Ladywell Leisure Centre Users' Forum

Just a quick post to flag up the Ladywell Leisure Centre Users Forum and the Ladywell Pool Users Group. The former is a quarterly meeting organised by Parkwood, who run the centre, as a forum for users to air concerns and suggestions. The next forum in on Thursday 26th March, 6pm, at the Leisure Centre.

The Ladywell Pool Users group was set up to prod the Council to maintain the pool properly at least until its replacement is up and running. You can contact them by e-mail or use the discussion forum on the Save Ladywell Pool site.

Catching up

Lots to catch up on from the past week or so. It already seems ages since I was in Cornwall over the bank holiday weekend!

Shop Local Bags now on sale
The 'Shop Local in Ladywell' bags are now on sale in lots of the shops in Ladywell. They cost £3.50 and seem to be selling well. Em from the drycleaners (pictured) sold her first 20 within a few days and is now on her second batch. There are only 300, so buy now while stocks last!

Good news for Gordonbrock?
Hopefully a rebuild or refurbishment of the school is now back on the cards, following earlier delays. A paper called "Primary Strategy for Change and Primary Capital Programme" went to Mayor & Cabinet last week and the proposals within in it include a new build (or refurbishment) of Gordonbrock Primary School and to expand it from two and a half form entry to 3-form entry. A rebuild of Brockley Primary School and to expand it from one-form entry to two is also planned. Basically, having got money for the BSF (Building Schools for the Future) programme for secondary schools, the Council is now hoping to get a second tranche of government funding bidding for primary schools.

Ladywell Leisure Centre Closed due to discovery of Legionnella Bacteria
You may have read elsewhere that Ladywell Leisure Centre has been temporarily closed due to the discovery of Legionnella, the bacteria that causes Legionnaires disease, being found in the showers. The discovery was made during regular checks and the pool closed as a precautionary measure. Ladywell ward councillors will be watching developments closely and hope that the pool will reopen as soon as it is safe to do so. I would hope that there will be a full investigation into why this has happened and what measures can be taken to prevent it from happening again.

New Playground for Foxborough Gardens?
On Tuesday I met with residents from Foxborough Gardens and representatives from Pinnacle, to discuss building a playground on the estate. Residents have organised a petition and collected 120 signatures calling for a playground. Many of the signatures were collected by the children themselves, and a number of them came along to the meeting. Their request seems perfectly reasonable to me, as there is no playground on the estate at the moment, but a grassy area that could be a suitable location for one. The timing for this may well be fortuitous as Lewisham has recently been awarded £1m to develop play areas. Hopefully a Foxborough Gardens TRA (tenants and residents association) is going to be formed which can then work with Pinnacle to look at ways of taking things forward.

Parking Problems on Marsala Road
On Wednesday I helped residents in Marsala Road collect signatures for a petition calling for a controlled parking zone in the area. There was a consultation on this back in 2005, but at the time there was a very low response rate from the road, and the Council decided not to proceed. The Council's position is that it will only introduce a CPZ where there is a clear demand for it from residents.

Since that time, the parking problems along the street have got progressively worse. Commuters park at one end for Ladywell Station and at the other end for Lewisham Town Centre and station. The introduction of the CPZ on Bertrand, Branscombe and the top part of Algernon Road has increased commuter parking on Marsala and Ellerdale Roads, and as Pinnacle are now cracking now on commuter parking on Viney Road, at residents' request, there is even more competition for spaces on Marsala and Ellerdale Roads. Some residents are putting out cones to reserve a space, which in turn irritates their neighbours.

I've been told a further consultation on CPZs will be carried out in Ladywell in January 2009, but I was also told it would happen last year and it didn't, so the residents' petition may serve as a timely reminder for the Deputy Mayor of the strength of residents' feelings on this issue. The consultation is likely to cover a number of streets, including Chudleigh Road, Malyons Road, Gillian Street as well as Marsala Road and Ellerdale Street. I don't have strong feelings either way about CPZs, and am happy to support whatever the outcome of the consultation is. There appears to be a majority of residents along Marsala Road in favour of a CPZ, but there would also need to be a majority in neighbouring streets in favour in order to proceed.

Ladywell Road to be part of new commercial recycling trial
The recycling team at the Council has successfully applied for funding to set up a pilot commercial recycling scheme using bags instead of bins in Ladywell and Blackheath. They hope to be able to start the scheme in August and will be promoting it in the next couple of weeks. Businesses will still need to pay for collections, but this will be at a rate that is 30% lower than refuse (as with the recycling bin scheme). One of the current barriers to businesses along Ladywell Road recycling, is that not all of them have outside space to store recycling bins. This scheme will enable businesses to use bags rather than bins, and will allows them to pay only for the waste that they produce, as opposed to paying for a standard sized bin each week.

I had a walkabout with officers from the recycling team last year, to discuss recycling with businesses along Ladywell Road. Although businesses were keen to recycle, the cost and bin storage space came up as issues at the time, so I'm delighted that the recycling team are trying to solve this with the pilot scheme. It is also now cheaper for businesses to recycle as one of the Green Group budget amendments from last year was to reduce the cost of commercial recycling (by raising the cost of general waste collection). Hopefully the combination of these two things (bags and lower cost) will enable many more businesses along Ladywell Road to start recycling their cardboard etc.

Ladywell Tavern re-opening soon
I bumped into one of the guys running Ladywell Tavern the other day and he told me that they will be opening very soon, following a few last minute hitches. They are still promising real ales, fine wine and good food, and the chef apparently used to work with Marco Pierre White, so fingers crossed.

New Cafe coming soon on Ladywell Road
Planning permission was granted last week for a new cafe at 48 Ladywell Road (what was the fruit & veg shop). If al goes to plan, the new cafe, which will be called Oscars and will specialise in ice-cream and home-made cakes, will open in about 4 weeks' time. It is being run by a local couple who want their cafe to have a community feel to it.

Ladywell Village Improvement Group AGM
LVIG's AGM is taking place at St Mary's Centre this Thursday (5th June) at 7.30pm. The agenda includes, among other things, the election of officers for the new group, ratification of the constitution, review of the survey results, feedback from Ladywell Fields Fun Day and the formation of working groups. All are welcome.

New Gates for Francis Drake Bowling Club
Brockley Central have beaten me to it on this one, but Francis Drake Bowling Club have got a lovely new gate, which I believe was designed by local artist Heather Burrell, who did the gates at the entrance to Hilly Fields from Eastern Road.

Finally, for those interested, Lewisham Green Drinks is taking place tomorrow (Monday), at Mr Lawrence Wine Bar, 389 Brockley Road, from 7pm onwards.

Full Council

A busy week and I’m only now catching up with posting a few things here, so bear with me as a post a barrage of things I’ve been meaning to post for a few days.

Wednesday was full council, the first one since July. I asked three questions of cabinet members; one on the plans for the new pool (which is aiming for zero carbon emissions, compared to the approximate 636 tonnes the existing pool emits in its annual energy use), another on pest control (killing squirrels, to be more specific, relating to some casework in the ward where pest control had made repeated visits to a council property to trap or poison squirrels in the loft, but as building services had each time failed to block the holes up the squirrels were coming in through, they kept returning and more and more were killed) and a third on whether the Mayor agreed that we need more community notice boards (no, he doesn't, he thinks the libraries and Lewisham Life are sufficient for advertising events and that notice boards contribute to street clutter - not sure I agree, not everyone plans their local event far enough in advance to meet the copy deadlines for Lewisham Life, and many people don't read Lewisham Life or go to local libraries. Arguably we all should, but a poster on a noticeboard can be a way of reaching out to people who wouldn't otherwise be aware of your event or organisation) . The questions and answers can be found here.

The Green Group was disappointed that the Labour and Tory groups voted to end the meeting at 10pm, before business was finished and before we had got to our motion on Adult Social Care, which a number of members of the public had been patiently waiting in the public gallery for. We immediately resubmitted it and it should be the first motion on next month’s agenda. Next time perhaps we will be a bit pushier and try to get the agenda re-ordered if members of the public are waiting and it looks like we won't get through the whole agenda. Labour proposed an amendment to the motion which we were prepared to accept to get cross-party support. Basically, it was calling on the Mayor to "work with London Councils and
other stakeholders to lobby central government to tackle the national adult social care crisis and commit to more appropriate funding levels". More on full council on Dean’s blog.

Loampit Pool: ground floor with windows

Further to the questions I asked yesterday, I've had a reply back from the council officer responsible for overseeing the pool project. Pasted below FYI:

1. Please can you confirm whether the plans are for the pool to be in the basement or on the first floor.
The new pool has not yet been designed. However, the brief includes a requirement that it should be at ground floor with level access.

2 Will it have windows?
The brief requires that the pool should be glazed in accordance with standards for pools regarding water surface glare. The solution will therefore be similar to Downham Lifestyles and other modern pools. The purpose of the Allies and Morrison report was to provide a diagram of how the site could be arranged and an indication of the capacity of the site. It was intended as a technical document for use by architects when they come to the final design. They were also asked to produce an indicative sketch and, unfortunately, it is this sketch that has been misinterpreted as a "design". If we do proceed with this site then the final design is unlikely to look anything like the A&M sketch, especially in view of the negative feedback.

3. Health spa - please can you provide more details of the spec. for this. ie will there be a replacement for the much loved Turkish baths, as well as a sauna, steam room etc?
The brief for the health spa is 3 treatment rooms, a steam room and a Sauna as well as a reception area. It must be DDA compliant.

4. A number of residents have expressed concern over the loss of diving facilities. Please can you outline the reasons behind this.
Diving and swimming in a shared pool creates a conflict of uses. This results in management and supervision problems. A shallower pool is safer for swimmers and provides better visibility for lifeguards. The limited demand for diving facilities suggests that it can be dealt with on a sub regional rather than local basis and this requirement is met at Crystal Palace.

5. Please can you provide a more detailed breakdown of the costs given in the table on p5 of the report to Mayor & Cabinet on 16 May 2007 – what does refurbishment include? Can you confirm that the cost of asbestos removal has been subtracted from this, for example? Does it include any new provision/buildings at Ladywell, or purely refurbishing the existing facilities?
The cost estimate provided in the M&C report was based on a cost study carried out in 2000 and that would address the key condition and suitability work required, at the time the estimated cost was £9.5m. In 2002 the Centre was closed following the identification of asbestos in the ceiling areas. The work then undertaken involved the removal of asbestos from the ceilings, public areas and ductwork and other work to the plant including concrete repairs. The site re-opened in 2004. This work was sufficient to deal with risks related to asbestos but did little to address the refurbishment needs of the building.

6. At the Overview & Scrutiny business panel mtg to consider the Loampit Vale report, the officer said that the new pool will be a zero carbon building. Can you confirm that this will indeed be the case and if so, how will that be achieved?
The brief for the new pool, along with the proposed adjoining residential development, is an aim to have zero carbon emissions. This would be achieved by a combination of low energy demand design (insulation, ventilation, etc) and a single energy source that exploits the balanced energy demands between the pool and the housing. If the energy is generated on site then the fuel source would need to be bio diesel and / or woodchips. Electricity generation would from a Combined Heat and Power (CHP) boiler or wind turbines or solar panels. If it is decided to proceed with a new pool at Loampit Vale this will be reported on in more detail when considering the developer submissions. It is difficult to provide figures prior to this more detailed report but it is an issue that will be addressed.

7. The M&C report says that there will be 250 spectator seats alongside the new pool. How does this compare with the provision at the existing pool?
The existing pool has 520 seats. The new pool brief is for 250 seats is the result of the leisure needs report.

8. How will the pool be financed? Receipts from the sale of Aragon Tower, Loampit Vale developers contributions, the sale of Ladywell Leisure Centre site? Can you confirm how much you estimate the new pool will cost the borough, where this money will come from and what any leftover money from the Aragon Tower sale and the anticipated sale of the Ladywell site will be used for? Could the developers subsidising the pool mean that we ultimately get a lower percentage of affordable housing in the development?
The new pool will be funded from a combination of an allocation in the capital programme (part of the Aragon receipt) and the developer's own funds. It would form part of the developers payment for the Council's land. There remains an aim to achieve a level of affordable housing in accordance with the UDP (35%). Details of this are commercially sensitive and if we proceed with a new pool this will be reported to the Mayor on part 2 of the agenda. Any capital surplus will go back into the capital programme.

9. I have assured residents that all views will be noted in the report that the goes to M&C, and that the consultants are recording all comments, including those who ask for refurbishment. Please can you confirm that this is still the case.
The report to M&C on the consultation will include feedback from consultees who expressed the view that Ladywell should be refurbished. The results of the Consultation are likely to be reported to Mayor & Cabinet on 17 July 2007.

I asked one more question that I expect will take a bit longer to respond to:
Residents are unconvinced when I suggest that in this case a new build could be more energy efficient than refurbishment. It would be v useful if you could provide further information about the approximate annual carbon emissions and energy usage at Ladywell and how the new pool would compare to this (including construction – ie carbon used in concrete production, construction transport costs etc). What will the payback period be before the new pool becomes 'greener' than keeping the existing one?

Thanks for the comments on my previous post on this topic, I suspect this may prompt more. I'm a bit tired to comment in much more detail now, but I am increasingly inclined to support the proposals for a new pool at Loampit.

New Pool Consultation

A quick reminder that the deadline for responses to the new swimming pool consultation is this Wednesday, 4th July.

The consultation

A number of residents have contacted me about this, to express concern that there is no 'third option' of refurbishing the pool on the consultation. I have already conveyed local residents' frustration at the lack of a 'refurbishment' option in the consultation to the officer leading on the consultation. He contacted the consultants carrying out the surveys and confirmed that they are "capturing the views of those people who favour the refurbishment option" and has assured me that all views will be included in the report to the Mayor on 11 July 2007. The reason they are only consulting on the two options, is because following officer advice on the cost-effectiveness of refurbishment versus rebuild, the Mayor & Cabinet ruled out the refurbishment option at their meeting on 16th Mayor. The full report prepared for that meeting can be found here.

A meaningful consultation needs to note the views of all residents, yet it would be similarly meaningless to offer residents the option of a refurbishment if the Mayor has already ruled it out on cost grounds.

I have asked for further breakdown of their cost estimates. If it would indeed be cheaper (including running costs) to build a new pool, rather than refurbishing a 30 year old pool and there would be no gap in provision, then this may make sense for the borough.

The Save Ladywell Pool campaign have their own suggestions on how to fill in the consultation.

What facilities will the Loampit pool have?
There seems to be some uncertainty amongst residents (and to an extent councillors!) about what facilities the new Loampit pool would have.
In brief, it will have:

• 8 lane 25 metre competition pool
• 20 metre teaching pool with moveable floor
• Dance, exercise and aerobics studio
• 100 station fitness suite
• Health spa
• Crèche
• Cafe

So on the plus side, it will have a considerably bigger gym than the one at Ladywell.

The new pool will be 8 x 25m lanes, rather than the current 6 x 33m lanes. ie the same swimming space, if not v slightly more than the existing pool at Ladywell. This is so that it will meet Amateur Swimming Association and Sport England competition standards and would be available for County level competition. Sounds reasonable to me. The 33 metre 6 lane pool at Ladywell cannot currently be used for such competitions, having a non standard length.

Other points
I have asked for further information from officers on a number of points, including:

• What facilities will be provided in the health spa, and whether this includes a replacement for the much-loved Turkish baths.
• Further details on why there are no plans for diving facilities at the new pool.
• Windows: my understanding following a conversation with the Mayor is that the new pool will be built on the ground floor and will have windows providing natural light, but again, I've asked for further assurance on this point.
• Funding: I have also asked for further clarification on the funding of the new pool and how any surplus receipts from the sale of the Ladywell site will be spent. Some of the money from the sale of Aragon Tower on the Pepys estate was apparently put aside for a new leisure centre, and the argument for selling the Ladywell site is to pay for the new pool, yet it is also possible that the developers will foot a large part of the bill for the new pool (financed by the flats above it), so I am waiting for further information on this. What I wouldn't want is a trade-off which meant very little affordable housing in the flats above, because of the cost of the pool.
• Energy-saving/carbon-emissions for rebuild vs refurbishment. I've asked for further clarification on the energy-saving/carbon-emissions argument behind building the new pool - how much more energy efficient will it be versus the energy costs involved in building it - how long will it take for it to start 'saving' energy and carbon emissions compared to Ladywell, once construction was taken into account. At a recent meeting I attended, the officer present told me the new building would be zero carbon, but I am awaiting further details on how this will be achieved, if it is in fact the case. Normally, it is considered greener to refurbish buildings than rebuild, but the huge energy use of swimming pools, particularly those built 30-odd years ago, mean that this might not be the case in this instance.
  

I'll post any response I get to the above points (assuming it's not confidential).

When we were elected last year, we stood on a platform of opposing the closure of Ladywell Pool until a replacement with equal or better facilities had been built and that remains the case now. We were delighted the Mayor agreed not to build the new school there and not to demolish the pool before a replacement was ready. I'll reserve my final opinion on refurbishment vs new pool at Loampit until I have answers to the points I raised above, but at the moment, I do think that building a new pool at Loampit Vale could be the better long-term option, in terms of financial cost, energy savings and provision. I don't think building a new pool at the Ladywell Leisure Centre with a minimum 2- year gap in swimming provision would be a good idea (look how long Downham had to wait for their new pool). Loampit Vale will be a bit further for those of us close to the current site, but perfectably walkable/cyclable and with better public transport links than the current site (ie DLR and train as well as being served by buses) for more residents of the borough.