Lewisham Council Approves 1,700-Home Landsec Shopping Centre Redevelopment

Key Points

• Lewisham Council approves Landsec’s redevelopment plan for Lewisham Shopping Centre, proposing around 1,700 homes.
• The development includes towers up to 35 storeys, exceeding local height guidelines.
• Affordable housing provision falls significantly below borough policy targets.
• The hybrid application combines detailed consent for the first phase and outline consent for the rest of the site.
• First phase includes demolition of existing floorspace for 445 co-living rooms, 119 homes, new commercial and business spaces.
• Outline permission covers demolition of remaining centre to create up to 1,625 homes, 661 student bedrooms, and over 46,600 sqm of town centre uses.
• The masterplan features nearly 11,900 sqm of open and public spaces, including play areas.
• Aim to reconnect fragmented street networks and better integrate the town centre with surrounding neighbourhoods.
• Council planning acknowledges ongoing retail shifts and vacancies; the new retail mix is smaller but more suited to current demand.
• The redevelopment supports Lewisham’s ambition to secure Metropolitan Centre status within the London Plan.

What has Lewisham Council approved regarding the shopping centre redevelopment?

Lewisham Council has granted approval to Landsec’s ambitious redevelopment plan for Lewisham Shopping Centre, set to deliver approximately 1,700 residential units. The plan, approved despite concerns about exceeding local height restrictions and providing less affordable housing than typically required, is a hybrid application. It includes detailed consent for the first phase and outline consent for the wider site spanning nearly seven hectares. This approval forms part of a broader regeneration strategy for the southeast London town centre.

What does the first phase of the redevelopment include?

According to the approved plans, the first phase involves demolishing around 3,900 square metres of the existing shopping centre floorspace. This will make way for two new buildings featuring 445 co-living rooms designed for shared living, alongside 119 conventional residential homes. Additionally, the phase incorporates new commercial and business areas at ground level, aiming to stimulate economic activity within the town centre.

What are the plans for the remainder of the site under outline consent?

The outline consent covers approximately 52,000 square metres of the remaining site. This phase will see the demolition of all remaining shopping centre structures to make way for a comprehensive mixed-use redevelopment. The proposal allows for up to 1,625 new homes, around 661 student bedrooms, as well as 46,600 square metres of town centre uses comprising shops, restaurants, leisure facilities, and community and cultural spaces. The masterplan also promises significant public realm improvements, including nearly 11,900 square metres of open space, more than 4,000 square metres dedicated to play areas, and street network enhancements designed to connect the town centre better with adjacent neighbourhoods.

Why did the council justify the reduction in retail space in the redevelopment?

The council’s planning report highlights that the existing Lewisham Shopping Centre houses over 73,000 square metres of town centre uses, but currently only about 60% of this space is let, reflecting vacancies. The report states that the proposed reduction in retail floorspace to a minimum of 18,700 square metres responds to shifting retail dynamics and longstanding vacancies in the town centre. Planners consider this smaller but revitalised retail offer better aligned with contemporary shopping habits and economic realities, aiming to ensure sustainable town centre activity going forward.

How does the redevelopment fit within Lewisham’s broader strategic ambitions?

Lewisham Council has long identified the shopping centre site as critical for town centre renewal efforts. This redevelopment aims to catalyse the borough’s aspiration to achieve Metropolitan Centre status as defined by the London Plan hierarchy, elevating Lewisham’s profile as a major urban hub. The scheme’s mix of new homes, commercial spaces, open areas, and enhanced connectivity is intended to regenerate the town centre and integrate it more cohesively with surrounding communities.

What are the main concerns related to the approved redevelopment?

Despite approval, the plans exceed Lewisham Borough’s own height guidelines, proposing towers up to 35 storeys, raising concerns about visual impact, skyline, and local environment. Additionally, the affordable housing provision falls well below the borough’s policy targets, prompting questions about housing equity and inclusivity. These issues highlight a tension between delivering high-density redevelopment to meet housing demand and preserving local planning standards and community needs.