Click on ‘Agenda Item’ for minutes and links to all reports – quotes below are provided from main reports or minutes.
21 OCTOBER 2025 | Housing Management and Almshouses Sub-Committee
Agenda Item 13
Housing Major Works Programme – Progress Report
GOLDEN LANE MAJOR WORKS RENEWAL PROGRAMME
Phase 1 – Crescent House
- Crescent House has been included as part of a Higher Risk building (HRB) registration, covering Hatfield House and Cullum Welch.
- Further to a review of the scope in early 2025, there is active consideration of additional works, including fire safety, electrical compliance, communal decorations and external fabric repairs. Subject to detailed surveys and design development, an updated cost plan has been produced and will form part of a Gateway 4 Issues report, scheduled for presentation at CCS Committee in November.
- Consequently, the two-stage tender from Summer 2024 was withdrawn and will be replaced with a single-stage tender (incorporating a Pre-Construction Services Agreement and a Main Works contract), once the revised scope has been fully incorporated and the statutory approvals process has been completed.
- The 7 original bidders were all notified of the decision to withdraw the tender and were provided with a further update in July 2025 as part of a formal Pre-Market Engagement exercise held at the GLE Community Centre (attended by 30+ contractors).
- It is anticipated that the works will be tendered in April/May 2026 and that the revised planning application will be submitted in January 2026, further to a scheduled planning consultation event in late November 2025.
- A further Leaseholder update letter is being prepared for issue in October 2025.
- A Resident Consultation event was held on 8 April for Crescent House specifically, featuring a full presentation and Q&A session with the project team.
Phase 2 – Wider Golden Lane Estate
- Of the remaining blocks on the estate, Bowater, Bayer, Stanley Cohen and Basterfield are all similarly affected in terms of HRB status and have been registered with the Building Safety Regulator (BSR).
- Design work and testing is continuing for the Wider Estate blocks; initial planning applications (for roof covering replacement and window refurbishment only) were ready for submission in January 2025 but will now be staggered in line with plans for a revised scope (mirroring Crescent House) once the programme for the entire estate has been finalised.
- Window repair works (frames only) have been completed in three vacant flats (which served as temporary pilot properties) and these have now been returned to allocations. Exploratory work is continuing in one of the Bayer House maisonettes, which will be used as two-bedroom temporary accommodation whilst the contract works are being undertaken in Crescent House. Planning approval for the pilot works was successfully obtained in the summer.
- A Resident Consultation event was held on 1 May for the wider estate specifically, featuring a full presentation and Q&A session with the project team.
– Greg Wade, Head of Major Works, Housing
19 JUNE 2025 | Community and Children’s Services
Agenda Item 10
3 JULY 2025 | Policy and Resources
Agenda Item 7
SUMMARY
This report sets out financial challenge of the 10-year Housing Investment Programme. It identifies a capital funding shortfall of £84 that cannot be met by the Housing Revenue Account. It also identifies the need for revenue – estimated at £1.5m per annum – to support additional staff to meet regulatory compliance and deliver the programme.The report notes the progress of the Golden Lane Investment Programme and the establishment of a Golden Lane Transformation and Advisory Board.
– Peta Caine, Director of Housing
MINUTES
The Committee received a report of the Executive Director, Community & Children’s Services concerning the financial challenge of the 10-year housing investment programme.Officers emphasised the importance of the Housing Investment Programme, clarifying that it applies to all estates under the City’s landlord responsibilities – not just individual ones. A Member raised concerns about potential confusion among residents regarding service charges, and it was stressed that the programme is not about new homes but rather investment in existing social housing stock.
It was noted that the programme outlines a 10-year investment plan, based on current estimates and indexed projections. However, it was discussed that the figures are not based on fully developed or tendered projects, and therefore subject to change. Contingency has been included, but Members were cautioned about the limitations of forecasting costs over such a long period.
Attention was drawn to paragraphs 18 and 19 of the report, which propose the creation of a governance group – referred to as a transition or advisory board – for the Golden Lane Estate. This group would mirror the successful steering group model used at Middlesex Street, which improved collaboration between officers, members, and residents. Members supported the proposal, recognising the value of resident input and engagement.
The discussion acknowledged the historical neglect of social housing by the Corporation and celebrated the progress made in prioritising housing investment. Despite this, a funding gap of £84 million remains, and Members discussed the constraints on using Housing Revenue Account (HRA) funds. Suggestions were made to explore the use of climate budget allocations, although this would require adjustments to current strategy timelines.
Concerns were raised about cost escalation, referencing the Black Raven Court project where costs more than doubled. Officers responded by detailing efforts to improve cost accuracy through early contractor engagement, sample surveys, and market analysis. Nonetheless, they reiterated that final costs would only be confirmed upon receipt of tenders.
Leaseholder recharges were discussed, with an estimated £47 million over ten years – averaging £52,000 per property. Clarification was sought on whether this figure assumes full leaseholder contribution or accounts for landlord responsibilities. Officers confirmed that the estimate is conservative and that further legal review of lease terms is underway.
Staffing costs were also addressed, with a projected £1.5 million increase to support the programme. Recruitment is not yet underway, but the figure reflects anticipated needs across compliance and delivery. The plan includes front-loading resources and tapering off through efficiencies and technology, aiming to create a sustainable HRA model for the next 30 years.
The Committee reaffirmed its support for the governance group proposal and acknowledged the need for accurate figures and inclusive planning to ensure the success of the Housing Investment Programme.
RESOLVED – That, the report be noted.
30 APRIL 2025 | Community and Children’s Services
Agenda item 14
30 JUNE 2025 | Housing Management and Almshouses Sub-Committee
Agenda Item 11
Golden Lane Estate Update Briefing – Major Works and Associated Issues
SUMMARY
Proposals approved by Members in March 2023 around window and roof replacement on the Golden Lane Estate (GLE) gave an incomplete picture of the work and resources required.It also emerged late in 2024 that all required residential blocks on GLE had not been registered as required with the Building Safety Regulator. This has been rectified. However, this has prompted consideration of electrical upgrade, fabric repairs, fire safety, and redecoration works that were not previously included in the £29m package.
The March 2023 programme was not fully funded and unidentified Housing Revenue Account (HRA) were needed to deliver that plan.
To execute the works 2 options have been assessed these are a 20- and 10-year programme commencing 2025. The team has been asked to focus on working up the high-level costs needed to develop a 10-year programme to inform the decision making.
Continued steps have been taken to support and communicate more effectively with affected residents. We are in discussion with GLERA in the first instance on a number of issues arising from the further delay of this project.
– Peta Caine, Assistant Director, Housing
NOTES FROM MINUTES (CCS)
The Committee received a report of the Executive Director, Community and Children’s Services concerning an update on the Golden Lane Estate, Major Works and Associated Issues.Officers explained that the report aims to provide a comprehensive background on the Golden Lane estate and the current challenges, as it represents a significant area of ongoing work. They specifically requested attention be drawn to the winter measures section, which acknowledges the impact of project delays on both tenants and leaseholders. In response, it was noted that the team is collaborating with the Residents’ Association to develop a winter measures plan to be implemented before the upcoming winter. This initiative builds on previous efforts and is supported by additional resources. A follow-up report with proposals for decision will be presented at the June committee meeting, serving as an early heads-up for Members.
16 JANUARY 2025 I Community and Children’s Services
Agenda Item 16
QUESTIONS RAISED BY MEMBERS
What has caused the further delays to the Crescent House Windows replacement project?
The delays are due to bio-safety issues and the inclusion of external works that were not part of the original programme.Why weren’t residents informed about the delays?
The project team had a meeting in November with members of the Crescent House CSG to explain the issues and promised to provide an overarching programme by the end of January.What impacts will the delays have on the wider estate?
The delays have caused significant frustration among residents, particularly leaseholders, due to the increasing costs of the works.Who will bear the costs of the works?
There are ongoing discussions about who will bear the costs. Partial advice has been received from the legal team, and further advice is being sought regarding the heating issue and the improvement versus repairs issue.What is the scope of the project?
The project scope includes not just window replacements but also other pressing works such as electrics, fire doors, and concrete repairs.What are the plans for future meetings with residents?
The team is planning future meetings with residents and will send out a letter with more information shortly.
13 JANUARY 2025 | Housing Management and Almshouses Sub-Committee
Agenda Item 6
Housing Major Works Programme – Progress Report
PROGRESS OF NOTE ON KEY PROJECTS
Phase 1 – Crescent House
- A two-stage tender process was initially considered the most appropriate route to market for a project of this complexity. Stage 1 ended on 13 August and was followed by a thoroughly in-depth evaluation process. Of the 7 tenderers which expressed initial interest, 5 were provisionally selected to proceed to the second stage.
- Some concerns regarding the proposed bespoke form of contract resulted in a Legal review and a change from Measured Term to a Standard Building Contract with Approximate Quantities.
- Crescent House has now been included as part of a Higher Risk building (HRB) registration, covering Hatfield House and Cullum Welch.
- Further to a review of the scope and meetings with residents, there is now active consideration of additional works, including fire safety, electrical compliance, communal decorations and external fabric repairs. Subject to detailed surveys and design development, an updated cost plan should be available by early August 2025.
- Consequently, the two-stage tender has been withdrawn and will be replaced with a single-stage tender, once the revised scope has been fully incorporated and the statutory approvals process has been completed. The 7 original tenderers have all been notified of the decision to withdraw the tender and will be provided with a further update in April 2025.
- Estimated project cost is £13m: decant costs have not been factored into this figure and the expansion of the scope is expected to result in an Issues Report, which will request approval for additional funding.
- Legal advice on leaseholder recovery has been sought and remains pending. This information is critical for the Stage 2 S20 consultation.
Phase 2 – Wider Golden Lane Estate
- Of the remaining blocks on the estate, Bowater, Bayer, Stanley Cohen and Basterfield are all similarly affected in terms of HRB status and are currently being registered with the Building Safety Regulator (BSR).
- Design work and testing is continuing for the blocks of the Wider Estate; planning applications will be ready for submission in January 2025 as intended, but will now be staggered in line with plans for a revised scope (mirroring Crescent House) and once the programme for the entire estate has been fully developed.
- Estimated cost of phase 2 is £17m but this will need to be reviewed in due course.
- Window repair works (frames only) have been completed in three vacant flats (which served as temporary pilot properties) and these have now been returned to allocations. Exploratory work is continuing in one of the Bayer House maisonettes, which will be used as a two-bedroom temporary accommodation flat whilst the contract works are being undertaken in Crescent House.
– Greg Wade, Head of Major Works, Housing
NOTES FROM MINUTES
Golden Lane Estate: Questions were raised about the delays in the Crescent House and wider estate projects. It was explained that the delays were due to the buildings being classified as higher risk, which required additional safety assessments and registration.
28 NOVEMBER 2024 | Housing Management and Almshouses Sub-Committee
Agenda Item 5
Housing Major Works Programme – Progress Report
PROGRESS OF NOTE ON KEY PROJECTS
Phase 1 – Crescent House
A two-stage tender process was considered the most appropriate route to market for a project of this complexity and is currently underway. Stage 1 ended on 13 August and has been followed by a thoroughly in-depth evaluation process. The project team has proceeded with due care, given the importance of selecting the right profile of contractor. Of the 7 tenderers which expressed initial interest, 5 have been provisionally selected to proceed to the second stage. The form of proposed contract is currently under review by Legal, with the project team opting to revert to an industry standard form of contract rather than the Corporation’s bespoke documentation, due to the complexity of the delivery programme. Legal opinion has also been sought in relation to recoverability of costs, with specific reference to large-scale decanting and the prospect of converting leasehold flats from gas to electric heating. This information is critical for the Stage 2 (Notice of Estimate) S20 consultation.Phase 2 – Wider Estate
Design work and testing is continuing for the blocks of the Wider Estate; planning applications are expected to be submitted in January 2025. A consultation event for residents was held 3 October and was positively received. Window repair works (frames only) have been completed in three vacant flats (which served as temporary pilot properties) and these have now been returned to allocations. Exploratory work is continuing in one of the Bayer House maisonettes, which will be used as a two bedroom temporary accommodation flat whilst the contract works are being undertaken in Crescent House.– Greg Wade, Head of Major Works, Housing
NOTES FROM MINUTES
Golden Lane Estate: Concerns were raised about the timeline, costs, and scope of works, including the need to address common parts and decanting plans. The Deputy Chairman emphasised the need for a detailed plan and clear communication with residents.General Concerns: Members expressed concerns about project delays, costs, and the need for better planning and communication with residents. Officers acknowledged these issues and committed to providing more detailed updates and plans in future meetings.
9 OCTOBER 2024 | Housing Management and Almshouses Sub-Committee
Agenda Item 6
Housing Major Works Programme – Progress Report
PROGRESS OF NOTE ON KEY PROJECTS
Phase 1 – Crescent House
The procurement process is currently underway; It’s a two-stage tender. Stage 1 closed 13 August, the evaluation process is currently underway and proceeding with due care due to the risk to the project if the wrong profile of contractor should be selected. The issue of stage 2 of the tender is anticipated by late October. Legal opinion in terms of recoverability of costs as well as considering issues such as status of decanting costs and costs relating to converting leasehold flats to electric heating has been sought. This information is critical for the Stage 2 S20 consultation.Phase 2 – Wider Estate
Design work and testing is continuing for the blocks of the Wider Estate; planning applications are expected to be submitted in January 2025. A consultation event has been arranged for residents on 3rd October.– David Downing, Acting Head of Major Works, Housing
NOTES FROM MINUTES
Programme Overview: It was noted that the current major works programme was valued at £110 million, covering works completed and those in progress. This did not include future works, which are estimated at £30 million.Governance: Members noted that there was a need for robust governance on major projects, similar to the approach used for the Middlesex Street project, to ensure effective management and communication.
Acceleration of Programme: Discussions included the possibility of accelerating priority issues within the programme, considering financial support and capacity to move projects forward more quickly.
Net Zero Considerations: Officers informed Members the programme included considerations for achieving net zero, with support from the City of London Corporation’s Climate Action Strategy team.
Golden Lane Project: Emphasis on the importance of governance for the Golden Lane project, with plans to implement a governance structure in November was expressed.
3 JUNE 2024 | Housing Management and Almshouses Sub-Committee
Agenda Item 10
Housing Major Works Programme – Progress Report
PROGRESS OF NOTE ON KEY PROJECTS
H40a – Window Refurbishment, Roofing, Ventilation and Heating (Crescent House)
Listed Building Consent and Planning application for the whole block has now been approved. Tender documents are being finalised ahead of publication of stage 1 of the tender which will be advertised in late June/early July. Once the pricing document is ready it will be presented for legal opinion in terms of recoverability of costs as well as considering issues such as status of decanting costs and costs relating to converting leasehold flats to electric heating.H40b, c, d, e – Window Refurbishment, Roofing and Ventilation (Golden Lane Estate Remaining Blocks)
Much of the design work for Stanley Cohen and Cullum Welch is now complete but awaits some final pieces of work to be completed such as structural surveys and embodied carbon assessments. Additional budget to support his work and to refurbish void flats ready for decanting was approved at the last Community & Children’s Services Committee. Once the funds have been made available on the City’s financial systems the relevant consultants and contractors can be instructed to progress this piece of work.– David Downing, Acting Head of Major Works, Housing
17 APRIL 2024 | Housing Management and Almshouses Sub-Committee
Agenda Item 6
Housing Major Works Programme – Progress Report
PROGRESS OF NOTE ON KEY PROJECTS
H40a – Window Refurbishment, Roofing, Ventilation and Heating (Crescent House)
Listed Building Consent and Planning application for the whole block has now been approved. The project requires the tender documents to be finalised and this has slipped due to internal delays setting up the budgets. The tender will not be advertised until early May once the pricing document has been finalised and specific planning conditions discharged.H40b, c, d, e – Window Refurbishment, Roofing and Ventilation (Golden Lane Estate Remaining Blocks)
Much of the design work for Stanley Cohen and Cullum Welch is now complete but awaits some final pieces of work to be completed such as structural surveys and embodied carbon assessments. There has been a delay in setting up the budgets, so this work is on hold until the relevant consultants can be instructed to complete this piece of work.– Jason Hayes, Head of Major Works, DCCS Property Services
30 JANUARY 2024 | Housing Management and Almshouses Sub-Committee
Agenda Item 6
Housing Major Works Programme – Update Report
PROGRESS OF NOTE ON KEY PROJECTS
H40a – Window Refurbishment, Roofing, Ventilation and Heating (Crescent House)
Window Refurbishment, Roofing, Ventilation and Heating for Crescent House has now received planning and listed building consent. Officers are working with colleagues in procurement to finalise the full scope of work and produce the tender documents.H40b, c, d, e – Window Refurbishment, Roofing and Ventilation (Golden Lane Estate Remaining Blocks)
A Gateway 4 Detailed Options Appraisal recommending the repair of existing frames with the installation of vacuum glazing was approved at the November 2023 meeting of the Community & Children’s Services Committee. Work to this part of the project is awaiting budgets to be set up, so consultants can be commissioned to finish the design work.– Jason Hayes, Head of Major Works, DCCS Property Services
NOTES FROM MINUTES
There had been advancements on Golden Lane Estate and a pilot project had been ongoing at Crescent House. Feedback regarding this project had exceeded officers’ expectations, as the pilot project had received positive reviews, and officers confirmed that vacuum glazing had helped to improve thermal comfort inside the property due to the creation of effective insulation. Officers informed the committee that an architect had been living in the property to ensure that the property is properly tested to its full potential; the architect had been monitoring heating costs and testing the creation of moisture and humidity within the property. Officers also met with residents in the week prior to demonstrate how the ventilation system works.
29 NOVEMBER 2023 | Housing Management and Almshouses Sub-Committee
Agenda Item 6
Housing Major Works Programme – Update Report
PROGRESS OF NOTE ON KEY PROJECTS
H40a – Window Refurbishment, Roofing, Ventilation and Heating (Crescent House)
Work to the pilot project is now complete and open house events have now been held with the various stakeholders. The planning application, which was submitted in the spring, has had more than five objections, and therefore needs to be seen at the meeting of the Planning & Transportation Committee in December. Tender documents have been prepared as far as possible to reduce further delays and await inclusion of any planning conditions before procurement commences. We continue to work closely with residents to move this project forward. Due to the delays with the planning application, work on the wider Crescent House project is unlikely to start before June 2024.
H40b, c, d, e – Window Refurbishment, Roofing and Ventilation (Golden Lane Estate Remaining Blocks)
A Gateway 4 Detailed Options Appraisal recommending the repair of existing frames with the installation of vacuum glazing was approved at the November 2023 meeting of the Community & Children’s Services Committee, with the budget set at £17,874,000. Design work continues, with applications for Listed Building Consents set to be submitted in April 2024.STAFFING RESOURCES
19. As highlighted at previous meetings of this Sub-Committee, we continue to have significant problems in recruiting the required staff to help deliver the Major Works Programme. Having had some success in the recent past, we are once again experiencing difficulties in attracting the number and calibre of staff we require. We do still have vacancies within the team and, we continue to try and recruit to these vacant posts as quickly as possible.– Jason Hayes, Head of Major Works, DCCS Property Services
24 OCTOBER 2023 | Housing Management and Almshouses Sub-Committee
Agenda Item 6
Housing Major Works Programme – Update Report
PROGRESS OF NOTE ON KEY PROJECTS
H40a – Window Refurbishment, Roofing, Ventilation and Heating (Crescent House)
Work to the pilot project is nearing completion now that the vacuum glazing has arrived on site. The pilot flat is undergoing major refurbishment that will allow residents to see a fully finished flat with the completion of all work to the windows and the installation of the ventilation and heating systems. The planning application, which was submitted in the spring, has had more than five objections and therefore, needs to be seen at the meeting of the Planning & Transportation Committee in December. Tender documents are still being prepared in order to reduce further delays and, we continue to work closely with residents to move this project forward. Due to the delays with the planning application, work on the wider Crescent House project is unlikely to start before June 2024.H40b,c,d,e – Window Refurbishment, Roofing and Ventilation (Golden Lane Estate – Remaining Blocks)
Estimated costs have now been received to allow us to progress this project for the remaining blocks on the Golden Lane Estate forward to an application for Listed Buildings Consent, planning and, to commence with the tender process. The next stage in the Gateway process is approval by the relevant committees of a Gateway 4C report, requesting approval to the budget to take the remaining estate to tender. The Resident Liaison Group (RLG) for the wider estate has now met twice and will continue to meet monthly.– Paul Murtagh, Assistant Director Housing and Barbican
17 APRIL 2023 | Housing Management and Almshouses Sub-Committee
Agenda Item 5
Housing Major Works Programme – Progress Report
PROGRESS OF NOTE ON KEY PROJECTS
H40a – Window Refurbishment, Roofing, Ventilation and Heating (Crescent House)
A Gateway 4 report was approved by the Community and Children’s Services Committee at its meeting on the 13 March, which included approval for the recommended option of repair of the hardwood frames, the installation of vacuum glazing and associated heating and ventilation works at Crescent House. Further approval is being sought from Operational Property & Project Sub-Committee, via urgency if possible, or at its meeting on 17 April meeting, to allow for the project to
proceed as recommended.H40b,c,d,e – Window Refurbishment, Roofing and Ventilation (Remaining Blocks)
A further report entitled ‘Major Works Refurbishment Programme – Golden Lane Estate’ was also approved by the Community & Children’s Services Committee on the 13 March, which included approval for an expedited Major Works Refurbishment Programme for the Golden Lane Estate. This allows for an expanded option for the repair/refurbishment of existing window frames and associated roofing, heating and ventilation works. The report set out a revised scope of works and updated estimated costs and budgets.– Paul Murtagh, Assistant Director Housing and Barbican
13 MARCH 2023 | Community and Children’s Services
Agenda Item 9a
Major Works Refurbishment Programme – Golden Lane Estate FOR DECISION
SUMMARY
The purpose of this report is to seek members approval for a proposal for an expedited Major Works Refurbishment Programme for the Golden Lane Estate that includes an agreed expanded option for the repair/refurbishment of existing window frames and, associated roofing, heating and ventilation works.RECOMMENDATIONS
Members of the Community and Children’s Services Committee are requested to:Agree to the overall estimated cost of £29,054,000 for the Major Works Refurbishment Programme for the Golden Lane Estate, to be funded from the current provision for the HRA Major Works Programme. Affordability is subject to making ongoing revenue savings from 2025/26 and will need to be kept under review.
Agree to the proposal (Option 4) outlined in this report for an expedited Major Works Refurbishment Programme for the Golden Lane Estate that includes an agreed expanded option for the repair/refurbishment of existing window frames and, all associated roofing, heating and ventilation works.
Agree to Option 2 outlined in this report for repairing/refurbishing the windows and installing new vacuum glazing as part of the expedited Major Works Refurbishment Programme on the Golden Lane Estate.
– Paul Murtagh, Assistant Director Housing and Barbican