The future of Old Kent Road and its community now rests with a Planning Inspector, as Southwark Council's regeneration plans face fierce opposition. Critics warn the proposals could amount to 'social cleansing', displacing working-class residents.
Ambitious Plans and Criticism
The council's Old Kent Road Area Action Plan outlines a 20-year scheme to deliver 20,000 new homes, a revitalised high street, and double existing jobs. However, housing and community groups argue the plans will push out the diverse community that defines the neighbourhood. According to the 2021 census, around 19,000 residents live along the 1.8-mile stretch, home to independent businesses serving traditional Somali, Nigerian, and Bolivian cuisine, as well as butchers, dry cleaners, IT shops, barbers, and salons.
Campaigners say the development represents large-scale gentrification, risking the area's unique culture. They urge the council to increase social homes and protect local businesses.
Local Voices
Laura Robles, who works at Bolivian restaurant Salteñas Martin, spent six years in temporary accommodation. She said: 'It’s more like a political thing which they put in big writing, “affordable housing”... when you actually look into it, that’s not the case. From my own experience, [affordable housing] did very little and we weren’t eligible for those houses.' She added, 'It’s just a lot of marketing.'
Samuel Botchway, owner of Sam Computers, was evicted from Elephant and Castle Shopping Centre in 2020. He said: 'I started building up slowly... I’m still building. That’s not been so rosy for me but with God I’m still keeping on.' Asked about displacement, 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, said the community has changed dramatically over the years due to closures and big developments. 'People [who] have money, they have the power. You never know when will be your last year.'
Abdul Rahman, standing in at a dry cleaners, said new homes could benefit businesses but questioned the 20,000 figure: 'Where are they going to make them? Maybe in tower blocks.'
Eran Cohen, a resident of the Ledbury Estate undergoing redevelopment, said council adds more council homes but 30% are private flats, raising rents. 'The whole point of social housing is that it should be affordable... It’s tearing apart communities... like social cleansing.'
Council Response and Next Steps
Southwark Council leader Cllr James McAsh said 59% of new homes in the area are 'affordable', with 41% social rent, 'much higher than average' in London. In June, the plans were examined by a Planning Inspector; the report is due in September 2026.
