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 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

 

Refurbishment of 107 Ladywell Road reveals . . .

The old 'United Dairies' shopfront, which I'm told will be carefully preserved under the new fascia.

Robert Sheppard

Cafe Oscars and Slater & King change hands

The arrival of Oscars (in 2008) and Slater & King (in 2011) were key steps in the regeneration of Ladywell and the owners of both have remained active in the local community, ensuring that Ladywell goes from strength to strength.

Both businessess battled bravely through the chaotic Summer of 2013 when the overunning streetworks nearly shut Ladywell down altogether.

So it is with sadness we report that S&K have sold-up and will leave the area.  We wish them well and will miss them.  The premises will reopen, still as a gift shop but under a new name.

Oscars will be taken over shortly by Saner Gursel, a Brockley resident and baker who has given a public statement on the 'Brockley Central' blog.

Robert Sheppard

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

Butcher to open in Ladywell

The word on the street is that Heckstall & Smith Butchers will open in due course at 107 Ladywell Road - on the corner of Gillian Street (see photo below).  Judging by the state of the building, however, and presumably the need to adapt it considerably inside (its last obvious and active use being as a launderette for many years) it's likely to be a while 'til the shop actually opens - so expect to have to have to wait 'til late 2015 or early 2016.

It will be good to have another premises neatened up and in use, providing a service to the local (carnivorous) community.  LVIG hopes the improvements that'll be made to the premises will include full redecoration of the exterior so that this prominent building contributes to, rather than detracts from, the streetscape.

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 

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

Goldcrest outlines modified scheme for 10-14 Mercy Terrace

Daniel Francis of PR Company 'Your Shout' writes:

"As you know Goldcrest Architects propose to redevelop the redundant warehouse building at 10-14 Mercy Terrace. The proposals include flexible office space for small and medium businesses on the ground floor with high quality student accommodation above and will contribute to a wider mix of accommodation that is compatible with and will support local businesses in the existing shopping parade.

"Since last summer’s drop in session, we have carefully analysed all the feedback received, met with council officers and the Council’s Design Review Panel on three occasions. In addition, we have also met with Ladywell Councillors and the Ladywell Society to update them on our emerging proposals. This process has allowed us to amend our proposals and develop the design in line with the feedback we have received.

"As a result, the following changes have been made to the proposals since last summer’s consultation:

• The scheme is one and a half storeys lower at the bridge end (south of site) and two storeys lower at the Mercy Terrace end (north of site) than the scheme consulted upon last summer. As a result, the scheme now steps down from part five storeys to three storeys.
• The scheme continues to provide modern flexible B1 space suitable for start-up businesses that will help bring life to Mercy Terrace. We are working with our local commercial agents to ensure that these are as attractive as possible to future occupiers to ensure that they don’t sit empty in the future.
• The student reception area is located on Mercy Terrace helping to improve safety through passive surveillance of the street.
• We have identified to the council the potential for creating a greatly improved public realm along Mercy Terrace with a wider footpath, tree planting, hard landscaping, public space and the potential for a level access route to the station through one of the existing council-owned arches.
• The material palette has been revised to reflect the conservation area context with stock brick used throughout, as opposed to the previously predominately render above ground.

"We are currently making some minor revisions to the elevations and plan to submit a planning application during March."

 

Please contact Daniel on 0800 458 6976 if you have any further queries regarding the application.

Robert Sheppard, LVIG Secretary

 

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

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

Save Fossil Road's historic lampposts

Residents in and around Fossil Road are campaigning to save their historic lamposts which are to be replaced, under the controversial and oft-criticised Skanska contract, by bland modern lampposts. There are few similar examples in our increasingly bland and characterless Lewisham streetscape and one has to feel very sypathetic to the petitioners' goal.  Surely refurbishment to acceptable modern standards, albeit with some costs attached, must be an option?

They have set-up a petition to Sir Steve Bullock.

Ladywell traders challenge Council ruling

The Brockley Central blog reports the current battle being fought by Ladywell traders to ensure that commonsense prevails and that the Council's plans to ban all business use of the Ladywell pavements is reconsidered.

A blanket ban as proposed will do nothing to help local business to attract passing trade and compete in a difficult retail environment.

It's reported that Mayor Steve Bullock plans to visit Ladywell on Friday to talk to traders and take a look for himself.

New delicatessen for Ladywell

The keen-eyed amongst you will have seen much activity on the site of the former El's Kitchen.  I'm catching up with the new owners and will report more fully soon.

In the meantime, we spoke with El of El's Kitchen who says "I'm delighted to confirm that the sale of the lease of 71 Ladywell Road has now been completed.  Having met the new owners many times I felt that together they had the skills and experience to run a delicatessen and make it work long term. They both know the community in Ladywell and Brockley very well and have a good understanding of what customers want and how to deliver it to them.  I wish them every success and hope to be queuing up to buy their lovely produce very soon!"

More on this very soon . . .

Robert Sheppard

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



Streetworks Update from Conway (13 Dec 2013)

Over the last week we have completed the majority of the paving works in the scheme. We have completed all the entry treatment construction works and now have two small areas of paving to fully complete the scheme.  I would like to take this opportunity for your understanding and patience during these works and hope you feel, as I do that the end result has enhanced the Ladywell area.  Over the next week we will be completing the following works with areas of remedial works being undertaken in the week after Christmas.

Saturday

·                     Completion of surfacing works in Gillian Street.

·                     Continuation of paving works to jct of Gillian Street junction.

Monday Onwards

·                     Surfacing of reconstruction area of Railway Terrace

·                     Installation of Kerbs Railway Terrace

Tuesday Onwards

·                     Excavation of footway Railway Terrace

·                     Completion of paving at junction with Gillian Street

Wednesday

·                     Installation of road humps in Phoebeth and Francemary Roads

·                     Excavation of footway in railway terrace and base works

Thursday Onwards

·                     Installation of drainage Railway Terrace

·                     Start of paving Railway Terrace

If you have any queries please contact the Contract Manager, Andy Frostick 07748 6329531

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".