Phase 2 Poduim Works

The Weekly Planning List from Sue Cox included details of the proposals for "Podium Phase 2". Podium Phase 1 tackled Beech Gardens and the north western part of the estate. Phase 2 will tackle Ben Jonson Highwalk and the north eastern part.

The reference number for the application is 22/01178/FULL and 22/01179/LBC. Search for those names here (the City web sited does not support direct links to applications for some reason):

https://www.planning2.cityoflondon.gov.uk/online-applications/

Here is my comment:

The proposal is a pretty shocking misallocation of funds, especially at a time of economic stress.

The photographs of stained and damaged tiles included in the phase 2 design and access statement could just as easily have been taken in and around Beech Gardens (the results of Phase 1) which has plenty of blocked drains and damaged tiles. Even the bucket shot could have been taken in offices below Beech Gardens long after Phase 1 was declared complete.

In retrospect, Phase 1 was a really bad idea mainly because the critical underlying issue was not addressed (the drains were not fixed first) but also because the end result is no better than the current state of the area slated for phase 2. Fixing the drains plus a well funded maintenance programme would have produced a much better outcome than the phase 1 project, and would have been far less stressful all around.

So rather than use the allocated funds on phase 2 as proposed, allocate tranches of the money to:

• >>> Fix the drains <<< (I know work for this is proposed in phase 2, but this should not just be a one-off "project" to fix the drains, rather it should be part of maintenance)
• Establish a rolling maintenance programme for the drains including a long term vision of how site drainage will evolve.
• Re-visit and repair the Phase 1 work at Beech Gardens. The drains should be fixed, of course, and damaged and stained tiles should be replaced as needed.
• Start a programme of rolling maintenance for the highwalks as a whole using best practice materials (e.g. for now, the tiles used on for Phase 1 Beech Gardens can be used to replace damaged tiles elsewhere).
• Remove Yellow Shed. Often promised and dangled as a carrot: "if you residents would only approve our latest plan X we promise to finally remove the shed!" ... only to recant and leave the shed in place (... a handy carrot for the future).
• Restore the automated drip water system. Should be fine with fixed drains. More efficient for staff & save water too.