Housing Major Works 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 approximately 150 homes (located mainly on the Golden Lane Estate and Middlesex street Estate). A consultant (David Miles and Partners) has been appointed and is currently preparing a specification and schedule of works, ready for pricing by a direct award contractor. The intention is to start on site by July 20205.

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 with fire doors that give up to 60 minutes fire resistance (30 minutes as an absolute minimum where 60 minutes is not achievable)

Lot 1 (Holloway and York Way Estate)

This has fully completed on site. 

Lot 2 (Avondale Square Estate)

Works to the low-rise general needs' blocks are complete. Replacement of communal corridor doors within the Point Blocks remains on hold (pending resolution of an issue relating to the sprinkler installation), but this is expected to re-start in April 2025.

Replacements within Harman Close are also on hold, pending renewal of the fire alarm and warden call systems, for which consultancy services have been procured and the project is currently in design development. 

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

Works at Dron House and William Blake Estate are virtually complete, with the exception of one specialist electrical intake cupboard that is currently being fabricated, following extensive testing. 

Works to the communal doors in Petticoat Tower are scheduled to recommence in Summer 2025, following a temporary halt to accommodate a separate sprinkler installation project, which has now ended. 

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

Reform Architects have been appointed to lead the design work for Lot 4. There will be an initial focus on Sydenham Hill, due to specific challenges around the planning application process. The intention is for Isleden House and Spitalfields to be incorporated within separate stand-alone packages scheduled for delivery in 2024/25 and 2025/26, encompassing related fire-safety works. A measured survey for the doors to be replaced at Windsor House has been scheduled. 

The retrofit sprinkler project aims to install fire supressing sprinklers, and heat activated fire alarms inside all flats within particular Higher Risk Buildings (HRBs) 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. 

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

Avondale Square Estate (Point Block)

The majority of the communal installation work has been completed. Regrettably there has been a delay in final fittings, due to the landlord awaiting sign-off from Southwark Council Building Control. During the course of the works, our appointed contractor United Living have managed to gain access into over 95% of properties in the three Point blocks. 

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. We will keep you updated on further information. 

Petticoat Tower 

18 flats have been fully completed with sprinklers and fire alarm works. Our appointed contractor Harmony Fire has now completed their project and no longer has an active site presence.

A project 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, plus new flat entrance fire doors at Isleden House.

George Elliston and Eric Wilkins House 

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

The lead designer, Studio Partington has submitted a draft options appraisal for the scope of works and this will be jointly reviewed with officers. Once the scope is agreed, a formal report will be presented to 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 things proceed, but residents will be advised if this is the case. 

MUGA (Multi Use Ball Games Area) 

The renewal of the surfacing, fencing and facilities of the multi-use games area.

The City Corporation has obtained a report on how trees are affecting the MUGA and what can be done to prevent future damage once the area has been resurfaced. Further liaison with Southwark Council may be required to establish how the tree roots can be better managed going forwards.

The City Corporation is currently waiting update as to a potential grant funding opportunity, which could provide a means of accelerating the works. 

Please see information on Fire Door Replacement Programme under 'Multiple block projects and Programmes'

Great Arthur House 

There is a pending project to completely refurbish the roof at Great Arthur House, which is provisionally scheduled for delivery in 2027. The design team has been appointed, and the approvals process is underway in order to progress the design development. This project will be delivered by the New Developments and Special Projects Team. 

Window Refurbishment Programme and Associated Works

Refurbishment of window frames and installation of vacuum glazing, insulation of roofs/soffits and new 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) which have additional compliance requirements, by the end of September 2023. The buildings are currently in the process of being registered with the Building Safety Regulator (BSR).

Crescent House and the Wider Estate

Regrettably, this means there will be a delay to the windows refurbishment programme for both Crescent House and the wider estate. We are at an early stage in the design and planning process for the wider estate, but there will be a delay in the planning application submissions given that we now have to consider the new HRB classification and what it will mean in terms of additional works. 

The impact on the Crescent house programme is significant. Due to these developments, the two-stage tender process (the first stage of which had successfully been completed) has now been withdrawn. We are taking the opportunity to review the scope of works and will now include some fire safety elements. We are also planning to include essential planned maintenance work (such as electrical upgrades, fabric repairs and communal decorations) which were not previously included in the package. The intention is to rebrand the expanded scope of works for the entire estate, to be renamed as the Golden Lane Estate Investment Programme. 

The project Team has developed revised high-level programmes for Crescent House (Phase 1) and the wider Golden Lane Estate (Phase 2). We will be holding resident events for each phase in April/May 2025 where we will share a full presentation and answer questions. 

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 being combined with the ongoing sprinkler project and the planned kitchen and bathroom window refurbishment, as this is considered the most practical and efficient way to deliver the complete package of works. As soon as this has been formalised, residents will be contacted with an official update and explanation of the next steps in the process. This project will form part of the Golden Lane Estate Investment Programme.

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. We will provide further update in due course. 

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 has been determined that residents should be able to commence moving into the building from Autumn 2025. 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. 

Communal Heating System Improvement Works

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. 

A 'Meet the Contractor' event for Isleden House residents was held on Wednesday 13 November 2024  in the Community Room. 

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. 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. 

The works are now close to completion, with just a handful of properties outstanding. Once we have successfully gained access to the remaining dwellings and completed the installation works, we will be able to isolate and decommission the old system. 

The planning application for the exterior pipe work containment has been approved and arrangements are now taking place for the work to commence.

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

Artizan Street Landscaping Project and Concrete Repairs

The Major Works Team is currently in the process of combining the replacement of the canopy at Artizan Street (and associated works) with the outstanding concrete repairs to the stairwells and balconies on the estate.  Although planning approval has been secured for the canopy replacement, the design team needs to be fully appointed, and this project will need to be progressed via the approvals process. The expectation is that the works will be delivered in 2027.

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

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

Snagging works are currently being undertaken by ETEC on-site. Once the contractors achieve Practical Completion, a 12-month liability period will commence. During this period, any defects related to the newly installed windows or extract fans should be reported directly to us at Major Works Team. 

As the liability period approaches its end, we will contact you again to gather details of any outstanding issues or defects, which will then be passed on to the contractors for resolution. 

Please note, after the liability period expires:

• For secure tenants, any defects related to the new windows or extract fans should be reported to the Property Services department.
• Leaseholders will need to address such defects directly following their Lease Agreement. 

External Works (Concrete Testing and Repair & Roof Renewal & Communal Redecorations)

The Major Works Team is in the process of combining a range of external works into one complete package. Roof renewals to Stopher and Sumner Houses will be incorporated as part of this project, with the aim of being on site by 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 is being explored. residents will be provided with further update by September 2025, once provisional funding for the holistic package has been agreed. 

New Development of 110 Homes for Social rent

This forms part of the New Development and Special Projects Team's portfolio. The City Corporation's proposal for redevelopment of the Mais House and Otto Garages sites on the Sydenham Hill Estate will provide 110 new homes for social rent. 

Window Replacement including Redecorations

We wrote to residents in February to contact us directly, should they need to report any outstanding works or defects related to the new windows/mechanical ventilation.

The issues reported have been logged, batched and passed to the Contractors to address them as soon as possible, ideally by June 2025.

ETEC will be instructed to contact the resident and book an appointment to attend during working hours, in conjunction with a representative of the Major Works Team (either the allocated Project Manager or Clerk of Works). 

A thorough snagging inspection of the works will be undertaken, and we will be monitoring the outcome of these individual visits. 

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

Windows Programme (including redecorations) 

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

The design team brief is near completion and the tender for the services of the design team is expected to go live in April 2025. Once the tenders have been evaluated and the successful bidder identified, we will be undertaking statutory post tender section 20 consultations with leaseholders. 

Subject to a successful tender and section 20 consultation, 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 to mid-2027.

Flat Roof Replacement (including upgraded insulation)

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 site. The aim will be for delivery of the works in 2026.

Window Replacement Including Redecorations

We will be writing to residents in relation to the window replacement and communal redecorations project, which the warranty period is nearing to an end on 6 June 2025. 

We are aware that following individual inspections, there have been a significant number of enquiries regarding the quality of finish and missing parts in relation to the new windows and extract fans. 

We acknowledge that perhaps we could have improved our communications throughout the project and in particular, highlighted the snagging as an essential part of signing off completed works. Residents will be requested to contact us should they have specific concerns about the following aspects: 

• New windows operational system
• Internal making good around the windows
• Performance of new extract fans

ETEC will be instructed to contact the resident and book an appointment to attend during the working hours, in conjunction with a representative of the Major Works Team (either the allocated Project Manager or Clerk of Works).

A thorough snagging inspection of the works will be undertaken, and we will be monitoring the outcome of these individual visits. 

We will write to all residents with further update by the beginning of May 2025. 

The issues reported will be logged, batched and passed to the Contractors to address them as soon as possible, ideally by June 2025.

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 – Brickwork and internal partitions, Balcony waterproofing, Screeding.

Block B - Herdwick House – Brickwork and internal partitions, Balcony waterproofing works, Screeding.

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

Block D - Aberdale 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 around the site has been updated to display a historical timeline of York Way Estate. 

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 Process: 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 to 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 involve 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 & 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.

Corridor Lighting and Redecoration of Internal Common Spaces

This has been the subject of an accelerated procurement exercise due to urgency. The necessary approvals report is going through the final stages of senior-level sign off, following which we will be able to directly award the work as planned, with the intention of commencing on site by June 2025. This project is being delivered by the New Developments and Special Projects Team. 

Fire Alarm Detection System Upgrade

This is currently in the advanced stages of design development and will be shortly going out to tender in April 2025. Works are expected to start on site in June 2025, but residents will be contacted with further update in due course.  

Cyclical Painting and Masonry Repairs

This is currently in design development and is expected to go out to tender by late Summer 2025. Works are expected to start on site by April 2026. Residents will be provided with further update in due course. 

Security Upgrade including CCTV

Works are expected to start on site by early Autumn 2025. Residents will be provided with further update in due course. 

Renewal of Warden Call System, New Environmental Sensors and Extractor Fans.

This is currently in early stages of design development and is not expected to be on site until Autumn 2026 at the earliest. Residents will be provided with further update in due course.