Design Guidelines Volume I Part 2 of 2 Masterplan. May 2018 Allies and Morrison

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1 Design Guidelines Volume I Part 2 of 2 Masterplan May 2018 Allies and Morrison

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3 TC Town Centre 55 CANADA WATER MASTERPLAN Design Guidelines May 2018

4 Town Centre Illustrative view of the Cuts, looking towards the Town Square Illustrative view of Deal Porters Way looking north Illustrative view of the Town Square looking east 56 CANADA WATER MASTERPLAN Design Guidelines May 2018

5 Town Centre TC Town Centre H Framed between two historic water bodies of Canada Water and Greenland Dock, the southern part of the Masterplan forms a new Town Centre and destination at the heart ofthe Rotherhithe Peninsula, enlivened by a convergence of mixeduses and people, with a wide range of places to live, work and play. Main places and routes Canada Water (the Dock) Town Square Deal Porters Way (High Street) The Cuts Surrey Quays Place Dock Office Square Greenland Dock connection As well as providing a new High Street and Town Square, the Town Centre offers a finer scale of streets and spaces that resonate with the intimate lanes of Rotherhithe and Shad Thames, creatating a rich urban centre that celebrates the historic character of the area. 57 CANADA WATER MASTERPLAN Design Guidelines May 2018

6 Town Centre TC Town Centre H Layout The Town Centre has a simple structure: two important routes the High Street and The Park Walk that intersect at the Town Square. This clarity in urban structure establishes legibility of space, whilst secondary routes and lanes, such as the Cuts, provide additional permeability and richness to the Town Centre. The result is a variety of streets and spaces that are both attractive and easy to navigate for residents, workers and visitors. Access While prioritising pedestrian, cycle and public transport access and movements, the Town Centre framework also carefully integrates critical access for deliveries, car parking, drop-off and servicing. Pedestrian accessibility around the edges of the Town Centre has been improved, particularly around the southern edge. New plot layouts and landscape design eliminate existing physical barriers by creating gentle gradients accessible to all. Use Served by bus routes, Underground and Overground stations, the Town Centre will be easily accessible to people from across London. The carefully curated mix of land uses and floorspace will create a critical mass of activity. The place will be brought to life by different people, doing different things, at all times of the day, the night and the year. Scale The Town Centre is characterised by three complementary approaches to building scale. Firstly, below the height limit set by the London View Management Framework (LVMF) view corridor lies a close-knit and compact urban pattern. Buildings there will be of a consistent height and density intersected by pedestrian Cuts to create characterful streets and spaces. Secondly, Tall Buildings rise from this lower scale at two locations at the edges where opportunities for height exist. Finally, the western edge of the Town Centre makes an important transition of scale towards existing low-rise neighbours. Appearance The new Town Centre draws from the rich working history of the Site to create a memorable character. Like the historical docks and buildings of Canada Water, the Town Centre will express a consistency of material and form that simultaneously avoids bland uniformity. Building facades will reinforce the hierarchy of the Public Realm, with more expression encouraged on prominent frontages and less on minor frontages. Buildings should make contemporary interpretations of historic buildings on site, striking a balance between difference and consistency. The particularity of specific uses and urban settings should be balanced with a simple palette of traditional materials and a straightforward expression of form. Key Character area Detailed application area Landmark Building Tall Building Tall Building outside Character Area The Cuts Crossing Potential pedestrian route Water body Green space 58 CANADA WATER MASTERPLAN Design Guidelines May 2018

7 Town Centre Canada Water Station Deal Porter Square Library King George s Field DZ M Primary School Plot A1 S U R R E Y Q U A Y S R O A D Dock Offices Dock Offices Courtyard Landale House LOWER ROAD Plot A2 DOCK OFFICES WALK HOTHFIELD PLACE D E A L P O R T E R S W A Y Development Zone B Canada Water Dock DOCK EDGE WALK Landmark Building DEAL PORTERS WAY MIDDLE CUT Town Centre The Cuts Development Zone D Landmark Building HIGHER CUT LOWER CUT PARK WALK Development Zone F S U R R E Y Q U A Y S R O A D Development Zone G Town Square MIDDLE CUT Southwark Park LOWER ROAD HAWKSTONE RD DZ N Surrey Quays Place Surrey Quays Station PARK WALK Development Zone C Development Zone E DEAL PORTERS WAY R E D R I F F R O A D Redriff Road underpass N Illustrative Character Area diagram m 59 CANADA WATER MASTERPLAN Design Guidelines May 2018

8 Town Centre TC TC1 Town Centre LAYOUT Town Centre buildings will carefully frame the public realm into a range of different places. Refer to DAS Chapter TC1.1 Town square enclosure at corners Buildings occupying the corners of the Town Square along the northern side of the Middle Cut should run past the point of intersection into the Development Zone by a minimum of 6m. To reinforce the spatial enclosure of the Town Square. 6m Town Square MIDDLE CUT TC1.2 Development Zone B subdivisions Development Zone B should have a minimum of two subdivisions leading from Deal Porters Way. Gaps between buildings should have a maximum width of 10m. To break down the massing of Development Zone B as perceived from the west. B 10m TC1.3 Development Zone B continuous streetwall The gaps introduced through guideline TC1.2 could be fronted by gated portals and/or buildings on Deal Porters Way up to a height of 2 storeys and a depth of 9m. To maintain the streetwall continuity of Deal Porters Way. B 10m 60 CANADA WATER MASTERPLAN Design Guidelines May 2018

9 Town Centre TC1.4 Development Zone B respond to neighbours Development in Zone B must consider potential effects on neighbours and respond appropriately in layout and massing. To be sensitive to the needs of existing neighbours. TC1.5 Development Zone B subdivision offsets Plot subdivisions and service routes within Development Zone B should be offset from pedestrian routes emerging from Development Zone D by a minimum of 6m. To improve exposure for corner retail units. To discourage circulation into service lanes. To reinforce difference between public and private routes. Private Routes min 6m B D min 6m Public Routes TC1.6 Surrey Quays Place anticipate improvements to road infrastructure Development at Surrey Quays Place must anticipate future improvements to road infrastructure, such as the CS4 bicycle superhighway or changes to the traffic gyratory. To futureproof the masterplan. B Surrey Quays Place C TC1.7 Surrey Quays Place anticipate Overground station development Development at Surrey Quays Place must anticipate potential future development at Surrey Quays Station. These may include the expansion of the public realm above part of the railway cutting, and potential new station access point in Development Zone N. B N C To futureproof the masterplan. 61 CANADA WATER MASTERPLAN Design Guidelines May 2018

10 Town Centre TC1.8 Views through the Middle Cut Sightlines should be maintained between the Landmark building plaza (A), The Cuts crossing (B) the Town Square (C) and the Redriff Road underpass (D) successively. To enable intuitive wayfinding through the Town Centre. A B C D TC1.9 The Middle Cut The Middle Cut should generally have a width of 6-8m, measured from the building facade, ignoring Ancillary Building Structures. To add character to the pedestrian movement network. D E 6 8m TC1.10 Secondary Cuts Higher Cut, Lower Cut, and any additional Cuts introduced into Development Zones D and E should have a width of 5-7m, measured from the building facade, ignoring Ancillary Building Structures. D 5 7m To add character to the pedestrian movement network. E TC1.11 Secondary Cut alignment Corners and centrelines of secondary cuts do not need to align across the Middle Cut. To add character to the pedestrian movement network. D E 62 CANADA WATER MASTERPLAN Design Guidelines May 2018

11 Town Centre TC1.12 Crossing on Middle Cut A minimum of one building line should splay, chamfer or have a re-entrant corner at the junction of the Middle Cut and the Lower Cut. To create a small crossing and add character to the Cuts. D E TC1.13 Crossing at Redriff Road underpass A minimum of one building line should splay, chamfer, or have a re-entrant corner on the Middle Cut where it meets the Redriff Road underpass. To create an inviting threshold space for pedestrians approaching from Greenland Dock. D E TC1.14 Surrey Quays Road curved streetwall Building facades in Development Zones D & E should participate in the sweeping curve of the Surrey Quays Road to create a crescent streetwall. Substantial facets should be avoided. To reinforce and extend the character of Surrey Quays Road. D S U R R E Y Q U A Y S R O A D E TC1.15 Development Zone M respond to neighbours Development in Zone M must consider potential effects on neighbours and respond appropriately in layout and massing. To be sensitive to the needs of existing neighbours. LOWER ROAD M 63 CANADA WATER MASTERPLAN Design Guidelines May 2018

12 Town Centre TC TC2 Town Centre ACCESS On movement networks and building access points. Refer to DAS Chapter TC2.1 Pedestrian zones There should be no permanent vehicular access in The Cuts, Town Square, Surrey Quays Place, and Park Walk. D The guideline does not apply to managed servicing, maintenance access, emergency access and special event-related vehicular access. E To protect the extents of the pedestrian movement network. TC2.2 Development Zone E pedestrian access Ground-level pedestrian access should be provided along the south-east edge of Development Zone E, connecting Deal Porters Road and Surrey Quays Road to the Middle Cut and the Redriff Road pedestrian subway. To safeguard the pedestrian movement network and provide necessary clearances from retaining wall structures. D C E G R E D R I F F R O A D TC2.3 Tertiary movement network A tertiary network of building thoroughfares, publicly accessible passages and yards within building plots could be created. To add a fine grain character to the pedestrian movement network. Plot designs are able to define the rules regarding the level of public access to these spaces. 64 CANADA WATER MASTERPLAN Design Guidelines May 2018

13 Town Centre TC2.4 Development Zone M Landale House access Development in Zone M must provide vehicular access to Landale House. Landale House To maintain access to existing building behind the Development Zone. M LOWER ROAD TC2.5 The Cuts residential lobby access on SQR Residential lobbies and primary entrances should be located on Surrey Quays Road. Secondary entrances could be on other frontages. This guideline does not apply to the Landmark Building. To activate the frontage on Surrey Quays Road. D E Indicative entrance TC2.6 Development Zone B service locations Service access should be located on the sides of buildings off Deal Porters Way. To improve the quality of the public realm. D B TC2.7 Development Zone D service locations Servicing such as plant, refuse, and private cycle parking should not be on public realm frontages. Servicing could be in the basement. To improve the quality of the public realm. 65 CANADA WATER MASTERPLAN Design Guidelines May 2018

14 Town Centre TC TC3 Town Centre USE On the use of spaces and buildings in relationship to urban design. Refer to DAS Chapter TC3.1 Town Square uses Retail units facing the Town Square at ground floor/lower levels should include a concentration of A1, A3 and A4 uses. To promote activity in the Town Square. D E TC3.2 Dock edge uses Retail units facing the southern Dock Edge at ground floor/lower levels should include a concentration of A3 and A4 uses. To promote activity on the Dock Edge. D E TC3.3 Middle Cut uses at Development Zone E The ground floors along the Middle Cut should be lined with retail units with a minimum depth of 6m. Corners should be active at the connection with the pedestrian route near Redriff Road. To wrap other Development Zone E uses with active frontages. Town Square E E MIDDLE CUT REDRIFF ROAD 66 CANADA WATER MASTERPLAN Design Guidelines May 2018

15 Town Centre TC3.4 Commensurate lobby frontages Lobby sizes and frontages should be commensurate with the scale and nature of the uses they serve, as well as the scale and nature of the public spaces they address. Lobbies may be larger where complementary uses at ground floor are accommodated, for example cafes or meeting rooms. To ensure a proportional balance of frontages between mixed uses, to encourage activity throughout the day. 67 CANADA WATER MASTERPLAN Design Guidelines May 2018

16 Town Centre TC TC4 Town Centre SCALE On the size and proportion of buildings and spaces. Refer to DAS Chapter TC4.1 The Cuts Building Lines Building Lines in the Cuts must create a predominant face and height that comprises a minimum of 90% of the building length >90% T To reinforce the spatial enclosure and hierarchy of the public realm. T 1 2 THE CUTS TC4.2 Surrey Quays Place Tall Building hierarchy The Tall Building in Development Zone B should be higher than the Tall Building in Development Zone C. To provide a visual anchor for the Lower Road approach to the Town Centre, and to establish its dominance in the local hierarchy. Higher Lower B C TC4.3 Surrey Quays Place Tall Building horizontal datum The Tall Building in Development Zone B should respond to horizontal datums of adjacent low to mid rise buildings facing Surrey Quays Place, including lines set by Ground Floor facades, cornice lines, and predominant building heights. To mediate the base of the Tall Building at Surrey Quays Place with surrounding buildings and open space. B SURREY QUAYS PLACE 68 CANADA WATER MASTERPLAN Design Guidelines May 2018

17 Town Centre TC TC5 Town Centre APPEARANCE On the look of buildings and spaces, including building materials and visible architectural details. Refer to DAS Chapter Development Zone edge and interior diagram Dev Zone Interior Dev Zone Edge TC5.1 Development Zone edge and interior conditions The Town Centre is divided into Development Zone edge and Development Zone interior conditions as located in the control diagram above, and are differentiated by guidelines TC5.2 TC5.14. The landmark buildings are exempt from these guidelines, though their design should be complementary. (See TC6.4) To reinforce the public realm hierarchy. Dev Zone Interior Dev Zone Edge 69 CANADA WATER MASTERPLAN Design Guidelines May 2018

18 3 to 6m Town Centre TC5.2 Ancillary building structures Interior: The use of Ancillary Building Structures are permitted. Edge: The use of Ancillary Building Structures should be minimised. To reinforce the public realm hierarchy and the character of the Town Centre. Interior Edge TC5.3 Development zone interior simple facade order Facades in the block interior should not make overt distinctions between base, middle and tops. The character of Canada Water is derived from the practical, elemental forms of industrial buildings, and not on the rules of classical formalist architecture. TC5.4 Development zone interior facade rhythm Facades within block interiors should have a consistent rhythm of bays and openings. The rhythm should be between 3-6m. To reinforce the grain of frontages in the Cuts. TC5.5 Primacy of the wall plane Wall planes should be clearly legible and dominant. Ancillary Building Structures should remain subordinate. To reinforce the character of buildings in Canada Water. Ancillary Building Structures Wall plane 70 CANADA WATER MASTERPLAN Design Guidelines May 2018

19 Town Centre TC5.6 Contained storefronts Retail storefronts should be contained within the structural bay of buildings; they should not cover up the building piers. To prioritise buildings above individual units. TC5.7 Development zone interior chamfered corners Corners at the crossing of two cuts could be chamfered to provide entrances to corner retail units and create crossings. To elevate the prominence of the intersection. To improve permeability, visibility, and orientation. To provide sense of place. TC5.8 Development zone interior material tone Building materials used in the block interior should not have a predominance of light or bright facade materials. To create a quality of intimacy and narrowness within the Cuts. TC5.9 Development zone interior encourage use and inhabitation at retail facades Design details should be used to encourage the inhabitation and use of space at retail frontages, such as deep sills for planters, seating, and menu displays. To refine the experiential quality of the public realm. 71 CANADA WATER MASTERPLAN Design Guidelines May 2018

20 Town Centre TC5.10 Development zone interior raised sills at retail windows Retail windows block interiors could have raised sills to bench height. To refine the experiential quality of the public realm. TC5.11 Development zone interior Bridges The provision of bridges in the Development zone interior is encouraged. Bridges must be open to the air. To add character to the Cuts. Bridges may be used for outdoor amenity or above-ground circulation between buildings. TC5.12 Development zone interior Limited number of bridges There must not be more than three bridges within each leg of the Cuts. A leg is the route between two junctions of the Cuts. To maintain openness of the Cuts to the sky. LOWER CUT MIDDLE CUT Illustrative location of bridges TC5.13 Development zone interior Bridge dimensions Bridges should be up to 3m wide and located on levels above 1/F. To add character to the Cuts. >1/F 3m 72 CANADA WATER MASTERPLAN Design Guidelines May 2018

21 Town Centre TC5.14 Development zone interior No stacking bridges Bridges should not stack above each other on consecutive floors. To add character to the Cuts. TC5.15 Development Zone B prominent backs Western building elevations in Development Zone B should assessed as prominent backs, of frontal quality but without direct Public Realm obligation at its base. The top floor and the roof should be designed with consideration of its appearance from Southwark Park. To address the visibility of new development from Southwark Park. TC5.16 Development Zone B layered composition The overall composition of western building elevations of developments in Zone B should be layered, and aid the transition in massing and scale between Development Zone B and existing neighbours. Consider rooftop planting and additional tree planting along the western facade. To soften the development edge next to existing neighbours. TC5.17 Multi-storey car park The car park should be designed within the common architectural language of the Town Centre. The design should not distinguish itself by use. Vents and blank facades must be well designed and integrated into the architecture. To futureproof the carpark. 73 CANADA WATER MASTERPLAN Design Guidelines May 2018

22 SURREY QUAYS ROA Town Centre TC TC6 Town Centre LANDMARK BUILDING The Landmark Building will present a generous welcome to the visitors and residents of Canada Water. TC6.1 Landmark design quality The landmark buildings should be of exemplary architectural design quality and contribute to an attractive urban composition, commensurate with the visibility and importance of its site and its role within the Masterplan. To take advantage of long views across Canada Water Dock. To create a memorable and welcoming image of Canada Water. TC6.2 Dock Edge building line The landmark buildings must provide generous clearances for the public realm along the Dock Edge, giving a sense of relief as one emerges from the Cuts. Though a maximum building line coinciding with the Dock Edge development zone boundary is permitted, overall the landmark building line must be set back by an average of 7m or greater from the Dock Edge development zone boundary. (TEST) To encourage permeability and accommodate a high flow of pedestrian and cycle traffic, as well as dwell space seating and landscape. To allow greater freedom in the composition of the landmark building architecture and public realm. CANADA WATER DOCK Printwork Place A 14 m Dock Edge Walk F 8 m Deal Porters Way 2 m D 7 m 2 m Park Walk Place 74 CANADA WATER MASTERPLAN Design Guidelines May 2018

23 Town Centre TC6.3 Dock Edge focal point The landmark buildings should provide a larger area of public realm at the meeting point of the Middle Cut with the Dock Edge and the Basin Boardwalk. The architecture should also respond to and accentuate this space. To provide a more generous, high quality public realm. To create a destination public space. TC6.4 Relationship to The Cuts, Deal Porters Way and Surrey Quays Road The design of the landmark buildings should engage with the character of The Cuts, Deal Porters Way and Surrey Quays Road in a complementary fashion. To integrate the Landmark Buildings with the surrounding urban fabric. TC6.5 Tall Building entrance Though the Tall Building in the landmark site is located away from the Development Zone edge, its entrance should still prominently address a public open space or public route. To provide a logical sense of address for the building. TC6.6 Significant public offer The landmark building should provide significant, publicly accessible amenities. To incorporate a public dimension to the landmark building and highlight its special status. To create a destination of city-wide importance. 75 CANADA WATER MASTERPLAN Design Guidelines May 2018

24 Town Centre TC6.7 High quality landscaping The landmark building should provide publicly accessible landscaping, including water features, and planting. This could be at ground or at upper levels. The design should be of exemplary quality, well integrated with the architecture in layout and materiality. To provide a generous, high quality public realm. 76 CANADA WATER MASTERPLAN Design Guidelines May 2018

25 77 CANADA WATER MASTERPLAN Design Guidelines May 2018 Town Centre

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27 CC Central Cluster 79 CANADA WATER MASTERPLAN Design Guidelines May 2018

28 Central Cluster Caption Illustrative view of Park Walk looking southwest 80 CANADA WATER MASTERPLAN Design Guidelines May 2018

29 Central Cluster CC Central Cluster H Located at the centre of the Masterplan, the Central Cluster has the important role of bringing together the Town Centre to the west and the Park Neighbourhood to the east, and between high-density consented schemes to the north and low- to midrise existing buildings to the south. Moreover, the Central Cluster is an important connector. It resolves three different street geometries existing on the Site: those aligned with Canada Water (the Dock), the Printworks, and the serpentine shape of Surrey Quays Road. Finally, its distance from lower neighbours as well as its position at the heart of an Opportunity Area makes it the rational location for a concentration of Tall Buildings, as recognised in the Canada Water Area Action Plan. Main places and routes Park Walk Surrey Quays Road Park Walk Place Co-ordinated with other Character Areas, the Central Cluster includes a wide mix of uses. Its strategic location between the Town Centre and the Park Neighbourhood helps create a vibrant place to work, live, shop, learn, and play. The Central Cluster plays a significant role in the redevelopment of Canada Water into a new urban centre: it is able to absorb the large footprint of the existing superstore currently located on the Site along with its associated parking, without interfering with the grain or street pattern of the Masterplan and the surrounding existing neighbourhood. 81 CANADA WATER MASTERPLAN Design Guidelines May 2018

30 Central Cluster CC Central Cluster H Layout Well defined routes anchor this part of the Site into its broader context while also contributing to the Public Realm. Located in the centre of the Site, the Central Cluster plays an important role connecting existing neighbourhoods to new ones, with important public routes clearly defining its boundaries and plot edges. It balances permeability with the need to accommodate the large footprint of a potential superstore and a number of Tall Buildings. The relocation of the existing superstore and its associated parking are carefully considered to ensure that both new and existing routes are not compromised and the ability to move across the Site along the main desire lines dictated by surrounding neighbourhoods is enhanced. Access The Central Cluster prioritises the pedestrian experience of the Public Realm and plays an important role connecting the other parts of the Masterplan. The character of the area is strongly defined by the pedestrian routes running through, and the vehicular roads running around it. The coordination between these routes and service access is crucial to the enhancement of the pedestrian experience. The Public Realm will also be activated by the careful location of access to buildings, superstore, residential lobbies and podiumlevel communal spaces. Use The centrality of this Character Area makes it suitable for the location of a superstore and tall residential buildings, surrounded by complementary land uses. Workspace, retail, leisure and community uses will complete the neighbourhood and contribute to the vitality of the Central Cluster. Scale The Central Cluster accommodates part of the cluster of Tall Buildings of the Masterplan. Brought together into groups, these buildings form a coherent composition creating an identity for the area from afar, and setting a transition to the lower neighbouring context. Further, their broader bases will set the enclosure for the Park and the Park Walk, defining the Public Realm. Appearance The Central Cluster overlaps with the Town Centre and Park Neighbourhood Character Areas. The transition across the different areas happens at different levels, including use, scale, as well as appearance. The use of materials and the treatment of the facades must ensure a continuity of architectural language, tying together different characters. At the same time, the building typologies in this area create a unique character for the Central Cluster. A wide range of uses are contained in complex buildings which include podiums and Tall Buildings. Key Character Area Tall building Tall building outside Character Area Potential pedestrian route Green space 82 CANADA WATER MASTERPLAN Design Guidelines May 2018

31 Central Cluster Development Zone L to Canada Water Station PRINTWORKS STREET Development Zone H QUEBEC WAY The Park DZ P Canada Water Dock DOCK EDGE S U R R E Y Q U A Y S R O A D Development Zone F PARK WALK NEW BRUNSWICK STREET Central Cluster Development Zone J Development Zone D Development Zone G R E D R I F F R O A D BRUNSWICK QUAY Town Square Development Zone E DEAL PORTERS WAY Bascule Bridge Greenland Dock N Illustrative diagram of Character Area and context m 83 CANADA WATER MASTERPLAN Design Guidelines May 2018

32 Central Cluster CC CC1 Central Cluster LAYOUT The Central Cluster will connect diverse parts of the Site and have significant communal spaces at podium level. Refer to DAS Chapter CC1.1 Development Zone F pedestrian route The pedestrian route in Development Zone F should have a minimum width of 7m, measured between building facades, ignoring Ancillary Building Structures. The axis of this route should relate to the nearest Cut in Development Zone D. Canada Water Dock D F The Park This route could be provided through a building. To integrate the pedestrian movement network between Development Zones D and F. min. 7m CC1.2 Development Zone G responsive layout relate The layout of buildings in Development Zone G should respond and relate to the layout of buildings in the surrounding context. F relate To aid in the transition of character between different Development Zones. J G CC1.3 Development Zone G Podium residential layout The arrangement of residential blocks in Development Zone G should define open spaces at podium level. Consideration should be made for the scale of the open spaces and the acoustic screening of traffic noise from surrounding streets. To improve the usability of outdoor amenity spaces. 84 CANADA WATER MASTERPLAN Design Guidelines May 2018

33 Central Cluster CC CC2 Central Cluster ACCESS Access strategies for buildings in this area will prioritize the pedestrian experience of Park Walk and the Park. Refer to DAS Chapter CC2.1 Pedestrian zones There should be no permanent vehicular access in Park Walk, on frontages facing the Park, and secondary pedestrian routes in Development Zone F. F H The Park J The guideline does not apply to managed servicing, maintenance access, emergency access and special event-related vehicular access. D G To protect the extents of the pedestrian movement network. CC2.2 Residential lobby access Where possible, primary access to residential lobbies should be on the ground floor from the largest public route that the building faces, and relate to the building element that it services. F H The Park J To provide a logical sense of address for the building. D G CC2.3 Development Zone G residential access Where direct ground level access to residential buildings are not possible, the means of access should be made explicit, for example, through a collective super-lobby leading to the podium. To provide a clear access point to podium level. The Park 85 CANADA WATER MASTERPLAN Design Guidelines May 2018

34 Central Cluster CC2.4 Development Zone G access to retail A retail entrance should be located at the corner of Park Walk and Surrey Quays Road. Its size should be commensurate to Park Walk Place and to the retail use it serves. F H The Park J To make the retail entrance visible from the Town Square. D G 86 CANADA WATER MASTERPLAN Design Guidelines May 2018

35 Central Cluster CC CC3 Central Cluster USE On the use of spaces and buildings in relation to urban design Refer to DAS Chapter CC3.1 Large scale retail Not all parts of large scale retail provide activity that the public realm needs. Designers should consider how other uses can be brought in to make those frontages active, subject to the requirements of the large scale retailer. To optimise the public realm around large scale retail. 87 CANADA WATER MASTERPLAN Design Guidelines May 2018

36 Central Cluster CC CC4 Central Cluster SCALE Hybrid forms reconcile opportunity for height, large scale uses and placemaking principles. Refer to DAS Chapter CC4.1 The Park horizontal datum Building facades facing the Park should express a tripartite horizontal division, with a base condition at the ground floor, and all storeys above 34-37m AOD to be expressed as a top. To reinforce the spatial enclosure of The Park and emphasise its position in the Public Realm hierarchy. J G The Park F TOP 34-37m AOD BASE CC4.2 Central Cluster Tall Building hierarchy Tall buildings in the Central Cluster should dsecend in height in the following order: Development Zone F south (Park Walk Place), Development Zone F north (The Park), Development Zone G (The Park). Higher Middle Lower To safeguard the tower cluster form between tall buildings in Development Zones D, F and G. F G 88 CANADA WATER MASTERPLAN Design Guidelines May 2018

37 Central Cluster CC CC5 Central Cluster APPEARANCE Hybrid forms reconcile opportunity for height, large scale uses and placemaking principles. Refer to DAS Chapter CC5.1 Development Zone G building coherence Development Zone G contains different large scale uses in a single complex. It should be designed within the common architectural language of Canada Water and not overtly express differentiation by large-scale uses. To integrate Development Zone G into the urban fabric of Canada Water and relate it to the human scale. The Park PARK WALK CC5.2 Development Zone G detailed materials Development Zone G should be articulated with materials that express individual building elements and volumes. Superficial subdivisions are discouraged. To integrate Development Zone G into the urban fabric of Canada Water and relate it to the human scale.. The Park PARK WALK CC5.3 Support Park character Building frontages on the Park should follow guidance related to Parkside Type buildings (see MP1.6). To reinforce the character and the enclosure of the Park. The Park PARK WALK 89 CANADA WATER MASTERPLAN Design Guidelines May 2018

38 90 CANADA WATER MASTERPLAN Design Guidelines May 2018

39 PN Park Neighbourhood 91 CANADA WATER MASTERPLAN Design Guidelines May 2018

40 Park Neighbourhood Illustrative view of the Park looking east Illustrative view of the Park and the Printworks looking north Illustrative view of a typical neighbourhood street 92 CANADA WATER MASTERPLAN Design Guidelines May 2018

41 Park Neighbourhood PN Park Neighbourhood H Located in the northern part of the Masterplan, the Park Neighbourhood is a mixed-use area which complements the Town Centre, creating a healthy living environment with a wide variety of homes for a diverse and inclusive community, spanning different ages and life stages. Main spaces and routes The Park Park Walk Residential Streets Quebec Place A new park is the centrepiece of this area, providing three-acres of open space and an exceptional opportunity to tie together city and nature. 93 CANADA WATER MASTERPLAN Design Guidelines May 2018

42 Park Neighbourhood PN Park Neighbourhood H Layout The Park Neighbourhood is structured around the Park, the heart of the neighbourhood and the hub of activity and movement. The Park is supported by a new network of streets and smaller places linked into existing routes, improving pedestrian movement from the Rotherhithe and Surrey Docks area to the Town Centre, Canada Water and Surrey Quays stations. Access The access strategy to buildings in the neighbourhood is hierarchical and can be defined by three concentric zones. The core of the neighbourhood, the Park, is the inner zone with the highest levels of pedestrian activity and the most restrictive vehicular access. The second zone is behind the first row of buildings fronting the Park, where vehicular access is allowed for access to residences and servicing, with shared surfaces for vehicles and pedestrians. Lastly, the edges of the neighbourhood Quebec Way, Redriff Road and Printworks Street are the vehicular arteries that feed into the Character Area. Use The Park Neighbourhood is a transition zone between the mix of uses at the Town Centre and Central Cluster and the residential developments to the north and east of the Site. The Park Neighbourhood provides opportunities for living and working, as well as potential for education and culture, supported by retail and community uses around the Park. The balance shifts towards residential at the edges, where people of all stages of life can live in a healthy and safe environment. Scale The Park Neighbourhood is designed as a dense urban area with a fine grain pattern of buildings. As with the principles of Access and Use, the Scale of the neighbourhood also makes a transition between the high-rise buildings of the Central Cluster and the low and midrise buildings around the edges of the Park Neighbourhood. The density and scale is carefully considered to maximise the provision of high quality homes and to maintain a clear and consistent enclosure of streets and spaces. Extensive daylight and sunlight testing has informed the parameters and the design principles for massing. Appearance The appearance of buildings in the Park Neighbourhood will be based on the wider Masterplan principles, but with new and particular points of emphasis. For example, frontages on the Park will feel open, light and generous while street elevations will be characterised by the rhythm of residential bays, windows and entrances. Residential buildings will reinforce the Public Realm hierarchy, expressing clear relationships between fronts and backs, as well as the status of streets. The Printworks is also a source of character, to which new buildings could make reference in form or materiality. Lastly, the common compositional devices such as heights datum and active ground floors will unite varying land uses. Key Character Area Tall building Potential pedestrian route Green space 94 CANADA WATER MASTERPLAN Design Guidelines May 2018

43 Park Neighbourhood School DZ K to Canada Water Station ROBERTS CLOSE Russia Dock Woodland to Canada Water Station S U R R E Y Q U A Y S R O A D Printworks Place PRINTWORKS WALK PRINTWORKS STREET The Park NEW BRUNSWICK STREET REEL WALK DZ P REEL WALK REEL STREET Development Zone H Development Zone L PARK WALK QUEBEC WALK QUEBEC WAY Public route to Russia Dock Woodland Development Zone F PARK WALK Development Zone J R E D R I F F R O A D Quebec Place Development Zone G BRUNSWICK QUAY to Town Square to Lower Road N Illustrative Character Area diagram m 95 CANADA WATER MASTERPLAN Design Guidelines May 2018

44 Park Neighbourhood PN PN1 Park Neighbourhood LAYOUT Buildings will frame the Park and Park Walk, and give definition to a series of residential streets both within the site and at its edges. Refer to DAS Chapter PN1.1 Building facade maximum length Building facades on development edges longer than 70m should be sub-divided into approximately equal lengths with a maximum length of 55m. Vertical breaks could be achieved by terminating the building, by party walls, or by vertical architectural reveals. To encourage variety in building facades. F The Park G H L PARK WALK J QUEBEC WAY REDRIFF ROAD PN1.2 Vertical breaks at street alignments Where vertical breaks align with the street layout, a pedestrian route open to the sky should be created. To improve the pedestrian movement network. Plan Elevation PN1.3 Vertical breaks at non-street alignments Where vertical breaks do not align with street layouts, the vertical break could be created through a party-wall condition. Pedestrian routes could be povided in a portal through a building Plan Elevation 96 CANADA WATER MASTERPLAN Design Guidelines May 2018

45 Park Neighbourhood PN1.4 Development Zone H continuous ground floor frontage at northern Park edge Buildings at the north edge of the Park should form a continuous ground floor frontage between Reel Walk and Park Walk. H To enclose the public realm. PN1.5 Development Zone H gap at upper floor frontage at northern Park edge 8m max. Buildings at the north edge of the Park may have one gap in the frontage of upper floors with a maximum width of 8m. H To enclose the public realm while accommodating buildings of different uses. PN1.6 Threshold space at Redriff Road / Quebec Way roundabout L A threshold space should be located at the intersection of the Redriff Road / Quebec Way roundabout. H PARK WALK QUEBEC WAY To create an inviting space for people approaching the Park Neighbourhood from Salter Road. F The Park G J REDRIFF ROAD PN1.7 View from threshold space to The Park Sightlines should be maintained between the threshold space (A) and The Park (B) along Quebec Walk. To encourage pedestrian movement to the Park. The Park H A L PARK WALK QUEBEC WAY F G J QUEBEC WALK B REDRIFF ROAD 97 CANADA WATER MASTERPLAN Design Guidelines May 2018

46 Park Neighbourhood PN1.8 Park Neighbourhood Walks Quebec Walk should have a width of 14 18m, measured from the building facade, ignoring Ancillary Building Structures m H L To add character to the pedestrian movement network. QUEBEC WAY The Park F G J QUEBEC WALK REDRIFF ROAD PN1.9 Reel Walk Quebec Walk should have a width of 6 18m, measured from the building facade, ignoring Ancillary Building Structures. To add character to the pedestrian movement network. 6 18m H L The Park REEL WALK QUEBEC WAY F G J REDRIFF ROAD PN1.10 Printworks Walk If the existing Printworks Buildings are removed, a pedestrian route must be provided at the location of Printworks Walk indicated in the XX Parameter Plan. The route should have a width between 14 18m m H L QUEBEC WAY To provide pedestrian permeability to the north of the site. PRINTWORKS WALK The Park F G J REDRIFF ROAD 98 CANADA WATER MASTERPLAN Design Guidelines May 2018

47 Park Neighbourhood PN PN2 Park Neighbourhood ACCESS New access routes and public spaces will improve connections through the Park Neighbourhood and the Rotherhithe Peninsula. Refer to DAS Chapter PN2.1 Quebec Walk vehicular access control Frequent movements by large-scaled vehicles should be avoided on Quebec Walk. To preserve the role of Quebec Walk within the pedestrian movement network. H L PARK WALK QUEBEC WAY The Park F G J REDRIFF ROAD PN2.2 Quebec Walk, Park Walk and Reel Walk 99 vehicular access control L Vehicular entrances should not be located on building facades along Quebec Walk, Park Walk, and Reel Walk; pedestrian paths should not be crossed by vehicular drives on these routes. To preserve the quality of the pedestrian movement network in the Neighbourhood. F H The Park G PARK WALK J QUEBEC WAY REDRIFF ROAD PN2.3 Pedestrian zones Parkside edges of Zone H and Zone J should not have permanent vehicular access routes. To protect the pedestrian movement network. H L F The Park G J 99 CANADA WATER MASTERPLAN Design Guidelines May 2018

48 Park Neighbourhood PN2.4 Entrance lobbies on the Park and Park Walk Buildings adjacent to the Park and Park Walk should have their primary entrances facing the Park or Park Walk. To reinforce the position of The Park within the Public Realm hierarchy. The Park H L PARK WALK QUEBEC WALK QUEBEC WAY F Indicative entrance G J REDRIFF ROAD PN2.5 Residential communal courtyard access All residential courtyards should have direct and step-free access from each of the communal cores into the communal courtyard Access from cores and streets should be clear, legible, and generous. Access to each core should be secure. To promote the use of communal courtyards within residential buildings 100 CANADA WATER MASTERPLAN Design Guidelines May 2018

49 Park Neighbourhood PN PN3 Park Neighbourhood USE The Park Neighbourhood is a predominantly residential Character Area with a mix of uses around the Park to activate the Public Realm. Refer to DAS Chapter PN3.1 The Park maximise variety of uses Ground floor frontages facing the Park should contribute to the activity and the character of the Park, and offer a variety of uses. For example: restaurants, cafes, galleries, and entrance lobbies. There should be no ground floor residential units facing the Park. To promote activity in the Park throughout the day. F The Park G H L J PN3.2 Street facades around podium parking or non active spaces Where parking within a podium or other non-active spaces are located at ground level, street frontages should be wrapped with other uses. Blank facades and parking facades should be avoided. To create active street frontages. PN3.3 Defensible edges at Ground Floor Where private dwelling units have ground floor entrances, defensible space such as a front garden, recessed entrance or raised porch should be provided. Where raised porches are used, an alternative step-free access up to entrance of units must be provided. To provide a clear definition between the public and private realm. 101 CANADA WATER MASTERPLAN Design Guidelines May 2018

50 Park Neighbourhood PN3.4 Communal Space Spaces enclosed by perimeter buildings, including those above podiums, could be used for communal amenity. To provide outdoor amenities for residents. PN3.5 Podium height limit Podium structures should be limited to one storey in height. To maintain relative proximity of podium communal spaces to residential entrance lobbies at ground floor. 1 storey max 102 CANADA WATER MASTERPLAN Design Guidelines May 2018

51 Park Neighbourhood PN PN4 Park Neighbourhood SCALE Height and massing should be carefully considered to increase the provision of homes while integrating with surrounding streets and buildings. Refer to DAS Chapter PN4.1 The Park horizontal datum Building facades around the Park should express a horizontal datum, with a base condition at the ground floor, and all storeys above 34-37m AOD to be expressed as a top. To reinforce the spatial enclosure of The Park and emphasise its position in the Public Realm hierarchy. TOP 34-37m AOD BASE PN4.2 The Park / Park Walk maximum building dimensions above top horizontal datum Portions of residential buildings on the Park and Park Walk above the 34-37m AOD datum should not be more than one half of the overall building length. This guideline does not apply to Tall Building elements. 1 To reinforce the spatial enclosure of The Park. T 1<50% T PN4.3 The Park Ground floor heights Ground floors facing the Park should have a higher floor to floor height than typical floors above. To emphasise the primary public realm. typical typical higher 103 CANADA WATER MASTERPLAN Design Guidelines May 2018

52 Park Neighbourhood PN4.4 Street-based Neighbourhood buildings Neighbourhood buildings will focus on creating hospitable residential streets. They should set a domestic scale to the street through the composition and rhythm of entrances, balconies, and windows. They should be flexible in regards to typology, responsive and adaptive to its surrounding context. 104 CANADA WATER MASTERPLAN Design Guidelines May 2018

53 Park Neighbourhood PN PN5 Park Neighbourhood APPEARANCE The Park Neighbourhood will have street characters that accentuate the prominence of The Park within the public realm hierarchy. Refer to DAS Chapter PN5.1 The Park facades Designers should consider specific architectural responses to the park setting. For example facades could be well inhabited with generous balconies and loggias, and feature larger windows and greater transparency. To address and respond to the presence of the Park. PN5.2 Buildings of different uses Building facades on Redriff Road and Quebec Way should be designed with care and attention as befitting a primary building front, even if a secondary facade is being proposed at that location. H L To create a coherent streetscape. J PN5.3 Boundary treatments Boundary treatments facing the Public Realm should not be higher than 1.2m from the ground level of the Public Realm. The design of boundary treatments should be well considered and integrated with the architecture. To avoid the domination of the street by tall boundary walls. Building Line 1.2m max. Plot Public Realm 105 CANADA WATER MASTERPLAN Design Guidelines May 2018

54 Park Neighbourhood PN5.4 Integrate bin and cycle storage The design of bin and cycle stores at ground floor residential units should be well considered and integrated with the architecture. To avoid the cluttering of the streetscape. Cycle store Bin store PN5.5 Harmonise buildings of different uses Where buildings with different uses face each other across a street, their design should establish a relationship and be architecturally compatible with each other. For example, common horizontal datums, facade rhythms and materials could be shared between buildings. To create a harmonious streetscape. Office Office Office Lobby Resi Resi Resi Resi Resi 106 CANADA WATER MASTERPLAN Design Guidelines May 2018

55 Park Neighbourhood PN PN6 Park Neighbourhood PRINTWORKS REUSE The following guidelines only apply where the printworks buildings are kept for reuse. PN6.1 Main entrance The main entrance for the Printworks should be on the south, facing Surrey Quays Road. To give status to Printworks Place, and present the primary façade of the Printworks towards the Dock Edge. S U R R E Y Q U A Y S R O A D H The Park PN6.2 Printworks Walk dimensions A public throughfare should be provided through the building at ground level between Printworks Street and The Park as per the route described in the Public Realm Parameter Plan. The tunnel should be a minimum dimension of 2 structural bays by 2 storeys (approximately 12m wide by 6m high). To improve site permeability. Two structural bays min width PN6.3 Walk overpass The Printworks Walk throughfare headroom should reduce to one storey at the location of the Print Hall to allow for the continuity of the Print Hall interior. The Print Hall interior should be visible from Printworks Walk. To create visual interest and public awareness of the print hall interior as a local historical artifact. PRINT HALL INTERIOR PRINTWORKS WALK 107 CANADA WATER MASTERPLAN Design Guidelines May 2018

56 Park Neighbourhood PN6.4 Printworks Street active corners Uses and façade design promoting active frontages should be located at building corners along Printworks Street. To provide passive surveillance and safety on Printworks Street. PN6.5 Vertical expansion Additional floors should only be added above the Print Hall volume. Additions above the Spine Building are discouraged. To preserve the horizontal character of the Spine Building. Spine Building Print Hall PN6.6 Spine building horizontality The horizontal expression on the south-east facade should be retained and expressed in any cladding or facade redesign. To preserve the horizontal character of the Spine Building. PN6.7 North facade grid structure The grid structure on the north-west facade should be retained and expressed in any cladding or facade redesign. To preserve the distinct structural character of the north-west facade. 108 CANADA WATER MASTERPLAN Design Guidelines May 2018

57 Park Neighbourhood PN6.8 Industrial material quality The reuse of Printworks buildings should respect the existing character of industrial materials. Original steel and concrete structures should be exposed where possible; original structures should not be covered. To highlight the material character of the Printworks. 109 CANADA WATER MASTERPLAN Design Guidelines May 2018

58 110 CANADA WATER MASTERPLAN Design Guidelines May 2018

59 TB Tall Buildings 111 CANADA WATER MASTERPLAN Design Guidelines May 2018

60 Tall Buildings TB Tall Buildings H Plot A1 Detailed Proposal View of the High Street and Plot A1 Tall Building View of The Town Square looking East 112 CANADA WATER MASTERPLAN Design Guidelines May 2018

61 Tall Buildings TB Tall Buildings H Tall buildings will play a significant role in the transformation of Canada Water into a new urban centre and strengthen its emerging identity. In support of local planning policy Tall Buildings will: be located at points of townscape significance, anchoring and framing important street views Location, massing and height are addressed within Parameter Plans. The following Design Guidelines provide detail in the application of parameters, and emphasize planning policy objectives in relation to Tall Buildings. enhance local character by creating new landmarks as well as referencing local history showcase exemplary architecture be designed as a cluster to create a good skyline be subject to view testing so as not to harm strategic views have well designed bases that contribute to public realm, including consideration of microclimate effects on pedestrians be proportionate to adjacent public open spaces provide new communal facilities for residents and visitors. 113 CANADA WATER MASTERPLAN Design Guidelines May 2018

62 Tall Buildings TB Tall Buildings H Character areas The Tall Buildings help define three Character Areas: The Town Centre, The Central Cluster, and The Park Neighbourhood. In The Town Centre they help create the commercial heart. In The Central Cluster they add to existing and consented buildings to help define a cluster and a transition to The Park Neighbourhood. By their absence they help define The Park Neighbourhood, which relates to the lower rise neighbouring context. Key routes The Masterplan creates a new London High Street. The Tall Buildings help mark routes and connections improving legibility to and from the new High Street, between transport hubs and between open spaces. They contribute towards creating a coherent hierarchy of spaces and streets and help ensure the legibility of the Town Centre, contributing to its permeability and that of the wider area, particularly for pedestrians and cyclists. Public spaces In order to help with way finding and orientation, and to create a sense of arrival, Tall Buildings are related to main areas of Public Realm: 1. Canada Water, 2. Town Square and 3. The Park. Whilst heights around main Public Realm spaces are generally consistent and relate to their specific scale, the series of taller buildings which have been strategically located, contribute with wayfinding and orientation. Scale The location and maximum height of Tall Buildings, as well as the relationships and hierarchies between them have been carefully considered. The Tall Buildings are part of a controlled approach to appropriate scale and opportunity with careful consideration towards neighbouring context and strategic views. In order to establish a relationship with the immediate context, massing is generally lower towards the edges of the site. Clusters A Masterplan of this scale provides the unique opportunity to design a cluster of Tall Buildings. The proposed Tall Buildings are organised in three clusters, complementing existing or consented Tall Buildings around the Site. The largest and tallest cluster sits at the centre of the Site, with a good relationship with the neighbouring consented Sellar scheme. Two lower clusters are located towards the edge of the Site and next to transport hubs, and respond to existing Tall Building clusters. Key Outline Proposal Tall Building locations Detailed Proposal Tall Building location Consented Tall Building outside Existing Tall Building 114 CANADA WATER MASTERPLAN Design Guidelines May 2018

63 Tall Buildings S U R R E Y Q U A Y S R O A D Plot A1 Canada Water Dock Plot A2 DOCK OFFICES WALK HOTHFIELD PLACE D E A L P O R T E R S W A Y Development Zone B DOCK EDGE WALK Development Zone D HIGHER CUT DEAL PORTERS WAY MIDDLE CUT LOWER CUT PARK WALK Development Zone F S U R R E Y Q U A Y S RO A D Development Zone G Town Square MIDDLE CUT Southwark Park LOWER ROAD HAWKSTONE RD DZ N Surrey Quays Place PARK WALK DEAL PORTERS WAY Development Zone C R E D R I F F R O A D N Illustrative Tall Building locations m 115 CANADA WATER MASTERPLAN Design Guidelines May 2018

64 Tall Buildings TB Tall Buildings Tall buildings will contribute to London s skyline and transform Canada Water into a major town centre. Refer to DAS Chapter 5.1 TB1.1 Development Zone B, C, D & F Tall Building location Tall building footprints must fit within a 30m x 30m boundary, and be located within the maximum height zone indicated on the Maximum Heights Parameter Plan. Balcony extents must be within this boundary. +-3m 30m 30m +-3m Where indicated, the boundary may move by the shown limit of deviation, but its area and shape must not change. +-3m To limit the size of Tall Buildings while allowing for a degree of flexibility in location. Maximum building footprint Permitted Tall Building location zone of deviation TB1.2 Development Zone G Tall Building location The Tall Building footprint at the northern corner of Development Zone G must fit within a 30m x 30m boundary, and be located within the maximum height zone indicated on the Maximum Heights Parameter Plan. Balcony extents must be within the 30m x 30m boundary. 30m 30m To limit the size of Tall Buildings while allowing for a degree of flexibility in location. Maximum building footprint Permitted Tall Building location zone of deviation TB1.3 Maximum building height Any permanent feature of the building (including parapets, plant rooms and lift overruns) must be below the maximum height indicated on the Maximum Heights Parameter Plan. To clarify the application of the maximum height parameters to Tall Buildings. max height 116 CANADA WATER MASTERPLAN Design Guidelines May 2018

65 Tall Buildings TB1.4 Tall building design quality Tall buildings must be of exemplary architectural design quality and contribute to an attractive urban composition, commensurate with their visibility and influence on the public realm. Design quality should be verified through view analysis. To create a positive image and identity for Canada Water. TB1.5 A distinct cluster for Canada Water The Tall Building cluster should form a distinct identity for Canada Water. To make Canada Water recognisable from a distance. The City Canada Water Canary Wharf TB1.6 Design Tall Buildings as part of the cluster Tall buildings must be designed in relation to other Tall Buildings within the cluster, responding to their massing and architectural expression. To create a harmonious and coherent cluster at Canada Water. TB1.7 Tall building hierarchy Each Tall Building must differ in height to create a hierarchy within the Tall Building cluster. To create clear hierarchy of Tall Buildings and a pleasing cluster form. To avoid the plateau effect of similarly Tall Buildings. 117 CANADA WATER MASTERPLAN Design Guidelines May 2018