A Planning Inspector is currently deciding the fate of one of London's most famous roads, Old Kent Road, as Southwark Council's Area Action Plan proposes 20,000 new homes over 20 years. The plan aims to revitalise the high street and double existing jobs, but campaigners argue it amounts to 'social cleansing' and will push out working-class residents.
Community fears over gentrification
The Old Kent Road is home to the most ethnically diverse neighbourhood in Southwark, with around 19,000 residents according to the 2021 census. Along its 1.8-mile stretch, a variety of independent businesses serve traditional Somali, Nigerian, Bolivian, and Ecuadorian cuisine, alongside butchers, dry cleaners, IT shops, and barbers. Locals value these affordable and reliable services, but fear they could disappear under large-scale development.
Laura Robles, who works at Salteñas Martin, a Bolivian restaurant, expressed scepticism about the council's promises of affordable housing. 'It's more like a political thing which they put in big writing, 'affordable housing' because that is what they're trying to propose but when you actually look into it, that's not the case,' she said. She noted that from her own experience in temporary accommodation, she was not eligible for such homes.
Business owners face uncertainty
Samuel Botchway, owner of Sam Computers, was forced to leave his previous location at Elephant and Castle Shopping Centre in 2020 due to demolition. He has since rebuilt his business on Old Kent Road but faces an uncertain future. 'Currently we have not been served with any notice yet. I know there will be an Underground station around the Old Kent Road site, but I don't know the particular place,' he said. 'None of us have a clue of what the future holds for us over here.'
Evelyn Malvonado, manager of Ecuadorian restaurant La Hueca, noted that the area's community has changed dramatically over the past decade due to closures and big developments. 'People [who] have money, they have the power. You never know when will be your last year,' she said.
Affordable housing concerns
Abdul Rahman, standing in for a family friend's dry cleaners, acknowledged that new homes could benefit local businesses but had reservations about the 20,000 figure. 'I know it's good to have some flats and it's good for local businesses but 20,000, where are they going to make them? Maybe in tower blocks,' he said.
Eran Cohen, a resident of the Ledbury Estate undergoing redevelopment, highlighted that while the council is adding more council homes, 30 per cent are private flats, driving up rents. 'The problem with that is that it raises [the rents], while the addition of completely private and commercial development especially along the Old Kent Road is raising the prices for everyone including local businesses,' he said. He added that rising council rent, tied to market prices, and higher business rents are 'tearing apart communities' and akin to 'social cleansing'.
Council defends plans
Leader of Southwark Council, Cllr James McAsh, stated that 59 per cent of new homes in the Old Kent Road area are 'affordable', with 41 per cent being social rent, which he said is 'much higher than average' in London. The Planning Inspector's report is expected in September 2026.
