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 Baths namechecked in Guardian article

Our very own Ladywell Baths, subject of a recent petition, was namechecked in this article in Sunday's Guardian.

The article says - Also lined up in this poolside beauty contest is Ladywell Baths in Lewisham, south London.  Last year the badly neglected site appeared in the Victorian Society’s top 10 of England and Wales’s most endangered buildings.  Christopher Costelloe, director of the society, said then “What was once a hub of the community deserves better than lying empty, half obscured by trees.”

The public eagerly awaits news from the Council on the 'expression of interest' process which seeks to establish who might be interested in redevelopment of the site and what sorts of projects are being contemplated including, importantly, the element of community use/access involved in each.

Robert Sheppard

Council issues response to Ladywell Baths ('Playtower') petition

The Ladywell Baths - in their former glory

In an undated response on its Petitions webpage the Council has given the following, somewhat minimalist, response to the community petition that secured 914 signatures earlier this year.

We understand the importance of Ladywell Playtower (the former Victorian Baths on Ladywell Road) and the contribution it makes to the local area’s character and welcome the community interest in preserving this heritage asset.

The building has fallen into disrepair and requires significant investment, particularly after major setbacks such as the 2005 fire.

We have already taken steps to slow down the deterioration of the buildings.  With the support of English Heritage in 2012 we replaced the roof and made the building water tight.

But much more investment is needed before the building could be made useable again.

In the coming months the Council will invite prospective partners to assist with developing a vision and raising funds for the restoration of this Grade II listed local landmark.

Robert Sheppard

Ladywell Old Baths/'Playtower' - update

The Ladywell Old Baths (or 'Playtower') featured heavily at the Ladywell Ward Assembly meeting on 27 January where a presentation was made by Ashton Bentley, one of the organisations proposing to restore and re-use the building.  The Company, which makes audio visual equipment, proposes to base its R&D and main offices in a fully-restored building.  They would also enable various leisure/cultural uses - including a cafe, rehearsal space and exhibition space as well as 30 hi-tech office 'pods' which would be installed in the main swimming pool hall.

The Company would also rebuild the old destroyed 'second class' pool hall (at the rear of the site adjacent to the Churchyard) and use this for their own offices.  Ashton Bentley are also interested in taking on the Coroner's Court building, although it is unclear whether the Council is willing to dispose of this building at the same time.  There was considerable support for the proposals from those present, though there was consensus too that the public should be able to see all the other proposals coming forward.

The officer responsible for the future of the site, Gavin Plaskitt, also spoke at the meeting.  He indicated that the Council had received a number of exciting proposals for the Old Baths from some very experienced organisations, of which Ashton Bentley's was just one, and the Council would be publishing an 'Expression of Interest' form in the next 4-6 weeks to kick-off the process of selecting a development partner.  He gave a clear assurance at the meeting that the local community would get a chance to see all the various proposals, potentially at a future local assembly meeting.

Tony Rich

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

What future for the Ladywell Baths (aka 'The Playtower')?

All of us are keen to see this semi-derelict local landmark brought back into use.

It remains in Council ownership but since the dissolution of the Trust, established about 5 years back (by the local voluntary sector and a church), and £500k+ works by the Council to weatherproof the building, little clear progress has been made towards finding a viable plan, not least because works costing upwards of £3m will be required before the building can be used.

The Council continues to look at options for raising funds to bring the building back into productive use, but there are significant challenges to overcome.  There have been ongoing discussions with the Heritage Lottery Fund (HLF) about schemes, which could help overcome the investment hurdle (Heritage Enterprise and Heritage Grants being the two obvious funding streams).  The Council is also in contact with a ‘heritage consultant’ who has previously developed a number of successful HLF proposals.

The Council has indicated only this week that it is open to viable community proposals for the building’s future but, inevitably, everything will hang on securing the significant investment required.

The last full assessment of refurbishment cost was undertaken over 7yrs ago.  Then the estimated cost of restoring the building to basic productive use as offices was £2.3m, but since then costs will have risen significantly, and there is asbestos to remove which will make refurbishment even more complicated.

The Council could yet decide to dispose of the site, though the building’s condition and Grade II listed status, plus the site constraints, may make it unattractive to developers.  The only area where new build would be possible is a rectangular area at the rear of the site, adjacent to St.Mary's Churchyard. 

Anyone interested in joining potential discussions, later in the Summer, on developing viable community proposals for the site - which will need to include significant public and/or private investment and some sort of income generation plan plan - should contact ladywell.info@gmail.co.uk

Robert Sheppard 

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

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

Minutes of Annual General Meeting - July 2009

Please click on the "comments" below to read the minutes from the AGM, including an overview from our guest speaker, Emily Miller, from the Meanwhile Space Project.