Housing Major Works Programme

Current Projects 

Retrofitted Water Suppression Sprinklers Installation to the Point Blocks

The retrofit sprinklers project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within East Point, Centre Point, and West Point 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 installation will enhance the overall building safety. 

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. 

Fire Door Replacement Programme (all blocks excluding Twelve Acres)

A programme of works to replace all front entrance doors, including communal corridor fire doors and fire escape doors. 

The lower level blocks on the estate are complete.  The Point blocks are currently having their property doors replaced, with the communal doors to follow once the issues with the fire stopping are resolved following the sprinkler system. 

Harman Close is yet to commence, as there are many issues to be overcome with cables penetrating existing door frames and pinned to door frames.  Due to the significance of the scheme, these must be resolved before the doors are replaced. 

Future Projects

George Elliston and Eric Wilkins House - Replacement of Roof, Windows, and additional Works. 

The replacement of roofs and windows and external repairs to George Elliston and Eric Wilkins House. 

The principal designer, Studio Partington have  submitted a draft options appraisal for the scope of works and officers will be reviewing this with them.  Once the scope is agreed, a formal report will be put before Committee to develop the project further. 

Residents will be kept informed of how things are progressing and the range of works that are required.  All statutory, planning and tendering requirements will need to be factored into the timetable for works. 

Initial access may still be needed to some flats in order to help inform how thinks proceed, but residents will be advised if this is the case. 

MUGA (Ball Games Area) 

The renewal of the surfacing, fencing and facilities of the ball games area.

The City Corporation obtained a report on how trees are affecting the MUGA and what can be done to prevent future damage once facilities are renewed. Options need to be considered in the context of users’ safety, environmental concerns, and the current financial position. Further liaison with Southwark Council may be required to establish what may be done with regards to trees whose roots affect the surfacing and what can be done to mitigate this, in order to find the best overall solution.

Further to the above, the City Corporation have had the area looked at by leisure companies to assess possibilities for the area. Possible grant funding for the works will continue to be explored, and depending upon internal finances, officers may ask Committee to consider partial or full funding to bring the area up to standard. 

Current Projects

Fire Door Replacement 

A programme of works to replace all front entrance doors, including communal corridor fire doors and fire escape doors.

Gerda have been continuing with the installation of the new fire doors.

Works are progressing well and should be completed soon, there are just two properties waiting for the installation of the new doors. Once these properties have been completed, this will be the close of this project. 

Current Projects

Great Arthur House - Curtain Wall

Unfortunately, the outstanding issues of balcony door handles and brush seals, still need resolution. The City Corporation and John Robertson Architects are continuing to engage with Equans and other firms to try and reach satisfactory conclusions to these matters. 

Some repairs at roof level have been undertaken to address issues of water ingress unconnected to the curtain wall works. 

Window Replacement Programme (Including Wider Redecorations)

The refurbishment of window frames and installation of vacuum glazing, insulation of roofs/soffits and new ventilation systems across all blocks on the estate. 

Crescent House Pilot Project

The Contract Notice for Crescent House will be published in July.  It is a two-stage tender and it is anticipated that the Contract will be awarded in February 2025.  The window sub-contractors who successfully completed work on the piolet Flat for both the aluminium and wooden windows are named sub-contractors.  This will ensure that we retain the high standard already set. 

Work to discharge the planning conditions continues. 

Wider Estate

Design work continues on Stanley Cohen, Cullum Welch and the Maisonette blocks.  This has included an extensive roof survey to identify existing conditions and will inform design and insulation of new roofs.  A programme for submitting the Planning Applications for refurbishment of these buildings will be established shortly and posted on the project website. 

The project team is currently refurbishing the window frames of a flat in each block type (Stanley Cohen, Cullum Welch and Bayer House).  This will allow them to establish the best methodology for undertaking the actual works and reducing impact in residents.  these flats will be refurbished as temporary accommodation for residents to be decanted in to while the contract works are being undertaken in Crescent House. 

Please visit the Golden Lane Windows project website for the latest news. 

We will continue to add to the Frequently Asked Questions (FAQ's) document on our website as well as show notes taken from the Resident Liaison Group.

If you have any further queries or comments these can be directed through the Communications Consultant Thorncliffe ‘Your Shout’

• Call us on 0800 955 1042.
• Visit Golden Lane Windows.
• Email us at Golden Lane Your Shout.
• Freepost RTXU-JGSR-KHLE (Golden Lane), Your Shout, 28 China Works, SE1 7SJ.

Great Arthur House Retrofitted Water Suppression Sprinklers Installation

The retrofit sprinkler project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within Great Arthur House 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 installation will enhance the overall building safety. 

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. We will keep you updated on further information. 

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

Great Arthur House - Fire Safety

All residents of Great Arthur House will have received a letter with the latest updates on the fire safety works with the following information.

Important notice - Fire Safety Works - Fire Alarm - To maintain integrity of the fire alarm system and to prevent unnecessary activation:

• Do NOT paint or cover the detector.
• Do NOT tamper with the detector.

The detectors will require annual maintenance including inspections. Should there be a fault or if you have any queries or concerns, please contact the Estate Office on 020 7253 2556.

A reminder that smoking in communal areas is prohibited and that smoking within the flats, especially near the detector, may trigger the alarm. 

A functional fire alarm has been installed and set as a phase evacuation, where the fire alarm activates from the two floors above and one below will evacuate the building, and the remaining floors will receive an intermittent beep to standby.

Should any resident have questions about the alarm system, including the evacuation process, please contact the Estate Office.

Great Arthur House - Fire Door and Compartmentation

Fire compartmentation works and installation of Fire Doors to meet statutory requirements as laid out in Part B of the Buildings Regulations 2010.

This project is currently on hold as the scope of this project will be driven to a large extent by the works being undertaken on the sprinkler project. We are continuing to engage across both projects as we proceed.

The brief/scope of the Fire Compartmentation project will be developed further as the Sprinkler project progresses, and we will continue to keep you updated. Please keep an eye on the notice boards and Housing Major Works website for further updates on the Fire Compartmentation project.

Heating - Crescent House and Cullum Welch House

The installation of communal heating and hot water to residential properties.

The installation of the communal heating and hot water to residential properties will not be progressing in the immediate future. Properties will remain on individual heating systems for now.

Lighting, Signage and Accessible Routes

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

This project has currently been paused but essential repairs should be reported via our repairs team. 

COLPAI

Contractors ISG are currently on-site undertaking construction works to deliver 66 new social homes and a new primary school. As a local authority, we are committed to smart, safe, and motivated working. During these difficult times, we must ensure that we operate 'Business Continuity'. This means having a robust plan in place in order to keep moving forward, contribute to the economy, keep our workforce mobilised and ensure we are in the best possible position to deliver for the local community.

Please note that approval allowing residents to move into the building is delayed because we need to fix an area of brickwork on the western side, located behind the balconies. 

We are currently discussing when and how to resolve the issue, and whether new residents can move in before or during the planned work. 

We will keep you updated with the latest information and a schedule for the repairs once it has been confirmed. 

Construction Activities

Please be aware that ISG will not maintain a daily management presence on site, at least until remedial actions have been agreed upon. 

Working Hours

The consented working hours are: 

• Monday to Friday - 8am to 6pm
• Saturday - 9am to 2pm

The consented reduced impact hours are:

• Monday to Friday 10am to 12pm and Saturday 2pm to 4pm.

During reduced impact hours, works will still take place on-site. However, works will not involve percussive machinery or other similar construction involving heavy machinery. 

On-Site Security

• Security guard on-site full time 7am - 6.30pm

KEY CONTACTS For site emergencies, please contact:

John Macleod, T: 07816 337 792

Pui Wong, T: 07866 988 932

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

Please visit our COLPAI monitoring data to view monthly monitoring data results. The monitoring data is also available on the site noticeboard.

You can view the progress with images from taken from site.  

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.

Future Projects 

Fire Door Replacement Programme (All blocks excluding Great Arthur House) 

A programme of works to replace all front entrance doors within City of London Corporation Housing Managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

Procurement for the Fire Door Replacement Project is underway at several other Estates. A measured survey for the doors to be replaced at Golden Lane Estate, will be scheduled in due course ahead of the formal design process required to satisfy heritage constraints. 

CCTV

Officers have been asked to look into the possibility of widening the CCTV coverage on Golden Lane Estate.  This is at a very early stage and will depend on the availability of finance and necessary listed building consents being met.  Residents will be kept further informed as and when this project develops. 

Current Projects

Window Replacement (Including redecorations) 

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

Work Progress:

Holloway Estate & Whitby Court: -. 

Practical Completion was achieved on 24 January 2024.

Current Projects

Communal Heating System Improvement Works

The City Corporation were successful in obtaining grant funding from Central Government and the Climate Action Strategy for improvements to the communal heating system at Isleden House.  These include new heat interface units within properties, new thermostatic radiator valves, improvements to the controls of boilers and individual heat meters. 

FairHeat have been appointed to design the scheme and are progressing with surveys.  It is hoped that the initial designs will be submitted to officers for consideration by late summer. 

An initial drop-in session for residents was held in May 2024 and further information will be provided to residents as he scheme develops. 

Current Projects

Communal Heating / Cold Water Distribution System Replacement

The replacement of current heating system with modern facilities and a programme of control activities, repair and replacement works to water supply systems for which the City Corporation is responsible across Housing Revenue Account Estates. This includes communal hot/cold water storage tanks, communal pipework, individual hot/cold storage tanks and pipework in tenanted properties, hot/cold water tanks and pipework in estate offices.

There are still five properties in Petticoat Tower that require the installation works, these properties are refusing access, as a result we are still unable to isolate and decommission the old existing system, which is causing some noise to other residents.  This matter is currently in the hands of the legal department.  Works are progressing well in Petticoat Square.  Where there have been no engagements, we are working with our colleagues in the estate office. 

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

Play Area Refurbishment - Middlesex Street Podium

The City Corporation are continuing to work with the installer to try and find a permanent solution to the issue of static shocks. Whilst the issue may not be so prevalent during the colder months, the City Corporation do recognise that this could reoccur. We do ask all residents who experience shocks to make sure that they report these to the estate office.

Petticoat Tower Retrofitted Water Suppression Sprinklers Installation

The retrofit sprinklers project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within Petticoat Tower, 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 installation will enhance the overall building safety. 

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

Work progress so far :- 

• Nine flats have been fully completed with sprinklers and fire alarm works.  
• The evacuation system has been completed in communal areas ready for the flat installation works.
• The housing for UPS has been constructed in the lower basement ready for the installation works. (UPS provides a reliable instant backup power in the event the primary power source is temporarily lost, this will ensure in the event of mains failure the sprinkler system will remain operational for a set duration of time.)

We have added an additional questions and answers information leaflet on the retrofit sprinklers, following our 26 April 2022 webinar.  

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

Petticoat Lane Market Project

As part of the Petticoat Lane project that City of London Corporation is undertaking in partnership with London Borough of Tower Hamlets, the City Corporation's team contractor undertook works to the northern part of Middlesex Street at its junction with Bishopsgate. 

The paving works are progressing according to the plan and will be completed before Sunday 7 July. 

Our contractor will continue to lay the new York stone and granite kerbs at the junction with Grave Lane and install new bollards.  Reparation to the existing granite boarders will also be undertaken where necessary. 

Our City garden team will replenish the material used to level the tree pits area with the existing paving.  This temporary material will be replaced with a permanent tree pit cover, once the trees are established. 

Following completion of paving works, seating will be installed along the street. 

You can find out more information on the project at Give My View.

If you would like more information or have any questions about the project email the Policy and Projects Team.

Middlesex Street Area Enhancements - Artizan Street Landscaping Project

If you have questions regarding progress, please do not hesitate to contact the Project Manager at City Public Realm.

Outdoor Leisure Facilities

If you have questions regarding the progress of the outdoor leisure facilities, please do not hesitate to contact the Project Manager at City Public Realm. 

Future Projects 

Concrete Repairs

This project is on hold due to expenditure review. The design, specification and estimate costings have been completed.

Current Projects

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

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

Work Progress: 

Construction Programme

The installation of the windows on Sumner buildings should be complete by the end of August.  It has been very encouraging to hear the positive feedback from residents who have had their windows replaced.  It  has been a challenging project for us all, so think you. 

During the replacing of the windows, it has become clear that some properties need additional work that will be undertaken in the coming months.  although this eventuality was allowed for, because the work could not be quantified before the work began, it has been costed separately and we are going through the process of having the budget signed off.  We are trying to make sure this happens smoothly so that the work inside your home can be finished as soon as possible. 

We do have to ask for your patience for a while longer with regard to the scaffolding.  Once all the windows are installed, we will then undertake external brickwork repairs which of course means the scaffolding will need to remain in place until it is complete.  At the moment we are scheduled to finish this work at the end of October. 

Sumner Buildings

Balcony doors renewal schedule will run separately from the schedule for window renewal.  We will be releasing the doors schedule block by block starting with properties 1-30 Sumner Buildings.  We have nearly completed window renewals in flats 1 - 30 Sumner Buildings and have moved into flats 31 to 40 in accordance with the schedule that was released. 

Stopher House    

Although window replacement has started at Stopher House some windows have not been produced in time with the schedule and will affect the programme for some properties going forward.  We are working to minimise this delay and to reschedule those properties affected.  We apologise for any inconvenience this may cause. 

Pakeman House

We are coming towards the end of window installation at Pakeman House, and we are glad to report this part of the project has been a huge success.  There are a few more properties to complete as well as a few drying rooms on the top floor.  The hoist in the shed area has started being removed. 

Decoration works (all estates)

Decoration works across all estates are nearly complete with just a few items, such as painting of shed doors and railings to complete this element of work. 

Sumner Buildings: 80% internal and external decoration works completed. 

Pakeman House: 85% internal and external decoration works completed. 

Stopher House: 85% internal and external decoration works completed. 

Site Manager - Ian Bedneau 07842 001 956 

Assistant Site Manager - Aditya Yemjal 07842 001 950.

Scaffold alarm emergency call-out / Panthera Group - 0845 165 1234. 

If no response from the above numbers please call the following numbers: 

Etec Contracts Manager - Mike Graham 07736 908 328.

Etec Operations Manager - James Burton 07908 067 889. 

Etec Business Manager - David Shaw 07539 468 564.

Your dedicated RLO is Tony Murray, who will be happy to assist with any queries relating to the works. A Frequently Asked Questions sheet (FAQ) is available on request. 

If you have any further queries in the meantime, you can contact the Major Works Team. 

Fire Door Replacement Programme (all blocks excluding Horace Jones House)

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

Work is progressing well at Sumner Buildings, there were two properties outstanding to complete the project, access has now been granted to the two properties for completion of the project.  

Future Projects 

Concrete Testing and Repair

A concrete testing contract was procured to assess the current condition of the pre-cast concrete elements on the Southwark Estate blocks and to make any repair recommendations. A concrete repair contract will follow to remedy the defects noted.

Concrete Repairs at Southwark Estate have been postponed and will not commence until the window project renewal is completed. Concrete repairs start date Summer 2024. 

Current Projects

There are no current major works project on Sydenham Hill Estate.

If you have any further queries in the meantime, you can contact the Major Works Team. 

Future Projects

Fire Door Replacement Programme

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable).

Procurement for the Fire Door Replacement Project is underway at several other Estates. A measured survey for the doors to be replaced at the Sydenham Hill Estate will be scheduled for later in the year.

Future Projects

Windows Programme (including redecorations) 

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

Pre-tender section 20 leaseholder consultations for the services of a design team closed on 11 March 2024.  Following this the procurement for the design team will begin.  Subject to a successful tender, the statutory post-tender consultations will then be undertaken.  

Once appointed, the design team will be working alongside the project team undertaking pre-planning advice ahead of submitting a new planning application.  While the planning applications are underway the design team will also be working alongside the project team drawing specifications to re-tender for the works, which will also be subject to the statutory pre and post tender section 20 consultations with leaseholders.,

Subject to successful statutory consultations, tenders, planning consents and further committee approvals, the works are expected to start early 2025.

Fire Door Replacement Programme 

A programme of works programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable). 

Gerda who have been contracted to install the fire doors have almost completed the installation of the doors. There is one outstanding residential property, which we are currently working with our colleagues in the estate office to arrange for the works to be completed. 

There are also some of the communal doors still to be replaced, these required special testing, due to their unusual shape.  This has now been completed and they are now in fabrication, and will be installed in due course. 

Current Projects

Windows Programme (Including redecorations) 

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

Work progress:

Practical Completion of the project was achieved on 6 June 2024. 

If you have any further queries in the meantime, you can contact the Major Works Team.

Future Projects 

Fire Door Replacement Programme

A programme of works to replace all front entrance doors within the City Corporation Housing managed residential blocks of flats, the replacement of any communal corridor fire doors and fire escape doors from flats with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable). 

Procurement for the Fire Door Replacement Project is underway at several other Estates. A measured survey for the doors to be replaced at Windsor House will be scheduled for later in the year.

Current Projects

Communal Heating

Replacement Heating System for three larger blocks on York Way Estate. 

All works have now been completed for the communal heating. 

Any further queries regarding the heating works, please contact TSG or visit the site office located outside of Kinefold House. 

New Development of 91 Homes

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. 

A Resident Wide Construction Update meeting was held on 15 May 2024. 

Site Progress

Block A - Swaledale House – Roof level floor slab  completion was end of June. 

Block B - Herdwick House – Concrete frame works completion was end of June. 

Block C - Ryeland House – Concrete pour on fourth floor slab.  This was completed at the end of June. 

Block D - Abderdale House –Installation of floor to steel frame was completed end of June. 

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

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 & Respite Centre or email them at York Way-Higgins or call Ruzi Bibi on 07773 540 602.

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

Future Projects

Corridor Lighting and Redecoration of Internal Common Spaces

Project Briefing document completed and awaiting approval from Housing Programme Board.

Ventilation

Looking at the options for upgrade/replacement of the existing ventilation system. 

If residents have any issues with regard to the ventilation within their homes, these should continue to be reported through the repair system. The ventilation issue is to be considered as a future project, subject to need, and the necessary approvals being granted. 

Play Area Refurbishment

To update equipment within the play area.

This project is on hold as future play facilities are to be considered as part of the redevelopment works at York Way estate.