Self-build Scheme for Ladywell - update

Proposal for the Ladywell site by designers Architype

Last week the Guardian reported - in the context of Walter Segal's pioneering Walters Way self-build scheme of the 1980s - on the self-build scheme planned for the former Watergate School site, at the end of Church Grove in Ladywell.  The article says:

"On a site in Ladywell, a couple of miles east of Walters Way, the council has agreed to hand over the land on a long-term lease to the Rural Urban Synthesis Society (Russ), a community land trust (CLT) set up by Dayes, to develop 33 new homes for a mix of affordable tenures. Unlike the original Lewisham self-builds of the 80s, the Ladywell development will remain affordable in perpetuity, with rents linked to local incomes through the community land trust, which will retain a stake of at least 20% in each home.

"The proposal includes five flats for social rent; two shared flats – each with three purpose-designed studios for young people unable to afford full market rents; 14 flats offered on a discounted shared-equity basis (the CLT’s stake will enable control of subsequent resales to people similarly in need); and 12 homes available shared-ownership, where residents buy a 25% share and can 'earn' up to a further 12% ownership to reflect the sweat equity in building their homes."

Robert Sheppard

Ladywell just keeps getting better!

A busy life makes it hard to post to this blog as often one might like, and the three items below are a little late, but all demonstrate continued momentum in the improvement of Ladywell since the major streetworks brought the place to a grinding halt, and nearly bankrupted local businesses, in 2013.

Our excellent new 'mural' (presumably not really a mural unless its on a wall?) screening the
derelict garages site on the corner of Malyons Road (see blog item below).

 . . and there's evidence of work going on at 40 Ladywell Road
where we hope a new restaurant will open in 2016



. . . and 251 Algernon Road looks to be in the final stages of a major exterior refurb!

So lots of positives, even on a rainy November lunchtime, to add to anecdotal evidence that various of the newer local businesses seem to be going from strength to strength with clear evidence of loyal and appreciative clientele.

We very much hope for positive news in the coming months in relation to the neglected local asset that is the Ladywell Baths ('Playtower'), recently listed by the Victorian Society as one of the country's top 10 Victorian/Edwardian buildings at risk.  Come on Lewisham Council!

Robert Sheppard

 

Got views on the future of the former Ladywell Leisure Centre site? So have your say!

Residents will be aware that Lewisham Council has earmarked the former Ladywell Leisure Centre site for temporary housing (‘pop-up’ in modern parlance) to meet high housing demand – though in the longer term the site is earmarked for permanent/wider development.

'PLACE/Ladywell'   will provide temporary homes for 24 families plus  ground floor space for community/ business use.

STUDIO RAW are undertaking the consultation/feasibility work and are giving local people the opportunity to voice their opinions and thoughts about the future of the area.  They say on the PLACE/Ladywell website:

“From the 17th until the 22nd of September, between 10am and 5pm, we are inviting our local community to come along and understand more about the developments taking place at the site of the former Ladywell Leisure Centre.  We have created a little nook where you are welcome to stay to enjoy a fresh coffee, learn about the future and also contribute with your thoughts and ideas.”

Robert Sheppard

LVIG Public Meeting & AGM now on 9th April at 7.30pm

Thank you for your patience with us for changing the date of the LVIG AGM - the Brockley Noise Action Group is very grateful to us for postponing so they could maximise the turn-out at their meeting that evening.

We hope that you will be willing and able to come to the public meeting which will now be held at the St Mary’s Centre from 7.30pm on 9th April. We have lots of ideas for events, activities and campaigns for the year(s) ahead and we’d love you be part of bringing them into life with a view to improving our quality of life in Ladywell. We’d really like to hear your great ideas and throw them into the mix too!

For the group to make these happen we need to elect a committee for 2014/15 and that’s where LVIG needs some help from you! For LVIG to continue to exist it needs members of the local community to represent it and become the public face for it.

As a committee member your contribution does not need to be time consuming or onerous – your level of input is your choice, but it will involve attending a few meetings a year and doing a bit of admin as a minimum – anything more you can do will, of course, be very much appreciated. Obviously, positions such as the Chair and Communications and Events Officer require more activity, and you would need to feel comfortable talking to community groups, leaders, councillors and the press when the occasion warrants. A brief description of the committee roles can be found below. Please email us if you’d like further information about these.

If you’d like to make a difference in your local community by taking on one of the Committee roles below please fil out and return a nomination form before midnight on Saturday 5th April. 

Click on this link to the nomination form in PDF format, print it out, fill it in and post it to 120 Algernon Road, London SE13 7AW - OR click on this link to the nomination form in Word format, download it, fill it in and email it to ladywell.info@gmail.com

COMMITTEE POSITIONS

• The Chair is the primary contact for the organisation, representing the organisation as necessary at meetings.  He/she will, in normal circumstances, chair all meetings of the Group and ensure adherence to the Constitution.
• The Vice-Chair & Treasurer handles all the Group’s financial arrangements, including any bank account the Group may open and any donations or subscription, and will chair meetings in the Chair’s absence
• The Secretary arranges all the Group’s meetings, prepares and despatches agendas, minutes meetings, and retains copies of all agendas and minutes
• The Membership Officer maintains the Group’s membership list
• The Communications & Events Officer is responsible, in close liaison with the Chair, for the Group’s internal and external communications, including maintenance of the Blog and Twitter account)
• The Deputy Secretary (see bullet 3 above)
• The Deputy Communications & Events Officer (see bullet 5 above)

The only way is up! - Ladywell Public Meeting, Tues 18 March 2014, 7.30p.m.

Following a lull in activity during last year's streetworks, LVIG is now priming itself for a new push over the next 2+ years to ensure that Ladywell develops as a sustainable, vibrant and attractive retail centre with thriving businesses in every premises.  As part of this we are keen to work with landlords and traders to improve buildings and work with the Council and others on enforcement, planning issues etc. to improve the Ladywell public realm for everyone.

It's planned to hold a public meeting and AGM on Tuesday 18 March (venue to be confirmed) at which all present can elect a new LVIG Committee for 2014/15 and at which we can seek to prioritise some of the possible actions LVIG might pursue during this period.

If you're likely to have a few hours a week spare time over the next year and share LVIG's vision for Ladywell please do think about putting your name forward for one of our Committee positions - Chair, Vice-Chair & Treasurer, Secretary, Deputy Secretary, Membership Secretary, Comms & Events Officer and Deputy Comms & Events Officer.  We need new blood to help drive forward this agenda so do email ladywell.info@gmail.com to let us know what you have to offer and which position might interest you.

Those of us who've been involved in LVIG over the last 5 years have enjoyed the challenge and the achievements, made great friends and found working together most rewarding, especially our periodic meetings at the Ladywell Tavern!  So get on board!

Robert Sheppard, LVIG Deputy Secretary

Ladywell Village - the Achievements, and the Challenges for 2014

Some things looking good . . .

Clean, wide, well-drained pavements - with 'traditional' benches

Plenty of short-stay bays (signs yet to be erected)

Despite appearances these flats are almost ready for occupation we hear - just the windows to do . . .

One 'missing tooth' in the Ladywell smile - at the junction of Ladywell Road with Malyons Road.  A few family houses would be a nice addition, but a supermarket is more likely.

A nice business opportunity for someone, but El's Kitchen will be a hard act to follow!

 

 

 

But some eyesores still to be tackled . . .

Highly visible on the corner of Gillian Street, but in a sorry state

A garish jumble of signs and window stickers

Shopfronts that make no contribution to the streetscape

And some enforcement issues to be addressed . . .



Trolley outside the newsagent on Algernon Road



Bins left on the pavement day after day



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".

Ladywell improvements - Streetworks now imminent



The Council has indicated that the streetscape work will be completed this Spring in five phases, starting at Algernon Road, then progressing into Ladywell Road east by the railway bridge then working west towards the mini-roundabout at the junction of Adelaide Avenue. The provisional schedule (which has yet to be signed-off with the contactor, London Buses and various underground service providers) is as follows - but may change during the course of the works:

1. Works at the Algernon Road (eastern) end of the scheme will start within the next week or so, probably on 11 or 18 February, with drainage works incl. the moving of gullies to new kerb alignment positions.

2. Footpath and kerbing works in Algernon Road will commence from 26 February. All property owners at 251-259 Algernon Road (incl. the Post Office and Barbers) have given permission for their forecourts to be repaved so the whole of this pavement from kerb to buildings will be one neat stretch of paving rather than the current hotch-potch. This is splendid news and will look great when completed!

3. On 1 March there will be road closure on Algernon Road to enable sewer works, and drainage works will continue to 8 March.

4. 8-26 March - lowering of Algernon Road carriageway and construction of speed tables at Gillian Street, Mercy Terrace and Algernon Road

5. 18 March - work on Ladywell Road will commence, with two way lights for the most part, but complete closure for periods of time if necessary.

For a reminder about the project see the item on the Council website.  Should you have any detailed questions/issues you can email les.senior@lewisham.gov.uk

Robert Sheppard

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

.

A flicker of hope for Mason's

Hopes that Masons is about to get a new owner have been raised by the sight of decorating equipment piled up in the bar, but we hear these relate to ongoing redecoration of one of the flats above.  However, local shopkeepers have been told that one restaurant operator with outlets in Crystal Palace and Brixton is in in discussion with the freeholder about taking-on the lease.  A sticking point may be the kitchens, which I'm told are in need of some investment.  Watch this space . . . 

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

A step forward for streetscape?

A local resident who visited a council tent at Lewisham People’s Day has heard that work is progressing on proposed improvements in Ladywell. An engineer from the Wearside Rd depot explained that his colleagues, currently busy making improvements in Sydenham, are starting to model proposed changes to the Ladywell streetscape. Good news. Perhaps local councillors can confirm that the preparatory work is indeed progressing! Anybody else heard anything? TonyM

Will the DLR come to Ladywell?

  The Mayor of London and Transport for London are drawing up plans for the development of London’s transport network, including further extensions of the Docklands Light Railway system to the east and south east. A map of the possible extensions on the TfL website shows the line from Lewisham being extended south to Ladywell. Catford and Forest Hill. Clearly it is just an idea at the moment – there’s no detailed planning and no funding set aside. But it might just suggest that London’s planners are waking up to the potential of one of south east London’s hidden gems. Good news? What do you think?

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?

Residents want CPZ extended

Local residents have urged the council to extend the Ladywell controlled parking zone to cover Embleton Road which they say is now suffering increased congestion. A petition calling on the council to reconsider the road’s exclusion from the local CPZ  implemented last year was presented to this week’s full council meeting. Residents who helped organise the petition said the road had been left “to bear the brunt of commuter parking” and was now heavily congested during weekdays. When the consultation on the CPZ was first undertaken residents voted not to be included. But some now say they did not realise the implications of being excluded from the parking zone and want the council to look at it again.

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?

Rising from the ruins

It's taking shape. No.46 Ladywell Road, long an eyesore on the high street, is beginning to look like a decent shop unit again.
After a prolonged campaign by LVIG and sustained pressure from Lewisham council the old Nightwatch was sold to new owners who are turning it into two small flats and a shop unit. Work should be completed some time in the spring.
All we need now is a sustainable business to take over the premises! What kind of shop would you like to see in the high street?

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

Congestion and the CPZ

No parking!

Embleton Road residents are up in arms over the congestion now being caused by the Ladywell Controlled Parking Zone. In last year's consultation by the council, Embleton residents voted No to the CPZ while several neighbouring streets voted Yes. Now the CPZ is being implemented the result is clear - Embleton is bearing the brunt of commuter parking in the area. Residents have been resorting to wheelie bins in a futile attempt to keep the commuters at bay. But now a group of residents have decided to launch a petition urging the council to implement the CPZ in Embleton Rd as soon as possible. I'm told the council can review the working of the CPZ within six months to a year. But after last year's No vote residents will have to show a clear majority now in favour. TonyM