A new house! More details will be available soon.
Homes for everyone
In a place rich with history and community
Canada Water is the sort of place where you’ll know your neighbours and become part of an established community that’s lived here for generations.
Built on the proud traditions of the Surrey Commercial Docks that once criss-crossed the Rotherhithe peninsula, Canada Water is already home to a community from all walks of life, from families with docking heritage to those drawn by hidden green spaces, clean air and fast access into the centre of town.
Whether you're just starting out, flying in your career, looking for a peaceful and healthy place to raise a family, or thinking of downsizing, there will be a home for you in this special place.
3,000 new, net zero carbon homes are on their way. More information will be available here soon, but if you'd like to register your interest please get in touch.
The Canada Water Masterplan is a partnership between British Land, Southwark Council and the local community to create an outstanding new town centre for Southwark and London that complements the local area, making an active, positive, long-term contribution to local life.
The Masterplan covers 53 acres providing jobs, homes, offices, shops, public spaces and facilities and responds to the Greater London Authority (GLA) and Southwark Council’s policy aspirations to deliver new homes and jobs at Canada Water.
Our Local Commitments
The Canada Water Masterplan is a partnership between British Land, Southwark Council and the local community to create an outstanding new town centre for Southwark and make a positive long-term contribution to local life.
The Masterplan covers 53 acres providing jobs, homes, offices, public spaces and facilities, and responds to the Greater London Authority and Southwark Council’s policy aspirations to deliver new homes and jobs at Canada Water.
We are committed to making sure that all those who live and work locally, both now and in the future, can benefit from the development and the opportunities it will create. Since 2014 more than 5,000 people have been involved in the community consultation which has directly informed the plans, and our key areas of commitment (scroll down for more detail):
Find out about the commitments that we, British Land, will make in delivering the Masterplan below. To view the full document that was produced in September 2019, please click here. More information can also be found in our Frequently Asked Questions.
Our Headline Commitments
Most of the facts and figures are based on what is called the “Illustrative Masterplan”. Illustrative because, as with any long-term large-scale project, there has to be some flexibility, as no one knows exactly what will happen over the next 15 years. In some cases we refer to the maximum we can deliver, for example office space, where the Illustrative Masterplan is 278,000 sq m, and the largest amount we could deliver is 320,000 sq m.
Below we have summarised the commitments British Land will make in delivering the Canada Water Masterplan. These are secured in the planning permission and will be provided throughout the lifetime of the project.
Affordable Homes for Local People
The Illustrative Masterplan could deliver around 3,000 new homes, helping to meet Southwark’s housing needs. We also recognise that there is an ageing population and a growing need for homes for older people. We are investigating the opportunity to build homes that are specifically designed for people at different life stages and specialist care.
Local Transport Investment for current and future uses
We know that local people already experience busy services during peak times and we have spent the past three years working with Transport for London (TfL) and Southwark Council to develop a package of improvements that addresses the effects of the Masterplan. We will be contributing over £33million towards transport improvements to increase capacity and frequency, make journeys quicker, and provide a greater range of choices for those living or working in Canada Water and the wider Rotherhithe and Surrey Docks area.
Support for a Thriving Community and Economy
The Masterplan will create a new town centre at the heart of a thriving local economy and community; and we’re working with partners to provide over three times the amount of retail, leisure, entertainment and community space currently at Surrey Quays Shopping Centre. It will bring employment and career opportunities for people of all ages and across a range of employment areas and skill levels. Our focus will be on supporting people from the local area to access these opportunities. We will also support existing local businesses to benefit from the Masterplan.
Facilities for Local People
We see the Canada Water Masterplan becoming a ‘hub’ for local services and we know it is key to ensure that existing and new facilities meet needs as they increase. We have been working with the NHS, education authority and the Metropolitan Police to understand how we can put the infrastructure, buildings and/or funds in place and support them to deliver the services required. This also sits alongside extensive additional public activities and facilities that will be provided for all age groups.
Canada Water – sustainable now and in the future
We are committed to a strategy at Canada Water that minimises the carbon dioxide emissions both now and in the future. We recognise our responsibility to manage environmental impacts but also in limiting energy costs for residents, enhancing wellbeing and helping to improve local air quality. We will introduce a wealth of new plant life, green open spaces and ‘green buildings’, increasing biodiversity in the area, as well as respecting and enhancing the unique ecology of Canada Dock and the heritage of the area.
Our Ongoing Commitments
As long term owners at Canada Water we are committed to ensuring that our work and presence benefits the existing and future community.
So far we’ve focused our support on education, enterprise and community projects laying the foundations for local people to benefit from the opportunities that will be created through the Masterplan, from careers in construction or with future office tenants, to business opportunities or helping people to lead more active lifestyles.
To do this, we’ve worked with some fantastic partners including local charities and community groups and supported a range of events.Disclaimer
We have created an automatic ranking system for new-build homes in London based on several critical features around the development, like schools, parks, and transport infrastructure.
We have developed this new analytical tool to calculate the scores based on the location data. Note that AutoScore values are not set by us or anyone else – everything happens automatically.
Stanton Williams architects have been appointed by British Land and AustralianSuper to design a new 300,000 sq ft life sciences scheme as part of the second phase of its Canada Water Masterplan.
The building is expected to support innovation and life sciences businesses and will offer a range of complex scientific requirements within an uplifting, sustainable environment that promotes wellbeing and maximises daylight.
Stanton Williams was selected for the project following the firm's exceptional success with world-class life sciences projects, including the Sainsbury Laboratory in Cambridge, for which it was awarded the prestigious Stirling Prize. British Land and AustralianSuper's newest venture at Canada Water is poised to be equally ambitious, with the potential to accommodate a variety of scientific requirements in a collaborative setting that encourages interaction.
The first phase of the Canada Water Masterplan is already underway, with British Land and AustralianSuper delivering the Paper Yard, a modular lab space comprising 30,000 sq ft and designed by Hawkins Brown.
Located next to TEDI-London, a new higher education enterprise co-founded by King’s College London, Arizona State University and UNSW Sydney, the modular lab space is generating positive early interest from potential occupiers within the life sciences sector.
With construction set to complete in May 2023, the Paper Yard is expected to offer a sustainable and flexible solution for businesses seeking a versatile workspace in a prime location.
Emma Cariaga, Joint Head of Canada Water at British Land, said: “We have an incredibly rare opportunity at Canada Water to reimagine an entire district for London. Our vision is to create a diverse and exciting neighbourhood rooted in innovation – somewhere that businesses can be inspired to grow and where people will put down roots.
“Delivering up to 2.5m sq ft of highly sustainable business and innovation workspace across the masterplan, Canada Water is in prime position to cater to the growing number of life science and innovation businesses requiring new, high-specification lab space, supporting the aims of the Government’s newly published Science and Technology Framework which pinpoints these burgeoning sectors as a crucial driver of economic growth. Canada Water presents a compelling proposition for prospective occupiers, on account of its vibrant, well-connected central London location which benefits from being in close proximity to three leading teaching and research hospitals including Guy’s Hospital in London Bridge; St Thomas’ Hospital in Waterloo and King’s College Hospital in Denmark Hill.”
Richard Wardle, Director at Stanton Williams, said: “We are delighted to be part of British Land's ambitious regeneration of Canada Water. This is a wonderful opportunity to contribute to the creation of a vibrant and collaborative environment that will foster innovation and nurture a new sense of community in the heart of the post-industrial Southwark Docks.”
Canada Water Market at Deal Porter Square will take place every Sunday and feature fresh and sustainable British-grown food and produce from talented artisans and local producers. In a nutshell: it’s a good market doing good things.
With an ethical butcher, a baker and cheesemongers plus stalls selling bagels, sauces, condiments and sweets, pick up your weekly shop or Sunday treats – while reducing the carbon impact of your basket by supporting small growers. The market showcases the best of Canada Water: supporting our local community, celebrating nature and boosting sustainability.
Overseen by Will from Squid Markets, Canada Water Market will feature everything from global street food stalls to a bar serving up springtime refreshments alongside produce from well-loved names such as The Tomato Stall, The Parson’s Nose and Chegworth Valley Fruit Farm with local businesses from in and around Canada Water.
Open to everyone, explore our special Canada Water Market launch day: from 10am-4pm on Sunday 17th April at Deal Porter Square, 21 Surrey Quays Road, Canada Water, SE16 7AR.
See you there every Sunday to explore our huge variety of stalls and pop-ups!
British Land has sold 50% of British Land’s share in the Canada Water Masterplan to AustralianSuper.
British Land and AustralianSuper will form a 50:50 joint venture to accelerate the development of the 53-acre site.
AustralianSuper is Australia's largest profit-to-member pension fund, with a rising presence in the UK property market. British Land's best-in-class operational platform is combined with capital from a significant international investor in the new partnership.
Simon Carter, CEO of British Land commented: “We are delighted to be working with AustralianSuper on this exciting development to deliver a new urban centre for London at Canada Water. The investment by AustralianSuper, who have extensive experience investing in major regeneration schemes, is a testament to the strength of British Land’s reputation and best in class development and operational platform. This new partnership enables us to move faster, delivering new homes and workspace, creating new opportunities for local people and delivering
value for our shareholders.
This transaction is a great example of our proactive approach to recycling our capital and leveraging our expertise by working with like-minded partners.”
Paul Clark, Senior Investment Director Property UK, AustralianSuper added: “Our investment in Canada Water will contribute to the retirement savings of our 2.6 million members, whilst also being part of a once-in-a-lifetime regeneration project that will provide benefits to residents, businesses and the community for generations to come.
The Canada Water Masterplan fits with our focus on investing at scale in large mixed-use projects in major urban centres and we believe this location will become a preferred destination for a range of end-users.
We are actively pursuing new large-scale investment opportunities in the UK and Europe, as well as building out our local team to support this objective. The opportunity to come together with a partner of the calibre of British Land is a critical step to our ongoing expansion in the region and closely aligns with our focus on high-quality assets and responsible investment.
We are delighted to be working with British Land to accelerate the delivery of this critical regeneration project and look forward to seeing Phase 1 of the development come to life over the coming months.”
McAleer & Rushe has been appointed to build Plot K1, which will deliver the first phase of residential homes at Canada Water.
This phase will deliver 79 affordable new homes in a 6-storey residential building, arranged in a C-shaped configuration around a central courtyard that provides a communal garden for residents
The apartments have dual-aspect views and the development will be fully electric utilising air source heat pumps.
Construction works have started on site and completion is targeted in Q4 2023.
Jonathan O’Neill, Senior Director at McAleer & Rushe commented: “We are delighted to have been appointed to build 74 affordable new homes as part of the wider Canada Water masterplan by British Land. As a company, we are fully committed to driving innovation to support the delivery of sustainable projects and adding social value to local communities. As part of this project, we are working with Southwark Council to generate employment and offer training opportunities in the local community throughout the duration of the construction works.”
Philip Tait, Director of Development for Canada Water at British Land, said: “McAleer & Rushe bring significant experience in building complex residential projects in London which benefit local people. We look forward to working with them to deliver new affordable homes in Canada Water, while providing new opportunities for the Southwark community to engage with the project.”
Virtual exhibition to introduce plans for the Zone F at Canada Water Masterplan takes place from 18 October to 1 November 2021.
View the plans and leave your comments at cwm.exhibition.app
Zone F is located across a portion of the Surrey Quays Leisure Park and part of the car park of the former Printworks and is part of the Canada Water Masterplan.
The plans would provide around 400 new homes and 38,000sqm of new workspace and shops. There will also be new public areas, roof terraces and pedestrian routes created as part of these plans.
Virtual consultation exhibition on plans to enhance parts of Canada Dock part of the Canada Water Development are now on display.
The proposals include three main elements:
1. A wetland habitat, improving biodiversity and water quality within the dock
2. A new 150m long boardwalk across the dock
3. New seating and steps along the southern edge leading down to the water
Developer British Land is looking forward to feedback from the local residents, businesses and groups.
The virtual consultation exhibition includes information on the vision, the designs, and approach to important aspects such as ecology, heritage and community engagement.
The plans for a Reserved Matters Application (RMA) will be submitted to Southwark Council in the autumn.
Our Stamp Duty calculator provides illustrative figures for the Stamp Duty (SDLT) in England and Northern Ireland, a required tax paid on property purchases. Read more about SDLT and how it works.
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