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Southwark council has vowed to press ahead with the 拢1.5bn redevelopment of the Aylesbury Estate despite suffering a major setback at the hands of the new communities secretary.

Sajid Javid the south London council鈥檚 application to be allowed to force leaseholders to sell up to make way for a 3,500-home scheme masterplanned by HTA Design, the firm run by RIBA president elect Ben Derbyshire.

Other architects involved in the joint project by the council and Notting Hill Housing are Mae, Hawkins Brown and Duggan Morris. Meanwhile, Barratt London is on board to deliver and sell the private homes, while Arcadis, WSP and Deloitte all have consultancy roles.

Southwark wanted to issue leaseholders with compulsory purchase orders (CPOs) to facilitate the 鈥渄elivery of a mixed-tenure residential development鈥�.

But Javid said this would infringe residents鈥� human rights by forcing them to move away from their existing community.

He agreed with the , Lesley Coffey, that 鈥渋nterference with residents鈥� peaceful enjoyment of their property鈥� was not necessary for the greater good of the project.

He accused the council of not taking reasonable steps to acquire the land by agreement with residents and encouraged it to 鈥渨ork positively with the remaining leaseholders鈥� to come up with an acceptable solution.

Javid and the inspector backed the redevelopment overall, saying it would bring 鈥渕uch-needed鈥� economic and housing benefits. But they were clear that using CPOs would negatively affect both those forced to move out and those left behind.

He said elderly people would struggle financially and could lose family support if people were forced to move away. He also said children鈥檚 education could be disrupted, affecting exam performance and life chances.

Javid also ruled it was 鈥渉ighly likely鈥� that there would be a potentially disproportionate impact on children and elderly people from black and minority ethnic (BME) backgrounds.

The architects referred press inquiries to Southwark council whose cabinet member for regeneration and new homes, Mark Williams, said: 鈥淭his is an extremely disappointing decision by the secretary of state, and the council will be reviewing the detail of the report and the decision before commenting further.

鈥淲e are, however, committed to the regeneration proposals and will continue to negotiate with leaseholders on all phases of the regeneration programme, to buy back their properties and allow the work, which is supported by the vast majority of residents on the estate, to move forward as soon as possible.鈥�

Campaign group 35%, which supported the 11 leaseholders who brought the case, described Javid鈥檚 decision as a 鈥渉umiliating blow鈥� for the council. It said 200 leaseholders had been 鈥渄ecanted鈥� so far, with only three rehoused on the Aylesbury Estate.