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

White Cross Street Ramp Closed Thu 21st March

From the BEO:

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Dear Residents,

I am writing to inform you that the ramp on White Cross Street by Staircase 64, Ben Jonson House, will be closed tomorrow (Thursday 21 March), all day, due to repairs taking place on the drains and associated pipework.

There will be barriers in place as well as signs directing to the ramp round the back of Ben Jonson as an alternative.

We apologise for any inconvenience this may cause.

Kind Regards,
Barbican Estate Office

Highwalk still leaks

Further confirmation that the City's mega projects to strip back and relay the surface of the highwalks was a poor choice.

Rather than establish a boring on-going maintenance programme to fix the drains and carry out essential repairs the City awarded themselves a capital project to completely resurface the western end of northern Barbican highwalks.  The project took ages, inconvenienced residents for years and cost a fortune.  In the end the highwalk looks little better than it did before (some say worse) and the water penetration problems, the excuse for the project in the first place, remain.

The City are currently trying to justify a re-run of this disaster at the eastern end of the northern part of the Barbican highwalks, Ben Jonson Highwalk and its neighbours.

The number one priority in this context should be to fix the drains as part of a long term on-going maintenance programme ... but no.

And then the City acts all surprised when water penetration is *still* causing problems on the western highwalk illustrating that the resurfacing project was, in many ways, worse than useless.

As reported in the latest Barbican Estate Bulletin:

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Podium repair work - Beech Gardens


Property Services have been carrying out work to resolve a leak into the reception area of Nuffield Health. An area of podium tiling had been lifted and waterproofing work carried out to cure the leak.

Museum of London: Move progress

 Here is an item from the BBC about how the packing is going in the Museum of London's move from London Wall to Smithfield:

Click to read the article

Noisy pavement work @ 1 Golden Lane

Noisy pavement work started this morning in front of 1 Golden Lane (which was the UBS building).

The City must have at least given the go-ahead for this.

Did they bother to let nearby residents know in advance?

Nope.

1 Golden Lane - A post demolition pause before the build?

The good new is that we have the atrocious noise of the demolition behind us.  The less good news is that the construction phase is due to begin and this will bring a whole new set of aural delights.

But it is not clear when the construction phase will begin.  Mc Gee have completely vacated the site, even the scaffolding has gone (a bit surprising).

So, time to enjoy a bit of quiet while at the same time hoping that we won't be left with a half completed building project as a neighbor for too long!

Here is the farewell note from Mc Gee:

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Good morning,

As you may have seen we have been demobilising on the 1 Golden Lane site as our phase of works are now complete. We officially left the site on Friday 23^rd February 2024.

At this moment in time, the contractor that will be carrying out the next phase of works at 1 Golden Lane has not been confirmed. However once confirmed we will have a handover where things including neighbourly matters and sensitive receptors will be discussed.

In the meantime, if you need to contact anyone regarding 1 Golden Lane, please contact Thomas Woolf, t.woolf@gardiner.com.

Please can you confirm If you would like me to pass on your email address to the client so they can give it to the next contractor, to include their mailing list. Until we receive approval from you, we will not share your email address.

Finally, I would like to say a huge thank you for your patience, understanding and feedback whilst we have carried out our work. We appreciate fully how our works impacted you at times, and by incorporating your feedback we have remained committed to carrying out our project in the least impactful way possible.

It has been lovely speaking to and meeting with so many of you and I wish you the best for the future.

Thank you from the whole of the McGee 1 Golden Lane team!

Kind regards

1 Silk Street - Culture Survey

I suspect a "culture survey" is the latest means by which developers hope to placate residents while they press ahead with what they wanted to do in the first place.

Here we go ... this is via the Ben Jonson House Group:

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Dear Neighbours,


1 SILK STREET – CONSULTATION

The developer of Silk Street has appointed the multi-disciplinary culture agency called Things Made Public to "devise a site-specific cultural and community offer within 1 Silk Street, genuinely driven by consultation with local people." We only received the info a day or so ago, hence the tight deadline for responses.

As part of phase 1 the agency decided to:

do a culture survey targeted at residents of the Barbican Estate and Golden Lane Estate,
ask for people's details so that they can get in touch to do some further in-person consultation,
target those that haven't had the opportunity to express their views.

There are some important questions which may influence the types of facilities considered by the developer of the site. If you have the time, please take part in the survey by 26th February.

https://www.surveymonkey.com/r/SJ2RB3X

Best wishes,

<Ben Jonson House>

 

 

 

 

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Temporary Window Repairs

From the BEO:

Dear Residents,

Please see attached communication updates from the Barbican Project Manager, Graham Sheret, with regard to temporary window repairs to your three blocks.

This work will start tomorrow, Wednesday 14 February, on John Trundle Court and Bunyan Court. The team intend to complete the temporary repairs within 4 weeks. Please note this work is weather dependant.

Click to read the notice

48 Chiswell Street - office redevelopment with terraces!

48 Chiswell Street – application now live with Islington Planning Dept:

How it may look - click for details

Top balcony inspections

The Projects Department inform that on Tuesday 9 January from 10:30am, the City of London Project Manager, Graham Sheret will be walking along the top floor balconies of John Trundle Court, Bunyan Court and Ben Jonson House. He will be accompanied by a contractor.

I'd guess they will be looking for leaky doors etc.

BJH AGM - Wed 2024-01-31

 The Annual General Meeting of Ben Jonson Residents will be taking place at 7pm on the Wednesday 31^st January in the Lilac Room (basement area of Seddon House, opposite the BEO offices in Lauderdale Tower).  We will be offering light refreshments to all who come along.

The Agenda, Minutes of the 2023 AGM and the Chair's report will be sent out a little closer to the meeting date.