Peckham ‘may never look the same again’ as town centre and railway station are set for huge redevelopment

Peckham town centre and its railway station are set for a massive multi-million pound transformation, with some plans to redevelop the area to be finished as early as 2027.

A £40million project by Network Rail to redevelop Peckham Rye railway station was given planning permission on Tuesday, and will form part of Southwark council’s £27million plan to create a new civic square between the station and Rye Lane.

It joins the enormous redevelopment of the Aylesham centre in Rye Lane – led by developer Berkeley Homes and believed to be valued in the hundreds of millions of pounds – and a £6million council-led redevelopment of Peckham Square.

Those living in the area have said Peckham “may never look the same again”.

Sani Sani, 30, is an artist who lives in Southampton Way and grew up in the Peckham area. He said the changes “feel as if they are for the Time Out crowd coming in”, and not for people who currently live there.

“Change itself can come with great advantages,” said Mr Sani. “But how much of it includes the people who made Peckham an attractive area in the first place?

“I remember a time when my friends wouldn’t visit me because it seemed so dangerous and stories of MPs wearing bullet proof vests if they had to visit. There was a big change around 2010 to where we are now.

“There’s so much art and creativity in the area and more opportunities for young people. Things are more accessible and feel safer. But the cost of housing and the prices in the shops matches the new demographic coming in.”

The changes to Peckham Rye station will see some shops in the concourse make way for the new developments. Mr Sani believes they will been moved to less desirable parts of Peckham in a bid to “hide the old demographic”.

Concerns over the redevelopment of the Aylesham centre – which is likely to see at least 850 homes built there in line with Southwark council’s local plan – have been bubbling up for around eight years.

In 2021, developers Blackrock sold the site to Berkeley Homes for an undisclosed fee, halting a planned £450million development.

After much consultation with residents, the new landowners are yet to produce a final plan, but have had strong objections to schemes for 14 blocks of up to 27 storeys, with a petition of more than 7,000 people against it.

Chris Allchin, 44, is a management consultant who has lived in Elm Grove for nearly six years, and said he wants to see the things that make Peckham different protected.

“There’s a strong local pride in Peckham,” he said. “We’re happy to see investment coming in but worried it won’t provide benefits for people that live here.

“The Aylesham centre is about a quarter of the town. What will the impact be on the businesses that are already here? And the rent? Peckham is going to look completely different. I think it’s positive and exciting, as long as its done thoughtfully and with the community.”

Peckham Rye railway station is currently the busiest interchange in the UK that isn’t fully accessible.

Network Rail’s proposals will create a whole new station concourse at ground level, with new lifts and stair access to all platforms, accessible toilets, wider platforms and additional gate lines and an entrance from Dovedale Court.

In the new year Network Rail will submit a business case alongside a £40million funding request from the Department for Transport for the works.

The works are expected to start in autumn 2025 and last two years.

Chris Haydon has lived in Denman Road for nearly 40 years and works in the TV industry. He said when he first moved to the area taxi drivers refused to drop him there, but now he feels happy with the developments in the area and its artistic offerings.

“The developments will change the atmosphere for the good and the cultural life of the town centre is in a good place. But people being priced out is a downside.

“Artists used to be able to afford to rent a space, here but now we’re likely to lose that vitality. It’s more like Hampstead South. But that’s life, things never stay still.”

Andrew Wood, Network Rail’s senior commercial scheme sponsor, said: “Peckham Rye is the busiest interchange in the UK that isn’t fully accessible.

“Our proposals will rectify this and provide passengers with a welcoming and fully-accessible station that is fit for purpose, while retaining the heritage features of this fantastic Grade-II listed station.”

Southwark councillor Helen Dennis, cabinet member for new homes and sustainable development, said: “We have worked incredibly hard on residents’ behalf for many years to bring them what they have long called for; a vastly improved station forecourt and square which will be safer and more attractive, with shops relocated right next door, and investment in Peckham Library Square.

“Top of our list is the provision of hundreds of brand new council and genuinely affordable homes which we are working to link to local income levels. We are absolutely committed to making the developments work for local people and to celebrating Peckham’s character and diversity for generations to come.”

Pictured top: A CGI of the redeveloped Peckham Rye railway station from Rye Lane (Picture: Network Rail)