The Council sets out 'Playtower' Timetable

Lewisham Council has outlined the process through which it hopes to find a suitable development partner for the listed Ladywell Baths building on Ladywell Road (also known locally as 'The Playtower').  It says:

The London Borough of Lewisham is committed to bringing Ladywell Playtower back into use through a revival of its unique historical character, maintaining the significance of its local heritage and exploring benefits to the local community. Recently this process has been met with unforeseen delays. However, through renewed political and financial support, a project programme is now underway.  Please see below for programme specifics.

Stage 1: Preparing for Expression of Interests (EOIs) and Opportunity Live

The Council is running a competitive process to identify a development partner to take on the restoration and animation of Ladywell Playtower. Numerous parties have already expressed an interest, such as an independent cinema operator and mixed-used workspace providers. We are currently in the process of creating marketing materials for this opportunity. This will centre on a website, similar to that of Haggerston Baths, which will be used to provide key development information to potential partners. The EOI will go live at the beginning of January 2017.

Stage 2: EOI Submission and Round 1 Bidder Selection

The EOI submission phase will run from the beginning of January until the middle of February. It will allow potential partners to respond to the EOI criteria, outlining their vision for Ladywell Playtower, considering development feasibility and identifying local need. A round 1 shortlisting exercise will be used to feedback to both successful and unsuccessful partners, identifying those best suited to progress to the next bidding round. This round 1 bidder selection process will take place between the middle of February and beginning of March.

Stage 3: Community Consultation and Engagement

It is important to capture local community opinions and feedback on those successful bids from round 1 above. The information gathered will be provided to successful bidders progressing to stage 4, helping them to tailor their applications around local community needs and aspirations. This stage will run for the first few weeks of March.

Stage 4: Method Statement Submission and Round 2 Bidder Selection

The method statement submission phase will run from the beginning of March to the end of April. It will coincide with stage 3 above to allow potential partners enough time to develop detailed submissions. This stage will collect in-depth method statements and detailing from potential partners, scoping: development deliverability and feasibility, timescales, funding options, community and heritage value etc. This process will run from the beginning of March to the middle of April. A round 2 shortlisting exercise will evaluate submissions and provide feedback. It will culminate with the appointment of a preferred provider. This process will run from the end of April to the end of May.

Stage 5: Planning and Construction

This stage encompasses the attainment of planning consent and funding, finalising designs, construction works tendering and the commencement of building. Bringing this disused asset back to its former prowess is predicted to cost around £4/5 million, with project completion estimated to be no sooner than the summer of 2019. At least a 2 year planning and construction phase will be required.

The Council's has, over recent years, signally failed to make committed effort to safeguard the future of this building, despite the significant ongoing costs to the Council Tax payer.  So the Ladywell Village Improvement Group is pleased to see that a clear process is in now place and hopes the this results in good schemes which include at least some element of community access/use.  This might include a mix of some of the following - restaurant, bar, cinema, theatre, community office space, fitness/leisure facilities - though doubtless other options exist!

Robert Sheppard   

Ladywell Assembly - Weds 27 January

Even at this time of austerity, Lewisham Council maintains its costly system of ward assemblies and the ward budgets (albeit now reduced to £12,500) which are annually doled-out to those (generally 'usual suspects') clued-up enough to complete a longish application form and mobilise the necessary flashmob on the night.

At next week's Ladywell Assembly, which will be held at Gordonbrock School, Amyruth Road, London SE4 1HQ from 7.00pm on Weds 27 January, decisions will be made on funding for 2016/17 and anyone aged 14 and above who lives in the Ladywell Ward has a vote.

One of this year's bids comes from the Friends of Ladywell and Brockley Cemeteries.  Others in the mix come from:

• Max Media Arts
• Dalmain Athletics
• The St.Andrews Centre
• Ladywell Youth Club and One Community Project
• EMT First Aid and Lifeguard Training
• Bellingham Football Club
• Brockley Three Peaks Walk

What may be of more interest in reality is the update expected on the Ladywell Baths ('Playtower').  It's hoped that the Council, stirred into action at last by the Victorian Society's shaming and the local petition (now with over 800 supporters), will have some positive news on what might be done to save this very special local landmark.

The contact at the Council is Sam.Dias@lewisham.gov.uk

LVIG

Ladywell Baths on 'Top 10 At-Risk Buildings'

The sorry saga of the Ladywell Baths was mentioned on the BBC 'Today Programme' this morning and is included in the Victorian Society's Top 10 At-Risk Victorian and Edwardian Buildings in England and Wales'.

Residents may remember that The Lewisham Building Preservation Trust, established a few years back, came up with a viable scheme for the building.  The Trust has for months now been trying to get a response from the Council to its proposal, developed with a well-respected development company specialising in listed buildings, for the refurbishment and re-use of the building for leisure and residential use.
The Trust - and Ladywell residents in general - remain hopeful that this fresh publicity will give the proposals new impetus.

The Ladywell Village Improvement Group

Council refuses permission for metal shed taxi office

Belated news . . . in April the Council’s planners refused permission for the construction of a metal shed in the alley adjacent to the Fish Bar, 52 Ladywell Road, for use as a taxi office.  In its refusal letter the Council cites the following grounds for refusal (both issues of concern highlighted by LVIG in its objection to the application):

“The proposed use as a mini cab office would give rise to parking congestion and would be likely to occupy parking spaces intended for shoppers, which would compromise the viability of the local shopping parade . . .” and 

“The proposed metal container, by virtue of its design and siting would detract from the appearance of the property and the street scene and would fail to enhance or preserve the appearance of this part of the Ladywell Conservation Area . . .”

You can find full details on this application, and read the refusal letter, here.

LVIG welcomes this signal that planning applications within the Ladywell Conservation Area will be expected to contribute to, and not detract from, the streetscape.

Robert Sheppard, LVIG Secretary

Ladywell streetworks update

Conway had some staff working last Sunday and today, and there's some evidence that the pace of work is increasing.  I note, incidentally, that two of the four new trees on Algernon Road have been planted.

Robert Sheppard

Big Gun enlisted to deliver Conway rocket

Following representations from LVIG and Ladywell traders, Mayor Sir Steve Bullock will on Friday meet representatives of the Ladywell business community - and has invited contractor Conway to attend.  In its recent letter to the Mayor, LVIG Chairman Tony Rich wrote:

" . . . the Ladywell Village Improvement Group has fought hard for, and is strongly supportive of, the Ladywell public realm improvements currently underway . . . We write to you now, however, because we've been notified of further major slippage on the scheme - in particular that Ladywell Road is unlikely to be reopened until the end of October.  This significantly prolongs the disruption to local businesses, residents and others for whom Ladywell Road is the obvious route to work.  Whilst the scheme has experienced some unforeseen disruption I do feel that some of the delays could have been anticipated, obviated and/or minimised by better management of the contract, and the application of greater pressure on Conways to adhere to agreed timescales and to bring in more staff as necessary.  Clearly Ladywell is going to be a better, brighter, place once the works are completed, but I urge you to do everything you can to expedite completion of this project, especially for the sake of the businesses who, if we're not careful, will be out of business before the scheme is completed so will never see the benefit - which would be cruel. Whilst I appreciate you would not normally intervene personally in matters such as this I wonder whether you'd consider, in this instance, meeting with the senior manager at Conways responsible for this scheme to seek assurances in relation to early completion on-site.  The overrun of this scheme is causing a lot of bad feeling locally - which is shame as this is an excellent scheme - so LVIG urges you to do all you can to build bridges: in particular local business would, I am sure, welcome the Council's help in 're-launching' Ladywell, in the week the streetworks end, in the form of flyer, blog, twitter and website publicity so that nobody in SE13/SE4 in unaware that the brighter, better Ladywell is again "open for business".

Coral-Coomes bow to pressure over flats

The Ladywell Village improvement Group’s long-running campaign to force Coral-Coomes to renovate the landmark double fronted flat above the Coral betting shop at 228-230 Algernon Rd might soon bear fruit.

Inspired by the recent Channel 4 programme – Phil Spencer’s Empty Homes Giveaway – which featured LVIG’s campaign to bring the flats back into use, Nick Long, Lewisham’s empty homes officer, has been putting pressure on Coral-Coomes to renovate the properties.

Earlier this year he applied to the residential property tribunal for an interim empty dwelling management order which could be used to force Coomes to repair and let the property.

But this week Coomes property manager Ashley Hall met Mr Long and indicated the bookmaker was now looking at improving the flats above three betting shops in the borough -  228-230 Algernon Rd,  347-349 Lee High Road, and 357 Sydenham Rd.

Mr Hall indicated Coomes would start work shortly on the six flats above their Lee High Rd shop.. Once completed, rental income from these flats will be used to renovate Corals on the corner of Algernon Rd. A builder is understood to be inspecting the long neglected flat this month.

The large flat is in a poor condition, with broken windows, peeling paint, and a deteriorating roof. It has long been seen by the local community as a sad waste of a family home at a time of acute housing shortage in London. It has been an eyesore on the high street for more than 10 years but Coral-Coomes had always refused to take responsibility for renovating the property.

But Coomes hs now told Mr Long that they have taken a strategic decision to rationalise  the ownership and control of their property portfolio across south east London to generate capital and maximise potential rental income.

 They are reducing the number of shops they own from 49 to 32 because of the tough competition they are now facing from on line betting and a growing number of high street competitors.

Mr Long said that as soon as Coomes confirm the undertakings they have given to the council and builders start work he will adjourn his case before the residential property tribunal  to give the bookmaker time to complete the projects and bring the dwellings back into occupation. 

As Mr Long said: “These are early days but it is encouraging”.

Coomes' about turn on these properties shows that determined action by the local community can force change. LVIG hopes Coomes will now move quickly in 2012 to bring this landmark property back into full and proper use. TonyM

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A new chapter begins for the Ladywell 'Playtower'

The Ladywell Baths (aka 'The Playtower'), then and now

Council and English Heritage monies have now been earmarked to weatherproof the building and start to bring it back into use.  The work is scheduled to start in March and will include refurbishment of the 'superintendant’s flat' to allow it to be occupied, thus improving the overall security of the site.

A Charitable Trust has been established which will oversee the refurbishment of the building and long-term use as a community hub comprising voluntary sector offices, space for community activities and a café.  The Trust is currently applying for funding to take the project forward and this will include full consultation with local people on the type of community activities that could take place in the hall (formerly the main pool).

If you have ideas or might be interested in getting involved, please email ladywell.info@gmail.com with an explanation of your ideas and/or interest.

Tony Rich

Pressure mounts on empty flats

Lewisham Council is to serve an Empty Dwelling Management Order notice on E Coomes, the bookmakers that owns the empty flat above the Coral betting shop on Algernon Rd. Nick Long, the council empty homes officer, said he had been “inspired” to take action now by the recent Channel Four programme (Phil Spencer’s Empy Homes Giveaway) which featured the Ladywell Village Improvement Group’s campaign to bring the flats back into use. The large double fronted flat, with its broken windows, peeling paint, and deteriorating roof, has long been seen as a sad waste of a potential family home at a time of acute housing shortage. It has also been an eyesore on the local High Street for more than 10 years. Coomes has been given until the New Year to respond to the notice. If it doesn’t the council can then apply for the EDMO which, if granted, would allow it the right of possession without affecting E Coomes’ ownership of the flats. The council could then enter the property and manage it back into use. Tony Major

Chicken tonight?

 

A planning application has been submitted for a new shopfront and canopy for 222 Algernon Rd – the old off licence. The drawings, by Project Design Consultants, suggest the shop unit will indeed be turned into a cut-price fried chicken takeaway outlet named – wait for it – Chicken Delight!  Does Ladywell really need this? Isn’t it time for Lewisham council to take a tougher approach to the proliferation of takeaway outlets on our high local streets?

Mmm . . . Morley's is coming

LVIG understands Morley's is about to take over the old off licence (drinks store) on Algernon Rd. Famous for its cut-price takeaway fried chicken, Morley’s will definitely be a big hit with school kids in the area. But does Ladywell need it? Fried chicken is the fastest growing of all fast foods, with outlets springing up all over the place. It’s cheap and cheerful but hazardously rich in fats and salts – not great for a healthy diet. Ladywell also has at least four takeaway outlets already in addition to a few other eateries. Some councils are imposing penalties on new takeaways in a bid to stop them taking over local high streets. So far Lewisham has let the market decide. But should it take a tougher approach to planning applications for takeaways so it can do more to protect the character of an area?  What do you think?

Assembly time! Big decisions to be made on Mayor’s fund

The next Ladywell Assembly is coming up on Wednesday February 9 – don’t miss it! Publicity will be circulated by the council very soon. Top of the agenda will be a discussion on the Mayor’s fund, which is allocated to the ward each year and used to promote local priorities. There is £25,000 available for 2010-11, and a further £18,750 for 2011-12. Local groups can bid for the funds which can be used for one-off projects or schemes that can show they will be self financing. So what should it be used for? Any ideas? Trees, a Ladywell sculpture, a community shop, a summer event . . . The decision is down to Ladywell residents. So make sure you are there!
There are also likely to be assembly discussions on empty shops in the area and Ladywell’s controlled parking zone. Tony Major

Ward priorities (agreed at the last assembly in November):
Environment and landscape
Anti-social behaviour and crime
Local shops
Lack of youth and community facilities
Traffic

Council pulls the plug on community garden

Community garden hopes dashed

Lewisham council has, in a complete reversal of its position last Autumn, withdrawn its support for a community garden on the former Watergate School site at the end of Church Grove, Ladywell.

Having encouraged locals to make use of the site on a short lease, the council has now backed out. It seems that whilst officers in one part of the Council were supportive of the garden idea, others had earmarked the site to build a school annexe in 2012 and were concerned that it might be difficult to take back the land at the end of 2011 once it had become a thriving and popular community garden.

Whilst residents cautiously welcome a return to education use, they do feel they've rather been led down the garden path and wonder whether some more joined-up thinking is needed at Lewisham council?  

Councillor says streetscape funds are secure

UPDATE: Cllr Vincent Davis has told LVIG that he believes funding for the streetscape improvements along Ladywell Road “remains in tact”. He told a LVIG meeting on Tuesday (November 23) that the funding Lewisham council receives from Transport for London for such schemes would undoubtedly be cut over the next three years. But he insisted  funds allocated for the Ladywell improvements in 2012-13 (£500k) and 2013-14 (£260k) were safe. LVIG certainly hopes so and will be working to ensure the full implementation of the scheme. LVIG plans to hold a further public meeting to explain the benefits of the streetscape action plan early next year. TonyM

Conservation plan for the Play Tower

What next for the tower?

The Council has let a contract to consultants for a Conservation Management Plan to be carried out on the Play Tower in Ladywell Road. This will provide up to date information on the state of the building and set out options for its reuse. The Council is also in the process of letting contracts for some structural work to the building. The start of both of these has been delayed due to the need to clear all bio-hazards and all other waste materials and collapsed tower sections from the site to enable full access to the building. The Council has said the works will start in January and last three months.

 In the meantime, a charitable trust is being formed by four organisations interested in taking over the building and securing funding for its refurbishment. They are three voluntary sector umbrella organisations active in the borough and a local church that would use the building to deliver community projects. Currently legal documents are being drawn up for approval prior to submission to the Charities Commission. Once the trust has been set up the intention is to promote it among the wider community as part of a consultation on the future use of the building. TonyR

Streetscape improvements face uncertain future

Mayor Sir Steve Bullock and his cabinet decided on Tuesday that funding would not be made available next year for the Ladywell Streetscape project but it would be Lewisham council’s “next major scheme”.
In the discussions on transport strategy in the borough (the LIP - Local Implementation Plan) and use of available Transport for London Funding, the Mayor and his cabinet decided Lewisham had little room for manoeuvre.
Deputy Mayor Cllr. Alan Smith argued Lewisham’s two largest transport schemes - Surrey Canal Road underpasses (£500k) and Sydenham High Street (£600k) - were already in train and that the council was already to some extent committed to them. Ladywell would therefore have to wait its turn.
But as Cllr. Smith emphasised at the meeting, beyond next year, the three-year LIP submission is "aspirational", reflecting the uncertainties in public sector funding because of central government spending cuts.
So where does that leave Ladywell?
Under the proposals, Ladywell’s project is set to be covered by £500k in 2012-13 and £260k in 2013-14. But we now know that none of this funding can be guaranteed given the 20-25% budget cuts most public bodies will face.
It is therefore vital that LVIG and the local community keep up pressure on the council to implement the streetscape action plan and revive our neighbourhood. Feasibility work on the plan will take place next year as scheduled.
LVIG collected 407 signatures in support of its streetscape plans. Along with some intensive lobbying, we made sure the case for the scheme was acknowledged and understood by councillors.
As a result the mayor welcomed the constructive approach taken by LVIG and secured cabinet consensus on the Ladywell project being the council’s “next major scheme.”
We will now have to keep up the campaigning to ensure that the Mayor and his cabinet stick to their commitments.

Be streetwise - back the plan!

The Ladywell Streetscape Action Plan aims to revive the High Street and act as a catalyst for further improvements to the neighbourhood. It aims to promote the interests of pedestrians and cyclists as well as drivers, create a commercial area that caters for the needs of business owners, shoppers, children and those with disabilities, and improve the environmental quality and economic viability of the area. The plan, which has the overwhelming backing of local residents, councillors and shop owners, is now under discussion by the council for inclusion in its transport plans for next year. Your support can help make it happen. See a copy of the Ladywell Report. Click here Be patient the link is a bit slow!

Sign the petition online at http://lewisham-consult.limehouse.co.uk/portal/petitions/mr_r_p_sheppard_1 or in one of your local shops!!

It's important. The council will take its final decision at the end of September.

Here are 10 reasons why you should support LVIG’s streetscape action plan:

It aims to make the street an attractive and safe place for people of all ages and abilities.
It will help improve the quality of the street, boosting trade and encouraging investment in local businesses
It caters for the needs of pedestrians, cyclists, car drivers and users of public transport
It will create wider pavements and parking/loading bays for shop deliveries and shoppers
Wider pavements will offer more seating for local people
It will reduce traffic speeds by narrowing the road and creating a raised “table” at the main junction
Reduced traffic speeds will cut noise and improve safety and air quality
It will introduce more trees and better street signage and furniture
It will improve the strategic Waterlink Way cycle route by providing a proper connection
across Ladywell Rd
Above all it will encourage local residents to walk to the shops and local schools rather than drive, generating health and environmental benefits for the whole community. TonyM

School plans approved

Lewisham’s planning committee has given the go-ahead for the rebuilding of Gordonbrock School and the redevelopment of Prendergast School’s Adelaide Ave site. Work on rebuilding the 109-year-old Gordonbrock primary will now start early next year with the school decanting to another site, Greenvale, in January.
The Gordonbrock application had been hotly contested by the Brockley Society which argued the old buildings should be refurbished as they add character to the area. But the society,which successfully delayed building work earlier this year after being granted a court injunction, has now made clear it will not make a further attempt to derail the plans.
Two of Gordonbrock’s four Edwardian buildings will now be demolished and replaced with something a little more modern. The new buildings should have bigger classrooms, better facilities and indoor toilets. But after representations by BrocSoc, efforts will be made to preserve “interesting parts” of the old buildings.
The Prendergast plans will include redevelopment of the Adelaide Ave site, refurbishment work at the Hilly Fields site and a two-storey temporary building for classrooms while the work goes on.
Worth a look: http://www.appliedworks.co.uk/blog/rebuilding-gordonbrock-school/
http://www.savegordonbrock.com/
Tony Major

Is it a Tesco, a Co-op - or just rumour?

Rumours are rife that a supermarket chain is looking to set up shop in Ladywell’s high street. It seems the renewed bout of speculation has been triggered by the application for an extension of planning permission on the site at the corner of Malyons Rd-Ladywell Rd. People have “been told” or “have heard” that a franchised Costcutter or Tesco Express . . . perhaps a Co-op outlet is planned. At the moment LVIG has no idea what is going on although we are seeking clarification from people in the corridors of power. What we do know is that the owners of the site are seeking a renewal of planning permission for the construction of a four storey block plus basement that would include nine flats plus a maisonette and a ground floor retail unit (see illustration).
But the owner of the site may have problems. The Ladywell Society tells me that under new London planning laws any new residential block of 10 or more units must include affordable housing. It is not clear that the proposed development does. The society also points out that the proposed building is higher than any other in Ladywell Rd and is to be built up to the pavement rather than in line with adjacent buildings – the cottages and the Tavern. It has objected to the application. No date has yet been set for a committee hearing on the planning application.
But what if a supermarket chain did move into the high street? Would you be opposed to it because it could threaten independent retailers and may lead to more empty shops? Or would you welcome it as a sign of Ladywell’s revival? Tell LVIG what you think. Add a comment Tony Major

Pedestrians be damned

UPDATE - I am told the Ladywell traffic lights were indeed switched off to reduce traffic queues in Ladywell Rd while work was carried out at the end of Chudleigh Rd, with the help of a temporary set of lights. Traffic flows matter of course! But after almost two weeks out of action there is, to say the least, concern in Lewisham's corridors of power that matters may be getting out of hand. It seems that attention has now been drawn to the fact that residents' safety is being put at risk each day the lights are switched off - and that this might not be a good thing. I'm told hurried calls are now being made to TfL to see if the lights can be switched back on - ASAP. TonyM