Unauthorised demolition of historic Mercy Terrace stables

Photo of the rear of Mercy Terrace, taken from
the bridge (c.2011)

The Council’s Planning Enforcement Team carried out a site visit on 25 July when officers noted that the historic stable buildings had been completely demolished and the foundation for a new building had been excavated. 

The level of demolition is ‘substantial’ and to have done this is an offence under the Planning Acts (where planning permission is not in place for such development).

The Council has therefore issued a warning of the likelihood of formal enforcement action, given that an offence has been committed.  It has been made clear that the works should cease immediately (subject to making the site safe).

Planning Enforcement officers will be visiting the site again to check that the notice to cease works is being observed.

10-14 Mercy Terrace - Update

In January this year the Council refused planning permission for a development on this existing warehouse site round the back of the Ladywell Post Office.  The Council wrote, amongst other things:

• the proposed dwelling mix, through the inclusion of studio units and the failure to provide any family sized dwellings, would fail to provide a long term and  sustainable solution to housing need within the borough . . . ; and that
• the development would fail to provide an acceptable standard of residential amenity for future occupiers by reason of the provision of undersized units which would have poor internal amenity levels due to the substandard access to sunlight and daylight and would also fail to provide dedicated private amenity space for all units . . . ; and that
• the proposed development would fail to provide any affordable housing . . .

Now a further application has been received for "Demolition of the existing building and the construction of a mixed-use development comprising approximately 372sqm of office floorspace (Use Class B1) and a part 3/part4/part 5 storey building to provide 45 residential units together with the provision of disabled parking and landscaping at 10-14 Mercy Terrace SE13 (Outline Application)."

This looks like little more than a reduction in units from 49 to 45 but it's difficult to know as no supporting documents are yet available on the Council website.

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

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

Malyons/Ladywell Road derelict garages site (UPDATE)

Ladywell residents will be aware of the sorry saga of this site, where two people sadly lost their lives in a fire this Summer.

Cllr. Liz Franklin-Johnson, one of our three Ladywell Ward Councillors has confirmed that the Council's Executive Director of Customer Services (Kevin Sheehan) has agreed to put up a strong temporary hoarding to block the debris from the public view.  Apparently this will be erected very soon.

We gather that some months ago an enforcement notice was served under S.59 of the Environmental Protection Act 1990 against the registered landowner, a company registered in the British Virgin Islands.  However various legal issues have arisen and are being addressed with necessary care and attention by the Council's Legal Dept.  The primary objective is of course to get the landlord to clear the site.

Cllr. Franklin-Johnson says "I am very concerned about the health and safety implications and have argued, and am still arguing, for the clearance of the space but was informed that this is dependant on the case against the landlord.   The alternative is to block off the debris, which is not what we had requested.  It is has been very frustrating but we are continually pursuing this as Ladywell residents deserve to have a clean and safe environment."

LVIG
 

Peabody consults on Carpet Corner Plans

Peabody Housing Association is currently consulting on its plans for the Carpet Corner site at the junction of Ladywell Road and Wearside Road.

Robert Sheppard

59 Ladywell Road 'arches' space up for sale

Those beady-eyed bloggers at Brockley Central have spotted that this space, facing onto Ladywell Fields, which to outward appearance has been vacant for years, is currently being marketed by Hindwoods commercial estate agents.

The premises has the following permitted planning uses - A3 Restaurants Cafes Snack Bars, B1 Offices and Light Industrial, B8 Storage and Distribution and/or B8 Warehouse and Trade counter.  It comprises four adjoining vaults underneath Ladywell Road and "has the potential for an opening adjacent to Ladywell station platform" (though I'm not quite sure how that would work).

The marketing bumph says of the area "has benefited from significant investment and redevelopment including the construction of several hundred homes, major infrastructure works, new community facilities, pedestrian areas, cycle routes and open spaces which has increased the appeal of the area.  The University Hospital Lewisham, Lewisham Council and Ladywell Fields College occupy landmark offices nearby with Ladywell Fields and the Ravensbourne River providing an attractive local environment."

A CGI in the marketing pack shows the premises as a restaurant, which in principle would be a welcome addition to the area.   Rumours persist however of a possible microbrewery, also something that would be welcomed I think.

Robert Sheppard

10-14 Mercy Terrace Planning Application Lodged

This scheme, which has been the subject of considerable advance consultation over recent months, has now come forward formally as a planning application (which can be viewed on the Council website).

Robert Sheppard

Ladywell fire causes traffic chaos

A fire yesterday afternoon at the disused garages site at the corner of Ladywell Road and Malyons Road was put out by two fire tenders.  Ladywell Road was closed for several hours causing traffic chaos.  Planning permission for a mixed commercial/residential development was given some years ago but has now expired.  In the meantime the site has become a dump, something reported to the Council and posted on this blog in July 2014. 

Robert Sheppard

LVIG lodges objection to 59 Ladywell Road planning application

The Ladywell Village Improvement Group has lodged an objection to the application to add a further storey to the 'Rivoli apartments' building on Ladywell bridge.  It's understood that both the Ladywell Society and the Ladywell Fields User Group have also lodged objections on similar grounds.
The LVIG Committee

Goldcrest to present their Mercy Terrace plans

Goldcrest Architects have undertaken to attend this evening's meeting of the Ladywell Society to answer questions about their development proposal, for a new block of student accommodation at 10-14 Mercy Terrace - part of the small industrial estate between Ladywell Post Office and the railway line. 

The meeting will take place at 7.45p.m. at the Ladywell Society's usual meeting venue - the Ladywell Fields Environmental Education Centre (the building backing onto the southbound platform of Ladywell Station, near the entrance to the Park from Ladywell Road).

Robert Sheppard

Rivoli developer seeks additional storey

Just as we all thought the new Rivoli development, flung up at 59 Ladywell Road, is all-but finished with a sales open day just last month, it seems the developer wants to squeeze more value out of the site by adding another floor.  This is logged as planning application DC/14/89383 and you can find more here.

A lively debate has already opened up on this on Brockley Central.

Robert Sheppard

Future use of 10-14 Mercy Terrace, Ladywell - Opportunity to comment

Local organisations and amenity groups have been approached by Goldcrest Architects who are  inviting local people to a drop-in session at which people can to view their proposals to redevelop the redundant warehouse building at 10-14 Mercy Terrace.

The invitation comes from Daniel Francis (Email daniel.francis@yourshout.com and Freephone 0800 4586976) who writes "Before a planning application is submitted to the London Borough of Lewisham, we would like as many people . . . . as possible to see the proposals and meet the project team.

Goldcrest Architects proposals includes flexible office space for small and medium businesses on the ground floor with high quality student accommodation above, contributing to a wider mix of accommodation that is compatible with and will support local businesses in the existing shopping parade.

The drop in session will be held on Wednesday 23rd July from 2pm to 8pm at the St. Mary’s Centre, Ladywell Road, SE13 7UW.

If you are unable to attend the drop in session, we would be pleased to meet with you and brief you on the proposals at a time of your convenience."

If you would like more information you can email mercyterrace@yourshout.org or call the freephone number above.

You can find some photos of the current building here.

Robert Sheppard, LVIG Secretary

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

Restaurant Plans for Ladywell's 'Snack Bar'

A planning application has been submitted to convert the long-empty 'Snack Bar' at 40 Ladywell Road (next to Le Delice) into a restaurant. You can have a look at the plans here.

Flat building starts on Adhesive Specialities site

Some mourn loss of the Adhesive Specialities building, formerly at 59 Ladywell Road (north of the bridge between the railway and River Ravensbourne).  Replacing it we'll soon have another somewhat characterless low-rise apartment block.  Work looked to be well underway today.

 

 

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

Chicken tonight - and every night

Ladywell residents will soon be able to eat fried chicken to their heart’s content – and order it from a different takeaway each night. Yes, the country’s favourite food will soon be available from two new outlets on our high street.  Coming soon – The Village Chicken Hut at the old off licence at 222 Algernon Road, expected to open in about two weeks time. Soon after – or even at the same time  – a finger lickin’ fried chicken outlet is expected to open in the Chinese takeway which is currently being refurbished.  LVIG wishes the owners well but remains concerned about the proliferation of takeaway outlets on our high streets. Tony M

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?

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?