Read our view on the future of Ladywell playtower!

Ladywell Old Swimming Baths (Play Tower) – Response to Shortlisted Proposals

Lewisham Building Preservation Trust is a charity formed by Lewisham residents in order to take on and facilitate the restoration of listed buildings in the Borough which are at risk. It is the only Building Preservation Trust which covers the Borough of Lewisham and all the trustees are Lewisham residents. The Trust includes individuals with experience and qualifications in planning, fundraising and historic building conservation. For the past two years we have concentrated our efforts on promoting the refurbishment and re-use of the Ladywell Old Baths (Play Tower).

Thank you for inviting the Trust to give our assessment of the short-listed proposals for the refurbishment and re-use of the Ladywell Old Baths (Play Tower) focusing on those issues which we deem as most important to us. We would like to firstly state that we have been impressed by the quality of all four of the short-listed proposals for the building. We have assessed the proposals using the four criteria below as these relate most closely to our main areas of interest:

 Impact of the refurbishment proposals on the Listed Building
 Impact of the enabling development on the Listed Building
 Range of community benefits provided by the proposal
 Extent to which the proposal allows the local community to access the building

Using the above criteria as a framework the views of the Trust on the proposals are as follows:

Impact of the refurbishment proposals on the Listed Building

We are concerned that the ‘cinema pod’ concept put forward by the Curzon/Guildmore proposal does not fully respect the architecture of the main pool hall and may be visible externally. We are in favour of restoring the conical roof on the tower and for this reason are not in favour of the treatment shown by the Goldsmith’s proposal. The RJK/Hillman proposal is sympathetic in that it proposes to maintain the integrity of the pool hall as does the Picturehouse proposal, albeit with the addition of a rake in the case of the latter to enable it to be transformed into a cinema. We are strongly in favour of the reinstatement of the first floor railings and the refurbishment of the pool hall’s roof ventilator and leaded grills. Reinstating these features should be required of the successful bidder as should reinstating the railings on the front boundary wall.

Impact of the enabling development on the Listed Building

The proposals show varying degrees of enabling development with varying impact on the Listed Building. We are concerned that in several of the proposals (RJK/Hillman, Curzon/Guildmore), the enabling development to the rear of the main building would be visible above the roof line. In addition, in the case of the RJK/Hillman and Curzon/Guildmore proposals there is substantial development proposed to the side of the Old Baths building. Whilst we do not see this as ruling out the proposals, we prefer the treatment proposed by Picturehouse in that the low rise ‘box park’ structure is in obtrusive and not likely to adversely affect the Listed Building whilst also allowing a strong link to the adjoining Coroner’s Court and Old Mortuary listed buildings. In the case of the Goldsmiths’ proposal a shadowy building to the side of the Listed Building is indicated (‘phase three’). As this lacks any details it is not possible to properly assess it but it appears to be potentially large in scale which is of some concern.

Range of community benefits provided by the proposal

The Goldsmiths’ proposal indicates that 10-12 jobs related to running the teaching and some related to other uses e.g. the café will be provided. It also proposes an alliance with ‘Studio makers’ which aims to provide affordable space for artists. RJK/Hillman propose 25 new jobs in the construction phase and 5 during operation who would be paid over London Living wage. It also includes the creation of a Community Interest Company that would “provide a range of ongoing social impact and community engagement projects on site…to be funded via a 3% levy on leaseholders and shareholders profit”. The Curzon/Guildmore proposal features 27fte jobs paying at least London Living Wage as well as a ‘Film project’ featuring local oral histories. Picturehouse proposes an unspecified number of new jobs but there remains a question mark over whether they pay London Living wage. The Picturehouse scheme also proposes community/private hire rooms.

Three of the four shortlisted projects include a cinema of some sort. It needs to be acknowledged that the provision of a cinema with sufficient levels of comfort is a recurring ‘ask’ by the local community. That the Old Baths is being suggested as a possible site for this use by three of the four bidders is therefore to be welcomed.

The issue of a lack of off street car parking can be countered by the close proximity to the station and the fact that Ladywell Road/Lewisham High Street is very well served by a number of bus routes.

Extent to which the proposal allows the local community to access the building

The Goldsmiths proposal indicates that public would have access to main swimming
hall when it is used as an exhibition space for student displays. A courtyard café is also proposed. However, it is unclear how many of the public would regularly access the building. The Curzon/Guildmore proposal offers a lot of community access to the building via the cinema usage and also ancillary food and drink spaces as does the Picturehouse proposal. Given that the model for the RJK/Hillman proposal is the ‘Bussy Building’ in Peckham public access to the building would most likely be high.

Conclusion

We take the view that all four of the short-listed proposals are capable of representing viable proposals for the Old Baths building and providing benefit to the local community. However, our favoured proposal is that of Picturehouse Cinemas for the reason that it shows the optimum balance between the need to find a viable new economic use at the same time as undertaking a refurbishment sympathetic to the listed building setting. We also consider that the Picturehouse proposal offers good levels of public access through the main cinema use as well and ancillary bar/restaurant use and bookable community space. Finally, an important factor for the Trust is that the Picturehouse proposal would have the least negative impact on the listed Old Baths in terms of the level and type of enabling development proposed. Our one concern is the need for Picturehouse to pay their staff a minimum of the London Living Wage and hope that if this is the Council’s preferred development partner, this would form part of negotiations.

Yours Sincerely
Tony Rich
Chair, Lewisham Building Preservation Trust

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Lewisham Council Consultation on the Ladywell Playtower -19th July

We have exciting news about the Playtower in Ladywell!

Lewisham Council is holding an event for the public to attend an initial consultation about the short-listed proposals for the Playtower redevelopment. The event will take place at 6.45pm on Wednesday 19th July at St Mary’s Centre, Ladywell (next door to the Playtower). It will give the public an opportunity to ask questions about the proposed ideas and comment on them.

The Lewisham Building Preservation Trust has lobbied for some time for the Council to start a process to secure the refurbishment of the Playtower and to fully involve the local community in this. That the current Expression of Interest process is reaching the stage that local people will be able to see the short-listed proposals at the public meeting is therefore very much to be welcomed.  The Trust will continue to lobby for a high quality refurbishment of the building which results in a community-beneficial use that includes opportunities for local people to enjoy this remarkable and iconic building.

Those wishing to attend the event will need to order a free-of-charge ticket online in advance here:
https://www.eventbrite.co.uk/e/ladywell-playtower-consultation-question-and-answer-event-tickets-35913807164?aff=ebdsorderfblightboxa

If you cannot attend the event but would still like to comment you can do so via the Council’s online questionnaire, which will go live after the event: http://ladywellplaytower.co.uk/further-information/consultation/
Alternatively, you can email: playtower@lewisham.gov.uk

We look forward to seeing you there!

Council engagement for Ladywell

Deborah Efemini, a Project Manager at Lewisham Council, writes:

As you may be aware we are currently developing an engagement strategy for Ladywell which will be a framework providing clear, informative two-way communications to ascertain the appetite for regeneration in the area.  It will be launched in mid-February and run throughout the fact finding process. Information obtained will be used to inform if and how the project is progressed.

The dates for engagement are below and can be found at http://ladywellplaytower.co.uk/further-information/faq/  They will also be uploaded to the Council website shortly.

Saturday 11 February 2pm-5pm – St Andrew Centre, Brockley Road SE4 2SA

Saturday 18 February 10am-2pm – Good Hope Café, Place Ladywell, 261 Lewisham High SE13 

Saturday 25 February 2017 12noon-2pm – Hither Green Baptist Church Hall, Theodore Road SE13 6HT.

Thursday 2 March 6-9pm – Good Hope Café, Place Ladywell,  261 Lewisham High  SE13 261

Wednesday 15 March 7-9pm – Ladywell Ward Assembly Meeting,  Gordonbrock Primary School, Amyruth Road SE4 1HQ

Deborah’s contact details are (e) Deborah.Efemini@lewisham.gov.uk and (t) 020 8314 3497 |  07391 863 312

Expression of interest process for Baths published!

Following pressure from the Lewisham Building Preservation Trust (LBPT),  the Council has announced that it will invite expressions of interest from potential development partners for the refurbishment of the Old Baths in Ladywell (AKA Play Tower) in January .

A five stage process is envisaged with short-listed bids to be announced in March and an eventual partner chosen in May.  The Council has stated that community views on the short-listed bids will be sought between March and the end of April and LBPT is hoping to have a role in this process.

Between £4-5m in funds are going to be needed to in restoration costs and given the state that the building has been allowed to fall into, it is likely that the date of Summer 2019 for a re-opening is overly optimistic.

Please share the call for expressions of interest far and wide so as many potential uses as possible come forward.

Lewisham War Memorials listed on our application

Joe O’Donnell, on behalf of the Lewisham Buildings Preservation Trust, has had two Lewisham war memorials  listed to mark this year’s Remembrance Day celebration- midway through the centenary of the First World War.  The Trust is asking the public to supply the precise location of two other war memorials it would like to see listed.

Joe O’Donnell of the Lewisham Buildings Preservation Trust said: ‘I am very pleased that these memorials have been recognised as being of national interest. The listing means that the memorials now have extra protection in the planning system and funding can be applied for restoration- as I understand the Vicar at Stephen’s Church intends to. I hope the public will contact the trust with the precise location of two other civilian war memorials in Ladywell cemetery. Lewisham has a great number of historic buildings. The Lewisham Buildings Preservation Trust want to make sure that they are recognised and protected.’

The first War Memorial to be Grade II listed on the Trust’s application is Lewisham’s main war memorial on Lewisham High Street. The site for the memorial was donated by the Earl of Dartmouth and the Lewisham Park Trustees. The memorial was designed by E A Stone, a London-based architect, with the foundation stone being laid by Harry Chiesman, Mayor of Lewisham, on 6 November 1920. You can read the full details of the listing text here: https://historicengland.org.uk/listing/the-list/list-entry/1435882

St Stephen’s Church War Memorial has also been Grade II listed on Mr O’Donnell’s application. The memorial there takes the form of a hooded Calvary cross with a carved figure of Christ. The memorial was unveiled on 3 September 1921 by Lieut-Col Eric Ball. Read the full listing description here https://historicengland.org.uk/listing/the-list/list-entry/1437645. The Vicar has stated that following the listing he intends to apply for funding for restoration.

The trust is seeking the precise location of a large headstone in Ladywell cemetery inscribed with names of civilians killed in air raids during the First World War so that it can apply for listing. The Trust is also seeking the location of a cross in Brockley cemetery in memory of those killed by German Zeppelins Raids. If you can provide any information please contact Joe O’Donnell or the Lewisham Buildings Preservation Trust on Twitter @JosephJODonnell or @LewishamBPTlewisham-war-memorial-with-pillars-dedicated-to-the-11th-lewisham-battalion-qs-orwk-regiment

Historic England decided not to list the remaining parts of Lewisham Hospital War Memorial due to the extensive damage it had suffered.  On 26 July 1944 the hospital was hit by a V1 rocket: this seems to have been when the memorial was severely damaged. The remaining fragments were salvaged and stored in the hospital, where they were re-discovered in the 1990s during building works. On 4 August 1998 they were re-dedicated by the Hospital Chaplain, Reverend Annie Shaw in a small garden between Lewisham High Street and the former library where they remain.

The list description for the Roman Catholic Church of St Saviour and Sts John Baptist and Evangelist on Lewisham High Street has also been updated to include reference to the mosaic war memorial over the entrance door. https://historicengland.org.uk/listing/the-list/list-entry/1358499