240–242 Brockley Road, Lewisham

Client: Kinland

Architects: ByOthers

Description of Development: Demolition of existing social club and construction of a five-storey residential building comprising 15 units, plus bicycle storage, refuse stores, landscaping and amenity space.

Location: 240–242 Brockley Road, SE4 2SU, London

Summary

The Brockley Road project brings forward the comprehensive redevelopment of a prominent corner plot at Brockley Road and Foxberry Road. Replacing a long-vacant and vandalised former social club, the scheme delivers a contemporary five-storey residential building that provides 15 high-quality new homes alongside substantial sustainability, landscaping and public realm improvements.

Maddox Planning advised on planning strategy, responded to pre-application discussions with Lewisham Council, coordinated technical inputs, and prepared the planning case for a fully residential, design-led scheme offering enhanced housing delivery, improved street activation, and a significant biodiversity gain.

Key Issues Addressed

Design and Residential Quality: The development optimises a compact brownfield site by proposing a carefully considered five-storey building that steps down towards the two-storey dwellings on Foxberry Road, respecting local townscape sensitivities. The façade is articulated using high-quality brickwork in varied bonds; stretcher, Flemish and soldier to reflect patterns found locally and to introduce richness and depth appropriate to this prominent corner. Double-height openings at ground floor level increase natural light penetration and create an animated frontage to Brockley Road, while garden walls use perforated brickwork to provide privacy without compromising visual permeability. All apartments meet M4(2) accessibility standards, and every home benefits from private terraces designed for year-round usability.

Housing Quality and Use: The scheme delivers a sensitive housing mix; 5 one-bed and 10 two-bed homes, responding to local housing needs while respecting the scale of surrounding properties.

A viability-tested level of affordable housing is incorporated, following feedback from Officers that the inclusion of viable residential accommodation would offer a greater public benefit than reinstating the former community facility, which had proven unlettable despite prior attempts. In total, the 15 homes represent a significant uplift on earlier consents and contribute directly to Lewisham’s housing targets.

Landscaping and Ecology: A robust landscaping strategy includes a blue/green roof, hedge planting, new trees, and a series of hard and soft landscape features that enhance residential amenity and strengthen the corner’s green character. The Biodiversity Net Gain assessment confirms a 37.86% improvement, significantly exceeding the statutory 10% requirement. The scheme also achieves an Urban Greening Factor of 0.415, supporting London Plan green infrastructure objectives.

Construction, Transport and Amenity: The development is car-free in accordance with the London Plan and is supported by excellent public transport accessibility (PTAL 4). Secure cycle storage for 32 bicycles, well above minimum requirements, encourages sustainable travel behaviour. A detailed transport assessment confirms that the scheme will not create adverse transport impacts. Waste storage and collection arrangements have been designed to meet Lewisham’s operational standards.

Sustainability and Environment: The proposal meets and surpasses London Plan requirements for sustainable design and construction. It achieves:

• 63% onsite reduction in CO₂ emissions above Building Regulations 2021 (exceeding the 35% target)

• 14% improvement through fabric-first energy efficiency measures (above the 10% target)

• Compliance with all London Plan SI policies on overheating, drainage, flood risk and urban greening

• An appropriate fire strategy under London Plan D12

  
  

Air quality and noise assessments confirm the development will not result in adverse impacts for new or existing residents.

Development Highlights

The Brockley Road project exemplifies Maddox Planning’s ability to bring forward high-quality, sustainable residential development on challenging infill sites. Through design-led optimisation, sensitive massing, and active engagement with planning officers, the scheme transforms an underused and deteriorating corner plot into a building of architectural merit that positively contributes to the wider neighbourhood.