Building Safety Strategy

 The BEO have sent out the Building Safety Resident Engagement Strategy for Ben Jonson House:

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Phase II: Drainage Defects Confirmed, But No Estate-Wide Strategy

 Further clarification has now been provided by Atkins and the City regarding the proposed Podium Phase II works.

Atkins have confirmed that CCTV drainage surveys were undertaken for podium downpipes within the Phase II area. According to Atkins, these surveys identified blockages and pipe defects requiring unblocking, repair and replacement as part of the proposed works.

Importantly, Atkins have also acknowledged that equivalent drainage remediation work was not undertaken as part of the earlier Phase I project.

This is significant because it now appears that substantial drainage defects have been identified within the podium drainage infrastructure itself, rather than the problem being solely one of failed waterproofing membranes or surface deterioration.

At the same time, Atkins continue to make clear that they were not asked to consider the podium drainage system from an estate-wide system level perspective. The City’s earlier FOI response also confirmed that:

• no estate-wide hydraulic modelling of the podium drainage system has been undertaken,
• no comprehensive estate-wide drainage strategy exists, and
• no drainage maintenance records are held for recent years.

In light of this, an obvious question arises: would funds be better directed toward comprehensive drainage investigation and remediation across the estate as a whole, incorporating the lessons from Phase I, before proceeding with another major programme of demolition, strip-back and resurfacing works?

Another important point is the scope of the surveys themselves. While CCTV investigation of downpipes may identify local blockages and defects, it remains unclear whether this amounts to a comprehensive assessment of the wider podium drainage system and its long-term performance.

The project therefore still appears to be a localised intervention rather than part of a coordinated estate-wide drainage strategy.

Given the scale, cost and disruption associated with the proposed works, these seem entirely reasonable questions to ask before irreversible enabling works proceed.

Phase II: Atkins Confirm No Estate-Wide Drainage Review

 

Following further correspondence with the City and Atkins regarding the Barbican Podium Phase II works, an important clarification has now been provided in writing.

Atkins have confirmed that they were not asked to consider the podium drainage system from an estate-wide system level perspective, but rather to focus on the specific water ingress issues affecting the Phase II area.

This appears to confirm that the current project should be understood as a localised surface intervention rather than part of a coordinated estate-wide drainage strategy.

That distinction matters because the City’s recent FOI response also confirmed that:

• no estate-wide hydraulic modelling of the podium drainage system has been undertaken,

• no comprehensive estate-wide drainage strategy exists, and

• no drainage maintenance records are held for recent years.

I have now asked for further clarification regarding what specific assessment of the drainage network itself has been undertaken even within the Phase II footprint.

For example, while trial holes and waterproofing investigations may help identify how water is entering the structure, they do not in themselves explain how the condition or performance of the drainage runs has been assessed, nor how confidence has been established that the proposed interventions will provide an effective long-term drainage solution.

Given the scale, cost and disruption associated with the proposed demolition and strip-back works, it seems reasonable that these technical questions should be satisfactorily resolved before irreversible enabling works proceed.

Podium Phase II: Progressing Without a Drainage Strategy?

The City has recently invited residents to a webinar on the Phase 2 podium works (details below).

By way of context, the response to a recent Freedom of Information request confirmed that:

• no estate-wide drainage strategy or modelling has been undertaken, and
• no drainage maintenance records are held for recent years.

Despite this, the City is continuing to progress the Phase 2 works, which are being presented as addressing long-standing drainage issues on the podium.

This is particularly notable given that similar drainage issues, including ponding, blocked drains and surface deterioration, are already visible on the western highwalk following the Phase 1 works.

This raises an obvious question: on what basis is it expected that these works will resolve drainage problems across the estate?

The webinar may be a useful opportunity to ask that question directly.

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Dear Residents,

Following my update on 9 March 2026, I’m writing to invite you to an online webinar to meet the contractor and hear about the enabling works planned for this summer.

While we continue to discharge the pre-commencement planning conditions required for the main works, we are pleased to confirm that Maylim have been appointed as the contractor to commence early enabling works due to start this summer, including the removal of the Yellow Link Building.

Date: Monday 18 May 2026 Time: 18.30 - 19.30

Register: Please click this link to register or contact the project team via info@barbicanprojects.co.uk

In the webinar, Maylim will introduce the team and outline the proposed programme for the enabling works, including phasing, access arrangements, working hours, noise and other key considerations.

This will be followed by a Q&A session so you can ask questions and understand how the works may affect you.

We hope you are able to attend, but don’t worry if you can’t make it. The webinar will be recorded, and the presentation and recording be available on www.barbicanprojects.co.uk afterwards.

If you have any queries on the webinar, please contact the project team via info@barbicanprojects.co.uk or 0800 772 0475.

Kind regards, Dan Sanders, Director of Property and Estate Management - Barbican

Heating Season Ends

 Heating will be going off on schedule.  From the BEO:

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Dear Residents,

We would like to remind residents that the Barbican Estate’s communal heating is scheduled to be switched off tomorrow, in line with the system’s standard seasonal operation.

The heating system typically runs from October through to April each year. This reflects the original design of the estate’s infrastructure and is consistent with guidance provided by the City of London Corporation. As a large, centralised system, it is not designed to respond to short-term changes in weather conditions, including occasional cooler days in spring.

The seasonal operation is intended to work alongside residents’ own supplementary heating arrangements, which form part of the overall approach to maintaining comfort during transitional periods when temperatures can vary.

We recognise that cooler mornings and evenings may still occur at this time of year, and residents may wish to use supplementary heating where needed following the switch-off.

Thank you for your understanding.

Podium Phase 2 works: FOI request for drainage strategy

I submitted a Freedom of Information request on 9 March asking what analysis and planning had been undertaken over the years in relation to estate-wide drainage across the Barbican podium.

I received the response today. In short, the answer is: very little.

The City confirms that there is no estate-wide drainage strategy, no system-wide modelling, and no meaningful record of drainage maintenance.

The response is, in my view, quite revealing.

Below is a short summary of the key points arising.

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Summary

The proposed Phase 2 podium works are being presented as a solution to long-standing drainage issues on the Barbican highwalks. However, information disclosed by the City of London under the Freedom of Information Act, together with earlier project documentation, raises serious questions about whether the underlying drainage problems are being addressed in a systematic and effective way.

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Key Findings

1. No estate-wide drainage strategy or modelling
The City has confirmed that:

• no estate-wide hydraulic modelling of the podium drainage system has been undertaken
• no comprehensive estate-wide drainage strategy exists

Drainage is therefore not being managed as a coherent system, despite persistent issues across the estate.

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2. No maintenance records for drainage infrastructure
The City has stated that:

• no records are held for drainage maintenance, blockages, or clearance over the past five years

This makes it difficult to assess:

• whether drainage problems are due to design or maintenance
• whether proposed works will lead to measurable improvement

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3. Phase 1 explicitly excluded drainage
A post-project technical review of earlier works states:

“This was a waterproofing project only… it would have been desirable to include podium drainage as well.”

Despite this acknowledged limitation, similar issues (ponding, blocked drains, surface deterioration) are already visible in the refurbished western highwalk.

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4. Investigations are local, not system-wide
Recent technical work has focused on:

• local leak investigations (e.g. Beech Gardens)
• thermographic and radar surveys
• structural movement monitoring

These are targeted diagnostics, not a comprehensive assessment of the drainage network across the estate.

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5. Works are being delivered on a phased, project-by-project basis
The City confirms that podium works have been developed:

• on a phased basis
• informed by local condition and individual project approvals

There is no evidence of a coordinated, estate-wide approach to drainage infrastructure.

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Implications

• The root cause of drainage issues appears to be systemic rather than localised
• Addressing drainage only within the Phase 2 footprint risks repeating the shortcomings of Phase 1
• Without modelling, strategy, or maintenance data, it is unclear how improved drainage performance can be assured

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Key Question

What estate-wide analysis has been undertaken to demonstrate that Phase 2 will resolve drainage issues at a system level, rather than simply within the project boundary?

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Conclusion

There is a clear risk that Phase 2 prioritises surface renewal and capital works over addressing the underlying drainage system across the Barbican Estate. A more effective approach would be:

• an estate-wide drainage assessment
• a coordinated maintenance and repair programme
• targeted surface works where required

Until such a strategy is in place, confidence in the long-term effectiveness of the proposed works is necessarily limited.

BEO enthusiasm for the Podium - Phase 2 works

The Barbican Estate Office is presenting Phase 2 as a major step forward for the podium. I am not persuaded. The real problem on the highwalks is drainage: drains that do not work properly and are not adequately maintained. Yet the proposed works are being promoted as though they will greatly improve conditions on the highwalks. That claim deserves scepticism.

We were told similar things around Phase 1, yet the western highwalk already shows puddles, blocked drains, staining and broken tiles. In practice, the result has been years of disruption followed by an area that looks little better and still suffers from the same underlying defects.

A more sensible approach would be an estate-wide programme of drain repair and maintenance, with local surface repairs where necessary, rather than another costly and disruptive capital project that risks treating the symptoms while leaving the cause in place.

From the BEO:
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Barbican Podium - Phase 2

Dear Residents,

We are very pleased to confirm the Barbican Podium Phase 2 Project has now received approval for funding at the latest Court of Common Council meeitng. This important milestone means the project can now move into the next stage, where a contractor will be formally appointed to carry out the works.

Over the course of this year, we will focus on discharging the necessary pre-planning conditions required before construction can begin. One of the key early activities will be the removal of the Yellow Link Building, currently planned for this summer. In parallel, the project team will work to resolve the remaining contractual and technical matters, with the aim of achieving a Spring 2027 start on site.

As the programme moves into delivery, responsibility for the project will transition to a combined leadership between the Barbican Estate Office (Dan Sanders) and the Barbican Centre (Philippa Simpson), reflecting the significant impact the works will have across both the residential estate and the wider Barbican Renewal programme. This joint approach will help ensure that the needs of residents, the cultural centre, and the estate are considered throughout the project, and that all activity and design is fully coordinated.

This is a very exciting moment for the Barbican. The podium refurbishment represents a once-in-a-generation investment in the long-term future of the estate, helping to protect and enhance one of London's most iconic environments. We are committed to working openly and collaboratively with resident groups across the estate, ensuring clear communication and engagement as the project develops and construction approaches.

A core element of the works is the comprehensive upgrade of the podium drainage system. Addressing long-standing issues with water pooling across the podium is a major priority of the project. The scheme will also incorporate the drainage improvements originally intended as part of Phase 1 podium works but not delivered at that time, ensuring a more robust and resilient drainage network for the future.

Beyond resolving these technical issues, the project will deliver a range of wider benefits for residents and visitors. These include:

Improved drainage and waterproofing, protecting the buildings and facilities located beneath the podium structure and ending the water pooling following rainfall.

Enhanced landscaping and planting, supporting biodiversity and contributing to a greener, more climate-resilient estate.

Long-term protection of the Barbican's heritage, through sensitive refurbishment that respects the estate's Grade II listed status.

Better accessibility and legibility of the podium, making routes and spaces clearer and easier to navigate.

Integration with the wider Barbican Renewal programme, helping to secure the future of the Barbican as a world-leading cultural and residential destination for the next 50 years.

Taken together, these improvements will help ensure that the Barbican podium remains a welcoming, resilient, and vibrant place for residents, visitors, and nature, while safeguarding the estate's unique architectural character for generations to come.

We look forward to continuing to work with residents and stakeholders as the project progresses.