• Canada Water tube entrance 2 will close May 5th 'til end of 2009.
  Arrangements for relocating cycles yet to be finalised
  Rumble strips have been installed on Surrey Quays Road
  Site offices etc.will be located on Site A
  Additional pedestrian crossing to be installed on SQ Rd. within 4 weeks
  Pedestrian access across Site B ( by ventilation shaft ) to be formalised
  B1 (Barrett flats etc) works start soon - Site manager Gary Cheek 020 7252 0768
  Library - awaiting outcome of tenders for construction ...expected start date July
  Temporary traffic lights in Surrey Quays Road will remain for another couple of weeks

• New pictures and details for GL Hearn's proposals for Mulberry Park

• New pictures and details for Site B1

• New illustrations for the Canada Water Library which is hoped to be complete before the end of 2009.

• Spencer Whitworth of Conrad Phoenix hints that the new aquatic leisure centre may go ahead

• Ruth Kelly, Secretary of State for Communities and Local Government, has requested Southwark Council to designate Rotherhithe as urban in the Council's Unitary Development Plan, against the wishes of the Council and the Community

• More details available for Site C - Waterside View

• Updates on multi-modal transport study, Strategic Landowners Group and Site D for 22nd January meeting

• Ruth Kelly disregards her own planning inspector's advice and gives the go-ahead to Barratt Homes to carry out their proposed development at Downtown

• Ruth Kelly disregards her own planning inspector's advice

  Motion from Councillor Lisa Rajan to be tabled at Southwark Council Assembly, Wednesday 13 September 2006

  Comment from Strategic Director of Regeneration and Acting Borough Solicitor

  Letter from Councillor Barrie Hargrove, Regeneration Spokesperson for the Southwark Labour Group, to Ruth Kelly

  Letter sent from Nick Stanton, Leader of Southwark Council to Ruth Kelly

  Southwark Council to challenge Ruth Kelly, Secretary of State, over her decision to grant planning permission for Downtown after a special meeting of the Executive on Monday 18th September

Message from Clare Denman, Executive Member for Planning and Economic Development, Crawley Borough Council

Press release: Southwark Council to take Secretary of State to court over planning decision on Downtown

• September 2006 newsletter

• BL Canada Quays have submitted revised planning applications for Sites A, B and the Public Realm - click here for full information

• June 2006 newsletter

• The council has released the first part of the draft report on the Southwark Plan from the planning inspector. This report states his recommendations for the adoption of the Southwark Plan – also called the Unitary Development Plan (UDP). At this stage the report is for information only. Click here for full information

• By now most of you must know that Jackie Rose our Canada Water Consultative Forum Administrator has very reluctantly left us. The uncertainties surrounding her ongoing funding finally proved to be too stressful for her and hence she moved back to her old job. Neither British Land/ Canada Quays nor Southwark Council were prepared to continue funding her post in the Forum,as it is, beyond March.
  
  Click here for a message from Jackie Rose

• Planning applications for Sites A and B have now been submitted
  This is the area immediately to the north of Canada Water and next to Canada Water tube station on the current derelict land. It will be the site for the new library and a lot of flats. You will notice that the heights of the development have increased dramatically from those first proposed. Some of the images are very large so please be patient whilst they load.

Written comments of objection or support should be sent to the following address quoting the relevant planning reference: 05-AP-2538 for Site A, 05-AP-2539 for Site B and 05-AP-2530 Public Realm.

Planning & Regeneration
Southwark Council Offices
Chiltern
Portland Street
LONDON SE17 2ES

Click here to see more picture/details of the planning applications for sites A and B

• Waterside View

• Cafe NABO at Surrey Docks Farm - January 2006

• February 2006 Newsletter in PDF or Word format (click on the appropriate icon)

• Decathlon appeals against LBS decision to reject plan to build on piazza/pedestrian route between ts two stores

• Tesco change plans for their store extension

• British Land selected for Canada Water

• British Land/Canada Quays chosen as preferred developer

• Canada Water Consultative Forum completes Master Developer Brief and Planning and Design principles documents

Ruth Kelly, Secretary of State for Communities and Local Government, has requested Southwark Council to designate Rotherhithe as urban in the Council's Unitary Development Plan

Many local residents were disturbed to read the reports in the Southwark News (1/03/07) which states that Ruth kelly had requested Southwark Council to reconsider the designation of parts of the Rotherhithe Peninsula (outside the Canada Water area), Dulwich and Nunhead as suburban in the Council's Unitary Development Plan.

The only reason seems to be the objection from the Mayor of London that in his view the Southwark Plan does not conform with the London Plan despite offering no evidence to this effect during the consultation process or bothering to consult the local people of the areas in consultation or discussion of his view.

In the case of the Rotherhithe Peninsula local people have been closely involved with the development of the Southwark Plan putting in their views, responding to the various consultations and attending the Inquiry on the Plan held by your Inspector.

The overwhelming view of local people is that the areas outside the Canada Water area are more suburban than urban and whatever description the London Plan uses the area still fits the suburban description.

The UDP Inspector considered this issue in detail and concluded: "Apart from narrow strips of land alongside the River Thames with its preponderance of flats, Rotherhithe is more suburban in character this is mainly because of prevailing low-rise dwellings and a significant amount of open-space. Some of it has sylvan quality. Public transport, mainly by way of buses, is less frequent.
Rightly this part of the borough is a suburban zone and development should generally respect its existing character and densities". A fact not challenged by the Inspector at the Downtown Site Appeal Inquiry, neither did the Secretary of State raise any comments on the suburban designation of the site in her decision letter.

The Mayor of London has pressed for the designation to be changed from suburban to urban without raising any justification. Could it be that the Mayor actually agrees with the local population's view for in an interview (Regeneration and Renewal 26th March 2004) the Mayor stated when describing the Surrey Quays area; "You feel as though you have been dropped into the outskirts of East Grinstead". What could be more suburban than that!

The Government has always placed a high priority to community involvement in the planning process, and in the publication "Community Involvement in Planning-The Governments objectives "it states:" The community must be able to put forward and debate options and help mould proposals before they are settled. People need to feel their participation can make a difference." The community in Rotherhithe did put forward and debated the options of designating the area suburban.

This was supported by local councillors, and all other political parties, by the Council and by the UDP Inspector yet Ruth Kelly is requesting changes which may fundamentally affect the area that local people have chosen to live in and work towards building a sustainable community.

If you want to support keeping Rotherhithe, Dulwich and Nunhead suburban write to Ruth Kelly. A sample open letter, kindly written by Brian Hodge, can be downloaded by clicking here. Add your name and address and send it to the address on the letter.

You may also like to send a copy to:

• Ken Livingstone, Mayor of London, Greater London Authority, City Hall, The Queen's Walk, London SE1 2AA.

• Our London Assembly member Val Shawcross, GLA, City Hall, The Queen's Walk,
  London SE1 2AA.

• Simon Hughes MP, House of Commons, London SW1A 0AA. 

New Aquatic Centre may go ahead

At the Canada Water Consultative Forum meeting on Monday 23rd April 2007 Spencer Whitworth of Conrad Phoenix (who are developing the land currently occupied by Decathlon - Waterside View) hinted that a land swap to secure the construction of a new aquatic leisure centre is nearer being agreed with Southwark Council.

The proposal is that Conrad Phoenix build a new aquatic leisure centre on their site E next to Harmsworth Quays printing works. When the centre has opened, the land currently occupied by Seven Islands Leisure Centre will be handed to Conrad Phoenix to build terraced houses and low rise flats.

It is proposed that the new leisure centre will have a full sized swimming pool, a training pool, multi purpose courts (for badminton, basketball etc.), a gym and possibly a climbing wall.

Conrad Phoenix, the owner of Canada Water Site C now called Waterside View, are now working on their own proposals, aims and aspirations for the site. This is not the same as the British Land/Canada Quays proposals for that site.

It is currently occupied by two single storey retail warehouses, which house Decathlon and a large area of surface car parking.

Their plans include a new 2 level Decathlon store built at the end nearest BHS. The other waterfront properties will contain restaurants/cafes with outside seating areas for the summer. All vehicle servicing will be underground. Flats will be built above the Decathlon store and the restaurants. New landscaping will be installed along the edge of the dock.

Where the existing gap between the two dockside Decathlon stores is will be a new walkway with a water feature running either side the length of the path between the two new buildings. This will extend from Surrey Quays Road to the dockside.

The picture on the right is the view from British Land's Site B into Waterside View across Albion Channel.

55,600 sq m of residential housing in around 640 units will be built, around 65% will be 2 bedrooms or more and 35% will be affordable housing. Balconies and roof gardens will have views across the water and Conrad Phoenix hope the scheme will make Eco-Homes Excellent standard. There will be secure car-parking underground. A number of ecological initiatives have been planned including bird boxes on trees and buildings, bat bricks and nesting boxes, new trees and other planting using native species of known wildlife value and 'brown' roofs to provide new habitats for birds including the Black Redstart. There will be a new tree lined boulevard along Surrey Quays Road.

For further information, please contact: Community Relations Consultants, M&N Associates Tel: 01483 415915 or email d.coxon@mnassociates.co.uk

Ruth Kelly disregards her own planning inspector's advice and gives the go-ahead to Barratt Homes to carry out their proposed development at Downtown

• Ruth Kelly disregards her own planning inspector's advice

• Motion from Councillor Lisa Rajan to be tabled at Southwark Council Assembly, Wednesday 13 September 2006

• Comment from Strategic Director of Regeneration and Acting Borough Solicitor

• Letter from Councillor Barrie Hargrove, Regeneration Spokesperson for the Southwark Labour Group, to Ruth Kelly

• Letter sent from Nick Stanton, Leader of Southwark Council to Ruth Kelly

• Southwark Council to challenge Ruth Kelly, Secretary of State, over her decision to grant planning permission for Downtown after a special meeting of the Executive on Monday 18th September

• Message from Clare Denman, Executive Member for Planning and Economic Development, Crawley Borough Council

The report of the Government's Planning Inspector after the Public Inquiry of April 2006 recommended that the appeal by Barratt Homes (East London) Ltd against Southwark Borough Council be dismissed and planning permission refused for the development in the form proposed, but Ruth Kelly, the Secretary of State for Communities and Local Government, chose not to abide by the Inspector's recommendation and ruled instead that Barratt's appeal be upheld. As it happens, Ms Kelly agreed with the great majority of the Inspector's findings, including the crucial one that the development would not be in keeping with the present neighbourhood and would alter it drastically, but she then went on to make it clear that the Government's housing targets now take precedence over all other considerations. Barratt's response was that they were grateful for the Secretary of State's intervention and that they now hoped to begin work on preparing the site by the end of this year.

It is open to anyone to challenge the Secretary of State's decision on purely legal grounds, and notice of an intent to do so (with a summary of the reasons) has to be lodged by 18 September. This isn't to say, though, that other forms of challenge, those of a less formal variety, can't also be mounted, and the Downtown Defence Campaign are currently engaged in encouraging as many as possible of their supporters both inside and outside Southwark Borough Council to keep fighting the cause. For example, as has been reported in Southwark News, Simon Hughes, our MP, has already called upon Ms. Kelly to reverse her decision.

If you would like copies of the Secretary of State's decision letter (this includes information about the procedure for making a legal challenge) and the Planning Inspector's report, please email jeremy.pender@btinternet.com.

As the Downtown Defence Campaign's own updates page (http://www.russiadockwood.ukfriends.com/html/updates.html) suggests, seeking a remedy through legal channels alone is just one of possibly several available courses of action.  For example, nothing more might now be needed to convince Ms Kelly of the error of her ways than for her to be told in no uncertain terms that representatives from practically every single household in the Downtown Road area and their friends and relatives from across the borough are already committed to presenting themselves at the entrance to the site at the mere first whiff of an approaching bulldozer!

Jeremy Pender

Comment from Strategic Director of Regeneration and Acting Borough Solicitor

1. The appeal relates to a development of 252 dwellings in seven separate buildings, plus a new health centre and two community buildings, with associated car parking and landscaping. Planning permission had been refused by the Planning Committee in August 2005, and a public inquiry held in April 2006. In the period between the Planning Committee and the Inquiry, the scheme was slightly amended to reduce the number of residential units from 268 to the final figure of 252 dwellings.

2. The Inspector’s report recommended that the appeal be dismissed, on the grounds that Block A/B (close to Russia Dock Woodland) would cause harm and be contrary to some of the provisions of the development plan. The secretary of state, in her decision dated August 8 2006, agreed that harm was caused, but concluded that the benefits of the proposal, in terms of the delivery of housing, particularly affordable housing, the community benefits and the overall design were material considerations sufficient to outweigh the harm to the development plan. She therefore allowed the appeal, and granted planning permission subject to conditions and a Unilateral Undertaking under S106.

3. As part of the council's appeal procedures decisions that go against the council are assessed to see what implications there might be for implementing the council's development plan policies and if a challenge of the decision through judicial review is appropriate. Accordingly, in this case the acting borough solicitor has already instructed counsel to advise on the secretary of state's decision and in particular: to advise the council about the prospect of success of a legal challenge against the secretary of state’s decision dated August 8 2006.

4. Counsel has been instructed that the council is particularly concerned about the following matters:-

• The secretary of state’s setting aside of important development plan policies;
• The weight that seems to have been given by the secretary of state to the pursuit of (affordable) housing and community benefits;
• The effect of this decision on the council’s development control processes including future negotiations with developers.

5. Key factors for members in deciding what action to take are:

• The secretary of state has made and issued the decision and is not empowered by law to withdraw the decision.
• The right of appeal under Section 288 of the Town and Country Planning Act 1990 would, if successful, result in the High Court quashing the decision of the secretary of state and remitting it to her for reconsideration. The court has no jurisdiction to consider the merits of the planning application.
• The secretary of state would still need to take into account only relevant considerations in reaching any decision. These would not include any further representations made by members about matters of general policy. The secretary of state could confirm her previous decision but would have to justify it.
  

6. Officers are considering counsel's advice. Making an application for review of the decision is strictly time limited and must be made by September 19 2006. Under the council’s scheme of delegation, it is for the strategic director of regeneration to decide whether to lodge an appeal.

7. Irrespective of whether any legal challenge is made it remains open to members to make representations about the extent to which the case illustrates the failure of the planning system to allow local elected authorities to strike a fair balance between competing interests in accordance with its judgment about what is best for its area. Such representations could refer to Southwark’s successful record in securing additional housing including high proportions of affordable housing and indicate that overriding local decisions makes it more difficult to sustain the confidence of local people that such outcomes will be achieved with fair regard to local factors.

Here's a letter that Councillor Barrie Hargrove, Regeneration Spokesperson for the Southwark Labour Group, sent to Ruth Kelly.  For easy reference, it's now archived at

Southwark Council to take Secretary of State to court over planning decision
Published on: 19/09/2006

Southwark Council will take the Secretary of State to court to fight for more sensitive housing development in the borough.

Last night (Monday), an emergency executive meeting was held to decide if the authority should call for a statutory appeal against the government's ruling on a large-scale planning application.

Members agreed to take the matter to court because they are not happy with the detail of the proposed development of land at Downtown Road and Salter Road, in Rotherhithe, South London.

Southwark’s planning committee refused permission for the scheme in the summer of 2005 and the Planning Inspector re-inforced this position when he dismissed an appeal from the developers.

Despite this, the Secretary of State over-ruled the council in August and reversed the decision, granting planning permission.

Southwark Council believes the application does not fit with current planning policy, but does want to see development on the site.

Southwark has a strong record of encouraging and managing new development for the benefit of all the borough’s residents, and is committed to contributing to the wider economic and housing needs of London.

But in this case, Southwark agreed with local people that the proposed scheme was not suitable, and some adjustment was needed. Members said it was not about stopping development - it was about finding the best way of providing new homes which suit both those living in them, and those living nearby.

The council accepts that the Secretary of State is best placed to give recommendations when there are overriding national considerations about a development. But members believe that is not the case here, and this overruling appears to have been made without adequate explanation.

Cllr Richard Thomas, executive member for regeneration, said:
"We remain outraged that the Secretary of State has overruled both our planning committee and the planning inspector's decisions on this development which is strongly opposed by so many local people.

“Southwark is committed to development in the borough and on this site. There are numerous approved projects which will bring quality affordable housing and community facilities to the borough.

“We have sought a solution with government outside of the legal process. Ruth Kelly's failure to respond to our representations means that there is now no alternative to legal action.

“This example of the Government's flawed attitude to local decision-making has repercussions far beyond Downtown. We will now defend the rights of local people and this planning authority to make our own planning decisions."

Notes to editors:

1. A successful judicial review would only require the Secretary of State to reconsider the issue – it would not force a change of policy.

2. Southwark’s duty to residents is a core reason why it develops and works to a Unitary Development Plan. This has been the subject of extensive consultation with residents and interested parties and is specifically designed to ensure sensitive development. This UDP was consulted when debating the proposed scheme, but has been contradicted by central government.

Inspectors report on Emerging Southwark Plan

The council has released the first part of the draft report from the planning inspector. This report states his recommendations for the adoption of the Southwark Plan – also called the Unitary Development Plan (UDP). At this stage the report is for information only.

What is the Southwark Plan?

The Southwark Plan sets out the policies for making planning decisions about developments in Southwark.

What is the draft inspectors report?

The draft report provides information about the inspector’s recommendations for the Southwark Plan. As this document is a draft it may change. Please note these recommendations are made by the inspector in his expert opinion and are not legally binding for the council.

Which parts of the draft inspectors report are being released now?

Only part one and the employment, life chances, housing and transport chapters are being released. The environment chapter is not being released at this point as it is still under consideration by the inspector.

Draft inspectors report

The two parts of the inspector's report are very large so we have extracted those bits which relate to Canada Water. Click on the links below for either the relevant parts or the full report.

• Canada Water relevant Part I (342Kb)
• Full Part I-draft inspectors report (2MB)

• Quebec Industrial Estate - relevant parts of Part II (12Kb)
• Residential Density (38Kb)
• Affordable Housing 1 (6Kb)
• Affordable Housing 2 (7Kb)
• Site 36P - Site for a new school? (25Kb)
• Arts, Culture and Tourism (15Kb)
• Full Part II -draft inspectors report (2MB)

To view these forms you need Adobe Acrobat installed on your computer. If you do not have it click here to download it free.

When will the final inspectors report be available?

It is expected the inspector will release the final report at the beginning of May 2006.

When can I comment?

There will be an opportunity to comment, once the final report has been released and council has published its proposed modifications, to:

Planning policy team
Tel:  020 7525  5539
Fax: 020 7525 5561
udp@southwark.gov.uk
Chiltern
Portland Street
London
SE17 2ES
Opening hours: Monday to Friday, 9am to 5pm

Cafe NABO at Surrey Docks Farm - January 2006

The official launch of Cafe NABO at Surrey Docks Farm will be at 10am on Saturday 4th February 2006, serving a variety of healthy hot and cold foods, snacks, teas (including herbal) and coffee. The cafe's usual hours of opening will be from 10am to 5pm, Wednesday through to Sunday. You can also buy organic groceries and fruit and veg fresh at the weekend.

Tesco change plans for their store extension

The Shopping Centres Ltd. planning application (02-AP-1756), for an extension to the Tesco store and the rerouting of the footpath to Greenland Dock, was refused by Southwark Council for the following reasons:

1. The proposed extension would result in a poor layout and arrangement that would be detrimental to the safety and security of pedestrians using the walkway between the shopping centre and Greenland Dock, contrary to Policy E.1.1 ‘Safety and Security in the Environment’ in the Southwark Unitary Development Plan and Policy 3.16 ‘Safety in Design’ in the draft Southwark Plan (Nov. 2002).

2. The proposal would result in the loss of a well designed public area, and its replacement by a poor quality design for this part of the shopping centre, in particular the public areas, contrary to Policies E.2.5 ‘External Space’; E.3.1 ‘Protecting Amenity’; and E.3.4 ‘Upgrading the Environment’ of the Southwark Unitary Development Plan, and Policies 3.2 ‘Protection of Amenity’; 3.14 ‘Quality in Design’; and 3.15 ‘Urban Design’ in the draft Southwark Plan (Nov. 2002).

Recently Shopping Centres Ltd have addressed the points made by the community and Canada Water Campaign and met with the Chair and members of the CWC to present new plans which are shown here:

Download plan The extension is shown in turquoise and the road has been re-routed. The car park nearest the red iron bridge has been removed allowing for a wider footpath to the Greenland Dock underpass.

Download image

These plans seem to address all the points made by CWC and the objections given in the refusal of the planning permission. We expect Shopping Centres Ltd. to submit the new proposals shortly.

SITE C (Decathlon)

LBS rejected the application from Decathlon (03-AP-1813) to join their two buildings with a two-storey construction with plant on the roof on 16 October. However, Decathlon have appealed against this decision (click here to view) and you may wish to comment on the application which would close the public piazza / popular pedestrian route at night moving all pedestrian traffic via the ill lit alternative near BHS.

Please take a look at theplanning application put forward for this site 03-AP-1813 (click here to view).

mention to friends and neighbours and suggest they submit objections 

The Canada Water Consultative Forum

The Canada Water Consultative Forum worked closely with the Council to address the specification of the redevelopment that will be given to the developers. This specification is contained within two documents: the Master Developer Brief and the Planning and Design Principles and Technical Appendices.

At the Canada Water Consultative Forum meeting on Monday 8th July 2002 the two documents were approved by a majority. The Master Developer Brief and the Planning and Design Principles and Technical Appendices, in Adobe Acrobat .PDF format, may be downloaded from here. These documents are very large (190kb -220kb) but if you are happy to be patient while they download they are worth taking a look at.

Southwark Council have a website where you can get further information about the development: www.canadawater-southwark.com however, currently (March 2006), it is very out of date.