Discover how London’s first new town centre in 50 years is setting a benchmark for sustainability and community-driven development.
The Canada Water Masterplan is one of London’s largest and most ambitious mixed-use regeneration projects, set to transform a historic docklands site into a thriving new town centre – the first of its kind for the capital in half a century.
In collaboration with Southwark Council, British Land’s masterplan will establish a new high street and public spaces, while also providing essential housing and employment opportunities.
Since 2014, we have been working with British Land to bring this transformative scheme to life. Our involvement began with preparing the hybrid planning application, which was approved in 2020.
Following that, we’ve continued to play a key role in providing development project management across the masterplan, strategic development programme management, associated infrastructure, phasing and delivery, and stakeholder and community engagement services.
Additionally, we are engaged as Development Project Managers and Employer’s Agents while also supporting the development of individual plots – several of which are nearing completion. Our building engineering team is also providing MEP design services for three plots within the masterplan.
What is the Canada Water Masterplan and how will it benefit local communities?
Situated on the Rotherhithe peninsula in Southwark, the Canada Water Masterplan is a 53-acre development designed to revitalise the area and turn it into a vibrant destination for living, working and leisure.
Historically, this part of south-east London was a bustling network of docks and canals connected to the River Thames. More recently, it became the site of low-density housing, and a shopping centre built in the 1980s.
Now, this masterplan is transforming the area once again by delivering a new high street, up to 3,000 net-zero carbon homes, 2 million square feet of workspace (enough to accommodate around 20,000 jobs), and 1 million square feet of retail and leisure space, including a new leisure centre for Southwark Council with swimming pools, sports courts and a gym for the London borough.
The UK’s most sustainable large-scale regeneration project
Canada Water is targeting the highest sustainability standards by incorporating passive design features, energy-efficient plant systems and 100 per cent electric buildings, aiming for BREEAM Excellent and WELL Gold ratings.
The scheme also focuses on identifying opportunities for reuse – from repurposing steel trusses to create a children’s play space in one of Canada Water’s new parks to reusing existing buildings on the site such as the former press halls at Harmsworth Quays (now the Printworks).
Another priority was enhancing the area’s biodiversity and creating more green spaces, while preserving the unique ecology and heritage of Canada Dock. To achieve this, over a third of the site will be dedicated to public open spaces, including a 3.5-acre park, revitalised wetlands and a new town square, offering residents and visitors places to relax and connect with nature.
By integrating energy-efficient features such as solar panels, heat recovery systems and high-performance insulation, the Canada Water Masterplan will help to reduce carbon emissions while lowering energy costs for residents.
Additionally, by introducing green corridors that connect Southwark Park and Russia Dock Woodland, the project will support local wildlife and create a healthier urban environment. These initiatives – along with the focus on sustainable transport (including extensive cycling infrastructure and pedestrian routes) – will make Canada Water one of the UK’s leading sustainable regeneration projects.
Applying our multidisciplinary expertise
The Canada Water Masterplan is complex and multi-faceted, including around 31 individual development plots of various sizes, the delivery of new highways and routes, including a new footbridge over the dock, and the provision of high-quality public realm.
Given the project’s technical challenges – such as having to work within existing infrastructure including utility assets and existing rail interfaces – our expertise in balancing these constraints with urban planning requirements has been critical.
This has involved working with multiple architects and contractors to manage design integration across the masterplan, while ensuring compliance with planning regulations and strategic delivery timelines.
Ongoing community engagement
A key aspect of our work has been to ensure that those who live and work locally can benefit from the development and the opportunities it will create. As community and stakeholder engagement consultant, we conducted extensive consultation on the masterplan with residents.
To date, we’ve received approximately 12,000 comments from over 5,000 individuals. This feedback – which covers a range of issues including housing, town centre uses, impact on local facilities, the new routes and streets, transport and jobs and training – has fed directly into the development plans.
This has been particularly important as the site includes several key facilities including Surrey Quays Shopping Centre, Surrey Quays Leisure Park, SE16 Printworks, Canada Dock, Grade II Listed Dock Offices and the former Rotherhithe Police Station.
To foster broader and more inclusive community engagement, we used our virtual consultation platform. Via this web-based tool, users can view project details, interact with digital content such as maps or models, and submit feedback or questions online.
Our team is also managing the construction neighbour liaison, in conjunction with the contractors, to ensure the community is kept informed throughout the project.
A blueprint for sustainable and inclusive urban development
The Canada Water Masterplan is a prime example of how we can create urban developments that are sustainable, inclusive and resilient.
With the project’s completion expected in the 2030s, we’re proud to be at the forefront of a scheme that will leave a positive legacy for future generations.
By delivering 3,000 net-zero homes, creating workspace for 20,000 jobs and enhancing green spaces, the masterplan aligns with London’s broader ESG goals of reducing carbon emissions and increasing social value through inclusive development.
Once complete, Canada Water could serve as a blueprint for similar regeneration schemes, setting a new standard for urban development in other cities across the UK – and beyond.
Image: A computer-generated image of the proposed Canada Water Masterplan, courtesy of British Land