Lewisham Town Centre Improvement Programme requires £4.5m extra for library refurbishment and other works
Lewisham Council's Mayor and Cabinet has approved a variation of up to £4.5 million to the Lewisham Town Centre Improvement Programme (LTCIP) to finalise outstanding works, predominantly on the Lewisham Library refurbishment.
The original programme, budgeted at £24 million, has encountered unforeseen structural and building fabric defects during the Library's refurbishment, alongside earlier cost and programme pressures on the Market Canopy.
Councillor Daniel Dream, Cabinet Member for Inclusive Regeneration, Planning and Housing Delivery, explained that while the construction market has changed since the programme's inception in 2022, the majority of the additional costs stem from complications discovered once the Library building was opened up. These issues included corroded reinforcement, unsafe brickwork, and other safety concerns that were not apparent from external surveys.
Beyond corroded reinforcement and unsafe brickwork, further structural and building fabric defects discovered during the Lewisham Library refurbishment include untied and unsafe secondary brickwork and blockwork around the entire perimeter of the building, requiring complete demolition and replacement of existing with a new lightweight steel structure on two sides, and retrospective drilling and tying of the existing brickwork back to the concrete frame on the other two. Hidden steel beams that required working around, defective screed floor covering, and defective plaster requiring extensive removal and reinstatement were also found. Furthermore, there was extensive damage to the concrete structure throughout the building, including exposed and corroded rebar reinforcement, holes in beams/slabs, crack repairs, and repair of the 'hollow pot' roof structure. New foundations for glazed walls at ground level were needed due to poor quality ground floor slab, alongside additional excavations and groundworks. Extensive additional fire safety works were also required to ensure compliance with new regulations following these structural works. The unsafe plantroom structure on the roof necessitated demolition and replacement with a new bespoke acoustic enclosure, and additional works to mechanical/electrical utilities were also undertaken.
The original construction value for the Lewisham Library refurbishment was approximately £5.4 million. Following design development and procurement, Rooff Construction Ltd was awarded the works contract at £6,532,085. Due to the discovered defects, additional works and programme prolongation are required. The proposed variation to the Rooff Construction Ltd contract, along with additional consultant costs and contingency, brings the estimated total cost for the Library refurbishment to approximately £11.2 million. This represents a significant increase from the original construction value.
As a result of these discoveries, the Library's reopening has been delayed to Autumn 2027. The council has opted to proceed with the completion of the works, citing that stopping now would likely defer costs rather than eliminate them and could leave Lewisham with an incomplete building. The delay means the Library is currently closed, and residents are being signposted to alternative provision through the borough's network of Council-run and community-run libraries. The implications for library services and community access in the interim period are that the main town-centre Library will remain closed, and the community will continue to rely on other library facilities.
The additional funding will be met through a combination of increased capital receipt estimates, capital reserves, and the sale of materials. Specifically, £103,000 is expected from increased capital receipt estimates from the sale of the Library Resource Centre, £4,403,053.70 from additional Capital Reserves taken from the Capital Programme Contingency, and £24,000 from the sale of material removed from the building site. The overall programme budget has been updated to £30,488,326.
The programme also includes improvements to the High Street, such as upgraded paving, new street furniture, enhanced lighting, and CCTV, as well as the construction of an all-weather market canopy to support traders and expand market usage year-round. The specific details of the High Street improvements include new high-quality granite paving across key pedestrian areas, removal of redundant street clutter, new seating, and new wayfinding signage. Modern LED street lighting and expanded CCTV coverage will also be installed. The main High Street works are largely complete, with Plough Bridge pocket park opening in September 2025. Remaining public-realm items, including the Active Travel Hubs and Clocktower restoration, will be progressed subject to final scope, affordability, and third-party approvals.
Earlier cost and programme pressures on the Market Canopy included increased canopy costs, procurement challenges, and complex underground conditions. Difficult physical conditions encountered during construction, such as exceptionally deep concrete, uncharted utilities and water infrastructure, and a previously uncharted underground structure associated with the wartime use of the site, necessitated investigation, local redesign, and additional groundworks. While these pressures emerged before the library issues, the exact monetary contribution to the original budget overruns is not explicitly quantified.
The completed Market Canopy is projected to have a significant impact on market trader revenue and year-round market usage. It will allow for trading throughout the year, regardless of weather conditions, potentially increasing revenue for traders. The canopy will enable year-round trading and community events, including seasonal markets, pop-up events, and cultural activities. It will provide shelter from rain and sun, creating a more pleasant environment for both traders and shoppers, and is intended to protect the long-term future of the market and the independent livelihoods of existing traders. The canopy is part of a broader transformation of the market aimed at refreshing its appearance and functionality, potentially attracting more traders and customers.
Further details on the programme can be found in the Public reports pack 07th-Oct-2026 Mayor and Cabinet.
