Three 'at risk' south-east London landmarks and works to save them
The future of three south-east London 'at risk' historic buildings is looking more hopeful, with renewed efforts under way to secure their long-term survival. From a Napoleonic-era ballroom to a fire-damaged Victorian baths and the long-neglected terraces of Crystal Palace Park, each site is now the focus of talks aimed at bringing them back into public use.
Woolwich Rotunda
Dating back to 1814, this 212-year-old Grade II* listed structure was erected as a temporary ballroom designed by John Nash to mark the victory of British allied forces over Napoleon, and hosted the lavish Wellington Fête of 1814. The building was later moved to Woolwich Common in 1819, where it opened in 1820 as the Royal Artillery Museum, regarded as one of the world's first purpose-built museums. It operated until its closure in 1999.
For several years, the site was used for storage and later as a boxing gym, before closing completely. It has now been vacant for more than 15 years. The Rotunda was placed on Historic England's Heritage at Risk Register in 2007, with its condition listed as 'very bad'. Greenwich Council has since carried out emergency works to stabilise the building, including the erection of scaffolding.
The building's current owner, the Ministry of Defence, put the Rotunda up for sale earlier this year, with the listing appearing on Rightmove. A newly formed Woolwich Rotunda Trust is now working to save the building, submitting two bids — one in conjunction with the Greenwich Enterprise Board — with plans to restore it as a community and commercial venue.
Ladywell Playtower
Built in 1884, the Grade II listed Ladywell Playtower is a Victorian former public baths in Ladywell Road, designed in a Venetian Gothic style by Wilson & Son, with local architect Thomas Aldwinkle. The building was constructed in response to 19th-century public health reforms and originally housed public bathing facilities and two swimming pools, attracting thousands of visitors when it opened. After a new leisure centre was built nearby in 1965, the pools were closed, and the building continued in community use as a council play centre and gymnastics club — giving rise to its modern name.
The Playtower closed entirely in 2004 and suffered extensive fire damage in 2006, leaving it vacant for almost 20 years. It has since deteriorated significantly. The building has been on Historic England's Heritage at Risk Register for almost two decades and has previously been named by the Victorian Society as one of its top ten most endangered buildings. Lewisham Council appointed a developer in 2017, with proposals including a Curzon cinema, but those plans collapsed and the development agreement was formally terminated in late 2025. The council has now launched a new restoration partner search, alongside a public consultation.
Crystal Palace Italian Terraces
Dating from the early 1850s, the Italian Terraces at Crystal Palace Park are a major surviving element of Sir Joseph Paxton’s grand landscape scheme for the relocated Crystal Palace. The terraces once formed an elaborate centrepiece of the park, featuring balustrades, sweeping staircases, Versailles-inspired fountains and more than 100 statues, powered by hydraulic systems designed by engineer Isambard Kingdom Brunel. Following the destruction of the Crystal Palace by fire in 1936, the terraces entered a prolonged period of decline and have remained in poor condition for almost 90 years.
The terraces are Grade II listed and sit within the wider Grade II* registered Crystal Palace Park. They are included on the Heritage at Risk Register, with their condition recorded as 'poor', although their risk status has improved due to a clear restoration plan being agreed. That plan is now being delivered as part of a £52 million regeneration programme led by Bromley Council and the Crystal Palace Park Trust. Major works began in 2025 and include repairs to stonework, improved drainage, reinstated access routes and new step-free entrances.
The project is due to be completed by autumn 2026, after which Historic England has confirmed the Italian Terraces will be removed from the Heritage at Risk Register.
Personal Reflection
What makes these stories particularly fascinating is the contrast between the grandeur of these historic buildings and their current state of neglect. The Rotunda, Ladywell Playtower, and Crystal Palace Italian Terraces are all prime examples of how historical landmarks can be both celebrated and saved. The efforts to restore these sites are not just about preserving the past, but also about creating a future where these buildings can once again serve the community.
In my opinion, the key to successful restoration lies in finding a balance between preserving the original character of the buildings and adapting them for modern use. The Woolwich Rotunda Trust's plans to restore the Rotunda as a community and commercial venue, for example, seem to strike this balance well. Similarly, the Crystal Palace Park Trust's regeneration programme for the Italian Terraces aims to restore the park's original grandeur while making it accessible to the public.
If you take a step back and think about it, these restoration projects also raise a deeper question about our relationship with history. Do we value the past enough to preserve it, or do we see it as an obstacle to progress? The answer, I believe, lies in our ability to find a middle ground that respects the past while embracing the future.
A detail that I find especially interesting is the role of local communities in these restoration efforts. The Woolwich Rotunda Trust, for instance, is a community-led initiative, and the Crystal Palace Park Trust has engaged with local residents and businesses in the regeneration process. This involvement not only ensures that the restoration projects are aligned with the needs of the community but also fosters a sense of ownership and pride in these historic landmarks.
What this really suggests is that the preservation of historical landmarks is not just a matter of architecture and heritage, but also of community and identity. By involving local communities in the restoration process, we can ensure that these buildings not only survive but also thrive, becoming a source of pride and inspiration for generations to come.
