Ladywell Playtower: as plans collapse, residents call for a community-centred approach

The landmark building has been empty for over 20 years. Developer Guildmore and Lewisham council are ending their agreement and residents are expecting the council to announce its next steps in September. Campaigners are calling for the community to have a meaningful role throughout the next project.

The Playtower, officially called Ladywell Baths, is a Grade II listed Victorian building which dates back to an era of ambitious civic works.

It opened in 1885 and provided public baths to the rapidly growing population of Ladywell, Lewisham at a time when few homes had indoor bathrooms.

It was built in "Venetian Gothic" style by Wilson and Son and Thomas Aldwinkle and offered first class and second class swimming pools.

As indoor bathrooms became widespread, demand for public baths disappeared but the swimming pools continued.

Robert Smith, who later went on to found the Ladywell Society, learnt to swim at Ladywell Baths and recalls winning a prize there for swimming the fastest width in his year.

A new leisure centre was built in 1965 and the pools were boarded over, but the buildings continued in community use. Ladywell gymnastics club started meeting there, there was a play leadership scheme and the council ran an equipment loan scheme.

Smith became a campaigner against blood sports while still at school and borrowed video cameras and public address systems, for his campaigning work "and the church garden party".

A fire destroyed the rear bath hall in 2006, in the same year the building achieved its Grade II listing, but this was rapidly followed by placing it "at risk".

Lewisham council went out to tender in 2017 to restore the building and develop the site. They selected developer Guildmore with Curzon, with a plan to provide 33 homes and a four screen independent cinema.

However, the scheme stalled, citing the impact of the pandemic and the rising costs of raising the investment and the agreement is expected to be formally cancelled this autumn.

A community petition started in June rapidly gained over 3,000 signatures. It calls on Lewisham mayor Brenda Dacres and local councillors to explain how they will now "guarantee progress" over the next year and this time to put local people "at the heart of the process".

Local residents understand the challenge. Tony Major has been reporting on the Playtower for many years in community news site Ladywell Live.

He explains that there a great attachment to the building in the local community, but adds: "The building is in a poor state. A lot of money needs to be invested to in order to make it structurally sound, we understand the council's difficulties."

Robert Sheppard, who started the petition, adds: "There are dreamers who say it should be opened again and restored as a swimming pool or it should be a cinema.

"But those of us with our heads screwed on would say 'well, yeah, that's great but the council isn't going to pay for it. The council hasn't got the money'.

"So, there needs to be a project which brings in the money to pay for restoration."

There is general agreement that affordable housing and possibly social housing should be a priority this time.  

Tony Rich has a background in local authority planning and regeneration, and experience as a bid writer and fundraiser. Now retired, he chairs the Ladywell Society subcommittee which is dedicated to progressing the renovation of the Playtower.

He and others warned the council of the issues with the Guildmore scheme. As it provided private housing only, the developer was required to pay a levy to fund social housing but also, as a private development, was not eligible for Heritage Lottery grants to restore the building.

Heritage Lottery funding requires the applicant to show how they have engaged the public. But the council "don't need to do a massive engagement plan," Rich said. "We're here."

"The society is already engaged, we have the local stories and the local histories. They just have to say 'come along'."

Rich is not prescriptive about what the solution should look like only "this time is has got to be viable". This includes good conservation advice and access by the community to at least some of the building.

As plans repeatedly fail and the building deteriorates every year, campaigners are determined that the council must change its approach.

Last time the community felt shut out, Sheppard said. There was silence from the council for four years, "we didn't know what was going on."

"Instead of the council doing its feasibility study and saying these are the options, we'd like to start with an open debate and discussion - 'let's hear your ideas'.

Rich agreed: "People feel cut off .. We want to see proper engagement with the public and the community this time," starting at the proposal stage and carrying on as a proposal is selected and on from there.

Public meeting Thursday 25th September

Building on community support for the petition, campaigners have organised a public meeting which they hope will start the new process off.

It will include a film showing some of the community stories and history behind the building, and a presentation from local architect and historian Benedict O'Looney.

O'Looney's practice in Peckham has restored many local historic buildings - including Peckham Rye station and Peckham Mosque, both Victorian grade II listed - and its conservation work and has helped create Peckham Conservation Area.

Campaigners have invited councillors and officers to present their thinking on how to finally progress the restoration work and how they plan to engage the public.

They hope for an open discussion, and that the meeting will mark the start a new way of working that brings the community into the process throughout every stage.

The Public meeting is at 7.30 pm on 25 September at St Mary's church, Ladywell.

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