Design and Access Statement Volume IV Part 3 of 5 Plot A2 May 2018 Allies and Morrison 3 DESIGN OBJECTIVES AND EVOLUTION 55 CANADA WATER MASTERPLAN PLOT A2 Design and Access Statement May 2018 3.1 Design Objectives 3.1.1 DESIGN ASPIRATIONS What are the aspirations? This section outlines the overarching Create a building which is: design objectives for Plot A2. • Unique and memorable with a sense of character that has value beyond being another generic office building. • Enduring and adaptable design principles that allow flexibility for future ways of working. • Contextual and responsive. • Sustainable and healthy. • Innovative, creative, fresh. • Contributes to the life and vitality of the Public Realm. Early concept sketch for the office entrance hall 56 CANADA WATER MASTERPLAN PLOT A2 Design and Access Statement May 2018 How can we realise the aspirations through What will be here? design? 1. 21,219m 2 GIA flexible workspace • Local appropriateness - a design approach that 2. 5,495m 2 GIA leisure use references historical sheds and warehouses that once occupied Canada Water. 3. 864m 2 GIA dockside retail uses • Simple and durable palette of materials used in The headline brief for the Leisure Centre is based elegant and unexpected ways. on Southwark Council Regeneration and Leisure Department’s requirement for the area’s growing • Clear sense of facade structure and rhythm that population, Sport England guidance and general relates to historical industrial architecture. leisure centre good practice. This comprises - • Create large, open-plan spaces that offer flexibility for different uses and configurations. • 8-lane, 25m swimming pool • Respond to local climate and environmental • Learner pool 15x6.5m conditions. • Dedicated water confidence area • Shared amenities that can be used by all building • Separate wet change facilities tenants and other people in the community. • 4 court sports hall • Engage with and be respectful of neighbours. • 140 station gym • A common order of architecture, structure and MEP to support design efficiencies. • 2 dance studios and a spin studio • Reducing dependency of lifts by encouraging • Welcoming foyer/social space and a café people to use the stairs wherever possible. • Dedicated soft play • Active uses at ground level fronting key public spaces surrounding the building. 57 CANADA WATER MASTERPLAN PLOT A2 Design and Access Statement May 2018 3.2 Design evolution and consultation 3.2.1 SUMMARY Ongoing consultation and community involvement This section looks at how the final The Masterplan design has continued to evolve since 2014 in response to ongoing public proposal has emerged during the pre- consultation, which over five thousend individuals application stage through an assessment have been involed in and shared their views to date. of local context and planning policy. The process has been guided by wider The team met with several adjacent and local residents from Summer 2017 as part of the design involvement through public consultation development for Plot A2 to discuss the proposals and pre-application meetings with and understand a range of viewpoints. This Southwark Council. included visits to homes on Hothfield Place. January Masterplan Exhibitions An exhibition of the masterplan and three detailed plots A1, A2 and K1 was hosted by British Land in Surrey Quays shopping centre between 12 and 20 January 2018, with local outreach the following week. A bespoke evening meeting and presentation was also held on 16 January 2018 for nearby residents of plot A2. Letters were hand delivered from this drop in session, and the project team, including British Land and Allies and Morrison were on hand to present the proposals, answer questions and discuss feedback. For further information please refer to chapter 17: Statement of Community Involvement in the Masterplan Outline Application. Leisure Centre location Southwark Council Regeneration and Leisure departments have been looking at options for either refurbishment or replacement of Seven Islands Leisure Centre for several years. More recently in May 2017 a range of possible sites and scenarios were considered at public consultation. Plot A2 received the most positive feedback in terms of location. Early concept sketch for the dock-facing elevation 58 CANADA WATER MASTERPLAN PLOT A2 Design and Access Statement May 2018 Southwark Council pre-application meetings DRP review The design process for Plot A2 has been well A Design Review Panel (DRP) held on 11 October supported by four constructive pre-application 2017 with positive feedback on the emerging Plot meetings with Southwark Council during the A2 design. Key comments below - pre-application stage. These have helped direct the design at regular intervals and allow for the • Overall approach to materiality being developed design team to reflect on considerations made. is working well to create a strong sense of local character. This chapter summarises the pre-application • Recognition of the contrast in scales between Plot meetings held with Southwark Council divided A2 and the existing residences. The DRP panel felt thematically into key areas of discussion. that the proximity and confident change in scale and massing work well to balance the concerns of Southwark Leisure Centre consultation setbacks and privacy. The Leisure Centre has been designed in • Location of the Leisure Centre entrance onto the conjunction with the Southwark Council Dock Offices Courtyard appears appropriate and Regeneration and Leisure departments. It is will add activity in this space. anticipated that Southwark Council will operate the proposed Leisure Centre. Security A Secured by Design meeting was conducted on 18 August 2017 with the Southwark Council Designing Out Crime Officer to review the Masterplan, Plot A1 and Plot A2. Key points from the meeting are described in Chapter 6 on the DAS. Historic England The Canada Water Masterplan Outline and Detailed Proposals were reviewed with Historic England during the pre application process. No significant concerns were raised. 59 CANADA WATER MASTERPLAN PLOT A2 Design and Access Statement May 2018 3.2.2 LEISURE CENTRE LOCATION • In late 2014 – Southwark Council began working with British Land to find a location for the Within the Masterplan there is the leisure centre within the new Town Centre. opportunity to incorporate a new leisure Options outside the Masterplan site are explored centre. British Land in conjunction with separately by S&P Architects on behalf of the Southwark Council have been exploring council. options for the leisure centre location. • August 2015 – Southwark Council consulted on This section describes the locations that a preferred site (Plot 06) for a new stand-alone leisure centre building within the heart of the have been explored. Town Centre. The leisure centre has been designed in • February 2016 – After feedback from local conjunction with the Southwark Council residents about a lack of wider options testing, Southwark Council opened up a consultation in Leisure Team and it is anticipated that which nine sites options were explored. Of the the Council will operate the leisure centre nine site options, six were within the Masterplan should it come forward. and three were outside Masterplan boundary. • March 2016 – Presentation of design development of brief on preferred site (Plot 06 not shown on adjacent image of 2017 Masterplan). • June 2016 – Lead member of Regeneration and New Homes agrees to completely reconsider location of leisure centre; subsequently, formal decision taken for Southwark Council to withdraw support for Plot 06 and request British Land to consider alternative locations within the Masterplan • May 2017 – The Masterplan is reconfigured and presented alongside three new site options are presented at the public exhibition. These three options are shown in the diagram to the right. There is overwhelmingly positive feedback for Plot A2 as a location. • March 2018 – decision by Southwark Council cabinet confirming Plot A2 as the preferred site for the new Canada Water Leisure Centre. 60 CANADA WATER MASTERPLAN PLOT A2 Design and Access Statement May 2018 Key Locations within the Town Centre Locations outside the Town Centre Russia Dock Woodland Canada Water Station 1 Canada 2 Water Dock 5 4 a b 3 6 Greenland Dock Southwark Park c Surrey Quays Station February 2016 consultation The plan above shows the sites that were studied as potential locations for the leisure centre in February 2016. The sites considered fall into two categories: • Sites located on land which is the subject of a development agreement between the council and British Land. • Sites located outside of the new Canada Water Town Centre. 61 CANADA WATER MASTERPLAN PLOT A2 Design and Access Statement May 2018 FFEBRUARY 2016 CONSULTATION ON-SITE OPTIONS LOCATION PROS CONS Plot 1 Leisure centre does not fit on Plot A1 alone and Close to current Seven Islands site would require part of Plot A2 Close to Canada Water station Overground tunnel is a major constraint to pool Close to Canada Water Library Loss of retail continuity and residential use Retail essential for the start of the Town Centre On a proposed bus route and new High Street Potential location for Tall Building Could create a back along Deal Porters Way and dock edge Plot 2 Leisure centre can fit as single use Overground tunnel is a major constraint on pool Close to current Seven Islands Loss of proposed retail and residential use Close to Canada Water station Loss of retail and residential