Housing Major Works Programme

A portfolio-wide Accessibility Audit Review was completed in August 2025, and the appointed consultant Pick Everard issued summary reports for each of the City Corporation's estates, complete with recommendations and budget estimates. These will be used to help develop the Estate Planned Maintenance Programme across the entire portfolio over the coming years. The next step will be to procure a multidisciplinary consultant to provide the necessary technical support in developing the programme. 

This is intended to be a portfolio wide rolling programme, which will include the replacement of kitchens and bathrooms, domestic electrical rewires and gas central heating upgrades. The next step will be to procure a multidisciplinary consultant to provide the necessary technical support in developing the programme. 

Following several phases of electrical testing and inspection to our domestic tenanted properties, the Major Works Team has developed a package of follow-on works to 190 homes (located mainly on the Golden Lane Estate and Middlesex Street Estate). A consultant (David Miles and Partners) has been appointed and has prepared a specification and schedule of works, which has been priced by a direct award contractor called Guardian Consultancy Services Ltd. These works have now started on site and are expected to complete by Summer 2026.

These works relate specifically to communal landlord areas of estates and will be carried out by Guardian Consultancy Services Ltd from 2026-27. David Miles and Partners are the appointed multidisciplinary consultant, responsible for design, specification and will fulfil the role of Contract Administrator on behalf of the City Corporation. 

Ridge and Partners have been appointed to undertake a review of the Fire Risk Assessments and associated documentation for the entire portfolio. Further to this review and a series of site visits, they will assist the Major Works Team with developing a Fire Safety Planned Maintenance Programme, complete with budget estimates and recommendations. Once completed by autumn 2026, the Major Works Team will start the process of appointing a multidisciplinary consultant to support delivery of the programme over the coming years. 

A programme of works to replace all front entrance doors across the entire social housing portfolio, in addition to the replacement of any communal corridor fire doors and fire escape doors from flats.  The new fire doors that provide up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable). The City Corporation's preferred supplier and installer is GERDA.

• Lot 1 (Holloway and York Way Estate)

This has fully completed on site. 

• Lot 2 (Avondale Square Estate)

The communal doors in the three point blocks, East, West, and Centre Point are still on indefinite hold until the issues with the sprinkler system project are resolved. There are two outstanding doors across the wider estate that the Estate Team are still unable to arrange access to replace. This has been ongoing for over one year. 

The communal doors in Harman Close are now complete. 

• Lot 3 (Sumner Buildings, William Blake, Dron House, Petticoat Tower communal doors)

Works at Dron House and on William Blake Estate are now complete, with the exception of Petticoat Tower that requires a Gateway 2 Application to the Building Safety Regulator, given that it is a HRB (Higher Risk Building).  

Works to the communal doors in Petticoat Tower are scheduled to recommence in Summer/Autumn 2026. The Gateway 2 Application was successfully submitted to the Building Safety Regulator (BSR) in October 2025 but is still currently under review and more information is required to support the application. T

Lot 4 (Southwark Estate, Windsor House, Isleden House, Sydenham Hill, Spitalfields)

All budgets have now been agreed, and GERDA has been awarded the contract. 

Fabrication of the doors is now underway, and the replacements will commence at Windsor House in June 2026 and then Isleden House, before moving across to the buildings on Southwark Estate in the Autumn.

The retrofit sprinkler programme aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within specific Higher Risk Buildings (HRBs) which form part of the City Corporation's housing portfolio. These works are intended to protect residents in the unlikely event of a fire. 

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. 

Please contact PPCR if you have any general questions relating to the sprinkler installation programme. 

• Avondale Square Estate (Point Blocks)

The sprinkler installation works on the three point blocks on Avondale have now been completed. 

• 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 progressing with a range of surveys and exploratory works are currently underway. 

• Petticoat Tower 

47 flats have been completed with either A) full installation sprinklers, smoke and heat alarms plus evacuation system, B) smoke and heat alarms with the evacuation system; or C) just the smoke and heat alarms.

The appointed contractor Harmony Fire is continuing the process of booking appointments with residents to continue the installation works. 

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

A project including encompassing upgrade of the existing fire alarm system to an LD1, replacement of the warden call system, new AICO environmental sensors and mechanical extractor fans. 

Consultant Baily Garner was appointed by the City Corporation in early 2025 to provide full design, specification, tendering and contract administration services. The fire alarm and warden call replacement works have since been successfully tendered, and Ventro Group has been appointed. Works have now commenced on site and are scheduled to be complete by the end of July 2026.

Our plans for the City Corporation Estates include the following: -

Avondale Square Estate

• Lift refurbishment and upgrade work to George Elliston House, Eric Wilkins House and Harman Close - anticipated start on site Spring/Summer 2027.
• Roof covering replacement, window replacement, external fabric repairs, communal decorations and essential electrical upgrade works to George Elliston House and Eric Wilkins House - anticipated start on site Autumn/Winter 2027.
• Essential electrical upgrades and associated works to Longland Court - anticipated start on site Spring/Summer 2028.
• Roof covering replacement, window replacement, external fabric repairs, communal decorations and essential electrical upgrade work to Brettinghurst, Tevatree House, Avondale House and Harman Close - anticipated start on site Autumn/Winter 2028.
• Roof covering replacement, window replacement, external fabric repairs, communal decorations and essential electrical upgrade work to East Point, West Point, and Centre Point, Tovey House, Proctor House and Colechurch House - anticipated start on site Spring 2029.

City of London Almshouses (and Gresham) Estate

• Roof covering replacement, window replacement, external fabric repairs, communal decorations and essential electrical upgrade work - anticipated start on site Spring/Summer 2027.
• Warden Call System replacement, door entry, CCTV and public realm lighting upgrades - anticipated start on site Spring/Summer 2028.

Golden Lane Estate

• Roof covering replacement, window refurbishment, external fabric repairs, fire safety works, communal decorations and essential electrical upgrade works. 
• The Major Works Renewal Programme for the Golden Lane Estate has been split into five separate packages, each of which will be separately tendered: -
  • Crescent House - anticipated start on site Autumn 2027.
  • Cuthbert Harrowing House - anticipated start on site Summer/Autumn 2027.
  • Great Arthur House - anticipated start on site Winter 2028. 
  • Basterfield, Bayer, Bowater and Stanley Cohen Houses - anticipated start on site Autumn 2031. 
  • Cullum Welch and Hatfield Houses - anticipated start on site Spring 2032. 

Holloway Estate and Whitby Court

• Decent Homes 2: including kitchen and bathroom replacement, gas central heating and domestic electrical upgrades to tenanted properties. 
• Fire safety: fire -stopping and compartmentation works in communal areas.
• Estate planned maintenance: fencing, paving, boundary walls, CCTV, ramps and landscaping within outdoor spaces on the estates. 

 Middlesex Street Estate 

• Decent Homes 2: including kitchen and bathroom replacement, gas central heating and domestic electrical upgrades to tenanted properties.
• Fire safety: fire-stopping and compartmentation works in communal areas.
• Estate planned maintenance: fencing, paving, boundary walls, CCTV, ramps and landscaping within outdoor spaces on the estates.

Dron House, Isleden House and Windsor House (Small Estates)

• Roof covering replacement at Windsor House - anticipated start on site Spring/Summer 2028. 
• Essential electrical upgrades and associated works (including communal decorations where applicable) to Dron House, Isleden House and Windsor House - anticipated start on site Spring/ Summer 2028.

Southbank Estate

• Decent Houses 2: including kitchen and bathroom replacement, gas central heating and domestic electrical upgrades to tenanted properties.
• Fire safety: fire-stopping and compartmentation works in communal areas.
• Estate planned maintenance: fencing, paving, boundary walls, CCTV, ramps and landscaping within outdoor spaces on the estates.

 Spitalfields 

• Essential fire safety works, electrical upgrades (including door entry replacement), refurbishment and redecoration of communal lobbies/landings, replacement of flat entrance doors - anticipated start on site Spring/Summer 2028.

In addition to the projects specific to the above estates, the Major Works Team will also be delivering several programmes across the entire housing stock (which will include the Small Estates) These programmes will focus on the following area of work:

• Decent Houses 2: including kitchen and bathroom replacement, gas central heating and domestic electrical upgrades to tenanted properties. 
• Fire safety: fire-stopping and compartmentation works in communal areas. 
• Estate planned maintenance: fencing, paving, boundary walls, CCTV, ramps and landscaping within outdoor spaces on the estates. 

Sydenham Hill Estate

• Decent Houses 2: including kitchen and bathroom replacement, gas central heating and domestic electrical upgrades to tenanted properties.
• Fire safety: fire-stopping and compartmentation works in communal areas.
• Estate planned maintenance: fencing, paving, boundary walls, CCTV, ramps and landscaping within outdoor spaces on the estates.

 William Blake Estate

• Decent Houses 2: including kitchen and bathroom replacement, gas central heating and domestic electrical upgrades to tenanted properties.
• Fire safety: fire-stopping and compartmentation works in communal areas.
• Estate planned maintenance: fencing, paving, boundary walls, CCTV, ramps and landscaping within outdoor spaces on the estates.

 York Way Estate 

• Lift refurbishment and upgrade work - anticipated start on site Spring/Summer 2027. 
• Communal ceiling reinstatement and communal refurbishment including new flooring and decorations - anticipated start on site Spring/Summer 2028. 
• Roof covering replacement, window replacement, external fabric repairs and essential electrical upgrade works - anticipated start don site Autumn/Winter 2029. 

These works will all be carefully coordinated to minimise disruption to residents and we will be aiming to deliver them over five years from 2028-2033. 

This year will be largely spent working with appointed external consultants, who will be needed to help design and manage the works to a professional standard. The consultants will be carrying out surveys and some may even visit your home as art of pre-booked appointments.

Rest assured that we will be keeping you regularly informed on progress and resident consultation events will be held at a suitable venue either on or near your estate as the design work progresses. 

If you have any further questions, you can the Major Works Team.

Chloe Conway, our Resident Liaison Officer, would be happy to provide assistance. We look forward to working with you over the coming months and years. 

George Elliston and Eric Wilkins House - External Works and Electrical Upgrades.

The replacement of roofs and windows together with external fabric repairs to George Elliston and Eric Wilkins Houses.  Watkins Payne has recently been engaged as the Mechanical & Electrical consultant for this project and an introduction meeting was arranged for Wednesday 22 April with the lead Architect and Principal Designer Studio Partington. 

George Elliston, Eric Wilkins and Harman Close - Lift Refurbishment and Upgrade.

This project has been properly re-launched with funding confirmed and will be progressed as a matter of priority over the coming months. Residents should refer to the recent update letter for more details around timescales for the works to be delivered. 

MUGA (Multi Use Ball Games Area) - Minor Estate Improvements.

As previously advised, the planned grant funded works to the MUGA could not proceed due to ongoing issues with the tree roots. However, the grant was used to fund:

• 11 Dropped kerbs across the estate to improve accessibility.
• Provision of five new planters near West Point.
• Four new picnic tables, including improved accessibility to one on Avondale Green. 
• A new composting area at the rear of Harman Close. 

Residents are encouraged to contact the estate team with regard to using the planters and compost area.

Works to the MUGA will be considered as part of the ongoing maintenance and improvement of Avondale Square Estate.

Avondale Square Estate External Works and Electrical Upgrades - Phases A & B.

The City Corporation is seeking to progress with the delivery of a package of external works including roof covering replacement, window replacement, external masonry repairs, rainwater goods replacement and external decorations, plus electrical compliance works. Works are to be split into two phases:

• Phase A Low-Rise Blocks (Brettinghurst, Tevatree House, Harman Close, and Avondale House. 
• Phase B High-Rise Buildings (West Point, Centre Point East Point Blocks, plus Tovy, Colechurch and Proctor Houses.

The first action for the Major Works Team will be the procurement of an external multidisciplinary consultant this year. This consultant will support the Major Works Team with design development, surveys, specification, planning applications, cost control and contract administration. 

Subject to approvals and procurement, works are currently anticipated to begin for both phases in Summer/Autumn 2028. 

Longland Court will be progressed separately as an Electrical Upgrade and Associated Works package and is expected to start on site before Phases A and B of the Avondale Square Estate External Works and Electrical Upgrades Programme. 

If you have any further queries in the meantime, you can contact  the Major Works Team. Your continued patience is appreciated.

Window Refurbishment Programme and Associated Works now referred to as the Golden Lane Estate Major Works Renewal Programme (Phases 1 and 2)

Refurbishment of window frames and installation of vacuum glazing, replacement of roof coverings, insulation of roofs/soffits and new mechanical ventilation systems across all nine blocks on the estate. 

There is a Resident Liaison Group for both Crescent House and the Wider Estate who meet on alternate months.  Summaries of the meetings are on the project website. 

A series of compliance related reviews were carried out by the City Corporation during Summer and Autumn 2024 to identify ongoing issues and outstanding repairs required. These surveys identified that all buildings at Golden Lane Estate, except Cuthbert Harrowing, should have been registered as HRB's (Higher Risk Buildings) by the end of September 2023. The buildings have now been registered with the Building Safety Regulator (BSR).

Crescent House (Phase 1)

The previously launched two-stage tender process was formally withdrawn to allow for incorporation of the HRB requirements and re-scoping of the works. This revised scope now includes: 

• Fire safety upgrades (e.g. fire doors, detection etc)
• Required compliance upgrades (e.g. electrical upgrades, external fabric repairs, and communal redecorations)
• Removal of gas supply

The team is progressing the design and a planning application was submitted in January 2026. A new procurement process will be launched once approvals have been secured, with the aim of tendering the works in July 2026 and successfully appointing a contractor by Spring 2027 - although works will not be scheduled to start on site before Winter 2027 due to the requirement for a Gateway 2 Application to the Building Safety Regulator. 

Golden Lane Estate (Phase 2 - Wider Estate)

The wider estate programme is progressing in parallel. The revised scope (identical to that of Crescent House) is currently being developed to reflect the additional requirements of the HRB legislation, which has necessitated a delay to the original planning submissions. This wider programme will now be coordinated under the renamed Golden Lane Estate Major Works Renewal Programme, which will be tendered and delivered in five packages over 10 years, providing a consistent approach to delivery across all blocks on the estate. The proposed packages are: 

• Crescent House (Phase 1): construction phase 2027-31.
• Cuthbert Harrowing House (Phase 2a): construction phase 2027-28.
• Great Arthur House (Phase 2b): construction phase 2028-31.
• Basterfield, Bayer, Bowater & Stanley Cohen Houses (Phase 2c): construction phase 2030-34.
• Cullum Welch and Hatfield House (Phase 2d): construction phase 2032-35.

Next Steps & Engagement

High-level programmes for both phases have been developed. The project team is actively engaging with internal stakeholders, including the Golden Lane Estate Major Works Renewal Programme Board. The project team also held a resident consultation event in May 2025 where detailed proposals and timelines were shared. 

We appreciate residents' continued patience and engagement as we work to deliver a robust, coordinated and future-proof investment programme for the estate. 

Great Arthur House Roof Refurbishment

There is a pending project to completely refurbish the roof at Great Arthur House, which is provisionally scheduled for delivery in Autumn 2027. Th design team has been appointed, and the approvals process is underway in order to progress the design development. A planning application is targeted for August 2026. 

Great Arthur House - Fire Safety and Investment Works Update

Plans for Great Arthur House has now progressed to form part of a single, coordinated package under the wider Golden Lane Estate Major Works Renewal Programme. This integrated approach will bring together a number of different workstreams in an effort to minimise disruption and, prioritise resident safety within their homes. 

Scope of Works

The combined package includes: 

• Fire compartmentation upgrades and new fire door installations to meet statutory obligations under Part B of the Building Regulations 2010.
• Sprinkler system installation, forming part of the estate-wide fire safety strategy. 
• Kitchen and bathroom window repairs and redecoration, addressing both planned maintenance and resident feedback.
• Electrical Upgrades including lateral mains and communal lighting.
• Communal Decorations to all internal communal areas including staircases. 

By combining these elements into a single project, the intention is to reduce the need for multiple contractor visits and internal disruption, enabling a more cohesive approach to resident engagement and programme delivery. 

Next Steps

The project team has drafted a revised scope and programme. Procurement activities will follow once internal approvals are secured. Residents will be contacted with a formal update, including a summary of the proposed works, delivery timelines, and opportunities to ask questions and provide feedback. 

We remain committed to delivering these essential safety and improvement works in the most efficient and transparent manner possible, and we thank residents for their continued patience and cooperation. 

Lighting, Signage and Accessible Routes

Upgrade of the existing communal external lighting provision to modern, energy-efficient fittings. 

The Lighting, Signage and Accessibility Project are being delivered in phases, supported by funding from the UK shared Prosperity Fund (UKSPF). The project aims to improve safety, accessibility, and the overall character of the estate through upgraded lighting and signage enhancements. 

Lighting

Lighting improvements across the estate are being delivered through a phased and coordinated approach.

Crescent House - Soffit Lighting Works

Soffit lighting improvements at Crescent House have been successfully progressed, with new LED fittings (2700K) designed to reduce glare, enhance lighting quality, and improve energy efficiency. These works form part of the approved Listed Building and Planning Application and contribute to the estate's wider sustainability objectives. 

Estate-Wide Lighting Design Framework

The comprehensive Lighting Design Framework has been developed and shared with GLERA, Resident Liaison Groups and the Planning & Conservation teams. Feedback has been incorporated, and proposals refined to balance heritage sensitivity with improved lighting performance. 

Targeted Improvements, Maintenance and Trials

Targeted improvements to external lighting are ongoing in collaboration with the Repairs and Compliance teams. This includes addressing known issues such as failing units, glare, and light spill, as well as responding to resident feedback and ad hoc maintenance requirements. 

More sensitive replacement fittings have been introduced, and trial installations of alternative fittings are planned to test performance, suitability, and resident response before any wider rollout. 

Public Realm Lighting - Forward Programme

The wider public realm lighting scheme is now being progressed as a standalone capital project, with a defined route through the Estate Planned Maintenance Programme. Subject to approval, this will be taken forward via a Gateway 1 submission and subsequent CORA approvals to secure funding and delivery. 

Next Steps

• Continue coordination and finalisation of lighting and signage details.
• Progress targeted lighting improvements and monitor performance. 
• Undertake trial installations of alternative lighting fittings. 
• Progress Gateway 1 submission for the public realm lighting project. 
• Continue working with Repairs and Compliance teams to address known issues and resident feedback. 
• Continue resident engagement as proposals develop.

Signage

Good progress has been made in improving signage across the estate.

• Refurbishment of the original cast aluminium entrance signs was completed at the end of March 2025.   New wayfinding signage has been installed in key locations, improving navigation and clarity for residents and visitors. Updated signage layouts and numbering have been developed. 
• The majority of replacement signage within the original planning scope is being progressed, with ongoing coordination between the design team and planners, including accessibility elements such as braille signage. 
• Some additional and heritage signage elements (including larger features such as estate crests) were previously developed but are not currently being progressed due to funding constraints. these may be revisited as part of future estate investment planning, subject to funding availability. 

COLPAI (Black Raven Court)

This forms part of the New Development and Special Projects Team's portfolio. 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 and will be carefully managed whilst residents are in occupation. 

In the meantime, 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.

There are no current projects active on Holloway Estate. 

There are no current projects active on Isleden House.  

Communal Heating / Cold Water Distribution System Replacement

All property installations have now been completed, and the final elements are now to be undertaken. This entails the strip-out and redecoration of the plant room, before final accounts can be settled. Completion is expected for the end of April 2026.

If there are any issues, residents can contact TSG using the usual repairs line 0800 035 0003 or you can email TSG.

Artizan Street Canopy Installation and Concrete Repairs

The project team is continuing to make steady progress on the combined project to install the new canopy at Artizan Street and complete the outstanding concrete repairs to stairwells, walkways, and balconies across the estate. 

Planning consent for the canopy replacement has already been secured, allowing the design and technical preparation stages to move ahead without delay. 

Surveys across the estate commenced in December 2025 and have continued throughout January 2026. These included concrete investigations carried out by specialist contractor Sika, alongside visual condition surveys.  The survey findings are now being used to develop a detailed and prioritised schedule of defects, with clear recommendations for the most appropriate repair methods to inform the next stage of the project. 

Subject to approvals and procurement, works are currently anticipated to begin in Spring 2027.

We appreciate that this may feel like a long lead-in time. Please be assured that we are working to streamline the programmed where possible and will continue to keep residents informed as the project progresses. 

If you have any further queries in the meantime, you can contact the Major Works Team. Your continued patience is appreciated. 

Middlesex Street Estate CCTV Upgrade

This project involves the replacement of 62 existing CCTV cameras across the estate and the addition of a further 26 as part of a comprehensive upgrade package. Baily Garner LLP is the appointed multidisciplinary consultant and are currently preparing a planning application for submission by June 2026. Anticipated start on site is Spring/Summer 2027.

The Major Works Team will be aiming to progress this project as a follow up to the window replacement and redecoration works which were recently completed at Windsor House and also previously at Dron House. All three blocks will require electrical upgrade works and Windsor House requires replacement of the flat roof covering. The aim will be for delivery of the works in Spring 2028. This year will be spent procuring the necessary multidisciplinary consultant services to provide technical support.

Window replacement including Redecorations (Sumner Buildings, Stopher House and Pakeman House)

Window renewal and internal/external common parts redecorations across multiple estates. 

The project is currently under the 12-month warranty period which is due to expire on 1st May 2026.

Residents have recently been contacted to confirm previously reported issues that had already been logged as part of the project defects process. These defects have now been formally passed to the appointed contractor, ETEC, for rectification. 

ETEC will be organising the necessary remedial works and will contact affected residents directly to arrange appointments during normal working hours, where required. Attendance may be supported by a representative of the Major Works Team (Project Manager or Clerk of Works). 

If you have any further queries in the meantime, you can contact the Major Works Team. Your continued patience is appreciated. 

Southbank Estates External Works (Concrete Testing and Repair & Roof Renewal & Communal Redecorations) and Electrical Upgrades.

The Major Works Team has combined a range of external works into one complete package, including concrete repairs, communal redecorations.  Roof renewals to Stopher and Sumner Houses will be incorporated as part of this project which will also include major electrical upgrades.

Stage 1 Section 20 Notice of Intention was issued on 3 March, we are planning to procure a multidisciplinary design consultant to provide design, specification, tendering and contract administration services.   The Invitation to Participate (ITP) an early pre-tender stage was posted with submissions on 14 April. The expected start date for delivery is autumn 2027. 

Although Spitalfields has been provisionally included in the rolling fire door programme for replacement of flat entrance doors, the Major Works Team is currently developing a more holistic approach to fire safety and compliance within the communal lobbies, staircases and landings.

A package of works including internal decorations, flooring, door entry, electrical compliance and flat entrance door replacement has been identified. The next step will be the procurement of a multidisciplinary consultant this year.

Window Replacement including Redecoration - Lammas Green Nursery.

The planning and design work for the replacement of windows at Lammas Green Nursery has continued to progress this month. 

A detailed technical report has now been submitted to the Local Planning Authority setting out three design options to address the required ramp replacement and sash window adjustments, following issues identified during earlier surveys. The Conservation Officer has reviewed the submission and has requested further development and clarification of all three options to support their assessment and decision-making. 

This additional work is currently being undertaken by the design team. However, the need to further develop and re-submit the options will extend the planning process and means that it is no longer feasible to deliver the works during the nursery's summer closure in 2026. 

Subject to planning progress and approvals, the next anticipated opportunity to commence the works is now Spring 2027. The project team will continue to progress the required information as efficiently as possible and will provide a further update once the planning position is clearer. 

Once the revised programme is confirmed, we will share a detailed schedule with all affected residents and stakeholder. 

If you have any further queries in the meantime, you can contact the Major works Team . Your continued patience is appreciated. 

Sydenham Hill Electrical Upgrades and Associated Works

The Major Works Team will be aiming to progress this project as a follow up to the window replacement and redecoration works which were recently completed on the estate The aim will be for delivery of the works in Spring/Summer 2028. This year will be spent procuring the necessary multidisciplinary consultant services to provide technical support. 

Windows Replacement and Associated Works including Electrical Upgrades. 

Window renewal, external fabric repairs and internal/external common parts redecorations, plus major electrical upgrades. 

Subject to planning approvals and statutory consultations, works are anticipated to commence in Autumn/ Winter 2027. We continue to explore opportunities to streamline the programme where possible. 

Alongside our appointed multidisciplinary design team, Baily Garner LLP, the City Corporation has also appointed an Energy Efficiency Consultant, Ambue Ltd, who will be carrying out detailed retrofitting surveys to assess the energy performance of homes across the estate.

A batch of 15 properties will be shortlisted in the coming weeks. Residents of those properties will be contacted directly to arrange a suitable appointment. 

We understand that this timeline may feel distant, particularly for residents experiencing urgent issues. To address this, interim inspections are being arranged to assess current conditions and identify any immediate safety concerns. If you have reported specific problems, a Property Services Officer will be in touch to arrange a visit. 

Upcoming Surveys - Access Requirements

To support the design and ensure the project meets new regulatory and performance standards, the following teams will require access over the coming weeks and months: 

Ambue Ltd - Energy Efficiency Consultant

• Carrying out retrofitting surveys to assess the energy performance of your home. 
• The assessment helps shape future design decisions including insulation, ventilation, and heating performance.

Baily Garner LLP - Technical Consultant

• Responsible for design, specification and contract administration of the works. 
• Will require access to complete technical surveys of selected properties. 

When Will This Happen?

Surveys will take place from 19 January 2026 for a period of approximately 6-10 weeks. Appointments will be arranged directly with you in advance. 

Site hours: Monday - Friday, 9.00am-4.00pm

How Long Will the Visits Take?

• Ambue Ltd: Up to two hours, depending on the layout and size of your home.
• Baily Garner LLP: Approximately 30 minutes. 

Identification and Security 

For your safety: 

• All representatives will carry photographic ID.
• Do not allow anyone into your home without proper identification. 
• If you are unsure about a caller, please contact the Major Works Team before allowing access. 

Why we share your contact details

The City of London Corporation will share your name, address and contact details so that the Consultants can communicate with you directly in relation to this activity and to provide you with alternative options for arranging appointments. We can confirm that your name, address and contact details are being shared in accordance with Article 6, 1 (b & e) of the United Kingdom General Data Protection Regulation (UK GDPR), which is incorporated by the Data Protection Act 2018. 

Four further information as to how the City Corporation Process your personal data, please see our privacy notice at: City of London Corporation Privacy Notice

If you have any specific questions about how your personal data is processed, please contact the Information Officer. 

If you have any further queries in the meantime, you can contact the Major Works Team. Your continued patience is appreciated. 

New Development of 91 Homes

This forms part of the New Development and Special Projects Team's portfolio. The City Corporation has entered into a construction contract with Higgins PLC to develop 91 new homes at the York Way Estate, alongside new landscaping and play spaces, a new Community Centre and a new Estate Office. 

Site Progress

Block A - Swaledale House – Internal decorations 

Block B - Herdwick House – Internal decorations.

Block C - Ryeland House – Balcony slabbing, Mechanical & electrical works and decorations. 

Block D - Aberdale 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 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 

Please continue to check the York Way Estate website for updates.

Lift Refurbishment and Upgrade Work

The appointed lift consultant Butler & Young Associates is currently developing the specification, so that the project is ready for tender by Summer 2026. Anticipated start on site Summer 2027.

Communal York Way Estate Ceiling Reinstatement and Communal Refurbishment. 

This was previously the subject of an accelerated procurement exercise due to urgency. Although the consultant design team has been fully appointed, there has been the requirement for a revised approach. The works will be tendered in Autumn 2026, with the aim of contractor appointment confirmed by Spring 2027 and delivery of the works in Spring 2028. This is due to the requirement for a Gateway 2 Application to the Building Safety Regulator and approval being obtained before the works can commence. This project is being delivered by the New Developments and Special Projects Team. 

York Way Estate External Works and Electrical Upgrades

The Major Works Team is currently developing a project which will include roof covering replacement, window replacement, external fabric repairs and essential electrical upgrade works. The next step will be to procure a multidisciplinary consultant this year to provide appropriate technical support. Anticipated start on site is Autumn/Winter 2029.   

Fire Alarm Detection System Upgrade

Works were completed in September 2025. Now in a period of one year's defects. 

Almshouses External Works - (Cyclical Painting, Masonry Repairs, Potential Roof Replacement) and Electrical Upgrades.

The Major Works Team has appointed multidisciplinary consultant Daniel Connal Partnership to carry out initial feasibility and design services which include drone surveys of the buildings.  Sub consultant Frankham Mechanical and Electrical Engineer has been appointed to provide specialist input in terms of the design. Potential start on site date, Spring/Summer 2027.

Security Upgrade including CCTV/Renewal of Warden Call System, New Environmental Sensors and Extractor Fans/ Replacement of Bollard Lighting.

The design and specification for the security upgrades have now been confirmed. Planning and listed building consent has also been approved. The intention is to combine these works with a planned replacement of the warden call system, new environmental sensors and extractor fans. 

Furthermore, there is also a draft scheme to replace the existing bollards around the perimeter of the green.  Subject to necessary approvals from committees and Lambeth Planning, it is planned to install Victorian period style lighting columns to replace the bollards, as these are constantly hit by vehicles. 

Multidisciplinary Consultant Services covering design, specification, tendering and contract administration will be subject to a mini tender process, which will be carried out in Spring/Summer 2026, with a potential start on site date of Autumn 2026.