Aylesham Centre: Peckham’s Very Own Monopoly Board (Only You Can’t Pass Go or Collect Affordable Housing)

Aylesham Centre: Peckham’s Very Own Monopoly Board (Only You Can’t Pass Go or Collect Affordable Housing)

Ah, Peckham—home of Del Boy, rooftop bars, and now, the slow-motion car crash that is the Aylesham Centre redevelopment. A once-buzzing shopping hub, now a battlefield between developers, the council, and everyday Londoners who just want a home—not a “luxury investment opportunity with unparalleled rooftop vistas.”

A Quick Recap of This Circus

Originally, Berkeley Homes promised 35% affordable housing on the site. But, like a magician pulling a rabbit out of a hat (or in this case, pulling affordable housing away), they’ve slashed that to a cool 12%—because apparently, basic shelter is an optional add-on now. Out of 877 new homes, only 77 will be at affordable rent. That’s right, folks—seventy-seven whole homes! Maybe if we all agree to bunk up, we can make it work?

Cue the outrage, the protests, and Peckham MP Miatta Fahnbulleh stepping in like an angry headteacher saying, "I’m not mad, I’m just disappointed." And let’s be honest, we all are.

Developers vs. Reality: The Eternal Battle

Berkeley Homes has defended this decision, citing “rising costs” and the “length of the planning process.” Ah, yes—blame the paperwork. Not the £2 million penthouses that will have "exclusive" access to the same sky we all get for free.

The council, meanwhile, has a policy that developments should provide at least 35% affordable housing, with a “goal” of 50%. But in classic UK housing policy fashion, this is all "subject to viability assessments," which roughly translates to:

• If developers say it’s too expensive, they don’t have to do it.
• If they claim they need more money, the council shrugs and lets them.
• If the public complains, they get a really long consultation period—which is code for “we’re still doing it, just slower”.

Luxury Flats, No Locals? No Problem!

Meanwhile, actual Peckham residents—many already struggling with sky-high rents and housing waitlists longer than the queue at Greggs during lunchtime—are being asked to celebrate the arrival of homes they can’t afford.

A child waking up in an overcrowded temporary accommodation? Tough luck, Timmy, but look at these ultra-modern apartments with “bespoke interiors inspired by Peckham’s cultural vibrancy.” (Translation: they threw in a framed picture of the Rye Lane arches and called it local charm).

A Simple Proposal (That Won’t Happen, But We Can Dream)

Instead of yet another cookie-cutter “mixed-use” development that mixes profits for investors with disappointment for locals, how about we:

1. Actually enforce the affordable housing quotas—no loopholes, no sneaky reductions, just actual homes for people.
2. Introduce a “People’s Flat” scheme—developers must set aside a percentage of homes at realistic rental rates (not just an “affordable” price that still requires selling a kidney).
3. Make developers live in the homes they build—if you create overpriced, undersized flats with no storage space, you should be the first to test them out. No VIP penthouses for you, Mr. Developer.

But of course, none of that will happen, because Peckham isn’t being designed for Peckham anymore—it’s being designed for investors who see “regeneration” and hear “great Airbnb potential.”

So, enjoy the show, folks! By the time this saga is over, the only thing left affordable in Peckham will be the pigeons fighting over a dropped bit of Morley’s chicken.