Barbican Resident Guide

 BEO have released a new version of the Barbican Resident Guide ...

 

Click here to read

 

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.

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

Noisy Work Hours amended

From the BEO:

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Noisy Work Hours amended

Barbican Contractors: 9am – 5pm

(Works carried out by our contractors (Metwin etc). They will try to not start before 10am but certain works need a full day to complete and may have to start from 9am). Emergency Works may have to take place outside of these hours.

Residents Private Contractors: 10am-4pm

Alterations in Leaseholders flats. (Please note there is no quiet period) if there are complaints of noisy work starting before 10am or after 4pm please contact the House Officer for your block.


City: 8am – 6pm eg road works, gas, electric water repairs & work not controlled by the Barbican Estate Office.

(Quiet times of 10-12 and 2-4 stipulated)

1 Golden Lane - How Big?

The redeveloped 1 Golden Lane will be much bigger, and more intrusive, than the current building.

Planning permission for the proposed redevelopment has been submitted (see the notice here).

You have until 5th May to make representations.  If you object to the plans make sure you include the word "object" in your objection otherwise it will be taken as merely a comment.

Send your representations to PLNComments@cityoflondon.gov.uk 

I have also received a flyer which gives a good sense of just how much bigger the proposed building will be: higher by no less than 20.39 meters (66.89 feet).  The flyer also points out that the proposed building will built out to be closer to Ben Jonson House, that there will be new entertainment terraces, and that refuse containers will be placed immediately in front of Ben Jonson House.

Click to read the whole flyer

1 Golden Lane (the ex UBS building) strip-out plan

 With UBS having vacated 1 Golden Lane, the building is to be redeveloped.  It is not clear yet exactly what "redeveloped" means, whether largely demolished and rebuilt as something else or merely cleaned up and re-fitted, but the first step is to strip-out the current internal fittings and drill some boreholes to study the ground beneath the building.

The work will be done by a firm called KpH who are, of course, considerate contractors.  Work details for the project were explained in the following letter and flyer, along with project contact details.

Click to read the letter and flyer

Here are the contact details from the letter ...

Borehole work by A2:

• Oliver Cottam: 0744 694 4137
• Richard Beaumont: 0756 565 0530

Strip-out work by KpH:

• Phil Dunt: 0770 338 1743
• Marius Sadauskas: 07985 038 9866 (this looks wrong, but is as given)
• Andrew Mackie: 0795 038 9866

Here's hoping the boring is boring and they don't find any lingering WWII ordinance!

Update ... here is the text of an email received by the house group on this topic

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Dear Stakeholder,

I am writing to you to inform you of the Soft Strip Out and Borehole works that are due to commence at 1 Golden Lane from January 2022. I would be very grateful if you could pass this information on to anyone living in proximity to 1 Golden Lane so that they can also be fully informed.

The Strip Out work will be confined to internal, non-heritage elements of the building to ensure noise, dust and other disruption will be kept to a minimum. Removing the internal finishes in the building at this early stage will provide a comprehensive understanding of the existing building to allow the proposal to maximise re-use opportunities and ultimately reduce the programme duration of the development and any disruption to our neighbours.

Borehole works will commence on Wednesday 12th January and run for approximately 5 business days until Tuesday 18th January. The Soft Strip Out works will commence on Monday 17th January and are expected to be complete at the end of March 2022.

The following works have been planned:

• Borehole/ foundation survey tests to the south elevation vehicle ramp
• Soft strip of materials internally to the building, including waste clearance
• Removal of external plant and finishes to terraces/ roof

Noise monitoring will be undertaken throughout the duration of the works and will be constantly reviewed to ensure that is remains compliant with The City of London regulations.

If you have any concerns or questions about the Borehole works, please contact A2 Site Supervisor, Oliver Cottam or A2 Project Manager, Richard Beaumont. Their contact details are below.

• Oliver Cottam – 07446 944137
• Richard Beaumont - 07565 650530

The Soft Strip on site hours are Monday to Friday from 8am to 6pm and Saturday from 8am– 2pm, albeit work will not commence until 9am. Operatives will arrive on site from 7.30am for registration and inductions.

If you have any concerns or questions about the Soft Strip Out works, please contact Site Managers Phil Dunt or Marius Sadauskas or Operations Director, Andrew Mackie. Their contact details are below.

• Phil Dunt - 07703 381743
• Marius Sadauskas - 079850 389866
• Andrew Mackie - 07950 389866

If you have any general questions about the project, please do not hesitate to email sgregory@conciliocomms.com or call our free phone number 0800 994 9322.

Kind regards,
Stephen Gregory
Account Executive
M: 07468 492 708
sgregory@conciliocomms.com
conciliocomms.com

London Office
131 Finsbury Pavement,
London, EC2A 1NT
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Water tank work - from 29th Nov

From the BEO:

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Cold Water Storage Tank Works - Ben Jonson House

Smart Managed Solutions working with City of London Corporation will be carrying out urgent works on the cold-water storage tanks over a two-day period, between Monday 29 November - Tuesday 14 December.

Residents affected will be sent a letter with precise dates and times of the disruption.

On day 1 there will be disruptions to properties between 10am - 4pm.

During this time, we will require you to NOT use any of the bathroom and bathroom fed services, this includes washing machines or dish washers ‘fed’ from the bathroom facilities.

On the second day engineers will carry out non-disruptive remedial completion works from 10am to 4pm.

Residents may wish to store a bath full of water for flushing the toilet on the day of disruptions. This will include opening/turning on of any bathroom taps between 10am until 4pm and the flushing of toilets from 10am – 4pm. Due to the nature of the work involved this may overrun, but you will be informed by our operatives.

Mains drinking water will not be affected.

Every effort will be made to keep noise levels to a minimum during the hours of 10am – 4pm

SMART operatives will visit a number of properties once the work is complete to ensure services have resumed as normal.

Following recent Government advise relating to COVID-19 all engineers will be wearing the correct and necessary PPE. Communal areas that workmen have to access with be sanitised before and after use.

If you require any further information please contact the Project Manager, Steve Hope on 07577 967907, Smarts main office on 01268 206188 or the City Project Manager.

This weekend: The Whitecross St Party

The Whitecross St. Party returns this year.  The 2021 event is entitled RISE OF THE NON CONFORMIST and will run from noon to 18:00 on the 11th and 12th of September.

The Poster

Event Map

Noisy Work Hours

The rules for noisy works (e.g. using power tools) have been updated.  In particular there is no longer a defined quiet period from 12:00 to 14:00 for resident/private contractor work.

I understand the quiet period was dropped because it was deemed to be unenforceable.  If you are being disturbed by works and/or need some quiet time to work (e.g. for a meeting) the recommendation now is that you knock on the door of the flat which is the source of the noise and ask for some quiet time, or that you ask the BEO or your house officer to contact the flat for you.

From the BEO
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Noisy Work Hours

Barbican Contractors: 9am – 5pm

Works carried out by our contractors (Metwin etc). They will try to not start before 10am but certain works need a full day to complete and may have to start from 9am. Emergency Works may have to take place outside of these hours.

Residents Private Contractors: 10am-4pm

Alterations in Leaseholder's flats (please note there is no quiet period). If there are complaints of noisy work starting before 10am or after 4pm please contact the House Officer for your block.

City: 

8am – 6pm eg road works, gas, electric water repairs & work not controlled by the Barbican Estate Office.
(Quiet times of 10-12 and 2-4 stipulated)

Barbican Prohibition Signs

From the BEO:

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Barbican Prohibition Signs

The new Barbican Prohibition Signs finally received planning consent on the 6 July and have been ordered. There are enamel, colourful measuring 300mm x 600mm approx. 1 foot high x 2 feet in width and scheduled to arrive by the end of August.

The new signs will be sited in approved locations in the main 'problem areas' of the estate where skateboarding, parkour, cycling and other forms of anti-social incidents have occurred most frequently. Wherever possible they will be sited nearby to the existing byelaw signs.

They will be erected in the agreed locations across the estate in early September.

Builders Yard - unnecessarily noisy and wasteful?

The use of the builders yard established beneath Ben Jonson House seems to be bizarrely inefficient, noisy and polluting. Is it possible the the contractor has no incentive to use the most efficient practice, and perhaps even the reverse (e.g. charging for additional vehicles and work)?

I have written to the City to suggest how the negative impact of the project and the builders yard can be reduced.  I'll not hold my breath for any practical response, but one can hope. 

Here is the body of my letter:
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Regarding the repaving works currently underway around the new Denizen flats on Golden Lane:
http://bjhg-blog.blogspot.com/2021/05/builders-yard-with-us-until-october.html

Since we'll be stuck with this project until October (or later if/when the project slips) I'd like to suggest some better work practices which will:

• Improve efficiency
• Reduce costs
• Reduce environmental impact
• Minimise noise impact on residences

The project is to work around the new Denizen flats, replacing the pavement surface. This involves digging up the existing surface, removing the waste material and installing new paving. The work will start at the junction of Golden Lane and Fann Street, proceeding west along Fann Street and follow the path around the Denizen to eventually end up back at the starting point. When viewed from above the project will move anti-clockwise around the Denizen.

The work will proceed by first clearing a few meters of old paving, preparing that area for new paving and then laying the new paving.

The current method in use as I type:

1. Remove the old paving material and place in a heap on the ground ahead of the current work area
2. From time to time, shovel the waste into a dumper truck
3. The noisy dumper truck shuttles back and forth from the work site to the builders yard area beneath Ben Jonson House
4. … and dumps the waste on the ground
5. From time to time a noisy truck with a grabber visits the builders yard to scrape up the waste back off the ground and into the back of the truck. The grabber truck waits for some time (engine running) while the dumper noisily makes several top-up trips.
6. New material is delivered to the builders yard
7. A noisy forklift shuttles the new material from the builders yard to the work site for installation

Suggested method:

1. Place a skip ahead of the old paving to be cleared
2. Remove the old paving material and place it directly in the skip. The skip will be removed from time to time to be replaced with a new skip a little further along.
3. The materials for the new paving are delivered to an area of pavement (perhaps protected using plywood) behind the current work area.
4. The cleared area is prepared and new materials installed
5. Replace any internal combustion powered site vehicles with electric alternatives.

The current method requires all materials to be moved several times:

• Waste is dug up, dumped on the ground, shovelled into the dumper, noisily shuttled to the builders yard, dumped on the ground again, noisily scraped up again by the grabber and driven away.
• New material is delivered to the builders yard and shuttled up to the current work site using a noisy fork lift vehicle.

The suggested requires far fewer moves:

• Waste is dug up and placed in a skip which is removed from time to time
• New materials are delivered to a point close to where they will be needed
• ... and any site vehicle still needed (if any) could be electric and thus less polluting

The suggested method saves time and effort for the people on the project and would have a significantly reduced impact on the environment from an air pollution and noise pollution perspective.

Since we’ll have to live with this project until October could we at least minimise the environmental impact and pain caused to residents?

Many thanks

Builders Yard - with us until October

The 28th May newsletter from the BEO has an item about "Public Realm Works" which will upgrade the pavements all the way around the new Denizen flats. The builders yard for this project, and the associated mess and noise, is located beneath Ben Jonson House on Golden Lane.

The project is due to last 21 weeks. So we can expect the builders yard to be around until October this year, or longer.

This is clearly quite a large project.  There will even be regular project update email messages if you sign up (see below).  It's a shame the people running the project didn't engage with residents before deciding to export the static noise and mess of the project from the work location around the Denizen to a builders yard beneath our homes.

Here is the notice from the newsletter:
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Public Realm Works in Fann, Viscount and Brackley Streets and Golden Lane

The works around the Denizen development at 43 Golden Lane started on Monday 24 May and will be delivered in phases to minimise impact on movement in the area, with one way system operating in Brackley, Viscount and Fann streets to accommodate vehicular access.

The works are contained to the footways around the newly completed development at 43 Golden Lane and to the works on Zebra crossing in Golden Lane. The full duration of these works is approximately 21 weeks.

For more information about the project visit www.cityoflondon.gov.uk/goldenlaneworks or email citypublicrealm@cityoflondon.gov.uk

Download the plan of works, you can also sign up to receive our regular project updates directly to your mailbox.

Builders Yard beneath Ben Jonson House

A builders yard has been established beneath Ben Jonson House in support of works happening on Fann Street.

The builders yard is shown in the image below which shows Golden Lane from beneath Ben Jonson House up to, and beyond Fann St.

There are temporary huts on the west side of Golden Lane close to the main exhibition hall entrance, on the other side of Golden Lane there is a waste storage area.

Waste is taken from the work site on Fann St to the street beneath Ben Jonson House by a dumper truck (which you can see heading south in the image).  The dumper truck tips the waste on the road.  A waste lorry (parked next to the waste heap in the photo) uses a grabber to scrape up the waste and load into the back of the lorry.  The lorry scrapes up the waste which is there when it arrives and then hangs around, engine running, while the dumper truck makes additional trips until the lorry is full.

The newly blocked junction between Beech St and Golden Lane is clearly a very handy place for 'considerate contractors' to dump their stuff.

Is this a wild-cat builders yard or has the City approved it?  Either way, what was the process by which the area beneath our homes was chosen to host this noisy yard, and why has this come as (yet another) complete surprise?

The yard in action

The project engineer for these works is Simon Roliston (sp?) on  +44 207 332 1588

The on-site person in charge is Bradley on +44 788 257 2461

... and rather than the 08:00 morning serenade of the dumper truck being started, could they perhaps use an electric dumper truck?  Surely that would make sense with the builders yard being right next to the ULEZ of the Beech Street tunnel?
 

Beech St. - Works in the tunnel

If you wondered what all that digging and drilling noise was all about ...

From the BEO:

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Beech Street Zero Emission Scheme – central reservation works update

Following feedback from residents we are improving access into properties located on Beech Street. Gaps in the central reservation have been made to allow vehicles to approach from the west (Aldersgate Street), making right hand turns into:

• Shakespeare and Defoe House car park
• Lauderdale Place

This will improve access for residents and their guests, delivery drivers and taxis. We are also notifying SatNav companies and Google Maps of the changes to the road layout.

For questions regarding the project email beech.street@cityoflondon.gov.uk

New Prohibition Signs - coming soon

From the BEO

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Prohibition Signs on the Estate

They'll look like this

The Barbican Estate Security Committee and the Corporation's Project Team have collaborated to revise the design of the prohibition signs across the estate. The new signs' development has taken into account present day activities.

The new signs will be sited in the main 'problem areas' of the estate (as defined by residents), where skateboarding, parkour, cycling and other forms of anti-social incidents have occurred. They will be in addition to the existing byelaw signs, wherever possible.

The design of the signs are visually in-keeping with the new Legible London signage across the estate.

Presently, the signs are still awaiting final listed building approval, and they will be installed once all is completed.

School Pergola - retrospective planning permission sought

Once again the Golden Lane Campus is running into planning issues.  This time the school have added structures to eastern play areas, including a pergola.  They did this without bothering with the planning process and have now applied for retrospective planning permission as explained in a letter from Islington council:

Click to read the whole letter

Any comments must be in by 2021-05-02.  See P2021/0328/FUL on the Islington planning web site.

One would expect that a retrospective application would have a higher bar to reach for approval (to discourage people from deliberately asking for forgiveness rather than permission in advance) so it unfortunate that the school did not do the right thing in the first place.  Let's hope that the amenity for the children (and indeed local residents) is not compromised by this mistake.

Good Neighbour Guide

From the BEO:

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Good Neighbour Guide

Compliance with a few basic rules and conditions will help to make life in the Barbican more enjoyable given the very high density living. Your attention is also drawn to the terms of your long lease or tenancy (as appropriate).

Do not make noise inside your flat and on balconies that could cause nuisance to your neighbours. This includes making/taking telephone calls on your balcony at unsociable hours and also closing doors quietly.

Please click here for further details. The Good Neighbour Guide is in the Resident Information Pack in Communal Living.

Noisy Emergency Works by sc64 (the Waitrose end door)

From the BEO

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Dear Residents

Barbican Centre drainage works at street level 

Whitecross Street staircase 64 Ben Jonson House

We have been advised by the Barbican Centre that they have had to arrange some urgent drainage clearance works (jetting) in the sprinkler plant room accessed from Whitecross Street. This room is located at street level at staircase 64 Ben Jonson House adjacent to the resident’s entrance into the block. The contractor will be using a generator and jetting tools both of which will create noise whilst the works are done.

It may be necessary for the contractors to close one end of the walkway (this is the walkway below the ramp, just past the Cote restaurant) whilst keeping one route open to the Ben Jonson s/c 64 street level door allowing residents to still come and go, they will  have signage to direct residents to the other way in/out if necessary.

The contractor will be on site on Friday 4 December morning carrying out the works to clear the drains, they hope that can have the drains completed and the works completed in one day.

If you have any further queries, please do contact me.

Yours Sincerely

Rebecca Bello
House Officer

City of London Barbican Estate Office, 3 Lauderdale Place, London. EC2Y 8EN

Switchboard 020 7029 3902

email barbican.estate@cityoflondon.gov.uk
www.cityoflondon.gov.uk
www.cityoflondon.gov.uk/beo