The site is currently a builder's yard (Buildbase), which generates regular lorry (HGV) traffic. It has fenced, blank-brick boundaries that create an unwelcoming edge to the surrounding streets.

The proposals are for a mixed development scheme, providing purpose-built student accommodation alongside affordable family housing. The scheme would currently deliver:

• 516 student rooms with shared facilities and amenity space.
• 55 new affordable family homes, including two, three and four-bedroom homes, all provided at Social Rent.
• This provision is the equivalent of 42.2% affordable housing, and exceeds the requirements of the relevant policy.

The proposals aim to make better use of this previously developed site by providing much-needed housing, improving the appearance of the site and creating new pedestrian connections through it.

The Southwark Plan identifies Blackpool Road Business Park as having potential to deliver approximately 250 new homes, alongside other improvements such as better connections through the site and high-quality design.

This figure is an indication of the site's potential rather than a fixed limit. As part of the design process, further assessments have shown that this part of the site can accommodate more homes while creating a high-quality development.

The additional homes proposed will contribute directly to meeting Southwark's housing need, optimising the use of this previously developed site to deliver much-needed student and affordable homes.

The proposals have been designed to respond to two identified housing needs: affordable family housing and purpose-built student accommodation.

The scheme would provide 55 new affordable homes, all at Social Rent, alongside 516 purpose-built student rooms. Providing purpose-built student accommodation helps meet London's growing student population while also reducing pressure on the wider private rented sector, where students and local residents often compete for the same homes.

The site's location also makes it well suited to this mix of uses. It is within an approximately eight-minute walk of Peckham Rye Station, is well served by public transport and local amenities, and is identified in the Southwark Plan for new homes. The mixed-use character of the surrounding area also makes purpose-built student accommodation an appropriate use in this location.

Further information is available in the Student Needs Assessment.

Both needs are real and both are growing, and this scheme has been designed to address them together rather than choosing one over the other.

Student numbers in London are expected to grow by around 17% by 2029/30, an increase of roughly 95,000 students. Closer to this site, within a 45-minute journey, growth is projected to be even higher, at around 27%, or 47,000 additional students. Without enough purpose-built student accommodation to absorb this growth, students end up competing with local residents for the same privately rented homes.

That competition is made worse by a shortage on the supply side. London needs around 3,500 new student bedspaces a year but has been delivering only around 1,829, just over half of what's required, and the number of shared houses (HMOs) available to students and other renters has dropped by about 23% over the past five years.

General housing delivery has the same problem. Over the last decade London has delivered around 27% below its housing target, and in Southwark, annual delivery has averaged approximately 1,540 homes, representing just 66% of the current target.

Given both shortfalls are putting pressure on the same rental market in the same area, the scheme has been designed to respond to both rather than just one.

For further details, please see our Student Needs Assessment.

The scheme includes 55 new affordable homes, all at Social Rent, with a focus on family-sized (three and four-bedroom) homes, which are in greatest need locally. The homes are designed to a high standard, with attractive communal spaces and private amenity space for residents.

The delivery of 55 affordable homes represents a significant contribution to local housing need. This provision is the equivalent of 42.2% affordable housing and is above the level required by planning policy.

The scheme also contributes more broadly to Southwark's housing targets through the delivery of purpose-built student accommodation. Under the Mayor of London's housing methodology, purpose-built student accommodation contributes towards housing supply, with every 2.5 student bedspaces counted as one conventional home. This recognises that providing dedicated student accommodation helps reduce pressure on the wider housing market by freeing up homes that might otherwise be occupied by students.

By delivering both affordable family homes and purpose-built student accommodation, the proposals respond to different housing needs while making efficient use of a previously developed site.

The proposals include 55 affordable family homes, all of which would be provided as Social Rent. This provision is the equivalent of 42.2% affordable housing.

Social Rent is the most affordable form of rented housing and is let at rents that are significantly below market levels. The homes are designed for families and respond directly to the need for genuinely affordable housing in Peckham.

We expect planning conditions to set the hours the terrace can be used. To prevent and discourage any noise related and anti-social behaviour, all students will:

• On signing the tenancy agreement as part of the booking process, confirm that they will respect and adhere to the rules and regulations relating to the property, showing appropriate consideration to the local neighbourhood and that they understand enforcement measures if there are any breaches;
• Before and upon arrival be inducted on the rules and regulations and enforcements in place for the property;
• Be regularly monitored by onsite staff for any breaches; and
• Be monitored by wardens and security with help of remote CCTV and on-call security.

Access to communal outdoor space will be restricted to registered residents via an electronic fob/app system, with all areas covered by 24/7 CCTV monitored from the management office. On-site staff will be present during office hours, backed by evening security and a 24/7 Helpdesk out of hours. All residents will sign up to tenancy rules on noise and neighbourliness, will be inducted via a Resident Handbook, and will be monitored by staff and CCTV for breaches. Repeated or serious anti-social behaviour will be treated with appropriate enforcement action, which may include warnings or, in serious cases, termination of tenancy. Neighbours will be given direct contact details for the site team and Helpdesk, and the on-site team will hold regular liaison meetings with local residents' groups to address any concerns.

The design takes its cues from the surrounding area. The affordable homes have been designed to reflect the surrounding streets, drawing inspiration from Peckham's traditional terraces and nearby historic buildings, including the former workhouses on Nazareth Gardens.

The student building has been designed to reflect the character of Peckham's industrial buildings, including the nearby Bussey Building. The building has been broken into smaller elements so it feels more in keeping with the surrounding streets rather than appearing as one large block.

The proposals also include new landscaping, improved routes through the site and better-quality streets and spaces compared with the existing builder's yard.

Following feedback received during the consultation process, the height and massing of the proposals have been revised, including a reduction in the height of the tallest building. The revised proposals, which reflect these changes and other design updates, will be presented and discussed at the residents' meeting.

The design presented at the most recent consultation event included an 11-storey element to the north of the PBSA building along Blackpool Road, stepping down to 3 storeys towards the southern boundary along Brayards Road. In response to feedback, the northern element has been reduced by one storey to 10 storeys. The southern element has increased from 3 to 4 storeys in locations where this would have minimal impact on neighbouring properties, helping to create a more balanced transition across the site.

Buildings now range from 2 to 10 storeys, stepping down towards neighbouring homes and the surrounding streetscape. The design has been carefully developed to reduce impacts on neighbouring properties by:

• Placing taller buildings away from existing homes and gardens.
• Reducing building heights closest to neighbouring properties.
• Carefully positioning windows and shared spaces to protect privacy.

The height reduction forms part of a number of changes made in response to feedback received from residents and stakeholders during the consultation process.

We have carefully shaped the buildings to reduce the impact on neighbouring homes, stepping down heights near existing properties, setting blocks back from boundaries, and positioning windows to protect privacy.

A technical daylight and sunlight assessment has been carried out against the standard national guidance (the BRE guidelines). As part of the planning application, a comprehensive Daylight and Sunlight Assessment will be submitted. This assessment will evaluate the proposals against the relevant national guidance (BRE Guidelines) and will be available to view as part of the planning application documentation.

The proposals have been designed as a car-free development, in line with London planning policy, with parking provided only for Blue Badge users.

The existing Buildbase site generates regular staff, customer and delivery traffic, including heavy goods vehicles (HGVs). Replacing this use with affordable homes and purpose-built student accommodation is expected to significantly reduce HGV movements while having only a limited impact on general local traffic.

The development has also been designed to encourage sustainable travel by providing secure cycle parking, improving walking routes and making use of the area's excellent public transport connections.

An independent Transport Assessment has been carried out as part of the planning application. This concludes that the proposals would have a limited impact on the local road network and would result in fewer servicing vehicle movements than the existing Buildbase use.

The assessment also found that:

• the development is expected to generate around 32 servicing and delivery trips per day, approximately one every 23 minutes over a 12-hour servicing period
• this represents a net reduction of 19 servicing vehicle trips per day compared with the existing Buildbase operation
• although more people are expected to use public transport, the increase is considered acceptable given the site's sustainable location and proximity to Peckham Rye station and local bus services.

More information is available in the Transport Assessment.

Yes. Given the site's excellent public transport connections and the profile of students likely to live here, we expect most students to arrive by public transport, walking, cycling or taxi rather than by private car.

Where students do choose to arrive by car with family or friends, a managed arrival process will be put in place to minimise disruption to local residents. Students will receive information before they arrive about the most appropriate travel and arrival arrangements.

During peak move-in periods, additional on-site staff will be available to coordinate arrivals, manage activity on site and direct students quickly to their accommodation. The management team will liaise with the local highway authority and other relevant organisations, where appropriate, to help minimise congestion and avoid obstruction on surrounding streets.

Student arrivals will be staggered over several days to reduce pressure on the local area. Measures are expected to include:

• pre-booked arrival slots spread over several days;
• staggered arrival times;
• additional staff during peak arrival periods;
• on-site marshals to coordinate arrivals; and
• advance information advising students and parents on the most appropriate travel arrangements.

Arada London will support the provision and enhancement of local services and infrastructure across the borough by delivering a substantial contribution through the Community Infrastructure Levy (CIL) and Section 106 obligations.

With regards to transport, a package of measures to promote sustainable travel to the site will be agreed to mitigate the transport impacts of the scheme. The site is in a highly sustainable location, with a Public Transport Accessibility Level (PTAL) rating of 4 out of 5, providing opportunities for journeys to be made by a range of transport modes, including bus services and Peckham Rye Station, which provides Overground connections. Local amenities are also accessible by short walking and cycling journeys, supported by existing footways and crossing points.

Given the existing Buildbase site already generates vehicle movements from staff, customers and deliveries throughout the day, the proposed scheme is expected to have a limited impact on local traffic conditions. Furthermore, the introduction of student accommodation will have a different impact on local services compared with traditional housing, as students typically have limited demand for certain services such as schools and healthcare provision. The scheme will therefore help to meet identified housing needs while managing impacts on existing local infrastructure.

The development is expected to generate both Community Infrastructure Levy (CIL) and Section 106 (S106) contributions.

Section 106 contributions are secured through a legal agreement and are used to deliver specific measures required to mitigate the impact of the development. These are agreed with the London Borough of Southwark as part of the planning process.

Community Infrastructure Levy (CIL) contributions help fund wider infrastructure needed to support growth across the borough, such as transport, education, parks and community facilities. Decisions on how CIL funding is spent are made by the London Borough of Southwark in line with its infrastructure priorities.

As both developer and contractor, Arada London have a long-term interest in delivering the project responsibly. We will engage proactively with the Council, local residents, and businesses throughout the construction process.

A detailed Construction Management Plan will be prepared and consulted on, setting out measures to manage noise, permitted working hours, traffic, and site operations. We will work closely with all relevant stakeholders to mitigate impacts wherever possible.

A Construction Management Plan will be prepared and submitted alongside the planning application, setting out how these impacts will be controlled.

The proposals are expected to deliver a number of public benefits, including:

• Making use of brownfield land in a highly sustainable and accessible location in accordance with the site allocation (Policy NSP75);
• The delivery of 55 affordable homes, all provided at Social Rent, representing the equivalent of 42.2% affordable housing and exceeding the level required by planning policy, in a borough with significant demand for affordable family homes;
• The delivery of family-sized affordable housing in excess of the minimum LB Southwark policy requirement;
• The delivery of 516 student homes responding to an evidenced need for purpose-built student accommodation and contributing to the strategic delivery of housing in London;
• A new and significantly enhanced public realm for use by new residents and the existing community;
• Delivery of high-quality on-site children's play space;
• Economic benefits including the creation of construction jobs and opportunities for local Southwark residents and businesses;
• The provision of commercial and community uses on the ground floor providing local amenities to future and neighbouring residents;
• Creating active and welcoming ground floor spaces that respond to the character of Peckham through high-quality design and architecture;
• Improved on-site biodiversity net gain and urban greening; and
• Integrating passive design for sustainable outcomes.

The site is currently a builder's yard with an inactive, fenced and blank-brick frontage along all of its boundaries and generates regular HGV traffic. The proposals would replace this with active, landscaped frontages, high-quality architecture and new pedestrian routes through the site, transforming an unwelcoming edge into a positive part of the neighbourhood.

Yes. The proposals include a communal play space and an active play street serving the residential homes, together with a landscaped courtyard for the student accommodation and new pedestrian routes through the site.

We have been engaging with the local community since the early stages of the project to understand local priorities and gather feedback before submitting a planning application.

This has included meetings with community organisations and ward councillors, alongside a series of public consultation events where residents have been able to view the proposals and speak directly with the project team.

The feedback received has helped shape the proposals as they have developed.

An early stage 'Meet and Greet' event took place in December 2025, and we held follow up Public Exhibition Events in March 2026. An additional meeting was held in June 2026, and another meeting will be held in July 2026.

The proposals have been shaped through three rounds of public consultation, held in December 2025, March 2026 and June 2026, alongside a series of five pre-application meetings with the London Borough of Southwark and a Design Review Panel critique.

Feedback received has led to specific changes to the scheme, including reducing the height of the mass terminating on Brayards Road, introducing a set-back to the north-eastern corner of the student accommodation block, and refining building heights and massing to protect neighbouring daylight and sunlight following specialist assessment.

We have used a range of methods to help ensure local people have had opportunities to find out about the proposals and share their views, including:

• Five in-person events have been held displaying the proposals, with members of the project team available to discuss and explain the proposals from December 2025 to July 2026.
• Over 3,000 newsletters have been delivered to properties near the site before the in-person events.
• Ahead of events, those closest to the site were door-knocked on.
• A dedicated consultation website, email address and freephone number has been live throughout the consultation.