Planning submitted for Achilles Street estate, a major affordable housing and regeneration scheme in New Cross
In partnership with Levitt Bernstein, WR-AP, and ZCD Architects, the development proposal was submitted to the Local Planning Authority this week, outlining the delivery of 278 high-quality new homes; with 122 Council-owned for social rent - an increase from 87 homes - and 44 offered at low-cost home ownership. Family homes make up a third of the total homes, including 23 of the council homes and almost all (98%) of the homes are dual or triple aspect. The development proposal also includes:
- 1,411 sqm of commercial space with new shops and workspaces
- 15% increase in public space and enhanced play/social areas
- improved links to Fordham Park
- the remaining 40% of homes will be market housing
The design reflects the extensive community engagement since 2016, including input from residents, a Youth Panel, Resident Steering Group and local schools. The design draws on the heritage of New Cross Road and prioritises creating a strong neighbourhood feel - with family homes, bicycle parking and accessible public spaces.
The plans for the commercial spaces aim to keep the lively feel along New Cross Road and highlight the ‘Parade’ as a key part of the area. At the same time, the proposals introduce maker spaces along Pagnell Street and in the new Makers’ Yard at the back. These are designed to support up-and-coming local entrepreneurs by offering flexible spaces for small businesses right in their community.
As per the planning submission, the development is expected to be complete by 2033. This submission marks a significant milestone in delivering the affordable homes Lewisham needs, as well as investment in public space, local businesses and makers, and the wider New Cross community.
Councillor James-J Walsh, Lewisham Council’s Cabinet Member for Inclusive Regeneration and Planning said:
"This is regeneration done right: inclusive, creative and genuinely community led. These plans put residents, young people and the wider New Cross community at the heart of decision making and design.
"At a time when the housing crisis continues to price people out of our city, Achilles shows what is possible when we lead with our values. We are delivering 60% affordable homes, new public spaces and better links across our community while creating jobs and opportunities for local people.
"Our new Local Plan sets out a bold vision for Good Growth in Lewisham. Projects like Achilles are where that vision becomes reality, with homes people can afford, neighbourhoods people can belong to and a future shaped by the voices of the community itself.”
Jo McCafferty, Director, Levitt Bernstein said:
“Our architectural and landscape teams (Levitt Bernstein, WR-AP and ZCD Architects) have been working with the community of Achilles residents, local young people and our client at Lewisham Council since 2021 to develop new homes and shared landscape and public realm in this incredible neighbourhood. The existing estate has both a frontage along New Cross Road and overlooks Fordham Park to the north, and it is a real achievement of collective work across the full client, design and resident team that we have achieved this key milestone.
The proposals not only create exemplary new housing, play space, shops and workspace but also will improve wider issues of community safety, connectivity with the park, slow car movement along Achilles Street and prioritise the independent movement of children and young people. It has been the project of a lifetime and an extraordinary privilege to work so closely with our client and Achilles residents. We look forward to the delivery of the project and handing over new homes to the Achilles residents who have waited so long.”
Max Rengifo, Director of WR-AP architects said:
“The project has been an exemplar collaboration amongst all parties; residents, client and the design team. The proposals are testimony of this cohesive approach; the scheme is well-grounded, fully supported by the residents and the result of a true participatory process. Working alongside our friends at Levitt Bernstein and ZCD has been a true privilege for WR-AP. We look forward to seeing the project into the next phases.”
The regeneration of the Achilles Street estate is being delivered through the Council’s Building for Lewisham programme, which focuses on affordable homebuilding. Supported by funding from the Mayor of London, this ambitious initiative is creating new social and affordable homes across the borough through a combination of direct construction, strategic partnerships, and property acquisitions.
- you can view and comment on the proposal of Achilles Street estate on the planning portal
Within the proposal the residential design follows Passivhaus principles, while commercial spaces aim for BREEAM Excellent (aspiring for Outstanding).
The proposal for the Achilles Street estate aims to strengthen key connections: the New Cross to New Cross Gate station route, green links north to Deptford and Folkestone Gardens, the corridor from New Cross Road to Deptford High Street, and northern routes toward Telegraph Hill, St Johns, and Lewisham.
An estate ballot took place in 2019 in which 92% of eligible residents voted, with 73% of the voters in favour of the regeneration of the estate.
- details on the Council’s updated Lewisham Local Plan July 2025
Project team
- Architects: Levitt Bernstein with WR-AP Architects
- Landscape Architect: Levitt Bernstein
- Youth Engagement Specialist: ZCD Architects
- Project Manager and Employers Agent: Silver DCC Limited
- Cost Consultant: Silver DCC Limited
- Principal Designer: Silver DCC Limited
- Planning Consultant: DP9
- Structural Engineer: Price and Myers
- Civil Engineer: Price and Myers
- MEP Consultant: Max Fordham
- Acoustic Consultant: Max Fordham
- Sustainability Consultant: Max Fordham
- BREEAM Consultant: Max Fordham
- Lighting Consultant: Max Fordham
- Fire Consultant: Affinity
- Daylight / Sunlight Consultant: eb7
- Transport Consultant: SLR Consulting
- Air quality Consultant: PEC Limited
- Commercial Consultant: Forty Group
- Ecological Consultant: Greengage Environmental
- TVIA: Landscape Visual
- Wind and Micro climate Consultant: RWDI
- CGI Rendering: Blackpoint Design Limited