Spring BEO Progress Report

 From the BEO:

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Click to read

 

Window Frame Inspections from 17 March

from the BEO:

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Window Frame Inspections from 17 March - Ben Jonson House, Bunyan Court & John Trundle Court

Dear Residents,

As part of our window repair programme external surveys of all the windows of the top floor properties of the above blocks will commence on 17th March 2025. The surveys will involve abseiling to ensure all windows are surveyed and will commence at 09.00 until 17.00, latest each day Monday – Friday weather permitting. I will provide details of which blocks will be surveyed first closer to the 17thMarch. If your windows require any internal repair, please let me know so that I can programme the internal survey of these windows.

Don't flush those wet wipes!

From the BEO:

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Please consider what you flush
 

Unfortunately this week has seen another pipe blockage occur on the estate. As you can imagine these incidents are very unpleasant and stressful for both the residents affected and the staff who work to rectify the issue.

Please consider what you are flushing down your toilets, wipes are one of the biggest causes of blockages in pipes, and go on to cause flooding on the estate.

Wipes are often labelled as ‘flushable’, but regardless of any claims on packaging, wipes should never be flushed down the toilet as they are not compatible with our plumbing system. We kindly request that you, your guests, subtenants, or private cleaners refrain from flushing them down the toilet.

Our plumbing system, equipped with cast iron pipes, is particularly susceptible to snagging on anything other than toilet paper due to naturally occurring material imperfections which can easily lead to blockages and subsequent issues. The consequences of these blockages extend beyond inconvenience, causing significant distress to our lower floor neighbours and necessitating extensive and costly clean-up efforts by our contractors and staff.

To prevent the risk of future incidents, we urge all residents to ensure wipes are disposed of in bins rather than flushing them down the toilet. This simple action will greatly contribute to maintaining a pleasant living environment and drive down avoidable sewerage repair recharge costs for all residents. Thank you for your cooperation and understanding.

1 Golden Lane - Disingenuous Sound Measures

In their recent "Community Newsletter" for the 1 Golden Lane project, Midgard present the following table:

On the face of it these sound levels look fine, you'd think.  But look closer.  Midgard are giving measures using LAeq10 Hours in plain old dB ... this is about the best way to hide noise nuisance while coming across as all clever and technical.  But ...

LAeq (Equivalent Continuous Sound Level) is a flawed measure of sound nuisance which hides problematic peaks by averaging sound energy over long periods. The LAeq 10h measure used by Midgard averages over 10 hours, no doubt including the “Reduced impact hours” in the average.

Limitations of LAeq in more detail:

• Focuses on average energy: LAeq simply averages the sound pressure level over a specific time period. This doesn't account for fluctuations in the sound, which can be crucial for human perception of nuisance. A constant sound at a specific LAeq might be less bothersome than the same average level with frequent peaks or variations. The 1 Golden Lane work involves relatively brief bursts of extremely loud noise.
• Ignores frequency content: LAeq doesn't consider the frequency makeup of the sound. High-frequency sounds are generally perceived as more annoying than low-frequency sounds at the same LAeq level. For example, traffic noise with a lot of high-pitched engine sounds might be more bothersome than constant low-frequency hum from ventilation even if they have the same LAeq. The noise produced by the power tools in use on the 1 Golden Lane site is often of a high piercing frequency.
• Doesn't capture temporal aspects: LAeq doesn't consider how the sound changes over time. Sounds with sudden loud bursts or those that occur at night can be more disruptive than sounds with the same LAeq that are spread out evenly. Some of the noisiest work on the 1 Golden Lane site seems to be saved for the very start and very end of the permitted work times.

Alternative Measures that Midgard could use if they really wanted to be helpful:

• Lmax: This metric measures the maximum sound pressure level during a specific period. It's a good way to identify potential for sudden loud noises that might be startling or disruptive.
• Leq,n: This metric represents the equivalent continuous sound level for specific time intervals within the measurement period (e.g., Leq,1h for hourly levels). It provides a more detailed picture of how sound levels fluctuate over time.
• Frequency weighting: Weighting scales like A-weighting (dBA) and C-weighting (dBC) prioritize frequencies that humans perceive more readily. This helps provide a better understanding of how annoying a sound might be.

1 Golden Lane construction - noise

 In the "1 GOLDEN LANE EC1Y 0RR - Community Newsletter – May 2024" the contractors give the times they will be working during the rest of the project:

Click to read the whole newsletter

On the basis of their behaviour so far the contractor intends to make as much noise as they like during the hours they have given, except for a break from the noisiest work between 10 to noon and 14:00 to 16:00.  The City thinks this is fine.

Montcalm hotel redevelopment ... getting bigger

It seems that the Montcalm is to be enhanced.  It will be getting taller, of course.  The dark finished growth above the brickwork is the new floor (or floors):

Click to expand

More details here:  https://montcalm-at-the-brewery.co.uk/

And, of course there will be a "consultation":

Good afternoon all,

I hope you are well.

I am contacting you on behalf Montcalm Group regarding proposals for renewed investment in The Montcalm at the Brewery, 52 Chiswell Street.

Many thanks for taking the time to meet with the project team last month.

I am pleased to notify you that following several meetings with key stakeholders, our public consultation has now launched. As part of our commitment to early community engagement, we will be holding a drop-in public exhibition to share out plans.

This will take place at:
Date: Thursday 6th June
Time: 3pm- 7pm
Location: Samuel Room, Montcalm at the Brewery, 52 Chiswell Street, EC1Y 4SA

We very much hope to see you there.

For further information, please visit our consultation website, https://montcalm-at-the-brewery.co.uk/

In the meantime, if you would like to meet with the team or have any questions or comments, please do not hesitate to get in touch.

Kind regards,

Isobel

1 Golden Lane construction

A couple of documents have been released about the under-construction 1 Golden Lane office block.

• Construction Logistics
• Circular Economy Statement

And it will look like this:

Hefty