High-level Programme Proposals
March 2025
The Project Team has developed two options for high level programmes for Crescent House (Phase 1) and the wider Golden Lane Estate (Phase 2). These have been shared with the Resident Liaison Groups (see Working Groups) and will be explained in more detail at the upcoming resident meetings.
Option 1: Dual package Approach (~20 years)
This works on the basis of decanting just one block at a time, 6 flats at a time and around 6 weeks per flat on average.
Crescent House would be prioritised due to the state of the windows. Decanting one block at a time will mean that window refurbishment work specifically will only commence elsewhere once Crescent House is completed – the programme will then progress block by block.
However, in this ‘dual package approach’, fire safety, electrical compliance and roof works that do not require decanting can progress elsewhere. These works could be undertaken while the Crescent House project is ongoing.
Option 2: Accelerated Programme (~10 years)
For the ‘combined package’ approach, a total of 12 flats would be decanted at a time, but as part of separate contracts with different main contractors. This would enable all works to be completed at one time in each block without splitting the work into two separate packages for 5 of the blocks, as with the 20-year programme. Therefore, the idea would be to adopt the same approach as Crescent House for all of the other blocks on the estate and to deliver the works to two blocks at a time, instead of one.
Indicative timelines for the 2 options can be seen by scrolling down below, or you can click on the buttons below to download the timelines as PDFs:
Option 1: Dual package Approach (~20 years)
Indicative Timeline 2025 -2045
This approach is based upon the following assumptions:
All blocks on the Golden Lane Estate will require decanting (apart from Stanley Cohen) to accommodate window refurbishment
City of London Corporation can only accommodate decanting of 1 block at a time due to resource limitations and availability of temporary accommodation
Decanting is based upon a rolling programme of 6 flats/maisonettes at a time for a period of 6-8 weeks
Works will be delivered as part of competitively tendered packages consisting either of a single block or groups of blocks (as indicated below).
Key:
Package 1: Roof covering replacement, fire safety and electrical works (does not require decant)
Package 2: Window refurbishment, ventilation, communal decorations and external fabric repairs (requires decant)
Package 3: Packages 1 & 2 combined
Package 4: Fire safety (including sprinklers and compartmentation), window refurbishment, ventilation, electrical works and internal communal decorations (potential decant, severe disruption expected as minimum).
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Crescent House - Package 3: Estimated start on site September 2027, estimated completion July 2031 |
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Timeline |
Key Milestones |
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Late March 2025 |
Electrical condition survey reports for Crescent House to be issued |
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Late July 2025 |
Completion of surveys and preliminary design work for Crescent House |
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August 2025 - February 2026 |
Planning Approvals and preparation of Tender - Crescent House |
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September 2025 - December 2025 |
Committee Approvals - Issue Report for Crescent House/Phase 1 (uplift in budget costs) |
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February 2026 - April 2026 |
Crescent House Package 3 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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April 2026 - June 2026 |
Tender Review and Evaluation - Crescent House |
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June 2026 - September 2026 |
Committee Approvals - Crescent House Tender + Section 20 consultation (Stage 2) |
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Early October 2026 |
Contract Award - Crescent House |
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October 2026 - June 2027 |
Gateway 2 Application to BSR (currently estimated at 8 months including Christmas shutdown) |
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June 2027 - September 2027 |
Contractor Mobilisation for Crescent House |
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Early September 2027 |
Estimated start on site for Crescent House Package 3 works, will require decanting |
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Mid-January 2028 |
Indicative earliest Crescent House decant |
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Mid-July 2031 |
Estimated completion of Package 3 works to Crescent House (based on current decant model of six households at a time) |
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Cuthbert Harrowing House - Package 1: Estimated start on site September 2027, estimated completion September 2028 |
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Timeline |
Key Milestones |
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Late March 2025 |
Electrical condition survey reports for Cuthbert Harrowing House to be issued |
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Early June 2025 |
Completion of surveys and preliminary design work for Cuthbert Harrowing House |
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July 2025 - July 2026 |
Bespoke Fire Door Testing, Planning Approvals and preparation of Tender - Cuthbert Harrowing House |
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July 2026 - October 2026 |
Cuthbert Harrowing House Package 1 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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October 2026 - December 2026 |
Tender Review and Evaluation - Cuthbert Harrowing House |
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January 2027 - March 2027 |
Committee Approvals - Cuthbert Harrowing House Tender + Section 20 consultation (Stage 2) |
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Early May 2027 |
Contract Award - Cuthbert Harrowing House |
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June 2027 - September 2027 |
Contractor Mobilisation for Cuthbert Harrowing House |
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Early September 2027 |
Estimated start on site for Package 1 works to Cuthbert Harrowing House, these do not require decanting: roof replacement, fire safety and electrical compliance work |
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Early September 2028 |
Estimated completion of Package 1 works to Cuthbert Harrowing House |
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Great Arthur House - Package 4: Estimated start on site June 2028, estimated completion June 2031 |
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Timeline |
Key Milestones |
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October 2026 - January 2028 |
NOTE: Expected refurbishment of Great Arthur House Roof (being managed by the New Developments and Special Projects Team) |
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Late April 2026 |
Completion of design for Great Arthur House Package 4 consolidated scope of works, including fire compartmentation, sprinkler system, window refurbishment, electrical compliance and internal communal decorations. |
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May 2026 - November 2026 |
Planning Approvals and preparation of Tender - Great Arthur House |
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November 2026 - January 2027 |
Great Arthur House Package 4 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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January 2027 - March 2027 |
Tender Review and Evaluation - Great Arthur House |
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March 2027 - June 2027 |
Committee Approvals - Great Arthur House Tender + Section 20 consultation (Stage 2) |
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Early September 2027 |
Contract Award - Great Arthur House |
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September 2027 - April 2028 |
Gateway 2 Application to BSR (currently estimated at 7 months including Christmas shutdown) |
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April 2028 - June 2028 |
Contractor Mobilisation for Great Arthur House |
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Mid-June 2028 |
Start on site for Package 4 works at Great Arthur House - should not require decanting, although expected to be very disruptive. |
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End of June 2031 |
Estimated completion of Package 4 works to Great Arthur House. |
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Basterfield, Bayer, Bowater and Stanley Cohen Houses - Package 1 (all 4 blocks to be delivered together as 1 contract): Estimated start on site November 2028, estimated completion December 2031 |
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Timeline |
Key Milestones |
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Early August 2026 |
Completion of surveys and preliminary design work for Basterfield, Bayer, Bowater and Stanley Cohen Houses |
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August 2026 - March 2027 |
Planning Approvals and preparation of Tender - Basterfield, Bayer, Bowater and Stanley Cohen Houses |
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March 2027 - June 2027 |
Package 1 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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June 2027 - September 2027 |
Tender Review and Evaluation - Basterfield, Bayer, Bowater and Stanley Cohen Houses |
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September 2027 - January 2028 |
Committee Approvals - Basterfield, Bayer, Bowater and Stanley Cohen Houses + Section 20 consultation (Stage 2) |
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Early March 2028 |
Contract Award - Basterfield, Bayer, Bowater and Stanley Cohen Houses |
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March 2028 - September 2028 |
Gateway 2 Application to BSR (currently estimated at 6 months) |
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September 2028 - November 2028 |
Contractor Mobilisation for Basterfield, Bayer, Bowater and Stanley Cohen Houses |
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Mid-November 2028 |
Estimated start on site for Package 1 works to Basterfield, Bowater, Bayer and Stanley Cohen (all are Higher Risk Buildings), these do not require decanting: roof replacement, fire safety and electrical compliance work |
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Early December 2031 |
Estimated completion of Package 1 works to Basterfield, Bowater, Bayer and Stanley Cohen Houses |
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Cullum Welch and Hatfield Houses - Package 3 (both blocks to be delivered together as 1 contract): Estimated start on site April 2032, estimated completion September 2035 |
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Timeline |
Key Milestones |
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Early August 2026 |
Completion of surveys and preliminary design work for Cullum Welch and Hatfield Houses |
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September 2029 - May 2030 |
Planning Approvals and preparation of Tender - Cullum Welch and Hatfield Houses |
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May 2030 - July 2030 |
Package 3 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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July 2030 - October 2030 |
Tender Review and Evaluation - Cullum Welch and Hatfield Houses |
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October 2030 - February 2031 |
Committee Approvals - Cullum Welch and Hatfield Houses + Section 20 consultation (Stage 2) |
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Early April 2031 |
Contract Award - Cullum Welch and Hatfield Houses |
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April 2031 - February 2032 |
Gateway 2 Application to BSR (currently estimated at 10 months including Christmas shutdown) |
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February 2032 - April 2032 |
Contractor Mobilisation for Cullum Welch and Hatfield Houses |
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Late April 2032 |
Estimated start on site for Package 3 works to Hatfield and Cullum Welch Houses, will require decanting |
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Early September 2035 |
Estimated completion of Package 3 works to Hatfield and Cullum Welch |
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Cuthbert Harrowing House - Package 2: Estimated start on site June 2036, estimated completion December 2037 |
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Timeline |
Key Milestones |
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Early August 2026 |
Completion of surveys and preliminary design work for Cuthbert Harrowing House |
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July 2034 - March 2035 |
Planning Approvals and preparation of Tender - Cuthbert Harrowing Houses |
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March 2035 - May 2035 |
Package 2 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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May 2035 - August 2035 |
Tender Review and Evaluation - Cuthbert Harrowing House |
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September 2035 - December 2035 |
Committee Approvals - Cuthbert Harrowing House + Section 20 consultation (Stage 2) |
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Early March 2036 |
Contract Award - Cuthbert Harrowing House |
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April 2036 - June 2036 |
Contractor Mobilisation for Cuthbert Harrowing House |
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Early June 2036 |
Estimated start of Package 2works to Cuthbert Harrowing House, will require decanting |
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Early December 2037 |
Estimated completion of Package 2 works to Cuthbert Harrowing House |
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Basterfield, Bayer, Bowater and Stanley Cohen Houses - Package 2 (all 4 blocks to be delivered together as 1 contract): Estimated start on site September 2038, estimated completion September 2042 |
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Timeline |
Key Milestones |
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Early August 2026 |
Completion of surveys and preliminary design work for Basterfield, Bowater, Bayer and Stanley Cohen Houses |
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Early October 2036 - December 2036 |
Package 2 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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January 2037 - April 2037 |
Tender Review and Evaluation - Basterfield, Bowater, Bayer and Stanley Cohen Houses |
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April 2037 - August 2037 |
Committee Approvals - Basterfield, Bowater, Bayer and Stanley Cohen Houses + Section 20 consultation (Stage 2) |
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Early October 2037 |
Contract Award - Basterfield, Bowater, Bayer and Stanley Cohen Houses |
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October 2037 - June 2038 |
Gateway 2 Application to BSR (currently estimated at 8 months including Christmas shutdown) |
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June 2038 - September 2038 |
Contractor Mobilisation for Basterfield, Bowater, Bayer and Stanley Cohen Houses |
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Mid-September 2038 |
Estimated start of Package 2works to Basterfield, Bayer, Bowater and Stanley Cohen Houses (to be grouped together as one contract) – all are categorised as Higher Risk Buildings and will require decanting (apart from Stanley Cohen). |
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Late September 2042 |
Estimated completion of Package 2 works to Basterfield, Bayer, Bowater and Stanley Cohen Houses. |
Option 2: Combined package approach (~10 years)
Indicative Timeline 2025 -2035
This approach is based upon the following assumptions:
All blocks on the Golden Lane Estate will require decanting (apart from Stanley Cohen) to accommodate window refurbishment
City of London Corporation can accommodate decanting of 2 blocks at a time using separate contracts and different principal contractors
Decanting is based upon a rolling programme of 6 flats/maisonettes at a time for a period of 6-8 weeks
Works will be delivered as part of competitively tendered packages consisting either of a single block or groups of blocks as indicated below
Key:
Package 1: Roof covering replacement, fire safety and electrical works (does not require decant)
Package 2: Window refurbishment, ventilation, communal decorations and external fabric repairs (requires decant)
Package 3: Packages 1 & 2 combined (requires decant and till take longer as a result)
Package 4: Fire safety (including sprinklers and compartmentation), window refurbishment, ventilation, electrical works and internal communal decorations (potential decant, severe disruption expected as minimum).
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Crescent House - Package 3: Estimated start on site September 2027, estimated completion July 2031 |
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Timeline |
Key Milestones |
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Late March 2025 |
Electrical condition survey reports for Crescent House to be issued |
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Late July 2025 |
Completion of surveys and preliminary design work for Crescent House |
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August 2025 - February 2026 |
Planning Approvals and preparation of Tender - Crescent House |
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September 2025 - December 2025 |
Committee Approvals - Issue Report for Crescent House/Phase 1 (uplift in budget costs) |
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February 2026 - April 2026 |
Crescent House Package 3 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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April 2026 - June 2026 |
Tender Review and Evaluation - Crescent House |
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June 2026 - September 2026 |
Committee Approvals - Crescent House Tender + Section 20 consultation (Stage 2) |
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Early October 2026 |
Contract Award - Crescent House |
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October 2026 - June 2027 |
Gateway 2 Application to BSR (currently estimated at 8 months including Christmas shutdown) |
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June 2027 - September 2027 |
Contractor Mobilisation for Crescent House |
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Early September 2027 |
Estimated start on site for Crescent House Package 3 works, will require decanting |
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Mid-January 2028 |
Indicative earliest Crescent House decant |
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Mid-July 2031 |
Estimated completion of Package 3 works to Crescent House (based on current decant model of six households at a time) |
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Cuthbert Harrowing House - Package 3: Estimated start on site September 2027, estimated completion March 2029 |
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Timeline |
Key Milestones |
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Late March 2025 |
Electrical condition survey reports for Cuthbert Harrowing House to be issued |
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Early June 2025 |
Completion of surveys and preliminary design work for Cuthbert Harrowing House |
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July 2025 - July 2026 |
Bespoke Fire Door Testing, Planning Approvals and preparation of Tender - Cuthbert Harrowing House |
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July 2026 - October 2026 |
Cuthbert Harrowing House Package 3 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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October 2026 - December 2026 |
Tender Review and Evaluation - Cuthbert Harrowing House |
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January 2027 - March 2027 |
Committee Approvals - Cuthbert Harrowing House Tender + Section 20 consultation (Stage 2) |
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Early May 2027 |
Contract Award - Cuthbert Harrowing House |
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June 2027 - September 2027 |
Contractor Mobilisation for Cuthbert Harrowing House |
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Early September 2027 |
Estimated start on site for Package 3 works to Cuthbert Harrowing House, will require decanting. |
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Mid-January 2028 |
Indicative earliest Cuthbert Harrowing House decant |
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Mid-March 2029 |
Estimated completion of Package 3 works to Cuthbert Harowing House (based on current decant model of six households at a time) |
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Great Arthur House - Package 4: Estimated start on site June 2028, estimated completion June 2031 |
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Timeline |
Key Milestones |
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October 2026 - January 2028 |
NOTE: Expected refurbishment of Great Arthur House Roof (being managed by the New Developments and Special Projects Team) |
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Late April 2026 |
Completion of design for Great Arthur House Package 4 consolidated scope of works, including fire compartmentation, sprinkler system, window refurbishment, electrical compliance and internal communal decorations. |
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May 2026 - November 2026 |
Planning Approvals and preparation of Tender - Great Arthur House |
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November 2026 - January 2027 |
Great Arthur House Package 4 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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January 2027 - March 2027 |
Tender Review and Evaluation - Great Arthur House |
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March 2027 - June 2027 |
Committee Approvals - Great Arthur House Tender + Section 20 consultation (Stage 2) |
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Early September 2027 |
Contract Award - Great Arthur House |
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September 2027 - April 2028 |
Gateway 2 Application to BSR (currently estimated at 7 months including Christmas shutdown) |
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April 2028 - June 2028 |
Contractor Mobilisation for Great Arthur House |
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Mid-June 2028 |
Start on site for Package 4 works at Great Arthur House - should not require decanting, although expected to be very disruptive. |
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End of June 2031 |
Estimated completion of Package 4 works to Great Arthur House. |
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Basterfield, Bayer, Bowater and Stanley Cohen Houses - Package 3 (all 4 blocks to be delivered together as 1 contract): Estimated start on site November 2030, estimated completion December 2034 |
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Timeline |
Key Milestones |
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Early August 2026 |
Completion of surveys and preliminary design work for Basterfield, Bayer, Bowater and Stanley Cohen Houses |
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March 2028 - December 2028 |
Planning Approvals and preparation of Tender - Basterfield, Bayer, Bowater and Stanley Cohen Houses |
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March 2029 - May 2029 |
Package 3 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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May 2029 - July 2029 |
Tender Review and Evaluation - Basterfield, Bayer, Bowater and Stanley Cohen Houses |
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July 2029 - November 2029 |
Committee Approvals - Basterfield, Bayer, Bowater and Stanley Cohen Houses + Section 20 consultation (Stage 2) |
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Early January 2030 |
Contract Award - Basterfield, Bayer, Bowater and Stanley Cohen Houses |
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January 2030 - November 2030 |
Gateway 2 Application to BSR (currently estimated at 10 months) |
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Mid-November 2030 |
Estimated start on site for Package 3 works to Basterfield, Bowater, Bayer and Stanley Cohen (all are Higher Risk Buildings), will require decanting |
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Early December 2034 |
Estimated completion of Package 3 works to Basterfield, Bowater, Bayer and Stanley Cohen Houses |
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Cullum Welch and Hatfield Houses - Package 3 (both blocks to be delivered together as 1 contract): Estimated start on site April 2032, estimated completion September 2035 |
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Timeline |
Key Milestones |
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Early August 2026 |
Completion of surveys and preliminary design work for Cullum Welch and Hatfield Houses |
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September 2029 - May 2030 |
Planning Approvals and preparation of Tender - Cullum Welch and Hatfield Houses |
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May 2030 - July 2030 |
Package 3 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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July 2030 - October 2030 |
Tender Review and Evaluation - Cullum Welch and Hatfield Houses |
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October 2030 - February 2031 |
Committee Approvals - Cullum Welch and Hatfield Houses + Section 20 consultation (Stage 2) |
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Early April 2031 |
Contract Award - Cullum Welch and Hatfield Houses |
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April 2031 - February 2032 |
Gateway 2 Application to BSR (currently estimated at 10 months including Christmas shutdown) |
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February 2032 - April 2032 |
Contractor Mobilisation for Cullum Welch and Hatfield Houses |
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Late April 2032 |
Estimated start on site for Package 3 works to Hatfield and Cullum Welch Houses, will require decanting |
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Early September 2035 |
Estimated completion of Package 3 works to Hatfield and Cullum Welch |
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Cullum Welch and Hatfield Houses - Package 3 (both blocks to be delivered together as 1 contract): Estimated start on site April 2032, estimated completion September 2035 |
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Timeline |
Key Milestones |
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Early August 2026 |
Completion of surveys and preliminary design work for Cullum Welch and Hatfield Houses |
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September 2029 - May 2030 |
Planning Approvals and preparation of Tender - Cullum Welch and Hatfield Houses |
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May 2030 - July 2030 |
Package 3 Tender for 10 weeks, subject to any reasonable requests for extension from potential tenderers |
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July 2030 - October 2030 |
Tender Review and Evaluation - Cullum Welch and Hatfield Houses |
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October 2030 - February 2031 |
Committee Approvals - Cullum Welch and Hatfield Houses + Section 20 consultation (Stage 2) |
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Early April 2031 |
Contract Award - Cullum Welch and Hatfield Houses |
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April 2031 - February 2032 |
Gateway 2 Application to BSR (currently estimated at 10 months including Christmas shutdown) |
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February 2032 - April 2032 |
Contractor Mobilisation for Cullum Welch and Hatfield Houses |
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Late April 2032 |
Estimated start on site for Package 3 works to Hatfield and Cullum Welch Houses, will require decanting |
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Early September 2035 |
Estimated completion of Package 3 works to Hatfield and Cullum Welch |
KEY BUDGET DECISIONS
Master timeline & Key decisions: