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 the 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. 

Public Art: The scheme will incorporate public art installations, adding aesthetic value and fostering a vibrant cultural atmosphere. 

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 - Summer 2024 - Early 2025. 
• Estimated start on site - Autumn 2025. 
• Estimated completion - End of 2027. 

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 75%.

The scheme will include new Public Artwork installations.  Future City are the appointed Artwork consultants on behalf of the City Corporation and an Artwork Steering Group has been set up. 

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.  

Final approval, allowing residents to move into the residential building, is delayed as the project team needs to undertake extra work to an area of brickwork on the western side, located behind the balconies. 

Following a change in contractors, the City of London Corporation has taken action to ensure Black Raven Court is completed as soon as possible, with the aim of welcoming new residents later this summer. 

Before residents can move in, the building must be certified as fire safe.  This requires re-routing the fire exit around the building and through the under croft to Golden Lane. 

In February we informed residents about fire exit re-routing works, which are scheduled for completing in late April 2025. These works are essential to modify the existing secondary means of escape from the basement of black raven Court. 

We anticipate disruptive works involving ground drilling as we relocate the fence line of the Multi-Use Games Area. This adjustment is necessary to establish a secondary  fire exit route with remains within the site demise of Black Raven Court. Work will take place between 9.00am and 4.00pm. While drilling will be required, it will not be continuous, as we are taking steps to minimise disruption for our neighbours. 

Davendra Bakrania, Contracts Manager for Sykes, is your emergency contact at 07469 155 000

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 and a schedule for the repairs once it has been confirmed. 

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 installation will enhance the overall building safety.

Avondale Point Blocks

The majority of communal install has finished, however there has been a noticeable delay in final fittings due to the landlord awaiting sign-off from Southwark Council Building Control.  During the course of the sprinkler system installation works, our contractors United Living have managed to gain access into over 95% of properties in the three blocks on the Points. 

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

Golden Lane Estate - Great Arthur House

Adjustment to Great Arthur House programme has been scheduled to merge the objectives of this project with the planned fire door and compartmentation project to create one fire safety package project. Further communications will be shared to households via letter within the coming weeks.  Please contact PPCR if you have any questions relating to the Sprinklers Project.

Middlesex Street - Petticoat Tower

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

Work progress so far:- 

• 17 flats have been fully completed with sprinklers and fire alarm works. 
• The UPS commissioning is completed.
• Pressure testing from the basement has been completed. 
• More bookings for flats to have full installations.
• Evac Panels are wired up. 

Harmony is planning to have a reduced presence on site to utilise their resources and time more efficiently. From now on Harmony will carry out block booking appointments only. 

When booking an appointment with Harmony, it will be essential that they can access your home for all three days required for the installation works.  This is to ensure the newly installed sprinkler system can be tested and commissioned. 

Please contact PPCR. if you have any questions relating to the Sprinklers project.  All information relating to the Retrofit Sprinklers, can be found on the PPCR-City Corporation website 

The proposal for 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 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 12th Community Liaison Group (CLG)  was held on Wednesday 15 January at 6.30pm. The CLG are 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. 

A schedule of works currently being carried out on site are :-

Block A

• Brickworks snagging & cleaning
• Scaffold strike & window cleaning down to 2nd floor
• Lift installation ongoing
• Plastering & boarding of corridors
• Decoration of ground & 1st floor apartments
• Appliance delivery & installation, 1st floor
• Tiling - 3rd floor bathrooms & kitchens
• Fire curtain installation, 3rd floor apartments
• Paving and stones to roof
• Mechanical pipework installation in atrium

Block B

• Perimeter brickwork, 2nd floor
• Mechanical first fix, ground floor
• High level mechanical services installation, 4th floor
• Brickwork, 5th floor
• Internal walls, 6th floor
• Scaffold bridge to 4th floor roof area

Block C

• Sofit installation & plant connections to lower ground floor plantroom
• Brickwork, 2nd & 3rd floor
• Lift installation ongoing
• Ceiling & corridor wall closures & plastering
• Snagging & inspection of high-level services, 3rd floor
• Pitched roof covering to 3rd / 4th floor
• Insulation to lower roof (3rd floor)

Otto Close

• Brickwork & scaffold 'birdcage', houses 1-4
• Roof covering & zinc to dormas, houses 5-7
• Blockwork for 2nbd floor, houses 8-11

Security

• The night security guard remains on site and the new phone is set up. If you have any issues overnight or over the weekend, please call 07759 833 036.

General Site Working Hours:

• Monday to Friday 8am to 6pm
• Saturday 8am to 1pm 

For site emergencies, please contact Lovell Andrew Neary on 07436 049 480

You can sign up to receive the latest information on the Sydenham Hill Project. All other information on the development can be found on the Sydenham Hill Project website.  

For general enquires please contact the project team:

• Email: Sydenham Hill Project.
• Freepost: COMM COMM UK (no stamp required).
• Telephone: 0800 772 0475.

The proposal to develop 91 new net zero carbon homes, all for social rent at York Way Estate, alongside a new combined Community Centre and Estate Office, new waterproofing to the existing podium, new play spaces and extensive greening and landscaping across the whole site.

The scheme was approved unanimously by the London Borough of Islington planning committee on 17 July 2021.

The development of 91 new social rent homes will help meet the urgent demand for affordable housing, alongside new landscaping and play spaces, a new Community Centre and a new Estate Office.  

Site Progress

Block A - Swaledale House - Brickwork and internal partitions. Balcony waterproofing.

Block B - Herdwick house - Brickworks and internal partitions. Balcony waterproofing works, Screeding.

Block C - Ryeland House - Balcony installation, Balcony waterproofing works, Internal partitions. 

Block D - Abderdale House - Brickwork continuing to all elevations, Roof waterproofing works.

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

Hoarding

Our new hoarding is now in place!

It proudly displays a historical timeline of York Way Estate, tracing its origins back to the Metropolitan Cattle Market.  It also showcases the memories and aspirations of the Estate's residents, celebrating both its rich history and the vibrant community that call it home. 

Podium Waterproofing Works

Waterproofing works are scheduled to commence within the coming months. The first phase of these works will take place in the area directly outside Kinefold House and including the temporary play area. 

Key Information:

• Start date: Expected in Spring/Summer 2025.
• Working Hours: Monday to Friday, 8.00am - 6.00pm.
• Duration of works in this section: Approximately four weeks. 
• Work Progress: The podium surfacing and waterproofing will be removed and replaced one section at a time. 

What This Means For You: 

• Any items in the front garden areas must be removed before works begin in your area. Please seek to temporarily move all items by the end of March/early April. If you require help to do so, please contact the Estate Office. 
• Access to front doors will not be interrupted, and pathways will be adjusted to allow residents to continue moving safely across the Estate. 
• The temporary play space between Kinefold House and York Way will be closed while this section of works is carried out. We understand the importance of play areas for children and are actively exploring alternative options to ensure access t outdoor spaces during this period. Once this section is complete, the play area will be reinstated as soon as possible. 
• Residents may experience some noise, dust, and vibration while works are in progress. Dust suppression measures will be in place, and Islington Council and Higgins will closely monitor noise and vibration levels to ensure they remain within approved limits. 

Why These Works Are Necessary

Waterproofing the podium is critical for protecting the estate's structural integrity and preventing long-term damage. The works will improve removing the existing podium covering and installing a new waterproofing system, improving durability and reducing the future maintenance needs. 

We appreciate your patience and cooperation as we carry out these essential improvements. 

If you have any concerns or questions about the development, please contact the Resident Liaison Team in-person Monday to Friday in the Resident Liaison Office and Respite Centre or email them at York Way-Higgins or call Ruzi Bibi on 07773 540 602.

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