Revised Canada Water masterplan approved to unlock next phase of development

British Land and AustralianSuper have secured approval from the Deputy Mayor of London for revisions to the Canada Water masterplan, paving the way for the next phase of the large-scale regeneration scheme.

The updated plans, submitted under a Section 73 application, respond to changing market conditions, regulatory requirements and wider viability pressures affecting major developments across London.

The revisions include increased height and massing across residential elements, the introduction of alternative living uses and greater flexibility across development plots. Changes have also been made to the delivery of affordable housing, with a commitment to provide 20% affordable housing in the next phase and a minimum of 9% across the overall masterplan.

The approval provides clarity for the progression of the 53-acre scheme, with construction on the next phase expected to begin from 2027.

Canada Water is one of London’s largest regeneration projects, with the masterplan allowing for up to 4,184 homes alongside 2.5 million sq ft of workspace and approximately one million sq ft of retail, leisure and cultural space. The scheme also includes significant public realm, including a new park, town square and a network of streets designed to improve connectivity.

The revised masterplan is intended to unlock further long-term investment into the area, supporting the delivery of housing, employment space and community infrastructure, including a new health centre and contributions towards local transport improvements.

The first phase of development has already been delivered, including new workspace, residential units and public realm enhancements, alongside investment in local infrastructure and community programmes.

The approval reflects a broader trend across London, where developers are seeking amendments to existing consents in response to rising costs and evolving policy requirements. Increased flexibility and changes to scheme mix are becoming more common as projects adapt to maintain viability while continuing to deliver large-scale regeneration.