage from architectural news outlets, the project increases social housing from 87 units to 122 council homes, supplemented by 44 shared ownership units, achieving 60 per cent affordability overall (sometimes cited as 278 total homes in plan specifics). Nearly all residences will feature dual or triple-aspect windows, ensuring superior natural light and ventilation.
Levitt Bernstein emphasised the scheme’s community focus, integrating 1,411m² of commercial space and flexible workspaces tailored for local entrepreneurs. Public realm improvements include 15 per cent more open space, upgraded play areas, and social hubs, fostering a vibrant neighbourhood atmosphere.
Why Did Lewisham Council Approve the Plans Unanimously?
Lewisham Council’s Strategic Planning Committee granted consent without dissent, with every one of the eight councillors supporting the proposals on 2 December. This unanimous backing reflects strong alignment between the plans and local regeneration goals.
The council-backed initiative stems from a 2019 resident ballot, evolving through four years of consultation via the Achilles Estate steering group. This group has guided decisions, ensuring resident voices shaped the outcome.
As reported across planning and architecture sectors, the project aligns with broader New Cross revitalisation efforts, addressing housing shortages while preserving community ties.
How Does the New Development Improve on the Existing Estate?
The approved plans significantly upgrade the site. Existing structures, housing 87 social homes, will give way to 276 (or 278) modern units, with 60 per cent affordable—44 per cent (122 units) as council homes and 14 per cent (44 units) shared ownership.
Levitt Bernstein highlighted the leap in housing quality: family-oriented designs, secure bicycle parking, and accessible public spaces. The five new buildings, varying from four to 16 storeys, respond to New Cross Road’s character, promoting a cohesive neighbourhood feel.
Additional gains include 1,411m² of commercial floorspace and workspaces for entrepreneurs, plus 15 per cent more public area with better play and social provisions. Dual and triple-aspect fenestration in almost all homes enhances living standards through improved light and airflow.
What Do Key Stakeholders Say About the Approval?
Levitt Bernstein director Jo McCafferty welcomed the decision in a statement covered by multiple architecture platforms. As reported by architecture journalists tracking the project, Jo McCafferty of Levitt Bernstein said:
“We are so delighted that our proposals for new homes, shops and workspace at the Achilles Estate have been granted planning approval. This is a key milestone for the Achilles community, Lewisham Council and our project team after four years of intensive engagement and design work.”
She credited collaboration, stating:
“It’s testament to an incredible working collaboration between the community, our client, ourselves, WR-AP Architects and ZCD Architects and the wider design team, including Max Fordham and Price & Myers.”
McCafferty praised the steering group:
“The Achilles Estate steering group has been at the forefront of all decision-making and has shown such personal commitment to the project over this period, from the original ballot in 2019. We send a personal thank you to the members of the steering group and the project team at Lewisham Council whose ambition and humanity have made this process so deeply fulfilling for us as architects. We are looking forward to our future involvement in delivering these proposals for the community at Achilles.”
WR-AP director Max Rengifo echoed this enthusiasm. As cited in reports from design-focused media, Max Rengifo of WR-AP said:
“Securing planning approval for the Achilles Estate Regeneration marks a significant milestone for the fantastic residents of the estate and for Lewisham Council. We are proud to be part of this transformational project alongside our valued collaborators Levitt Bernstein, ZCD Architects and the exceptional wider design team.”
He added gratitude:
“Our heartfelt thanks go to the residents’ steering group and the council project team for their passion, perseverance and unwavering commitment to positive change. Their dedication has made this journey both inspiring and rewarding.”
These statements, drawn from Levitt Bernstein’s official announcements and corroborated in planning news, underscore the project’s resident-led ethos.
Which Architects and Teams Are Involved?
Levitt Bernstein leads the design, partnering with WR-AP and ZCD Architects. Engineering support comes from Max Fordham and Price & Myers, as noted in project releases.
The Achilles Estate steering group and Lewisham Council’s project team have been pivotal since the 2019 ballot, driving decisions through ongoing engagement.
What Happens Next After Planning Consent?
With approval secured, focus shifts to demolition and construction. Levitt Bernstein anticipates continued involvement in delivery, building on four years of preparation.
The scheme promises lasting benefits: more homes, commercial vitality, and enhanced public spaces for New Cross residents. Lewisham Council views it as a model for estate renewal, balancing growth with community needs.
This unanimous decision by the Strategic Planning Committee on 2 December signals momentum for implementation, potentially transforming Achilles Street into a thriving hub.
