FAQs

The Canada Water Masterplan will build on what makes the area special by providing new opportunities for people who live, work, study, and spend time in Canada Water, Rotherhithe and Surrey Docks.

There will be a range of new public facilities such as a leisure centre potential for a cinema, GP surgery and new sixth form, community use space, and space for a police hub.

We will also be creating 12 acres of new open spaces and places for everyone to enjoy including a major new 3.5 acre park, the first new high street in London for 100 years and 16 new streets (covering 3.8km). The public realm will include play and activities for all ages.

The Masterplan will deliver approximately 3,000 new homes, with a minimum of 35% being affordable, with 70% of these homes available at social rent and 30% intermediate affordable.

The Masterplan will be home to c.20,000 jobs upon completion, and our S106 agreement (and Social Regeneration Charter) captures ambitions to support local residents to access the employment opportunities created in both construction and at end use, recognising that some people will require more support than others.

Over the life of the project we will deliver programmes with our partners to deliver bespoke employment and training programmes for local people to access career, employment and business opportunities in construction, offices and shops, as well as apprenticeships. We’ve already piloted projects aimed at getting people ready for employment with Tree Shepherd and other partners.

The proposals also include affordable workspace and retail space at subsidised rents prioritised for local businesses.

We’re committed to ensuring that the proposals connect with and into the surrounding area and community, so that it addresses social, economic and health priorities across the area.

The Canada Water Masterplan is a partnership between British Land, Southwark Council and the local community to create a new town centre for Southwark and London that complements the local area, making an active, positive, long-term contribution to local life.

The Masterplan covers 53 acres providing jobs, homes, offices, shops, public spaces and facilities and responds to the Greater London Authority (GLA) and Southwark Council’s policy aspirations to deliver new homes and jobs at Canada Water. It is a 15 year project and British Land is here for the long term. Building on our efforts to date, we will actively invest, be part of local community life and be a good neighbour.

Recognising what already makes the area special and responding to the area’s rich heritage, the Masterplan will provide new opportunities and benefits for those people who live and work in the area now and in the future.

Since 2014 we have conducted extensive consultation on the Masterplan with the local community. We have received feedback on a wide range of issues including housing, town centre uses, impact on local facilities, the new routes and streets, transport and jobs and training. All of this has directly informed and changed the plans that we are bringing forward.

These new homes, offices, shops, public spaces and facilities will link with the existing community physically and socially, and ensure that the Masterplan is incorporated as a part of the wider local area.

The British Land team has great experience in delivering other long-term, large scale regeneration projects.

Our track record can already been seen across our development portfolio, including at our 13-acre Regent’s Place campus, which is home to over 20,000 workers and residents.

Leading the Canada Water Masterplan are Emma Cariaga and Roger Madelin CBE. Emma comes with huge experience of delivering large scale regeneration projects in London, having held a number of development and land management roles at companies of a similar size to British Land, including Landsec, Barratt and Crest Nicholson.

Roger meanwhile was a Director at Argent from 1989 and CEO from 1997. During his time there he was responsible for delivering Argent’s 67 acre King’s Cross development, as well as all other developments including Green Park and Thames Valley Park in Reading, Brindleyplace in Birmingham, Piccadilly in Manchester and office buildings in the City of London.

The deal won’t impact the vision for the Masterplan, which will be developed in line with the outline planning consent that is in place.

A Section 106 agreement is a planning obligation that is agreed between local authorities, in this case Southwark Council and Transport for London, and the developer (British Land). It is a legally binding agreement that sets out the infrastructure, facilities and wider benefits we will deliver, including the levels of affordable housing, planned transport improvements, and our support for local employment, education and discounted retail and workspace.

Each commitment will be provided at the appropriate time throughout the lifetime of the project, which we expect could take 15 years to complete, to meet future needs.

The Section 106 Agreement can be viewed on Southwark Council’s Planning Register, and more information on what it commits us to be delivered can be found here.

We work with Southwark as both regeneration partners, and as a local planning authority on the planning application. We acquired the long leasehold of the Surrey Quays Shopping Centre site and the 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 Printworks site.

Through the regeneration partnership 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 by Southwark Council through 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.

We have also been working with Southwark to develop a Social Regeneration Charter for Canada Water, which sets out a framework for local social and economic priorities for the local area.

Separately, Southwark Council is the local planning authority and granted planning permission for the Canada Water Masterplan in May 2020.

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 area covers Surrey Quays Shopping Centre, Surrey Quays Leisure Park, the Printworks, the historical Dock Office Courtyard and the former Rotherhithe Police Station. British Land also own the Dock Offices and Dock Managers’ Office, however these buildings sit outside of the planning application boundary.

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 Council has a 20% interest in the Masterplan site and an option to further invest in individual development plots and construction costs, to retain its current investment or to sell out its interest, meaning the ownership structure could be different on each individual plot.

In accordance with the MDA and after satisfying the MDA obligations, British Land has drawn down the 500 year headlease for the Canada Water Masterplan. As envisaged under the MDA, British Land has now taken on minor maintenance of Deal Porters Square and the area around the library, with responsibility for cleaning (although the square continues to be owned by Southwark Council). Going forward, this will ensure a uniform, high quality and integrated management regime that seamlessly blends into the Masterplan area.

British Land also has the ability to manage Red Bridge Square. If this option is exercised in the future public access would not be changed and the space would be managed in accordance with criteria agreed with the council.

AustralianSuper is Australia’s biggest profit-to-member pension fund, with more than £140bn in member assets. It focuses on responsible investing in large mixed-use urban projects, and has a growing presence in the UK property landscape.

British Land has commissioned an experienced project team to draw together all the skills necessary to deliver a successful masterplan.

British Land is delivering the plan as a 50/50 joint venture with AustralianSuper, Australia’s biggest profit-to-member pension fund, following a partnership announced in March 2022.

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. Visit our Who We Are page for more information.

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 town centre for Canada Water which we intend to own, manage and maintain for the long-term.

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 £400,000 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 here.

Pension funds are low-risk investors with a focus on the long term. AustralianSuper's investment enables us to move faster to deliver the town centre and realise the opportunities that the development provides for the local area. Their extensive experience investing in major regeneration schemes makes them an ideal partner to deliver the Masterplan alongside us

We have an incredible opportunity at Canada Water to deliver a new town centre for London. AustralianSuper's investment enables us to move faster, delivering the new homes, workspace, public facilities and public spaces that the development will provide. Their extensive experience investing in major regeneration schemes makes them an ideal partner to deliver the Masterplan alongside British Land.

In planning policy, the Greater London Authority (GLA) 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.

No – the land that is being developed off Canada Street and Quebec Way is owned by Scape, who are bringing forward a separate scheme that is not part of the Canada Water Masterplan.

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. The planning application allows for both options.

Following public consultation and feedback, the green space next to Prince of Orange Walkway will be retained and managed. Planting will be chosen to ensure year-round foliage cover at the appropriate levels, and both the type of planting and its maintenance regime will be subject to a planning condition. We have been working with partners such as Global Generation in order to consider the most appropriate future for the space in consultation with local residents.

The shopping centre and leisure park are not in the area where the first detailed plots (A1, A2, K1 and the Interim Petrol Filling Station) 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 or move to a new location as the phasing is determined in detail, allowing jobs to transfer to new locations, or generating new local employment opportunities for people to move to. Tesco will continue to trade continuously, only closing their existing store once the new one is open for trading.

Overall the Masterplan will provide up to 100,000 sq m of retail, leisure, entertainment and community space – more than three times the size of the existing Surrey Quays Shopping Centre, generating c.2,000 jobs, plus.

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 town centre including a new High Street and public spaces with a greater range of shops and facilities.

We’re also working with Tesco to provide a similar sized replacement store with continuous trading.

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.

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.

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 around 50,000sqm of leisure (D2) floorspace, which includes the reprovision of a cinema of a similar size.

In March 2018 we 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 on its future in due course.In December 2018, the Artists Studio Company (ASC) took on a lease of the building, which will secure the use of the site.

ASC is a registered charity and artists workspace provider. The organisation will offer workspace to artists, as well as holding a number of free public art exhibitions during its occupancy. For more information on the building’s temporary occupiers, please visit: http://www.ascstudios.co.uk.

As long-term owners in Canada Water we are committed to ensuring that our work and presence benefits the existing, and future, community.We will continue to be active, contactable, and visible by engaging directly with neighbours and the wider community through meetings, events, newsletters, notice boards or other means.We will also undertake, as part of future Reserved Matters Applications (RMAs), in-depth consultation on the plans for key areas such as the park and the dock, as well as via the Social Regeneration Charter.

In addition, we will explore how the community can be involved in shaping the delivery and management of the Masterplan, and will work with our local partners, including community groups and local Tenant and Resident Associations (TRAs), to ensure that communication is being done in the best way possible.

Continued local input and review is a core part of the Social Regeneration Charter approach. As a next step we will be working with Southwark Council and the local community to establish an ongoing approach for local community involvement and input.

The benefits of the Masterplan 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 (which form a legally binding agreement), 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.

Our Local Commitments are largely captured within the Section 106 agreement, a legally binding agreement between Southwark Council, Transport for London and British Land which commits us to deliver on the elements set out, in line with specific timings and trigger points captured within the document. In May 2020, this document was formally agreed.

There will be regular and transparent updates on our delivery against these and our other stated commitments via our website and local communications throughout the duration of the project so stakeholders are aware of progress and can hold us to account.

In addition, we have been working jointly with Southwark Council on the Social Regeneration Charter and are committed to continue to work with them and the local community to deliver the Charter priorities for Canada Water. As part of the ongoing management of the Charter we will provide updates on the Masterplan’s success in delivering against the ambitions and values, with regular reporting and local input into priorities.

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 groups and organisations, more details can be found on the Local Investment page of our website.

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. Through our work we’ve grown strong links with a range of local community organisations and charities, which we intend to build on. To date we’ve invested over £400,000 directly in local community projects alongside further [additional] pro-bono support and advice directly and from our consultant team. 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.

We invest in projects which make a positive contribution to the local area; in Canada Water this means we focus on Surrey Quays and Rotherhithe wards. We also only fund projects that contribute to the delivery on our legacy and are connected to the project.

We also recognise the very material impact that Covid-19 is having locally and are also committed to supporting the local community at this challenging time. More information on our response can be found here.

To enquire about a community investment idea, please contact team@canadawatermasterplan.com. Funding requests are considered by British Land and the Canada Water Community Investment Committee as appropriate, in line with our our guidance.

In Autumn 2017 we started working on a Social Regeneration Charter for Canada Water, initiated by Southwark Council and building on what was then called our Legacy Strategy. The Charter approach aims to ensure that the Masterplan delivers holistic and wide-ranging benefits that the community really wants to see through an evidenced-based, partnership approach with the Council, local community, and potentially other stakeholders in future. The charter framework and Southwark’s subsequent Place Action Plan priorities (as approved by Cabinet in December 2018) were informed by a range of local input and research, including detailed socio-economic baseline research undertaken by Social Life in late 2017-18.

The charter sits outside of the planning process, however an outline charter was submitted in support of the planning application.

Following Southwark Council’s decision to approve the outline planning application in September 2019, we will continue to work with the Council to develop the next stages of the Social Regeneration Charter as we move into the delivery phase of the project.

Six out of every ten (or 60%) of all affordable homes being delivered will be two bedrooms or more and so suitable for families.

The illustrative Masterplan shows we could deliver around 3,000 new homes. 35% of homes will be affordable, split 70% social rent housing and 30% intermediate affordable housing, which is policy compliant.

Six out of every 10 of these affordable homes will be two or more bedrooms, so suitable for families.

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.

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.

British Land backs the Mayor’s Homes for Londoners initiative so that new homes are marketed to local people before, or at the same time as overseas.

We will be providing more information on how we intend to market both the homes for sale and for rent in the near future. 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 team@canadawatermasterplan.com.

In order to create a mixed community and respond to the changing needs of people over the next 15 years, 35% of homes across the Masterplan will be affordable, split 70% social rented housing and 30% intermediate affordable housing, which is policy compliant.

Six out of every 10 of these affordable homes will be two or more bedrooms, so suitable for families.

We anticipate that within these tenures and in the wider housing offer, we can deliver a range of different homes and tenures for different ages, incomes and life stages. We are also exploring the opportunity to build homes that are specifically designed for people at different life stages, including extra care and specialist accommodation, both for private and affordable tenures.

We have committed to a Local Lettings Agreement which will prioritise a proportion of affordable homes for qualifying local residents.

Yes, we recognise how important it is that we provide homes, including affordable homes that support local community needs.

We are committing to delivering 35% affordable homes across the Masterplan. The 35% affordable housing provision will provide a policy compliant mix of affordable housing with 70% Social Rented housing (in line with Southwark Council’s Rent Standard) and 30% Intermediate affordable housing (in line with the income caps set by the Greater London Authority).

All of the social rent homes will be let at rates specified by Southwark Council. At present this means that prices will start at £107 per week for a one bedroom flat. Two bed homes at £126 per week and three beds at £146 per week.

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 the option to purchase social rented homes in all other phases of the scheme.

265 homes will be delivered in the first phase of development. Of these new homes, 87 will be affordable (including 60 at social rent).

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. As such, there will be 5,000 sq m of retail space available for 10 years, with incentives to support business growth.

In addition, we’re also proposing to establish a local business forum for new and existing businesses, helping support their activities, network and provide access to discounted workspace, as well as training opportunities.

The Masterplan will create an exciting new town centre at the heart of a thriving local economy and community. We estimate that the proposals have the potential to see nearly £100m a year spent in the local area by bringing new jobs, businesses and investment to Canada Water.

We also bring substantial experience of managing space, as one of the UK’s largest retail landlords. Our retail strategy will seek to attract a broad range of outlets which complement the existing facilities in the Canada Water area. A Retail and Leisure Statement has been submitted alongside the planning application and can be viewed here.

The Masterplan will create an exciting new town centre at the heart of a thriving local economy and community. We estimate that the proposals have the potential to see c. £100m additional a year spent in the local area by bringing new jobs, businesses and investment to Canada Water.

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. The masterplan includes a replacement Tesco store of a similar size, a new leisure centre and a new cinema. An enlivenment and events programme, to build upon the vibrancy of the area, will be implemented.

Across the Masterplan there will be one million sq ft of retail, leisure, entertainment and community space – over three times the size of the existing Surrey Quays retail, generating around 2,000 net additional jobs, plus:
– A mix of independent and larger retailers and leisure to suit different incomes, interests and life stages.
– Allocating approximately 5,000 sq m of retail space will be available at discounted rent levels for 10 years, with incentives to support business growth.
– Working with Tesco to provide a brand new similar sized replacement store with continuous trading.

A commitment to growing local skills and supporting residents to access new employment opportunities. We will deliver employment and training programmes to help local residents to access the job opportunities created.

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 team@canadawatermasterplan.com.

We’re committed to contributing to a thriving local community and economy well beyond the Masterplan boundary.

The local high streets – namely Lower Road and Albion Street but also many more pockets around the area – are important local assets and our intention is to support the places and businesses to grow and benefit from the changes and investment which the Masterplan will bring. We have spoken to traders on neighbouring high streets (both through surveys and holding drop in sessions to understand their aspirations and concerns for the future, and how we can best support a thriving local community and economy.

Part of our strategy involves creating physical connections between the existing retail areas and the Masterplan – e.g. from the new High Street to Lower Road. This will help ensure that they benefit from the potential £100m a year that we estimate will be spent in the local area by bringing new jobs, businesses and investment to Canada Water as part of the Masterplan. We have previously invested in local events and initiatives to support the local high streets – from music programmes to highlighting free parking at Surrey Quays shopping centre.

We will be supporting local businesses to access space by allocating 7,000 sq m available at 75% of market rent for 15 years

– that’s providing space for around 500 people. We will also provide 5,000 sq m of retail space available for 10 years, with incentives to support business growth.

In addition, we will set up a Local Business Network and Business Advisory Group, to support businesses that may be affected by the development either due to the need for the business to relocate or due to any disruption that may be caused as a result of construction activity. The Social Regeneration Charter includes a specific focus on supporting local businesses to grow.

The listed Dock Office buildings will continue to provide opportunities for new and existing tenants. The status of existing tenants will remain unchanged.

The completed Masterplan will create up to 320,000 sq m of workspace accommodating c.20,000 jobs in the retail, leisure, hospitality and office-based sectors.

Some of these jobs will be new to the area, having moved from elsewhere, while some will be created. Employment opportunities will also be created in the construction phase. We expect the masterplan to deliver employment and career opportunities across a range of sectors and skill levels, however it is impossible to say now exactly what those jobs might look like or who they would be with.

Our Section 106 agreement includes targets for the number of Southwark residents supported into work, and we will work with our construction contractors and end-use occupiers to understand what skills they need, in order to be able to help support residents to access forthcoming opportunities. We will run training programmes to support people into these.

In the first phase of the development, there will be career and training opportunities for Southwark and local residents in construction roles, with training courses and opportunities to gain apprentice/NVQ-level qualifications, as well as roles within the new offices, retail and estate management which will accommodate around 2,300 permanent jobs.

Our focus will be on supporting those from the local area to be able to access these opportunities.

Yes. The development will bring employment and career opportunities for local people of all ages and across a range of sectors and skill levels and we will work with our construction contractors and future occupiers to open up opportunities and recruitment, and plan appropriate support for residents to help in gaining the new roles.

In the first phase of the development, there will be career and training opportunities for Southwark and local residents in construction roles, with training courses and opportunities to gain apprentice/NVQ-level qualifications, as well as roles within the new offices, retail and estate management which will accommodate around 2,300 permanent jobs

Our focus will be on supporting those from the local area to be able to access these opportunities.

We intend to:
– Establish a Development Exploratory Centre to engage local schools and young people in careers in the built environment.
– Set up a local business forum for new and existing businesses, helping support their activities, providing access to discounted workspace, as well as training opportunities.
– Continue our community investment with an increased focus on supporting the health and wellbeing of local residents.
– Ensure the public spaces and places welcome all local residents, and provide events and activities that appeal to all ages, abilities, incomes and interests, for example with big screens for major sporting events.
– Continue to work with Southwark Council and the local community to deliver the Social Regeneration Charter and Action Plan priorities for Canada Water.
– Increase the number of internships and paid work experience over the next 15 years and specifically encourage our future office, retail and leisure occupiers to provide internships, mentoring and education and employment programmes, alongside providing sector specific training.

The Masterplan includes a number of physical links that will help connect it to the local area. This includes:
– A new pedestrian link from the High Street to Lower Road;
– A pedestrian / cycle route between Canada Water Dock and Greenland Dock;
– A pedestrian / cycle route between Russia Dock Woodland and Southwark Park to provide a ‘two sided’ street at the junction by Surrey Quays Station and Redriff Road

New and existing bus routes will also be enhanced and routes to local schools will be made safer.

British Land Property Management, British Land’s in-house property management team, will manage the Masterplan area. The Masterplan creates a new town centre for all to enjoy and there will naturally be public access to, and through the park, gardens, streets and squares created.

The approach to 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 and safety & security patrols to welcome and advise visitors, a dedicated cleaning team and an events programme that is sensitive to neighbours.

In accordance with the MDA and after satisfying the MDA obligations, British Land has drawn down the 500 year headlease for the Canada Water Masterplan. As envisaged under the MDA, British Land has now taken on minor maintenance of Deal Porters Square and the area around the library, with responsibility for cleaning (although the square continues to be owned by Southwark Council). Going forward, this will ensure a uniform, high quality and integrated management regime that seamlessly blends into the Masterplan area.

We will also have the ability to manage Red Bridge Square. If we exercise this option public access would not be changed and the space would be managed in accordance with criteria agreed with the council.

Once complete, a minimum of 35% of the overall Masterplan will be public open space. This includes 12 acres of new open spaces and places for all ages to enjoy, including a 3.5 acre park (equivalent in size to two football pitches), the first new high street in London for decades and 16 new streets (covering 3.8km).

Most routes within the Masterplan are pedestrian and cycle-focused. This includes a new pedestrian route from Lower Road to the High Street and a green link between Russia Dock Woodland and Southwark Park, which will be integrated with space for activities and play. Creating various level changes and diversifying the planting, will help create a range of types of public spaces, including quieter areas. More information is available in the Masterplan Design and Access statement which can be viewed in the Detailed Application section on the Planning Application.

As part of the construction of the first detailed plots, we will improve the landscaping around the Dock Offices courtyard, replant and redesign the western dock edge, provide the first part of the new High Street, and create a new pedestrian and cycle route from Canada Water Dock heading west to Lower Road, linking into Southwark Park.

Play for all ages is incorporated in the designs for many places and spaces across the Masterplan, including playgrounds and nature trails. Further information can be found in the Design and Access Statement that was submitted with the application and can be found on the downloads section of the Planning Application.

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 locals and visitors feel comfortable and can spend time without having to buy anything. A new indoor hub -which will be located in 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 varies in scale, combining predominantly six storey buildings with some taller buildings. This includes eight buildings which are 18 storeys or higher.

This helps to achieve the GLA and council’s policy requirements for the area as an Opportunity Area and Housing Zone, as well as create a place that delivers real and tangible benefits for the community now and in the future.

The taller buildings proposed are clustered in locations that have been decided upon after extensive testing and consultation with Southwark Council design officers, the GLA and Historic England and step down to meet the surrounding context.

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.

This is a large 53-acre site, yet in its current state does little for the wider area and community here; it is mostly made up of parking spaces and has no housing.

In recognising the potential of the site the Greater London Authority has identified the site as an Opportunity Area and Housing Zone which requires the Canada Water area (which includes sites outside of the Canada Water Masterplan) to deliver at least 3,300 new homes. Southwark Council has also prepared an Area Action Plan to guide development by seeking increases in the number of homes that are to be delivered here to 4,500 by 2026, along with the creation of significant new employment opportunities.

We will be meeting the Council’s and GLA’s aspirations for the site and agree that this is an appropriate level of growth for the area.

There is significant potential here to bring about a range of real and tangible benefits for the existing and future community in and around Canada Water, as well as to London more generally. This includes not least the creation of new affordable homes, employment opportunities and public spaces for all to enjoy.

The Masterplan will create a new town centre for London, delivering a number of important benefits for the existing and future community. This includes 12 acres of new open spaces and places for everyone to enjoy including a new 3.5 acre park, the first new high street in London for 100 years and 16 new streets (covering 3.8km).

Ultimately, more development means that a greater amount of these benefits can be delivered, however, we are of course aware that the level of development needs to be appropriate here and that it needs to be balanced by the creation of new public services, infrastructure and public open spaces – which is why open spaces alone account for over a third of our masterplan.

It’s also important to remember that the Masterplan will not be built at once. It is a roughly 15-year project and so will be phased to account for the need to create new homes and jobs here at any given time.

We see the Canada Water Masterplan becoming a ‘hub’ for local services and we have been working with the police, the NHS and education providers to understand how we can help deliver the infrastructure required to support the existing and growing local community.

In terms of health care, we have committed to providing land and/or funding for the delivery of a health facility, if called upon by the Clinical Commissioning Group/NHS.

We see the Canada Water Masterplan becoming a ‘hub’ for local services and we have been working with the police, the NHS and Southwark education providers to understand how we can help deliver the infrastructure required to support the existing and growing local community.

In terms of education, we will provide a minimum £5m contribution to support the expansion of an existing, established local primary school, which would provide 210 additional places, plus additional top-up funding as required for local schools as the population grows.

We have also committed to providing space for a c.4,000 sq m 16+ education facility, if called upon by an education provider.

This provision is in line with the demand projections for school places, as outlined in the socio-economic assessment that was carried out as part of the planning application. This can be viewed in the downloads section of the Planning Applications page.

There remains an aspiration for higher education within the Masterplan and the application allows for this use to be incorporated.

In the meantime, we’re pleased to have welcomed TEDI London to the Printworks. TEDI London is a new higher education institution wholly focused on engineering and is a partnership of Arizona State University, King’s College, London and UNSW Sydney. British Land is a founding partner, and will support TEDI London’s ambitions for an industry-led curriculum by delivering projects, mentors and collaboration opportunities around the Masterplan for future students. Find out more about TEDI London’s programmes here

The Masterplan includes floorspace which could accommodate nursery/childcare provisions and we’ll engage with potential occupiers and providers as the development progresses.

In addition, we have committed to providing community use space with the development, which could be in one or more units and leased to charities, social enterprises or community groups for the benefit of local residents; which could as an option accommodate a charitable nursery.

We are working closely with Southwark Council, the GLA and Transport for London on a range of measures to improve transport conditions locally and these will be introduced as the development phases proceed.

We will still be providing in excess of £33m over the next 15 years towards a range of transport projects to increase capacity and frequency, make journeys quicker, and provide a greater range of choices to those living or working in Canada Water and the wider Rotherhithe and Surrey Docks area. This will mitigate the impacts of our future development.

This includes a financial contribution for TfL to provide additional staff, better communications and internal alterations to create more space for passengers and better enable use of the train services.

TfL and Southwark Council have stated other projects, such as the Elizabeth Line (Crossrail), improvements to DLR services, Cycleway 4 and extending Santander Cycle Hire to Rotherhithe, along with changes in travel behaviour, will help relieve local congestion.

TfL estimates 10-15% of passengers who use the Jubilee Line will change to the Elizabeth Line, increasing space for others. In addition, workers alighting at Canada Water will create space for local people to board. Longer term projects, like the Bakerloo Line extension to Lewisham, would also provide alternatives and change travel patterns further.

To find out more about our strategies for transport, please view section 4B (pages 16 and 17) of Our Local Commitments document.

Yes – and we will be offering one year’s free cycle hire Santander membership for new residents.

Extensive modelling has been undertaken by Southwark Council and Transport for London to produce a strategic transport strategy (STS) that will support the delivery of the Canada Water Opportunity Area.

TfL and Southwark Council have stated other projects, such as the Elizabeth Line (Crossrail), improvements to DLR services, Cycleway 4 and extending Santander Cycle Hire to Rotherhithe, along with changes in travel behaviour, will help relieve local congestion.

TfL estimates 10-15% of passengers who use the Jubilee Line will change to the Elizabeth Line, increasing space for others. In addition, workers alighting at Canada Water will create space for local people to board. Longer term projects, like the Bakerloo Line extension to Lewisham, would also provide alternatives and change travel patterns further.

That said, we will still be providing in excess of £33m over the next 15 years towards a range of transport projects to increase capacity and frequency, make journeys quicker, and provide a greater range of choices to those living or working in Canada Water and the wider Rotherhithe and Surrey Docks area. This will mitigate the impacts of our future development.

To find out more about our strategies for transport, please view section 4B (pages 16 and 17) of Our Local Commitments document.

Our vision is to enable people to use sustainable transport and reduce car use, promoting the Healthy Streets philosophy in the Mayor of London’s Transport Strategy, the draft London Plan, Southwark Council’s emerging Movement Plan and the draft New Southwark Plan.

Our proposed measures seek to ensure 80% of trips will be by public transport, walking and cycling by 2033 and we aspire to achieve the Mayor’s targets for inner London for 90% to be by these modes by 2041.

To find out more about our strategies for transport, please view section 4B (pages 16 and 17) of Our Local Commitments document.

In June 2019 the Greater London Authority announced that it has put plans for a Rotherhithe bridge crossing on hold while it reassesses other options for the bridge, including a ferry service.

Whilst this is disappointing news, we have developed our transport proposals for Canada Water without making any assumptions regarding this crossing.

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.

We actively supported a successful £80.8m bid for Government money as part of the Housing Infrastructure Fund (HIF) to increase the frequency of the Overground to 20 trains per hour (currently 16), improve Surrey Quays Station and deliver improvements to Canada Water bus station by 2024.

We are committed to a strategy at Canada Water that minimises carbon dioxide emissions both now and in the future. We recognise our responsibility to manage environmental impacts and also to limit energy costs for residents, enhancing wellbeing and helping to manage local air quality.

In addition, our vision is to enable people to use sustainable transport and reduce car use, promoting the Healthy Streets philosophy in the Mayor of London’s Transport Strategy, the draft London Plan, Southwark Council’s emerging Movement Plan and the draft New Southwark Plan.

Our proposed measures seek to ensure 80% of trips will be by public transport, walking and cycling by 2033 and we aspire to achieve the Mayor’s targets for inner London for 90% to be by these modes by 2041.

To find out more about our strategies for transport and sustainability, please view sections 4B (pages 16 and 17) and 4E (pages 22 and 23) of Our Local Commitments document

Transport for London (TfL) is the highway authority for Jamaica Road 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.

Further information on Cycleway 4 can be found here.

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.

Our focus is on encouraging active lifestyles and health and wellbeing, by providing more facilities and routes for walking and cycling as well as – crucially – creating viable alternatives to the car.

It is also important to note that car ownership, especially amongst younger people, has changed massively in the last 20 years. Keeping and running a car in London is expensive so many people don’t own a car and car share or hire when they need to. With this in mind, we have taken practical steps to limit the amount of car use as a result of the Masterplan – for example, only delivering on average, one car parking space for blue badge holders for every 10 homes – with a view to ensure that car travel is not increased by those working, living or visiting the Masterplan area once it is complete.

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.

We have spent the past three years working with Transport for London (TfL) and Southwark Council on a transport package to address the effects of the Masterplan. We know local people experience busy transport services during peak periods. The Masterplan will not be delivered overnight and over the next 15 years, working with TfL and Southwark Council, we will deliver transport improvements to address the Masterplan’s demand on local services.

We will deliver, in excess of £33m over the next 15 years towards a range of transport projects to increase capacity and frequency, make journeys quicker, and provide a greater range of choices to those living or working in Canada Water and the wider Rotherhithe and Surrey Docks area. This will mitigate the impacts of our future development. For a full summary of what we will deliver to help support local transport, see the Our Local Commitments document, here.

In addition to what we will deliver, TfL and Southwark Council have stated other projects, such as the Elizabeth Line (Crossrail), improvements to DLR services, Cycleway 4 and extending Santander Cycle Hire to Rotherhithe, along with changes in travel behaviour, will help relieve local congestion. TfL estimates 10-15% of passengers who use the Jubilee Line will change to the Elizabeth Line, increasing space for others. In addition, workers alighting at Canada Water will create space for local people to board. Longer term projects, like the Bakerloo Line extension to Lewisham, would also provide alternatives and change travel patterns further.

We have also actively supported a successful £80.8m bid for Government money as part of the Housing Infrastructure Fund (HIF) to increase the frequency of the Overground to 20 trains per hour (currently 16), improve Surrey Quays Station and deliver improvements to Canada Water bus station by 2024.

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.

We are making major improvements to encourage cycle as a sustainable alternative to cars and will deliver:

c.10,000 new cycle parking spaces, with 1,066 delivered in phase one, including the potential for provision for cargo bikes and those used by disabled people and for children.
– One year’s free cycle hire Santander membership for new residents.
– Funds for six Santander cycle hire docking stations to link into the recently announced extension of the scheme to Canada Water and Rotherhithe.
– Around 3.8 km of new streets and spaces for pedestrians and cyclists.
– New and improved routes between the existing areas and the development – e.g. from the new High Street to Lower Road.
– New pedestrian crossings and junction improvements.
– Legible London wayfinding signage.
– A Bicycle User Group which will coordinate cycle training, best practice and initiatives to encourage the uptake and support for cycling locally.

We have committed to:

Funding for two new high frequency bus routes, one between London Bridge, Canada Water and Greenwich and the other between Canada Water, Old Kent Road and Central London, as well as potential improvements to local bus links.
– New bus stands along the new High Street with real time travel information.
– Improved and new bus stands on existing highway in and around the development.
– New driver facilities.

There are mixed views between residents who would like to maximise parking to prevent ‘overspill’ into neighbouring streets; and those who would like to see parking / car-use reduced and public transport alternatives provided - how will both these viewpoints be addressed?

We have heard a range different views on parking levels throughout the consultation – it has been one of the most polarising elements and we’re aware of local concerns around car ownership and parking by residents living in car-free developments.

The level of town centre and resident parking provided by the masterplan needs to be balanced and ensure that sustainable forms of transport are encouraged, while ensuring we can attract a wide range of retail and leisure occupiers and users to the site and maintain the viability and vitality of the town centre, and that those who require a car such as those with a disability, can park. The level of car parking we’re arrived at within the planning application (see previous question) is a result of a long period of testing, analysis and discussion with stakeholders including potential occupiers, Southwark Council and TfL, and we think strikes the right balance.

We will continue to work with Southwark Council to discourage new residents and users of the town centre from parking on neighbouring streets. We are aware of the Council’s proposals to introduce a peninsula wide CPZ to deal with existing on street parking pressures. We have already offered to provide funding to monitor parking on local streets, and funding to deliver amendments to local CPZs in the future, should local residents call for them. This is secured in our s106 agreement. The s106 also includes a clause preventing residents moving into homes in the Masterplan from applying for parking permits in local CPZs. We’re also proposing mechanisms to encourage a move away from car use and a change in local travel behaviour. This will include the collection of car 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 over time.

There will be some car parking provided with these plots, most of which will be for blue badge holders. For a summary please see Section 3 ‘First Detailed Plots’.

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.

The precise detail of the dock works will be subject to a future reserved matters application following engagement with local stakeholders and will be delivered alongside Zone D.

We’ve also committed to retaining and enhancing the Prince of Orange walkway area and to work with local residents on the plans for this.

Ecology and the ‘green / blue’ environment have been key influences for the Masterplan, having been highlighted by the local community as important and valued local characteristics in the very first phases of community engagement back in 2014. Overall at least 35% of the Masterplan will be public open space, including the new park and dock office courtyard as predominantly green spaces. The public spaces and routes throughout the masterplan will include trees and planting, and the greening of buildings will take place to enhance local wildlife habitats and provide feeding opportunities.

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 the creation of a sensitive dock crossing.

The Masterplan will provide extensive planting of trees across a variety species, providing different seasonal colours and interest on and around the site. However, some short-term changes will need to be made to enable the Masterplan to be delivered.

Guaranteed through a s.106 legal agreement with Southwark Council we will plant around 1,200 trees on and around the Canada Water Masterplan site by 2038. This includes over 500 medium-to-large sized trees that will be planted off-site around the local area, and we would welcome any suggestions about where these might be planted by emailing team@canadawater.co.uk. A review will be undertaken every four years to track the tree canopy cover against the 2038 target set out in the Masterplan Planning Permission.

Of the existing trees on site, a number are protected in a ‘Tree Retention Plan’ (contained within Annex 25). While we have sought to maintain other existing trees wherever possible, some will need to be removed due to their condition, or to allow development. Any existing trees removed are not considered ‘high quality’, as reported in the Arboricultural Impact Assessment submitted as part of the Masterplan planning application.

We will, however, only remove trees where this is necessary and will communicate this fully with neighbours on an ongoing basis. The loss of any trees will be temporary, as additional planting will be undertaken in 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. Overall, the completed Masterplan will see a significant net gain in the site’s biodiversity and ecological offer.

c. 572 new trees will also be planted off-site and we are talking to local groups about where these could be planted and will take advice from the Tree Council.

We’ll aim to create an impact from day one by providing a number of trees of semi-mature quality.

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 at future Reserved Matters Applications. For more information, please see the Non-Technical Summary of the Environmental Statement, which is available to view here.

On air quality, we will minimise emissions through a number of design initiatives, including:

Using on-site energy sources which mitigate the impact of the development and benefit local air quality.
– Minimising car parking spaces to encourage low-emissions and sustainable transport methods such as cycling, walking and public transport.
– Prioritising pedestrian movement over vehicular movement through the landscape design of the public realm
– Creating public awareness campaigns will reduce vehicle idling and promote the use of shared mobility in Southwark, improving air quality within the Masterplan.
– Implementing mitigation measures during construction to minimise air quality impacts.

In terms of noise, 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.

In addition, 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.

Other 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.

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.

We are committed to a strategy at Canada Water that minimizes carbon dioxide emissions both now and in the future. We recognise our responsibility to manage environmental impacts and also to limit energy costs for residents, enhancing wellbeing and helping to manage local air quality.

Southwark Council has reinforced its commitment to environmental issues by joining the International Climate Change Campaign and declaring a Climate Change Emergency. We absolutely share these concerns. Our objectives are aligned with the Mayor of London’s plans to build a sustainable London for the future and TfL’s ‘Healthy Streets’ approach has been embedded in the design. By introducing a wealth of new plant life, green open spaces and green buildings, we will increase biodiversity in the area, as well as respecting and enhancing the unique ecology of Canada Water Dock and the heritage of the area.

This development adheres to British Land’s Wellbeing Principles to ensure that we are doing our bit to improve people’s health, happiness and productivity.

As a company, we are measuring ourselves against the UN’s Sustainable Development Goals and are constantly piloting new technologies in our developments.

We will also work with local interest groups and schools to maximise the biodiversity and ecological benefit from the Masterplan.

To find out more about our commitments to ensuring that Canada Water is sustainable now and in the future, please visit section 4E (pages 22 and 23) of the Our Local Commitments document.

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 will 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.

This will be done by making significant ecological improvements such as the restoration of the water levels and wetland habitat. This work will be done in partnership with our strategic partner, the London Wildlife Trust.

In addition, we will also be making improvements 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 precise detail of the dock works will be subject to a future reserved matters application following engagement with local stakeholders and will be delivered alongside Zone D.

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.

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.

The team has carried out a range of investigations and research into Canada Water Dock 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 in ongoing conversation with Rotherhithe Anglers. Due to water depth we don’t anticipate moving them and fishing will remain free.

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.

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.

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.

Due to ongoing Covid-19 restrictions we are reviewing when works could safely and reasonably begin, and we will share more information on programmes before works begin.

A range of sites were 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 locations, Plot A2 was 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.

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.

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 (one of the first detailed plots) was preferred locally.

The new leisure centre will be a larger and more modern replacement to the current Seven Islands leisure centre and will include:

An 8 lane, 25m swimming pool (425m2);
– A 7m x 20m learner pool (145m2) with movable floor;
– Separate male, female and family wet change facilities;
– 4 court sports hall (690m2);
– A 150+ station gym;
– 2 dance studios (148m2 and 128m2);
– A spin studio; and,
– Dedicated Soft Play Area

We recognise that 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 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 are 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, enlivenment and events programming, the retail and leisure strategy, and public art. The Social Regeneration Charter also includes this as a priority, and we also hope that by supporting local residents to benefit from employment and business opportunities, this will further strengthen local links.

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 was 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 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 as well as meetings with local groups, to help inform the strategy’s priorities. More information can be found in the Cultural Strategy which forms part of the planning application.

Since 2014, British Land has been working with the local community in and around Canada Water, Rotherhithe and Surrey Docks to get to know the area and ensure that we understand local priorities, concerns and aspirations. We have met a wide range of people and learned a lot about the rich history and heritage of the area.

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.

We have already started to undertake a range of initiatives to help promote culture in the area, such as sponsoring the World by the Water: an Exhibition of Canada Water & Rotherhithe History.

The Masterplan will be DDA compliant (Disability Discrimination Act) and shop mobility will be provided in the new town centre.

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. There will be plenty of public seating, new public spaces such as the town square and park, and free events and activities for all to use and enjoy without having to spend any money. Use of public toilets will be for free and there will be designated spots for people to eat their own food.

To ensure the right balance of retailers, we will be supporting local businesses to access space by allocating around 5,000 sq m of retail space available at no more than 80% of market rent for 10 years with a priority for local Southwark business. We will also be providing c.200,000 sq m of office and workspace (similar to the size of More London), home to around 20,000 jobs (including retail and leisure), of which around 7,000 sq m will be made available at discounted rent levels for 15 years, meaning around 500 people will be working in companies benefitting from reduced rents.

In terms of housing, we have committed to 35% of homes across the Masterplan will be affordable, split 70% social rented housing and 30% intermediate affordable housing. Six out of every 10 of these affordable homes will be two or more bedrooms, so suitable for families.

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.

We see the Canada Water Masterplan becoming a ‘hub’ for local services and we have been working with the police, the NHS and education providers to understand how we can help deliver the infrastructure required to support the existing and growing local community.

This includes space, if called upon by the Metropolitan Police, for a new police hub for local neighbourhood teams.

The Masterplan team regularly attends police ward panels to try to keep abreast of community safety concerns in the area.

Yes. We want to ensure that there are a range of events of activities which build on and support existing activities and bring new and exciting things to the area.

We have already been doing this with our work in the Shopping Centre, including providing a community space run by local charity Time and Talents (T&T2 opposite Tesco), and the ‘Little Explorers’ programme of activities run by local organisations over summer 2019.

We are still some time away from having new spaces and streets to manage, so we will continue to engage with and seek ideas and input from the local community on this as the project progresses. This is captured in the Culture Strategy and Social Regeneration Charter.

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 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.