Achilles Street Estate

Lewisham Council has been working with residents on the Achilles Street estate to look at the best way to deliver new Council-owned homes for social rent and shared ownership. This ambitious regeneration scheme will enhance the existing public, green spaces, and the spaces available for local businesses and community uses.

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. Successful consultation and collaboration enabled us to develop a Landlord Offer where eligible residents are guaranteed a new home on the new estate. This united approach helped to secure planning permission for the development while keeping residents and the community at the heart of these proposals at all times.

The Achilles Street estate development proposal was approved by the Local Planning Authority in February 2026. It outlines the delivery of 278 high-quality new homes over 3 phases, alongside new jobs, improved green and public spaces, better connections and long-term investment in the local community.

The development proposal also includes:

1,411 sqm of commercial space with new shops and workspaces
14.7% increase in public space and enhanced play/social areas
improved links to Fordham Park

The design reflects the extensive community engagement, including input from local residents, a youth panel, resident steering group and local schools. It draws on the heritage of New Cross Road and aims to foster a strong neighbourhood feel with family homes, bicycle parking and accessible public spaces.
Located in the heart of New Cross, the development is being delivered to address the borough’s urgent need for affordable housing.

Timeline

2016 – Initial feasibility and regeneration work begins
2019 – Resident ballot held with 92% turnout; 73% vote in favour of redevelopment
2020 – Design team appointed and development of proposals begins. Funding secured for Phases 1 and 2.
Summer 2024 – Demolition of garages
Aug 2025 – Planning application submitted
Dec 2025 – Planning permission unanimously approved by Lewisham’s Strategic Planning Committee
Aug 2026 – Hill appointed as Council’s contractor partner
Jan 2027 – Preliminary works to begin on site
Aug 2027 – Construction to begin at Achilles
Early 2033 – Expected completion of homes

New homes

This regeneration will provide 278 brand new homes, with 122 Council-owned for social rent, 23 family-sized Council homes, and 98% dual or triple aspect. This will ensure all existing residents are accommodated plus providing much needed homes for families on our waiting list.

Phase 1 will see the construction of a new block next to Fordham Park additional to the existing estate. This will provide 65 homes in a new 15 storey block:

35 homes for estate residents, including 5 shared equity homes
30 social homes for families currently on Lewisham’s housing waiting list
7 of these homes will be wheelchair-accessible, ensuring inclusive housing for residents with mobility needs

Phase 2 will bring the construction of 84 affordable homes in the current location of Azalea House. These homes will be a mixture of social rent and shared ownership properties. There will be:

24 homes for estate residents, including 2 shared equity homes
16 social rent homes for families currently on Lewisham’s housing waiting list
44 shared ownership homes to help Lewisham residents take their first step onto the property ladder
6 of these homes will be wheelchair-accessible, ensuring inclusive housing for residents with mobility needs

Phase 3 will expand the regeneration further up to New Cross Road, with a proposal of 129 newly built homes plus commercial spaces.

Local opportunities and investment

Hill will provide new apprenticeships and work experience opportunities during the build as well as community investment through volunteering and donations to local charitable causes. Across Phases 1 and 2, the local community will benefit from:

34 employment opportunities
36 work experience / internship opportunities
29 apprenticeships for young people
16 community engagement opportunities for Hill to share their expertise

New green spaces and community facilities

There will be new landscaping and improved public space to enhance the local area. Plans include:

over 650m2 of children’s play spaces
over 500 secure cycle spaces for residents
over 4000m2 of public open space, including nearly 80 new trees

Sustainability

Sustainability is central to the design of Achilles. Environmental features will include:

air source heat pump system and solar panels for better energy management
green ‘living roofs’ to support biodiversity
bird boxes and bat boxes to support local wildlife
Sustainable Drainage Systems (SuDS) to help reduce the risk of flooding

These measures reflect the Council’s wider commitment to making sure our developments are environmentally responsible and climate resilient. Learn more about the Council’s climate action.

Fordham Park

The Council intends to appropriate a small area of open space land at Fordham Park, New Cross in order to enable the start of the building of Phase 1.
The land in question is currently held and used as public open space. Public notice was made pursuant to Section 123 of the Local Government Act 1972 in order for residents to raise any objections. The Council will consider any objections received before a final decision is made.

Any objections to the proposed disposal must be made in writing and addressed to David Lee/Strategic Housing Delivery and Partnerships at Laurence House, 1 Catford Road, SE6 4RU - achilles@lewisham.gov.uk to be received no later than 11 November 2026.

View the plan showing the land concerned.

Address

Achilles Street estate plus 366-383 New Cross Road, SE14

Number of social homes

122 (increased from 87)

Estimated start on site

Autumn 2026

Estimated completion

Early 2033

Professional team

Architects: Levitt Bernstein
Employers Agent: Silver DCC Limited
MEP Consultant: Max Fordham

Additional information

Planning reference: DC/25/141160