Housing New Developments and Special Projects

The City of London Corporation (City Corporation) will be undertaking surface refurbishment, replacement of waterproofing membrane, remedial works to drainage infrastructure, and landscaping works on the podium, covering the public realm in the vicinity of Ben Jonson House, Breton and Cromwell high walk. 

On 27 June 2023 the City Corporation received planning and listed building consent for the second phase of public realm transformation and landscaping works on the Barbican Estate Podium. This significant milestone paves the way for an exciting landscaping scheme that will enhance the City Corporation's public realm.

Essential waterproofing and drainage refurbishment will be undertaken on the podium including to the public realm in the vicinity of Ben Jonson Place, Breton House and Cromwell High Walk.

Expansion of Soft Landscaping and Greening: Building upon the success of the award-winning Phase One in Beech Gardens, completed in 2015, the second phase will extend the soft landscape and introduce more green spaces. This initiative aims to create a green and restorative environment for visitors and residents alike. 

Addition of Children's Play Features and Adult Exercise Areas: The approved scheme incorporates new children's play features, providing a safe and engaging space for young ones to enjoy. It will also introduce the first public adult exercise facility in the City of London. This inclusive amenity will cater to people of all ages and abilities, fostering a sense of community and well-being. 

Biodiversity Enhancement: The project will contribute to the preservation and promotion of local biodiversity. Water management, microclimate enhancements, and biodiversity preservation will be prioritised to create a harmonious and environmentally conscious public space and create habitats that support a diverse range of flora and fauna. 

Climate Change Resilience: By adhering to the principals outlined in the City Corporation's Climate Action Strategy, the Barbican Podium scheme will create a more climate resilient urban landscape, supporting the achievement of Net Zero, building climate resilience and championing sustainable growth. 

Wayfinding and Inclusive Destination City: A strategy to introduce improved wayfinding elements will enhance navigability, ensuring a seamless and inclusive experience for all visitors to the City of London. 

These exciting developments will be seamlessly integrated into the City Corporation's public realm, reinforcing its commitment to creating inviting and accessible spaces for everyone. 

Throughout the process, great care will be taken to honour and conserve the rich essence of the Barbican's heritage enabling enjoyment of the Barbican Estate for future generations. 

The City Corporation is excited to embark on this next phase of the Barbican Podium works, bringing its vision of an inclusive, accessible, and sustainable destination to life. 

Update: 

Since Planning and Listed Building Consent was granted in July 2023, detailed design work and surveys have been ongoing and will need completing before any works to the podium can take place. 

Our current indicative timeline is: 

• Procurement of main contractor - Spring 2026
• Estimated start on site - Summer 2026
• Estimated completion - End of 2028. 

The design will be compliant with the City Corporation's Climate Action Strategy and Bio-Diversity Plan with an increase to greening in the region of 70%.

Regular meetings are taking place with the Barbican Renewal Projects team, to share information on both projects as they move forward. 

One of the planning conditions is to develop a Barbican-wide wayfinding strategy, in consultation with other stakeholders that may be adopted by future projects.  A consultation group of identified stakeholders has been set up and the first meeting has taken place. 

Further information can be found on the Barbican Podium Phase Two project website. You can email the team at Barbican Projects or Freephone 0800 772 0475. 

The construction of a school and 66 new social homes.  

The 66 units will consist of 35 one-bedroom flats, 26 two-bedroom flats and five three-bedroom flats.  

Remedial work is still required to an area of brickwork on the western side of the building (located behind the balconies).

After a period of review and extensive professional consultation, it had been determined that residents should continue to move into the building, which commenced from February 2026.

The remedial works will be undertaken as part of a phased approach, which will take around 12 months commencing Summer 2026 and will be carefully managed whilst residents are in occupation. 

Security will continue to be present during normal working hours, Monday to Friday, from 8am to 6pm.  Out-of-hours CCTV will remain active and monitored. 

We will keep you updated with the latest information.

For general enquiries, please email the COLPAI Project Team or call 0800 772 0475

We would encourage everyone to opt in to the digital newsletter by visiting our project website or emailing the COLPAI Project Team to ensure we are able to stay in touch should physical distributions become unsustainable.

This scheme consisted of the conversion of part of the ground floor of Great Arthur House to provide two new residential units. There are limited opportunities to provide social housing by the City Corporation, especially level access accommodation such as this, within a Grade II listed building. This project has delivered a two bedroom fully adapted flat for an existing applicant on the City Corporation's waiting list with complex needs. The scheme also included a wheelchair accessible one bedroom flat.

The installation of fire suppression sprinklers inside the City Corporation's Tower blocks in Avondale Square Estate's West Point, Centre Point and East Point block, Middlesex Street Estate's Petticoat Tower and Golden Lane's Great Arthur House.

Following discussions with the London Fire Brigade and City Corporation's Fire Advisors, the scope has been upgraded to include the installation of fire alarm systems in Middlesex Street Estate's Petticoat Tower, Avondale Square Estate's West Point, Centre Point and East Point. Great Arthur House already has a fire alarm system.

Each flat's sprinkler heads and pipes will be independent from each other and having block-wide installations will enhance the overall fire safety for each HRB.

Avondale Point Blocks

Sprinkler installation works on the three points on Avondale have now been completed. 

Please contact PPCR if you have any questions relating to the Sprinklers Project.

Golden Lane Estate - Great Arthur House

The Great Arthur House programme Fire Safety and Investment Works project has brought together three previously separate projects (sprinkler installation, kitchen and bathroom window refurbishment, fire door replacement and compartmentation) into one holistic package. The new consultant design team has been moving forward with surveys and exploratory works are currently underway. 

Middlesex Street - Petticoat Tower

Harmony Fire are currently carrying out the fire safety upgrade installations. 

Work progress so far: - 

47 flats have been completed with either full installation sprinklers, fire alarms and evacuation system or fire alarms with the evacuation system, or just the fire alarms. 

Residents in Petticoat Tower were given the choice of three options, the first option to have sprinklers, smoke and heat alarms and evacuation system, the second option to have smoke and heat alarms with the evacuation system, and the third to have alarms only.  Our appointed contractor Harmony Fire are continuing the process of booking appointments with residents to continue the installation works. 

Harmony have now completed the boxing installation works on each floor of the tower. 

Please contact PPCR if you have any questions relating to the Sprinklers project.  

The redevelopment of land at the City Corporation's Sydenham Hill Estate consists of two main areas. The first is the demolition and redevelopment of the existing Mais House site and the second is the development of the current Otto Close garages. In total the proposed development will provide 110 new homes for social rent on the Sydenham Hill Estate.

The handover of keys of Bean Tree Court from Lovell to the City of London Corporation took place on Monday 16 February.  The opening ceremony was held on the 10 March 2026 welcoming the first two residents into Bean Tree Court, one of which was an ex-Mais house resident.  New residents will continue to move into their new homes.  

The historic pedestrian entrance and wall on Sydenham Hill, which pre-dates the current buildings, will be retained. The building is positioned to create a clear distinction between the public frontage and the more private communal gardens. Replacing the garages with family homes and improving the safety of the connection between Lammas Green to Kirkdale, completing the street. The proposal to Sydenham Hill will seek to re-establish the historic rhythm of buildings along the street. Providing a contextual response to the existing heritage.

The 18th Community Liaison Group (CLG) was held on Thursday 22 January. The CLG were established as a forum for residents and immediate neighbours of the Sydenham Hill Estate, City Corporation, local councillors, the contractor Lovells and design consultants to discuss all matters relating to the construction at Sydenham Hill. This was the last Community Liaison Group meeting in relation to the construction; however, it would be welcoming for a resident's group to continue for matters relating to estate issues and events.   

Security

• The security will remain on site until further notice. 

The new development at the City Corporation's York Way Estate includes 91 new net zero carbon homes for social rent, a new community centre and estate office waterproofing to the existing podium, new play spaces and extensive greening and landscaping across the whole site. Three new buildings (Swaledale House, Herdwick House, and Ryeland House) are currently undergoing plastering works and kitchen installations, and brickwork is continuing at Abderdale House. Site-wide landscaping works have started and are set to be completed in May 2026. We anticipate that residents will begin to move into new homes in Summer 2026. 

Site Progress

Block A - Swaledale House - Internal decoration

Block B - Herdwick house - Internal decoration

Block C - Ryeland House - Balcony slabbing, Mechanical and electrical works and Decorations. 

Block D - Abderdale House - Roofing system, Balcony slabbing, Dry lining, Plastering, Carpentry & kitchen install.

• The decorations started in January 2026 with an anticipated completion date of April 2026.
• Site wide landscaping works continuing. Completed in May 2026.

Noise, dust and vibration are constantly monitored across the site, to ensure levels do not exceed limitations.

Hoarding

Hoarding around the site has been updated to display a historical timeline of York Way Estate. 

Podium Landscaping Works

We are currently undertaking landscaping works around the estate. During these works, the routes through the estate will be subject to changes to keep you safe. 

During this time, please follow signage and alternative routes through the estate. Please be aware at times footpaths will be temporarily closed when machinery is crossing. For any major changes to access routes separate communications will be sent out to update anyone affected. 

Respite Centre & RLO (Resident Liaison Officer) Cabins.

Please note that the respite centre has now been removed from site to allow ongoing landscaping works across the estate. 

The Resident Liaison Officer will now be based in the main Higgins office cabins on Mondays and Wednesdays. 

Thank you for your patience and we apologise for any inconvenience.

If you have any concerns or questions about the development, please contact the Resident Liaison Team in-person on Mondays or Wednesdays or email them at York Way-Higgins .

Further information on the project can be found on the York Way Estate Construction website. 

The original design of the 1905's roof is being reviewed and to be reinstated where possible to showcase its iconic design. The project comprises of renovating its distinctive canopy, pond and Japanese roof garden. Scope also includes improvements to the roof's watertightness and insultation. Construction is planned for 2027.