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Dismissed18 May 20263366760

Aylesham Centre , Rye Lane, London, SE15 5EW

Planning appeal 3366760 at Aylesham Centre , Rye Lane, London, SE15 5EW (London Borough of Southwark) was dismissed on 18 May 2026 by Inspector Shrigley M, following an inquiry. The main issue, as the Inspector framed it: Whether or not the height, scale and mass of the proposed development would result in harm, and the level of any harm, to the local townscape having regard to the special character and appearance of the Rye Lane Peckham Conservation Area.

for the demolition of existing buildings and phased redevelopment to provide a replacement supermarket and associated service yard and car parking (Use Class E(a)), flexible retail, leisure (including drinking establishment), and commercial accommodation (Use Class E/Sui Generis), dwellings (Use Class C3), landscaping and associated works

Authority
London Borough of Southwark
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
retail · Major retail and services
Inspector
Shrigley M
Postcode
SE15 5EW

Main issues, as the Inspector framed them

  • Whether or not the height, scale and mass of the proposed development would result in harm, and the level of any harm, to the local townscape having regard to the special character and appearance of the Rye Lane Peckham Conservation Area
  • The acceptability of retail floorspace loss in terms of the impact to the vitality and viability of the town centre
  • The adequacy of affordable housing provision inclusive of any social rented and intermediate home local needs
  • The overall planning balance having regard to related planning policy, any harm, or benefits

What decided it

The less than substantial harm to the Rye Lane Peckham Conservation Area and to designated and non-designated heritage assets was not outweighed by the scheme's public benefits.

The substantial collective public benefits (housing delivery, affordable housing, economic, environmental and townscape betterments) did not outweigh the less than substantial harm to designated and non-designated heritage assets and the local townscape, so the balance tipped against granting permission.

What the Inspector cited

Development plan policies
Policy NSP74London Plan Policy D1London Plan Policy D4London Plan Policy D9London Plan Policy HC1SP Policy P13SP Policy P17SP Policy P20SP Policy P21Area Vision AV.14London Plan Policy SD6London Plan Policy SD7London Plan Policy SD8London Plan Policy SD9SP Policy P35SP Policy P32SP Policy P33SP Policy P1SP Policy IP3London Plan Policy GG4London Plan Policy H4London Plan Policy H5London Plan Policy H6London Plan Policy H7London Plan Policy E9SP Policy P37
National Planning Policy Framework
Paragraph 8Paragraph 11Paragraph 36Paragraph 61Paragraph 212
Judgments
Schneck v Secretary of State for Levelling Up, Housing and Communities [2022]; Baker v Secretary of State for Communities and Local Government [2008]; R (Harris) v London Borough of Haringey [2010]

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in London Borough of Southwark

The authority’s record since 2016 · every decision in 2026

  1. Allowed20 October 20266010489
    269-275 Rye Lane and 1A Philip Walk, London, SE15 4UA
  2. Dismissed30 September 20266001859
    5 More London Place, London, SE1 2BY
  3. Dismissed29 September 20266003226
    Flat 4, 99 Kennington Park Road, London, SE11 4JJ
  4. Dismissed16 September 20266012237
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  5. Dismissed17 August 20266007608
    134 Tappesfield Road, London, SE15 3EZ

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.