01 MASTERPLA - ILLUSTRATIVE IMAGES Welcome This is a dedicated event for neighbours most directly affected by the first three buildings proposed as part of the Canada Water Masterplan. Please join us to discuss the proposals, planning documents and key topics of interest with British Land and the project team. Illustrative view of the Town Square looking east (viewpoint 1 - see board 2). Illustrative view of the Park looking east (viewpoint 2 - see board 2). Illustrative view of the Cuts (viewpoint 3 - see board 2). THE PLAIG APPLICATIO A planning application for the Canada Water Masterplan was submitted on 11th May 2018. Southwark Council s statutory consultation will run until 20 July 2018. The Masterplan site covers approximately 53 acres (that s about the same as 29 international football pitches) and the planning application is one of the largest ever submitted in London. Given the size of the site and the nature of the development, the application is submitted as a Hybrid Application, whereby the first three buildings (known as Plots A1, A2 and K1) are submitted in detail (please see map to the right) and the remainder of the development is submitted in outline. The detailed proposals for Plots A1, A2 and K1 include full details with detailed plans, sections and elevations, alongside Computer Generated Images (CGIs) of how the buildings will appear. The outline application establishes the parameters within which future buildings can come forward, including the height, scale and the amount of different uses being proposed. These are submitted for approval in three Control Documents called the Development Specification, the Parameter Plans and the Design Guidelines (see more information on each below). The details of each building would be subject to further consultation as they come forward - this is called Reserved Matters. The Three Control Documents Development Specification: this sets out the location and nature of the proposal, including the amount of development and the range of uses. Parameter Plans: these are a series of drawings that define the maximum and minimum physical size of plots and buildings. They also set out the vehicle and pedestrian access points, road layouts and areas of landscaping and public space. Design Guidelines: these should be read alongside the Parameter Plans and Development Specification. The Design Guidelines provide a set of binding standards and guidance for the detailed design of future buildings and public space. THE FIRST DETAILED PLOTS A1: shops, food & drink, workspace and homes A1 A2 Canada Water Dock Surrey Quays Road A2. shops, food & drink, workspace and new Leisure Centre Quebec Way Together, the first three buildings will deliver 270 new homes and approximately 2,000 m 2 of retail, approximately 40,000 m 2 of office and a new leisure centre. This will include 35% affordable housing, split 70% social rent and 30% intermediate affordable housing (subject to grant availability). COMMET O THE APPLICATIO K1: homes You can make your formal comments on the application by visiting Southwark Council s Planning Register at www.southwark.gov.uk/planningregister. Alternatively, you can write to: Southwark Council, Chief Executive s Department, Planning Division, Development Management, PO Box 64529, London SE1 5LX. Your comments will then be taken into consideration by Southwark Council in their determination of the application. The case reference number is 18/AP/1604 and Southwark Council s Statutory consultation period will run until 20th July 2018. For clarity, the purpose of this neighbours session is to explain the proposals and guide you through the planning documents. Comments made to the team are not considered formal representations. Roberts Close K1 Redriff Road Russia Dock Woodland VIEWIG THE DOCUMETS The planning documents are available to view on Southwark Council s Planning Register www.southwark. gov.uk/planningregister. They are also available at Canada Water Library and at My Southwark Service Points. In addition to Southwark Council s statutory consultation process, we would like to ensure that the planning documents are easily available and accessible locally. Further to the dedicated neighbours sessions, we will be holding public planning information drop-in events at the Canada Water Masterplan Hub in Surrey Quays Shopping Centre. All the application documents will be available and the team will be on hand to answer questions and guide you through the information. Please pick-up a newsletter for the public drop-in dates and times. Our website, www.canadawatermasterplan.com, also contains information regarding the planning application, key planning documents, event details and FAQs. EXT STEPS & OGOIG EGAGEMET A decision on the planning application is expected later in 2018. British Land will continue to have meetings with Southwark Council, the Greater London Authority and Transport for London as part of the planning negotiations. If planning permission is granted, the first three buildings would be built-out from 2019 to 2022. The anticipated completion date for the full Masterplan would be 2033. Beyond the statutory consultation period we will continue to work with the local community to discuss key themes, reserved matters, community involvement and more. There will be a maintained point of contact and British Land will continue to attend local meetings and forums. If you have any further questions, please contact the team by emailing team@canadawatermasterplan.com or by freephone on 0800 470 4593.
Masterplan area The Illustrative Masterplan is the tool used to present the planning application in an accessible way, including for consultation. It shows one way the development could come forward within the parameters set by the control documents. The details of each outline building would be subject to further consultation as they come forward, as part of future Reserved Matters Applications. Building reference Masterplan context A B C D E F G British Land purchased the (dis-used) former police station in March 2018 and there will be engagement with the local community on its future in due course. In the meantime, we have submitted a planning application for the change of use to business use to allow the active use of the building until it is redeveloped. L3 P H3 Leisure Centre J4 H4 The Detailed Proposals include a new leisure centre on Plot A2, meeting Southwark Council s brief requirements. It is anticipated that this leisure centre will be operated by Southwark Council as a replacement to the Seven Islands Leisure Centre. Canada Water Dock Canada Water Dock edge H1 J3 O A joined-up approach to the dock edges, including ecological enhancements to the western edge, a planted and active edge to the south and a potential new pedestrian crossing. High Street A A new open-air high street with national and independent retailers, restaurants and cafés. It links the two stations and will have different character-areas as you move along it. Pedestrian and cycle access will be prioritised, with controlled access for buses and other vehicles. An intimate network of pedestrian streets at the heart of the town centre, including a Dock Link between Canada Water Dock and Greenland Dock. A mix of different shops, cafés / restaurants and workspace, to create an interesting, diverse and active street frontage. J2 F3 M D2 A2 M1 D1 C Significant new public space for events, external dining and play. A focal point of a distinct character area in the southern part of the town centre. 3 To allow the building of Plot A2, the Tesco petrol filling station will move to an interim location on-site near to Surrey Quays Station. B2 D6 G F we Lo oa rr Potential new station entrance ad Ro f f i r d Re G1 D4 D3 A new multi-storey car park for the town centre will complement the car park under Tesco (location to be confirmed - Zone C or E shown). J5 F1 B1 Town centre car parking J6 J1 F2 D B J7 2 A1 E Dock link & The Cuts D5 ILLUSTRATIVE B3 d Lower Road Gateway 1 E2 H B4 E1 Park Walk J J 4 The Proposal // Masterplan Greenland Dock Key Town Centre: Refer to Chapter 4.2 Central Cluster: Refer to Chapter 4.3 A key pedestrian and cycle route that connects Russia Dock Woodland and Southwark Park. Character areas Park eighbourhood: Refer to Chapter 4.4 K Tesco store relocated British Land is in constructive discussions with Tesco about building a brand new store of a similar size and timed in a way that would allow uninterrupted trading and customer service. Parking will also be provided on site. Relocation allows a new link to Greenland Dock. ew homes are also provided above the relocated store. P L2 ew pedestrian and cycle route from the High Street to Lower Road and Southwark Park. Providing two sided streets at the junction by Surrey Quays Station / Redriff Road will make it feel more like an integrated street connecting Lower Road and the Masterplan area. The park walk to / from Russia Dock Woodland links to existing crossing points that connect with Southwark Park s entrance. O L1 Canada Water Potential new additional Surrey Quays Station entrance - existing entrance kept. Russia Dock Woodland Roa d H2 ew route I M Wa y be ILLUSTRATIVE Former Rotherhithe Police Station Tesco petrol filling station L ec K1 Ro Surrey Qu ays The existing listed building will be protected and enhanced, linking better with the surrounding area and showcasing the area s dock history. This sits outside of the Masterplan application. As part of the first plots the Dock Office courtyard will also become a new community space. Town Square K eb Dock offices retained & courtyard H J Qu e B1 los First detailed plots rts C 02 Illustrative masterplan Southwark Park L Park The large public green space connects many routes through the site. It will provide an opportunity to encourage nature and biodiversity and activities for all - including activities at the edges and a park hub. C1 I J Park eighbourhood Park eighbourhood Surrey Quays Printworks Press Hall Town Centre Town Centre The Printworks has temporary permission to operate as a multidisciplinary events space for up to five years from 2016. The Masterplan retains the flexibility to retain and re-purpose 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. Scale Central Cluster Central Cluster 50m Illustrative Masterplan with the three Character Areas
03 PLOT K1 - EXISTIG SITE PLOT K1 PROPOSALS - KEY FACTS & USES Plot K1 is a 5 to 6 storey residential building including family homes, stepping down towards Russia Dock Woodland: Plot K1 overview RUSSIA DOCK WOODLAD ST JOHS RC PRIMARY SCHOOL K1 is 100% affordable housing** OUR LADY OF THE IMMACULATE COCEPTIO CATHOLIC CHURCH RU I SS A 71% social rent K L A W 29% intermediate rent LODO SQUARE ROBERTS CLOSE AR E U Q ALFRED SALTER PRIMARY SCHOOL CH A C E B Including: AY W 24 1-bed homes (29%) 26 2-bed homes (31%) GE Key LS 34 3-bed homes (40%) TR Plot boundary EE T This board provides a headline overview of the Plot K1 proposals. Please view the various planning documents for full details, or talk to a member of the project team. 84 homes (7,723 m2 GEA*) Indicative building footprint * GEA stands for Gross External Area, this is a measure of the whole area of a building taking each floor into account. To help understand the size of the areas described above, the ground floor of Surrey Quays Shopping Centre is approximately 25,000m2 GEA. Plot K1 is located on Roberts Close to the north-east of the Masterplan Site. Plot K1 is bounded by Our Lady the Immaculate Conception Catholic Church to the north, Russia Dock Woodland to the east, Alfred Salter Primary School to the west and residential properties (under construction / part occupied) off Quebec Way to the south. The Site is currently vacant. **subject to grant availability. PLOT K1 PROPOSALS - OVERVIEW MASSIG - BIRDSEYE VIEW LOOKIG EAST PLOT K1 - GROUD FLOOR USE PLA Roberts Close Scale 0 Russia Dock Woodlands VIEW LOOKIG SOUTH ALOG ROBERTS CLOSE 5m OTES: Application boundary 2B3P - 2B4P - 3B5P Services Bike store 10m umber St Johns Primary School SUMMARY OF COSULTATIO TO DATE Landscaping shown is for illustrative purposes only. The landscaping principles are set out in the Design and Access Statement and the detailed landscaping strategy will be secured as a planning condition. alk W a i ss Ru GL+ 6020 Ro London Square be Archangel Street Unit Type 2B3P(W) 2B3P(W) 2B3P(W) 2B3P(W) 2B4P(W) 2B4P(W) 2B4P(W) (W) (W) 2B3P GL+ 6020 rts Cl os e ay W c be e Qu P01 revision MAR 2018 PLAIG APPLICATIO date amendment 2016-2017: Consultation on the principles of Plot K1 through two main stages of public consultation. January 2018: Public consultation on the detailed proposals for K1. March 2018: Dedicated local stakeholders session with the design team to specifically discuss the proposals for Plot K1. There will be an ongoing K1 working group to discuss the scheme and potential improvements to surrounding areas such as Roberts Close and Russia Walk. 79.8 m² 90.1 m² 106.4 m² 90.1 m² 70.9 m² 70.9 m² 61.1 m² Russia Walk Our Lady of the Immaculate Conception Catholic Church Area A.GF.01 A.GF.02 A.GF.03 A.GF.04 A.GF.05 A.GF.06 A.GF.07 A.GF.08 A.GF.09 A.GF.09 A.GF.11 A.GF.12 SCALE BAR Alfred Salter Primary School 1.5 0 3 7.5 15 m 4 Proposed scheme EXISTIG & PROPOSED VIEWS, LOOKIG SOUTH WEST O ROBERTS CLOSE Duggan Morris Architects Ltd Unit 7, 16-24 Underwood Street, London 1 7JQ Tel: +44 (0)20 7566 7440 Fax: +44 (0)20 7014 3119 www.dugganmorrisarchitects.com Energy hub Key to home sizes and other uses 1 bed - 2 persons Please see below extracts from the Statement of Community Involvement for more information on Plot K1 consultation and feedback in the pre-application process. Russia Dock Woodlands - Do not scale from this drawing - All dimensions to be checked on site by the Contractor - And such dimensions to be their responsibility - Report all drawing errors and omissions to the Architect - All dimensions in millimeters unless noted otherwise - If in doubt ask Contract Administrator CAADA WATER MASTERPLA-PLOT K1 drawing title / location GROUD FLOOR PLA status PLAIG ISSUE date MARCH 2018 scale 1 : 150 @ A1 project originator zone 1:300 @ A3 level CWM DMA K1 00 type role OTES: Application boundary 2B3P - 2B4P - 3B5P 2 bed - 3 persons / 2 bed - 4 persons umber Area A.01.01 A.01.02 A.01.03 A.01.04 A.01.05 A.01.06 A.01.07 A.01.08 A.01.09 A.01.10 A.01.11 A.01.12 A.01.13 A.01.14 A.01.15 A.01.16 3 bed - 4 persons / 3 bed - 5 persons Services 79.8 m² 90.1 m² 90.1 m² 70.9 m² 70.9 m² 61.1 m² Unit Type 3B5P 3B5P 2B4P 2B4P 2B3P Landscaping shown is for illustrative purposes only. The landscaping principles are set out in the Design and Access Statement and the detailed landscaping strategy will be secured as a planning condition. FFL+ 9595 FFL+ 9595 5 5 P01 Proposed revision FEB 2018 PLAIG APPLICATIO date amendment Existing SCALE BAR Brown/green roof over bicycle canopy 0 1.5 3 7.5 Duggan Morris Architects Ltd Unit 7, 16-24 Underwood Street, London 1 7JQ Tel: +44 (0)20 7566 7440 Fax: +44 (0)20 7014 3119 www.dugganmorrisarchitects.com Brown/green roof Louvred roof number status - revision DR A (01)110 P01 Duggan Morris Architects 2017 TYPICAL UPPER FLOOR Bike store job title - Do not scale from this drawing - All dimensions to be checked on site by the Contractor - And such dimensions to be their responsibility - Report all drawing errors and omissions to the Architect - All dimensions in millimeters unless noted otherwise - If in doubt ask Contract Administrator job title 15 m
3a HOMES FOR MORE DETAILS SEE: HOUSIG STATEMET & PLAIG STATEMET Plot K1 will provide 84 homes including a mix of 1, 2 and 3 bed homes (see breakdown on board 3). It will include family homes which is appropriate and desirable given the location of the plot adjacent to Russia Dock Woodland and other new residential schemes along Quebec Way. The first residential detailed plots, Plot A1 and Plot K1, combined will deliver a minimum of 35% affordable housing with a policy compliant tenure mix of 70% social rented and 30% intermediate (subject to grant availability). Plot K1 will provide 84 affordable homes (split 71% social rent and 29% intermediate) and Plot A1 will provide 186 homes, some of which will be intermediate affordable homes. All homes within Plot K1 either meet or exceed the minimum Greater London Authority and Southwark Council space standards, and are dual aspect as a minimum, with some being triple aspect. Resident amenity space is provided through private balconies; as well as shared open space at ground floor and an amenity deck at each level facing towards the courtyard that can be used as a communal amenity and social space by all residents. DESIG, COTEXT & MATERIALITY FOR MORE DETAILS SEE: DESIG AD ACCESS STATEMET, VOLUME VI A key design objective for Plot K1 is to create a community focused housing development that encourages social interaction. This vision informed the building layout and led to the creation of a large courtyard space at the heart of the development that is overlooked by the decked access that also provides a key communal space. Plot K1 is a masonry building, influenced by the historical and contemporary context of the area which relies heavily on brick. Visual interest is achieved through detailing, use of material, windows and balconies. There is also an opportunity to incorporate subtle painted signage to the brickwork in reference to the former industrial dock buildings. The street elevations are robust and masonry; with lighter, colonnaded bays to the inner courtyard. The building is six storeys at its maximum height and steps down to five storeys towards Russia Dock Woodland, ensuring that it is not visible from the main grassed space of Russia Dock Woodland. Following meetings with local residents and stakeholders, additional off-site public realm improvements are being investigated for Russia Walk and Roberts Close to offer enhanced play/amenity for existing and future residents. ACCESS, PARKIG & TRASPORT FOR MORE DETAILS SEE: PLOT K1 TRASPORT STATEMET, TRASPORT ASSESSMET & PLAIG STATEMET Plot K1 will be car-free except for 4 wheelchair blue-badge parking spaces to serve the wheelchair accessible units. ew residents will not have the ability to apply for parking permits, but they will have access to a car club service. Cycle parking is in line with London Plan and Southwark Council standards and 142 long-stay and 4 short-stay cycle parking spaces will be provided Delivery and servicing is from Roberts Close and can be accommodated within the existing road layout. The Transport Statement confirms that the number of trips arising from the Plot K1 will be minimal and will not have a noticeable impact on the existing transport network. Please refer to the transport statements for more information. SUSTAIABILITY FOR MORE DETAILS SEE: A2 SUSTAIABILITY & EERGY STATEMETS Efficiency: Excellent insulation reducing heat losses in the winter and dual aspect layouts maximising cross ventilation in the summer. Energy: Innovative use of heat pumps boosts energy efficiency. Zero emissions to the surrounding area Ecology: Green and brown roofs. View of an entrance onto Roberts Close. KEY QUESTIOS Below is an overview (non-exhaustive) of the plot-specific questions and concerns raised at previous meetings and through consultation. A short response from British Land is provided below for reference and full details can be found in the various planning documents, or please speak to a member of the team. Q. Can the density / height be reduced and more amenity open space for residents? Headline Response: The current proposal sits within the recommended density for the site according to both the London Plan and the Canada Water Area Action Plan. The height of the proposed scheme (5-6 storeys on the main block with a single-storey plant enclosure) is of a similar scale to neighbouring residential blocks. It is of an exemplary design standard and does not have a negative impact on key views from Russia Dock Woodland or elsewhere. It provides a generous, south-facing courtyard for residents and improved public realm along Roberts Close. The massing of the scheme achieves the right balance of optimising the site within the existing and emerging context. Q. How will it impact neighbours sunlight/daylight, views and privacy? Headline Response: When considering the daylight and sunlight effects of K1, transgressions of the BRE (Building Research Establishment) Guidance will occur to London Square, Quebec Quarter and St John s Primary School. However, the majority of impacted windows either retain good levels of daylight or are heavily obstructed already, by their overhangs/balconies that limit the amount of daylight that can be received today. In addition, a number of windows assessed currently experience unusually high levels of daylight due to the underdeveloped nature of the surrounding context which distorts the BRE statistical analysis baseline. Q. Is there opportunity for an environmentally-led design to complement Russia Dock Woodlands? Headline Response: Yes. The proposed scheme is already environmentally led in terms of its orientation, energy strategy, landscaping, and use of green and brown roofs to increase the ecological value of the site. We welcome the opportunity to work with experts from Russia Dock Woodland to develop a detailed landscape strategy that complements the Woodland. Q. Can there be a greater proportion of resident parking to avoid parking overspill into existing neighbourhoods? Headline Response: Plot K1 is a car-free development with the exception of four on-site parking spaces for wheelchair users. Residents will not have the ability to apply for parking permits, but they will have access to a car-club service, the exact location of which is to be agreed with Southwark Council. Q. What will the impact of construction be? Headline Response: All contractors will be required to adhere to the Considerate Constructors Scheme. British Land has won 24 ational Site Awards for its highly considerate work. A Construction Management Plan will have to be agreed with Southwark Council prior to the commencement of any construction works on site. This will agree limits on noise and restrictions on construction hours to ensure that local neighbours are not unreasonably impacted during construction. There will also be a designated point of contact for any issues on-site or local resident concerns. We are planning a construction liaison group for the Canada Water Masterplan project to review resident engagement and address local concerns arising from the construction phases. Q. How will school drop-off and cycling be impacted? Headline Response: There will be minor disruption during construction managed through the Construction Management Plans to minimise it, but not once residents move in due to the development being car free. As stated elsewhere, a Construction Management Plan will be discussed with residents and neighbours prior to development commencing. This will be monitored and has been identified already by local neighbours as an issue to explore along with Southwark Council and local stakeholders. Q. How will the public spaces along Roberts Close and Russia Walk be impacted? Headline Response: Following meetings with local stakeholders, additional off-site public realm improvements to Roberts Close and Russia Walk are being investigated to offer enhanced play/amenity for local residents and schoolchildren. A steering group with local stakeholders is being set up to help inform these improvements. Q. Is there opportunity to work together on surrounding issues / opportunities? Headline Response: Yes. A steering group with local stakeholders is being set up to investigate potential improvements to public realm on Roberts Close and Russia Walk and to establish how the woodlands and the building s environmental approaches can be aligned. We are aware of recent incidents of crime and anti-social behaviour in the local area and are already working with the Metropolitan Police and local residents to support safety improvements in the local area. Q. Could K1 include low-cost properties for local first-time buyers or housing for older people? Headline Response: This building helps to deliver much-needed homes including family homes. Across the first two residential plots to be delivered, which includes K1, we will deliver 35% affordable homes with a balance of 70% social rent levels and 30% intermediate tenures (subject to grant availability). In total, K1 provides 84 new homes comprised of 24 1-bed; 26 2-bed and 34 3-bed homes. Specifically, K1 will be 71% social rented homes and 29% intermediate homes. Q. Why has a shared balcony been used? Headline Response: We strongly believe that the proposed gallery access provides higher quality homes than a traditional internal corridor scheme. The proposed scheme allows 100% of units to be true dual aspect with light and air from two sides. Unlike some older housing blocks, the gallery integrates dedicated amenity space as well as access, making it high-quality outdoor space and providing a place for residents meet and interact. The positioning of the cores has been carefully considered so the number of doors off a particular balcony/walkway is minimised and to help social and community cohesion and interaction. Q. How has the brick colour been explored? Headline Response: The final colour of the bricks and mortar will continue to be explored during the detailed design process and details of materials will be submitted to the Council by way of condition. Various combinations of brick colour, texture, bond and mortar have been tested during design development, with a preference for a warm, reddish brick that reflects the history of brick buildings in the area s dock heritage. It is proposed that two different colours of brick would be used to distinguish between the inner courtyard and outer façade. View over the courtyard looking east towards Russia Dock Woodlands
View over the courtyard looking east towards Russia Dock Woodlands.
View of an entrance onto Roberts Close.
View of the building elevation on Roberts Close.
View looking south along Roberts Close, at the junction with Russia Walk.