Greenwich Council's Planning Board has granted full planning permission for a significant redevelopment of the former Lewisham College site at 1 Deptford Bridge, London, SE8 4HH. The decision, made on Tuesday, October 13, 2026, allows for the demolition of the existing building and the construction of new structures ranging from one to 30 storeys.
The development will incorporate a mix of residential, local community, education, and drinking establishment uses, alongside landscaping and highway improvements. The application, which is classified as an EIA development, was granted subject to several conditions, including referral to the Mayor of London and the satisfactory completion of a Section 106 legal agreement.
Affordable Housing and Workspace
The scheme will provide 10 affordable homes within the Royal Borough of Greenwich, representing 5.1% of affordable housing by habitable room. This falls below adopted policy targets, as confirmed by an independently reviewed Financial Viability Assessment which indicates the scheme cannot viably support a higher level of affordable housing at this time. The development also includes affordable workspace within Block H for a period of 15 years. Specifically, all workshop floorspace within Block H, located in the Royal Greenwich part of the site, will be provided as affordable workspace. This provision is intended to support small businesses, makers, creative industries, and other local enterprises. The Section 106 agreement will detail the quantum of floorspace, the 30-year affordable workspace period, a 50% rent discount, eligibility criteria, marketing arrangements, management responsibilities, and monitoring provisions.
Educational Facilities
The new development will include education floorspace within Use Class F1. While the application states this is intended to reprovide the existing Goldsmiths education floorspace, there is uncertainty regarding Goldsmiths' return to the site, as they may relocate elsewhere within Lewisham. A cascade mechanism is proposed: if the education use does not materialise, the floorspace will first be marketed for education use for an agreed period. If no suitable education occupier is secured, alternative uses will be permitted. This education floorspace will be located within the Lewisham part of the site.
Biodiversity and Public Realm
Significant public benefits identified include new homes, affordable housing, affordable workspace, public realm improvements, new routes, play space, biodiversity enhancements, remediation of contaminated land, improved flood defence arrangements, and access to Deptford Creek. The biodiversity enhancements are substantial, with the Biodiversity Net Gain assessment identifying an increase in area habitat units from a pre-intervention baseline of 0.37 to 3.35 units post-intervention, representing an approximate 804.87% net gain. The scheme will also provide 0.48 hedgerow units where none currently exist and deliver a 16.67% net gain in watercourse units. Urban greening will be incorporated through street trees, species-rich planting, rain gardens, woodland and creekside planting, biodiverse living roofs, green roofs, and permeable paving, all contributing to the local ecosystem.
Flood Defences and Creek Access
The development includes improved flood defence arrangements and plans for access to Deptford Creek. The flood defence strategy involves setting appropriate finished floor levels for residential dwellings, implementing flood-resistant and resilient design, and establishing a Flood Warning and Evacuation Plan. Conditions will secure minimum setbacks between built development and flood defence structures, control landscaping and services in this zone, and ensure the structural integrity and future raising of flood defences. Crucially, the plans for access to Deptford Creek will open up the site to provide public access to the Creek and riverside edge for the first time in over 100 years, featuring new public routes, creekside spaces, landscaped areas, and improved access towards Deptford Creek.
The decision was made after careful consideration of the development plan, national policy, and material considerations, including extensive consultation responses and detailed assessments of heritage, townscape, amenity, transport, sustainability, and flood risk. The report concluded that the identified harms were outweighed by the substantial public benefits of the proposal. The Assistant Director (Planning & Building Control) has been authorised to make minor changes to the wording of recommended conditions and to finalise the detailed terms of the Section 106 agreement.
Further details on the planning application and associated documents can be found in the Public reports pack for the meeting. The Decisions document outlines the final outcome of the application.