Ladywell Playtower: Council welcomes CLT and non-profit bids this time around

"People feel strongly, they want something that is viable, we can't waste another seven years," said Tony Rich. "But I'm optimistic that the council have learnt from people's unhappiness and disquiet last time."

Rich chairs the Ladywell Society subcommittee that is dedicated to progressing the renovation of the Playtower.

Campaigners organised the meeting, alongside a petition with over 3,000 signatures which asks the council to guarantee progress on restoring the building, and demonstrate how this time, it will put local people "at the heart of the process".

The much-loved Victorian Gothic and Grade II listed building has been empty for over 20 years.

Lewisham council confirmed on 9 September that it will take back the Playtower from Guildmore, the developer it granted approval to in 2022.

Responding to residents' concerns, James-J Walsh, Cabinet member for Inclusive Regeneration and Planning, said: "I’m here tonight, giving you the commitment that across the next year, as we go out and start looking for and finding a new partner, your voice as a community will be embedded in that process." 

He announced a significant change in the council's approach to the development:

"We don't have a fixed view on who should bid for this, it could be someone like a community land trust (CLT), or a not-for-profit organisation, or a partnership of groups - not necessarily a developer as previously."

He explained that the council expect to need a range of different stakeholders, which might include a CLT or the voluntary sector, to ensure that the development would be eligible for grants and funding.

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Plans for affordable housing on some parts of the site would make the development eligible for grants to restore the Victorian building.

The previous Guildmore scheme was not eligible for Heritage Lottery Funding because it was a private development, as Rich and others pointed out at the time.

The meeting began with a screening of David Stock's film Memories of Ladywell Baths, with accounts from those who remembered using the building.

Showing what might be possible, local architect Benedict O'Looney described his practice's restoration project at Peckham Rye station, a Grade II listed building dating from the same period as Ladywell baths.

Pictures show some of the highlights of the restoration.

Walsh then summed up the recent history of stalled development. He pointed to economic change since the contract was awarded to Guildmore, "we were still in Covid, and we hadn't Brexited yet".

Guildmore's plans were no longer viable and "across London, viability has sadly become much, much harder to achieve."

Project timeline

Walsh outlined the timeline:

• 22 October 2025 - mayor and cabinet confirm plan and start process
• Invite Expressions of Interest
• Early 2026 - council review long list, check for viability
• Spring 2026 - announce short list of 5 - 7 people or organisations and release to community. Potential partners will be expected to then work with the community.
• Quarter 3 2026 - Decision
• Developer commences planning process. Further engagement with residents before planning application submitted.

Residents and community groups are encouraged to sign up for updates.

In response to a question from a member of Rural Urban Synthesis Society (RUSS), a Community Land Trust at Church Grove in Ladywell, Walsh said that this time round, social value would be considered, and can be "as valuable as pounds and pence".

Local resident Ruth asked whether the council would commit to protect public access to the building, saying: "Too many building have lost public access, including Deptford Town Hall, Laurie Grove Baths and the former New Cross Library - we can't go in those buildings any more".

Walsh admitted, "that might be a challenge". Gavin, the planning officer supporting Walsh at the meeting, added that the council will want to see "continuation of use in the public interest" but that would not necessarily mean that the public would have full access.

Following the meeting, Rich was cautiously optimistic. "The fact that James-J is talking about community approaches and community land trusts is a good thing.

"That feels much more in tune with what the community needs, in terms of affordable housing, with more of a community emphasis.

"There's not enough properly affordable housing, social and community housing. That's what I think I'd like to see there. And the baths open to the community."

Read Next:

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

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