Canada Water Masterplan Planning Application
The Masterplan site covers approximately 53 acres and the planning application consists of 81 separate documents. Given the size of the site and the nature of the development, the application is submitted in hybrid form whereby the first three buildings (Plots A1, A2 and K1) are submitted in detail (i.e. no matters reserved) and the remainder of the development is submitted in outline with all matters reserved for future determination through Reserved Matters applications. There will be further engagement on each Reserved Matters Application as it comes forward.
The outline application does not approve all elements of the development but establishes the parameters within which future buildings can come forward, including the height, scale and quantum of uses being proposed. Full details for first three buildings are provided with detailed plans, sections and elevations, alongside Computer Generated Images of how the buildings will appear.
The Three “Control Documents”
For the outline application the Design and Access Statement describes what could come forward in the future although the precise nature and form of the buildings is not yet known. To ensure that future Reserved Matters applications are acceptable, three Control Documents will form part of any planning permission:
The Development Specification sets out the maximum amount of floorspace (for each land use proposed) that can ultimately come forward on the site.
The Parameter Plans are a series of drawings that establish rules for the development, controlling the layout and scale of future development zones. The Parameter Plans set minimum and maximum zone extents and maximum building heights. They should be read in conjunction with the Development Specification. The Parameter Plans also set out the vehicle and pedestrian access points; the location of key roads and the minimum extent of public realm.
The Design Guidelines should be read alongside the Parameter Plans and Development Specification. The Design Guidelines establish binding standards for future buildings and public realm which will come forward as part of the Reserved Matters process.
The potential form of the development based on all of the design principles and concepts that underpin the Development Specification, Parameter Plans and Design Guidelines are represented in the Illustrative Masterplan which is described in detail in the Masterplan Design and Access Statement.