Frequently Asked Questions

Police Occupancy

  • The Eastern Base development is part of a wider strategy that will see the majority of City of London Police accommodated at its new Salisbury Square headquarters in Fleet Street. The site will be a key operational component of the future City of London Police’s Estate and act as a base of operations in the eastern part of the City. It will provide a facility for local community policing and, along with 2 Salisbury Square, will form the backbone of the City of London Police’s future accommodation, with Bishopsgate Police Station no longer being part of the police estate and the building released for redevelopment.

  • - There will be dedicated office space for officers to fulfil their administrative duties

    - Locker rooms for changing and showering

    - Meeting rooms for briefings

    - Storage areas for essential equipment

    - Secure parking for police vehicles

    - There will be no custodial facilities

    - Police dogs will be present on-site but not kept overnight.

  • No loss of currently allocated resident car parking spaces – all permitted spaces will be re-provided

    No loss of storage spaces, though some basement storage areas will move to a different area of the car park

    Improved lighting and security, additional CCTV and access-controlled entry

    A management plan will be put in place to ensure service vehicle access is maintained

    Seven new accessible electric vehicle charging bays will be provided

    More cycle storage, accessed via a new cycle lift to enable bikes to be taken from ground floor to basement

    Space in the ground floor service yard for waste collections or delivery vehicles to function

    Improvements made to Artizan Street including new gates, entry barriers and traffic lights

    New planting and active frontage displays in Gravel Lane, details to be agreed following further consultation

    Podium garden repaired, redesigned and refurbished, including a height increase to the central section of the podium

    New community gym to be provided at Unit 20 Gravel Lane


    There may be increased activity during shift changes, however the peaks will not be during anti-social hours

    Low levels of activity at night - subject to operational demands/emergencies

    No City of London Police signage is proposed, or any other features that identify the Eastern Base as a police facility

    No parking spaces allocated for Officer’s own vehicles (aside from the dog handling unit, who will park in the compound)

    Police access via dedicated entrances on Gravel Lane, to avoid residents and Police

    Officers sharing residential lift and stair areas

    More Police Officers in the area contributing to a feeling of safety, security and reducing crime and anti-social behaviour

  • A Noise Impact Assessment has been completed, assessing noise from the vehicle movements associated with the proposed Eastern Base. The assessment demonstrates that the change in noise due to increased vehicle movements will not be significant, when compared to existing use of the site.

    The instruction to Police Officers at Middlesex Street Estate is that they should not use sirens when exiting the estate in routine circumstances. The exception to this would be in certain emergency situations or in the event of a major incident, or if their way out is being blocked or hindered then sirens may be used. Most police vehicle movements however will not result in the use of sirens at locations close to the Eastern Base development. With regards CoLP trucks parking on surrounding streets, CoLP have confirmed that these will be moved to a new site at Walbrook Wharf.

  • City of London Police has set up a dedicated email address for parking issues at Middlesex Street Estate. Please contact them directly to report any breaches of the parking regulations at MiddlesexStreet.Dev@cityoflondon.police.uk

The Podium

  • As part of the proposed works, the height of the central part of the podium will increase by approximately 37cm. This needs to happen for several reasons, detailed below.

    All police properties require perimeter protection against a range of potential current and future threats. This is enshrined in the Home Office/Ministry of Justice and Centre for the Protection of National Infrastructure (CPNi) Design Guidance for Police Facilities and, applies to both new and refurbishment projects.

    Where the physical structure of the building cannot be constructed to achieve the required level of protection then an additional ‘stand-off zone’ must be provided to prevent direct access to the structure. On the MSE podium the concrete structure above the CoLP element provides insufficient levels of protection, so we therefore need to add a vertical stand-off zone. This is being implemented in conjunction with the application of the new waterproofing and thermal insulation to minimise the impact.

    The use of the accommodation directly below could possibly change during the lifetime of the facility and therefore physical protection levels provided at the outset of the project must be based upon the potential worst case security risks.

    The works to replace the podium are also necessary due to leaks and the failure of the waterproof membrane. These works will enable the existing failed waterproof membrane to be replaced and the thermal performance of the existing construction upgraded which will enhance the lifespan of the structure and avoid ongoing maintenance costs for residents.

  • There will be no loss of amenity, we are improving the space and increasing amenities – including community garden room, canopied meeting space, improved seating and tables and improved play facilities.

    The central part of the podium will be accessed by steps and shallow ramps. The current layout of the podium already creates access routes into the defined seating and play areas. These access routes are circulation routes into the main amenity spaces of the podium. What is proposed is no different from this approach other than the circulation routes are via shallow rise steps or 1:21 gentle slopes. Use of 1:21 slope access (which do not require handrails under Approved Document M of the Building Regulations) will continue to make the podium accessible to all, as confirmed by the projects’ accessibility consultant. The edges will be protected by planting, there will be no unprotected drops.

  • The Gardening Club at Middlesex Street Estate were made known to the project team early in the podium design process and representatives from this group attended the podium walkaround in March 2023 and the follow-up workshop in April to meet with the landscape designer and give their feedback.

    The Gardening Club have sent correspondence to the landscape architect with information and context on the development of the podium over the years. Comm Comm has also invited them specifically to consultation events to register their views. The lead members of the gardening club attended the Public Consultation in May 2023.

    It has been noted that residents are concerned about losing established greenery, and the design team have worked hard to retain as many as possible. The group of mature trees and evergreen shrubs located near to the ball court are being retained. Larger trees and shrubs in other planting beds are unlikely to survive being moved. Replacement trees and shrubs will be provided, including a number of large specimen plants, to provide an early visual impact while smaller plants establish. The project will see an overall net increase in planting in excess of 20% by area.

    The Gardening Club wish to be involved in the lifting and transplanting of some plants during the refurbishment process. It is agreed that the Gardening Club will be consulted, and a specialist nursery will be used to lift and transplant as many of the existing plants as is practical and will store them off-site until construction has been completed. The podium will benefit from a new planters, greenhouse, storage, water butts and irrigation systems.

    In the next phase of design, we will undertake a planting workshop which members of the Gardening Club and residents with a particular interest in gardening will be invited to attend. This will take the same format as previous workshops, with a walk around of the podium and feedback session to show planting options.

  • There are a number of other facilities that will be secured for residents as a result of the Eastern Base project. These include:

    • A community garden room

    • Covered meeting/play space (with canopy)

    • Improved play space

    • Improved seating and tables

    • Improved ball cage

    • A resident’s gym in unit 20 of Gravel Lane (accessed via the Podium)

    • Improved CCTV and security

    • Improved lighting in public spaces (including car parks)

Car and Cycle Parking

  • No – every current car parking permit will be honoured, although it will be necessary to move the location of some of these allocated spaces.

    Two traffic surveys have been undertaken during the course of the project, the first in December 2022 and a second one (at the request of the CSG) on 18th, 20th and 23rd May 2023. The second survey was undertaken after concerns from residents that the December 2022 survey was not a true reflection of traffic movement on the estate and that additional car parking provision was required.

    As a result of the second survey, the number of car parking spaces was increased from 34 (originally proposed) to 43, including 6 accessible bays. There are currently 29 permits to park in the basement and 5 permits to park on the ground floor. Overall, the final proposal offers an additional 9 spaces in addition to the current number of reported permits. In addition, there will be 7 active EVC charging bays, with another 7 bays allocated for future installation if required.

  • As currently, there will be visitor car parking available, with 9 visitor/delivery spaces available. The intention is for 1 or more bays in the ground floor service yard to be ‘bookable’ by residents for deliveries. This is all to be developed further with residents as part of the new Management Plan.

  • The cycle storage provided under the proposals increases the total number of spaces from 50 to 240 in total. The inclusion of the former Devonshire Club store enables cycle provisions within the Estate to be significantly improved. Currently there are 26 cycle spaces within the Ground Floor service yard and a further 24 cycle spaces externally on the Podium (requiring bikes to be taken into the residential lifts). These existing stands and wall mounted hoops will be removed as part of the proposed works.

    The Devonshire Club space will be converted to create the main ‘cyclists’ entrance’ to the Estate. The Ground Floor will provide 11 spaces for larger adapted cycles and dedicated to those with accessibility requirements or vulnerabilities. This constitutes approximately 5% of the total cycle parking being provided. A further 24 spaces will also be included within the adjoining service yard area to potentially provide spaces for commercial tenants.

    From the Devonshire Club store a new access will be created into the current Petticoat Tower lightwell where a new platform will be constructed at Ground Floor to provide access to 2 new dedicated cycle lifts which then access up to 205 cycle spaces within the Basement, comprising a mixture of stands and semi vertical racks in secure compounds and individual cycle lockers.

  • The large waste items caged area will remain unchanged and is still accessible to all residents via the stair and lift cores serving the ground floor.

    Parking spaces for deliveries and service vehicles is confirmed as 7 for contract deliveries and 2 flexible spaces. This includes 2 x 10m long spaces for lorries/refuse trucks etc, 3 x 6m spaces for transit vans, and 3 x small delivery/courier van size spaces. The May 2023 traffic survey showed that 1/3 of vehicles are less than 15mins on site; 1/3 were 15-60mins on site and the rest stayed for longer. Some bays will fit two vehicles in. Management of the parking bays is being explored.

CCTV and Security

  • As part of the reconfiguration and refurbishment of the car parks, there will be substantial upgrades to the security and CCTV in the public areas. This includes new cage doors and cameras in the basement stair cores to prevent unauthorised access into the estate. Security on access doors will be updated to ensure that they fob-entry and cannot be propped open.

    The Ground floor service yard will have new CCTV but the basis of the design is to remove resident access in the service yard area for improved pedestrian safety. Co-location of the Police within the development will also enhance security and the gates required for the security of this facility by their nature are more robust and durable than the current roller shutters that often fail.

    Car parks will have improved lighting, and walls and columns in residents’ car park will be painted white to provide a light internal environment. There will be a new floor coating, bay markings and clearly marked walkways. Clearly marked accessible bays and possible bay numbering will also help residents navigate the space safely.

Facilities

  • It is proposed that the estate office should move to the ground floor of Unit 20 Gravel Lane.

  • The maintenance plant to be located near the base of Petticoat Tower will be housed behind acoustic louvers, and any plant installed has to satisfy a noise criterion as part of the planning regulations. The acoustic survey issued with the planning application took noise level data beside Petticoat Tower in April 2022, before recent vents had been added to further decrease noise. Requirement will be to make noise from the new plant no louder than the background noise at the time of survey.

  • There are several reasons that the police cannot use the same central heating system as residential addresses on the estate. These reasons are addressed in a paper from the mechanical engineers consulting on the project. Please see below:

    ‘To confirm, the proposal for the CoLP facility is to use an electric heat pump system to meet heating and cooling demands in parallel. The justification for using a dedicated electric heat pump system to meet the heating demands for the CoLP facility, rather than serving the facility from the gas-fired boiler system that serves the rest of the site is set out below.

    Security of supply and systems resilience

    CoLP need to have mechanical and electrical systems that can maintain their operations even if items fail or need to be shut down for maintenance. This requirement to maintain operations at all times requires the installation of dedicated systems in secure plant areas that CoLP have full control over. Furthermore, contractors working on CoLP premises and systems need to be security cleared, so providing dedicated facilities for the CoLP facility avoids passing on additional contractor costs that would been incurred if CoLP were to connect to the existing gas-fired boiler system.

    Realising efficiencies in meeting heating and cooling demands with a single system

    The demands for the CoLP facility differ from typical residential demands in that large parts of the facility will require both heating and cooling. This means that if a connection was made to the existing heating system, it would still be necessary for CoLP to install a separate system to meet the cooling demands. As is typical for developments of this size, a refrigerant based heat pump system comprising outdoor condenser units and indoor fan-coil units will be used to meet the cooling demands. The same system can be used to provide heating in parallel with cooling which means there is no additional plant required beyond a cooling only solution. Utilising a single system to provide both heating and cooling is preferred in terms of energy performance and efficiency as the system can recover heat from areas in need of cooling and effectively redistribute the waste heat to any areas with a heat demand.

    Energy efficiency and regulatory carbon emissions requirements

    The new CoLP facility will be required to meet current standards with respect to energy efficiency and carbon emissions, as set out in Approved Document Part L (Conservation of Fuel and Power) of the Building Regulations.

    Electric heat pump systems perform considerably better than gas boiler systems under the Building Regulations because they operate at much higher efficiencies than gas boilers. The difference between heat pump and gas boiler solutions has increased of late as the carbon emissions factor for grid supplied electricity has reduced, which means heat pumps have become even more favourable in carbon emissions terms. With the Building Regulations now favouring electric heat pump solutions, it is very difficult, and in some instances not possible, for new developments to meet the performance requirements through implementing gas boiler solutions to meet space heating demands.’

Architecture

  • The architectural integrity of the estate has been front of mind during the design process, including the characteristic external rubbish chutes and the podium design. It is planned that any new pipework or flues should be housed internally to avoid any significant changes to the exterior. Finishes and materials used on any small areas of new exterior architecture have been chosen in conjunction with the resident feedback and the preference is to use dark brick, to align with the existing estate, for the infilling of the original 1st floor car park ramp openings.


    With regards the podium space, the proposed materials for the reinstatement of the podium have been reviewed and alternatives considered. It is recognised that the podium works need to be consistent with materiality and the particular aesthetic of the wider estate. The proposal has been revised to include the greater use of dark brick that closely matches the existing brick panels abound the podium. Brick will replace the steel Corten steel to the raised planters, and all will be constructed in dark grey brick, with brick on edge coping. A corresponding adjustment to the shape of the planter beds will remove radiused corners and adopt a more rigid angular geometry.

  • The exterior and landscaping of Gravel Lane has also been designed with feedback from the public consultation event and detailed consultation with CoL planning and highways officers to provide an enhanced streetscape. This also includes display spaces in the window frontages facing the street. Comments received from Urban Design and Accessibility officers have also been incorporated into a revised hard landscaping layout that provides better intervisibility for the street. The layout now includes enhanced pavements, safety bollards and potential feature planting, along with an active building frontage to this section of Gravel Lane. Discussions are underway to make these displays into an interesting cultural community exhibition space.

Planning and Construction

  • At the meeting of the City of London Planning Applications Sub-Committee on Tuesday 13 February 2024, Members resolved to grant permission for the planning application for the construction of an operational base for the City of London Police in the car parks at Middlesex Street Estate. The planning consent is subject to the signing of a Section 106 Agreement and compliance with planning conditions.

  • Internal strip out work started on the Gravel Lane shop units in 2024, with the major works starting in 2025. Please see the timeline page on this project website for an updated construction timeline.