Our Growth and Performance Manager, Ben Hammond, recently attended the Leisure Property Forum Behind The Scenes tour of Canada Water. Here are his key takeaways from this fascinating insight into one of London’s most ambitious regeneration projects.
London’s Canada Water is undergoing one of the most exciting transformations in the capital’s recent history. This ambitious regeneration project, still 10-15 years away from full completion, is already reshaping the landscape of Southeast London with a perfect blend of modern development and historical preservation.
A Vision Taking Shape
When complete, this remarkable development will feature an impressive 3,000 new homes, creating a vibrant residential community. But housing is just the beginning. The project will also deliver 2 million square feet of work and lab space, positioning Canada Water as a hub for innovation and enterprise. Add to this 1 million square feet of retail, leisure, and cultural space, and you have a comprehensive mixed-use development that promises to transform how people live, work, and play in this corner of London.
Bridging Past and Present
One of the most striking features of the development is the distinctive red bridge known as Rafter Walk. This isn’t just an architectural statement – it’s a tribute to the area’s maritime heritage. The bridge takes its name from the ‘Rafters,’ skilled workers who once laboured on the boats that frequented these waters. These workers would unload wood cargo and ingeniously use the timber as makeshift rafts to navigate from ship to dockside. It’s a beautiful reminder that even as we build for the future, we can honour the traditions of those who came before us.
The bridge’s design also reflects a commitment to local wildlife. During construction, regulations required that the bridge maintain a minimum height of a swan’s neck above the water, ensuring that the area’s bird population could continue to pass underneath unimpeded. In addition, there are a number of micro-wetland habitats worked into the development of the water. It’s these thoughtful details that make this development special.
Community Character and Unexpected Delights
Canada Water has embraced some wonderfully unexpected elements that have captured the community’s imagination. Perhaps the most famous is the area’s beloved “crocodile” – a remote control crocodile head that went viral on social media. What started as a quirky addition has become so cherished by locals that it’s been allowed to stay, becoming an unofficial mascot of the development. It’s a perfect example of how the best communities often develop organically, with character emerging from the most unexpected places.
The development has also proven innovative in its approach to activation and engagement. The current Minecraft Experience has proven to boost footfall by an impressive 60%, demonstrating how creative programming can bring spaces to life and draw people in.
Preserving Icons, Creating Connections
The famous Printworks building, a cultural landmark in its own right, is undergoing careful redevelopment. Rather than demolishing this iconic structure, the project is refurbishing it while maintaining its core architectural integrity. This approach not only preserves the building’s character but also avoids unnecessary carbon generation – a win for both heritage and the environment.
Looking ahead, the completed development will feature a ‘green corridor’ running across the entire scheme. This ambitious landscaping project will connect various community spaces and parks, creating a network of green spaces that will make the area more livable and sustainable.
World-Class Facilities and Local Opportunities
The development is already delivering impressive community amenities. The new leisure centre will be a standout feature, boasting two pools, comprehensive indoor sports facilities, a modern gym, and dedicated studios for fitness classes. For those who prefer outdoor activities, there are several padel courts available, reflecting the growing popularity of this dynamic sport.
The Dockshed building offers something special for those seeking elevated experiences. With both front and rear terraces, and a top floor that provides unique views of the London skyline, it’s set to become a destination in its own right.
A Commitment to Local Employment
One of the most commendable aspects of this development is its approach to employment. A dedicated British Land team member oversees all vacancies connected to the project, with a clear vision to employ locally wherever possible and appropriate. This means creating jobs for residents in the immediate area who can reach the development on foot – a commitment that strengthens the local community and reduces environmental impact.
Transformation Stories
The evolution of individual buildings tells the story of the area’s transformation. Take the Corner Corner building, which previously housed The Range but has now been reimagined as the Corner Corner sports bar. This venue has gone a step further in embracing sustainability and local food culture by incorporating its own herb growing facility, adding a farm-to-table element that reflects growing environmental consciousness.
Looking Forward
As Canada Water continues to evolve over the next decade and beyond, it’s clear that this isn’t just another development project. It’s a thoughtful reimagining of urban space that honours history while embracing innovation, prioritises community while delivering world-class amenities, and creates economic opportunities while maintaining environmental responsibility.
The project represents what’s possible when developers, communities, and local authorities work together with a shared vision. As London continues to grow and change, Canada Water stands as an example of how large-scale regeneration can enhance rather than overwhelm existing communities, creating spaces where people genuinely want to live, work, and spend their leisure time.
With still a decade or more of development ahead, Canada Water is already proving that the future of urban living can be both exciting and sustainable. It’s a transformation worth watching and experiencing.