These new images show how Canada Water could look if British Land’s major planning application gets the go-ahead.

 

British Land has entered into a Master Development Agreement with Southwark Council and submitted an outline planning application for the Canada Water Masterplan.

The outline submission also includes a detailed planning application for the project’s first three buildings, which include workspace, homes (of which 35 per cent will be affordable), retail and a new leisure centre. The first three buildings are located on parts of the site which are currently overflow car parks for Surrey Quays Shopping Centre alongside the edge of Canada Water itself, as well as the vacant site at Robert’s Close.

Subject to planning approvals, construction of the first aspects of the masterplan could begin in spring 2019.

The Master Development Agreement provides a framework for delivery of the Masterplan, pools Southwark Council and British Land’s freehold and leasehold interests across the site and allows a new 500-year lease to be drawn down.

This agreement also confirms the local authority’s stake in the project, and their right to invest up to 20% in each forthcoming plot; the agreement also confirms the location of a new leisure centre as part of the proposals.

Roger Madelin, Head of Canada Water Development, British Land, said: “We are delighted to have entered into a Master Development Agreement with Southwark Council and submitted our planning application for the Canada Water Masterplan which marks an important milestone in the delivery of this project.

“Drawing on our experience of creating vibrant, mixed-use places across the capital, this major urban centre at Canada Water will provide an exciting place to live, work and visit, delivering high quality design, active spaces and significant economic and social benefits for the local community.

“We have worked closely with Southwark Council and the local residents of Canada Water to achieve this important first step, and will continue to work with them to enable a truly cultural and diverse neighbourhood for London.”

Cllr Peter John, leader of Southwark Council, said: “It is fantastic to see this project moving forward. British Land have done great work to consult and engage with local people and the resulting Masterplan will deliver what local people want to see, including a guaranteed 35 per cent affordable housing split 70 per cent social rent and 30 per cent shared ownership in the first phase, new retail spaces and job opportunities, education and health facilities and a brand new leisure centre.

“In addition British Land, in conjunction with the council, has committed to a Social Regeneration Charter which will ensure that the lives of existing local residents will be improved by the project which we believe to be a first for a project such as this.

“People will be able to see the proposals and make further comments through the planning procedure, so there is still time to get involved and help create the future of Canada Water.”

The planning application has not yet been ‘validated’ by Southwark Council and the documents should be available on the council’s website in the next few weeks.

This week Southwark Council agreed to move forward with its development agreement with British Land for the Canada Water development, including the sites of Surrey Quays Shopping Centre, the former Harmsworth Quays printworks, the Mast Leisure Park, the old dock offices and the former Rotherhithe Police Station.

Listen to the audio of Tuesday’s cabinet item on this page, and read all the reports here.

Canada Water

Southwark Council is to make a formal decision on its development agreement with British Land at Canada Water before the local elections.

Giving formal notice that the decision will be rescheduled for Southwark’s cabinet meeting on Tuesday 13 March, the council says:

It is likely that it would not be appropriate for this decision to be taken during the pre-election period and would therefore need to be taken in May at the earliest.

It would however not be in the council’s commercial interest to delay the decision until then. The council’s potential partner is incurring significant cost in progressing the project.

Further delay will increase costs and project risk, which is likely to encourage them to renegotiate terms.

A decision is therefore sought at the earliest opportunity.

The decision relates to the council’s interest as landowner of some of the land at Canada Water to be redevelopment under the masterplan drawn up by British Land and is separate from the decision-making process on future planning applications.

The Government has issued a five-year certificate of immunity which prevents the Printworks (formerly Harmsworth Quays) at Canada Water from gaining listed status.

However, the building’s temporary uses have proved so popular that the building may not be flattened in the forthcoming redevelopment of Canada Water. Listen to this Estates Gazette podcast to find out more.

Transport for London has not yet ruled out a tunnel or an enhanced ferry service between Rotherhithe and Canary Wharf as an alternative to the proposed walking and cycling bridge.

TfL is pressing ahead with plans for a bridge, but says that next month’s public consultation on the scheme will also feature tunnel and boat options.

A report [PDF] on the proposed Rotherhithe crossing was considered by TfL’s programmes and investment committee last Friday.

Based on the work that has been done to date, TfL has provisionally
recommended that a navigable bridge should be investigated in greater detail, with the initial options assessment concluding:

(a) an enhanced ferry would be the lowest cost option and could be delivered
more quickly. It provides a positive Benefit: Cost Ratio (BCR) but, unlike a
fixed link crossing, it is unlikely to deliver a step-change in walking and
cycling accessibility, or realise significant wider economic benefits;

(b) a navigable bridge has a broadly comparable BCR to an enhanced ferry,
however, it would realise greater total benefits by providing a permanent link
to facilitate a transformational change in accessibility. This aligns more
strongly with developing policy and the scheme’s strategic objectives and,
further, a permanent link has the potential to realise significant wider
economic benefits which have not been quantified in the BCR at this stage. A
bridge has strong support amongst cycling groups, accessibility groups and
other stakeholders, particularly on the south side of the river, but concerns
remain over the need to open for shipping and the impact on residents in the
immediate vicinity; and

(c) a tunnel would offer similar benefits to a bridge and provide a more reliable transport connection, as it would not need to open for shipping. It would have lesser visual impact than a bridge, however, it may be seen as a less attractive environment for users and is forecast to cost significantly more, resulting in a lower BCR.

The report adds:

Work is now underway to investigate navigable bridge options in further detail and, as more information becomes available, the provisional selection will be refined and tested alongside the other options before a final decision is made on the solution for a new crossing.

Whilst the further investigations continue, it will be important not to dismiss other options until they have been considered as part of a public consultation.

Remarks by former TfL boss Sir Peter Hendy – commenting on the “pretty weak business case” for the Rotherhithe bridge – were recently made public as part of the evidence presented to Margaret Hodge’s review of the Garden Bridge.

At last week’s GLA Oversight Committee current TfL commissioner Mike Brown disassociated himself from his predecessor’s comments on the Rotherhithe scheme.

Canada Water station

Transport for London has postponed plans to build extra trains to add to the Jubilee line fleet which would have enabled more frequent trains to and from Canada Water.

Plans to boost tube capacity are vital to plans by British Land and Southwark Council to build hundreds of new homes, shops and offices at Canada Water.

Cllr Mark Williams, cabinet member for regeneration, said: “This major delay is extremely disappointing for us, and for residents, who share our view that the Jubileel line upgrade is central to our plans for positive improvements to the Canada Water area.

“We need these additional trains to meet current and future demand and for residents to easily connect with the rest of London.

“We will be writing to the Mayor of London to outline our concerns and urge consideration for funding to be assigned to this vital upgrade.”

The latest plans for the redevelopment of the former biscuit factory and college sites in Bermondsey have been revealed by Grosvenor, nearly four years after the Duke of Westminster’s company first became a local landowner.

Grosvenor says that its £500 million plan, designed by architects Kohn Pedersen Fox Associates, incorporates a permanent home for Compass School Southwark, over 10,000m2 of new office space and 10,000m2 of retail, culture, leisure, community and food and drink uses; alongside 25,000m2 of new and improved streetscapes and playspace, 140 new planted trees and 400m2 of new public lawns.

“We are sharing today our detailed ambitions to create one of the capital’s greatest, mixed
neighbourhoods hosting 1,350 new rental homes for locals and Londoners,” said Katherine Rodgers, development firector of Grosvenor Britain & Ireland.

“We want to see a growing district that is inclusive and physically integrated, with historic buildings retained and new commercial spaces, local amenities and public spaces created.

“We have spent four years getting to know Bermondsey, its people and its communities
and want to help knit together the best of Bermondsey with an investment and long-term
legacy that generates local opportunities and can respond to changing demand.”

The proposals are on show for the next three days and a planning application will be submitted to Southwark Council later this month.