Below you will find answers from British Land to the questions most commonly asked about the Canada Water Masterplan. They include up to date information on the project background, key areas of interest, planning application and next steps. These are frequently reviewed and updated as required. If you have a question that is not covered here, please get in touch.
We are a Real Estate Investment Trust (REIT); this means we are long-term investors in the places which we operate. We actively manage, finance and develop high-quality environments throughout the UK that enhance the area and support local jobs and skills.
We are committed to working closely with Southwark Council, local residents and other key stakeholders to deliver a new urban centre for Canada Water.
We have been involved in the Canada Water area for many years and support a number of local community organisations and charities; to date we have invested over £250,000 in local community projects and initiatives since 2014, as well as providing volunteers, work experience, and pro-bono support to a range of local projects. More information can be found on our website, www.canadawatermasterplan.com.
British Land has commissioned an experienced project team to draw together all the skills necessary to deliver a successful masterplan. The lead masterplanners are a Southwark based company, Allies and Morrison, alongside planning consultants DP9 and landscape architects, Townshend. There are a wide range of other consultants involved due to the size of the project: please ask a member of the Masterplan team or visit www.canadawatermasterplan.com for further details.
In planning policy, the Greater London Authority has defined the area between Surrey Quays and Canada Water as an ‘Opportunity area’ and Housing Zone which designates it as one of London’s key growth areas, providing significant news homes and jobs. Southwark Council’s Local Plan and the Canada Water Area Action Plan also support the regeneration of the area and set out the Council’s vision and aspirations.
The Canada Water Masterplan is the project name for the redevelopment of a 53 acre site in SE16. The area covers Surrey Quays Shopping Centre, Surrey Quays Leisure Park, the SE16 Printworks, the historical Dock Offices and the former Rotherhithe Police Station.
The Masterplan will create a new urban centre for the area with a wide range of uses including offices, retail, leisure, community and public spaces as well as new homes for a range of ages, incomes and life stages. Overall, it is expected to deliver up to 3,000 new homes, two million sq ft of workspace and one million sq ft of retail, leisure, entertainment and community space. It will also be home to approximately 20,000 jobs.
We’re committed to ensuring that the proposals connect with and into the surrounding area and community, that the development supports the local economy and employment, and that the mix of uses and public spaces create a vibrant place where people want to spend time. A Social Regeneration Charter outlining our approach to this has been submitted alongside the planning application. Overall we have been working with the local community on the proposals since spring 2014, with community consultation informing each stage of the Masterplan’s evolution. Our Statement of Community Involvement provides full details on the community consultation that has taken place to date, which has involved over 5,000 unique individuals.
We’re working in partnership with Southwark Council to deliver the Masterplan. We acquired the long leasehold of the Surrey Quays Shopping Centre site and the SE16 Printworks site and the freehold of the Surrey Quays Leisure Park site, the Dock Offices and the former Rotherhithe Police Station over several years. Southwark Council holds the freehold for the majority of the Surrey Quays Shopping Centre site and the SE16 Printworks site.
We have entered into a Master Development Agreement (MDA) with Southwark Council. The MDA is an umbrella agreement which sets out the obligations and responsibilities of both parties to allow the coordinated development of the Masterplan site. The MDA regularises the different land ownerships held by us and Southwark Council by the Council granting a new 500 year lease to us for the whole site, with the Council remaining as freeholder. The Council has a 20% interest in the Masterplan site and an option to invest in individual development plots or to sell out its interest. This arrangement is intended to enable the council to generate income from the scheme which would be used to support the delivery of local services. It is also anticipated that the Council will also be a joint partner to the Social Regeneration Charter.
Separately, Southwark Council is the local planning authority and will decide the planning application towards the end of 2018.
British Land currently owns the freehold or long leasehold for the entire Masterplan site (with Southwark Council retaining the freehold on some parts of the site). The MDA regularises the different land ownerships held by the two parties by the Council granting a new 500 year lease to us for the whole site, with Southwark Council remaining as freeholder. The Council has a 20% interest in the Masterplan site and an option to invest in individual development plots or to sell out its interest.
The MDA will also allow for British Land to take on the management responsibilities for Deal Porters Square and Red Bridge Square by Greenland Dock, to ensure a uniform, high quality and integrated management regime that seamlessly blends into the Masterplan area. These areas will continue to be owned by Southwark Council but managed by us.
The Masterplan will be one of the capital’s largest regeneration projects, which we are very excited to be bringing forward. Whilst our approach to each project reflects the specific nature and context of the area, as well as the needs and aspirations of the local community, the team has experience of delivering other long-term, largescale regeneration projects across London and the UK. You can read more about British Land’s places at www.britishland.com/our-places.
Our intention is that the shopping centre will remain open during the construction of the first detailed plots.
The development of the Masterplan will mean that over a period of time, and over several phases, Surrey Quays Shopping Centre would be demolished and replaced completely with a mixed-use urban centre including a new High Street and public spaces with a greater range of shops and facilities.
We recognise that Surrey Quays Shopping Centre provides a local shopping amenity, so we will endeavour to maintain retail provision throughout the development phases.
We’re in constructive discussions with Tesco about building a brand new store of a similar size, timed in a way that would allow uninterrupted trading and customer service. Moving the existing store will open up a new link to Greenland Dock. Parking will also be provided on site and new homes would be provided above the relocated store. To allow for the construction of Plot A2 an interim petrol filling station will be delivered alongside the first detailed plots. See question 3.5 for further details.
In the short term, the intention is to retain the amenities at Surrey Quays Leisure Park. In the longer term the site would be redeveloped and leisure and restaurant uses would be provided as part of the wider masterplan. The Masterplan application includes provision of up to 51,500sqm of leisure (D2) floorspace, which includes the reprovision of a cinema of a similar size.
The shopping centre and leisure park are not in the area where the first detailed plots (A1, A2 and K1) would be constructed and they will continue to operate as they currently do until further phases are brought forward. . The first detailed plots that will be brought forward will include a significant amount of workspace, as well as retail and food units, delivering employment uses early in the Masterplan’s delivery A phased approach to the development of the later phases of the Masterplan will allow for elements of the retail and leisure offer to continue as the phasing is determined in detail. Tesco will continue to trade continuously, only closing their existing store once the new one is open for trading.
The Masterplan will provide increased retail and leisure space, and once complete will support approximately 20,000 jobs. The Social Regeneration Charter will include a focus on supporting local residents to access the employment opportunities created.
The Dock Offices will be retained and their surroundings enhanced. The design team have focused on how the Masterplan public realm can provide an improved setting for this important piece of the dock heritage, and alongside construction of the first detailed plots the dock office courtyard will be enhanced with a new community square. The status of the tenants within the building will remain unchanged.
The Printworks has been brought into an exciting temporary use as a multidisciplinary events space whilst plans for the wider Masterplan are developed. Its temporary planning use is for up to five years from 2016. The Masterplan retains the flexibility to retain the Printworks and repurpose the press hall for a range of potential uses, or facilitate a redevelopment to provide homes and workspace. Discussions with potential occupiers for a retained print-hall are ongoing, and the planning application applies for both possibilities.
We’ve recently (March 2018) completed the acquisition of the former Rotherhithe police station. This followed the Metropolitan Police’s operational decision to close the facility and dispose of the asset in 2014, after which we were successful in acquiring the site in an open bidding process. We’re pleased that the site can now be integrated into the Masterplan area and will engage with the local community on its future in due course. In the meantime, we have submitted a planning application for the change of use to business use to allow the active use of the building until it is redeveloped.
The green space next to Prince of Orange Walkway will be retained and enhanced. We have engaged local community stakeholders in discussions over the future of the site, and will continue to do so as we progress with designs. Plans have not currently been progressed beyond what is contained in the outline masterplan application, but we hope to meet soon with ideas.
We’re long-term investors in the Canada Water area, and our local investment aims to ensure that the local community benefits from our activities and presence in the area. We provide funding, volunteers and pro-bono advice and support via Surrey Quays Shopping Centre and directly from British Land and the Canada Water Masterplan consultant team. For the latter, we focus on projects which link people to the opportunities the Masterplan will create and projects with an emphasis on becoming self-sustaining. We’re already working with a broad range of local community groups and organisations, more details can be found on the local investment page of our website, www.canadawatermasterplan.com.
We also seek to volunteer with local organisations, partnering on meaningful projects. This could be a day working on an idea or physical project, or longer term for example as trustees, governors or advisors, enabling local groups to grow. To date we’ve invested over £250,000 directly in local community projects alongside further [additional] pro-bono support and advice. Over the last four years we’ve grown strong links with a range of local community organisations and charities, which we intend to build on. As a business, British Land recognises the importance of investing in our local communities and has a strong track record here. We have been recognised with the Queen’s Award for Sustainability.
Funding requests are considered by the British Land Canada Water Community Investment Committee; please email firstname.lastname@example.org if you would like to apply for funding.
The Social Regeneration Charter is an in-progress framework that will set out how the Masterplan can work with the local community and stakeholders to create a place which brings social, economic and health benefits, and where all across the community can find their place. The Charter is in draft form and will continue to develop through ongoing research, local engagement and working with Southwark Council which will continue to inform the approach and priorities.
A draft Charter has been submitted as part of the planning application, and the Charter will continue to evolve over the determination period, with stakeholder input. It is intended that the Charter will then be jointly adopted by British Land and Southwark Council and that progress and achievements be regularly and impartially monitored and reviewed.
The input of the local community will be critical to the development and success of the Charter – it is our intention to involve local people (residents, businesses and organisations) throughout. Over the summer months, we intend to work with the community, alongside Southwark Council to develop the Charter further. Once the Charter and ongoing process is established it is expected that there would be a regular review of the Masterplan’s success in delivering against the ambitions and values, with reporting and local discussion and involvement in the Charter’s priorities and initiatives.
The benefits discussed will be achieved through a variety of means: through being embedded in planning and design; as part of our development agreement with Southwark Council; through Section 106 planning obligations, Community Infrastructure Levy funding and planning conditions; through programmes and initiatives alongside residents, occupiers and our consultants; and, finally, through the way the site is managed. We’ll be working jointly with Southwark Council on the Charter, and understand that the Council’s Cabinet will consider the Charter once again in autumn 2018. As part of the ongoing management of the Charter we anticipate an open and transparent review process of the Masterplan’s success in delivering against the ambitions and values, with regular reporting and local input into priorities.
The Masterplan seeks to deliver approximately 3,000 new homes, offering a variety of choice and providing a range of housing types, tenures, price points and sizes for different ages and life stages. This would mean a population of around 5,000 people, depending on the type, size and number of new homes which come forward as part of the Masterplan (the Masterplan applies for a range of uses which could result in different ratios of new homes to workspace).
The Opportunity Area status as set out in the London Plan requires the Canada Water area (which includes sites outside of the Canada Water Masterplan) to deliver at least 3,300 new homes and Southwark Council’s Canada Water Area Action Plan a minimum of 4,500 new homes by 2026.
There will be a whole range of different homes and tenures for different ages, incomes and life stages to balance the aims of creating a mixed community, addressing local needs and ensuring that each phase of development is deliverable and viable – this includes homes for rent or to buy, first homes or homes specially designed for older people and a range of different types of family home.
Our planning submission includes a detailed planning application for the project’s first three buildings (A1, A2 and K1), which will include 265 new homes. 35% of these will be affordable, at a split of 70% at social rent levels and 30% will be shared ownership (subject to grant availability). As part of the Master Development Agreement (MDA) between British Land and Southwark Council, the Council will have the first option to purchase the social rented homes and let them as council homes, at council rents, on council tenancies. The council will also have an option to purchase social rented homes in all other phases of the scheme.
We recognise the challenge of ensuring that the housing in the Canada Water development meets local needs, and the Masterplan will continue to seek to maximise the provision of affordable housing, accessing grants where possible. We will agree the affordable housing level and tenure of future phases with Southwark Council through the planning process (via viability assessments based on economic conditions at that time) and the housing mix will be determined at the time of each detailed application, considering and reflecting evolving housing needs, prevailing policy and regulatory change.
We’re committed to marketing new homes for sale locally first and exploring local resident priority. We’re exploring a local allocations policy with Southwark Council for the affordable homes to ensure a proportion is ring-fenced this would include social and intermediate tenures.
We want people to live at the site to create a genuinely mixed and balanced community and an active location. We hope the place will appeal to local, London and wider audiences and the mix of housing proposed supports this ambition. The opportunity to purchase or rent homes as part of the Masterplan site will be open and promoted to local residents, alongside other UK residents. We are committed to the Mayoral Concordat on New Homes for Londoners. This commits signatories to offering Londoners a ‘head start’ of up to one month, meaning that new build, market sale homes priced at £350,000 or below will be sold exclusively to those living and working in London during this time. The Concordat also commits signatories to restricting the sales and marketing of these homes to UK residents for the first three months.
Once the Masterplan has received planning consent we will be able to offer more information on how we intend to market both the homes for sale and for rent. Southwark Council will also decide how the affordable elements are allocated. If you’re interested in living in the Canada Water Masterplan, we would be delighted to hear from you and will add your details to a database for future reference. Please email email@example.com .
Our vision is to deliver an improved shopping/food and drink offer which will suit a range of budgets, including independent retailers and high street chains, both large and small. There will be a replacement Tesco store of a similar size, a new leisure centre and a new cinema. An enlivenment programme, to build upon the vibrancy of the area, will be implemented.
This will be delivered by offering a wide range of retail space and a true mix of uses so the area is active in the day and evening. It is our aspiration that independent shops and restaurants will be able to flourish side-by-side with major brands and retailers in the Masterplan. We will explore potential flexible leasing and letting arrangements to assist smaller and independent traders, understanding that they have different operational and flexibility requirements.
We’re confident that the Masterplan will deliver an active and vibrant centre which is attractive to a wide range of occupiers. We bring substantial experience of managing space, as one of the UK’s largest retail landlords. The retail strategy will seek to attract a broad range of outlets which complements existing facilities in the Canada Water area. A Retail and Leisure Statement has been submitted alongside the planning application.
We’re committed to ensuring a thriving local community that extends beyond the Masterplan boundary, and our Social Regeneration Charter will set out our approach as to how this could be achieved. This includes a focus on creating a place to work and do business with a priority of supporting local businesses (both existing and new) to grow. Our Retail and Leisure Statement acknowledges the different offers that can be provided within the new High Street and existing Lower Road shops to help both coexist successfully.
The listed Dock Office buildings will continue to provide opportunities for new and existing tenants. The status of existing tenants will remain unchanged.
It will be some time before commercial space becomes available, however if you’re interested in registering for updates on future commercial space in the Masterplan, please contact us at firstname.lastname@example.org.
The completed Masterplan is expected to be home to around 20,000 jobs once fully developed, across retail, leisure, hospitality and office-based sectors. It will also generate substantial construction employment with opportunities for training and apprenticeships.
Our Social Regeneration Charter sets out how the Masterplan will seek to address the social, economic and health priorities across the area. This includes a focus on supporting local residents to access the employment opportunities created both in construction and at end use, and recognising that some people will require more support than others. We’re already piloting projects aimed at getting people ready for employment and into work with Tree Shepherd and Good People, supporting London Bubble’s Young Theatre Makers project and mentoring local students through Southwark Career Ready. More information on our local investment is available on our website, www.canadawatermasterplan.com.
The Masterplan will create the first new high street in London for decades as well as six new public spaces, 16 new streets and lanes and approximately 3.5km of routes. A minimum of 29% of the Masterplan site will be open space, which will include a new town square and a new park that will connect many routes through the site. Most routes are pedestrian and cycle-focused, with a new pedestrian route to/from Lower Road and a green link between Russia Dock Woodland and Southwark Park with activities and play integrated. Use of levels and planting will create a range of types of public spaces, including quiet areas. More information is available in the Masterplan Design and Access statement.
As part of the construction of the first detailed plots, significant improvements to the public streets and spaces are proposed, including landscaping the Dock Offices courtyard, replanting and redesigning the western dock edge, providing the first part of the new High Street, and a new pedestrian and cycle route from Canada Water Dock to Lower Road. In addition, as part of the K1 development, a steering group with local stakeholders is being set up to help inform options for enhanced amenity and play along Roberts Close and Russia Walk.
Play for all ages is incorporated in the designs for many places and spaces across the Masterplan.
An indoor hub will be located at the new park where people can meet undercover and it is expected that there will be cover in some of the streets and spaces within the new town centre.
It’s important that the Masterplan creates somewhere people feel they can spend time. A new indoor hub which will be located at the park will have public toilets. The park will also have outdoor communal tables. Integrated seating, both formal and informal, will also be available in different locations including park walk (the route linking Russia Dock Woodland, Southwark Park and Surrey Quays Station) and the new town square.
The Masterplan includes a new pedestrian link to Lower Road, a link between Canada Water Dock and Greenland Dock, a link between Russia Dock Woodland and Southwark Park and provides ‘two sided’ streets at the junction by Surrey Quays Station/Redriff Road, which will make it feel more like an integrated street connecting Lower Road and the Masterplan area. Bus routes will also be enhanced as well as ensuring safe routes to school.
Broadgate Estates, British Land’s subsidiary management company, will manage the Masterplan area enabling the public to access and enjoy the park, gardens, streets and squares. Public realm management will balance the safety of all those using the space with creating a welcoming environment for all. This will include customer service/security patrols to welcome and advise visitors, a dedicated cleaning team and an events programme that is sensitive to neighbours.
As part of the Master Development Agreement with Southwark Council we will also have the ability to manage Deal Porters Square and Red Bridge Square. If we exercise this option public access would not be changed and the pace would be managed in accordance with criteria agreed with the council.
Our approach aims to balance the policy direction (local and national) for a high density Opportunity Area, Housing Zone and major new town centre whilst delivering a varied and characterful place which responds to the local area context. Combining predominantly six storey buildings and some tall buildings enables these policy aspirations to be met as well as making the site viable and therefore able to deliver the range of infrastructure, homes and uses sought.
The taller buildings proposed are clustered in locations following extensive testing and have also responded to views expressed during consultation. The tall buildings generally step down to meet the surrounding context. The Design Guidelines and Parameter Plans control the location and design of these buildings.
Individual building form responds to context, clustering tall buildings with lower heights towards the edges of the Masterplan area. There is also a protected viewing corridor from Greenwich Park to St Paul’s which limits building heights to approximately six storeys in parts of the Masterplan. The location of tall buildings is also in line with Southwark Council’s Canada Water Area Action Plan.
Following the resubmission of the planning application in October 2018, the tallest towers in Development Zones D and F and part of the podium floor space in Development Zone C have been reduced in height. For example, the tallest building (in zone D) is to be reduced by 24 metres, from 162 to 138 metres, a reduction in its height of 15%. The floorspace removed as a consequence of the height reductions has been redistributed to Development Zones D, F, H and J, to ensure we can still deliver a commercially viable scheme. The massing changes do not affect the overall quantum of floorspace being applied for in outline.
Detailed technical reports on the impact of the Masterplan in terms of daylight, sunlight and wind have been submitted as part of the planning application. They can be viewed on Southwark Council’s Planning Register and the Non-Technical Summary from the Environmental Statement is here.
We will continue to meet with neighbours of the site and residents with queries regarding the impact on their homes. If you would like to meet please get in touch.
How will you ensure there are enough school places?
It’s vital that there is social infrastructure to support the new and existing community. Subject to council approval, contributions from the development will provide financial support to expand an existing primary school (Alfred Salter), which is Southwark Council’s preferred option. Space for a two form entry primary school as an alternative has also been allowed for within the Masterplan, as well as for a new Sixth Form. This could accommodate an existing local Sixth Form (Bacon’s College) allowing the lower school to expand. More information in the Southwark Council Cabinet Report from March 2018 here.
The delivery of social infrastructure such as school places will be captured in the Section 106 agreement for the Masterplan which will include options and triggers for delivery. The Master Development Agreement includes a potential programme of education investment to meet population growth generated by the Masterplan.
There remains an aspiration for higher education within the Masterplan and the application allows for this use to be incorporated. Conversations are ongoing with different universities, including King’s College London.
We’ve been in ongoing discussions with the Southwark Clinical Commissioning Group regarding health provision in the area. The Masterplan proposals includes 45,650 sqm (gross external area) of community floorspace – a proportion of this floorspace could deliver a new health centre which would meet the needs of the new residents living within the Masterplan site and wider local area.
The delivery of social infrastructure such a health centre will be captured in the Section 106 Agreement for the Masterplan which will include options and triggers for delivery.
The Masterplan includes floorspace which could accommodate nursery/childcare provisions and we’ll engage with potential occupiers and providers as the development progresses.
We’re working with Transport for London (TfL) and Southwark Council through the Canada Water Opportunity Area Strategic Forum to deliver committed transport improvements and secure funding from Government. Once the Strategic Transport Study is completed, we’ll agree a phased strategy to be delivered as the development progresses. This will cover all transport modes and take into account capacity upgrades already planned. Transport matters are also covered in the Southwark Council Cabinet Report from March 2018 here.
The Masterplan includes new pedestrian and cycling routes and facilities with high quality new public realm. The new routes will connect into the wider network and accommodate cycle hire facilities.
Our vision is to deliver a low carbon, resilient, energy efficient neighbourhood which enhances biodiversity, achieved through building design, water management and the use of new technologies as the Masterplan is built out. Throughout the Masterplan there is a focus on encouraging active lifestyles and health and wellbeing. This includes providing more facilities and routes for walking and cycling. In addition, using electric vehicles and helping to enable viable alternatives to the car are priorities, as well as piloting future technologies.
We will also implement mitigation measures during construction to minimise noise and air quality impacts.
Travel behaviour changes and shifts to non-car modes of transport are encouraged by the Masterplan’s Travel Strategy but this will take time, therefore, town centre car parking and some residential parking will be provided. Nevertheless, we recognise that reducing car use contributes to a number of wider outcomes, including reducing congestion that can affect bus service reliability, improved air quality, a better pedestrian environment and encouraging healthier living. It also means that fewer parking spaces are needed, allowing space to be used for other purposes. Practical steps include providing a level of car parking which does not provide excessive capacity, coupled with a design which creates safe, high quality, connected pedestrian and cycle networks with easy access to public transport services. Supporting strategies such as travel plans and car clubs can also incentivise travel by means other than the private car and support health benefits through more active means of travel.
Transport for London (TfL) is the highway authority for Jamaica Road and the Rotherhithe Tunnel and Southwark Council is the authority for Lower Road. Both have a statutory responsibility to manage the highway network efficiently and this is an ongoing task. TfL introduced minor improvements on the A200 corridor in autumn 2017 which included enhancements to the Rotherhithe tunnel roundabout and to junction operations along Lower Road. TfL is delivering a scheme to allow traffic to turn right into Surrey Quays Road from Lower Road (south) by June 2018 and Southwark Council is developing proposals to improve the local highway network in and around Lower Road, between Evelyn Street and the Rotherhithe roundabout. They expect to consult on the proposals in late 2018 which when delivered would improve conditions for walking and cycling as well as vehicular access to and from the peninsula.
A Strategic Transport Study of the area is being led by TfL and Southwark Council. Significant progress has been made to develop detailed understanding of the key issues, raise the area’s profile with the Greater London Authority and TfL and to secure more funds for local transport improvements, particularly around existing issues.
Once the Strategic Transport Study is completed, which we understand to be in mid to late 2018, we will agree a phased strategy to be delivered as the development progresses.
Detailed transport statements have been submitted as part of the planning application that confirm that that the number of trips arising from the first plots for development can be supported by the existing transport network and will not have a significant impact on conditions.
TfL consulted on its plans for Cycle Superhighway 4 (CS4) in 2017 and updates can be found on the consultation portal here: https://consultations.tfl.gov.uk/roads/cs4/ . Detailed designs for Lower Road will be presented by Southwark Council later in 2018.
The design of the public realm is an important part of managing the different types of movements and activities that will take place in the new town centre and across the Masterplan.
Our aspirations for the town centre are to create streets and spaces where all ages and abilities of pedestrians and cyclists can share space as far as possible, without introducing excessive conflict. We’re taken time to explore ways in which movements can be managed and guided through the design of the spaces, materials used and routes proposed.
We want to avoid extensive separation and control of different users (pedestrians, cyclists, buses, cars) as far as possible while ensuring that the design remains safe for all to use.
TfL is reviewing how Canada Water station currently operates and whether there are any further opportunities to enhance its capacity and operation. The preliminary findings from the Strategic Transport Study being led by TfL show that the opening of the Elizabeth Line (Crossrail) is expected to provide significant relief to capacity on the Jubilee Line for some years.
The Masterplan transport statement also shows that at Canada Water Station the delivery of office space as part of the Masterplan will change the flow of passengers which improves the balance and should help with station operations. British Land is working with the GLA, TfL and Southwark Council to make a bid for government money as part of the Housing Infrastructure Fund to provide improved train frequencies on the Overground. To mitigate the impact of the development, British Land will also make contributions towards new vertical circulation improvements and congestion relief measures.
TfL is undertaking a feasibility study into Surrey Quays Station, considering an additional entrance and internal improvements. We’ll support Surrey Quays Station improvements, including a potential new entrance.
TfL has begun initial consultation on the crossing with a view to lodging a Consents Application in 2019. We supported the feasibility study and support the principle of the crossing because of the improved connections it would bring, particularly for pedestrians and cyclists.
TfL is exploring bus enhancements in and around the peninsula in response to development coming forward. Improving bus reliability is key to this. We will support bus infrastructure in the Masterplan as well as enhancements to services more generally.
We’re committed to supporting cycle hire facilities and exploring other systems should they prove to be acceptable/socially responsible.
We’ve had a number of meetings with TfL River Services and river bus operator Thames Clippers about the role that the river might play in providing transport access and additional capacity for journeys made from the Masterplan area. Our discussions have been exploratory in nature to better understand planned improvements.
There are approximately 1,900 public parking spaces on the Masterplan site at present. The Masterplan proposals seek 1,000 town centre car parking spaces, including disabled parking, to serve both the town centre and Tesco store. These will be provided underneath the new Tesco store and within a multi-storey car park. Limited car parking will also be provided for residential uses in the Masterplan.
Parking levels need to ensure that parking is contained within the Masterplan as well as allowing us to attract a wide range of retail and leisure occupiers and users. We will continue to work with Southwark Council on the approach to avoid overspill parking which could include the potential introduction of Controlled Parking Zones. We’re proposing mechanisms to encourage a move away from car use and a change in local travel behaviour. This will include the collection of parking charges to contribute to a sustainable transport fund which will support this, and the potential for the removal of car parking spaces if they’re underused.
Please see the exhibition boards on the first detailed plots for information on the proposed parking within each one, which are available to download and view here.
Specialist consultants including Waterman Ecology have undertaken a range of ecology surveys to understand what wildlife the site currently supports and to identify new opportunities for local wildlife, including supporting protected species.
The Masterplan aims to retain and enhance valuable wildlife habitats, such as the dock reedbeds and open water, whilst creating new habitats and opportunities for wildlife. Ultimately the Masterplan will provide more and better quality wildlife habitat than the existing site and more opportunity for people to engage in nature. We’ve also been working with the London Wildlife Trust on the plans for the dock to ensure these enhance the local habitat and support the wildlife. For more information speak to a member of the team, or visit the Canada Water Masterplan website.
Ecology and the ‘green / blue’ environment have been key influences for the Masterplan. Canada Water Dock is an important area where the wildlife habitat is being improved and brought back to its former high quality, whilst also enabling more human access to nature. We’ve been working with the London Wildlife Trust in developing the proposals for Canada Water Dock, to ensure that these enhance the area which is designated a Site of Importance for Nature Conservation and overall habitat. This includes increasing the amount of reedbed and raising the water level to improve habitat for breeding wetland birds such as reed warbler, coot, moorhen and tufted duck; as well as a sensitive dock crossing. There is also a new park and the greening of buildings will take place to enhance local wildlife habitats and provide feeding opportunities. For more information on this, please see the Design and Access Statement.
Extensive tree surveys have been undertaken by specialist consultants across the Masterplan site. There is a large number of trees on the site but very few are Category A (high quality and likely to be beneficial for 40 years +), with a significant number Category C (low quality and likely to need replacing after 10 years). Many of the existing trees will need to be removed but will be replaced by new planting both on and offsite. Overall we’re seeking to retain some of the best of the existing tree stock in the development area, and reinforce them with new tree planting through the Masterplan’s streets and spaces. Overall there will be no loss in canopy cover in the local area once the Masterplan is completed and a net gain by 2050.
Some off-site tree planting will be required and we’ll work with Southwark Council and local ‘Friends of’ groups to help select locations. This will allow the replacement of trees in the local area which are coming to the end of their life, with new high quality trees. We aim to start this in the early phases of the Masterplan.
We’ll aim to create an impact from day one by providing a number of trees of semi-mature quality.
BREEAM (Building Research Establishment Environmental Assessment Method) is the most established method of assessing, rating and certifying the sustainability of buildings. The Masterplan aims to achieve the following standards in all non-residential buildings:
Commercial buildings: Excellent (Top 10% of UK new non-domestic buildings – best practice)
Retail: Very Good (Top 25% of UK new non-domestic buildings – advanced good practice)
For residential buildings, the assessment of sustainability uses a 5-level scoring system (1=low, 5=high). This is a simple comparative measure of the overall quality and performance of a new build home. The Masterplan will seek to achieve Quality Mark Level 3 with an aspiration to level 4 in all homes across the Masterplan.
The Masterplan aims to incorporate meaningful use of water, reflecting the heritage of the area. Ideas include looking at the functional and sustainable use of water to underpin the character of water use on site, including the ‘dock-link’, swales, water fountains, water-play and enhanced use of Canada Water Dock.
The use of Sustainable Urban Drainage (SuDs) is a key aspect of the proposals and provides a natural approach to managing drainage. SuDs work by slowing and holding back rain water that runs off a site, allowing natural processes to break down pollutants. Distributing surface water run off where possible through soft SuDs has benefits such as creating new wildlife habitat.
The use of softer SuDs will minimise the need for attenuation tanks and reduce run-off into the local sewer network. SuDs will maximise surface water discharge to Canada Water in lieu of draining all flows to the sewer network (as per existing situation). This will be beneficial at Canada Water Dock through temporarily increasing the water levels when rainfall occurs. The water quality would be carefully managed to ensure wildlife is protected.
The SuDS strategy has been incorporated within the landscape proposals, including rain gardens, swales, and tree pit storage. Living roofs are also being considered, and will be maximised where possible. Below ground modular attenuation tanks or oversized pipes would also be required to attenuate flows sufficiently. The strategy allows for rainfall up to the 1 in 100 year storm event, including 40% increase in the rainfall intensity due to future climate change.
Space planning and strategic internal layouts of detailed plots have been designed to reduce noise exposure to ensure that residential and other spaces are suitable for their intended use. Areas of the site that are distant and / or screened from the local road network have a much lower noise level, quiet areas have been promoted and protected where possible to contribute to a positive soundscape.
During construction and demolition we will adhere to the Council’s Code of Construction Practice and work closely with Southwark Council and the neighbouring community to minimise disturbance during construction. Measures to reduce noise impact include but are not limited to: ensuring any significant noise generating works are planned well in advance and sensitive areas notified; use of low noise techniques; ensuring all plant on site complies with relevant noise limits and that all plant is properly maintained and operated; where feasible, all stationary plant be located so as to keep noise at all occupied sensitive areas to a minimum; plant on the site operating intermittently to be shut down when not in use; noise monitoring and establishment of noise Action Levels in consultation with Southwark Council; use of hoardings to the required height and density; and implementation of a Construction and Logistics Plan (CLP) to pre-plan and manage traffic associated with the works.
In terms of air quality, the proposals for the first three detailed plots (A1, A2 and K1) will be Air Quality Neutral and there is an aspiration for the whole development to be Air Quality Neutral. This will be assessed at Reserved Matters stage for each phase as it comes forward.
Microclimate testing has informed building modelling to reduce impact and support enjoyable public spaces. The Design Guidelines also require consideration to be given to these issues For more information, please see the Non-Technical Summary of the Environmental Statement, which is available to view here.
The team has been carrying out a range of investigations and research into Canada Water Dock over the last couple of years to ensure we understand the existing conditions and habitat. This has included: dock wall inspections, measuring the dock levels, water and sediment quality, fish population, habitat survey, breeding bird survey and bat survey.
We’re keen to enhance the dock, integrate it into the Masterplan area and restore the ecological quality of the dock and its status as a Site of Importance for Nature Conservation. We’re working with the experienced London Wildlife Trust as special advisors on the project. They will ensure the proposals achieve maximum wildlife values as the plans for the enhanced wetlands and a new crossing are progressed.
A joined-up approach will be taken to the dock edges including ecological enhancements to the western edge, a planted and active edge to the south and a new boardwalk crossing over the wetlands.
The boardwalk will provide better access to high quality natural space and better connect people and nature as well as providing good access to and from the town centre. We’re continuing to work with London Wildlife Trust to ensure the proposals enhance the habitat for wildlife; they bring with them significant experience from Woodberry Wetlands which we’ll continue to learn from.
London Wildlife Trust will advise on the timing of improving the wetlands, introducing the boardwalk and activating the dock’s edges in line with the phasing of the development and the season, so that there is minimal impact to wildlife.
We would like to take over management of the dock from Southwark Council to ensure proper maintenance of the crossing and wetlands as well as appropriate water management. London Wildlife Trust has been brought on board to advise and learn from similar projects such as how to manage litter.
We want to involve the local community in making the dock a welcoming place for all. London Wildlife Trust has good experience in doing this in London. This could include educational activity, the opportunity to volunteer and wildlife updates.
Our objective is to increase and then maintain the dock’s water level and quality to enhance the wildlife and natural habitat. This will be achieved by collecting direct rainwater, maintaining levels through surface water drainage, extracting water from the local acquifer and providing a new pump to sustain water levels.
We’re in ongoing conversation with Rotherhithe Anglers. Due to water depth we don’t anticipate moving them and fishing will remain free.
Southwark Council has long been seeking to replace the ageing Seven Islands and it’s our ambition to support Southwark Council in providing a new facility at Canada Water. As well as being part of our Master Development Agreement with Southwark Council, a new leisure centre will also make it easier for people in the community to be more physically active, a key ambition of the Masterplan.
After being asked by Southwark Council to carry out a study of alternative Leisure Centre locations in May 2017, British Land consulted on three locations within the Masterplan area, and Plot A2 was preferred locally (one of the first detailed plots).
It is proposed that Southwark Council will take on the new Canada Water leisure centre. The Council currently retains an external partner (Everyone Active) to manage its leisure centres. The Council has established the brief for facilities based on guidance from Sport England and a variety of other bodies. Facilities will include a 700m2 gym, an 8-lane 25 metre swimming pool, learner swimming pool, four court size sports halls, two dance studios, a spin studio, soft play area, separate male, female and family wet change facilities, separate male and female dry change facilities and a foyer/social space/café.
A range of sites have been considered and consulted on by Southwark Council and British Land. Following a study of potential locations within the Masterplan area and consultation on the preferred location in the updated Draft Masterplan exhibition in May 2017, Plot A2was established as the preferred location in a mixed-use building (this was the preferred location in public feedback received).This site is in an accessible location, allows the delivery of the leisure centre as part of the first detailed plots for development and ensures that there will be continuous leisure provision in the local area. Southwark Council’s preference is to provide a new leisure centre within the Masterplan area rather than build a new leisure centre where Seven Islands is currently located. This will enable residents to continue to have access to leisure facilities as the current centre can continue to operate until the new facility is completed.
In the event that the planning application for the Masterplan is approved in early 2019, work could begin onsite in 2019. It is provisionally anticipated that the new leisure centre could then be operational in 2023 (target date).
The mix of uses and public spaces will create a vibrant place where people want to spend time, including a wide ranging retail and leisure offer for different budgets and different spaces for different life stages where people feel comfortable enough to relax and enjoy the new surroundings.
At British Land we believe that places should feel different and reflective of the local area and context, so that they feel part of the local community and connect with those who live, work and shop in and around our local centres; and this approach will be applied to the Canada Water Masterplan. It will be achieved through a range of ways including building design, landscaping, public art and events programming.
We want the Masterplan to be somewhere which the whole community uses, values and enjoys spending time. There will be a range of high street and independent outlets to suit different budgets as well as places to sit throughout and use the toilet for free / eat their own food for free in designated spots.
The Masterplan will be DDA compliant (Disability Discrimination Act) and shop mobility will be provided in the new town centre.
Culture and heritage have been embedded in the Masterplan from the start. The area’s ‘green and blue’ history informs both building design and public spaces taking inspiration from the immediate and surrounding area. The area’s history is reflected in building materiality and a huge amount of research has taken place including taking care to speak to as many people from different elements of the local community as possible. In February 2018, we hosted an exhibition named ‘World by the Water’ which focused on the history of Canada Water, Rotherhithe and Surrey Docks. The exhibition was curated with the generous support of local people and organisations.
The Cultural Strategy for the Masterplan sets out a long-term framework and priorities for how the Masterplan can best reflect and create a sense of ownership with the existing and future community. It is being led by Graham Devlin, ex Deputy Chief Executive of Arts Council England, and focuses upon how culture will make a vital contribution to the Masterplan and surrounding area by enhancing the wellbeing of individuals, health of the community and development of a happy and inclusive society. It also reflects the broad view of culture, held by British Land as one capable of embracing a very wide range of activity – from rollerblading to drama, from growing, cooking and eating together to outdoor art or craft projects, from heritage explorations to world class gigs and concerts.
To inform the strategy we’ve held a range of sessions with both young people and adults to hear their views on what makes a place inclusive. We also held a consultation topic session on the cultural strategy in December 2017, to help inform the strategy’s priorities. More information can be found in the Cultural Strategy which forms part of the planning application.
We acknowledge naming is important locally; all names within the Masterplan planning application documents are working names. There will be community engagement on the naming of key spaces as the plans progress.
The Master Development Agreement (MDA) is the umbrella agreement between Southwark Council and British Land. Its purpose is to set out the obligations and responsibilities between us and Southwark Council in enabling the delivery of the Masterplan.
A Cultural Strategy has been developed in consultation with the local community and stakeholders. It sets out a strategy for realising the potential of culture – with both a small ‘c’ (the way we live and relate to others) and a capital ‘C’ (how we engage with art and heritage) – to make a vital contribution to the wellbeing of individuals, the health of communities and the development of a happy and inclusive society. The strategy aims to meet the needs of residents, businesses and visitors and will deliver a breadth of events and activities as part of an ongoing programme. The local community will be given chance to input and be involved in some of the programming.
We’re committed to exploring the possibility of a police hub being provided as part of the Masterplan. The provision will be dependent on conversations with the Metropolitan Police Property Services team who are considering what scope and facilities they may require to police the Canada Water area in the future. British Land will explore with the Police whether a police hub could be integrated into the estate management security centre.
The Masterplan team regularly attends police ward panels to try to keep abreast of community safety concerns in the area.
Public realm management will balance the safety of all those using the space with creating a welcoming environment for all. This will include customer service/security patrols to welcome and advise visitors. The area will also be covered by CCTV operated from a central security control room which could also be used by the police as a hub.
The Masterplan will include high-speed broadband and provision of free town centre Wi-Fi. We will continue to support Southwark Council’s efforts to encourage existing broadband providers to improve local services and download speeds.
Utility providers have confirmed that the existing networks have sufficient capacity to serve the peak demand of the first detailed plots. To meet the demands of the wider Masterplan some of the existing utilities will need to be improved. The extent of the works required will be carefully assessed and restricted to ensure no disruption to local supplies.
The first detailed plots accommodate a wide range of uses including: 265 new homes; c. 38,222 square metres of workspace; a potential leisure centre; new shops and places to eat; and significant public realm enhancements, including an enhanced Dock Office courtyard and community square; a new pedestrian link to Lower Road; re-landscaped High Street along the western dock edge; replanted and redesigned western dock edge; and a relocated petrol filling station. Subject to grant funding, 35% of the new homes in the first detailed plots will be affordable, split 70% social rent and 30% intermediate.
Subject to planning approval in early 2019, the first detailed plots could start on site in 2019 with the first buildings in use by 2022 (target date).
All contractors will be required to adhere to the Considerate Constructors Scheme. British Land has won 24 National Site Awards for its highly considerate work. A Construction Management Plan will have to be agreed with Southwark Council prior to the commencement of any construction works on site. This will agree limits on noise and restrictions on construction hours to ensure that local neighbours are not unreasonably impacted during construction. There will also be a designated point of contact for any issues on-site or local resident concerns. We are planning a construction liaison group for the Canada Water Masterplan project to review resident engagement and address local concerns arising from the construction phases.
A range of meetings (some group and some one-to-one) have taken place with neighbours to the first detailed plots, in addition to the more general drop-in consultation which has taken place. Please see the Statement of Community Involvement for more details. We’ll continue to speak with immediate neighbours/organisations to each of the first detailed plots.
We’ll continue to involve and keep neighbours (as well as the wider community) updated throughout construction and we will also explore establishing a construction liaison group.
Detailed technical reports on the impact of the Masterplan in terms of daylight, sunlight and wind have been submitted as part of the planning application. They can be viewed on Southwark Council’s Planning Register and the Non-Technical Summary from the Environmental Statement is here. A summary of the assessments of the first detailed plots can be viewed here and of the Masterplan as a whole here.
We will continue to meet with neighbours of the site and residents with queries regarding the impact on their homes. If you would like to meet please get in touch.
Plot A1 is a mixed-use building incorporating ground floor retail (shops and restaurants), 5-storeys of office and a 35-storey tall element providing 186 new homes.
Clustered together with existing tall buildings, Plot A1 marks the entrance to the new High Street and steps down towards neighbouring buildings to the south and west. The architecture, details, colours and materials have been developed taking inspiration from local heritage (please see “How has the architectural identity been informed” or speak with the team for further details).
Plot A1 is a car-free development with no car parking provision. This will be enforced by residents, visitors and people working in the building being unable to apply for on-street parking permits. There are a total of 486 long-stay and 44 short-stay cycle spaces (please see specific question on transport on board 3a, or speak with the team for further information).
As part of the first detail plots (A1, A2 and K1), significant improvements to the public streets are proposed, including landscaping of the Dock Office Courtyard, replanting and redesigning of the Western Dock Edge, providing the first section of the new High Street
Plot A1 will provide 186 homes. This will include 10 Studios (5%), 82 1-bed (44%), 78 2-bed (42%) and 16 3-bed (9%) homes. The homes will significantly exceed Greater London Authority and Southwark Council minimum space standards, and 95% of homes are dual aspect.
The first residential detailed plots, Plot A1 and Plot K1, combined will deliver a minimum of 35% affordable housing with a policy compliant tenure mix of 70% social rented and 30% intermediate (subject to grant availability). The majority of affordable housing will be located in Plot K1 with some intermediate affordable homes located in Plot A1.
Plot A1 includes the courtyard of the original Dock Offices, which will become a new community space. The former Dock Offices and Dock Managers’ Office are Grade II listed and will be retained.
The building frontage is set back along Surrey Quay Road to enable retention of the existing trees and so that the Dock Office clock tower remains a focal point.
We understand that the height and the massing of the proposed tall element has been of interest to our neighbours since a tall building of 50 storeys was first proposed some three years ago. The overall height of the building has been reduced to 35 storeys and its design has been revisited in response to feedback specifically to mitigate some of the issues around impact and mass.
Further, in the revised plans submitted in October 2018, the amount of balustrading has also been reduced to minimise any impact on protected viewing corridors.
Technical assessments covering daylight/sunlight and views and wind have helped inform the design of the building and to minimise impact. These assessments form part of the planning permission. Please see the Daylight and Sunlight Report, Chapters 15 and 16 of the Environmental Statement Vol 1 and Environmental Statement Vol 3 for further details. Amendments to these documents were submitted to Southwark Council on 12 October 2018- please see section 3.6 for more details.
Plot A1 is designed to read as a composition of different buildings, with smaller scale elements facing the west and the south to respond to the immediate context set by the dock office and residential neighbours. The tall element is located on the north-east corner and its mass is also broken down into three individual elements stepped at different heights. This enables the perception of a family of buildings, breaking down the mass and accentuating more elegant and slender proportions.
Each element has its own character taking inspiration from local historic materials, colours and details. The palette is simple with red, yellow and pale bricks for the three lower office buildings in reference to the Dock Office and local wharf buildings. The red, grey and pale coloured metal panel for the taller building is in reference to the local historic structures and engineered building components.
The design process has been informed by a series of pre-application meetings with Southwark Council as well as a number of public consultation events and home visits with immediate neighbours to enable the integration of feedback into the design development of the building. In addition, a design was review session was held with the Design Council CABE and Southwark Design Review Panel. The scheme was also presented to Historic England.
British Land are engaged with telecom service providers to implement expansion and improvement to the existing local network and the Canada Water development. Investment into the local network is not expected to negatively impact existing user experience.
Potential impacts to TV and radio reception has been assessed. Pre-construction and post-construction TV reception surveys will be undertaken to ensure any impacts caused by the new buildings are identified and appropriate mitigation is provided. A Masterplan Utilities & Services Infrastructure Strategy and a Masterplan Radio & TV Interference Assessment have been completed as part of the due diligence for the Development and is included in the Planning Application.
Plot A2 is a mixed use scheme which provides a leisure centre at ground and basement levels, town centre retail and food outlets along the High Street, and workspace at upper levels.
It is six storeys in height at the High Street, stepping down to five storeys towards Lower Road. Following the submission of the revised planning application in October 2018, the rear massing of the building has been set back by three metres (from the first floor upwards)with the terraces on the levels above also set back three metres. This will reduce any sense of enclosure onto neighbouring properties on Hothfield Place.
As part of the first detailed plots, significant improvements to the public streets and spaces are proposed, including landscaping the Dock Offices Courtyard, replanting and redesigning the western Dock Edge, providing the first part of the new High Street, and a new cycle and pedestrian route to Lower Road.
After being asked by Southwark Council to carry out a study of alternate Leisure Centre locations, British Land consulted on three locations within the Masterplan area in May 2017, and Plot A2 was preferred locally.
Plot A2 includes a new leisure centre meeting Southwark Council’s requirements based on guidance from Sport England. The entrance to the new leisure centre would face onto a newly landscaped Dock Office courtyard. It would also be accessed by a new pedestrian link to Lower Road.
Southwark Council are clear that they do not regard redevelopment of a new leisure centre on the existing Seven Islands site as an option. Plot A2 provides for a larger, more modern leisure centre with improved facilities than the current Seven Islands, and it allows for continuous services provision while the new leisure centre is built. Below is a comparison of existing facilities at Seven Islands and the recently developed The Castle Leisure Centre at Elephant and Castle; and the facilities proposed in Plot A2.
SEVEN ISLANDS EXISTING FACILITIES
|6 lane, 33m pool
(c.430m2 water area)
|6 lane, 25m pool (320m2)||8 lane, 25m swimming pool (425m2)|
|Learner pool (disused)||13mx13m learner pool with movable floor (169m2)||7m x 20m learner pool (145m2) with movable floor.|
|Separate male and female wet change facilities||Separate male, female and family wet change facilities||Separate male, female and family wet change facilities|
|Assembly hall (195m2)||4 court sports hall (594m2)||4 court sports hall (690m2)|
|60 station gym||127 station gym||150+ station gym|
|1 dance studio (118m2)||2 dance studios||2 dance studios (148m2 and 128m2)|
|Spin studio||Spin studio|
|Crèche||Dedicated Soft Play Area|
The new leisure centre (6,253 m2 GEA) will be delivered at ground and basement levels, alongside retail along the high street (6,253 m2 GEA) and retail (829sqm) and workspace (21,669 m2 GEA) on the upper floors. GEA stands for Gross External Area, which is a measure of the whole area of a building taking each floor into account. To help understand the size of the areas described above, the ground floor of Surrey Quays Shopping Centre is approximately 25,000m2 GEA.
Neighbours have been a core consideration from the outset of the design of A2. Extensive changes have been made to the design to reduce the impact on daylight/sunlight and privacy, including setbacks, height reductions, stepping and planting, and further amendments have been made in the resubmitted plans. The building has been shaped to minimise impact in relation to daylight/sunlight and overlooking, however, some impact is unavoidable when developing on an undeveloped site.
Planting will be chosen to ensure dense, year-round foliage cover at the appropriate levels. Both the type of planting and its maintenance regime will be subject to a planning condition which will require full maintenance details to be provided and the planting to be in place prior to the building being occupied. Following the resubmission of the application, the planted terraces on the levels above have also been set back a further 3m incrementally.
Planting will be chosen to ensure dense, year-round foliage cover at the appropriate levels. Both the type of planting and its maintenance regime will be subject to a planning condition which will require full maintenance details to be provided and the planting to be in place prior to the building being occupied. We would be happy to discuss this in more detail with you at the appropriate time.
The design concept for Plot A2 is that of a “modern warehouse”. Taking inspiration from the historic deal sheds of its dockside setting, the striking, functional and repetitive form of the deal sheds has strongly influenced the approach to facade composition, materials and detailing.
Feedback from consultation has been a key factor in the distinctive heritage reference and use of materials including timber.
The submitted scheme for A2 does not propose any changes to the existing access to the Masterplan site from Hothfield Place. British Land has committed to discuss and agree future access arrangements with local residents when Plot B1 begins to be designed (this will not be as part of the first phase of the development). We look forward to consulting with neighbours and the wider community regarding plans for maintaining, closing, or enhancing access from Hothfield Place at this stage.
Plot A2 will be car-free except for four wheelchair blue-badge parking spaces on the High Street to serve the Leisure Centre. There will be 274 long stay cycle parking spaces for office workers and retail and leisure staff. 112 short stay visitor cycle parking spaces will also be incorporated within the public realm.
Any potential impact of contamination at Plot A2 has been considered and appropriate mitigation will be taken to ensure that there is no contamination to the site. This Environmental Statement, which was submitted as part of the planning application, sets out in full how any potential contamination will be managed.
A summary note of the works that will be carried out to ensure that there is no contamination from past uses, or from the construction of the site, can be downloaded here.
Plot K1 is a 5 to 6 storey residential building, stepping down towards Russia Dock Woodland. All homes within Plot K1 either meet or exceed the minimum Greater London Authority and Southwark Council space standards, and are dual aspect as a minimum, with some being triple aspect.
The first residential detailed plots, Plot A1 and Plot K1, combined will deliver a minimum 35% affordable housing with a policy compliant tenure mix of 70% social rented and 30% intermediate (subject to grant funding). Plot K1 will provide 79 affordable homes, split 76% social rent and 24% intermediate (Plot A1 will provide 186 homes, some of which will be intermediate affordable homes)
Plot K1 will be car-free except for 4 wheelchair blue-badge parking spaces to serve the wheelchair accessible units. 142 long stay and 4 short stay parking cycle spaces will be provided.
79 homes will be delivered on the site. This will include 14 1-bed homes (18%), 26 2-bed homes (33%) and 39 3-bed homes (49%). All homes within Plot K1 either meet or exceed the Greater London Authority and Southwark Council minimal space standards and are dual aspect as a minimum, with some being triple aspect
Plot K1 is a masonry building, influenced by the historical and contemporary context of the area which relies heavily on brick as the predominant building material. A light brick tone is proposed in the façade design and materiality of the building in order to reflect the local context and give the building a bright appearance.
The building is six storeys at its maximum height, but steps down to five storeys towards Russia Dock Woodland, creating a contextual response to the surrounding natural environment and ensuring that it is not visible from the main grassed space of Russia Dock Woodland. A series of detailed ecology and overshadowing studies have been undertaken to confirm that the building won’t harm Russia Dock Woodland/Stave Hill Ecology Park or the Alfred Salter school playground and classrooms. These studies confirm there is no significant impact on either and they have been submitted with the revised planning application.
Responding sensitively to the woodland edge has been a key design consideration throughout the development of the proposals for Plot K1. This will be delivered through the use of green and brown roofs and improvements to public realm on Russia Walk and Roberts Close. British Land is working with local stakeholders to develop suitable proposals for this public realm.
Following a number of queries about the possible impact which the K1 development could have on the neighbouring Russia Dock Woodland and Stave Hill Ecological Park, a number of additional studies have been undertaken to assess the potential impact of the development.
Additional reports were submitted to Southwark Council in October 2018, which conclude that any impacts of overshadowing upon the neighbouring Russia Dock Woodland will be insignificant due to the limited extent of the overshadowing predicted (only towards the end of each day’s daylight period) and the overall minimal reduction in annual sunlight hours (not considered significant) over the majority of the park.
There is no meaningful overshadowing impact on the structured hop planting area within Stave Hill Ecological Park, the orchard area or butterfly area during the summer months of May to July. Furthermore, the additional overshadowing amounts to a reduction of generally less than 10 hours of probable sunlight hours per annum over parts of the structured hop planting area and orchard area only.
Queries were also raised about the impact on wildlife within the woodland, specifically including butterflies. The modelling exercise undertaken demonstrates that overshadowing is only predicted at the end of each day’s daylight period, after the butterflies would have generated enough heat to raise their metabolism to fly. The overshadowing impact will therefore not be of a magnitude as to affect the habitat conditions or life cycle stages of butterflies or other species.
The full overshadowing report for plot K1 can be found in the ‘Overshadowing impacts on neighbours’ report (pages 279-330 in the Environmental Statement – Volume IV – Technical Appendices – 16.1 – Daylight, Sunlight and Overshadowing) whilst the additional studies on ecology impacts area available to download on Southwark Council’s Planning Register (under the ‘Environmental Statement – ADDENDUM – VOLUME III: TECHNICAL APPENDIX 4’).
The K1 site neighbours Alfred Salter Primary School and the Masterplan team has been engaging with both the Head teacher and Governors on our proposals.
In response to comments received, we have undertaken a series of detailed overshadowing studies which confirm that the building won’t significantly impact the Alfred Salter playground and classrooms. The full overshadowing report for plot K1 can be found in the ‘Overshadowing impacts on neighbours’ report (pages 279-330 in the Environmental Statement – Volume IV – Technical Appendices – 16.1 – Daylight, Sunlight and Overshadowing).
In response to a request, we have developed additional visualisations showing the view of the development from the school site. These can be accessed here. We acknowledge that the outlook from the school grounds will change, as it would with any development over one storey located on the currently vacant K1 site. Whilst the development would be visible from the school grounds the impact is not significant, as the school is already overlooked by the recently completed Claremont House and homes on Archangel Street adjacent to the school running track area. The resulting condition is not unusual in the context of its inner-London location, and similar to other local schools which also experience overlooking from residential development adjacent to their sites.
A detailed study has been undertaken to assess sunlight and daylight impacts of Plot K1 on existing properties outside the boundary of the site. The proposed building massing has developed as an interactive process throughout the design development period to ensure that any sunlight/ daylight repercussions are well understood and optimised by the proposal. The scheme causes a little overshadowing to the car park of Our Lady of the Immaculate Conception Catholic Church, but of a level that falls within acceptable policy guidance limits.
The full overshadowing report for plot K1 can be found in the ‘Overshadowing impacts on neighbours’ report (pages 279-330 in the Environmental Statement – Volume IV – Technical Appendices – 16.1 – Daylight, Sunlight and Overshadowing).
We believe more active and busy streets are a key part of addressing the safety in local streets and spaces. The Masterplan’s public realm is designed in a way that naturally encourages safety and security, and we will implement security measures such as CCTV and active management to help monitor the area and keep it safe.
In regards to K1, We have consciously designed the scheme to improve safety within and around the borders of the site. The edge bordering Russia Walk will not be a blank alleyway. It will have windows, balconies, and terraces facing out that provide critical surveillance through “eyes on the street.” This will be a significant improvement over the current state of an empty lot with a fence. The communal courtyard of K1 faces south east towards the woodland to provide views and visual permeability (again, increasing surveillance to Russia Walk), but will be fenced on the south eastern edge, so will not provide direct access to or from the woodland that could present a safety risk.
In order to build the proposed building at Plot A2, the existing Tesco petrol station in the Surrey Quays Shopping Centre car park has to be relocated. The proposed location of the interim Petrol Filling Station in the southern section of the existing Surrey Quays Shopping Centre car park creates a well-defined area for it which will ensure minimal disruption to Surrey Quays Shopping Centre and the associated surface car park as well as being in close proximity to the existing Tesco Superstore entrance.
We are proposing to build an eight-pump interim petrol filling station, similar to the existing petrol filling station.
Following meetings with local residents and feedback from Lower Road businesses, we are proposing to include enhanced planting along the south and west edge of the forecourt to screen it. In addition the proposal includes a more direct and planted pedestrian route and cycle ramp to improve the link between the shops on Lower Road and the main car park and shopping centre.
The planning application for the Canada Water Masterplan was first submitted in May 2018. Southwark Council carried out a period of statutory consultation on these proposals during the summer, alongside further engagement by us with local community groups, residents and other interested parties. Over 1,000 people have attended our events since we submitted the planning application, and we are grateful to everyone for giving their time to discuss it with us. Based on the feedback from local residents and others, we made a series of amendments to the Development that were submitted to Southwark Council on Friday 12 October 2018, together with additional information.
In March 2019 we submitted some minor changes to the Canada Water Masterplan planning application following further detailed design work by the project team. These have been received by Southwark Council, who are undertaking statutory consultation between 14 March and 3 April 2019.
British Land is targeting an approval of the Masterplan application in the coming months. The target date for completion remains 2033, and overall, we do not expect the resubmission of planning documents to impact the timeframes for delivery of the Masterplan.
An overview of the key changes that were made to the planning application in October 2018 is below:
An overview of the key changes made to the planning application as part of the March 2019 submission are as follows:
Detailed information on the changes made can be found in the updated planning documents, available to view on Southwark’s online planning register or here.
Canada Water has been recognised in policy terms as a suitable place for tall buildings, especially to help deliver much needed new homes for Southwark and London. However, following a review of our plans and in response to comments from local residents and others, we reduced some of the heights across the Masterplan in October 2018. Specifically the tallest towers in Development Zones D and F and part of the podium floor space in Development Zone C have been reduced in height. For example, the tallest building is to be reduced by 24 metres, from 162 to 138 metres, a reduction in its height of 15%.
We recognise that the height of some of the tallest buildings in the Masterplan was a concern for some. These changes will provide more evenly-balanced building heights across the Masterplan and continue to protect viewing corridors. A full comparison of the maximum buildings in the outline Masterplan is provided below:
|Building||Maximum height before resubmission||Maximum height after resubmission|
|Tower in zone D||162m||138m|
|Tallest tower in zone F||133m||125m|
|Second-tallest tower in zone F||124m||116m|
|Zone C podium||35m||30m|
|Zone H building||45m||49.2m|
|Northern point of zone J building||45m||48m|
|Zone F podium||45m||49m|
|Eastern point of zone D building||45m||49m|
|Western point of zone D building||30m||21.5m|
The floor space removed as a result of reducing the heights of the buildings in the above table have been redistributed to central parts of the site to ensure we can still provide the same overall quantum of floor space, and deliver a commercially viable scheme.
See the updated proposed maximum heights map here.
The number of affordable family homes in the first phase of the development has increased. This means that 60% of the homes delivered in the first detailed plots are 2 bed or more, with 3 or more bed homes now accounting for 20% of the homes. As a result, the number of homes has decreased slightly, from 84 to 79, but we continue to deliver 35% of the homes in the first phase as affordable by habitable room, in line with Southwark Council policy. This will be split between 70% at social rents and 30% intermediate (subject to grant availability). Southwark Council still have priority to acquire the socially rented homes, to rent them as council properties at council rents.
We have made some minor changes to the building proposed at Plot A1. This is the 35 storey residential building, with three lower six storey buildings providing offices and shops at the ground floor. The buildings is located on what is currently the surface car park next to Surrey Quays Shopping Centre.
In October 2018, we improved the landscaping for the residents’ terraces; amended the proposed entrance to the offices and residential area, and added a mezzanine over the loading bay which has led to a minor shift in the space for homes, offices and shops. In March 2019, we increased the size of the internal residential communal space at first floor level.
Some of the consultation feedback has questioned the appropriateness of a building which is 35 storeys in height at this location. Through the masterplanning process it became clear to us that this is an appropriate location for a landmark building, adjacent to the Dock and Canada Water station. The tower element of Plot A1 has been carefully considered by the project team in the context of the surrounding townscape and the neighbouring Dock Offices. In our view, the height of the tower is of an appropriate scale, acting as an important marker at the Surrey Quays Road/Deal Porters Way junction and forming part of an existing cluster of tall buildings around Canada Water station, including Ontario Point, Columbia Point and Regina Point.
In October 2018, in response to feedback from immediate neighbours and Southwark Council, we reduced the massing of the building at Plot A2 (the office and leisure centre building), specifically to improve the views for residents on Hothfield Place. In March 2019, we included a new fifth floor roof terrace for use by office workers based in the building. The terrace has been positioned and designed so that users can’t overlook neighbouring houses or gardens. We also changed the proposed material on the back of the building (when viewing the building from Lower Road) from timber to terracotta. The terracotta cladding will be light and warm in tone, similar to the previous timber proposal.
Plot A2 will still provide a new leisure centre for the local community, in line with Southwark Council’s brief, providing a much-improved leisure centre offer than that which exists today. We have been working with Southwark Council and their operator Everyone Active to improve the design of the leisure centre, including increasing the size of the gym. The core brief remains the same.
These changes to the massing have been made to reduce any sense of enclosure from the A2 building onto the residential properties on Hothfield Place. The massing has been amended following discussion with Southwark Council and in response to feedback provided during the statutory consultation period.
In October 2018, and at the specific request of the council, we increased the number of affordable family homes in the first phase of the development. This means that 60% of the homes are 2 bed or more, with 3 or more bed homes now accounting for 20% of the homes. This has led to a net reduction of five affordable homes in K1, but we continue to deliver 35% of the homes in the first phase as affordable by habitable room. In total of the 265 homes in phase 1, 79 affordable homes are in Plot K1 and eight in Plot A1.
Furthermore, we changed to the visual appearance of K1, which is the residential block now delivering 79 affordable homes on the land at Roberts Close. A lighter tone of brick is now proposed, with metal corner balustrades (removing the previous part brick element) and more articulation of the inset corner balconies.
In March 2019, we made some minor changes to the internal layouts of the proposed eight wheelchair accessible homes in the building to ensure that they fully meet Southwark Council’s design standards.
In response to feedback from residents and local stakeholders on the size of this 5-6 storey building, we reviewed the overshadowing impact of K1 on Russia Dock Woodland and Stave Hill Ecology Park as well as the adjacent buildings in our October 2018 revisions. These studies confirmed there is no significant impact on either and they were submitted with the revised application in October 2018. Therefore it is considered that the proposed height of the building at Plot K1 remains an appropriate response from an urban design, townscape, daylight/sunlight and ecology perspective. In March 2019 we provided additional information which indicates that there are no additional environmental impacts as a result of the proposals, and that the findings of the Environmental Statement remain valid. This report can be viewed here.
These changes have been made in response to comments provided during Southwark Council’s statutory consultation with local residents, Southwark Council and wider stakeholders.
We have submitted detailed proposals for the Interim Petrol Filling Station. We need to move the existing Tesco petrol station to build the proposed building at Plot A2 and we propose to locate this on Surrey Quays Shopping Centre car park close to Surrey Quays Station. Following feedback from local residents and businesses, and to minimise the impact of an 8 pump station, with kiosk and canopy at this location, we have proposed enhanced planting around the interim petrol filing station to screen it, along with a new, planted direct pedestrian route and cycle ramp to improve the link between the shops on Lower Road and the main car park and shopping centre.
In March 2019, the underground fuel tanks beneath the petrol station forecourt were repositioned and the structural columns which support the roof of the filling station were redesigned.
In March 2019, we increased the depth of the basement beneath Zone L (located on the Printworks site adjacent to Quebec Way).
Please refer to the Application Covering Letters from October 2018 and March 2019 for full details of other amendments and additional planning documents that have been submitted, including the Environmental Statement chapters. They were submitted alongside the planning resubmissions and can be downloaded from our website and Southwark Council’s Planning Register.
Southwark Council is conducting statutory consultation on the planning application for 21 days, ending on 3 April 2019. This is the opportunity to view all the planning documents and submit formal comments on the amendments and additional information.
The planning documents are available to view on Southwark Council’s Planning Register, which can be found here. All planning application documents are also available to view on request at Canada Water Library.
We will keep you updated on the planning application, as well as continuing to attend local community events and meetings to ensure that we continue to be visible and available to you. We remain committed to working in partnership with the local community as the Masterplan is built out. This will include further engagement on the detailed designs for subsequent plots as they come forward. If you have any questions or would like to discuss any points in relation to this letter or other aspects of the Masterplan then please do not hesitate to get in touch at email@example.com.
We are targeting a decision by Southwark Council’s planning committee in the coming months. Subject to planning approval, the first detailed plots could start on site in autumn 2019 with the first buildings in use by 2022 (target date). The target date for the completion of the Masterplan is 2033.
A Construction Management Plan for the whole Masterplan, as well as the first detailed plots, is included as part of the planning application, and sets out the principles and proposed construction approach with more details to follow once a contractor has been appointed. The appointed main contractor will be required to sign up to the Considerate Constructors Scheme (CCS) and achieve a minimum score of 40.
Details of the construction strategy for the first detailed plots will be established once a contractor has been appointed. However, as part of the planning submission a Draft Framework Construction Management Plan has been submitted with Draft Plot Construction Management Plans for the first buildings (A1, A2, K1 and the Interim Petrol Filling Station).
Separate to this, as the next plots progress, consultation will take place locally and plot-by-plot Construction Management Plans will be developed, based on the agreed Framework Construction Management Plan. The target date for the completion of the Masterplan is 2033.
We’ll continue to involve and keep the community updated throughout construction as well as exploring establishing a construction liaison group. You can read more about this in our Local Communications Commitment which is available in the contact us section of the Canada Water Masterplan website.
We intend to manage the buildings, spaces and places created for the long-term. We have worked in the Canada Water community for many years. As an organisation, we have a strong record of developing and managing assets for the medium to long-term and intend to do this in Canada Water.
We have been consulting the local community since spring 2014. Since then, the Canada Water Masterplan team has recorded 11,000 attendees and over 5,000 individuals at over 120 public consultation and local outreach events, with around 12,000 comments submitted throughout the masterplanning process. We would like to thank everyone who has contributed valuable time and ideas to the discussion so far. Further consultation will follow on detailed designs for later plots as they come forward.
We will continue to meet Southwark Council, Transport for London, the Greater London Authority, local stakeholders, neighbours of the site and residents – as we have done in respect of the planning application. In addition we will continue to discuss key themes and attend various community events and meetings to remain visible and available to you. If you would like to meet please get in touch by emailing us at firstname.lastname@example.org.
Southwark Council is conducting statutory consultation on the planning application. This is the opportunity to view all the planning documents and submit formal comments.
The planning documents are available to view on Southwark Council’s Planning Register (www.southwark.gov.uk/planningregister) by searching case reference number 18/AP/1604 or by searching for ‘Canada Water Masterplan’. The planning documents are also available at Canada Water Library.
A selection of key planning documents are also available on the Canada Water Masterplan website (www.canadawatermasterplan.com), with an explanation of the planning process. If you have any further questions, please get in touch with us.
The works will include pollarding (cutting foliage back to branches), canopy reduction and in some limited instances the removal of a small number of trees. A map and information pack is available here outlining the few trees/shrubs affected, alongside further details on the works.
It’s necessary to do these works now to:
An information pack is available here outlining the few trees/shrubs affected. The following areas will be impacted:
Deal Porters Way/Dock Edge
Existing petrol filling station
Surrey Quays Shopping Centre car park
Tesco overflow car park
Loss of any trees will be temporary, as additional planting will be undertaken in 2020 to replace any trees removed, and by 2023 the full landscaping works for Phase 1 of the Canada Water Masterplan along the dock edge are expected to be completed.
Work will begin on Wednesday 20 February 2019 and will run until Friday 15 March 2019. Working hours will be restricted to 8am to 6pm and take place only on weekdays.
Working hours will be restricted to 8am to 6pm and take place only on weekdays. The works will be undertaken by a carefully selected arboricultural specialist with extensive experience of delivering high quality work on similar projects. They will be accredited either through the Arboricultural Association or other health, safety and quality assurance schemes). If you have any concerns or are disturbed by the works, please contact the Canada Water Masterplan team directly using the details here.
Tree works are being undertaken now (outside of bird nesting season) to prevent birds from nesting at locations which will be disturbed later this year by the gas main pipe diversion works and the commencement of building of plots A1, A2 and C.
Any existing trees removed will not be of ‘high quality’, as reported in the Arboricultural Impact Assessment submitted as part of the Masterplan planning application. Loss of any trees will be temporary, as additional planting will be undertaken in early 2020, and by 2023 the full landscaping works for Phase 1 of the Canada Water Masterplan are expected to be completed.
We are working with a range of expert consultants to ensure that in the long term the Masterplan creates new landscaped spaces, habitats and enhances local biodiversity. However, some short term changes will need to be made to enable the Masterplan to be delivered. The completed Masterplan will see a significant net gain in the site’s biodiversity and ecological offer.
If you have any queries or concerns about the works, or would like to meet to talk this through in more detail, please don’t hesitate to get in touch with the Canada Water Masterplan team via either by e-mail (email@example.com) or freephone (0800 470 4593)
A majority of these works are being undertaken on land owned by British Land, on trees, shrubs and hedges that are not protected or considered to be high quality (as reported in the planning application Arboricultural Impact Assessment.). These enabling works are not dependent on the current planning application for the Canada Water Masterplan, but approvals are being sought through Southwark Council where appropriate.
We are undertaking the works now so that work can commence on the construction of the Canada Water Masterplan as soon as possible once planning permission is granted, which we hope will be in the coming months.
The period of time in which we can undertake tree works is restricted due to bird nesting season (March to September).
If we do not undertake these works now, the programme for construction of the Canada Water Masterplan’s first plots could be lengthened by 12 months, resulting in a delay to the delivery of a new leisure centre, homes, workspace, new retail and restaurants in the first plots.
We are committed to undertaking additional planting to replace any trees removed. This will be the case regardless of whether planning permission for the Canada Water Masterplan is granted.
We need to relocate the gas main pipe which is located under the Shopping Centre car park. This diversion will move the gas main away from the Plots where buildings A1 and A2 are to be constructed (subject to planning permission). The new route of the gas main pipe will be down Deal Porters Way within the shopping centre site.
To allow the diversion of the gas main pipe along a diverted Deal Porters Way, facilitating the construction of Plots A1 and A2 of the Canada Water Masterplan.
They will begin in March 2019. More detailed information on the exact start date, duration and location of the works will be shared here as soon as possible.
We are undertaking the works now so that work can commence on the construction of the Canada Water Masterplan as soon as possible once planning permission is granted, which we hope will be in the coming months.
The period of time in which we can undertake these works is restricted as SGN will not allow gas works to be undertaken during periods of highest demand
If we do not undertake these works now, the programme for construction of the Canada Water Masterplan’s first plots could be lengthened by 12 months, resulting in a delay to the delivery of a new leisure centre, homes, workspace, new retail and restaurants in the first plots.
In order to dig the route there will be temporary road diversions on the shopping centre site and sections of the car park will be closed off in phases. The shopping centre will remain open as usual throughout the works. Appropriate diversions will be put in place, and sufficient parking for shoppers will be maintained throughout. There will be no disruption for those using buses, and pedestrian access will be maintained across the car park and around the Dock during the gas pipe works.
Local gas supplies will not be disrupted during these works.
These enabling works are not dependant on the current planning application for the Canada Water Masterplan and will be granted through other consenting and approvals processes with Southwark Council and available to statutory utility undertakers.
The full programme for the gas diversion is still being confirmed with SGN. As soon as we have more information we will communicate it here.
A number of boreholes and trenches are being dug within the Tesco overflow car park (Masterplan Zone C) at the southern end of the Surrey Quays Shopping Centre car park.
In order to establish ground conditions in the area which is proposed to be the site of an interim replacement petrol station for Tesco. The existing petrol station is located on the site of the proposed building on plot A2, so this has to be relocated to plot C to allow construction to begin once planning permission has been granted.
These works commenced on Monday 28 January and will run until Friday 8 March 2019.
The Tesco overflow car park (Masterplan Zone C) at the southern end of the Surrey Quays Shopping Centre car park is completely closed-off to both traffic and pedestrians whilst these works are undertaken. The shopping centre will however remain open as usual and there will be no disruption for those using buses or surrounding parts of the car park. The pedestrian routes to Lower Road and Surrey Quays station will also be maintained at all times.