A new district for London - culture, science and homes at Canada Water

Above: CGI birds-eye view of completed Canada Water development with view up the Thames to Tower Bridge (courtesy of British Land)

Future Cities Forum is delighted to have been shown round the developing masterplan of Canada Water. by Emma Cariaga, Joint Head of Canada Water and Head of Residential at British Land.

Our walking tour took in the recently completed modular buildings for life sciences at Paper Yard, the adjacent Paper Garden, the re-purposing project of the huge Harmsworth Quays building into the Print Works cultural venue and the Grand Press for flexible office space, as well as the restoration of the remaining water dock beside Canada Water Library with wetlands planting for ducks, swans and wildlife. The tour finished by the first residential group of buildings situated beside the lake.

The history of Canada Water dates from the seventeenth century and lies in the development of the Surrey docks to handle the import of timber. Ships came from Canada and the Baltic with dock workers from Scandinavia to Malaysia unloading thousands of tonnes of timber a day. The docks were partly filled in in the 1970s but the lake at the centre of the development remains as a reminder of the heritage.

Emma Cariaga was keen to emphasise the neighbourhood's swathe of green stretching to the Thames, and its proximity to London Bridge, the Shard, the Guy's Hospital campus as well as fast tube connections to Canary Wharf and across the river to the emerging Whitechapel life sciences district by the Royal London Hospital.

So can this area become a distinct district, with strong sustainability and cultural credentials and a liveable place for the local community while being attractive to international life sciences and technology businesses?

The Canada Water Masterplan is a 50:50 joint venture between British Land and AustralianSuper, working in partnership with Southwark Council to create a new town centre for London.

The Masterplan is a 53-acre, mixed-use scheme that will deliver around two million sq. ft of workspace to accommodate approximately 20,000 jobs, around one million sq. ft of retail, leisure, entertainment, education and community space, and around 3,000 new homes, of which 35% will be affordable.

With wellbeing embedded into the masterplan, and buildings to support low carbon living, the project will also create 12 acres of new open space, including a 3.5-acre park, a new Town Square, the first new high street in London for 100 years and 16 new streets.

The Masterplan was granted permission in late 2019. In March 2022 British Land entered into a 50:50 joint venture with AustralianSuper, Australia’s biggest profit-to-member pension fund, providing additional funding to accelerate the major regeneration scheme, with Phase 1 expected to complete in Q4 2024.

Construction of the Paper Yard, comprising 30,000 sq ft of modular lab space designed by Hawkins Brown, is due to complete this summer, and is seeing strong early interest from potential life science occupiers. In July the joint venture partners British Land and AustralianSuper signed a Memorandum of Understanding (MoU) with King’s College London (King’s) – a top 10 UK ranked university – aimed at establishing a dedicated science and technology innovation campus at Canada Water.

The Zone 2 London destination is undergoing a 53-acre transformation, the most significant of its scale to be seen in the UK’s capital in a generation. This partnership establishes a framework for collaboration between the joint venture partners and King’s, supporting growth and education in science and technology innovation industries within the local area and East London community. It will ensure King’s and their spinouts have access to high quality work and lab space at Canada Water, providing easy access to a pipeline of space to support the growth of London’s science and technology ecosystem.

Effective for five years, the MoU will deliver a long term and innovative partnership through a mix of services and collaboration opportunities. Utilising the range of commercial space available, the campus will host an ongoing programme of events, including educational talks and networking sessions. The partnership will also provide technical services to office occupiers, facilitate introductions, and share the latest research and analysis relating to key sector trends and developments, providing a valuable resource to relevant prospective occupiers and helping establish Canada Water as an inclusive and dynamic environment where science and technology innovation can flourish.

Micheal Wiseman, Head of Workspace Leasing and Science and Technology at British Land, said: “Canada Water is undergoing a major transformation that will see trailblazing corporate occupiers drawn to the campus to participate in its exciting growth story; our strategic partnership with King’s marks a critical step in accelerating the prosperity of science and technology innovation, reinforcing our dedication to supporting these industries within our community.

“The relationship we have fostered with King’s is testament to how developers can work with universities to unlock London’s potential in the sector, providing easy access for early stage ventures to pre-built lab space like that of Paper Yard, our modular campus at Canada Water. Collaboration and the exploration of growth opportunities is central to this Memorandum, and we look forward to working together and creating a hub of innovation at Canada Water.”

Above: Emma Cariaga, Joint Head of Canada Water at British Land during the walking tour for Future Cities Forum, in front of one of Paper Yard's completed buildings and the Print Works project site behind

British Land and AustralianSuper have appointed Stanton Williams to draw up plans for a 300,000 sq ft building with potential to support innovation and life sciences businesses, as part of the second phase of its Canada Water Masterplan in Central London.

British Land stated:

'Stanton Williams was selected on account of its unparalleled track record in delivering world class, innovative life sciences projects, including winning the Stirling Prize for Sainsbury Laboratory in Cambridge.  Stanton Williams’ newest venture at Canada Water will be equally ambitious and will consider the potential to accommodate a range of complex scientific requirements, within an uplifting and highly sustainable environment that encourages interaction, maximises daylight and promotes wellbeing.

'The first phase of the Masterplan is already underway.  As part of this, British Land and AustralianSuper are delivering the Paper Yard, circa 30,000 sq ft of modular lab space located next to TEDI-London, a new engineering higher education enterprise co-founded by three global universities: King’s College London, Arizona State University and UNSW Sydney. '

Above: Canada Water wetlands planting with lady's- slipper orchids - view towards Canada Water Library and three of British Land's residential buildings

Emma 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.”

Above: entrance to Paper Yard at Canada Water

The company's portfolio of high quality UK commercial property is focused on London Campuses and Retail & Fulfilment assets throughout the UK.

British Land's three Campuses at Broadgate, Paddington Central and Regent’s Place are dynamic neighbourhoods, attracting growth customers and sectors, and offering some of the best connected, highest quality and most sustainable space in London. The company is delivering a fourth Campus at Canada Water, where it has planning consent to deliver 5m sq ft of residential, commercial, retail and community space over 53 acres. Campuses account for 65% of British Land's portfolio.

Retail & Fulfilment accounts for 35% of the portfolio and is focused on retail parks which are aligned to the growth of convenience, online and last mile fulfilment. The company is complementing this with urban logistics primarily in London, focused on development-led opportunities.

Sustainability is embedded throughout the business. The approach is focused on three key pillars where British Land can create the most benefit: Greener Spaces, making the whole portfolio net zero carbon by 2030, Thriving Places, partnering to grow social value and wellbeing in the communities where the company operates and Responsible Choices, advocating responsible business practices across British Land and throughout its supply chain, and maintaining robust governance structures.

AustralianSuper manages £150 billion of members’ retirement savings on behalf of more than three million members from around 441,000 businesses as at 31 December 2022. One in eight working Australians is a member of AustralianSuper, the nation’s largest superannuation fund.

British Land and AustralianSuper have unveiled the highly anticipated future vision for the Printworks building in The Grand Press, a new workspace offering alongside, subject to planning permission, a unique cultural venue in the heart of the Canada Water Masterplan in central London.

The building, previously known as Harmsworth Quays, was once Europe’s largest printing facility dating back to 1989. It now stands as central London’s last major unconverted industrial building presenting the rare chance for reinvention. Architects Hawkins\Brown have been appointed to transform the building into a world class mixed-use facility. The plans retain and integrate much of its original character and features, whilst delivering sustainable workspace which will co-exist alongside innovative cultural and leisure uses, overlooking a new 3.5-acre park and a short stroll from the River Thames and historic docks.

The Grand Press will comprise 158,000 sq ft of Grade A workspace with strong sustainability, amenity, technological and wellness credentials. Spread over seven storeys with high ceilings and an abundance of natural light throughout, the highly adaptable and flexible workspaces will be centred around a vast atrium formed from the old printing press hall. The Grand Press promises a dramatic arrival experience, while over 10,000 sq ft of external terraces off the third to sixth floors will offer panoramic views across London, presenting a workspace experience like no other. The brand encapsulates the building’s extraordinary architecture and pays homage to its industrial heritage, reflecting its history while bringing it forward into a new era.

Above: CGI of proposed interior of the Print Works cultural venue - courtesy Hawkins Brown

In keeping with the wider Canada Water Masterplan, the extensive retrofit of the building will be a net zero carbon development, targeting superb sustainability credentials of BREEAM Outstanding as well as the WELL Gold certification for a design that is centred around occupiers’ health and wellbeing. It has already achieved the maximum 5.5-star NABERS design-reviewed target rating for building efficiency, ensuring a viable long-term future for the upgraded Printworks.

Appealing to innovative corporates from multiple sectors, The Grand Press presents a rare proposition thanks to a proposed cultural venue which, subject to planning permission, will occupy the rear half of the building’s famous press halls. The complex will also include a variety of proposed retail and F&B outlets at ground level, with the opportunity for a bespoke dedicated rooftop amenity space.

Above: CGI from Hawkins Brown of the Grand Press, commercial workspace in the remodelled Harmsworth Quays buidling at Canada Water

Delivering up to 3,000 new net zero homes, office space for an estimated 20,000 workers and up to one million sq. ft. of leisure, cultural and education facilities, the 53-acre Canada Water masterplan is a once in a generation opportunity to reimagine a 21st century town centre for London.

Located in the heart of London – on the intersection of the Jubilee and Overground lines, just an 11-minute tube ride from the West End, 9-minute overground ride to Shoreditch and a short tube, bus, bike or walk to the City – yet surrounded by over 160 acres of green spaces, park, woodland and some of London’s most historic docks, Canada Water’s location is truly unique. The masterplan will add 12 acres of new parks and squares for the local community and visitors to enjoy, as well as green corridors linking everything together.

The masterplan will deliver the right mix of homes, shops, offices, and things to do and see that will appeal to everyone from all walks of life - from pubs, shops and restaurants to a new leisure centre with a swimming pool, gyms and sports facilities. With more people under 35 living within a 45-minute commute than any new regeneration scheme in London, Canada Water is easily accessible to London’s huge and diverse pool of talent.

Emma commented:

 “We have an incredible opportunity at Canada Water. The chance to reimagine an entire town centre – in the heart of London, surrounded by parks and waterways – comes once in a lifetime.

“A truly unique place, Canada Water is central, but has a local, leafy feel. It is the sort of place where you’ll know your neighbours and feel part of a real community, where businesses can grow and where people will put down roots. A diverse area that is already home to people from all walks of life, the development will not only preserve but enhance all of the local history, character and biodiversity that’s already here.

“Canada Water will be the perfect place for people that want to live and work in green, healthy spaces with a real sense of community within walking distance of a range of amenities – themes that have become increasingly important since the pandemic.”

All of this will be achieved in the most sustainable way, not just in terms of the environment but also the local community. Canada Water will be a net zero neighbourhood by 2030, delivered through materials innovation and a ‘sustainability first’ approach to all elements of design and construction.1 In addition, British Land has spent the last decade getting to know the local community and establishing initiatives that lay the foundations for local people to benefit from the opportunities the development will generate.

Future Cities Forum was very grateful to be taken on an extensive tour of this important new district for London.

British Land's Head of Development for Science + Technology, Gareth Roberts will be joining Joseph Casey, Director of Partnerships and Operations at King's Health Partners, and Nick Kirby, Managing Director of the Cambridge Biomedical Campus, for a panel discussion at Future Cities Forum's 'Global science cities' forum in Cambridge in September. Supporting infrastructure will also be discussed.