{"id":777571,"date":"2025-03-07T10:34:28","date_gmt":"2025-03-07T10:34:28","guid":{"rendered":"https:\/\/www.architectsjournal.co.uk\/?p=777571"},"modified":"2025-03-07T12:19:01","modified_gmt":"2025-03-07T12:19:01","slug":"a-thousand-object-to-allies-and-morrisons-outrageous-canada-water-changes","status":"publish","type":"post","link":"https:\/\/www.architectsjournal.co.uk\/news\/a-thousand-object-to-allies-and-morrisons-outrageous-canada-water-changes","title":{"rendered":"A thousand object to Allies and Morrison\u2019s \u2018outrageous\u2019 Canada Water changes"},"content":{"rendered":"

Proposed amendments to the already-approved masterplan<\/a>, which includes 40 new buildings and three clusters of high-rise towers, would increase the height of 11 of the buildings by between 1 and 13 storeys, as well as changing building uses and massing.<\/p>\n

British Land says the proposals would \u2018adapt the project to the changing regulatory and economic environment\u2019, including meeting second staircase requirements.<\/p>\n

But an avalanche of objectors claim the changes \u2013 which include slashing the scheme\u2019s affordable housing provision from a proposed 35 per cent to just 10 per cent \u2013 are being driven by \u2018corporate greed\u2019.<\/p>\n

To date, 1,020 objections have been lodged against a Section 73 planning application submitted to Southwark Council on 29 January, detailing the proposed changes to the original planning permission.<\/p>\n

Most of the objections respond to the number and scale of the planned revisions. One comment claims the new planning application shows a masterplan \u2018unrecognizable from the version approved in 2020\u2019, and another describes the planning application as \u2018a clear abuse of the planning system\u2019. It argues: \u2018Section 73 is for minor adjustments, not a complete transformation of the scheme.\u2019<\/p>\n

\"\"<\/p>\n

Objectors say the increased building heights will ramp up pressure on surrounding infrastructure, which is already at \u2018breaking point\u2019, including the \u2018overcrowded\u2019 Canada Water Station and Jubilee Line, and will \u2018dominate the skyline\u2019, causing overshadowing and blocking sunlight access.<\/p>\n

\u2018What was initially approved as a balanced development is now a monstrosity of towering buildings, with heights surging beyond the original 37-storey cap to nearly 50 storeys,\u2019 says one comment.<\/p>\n

Objectors are also up in arms over the affordable housing provision in the 3,000-home masterplan.<\/p>\n

\u2018We were promised 35 per cent affordable housing, and now, miraculously, British Land\u2019s \u2018viability\u2019 report suggests it will be closer to 10 per cent,\u2019 says one objection. Another insists: \u2018This is not urban regeneration \u2013 it is corporate greed.\u2019<\/p>\n

The 2020 approval had included 35 per cent affordable housing but a viability report submitted alongside the Section 73 application states: \u2018While being a positive contribution to restoring scheme viability, these design changes alone do not result in a deliverable scheme which can support the level of affordable homes secured in the HPP.\u2019<\/p>\n

It adds: \u2018Accounting for the design\/massing changes the proposed S73 scheme is able to support up to 10 per cent affordable homes.\u2019<\/p>\n

British Land said it is ‘not yet in a position to comment’ on the affordable housing provision which will be secured for the Canada Water masterplan via the Section 73. The developer said it remains ‘in talks with both Southwark Council and the GLA in order to maximise the delivery of affordable housing’.<\/p>\n

\"Illustrative

Illustrative view of the park at Canada Water looking east [as approved September 2019]<\/p>\n\t

<\/p><\/p><\/div>A spokesperson for British Land added: ‘<\/strong>Our S73 application for the Canada Water Masterplan allows us to continue delivery of significant benefits while responding to changes to building regulations including the Building Safety Act, as well as macro-economic factors such as steep construction cost inflation and sharp interest rate rises.\u00a0<\/strong><\/p>\n

‘Since planning permission was granted in 2020, we are proud of our strong progress at Canada Water and remain deeply committed to continue to invest in bringing tangible benefits to the local community and wider area.’<\/p>\n

During initial consultations over the amendments<\/a> earlier this year, a British Land spokesperson said the proposed changes \u2018allow us to continue delivery of significant community benefits while responding to changes to building regulations including the Building Safety Act, as well as macro-economic factors such as steep construction cost inflation and sharp interest rate rises.\u2019<\/p>\n

The amendments would increase the height of all residential buildings over 18m (seven storeys) in the scheme, which British Land argues is necessary now second staircases need to be accommodated.<\/p>\n

The masterplan<\/a> covers the former Daily Mail<\/em> printworks, the Surrey Quays Shopping and Leisure Centre, the Dock Offices and the former Rotherhithe Police Station.<\/p>\n

Plans were originally submitted in 2018 but the scheme was later reduced in height after Historic England argued that seven tall buildings in the proposal would harm views<\/a> of some of the capital\u2019s most famous landmarks.<\/p>\n

The originally approved scheme also generated a high level of concern<\/a> over building heights, with 233 objections (compared with 48 supporting letters), and a 330-signature petition from the Canada Water West Resident Action Group calling for building heights to be limited to that of the existing Ontario Point tower (87m).<\/p>\n

\"Web

Allies and Morrison’s detailed designs for phase 1 of the Canada Water masterplan<\/p>\n\t

<\/p><\/p><\/div>\n

The Canada Water masterplan secured a \u00a339.1 million GLA grant<\/a> in 2019 and is being built in phases. Phase 1 remains on track for completion this year, according to British Land.<\/p>\n

Completed elements include 79 council homes, which were occupied last year, and Dock public realm upgrades by Townshend Landscape Architects which opened in November, including a wetlands area, dock steps and an Asif Khan-designed<\/a> bridge. British Land has said a further 186 homes are due to complete by May.<\/p>\n

The first plot, A1, is also designed by Allies and Morrison and includes a 35-storey tower providing 186 homes\u00a0and 10,700m\u00b2\u00a0of\u00a0office and retail in an adjoining\u00a0six-storey building.<\/p>\n

The practice has also designed a second building, A2, which overlooks Canada Water, with 15,800m\u00b2 of flexible workspace, wide planted balconies and a public leisure centre beneath, complete with an eight-lane swimming pool.<\/p>\n

Architects involved in subsequent phases include HawkinsBrown and Maccreanor Lavington. The public realm elements of were designed by Townshend Landscape Architects.<\/p>\n

The entire masterplan is expected to take about 15 years to deliver.<\/p>\n

British Land and Allies and Morrison have been contacted for comment.<\/p>\n","protected":false},"excerpt":{"rendered":"

Proposed amendments to the already-approved masterplan, which includes 40 new buildings and three clusters of high-rise towers, would increase the height of 11 of the buildings by between 1 and 13 storeys, as well as changing building uses and massing. British Land says the proposals would \u2018adapt the project to the changing regulatory and economic …<\/p>\n","protected":false},"author":138919,"featured_media":769613,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_oasis_is_in_workflow":0,"_oasis_original":0,"ep_exclude_from_search":false},"categories":[681],"tags":[1252,4081,1249],"yoast_head":"\nA thousand object to Allies and Morrison\u2019s \u2018outrageous\u2019 Canada Water changes<\/title>\n<meta name=\"description\" content=\"More than a thousand objections have been lodged against Allies and Morrison's sweeping changes to its \u00a34 billion Canada Water masterplan for British Land\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.architectsjournal.co.uk\/news\/a-thousand-object-to-allies-and-morrisons-outrageous-canada-water-changes\" \/>\n<meta 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