Long awaited plan for Golden Lane Estate met with scepticism from residents

The Golden Lane Estate in London is one of those rare housing schemes recognised far beyond the confines of its locality.

Designed by the same architects as its Brutalist neighbour, the Barbican, it has been heralded over the years for its distinct aesthetics and compact living arrangements – only now it’s effectively falling apart.

The estate featured heavily in the hit Apple TV show, Slow Horses, with Gary Oldman and co. attending local restaurants and their fictional Slough House HQ located across the road.

Sitting on the border of the City of London and Islington, it is a striking complex, with a focus on shared amenities and public spaces reflective of the post-war period in which it was built.

There is however a growing sense of frustration among residents with the City of London Corporation, the freeholder, over delays to essential refurbishment works and rising costs.

Residents have for years been pushing for upgrades to the estate, with issues from mould and damaged concrete pillars to rotting windows affecting homes for more than two decades.

The Local Democracy Reporting Service (LDRS) understands residents were told back in the early noughties that a schedule of works would be carried out to bring the estate up to scratch.

These have however been pushed back time and again. The latest plan, published last month, revealed the Corporation is now hoping to complete the refurbishments by 2035, with the cost having risen from £29 million to £105m.

At a recent Policy and Resources Committee meeting, Alderman Vincent Keaveny suggested delisting the Golden Lane Estate in a bid to bring the sums down.

A spokesperson for the City of London said the increase in costs reflects the decision to deliver the improvements over 10 years rather than 20, “in direct response to feedback from our residents”.

Sue Pearson, a former Corporation councillor and Chair of the Golden Lane Estate Residents’ Association (GLERA), however described the new sum as “disappointing”, adding: “Its new timescale of 10 years for completing the works will of itself increase the total cost, and cause the downward spiral to continue. For those in flats that won’t be completed until the end of the 10-year programme this is a further worry.”

‘In 10 years a window can just disintegrate’

In a tour of the estate last week, the LDRS was shown some of the issues plaguing residents, which they claim have been worsened by years of inaction by the Corporation. These ranged from water damage affecting ceilings and causing cracks on concrete, leaks, damaged window frames, mould, discoloured panels and other instances of disrepair.

Pablo Abellan, who has lived in Crescent House since 2003, said he first reported issues with his windows to the Corporation in 2013.

While some works have been done, such as applying a waterproof membrane, he claimed these have failed to address the underlying problems and only made things worse. Mr Abellan said when complaining about their windows residents have previously been told full repairs will be done as part of the larger project.

“But this has been so many years,” he said. “In 10 years a window can just disintegrate.”

For many residents there are concerns about the practicalities of the refurbishment, such as how the decant will be managed while it is being completed.

For leaseholders, who occupy around half of the homes, there is however an additional worry: cost.

This is due to leaseholders being liable to contribute towards certain expenditure on the estate, such as maintenance or repairs.

Paul Lincoln, a long-time leaseholder, said there are people who bought properties via Right to Buy and so may not have the money to fork out huge sums to support the works.

He said: “A lot of people exercised Right to Buy and probably thought it would be a good thing for themselves or to hand over to their children, and didn’t realise in their 90s they would then have this massive obligation.”

The ongoing delays and lack of a firm plan have also affected some people wishing to sell, the residents said.

Ms Pearson said a couple of decades ago leaseholders were told when they bought a flat on the estate work on the windows and other major refurbishments would be done within five years and cost around £12,000.

“The windows still haven’t been done, and the cost is still unknown,” she said, “but we can be sure it will be a multiple of that sum and meanwhile the rot continues.”

Ms Pearson added: “It’s so stressful for residents, they want their flats improved but, because the project has become so big, they worry about having to move out and all the work that has now become necessary because of the years of delay.”

Mr Abellan added: “Between residents and the Corporation there is no trust, because there have been so many promises over the years and the only indication that they are planning to spend a little bit extra is because they cancelled the Smithfield Market transfer to East London.”

‘A £205m investment’

A spokesperson for the City of London Corporation said: “The safety and comfort of our residents is our top priority. A dedicated improvement programme has begun at Golden Lane Estate, with window and fire safety upgrades, maintenance improvements, better thermal efficiency, and redecoration.

“This is part of a £205m investment in major improvement works across our 12 housing estates, including upgrades to kitchens, bathrooms, heating, lifts, and fire safety.

“We continue to deliver a responsive repairs service at the estate, prioritising essential health and safety work, while carrying out targeted improvements to windows, roofing, and other key areas.

“The overall cost reflects the decision to deliver these improvements over a much shorter timescale – reducing the proposed programme from 20 years to 10 – in direct response to feedback from our residents.

“We will ensure that any impact on residents is minimised. Consultation and engagement remain central to this process and there will be a comprehensive plan to deliver this.”

As noted above, the £105m earmarked for the Golden Lane Estate is part of a wider £205m to be spent on fixing up the Corporation’s homes. Of that £84m is yet to be secured, with work being done by the Corporation to plug the shortfall.

Alderwoman Martha Grekos proposed a motion at the Court of Common Council last month calling on the Corporation to explore liquidating some of the assets held in its multi-billion-pound endowment fund, the City’s Estate, to accelerate housing repairs.

However an amended motion was passed that does not commit specifically to taking cash from the City Estate.