Lewisham Council’s recent decision to rescind planning approval for the redevelopment of the Grade II Listed Ladywell Playtower offers a clear example of proactive planning governance in response to stalled delivery.

The scheme, originally approved in October 2022, proposed converting the historic former swimming baths into a multi-screen cinema and 33 residential units. However, the council confirmed that the developer had made no meaningful progress on the associated Section 106 Agreement, citing unresolved financial viability issues. As a result, the strategic planning committee voted on 9 September to withdraw its resolution to grant permission.

It is all too common for listed buildings to sit empty for years, deteriorating into ruin while planning processes stall or become protracted. Ladywell Playtower, which has stood vacant for over 21 years, remains on Historic England’s Heritage at Risk register and was previously identified by the Victorian Society as one of the ten most endangered Victorian buildings in England.

The original scheme proposed using the housing element to fund the restoration of the building. However, prolonged delays and the failure to complete the Section 106 Agreement have left the structure in an increasingly poor state of repair. In response, Lewisham Council is preparing to terminate its development agreement with the applicant and will initiate a new expression of interest process later this autumn. The objective is to identify a delivery partner capable of bringing forward a viable scheme that secures both the restoration of the landmark building and the associated public benefits. By taking decisive action, the council has regained control of the stalled project and is proactively working to ensure the future of a building that was once central to the life of the local community.

This case highlights a critical but often overlooked aspect of development management: the need for active monitoring of planning approvals where legal agreements remain outstanding. A resolution to grant permission is not, in itself, a guarantee that development will proceed. Without a completed Section 106 Agreement, planning permission cannot be formally issued, and the benefits intended to be secured through the planning process remain undelivered.

Ultimately, this underscores the importance of Section 106 Agreements not just as procedural formalities, but as essential tools for securing public benefit and ensuring planning permissions are deliverable. Where agreements are not completed, councils must be prepared to act decisively to protect planning outcomes.

For planning authorities, the Ladywell Playtower case serves as a timely reminder of the importance of maintaining oversight beyond the point of committee resolution. Conditional approvals must be tracked, especially where heritage assets and complex legal agreements are involved and councils must be willing to intervene when delivery falters.

The committee’s decision to rescind the resolution is subject to ratification by the council’s directly elected mayor and cabinet. The next cabinet meeting is scheduled for 22 October. 

For more information on planning approvals and Section 106 Agreements, please contact me.