The Canbury Place redevelopment project in Kingston upon Thames has been a subject of extensive planning and community engagement. Initially proposed in 2019 by Kingston Gate Properties Ltd, the development aimed to transform the Canbury Place car park and adjacent areas into a mixed-use complex featuring residential units, commercial spaces, and public amenities. The original plan included constructing buildings up to 25 storeys high, accommodating 445 flats, along with facilities such as a gym, nursery, offices, and shops.

Over time, the project underwent several revisions in response to feedback from local authorities and residents. By 2020, the proposal was modified to reduce the building heights to 17 storeys and decrease the number of residential units to 389. Despite these changes, the development faced delays and remained under consideration for an extended period.

In late 2023, Apache Capital, the developer, presented further revised plans. These included reducing the tallest building to 15 storeys and decreasing the total number of flats to approximately 265. The updated proposal also featured a higher proportion of three-bedroom homes, retention of existing trees near the junction of Sopwith Way and Seven Kings Way, and the exclusion of certain properties on Richmond Road from the development site.

The revised plans maintained elements such as the closure of Kingsgate Road to vehicular traffic, the extension of the Queenshurst linear park to improve connectivity to Kingston Station, and the creation of new pedestrian and cycle crossings. Public consultation events were held in November and December 2023 to gather community input on these changes.

Throughout the planning process, the project encountered opposition from local groups and residents. Concerns were raised regarding the height and scale of the proposed buildings, potential impacts on local heritage sites, and the adequacy of affordable housing provisions. The Kingston upon Thames Society and the North Kingston Neighbourhood Forum were among the organisations expressing objections, citing that the development’s scale was inconsistent with the North Kingston Development Brief, which recommended a maximum height of 12 storeys.

As of November 2024, the Canbury Place redevelopment remains a topic of active discussion, with stakeholders continuing to evaluate the project’s alignment with local planning guidelines and community expectations. We met with the applicant on 2nd December. One aspect in particular is clear the North Kingston Forum firly believes that closing Kingsgate Road will create permanent congestion and chaos in the area and probably the whole of the one way system.

The closure of Kingsgate Road would necessitate the diversion of general traffic that currently uses this route to access Richmond Road. Northbound vehicles would be required to re-route via Seven Kings Way and Sury Basin. Additionally, bus routes 65 and 671, which currently operate along Kingsgate Road, would need to be diverted, with proposed rerouting along Seven Kings Way and Sury Basin.

The proposed pedestrianisation of Kingsgate Road is intended to enhance the public realm by creating a more accessible and attractive environment for pedestrians and cyclists, aligning with broader urban regeneration goals for the area.

We will be submitting our response to the revised application in due course.

The Design and Access statement is 174 pages (here’s link to it) Below is a summary but bear in mind this is the applicants statement:

Introduction and vision

The Canbury Place redevelopment project, led by Kingston Gate Properties Limited and Apache Capital, represents a bold step in addressing housing shortages while improving public spaces in Kingston-upon-Thames. The proposal seeks to rejuvenate a 0.7-hectare brownfield site close to Kingston Station, delivering 265 build-to-rent homes. Key aspects of the vision include creating vibrant public spaces, promoting sustainable transport, and integrating with Kingston’s historical and urban context. Apache Capital’s expertise in residential developments underpins the scheme, ensuring high-quality design and long-term community management.

Historical and site analysis

Canbury Place’s history is deeply intertwined with Kingston’s industrial and transport heritage. In the 19th century, the site was part of a railway siding network and later housed gasworks. Subsequent decades saw the area’s gradual urbanisation, with industrial remnants replaced by residential and mixed-use developments, such as the Queenshurst and Royal Quarter projects. Despite its rich past, the site today is dominated by a surface car park with minimal vegetation and poor pedestrian connectivity, marking it as an underutilised and underperforming space.

The site’s proximity to key landmarks—Kingston Station, the River Thames, and heritage assets like the Former Regal Cinema—positions it as a pivotal node for urban regeneration. The project’s design takes into account nearby listed and locally listed buildings, ensuring sensitivity to Kingston’s character while embracing contemporary needs.

Planning and policy framework

The project aligns with several planning initiatives:

• North Kingston Development Brief (2016): This identifies the area as ripe for transformative, mixed-use development, advocating for public realm improvements and enhanced connectivity.
• London Plan Opportunity Area: Kingston is designated to deliver 9,000 new homes and 5,000 jobs by 2028, placing Canbury Place at the heart of these ambitions.
• Kingston Town Centre Area Action Plan (AAP): This provides a framework for integrating housing, transport, and public space improvements within the borough.

Design evolution and consultation

The project’s design evolved through extensive engagement:

• Design Review Panels (2020–2024): Feedback highlighted issues such as excessive massing, limited family housing, and inadequate tree retention. Key changes included reducing the tallest block’s height from 19 to 15 storeys, redistributing massing to improve daylight and sightlines, and increasing family housing provision to 15% of total units.
• Public consultations (2023): Local residents expressed strong support for the public realm enhancements but raised concerns about traffic impacts and building heights. The pedestrianisation of Kingsgate Road and the inclusion of cyclist-friendly routes were particularly well-received.

Masterplan and architectural vision

The masterplan articulates a cohesive urban neighbourhood. The scheme is anchored by a central open square, surrounded by buildings ranging from 3 to 15 storeys. This approach balances density with openness, integrating the development into Kingston’s urban fabric while addressing housing shortages.

• Massing strategy: Taller elements are positioned towards Sopwith Way, with heights transitioning downwards to align with neighbouring developments.
• Materiality: A palette of buff and grey bricks is employed to reflect Kingston’s architectural vernacular, with articulated crowns on taller buildings to create a visually dynamic skyline.
• Residential quality: Dual-aspect units, private balconies, and adherence to London Design Guide standards ensure high living standards. There are no north-facing single-aspect homes, and 10% of units are wheelchair-accessible (M4(3) compliant).

Public realm and landscaping

The development transforms the car park into a series of landscaped spaces:

• Kingsgate Gardens: A pedestrianised green corridor that links the site to Kingston Station and beyond.
• Pocket parks and play areas: Integrated within the development to provide recreational spaces for families.
• Green roofs and water features: Enhance biodiversity and contribute to sustainable urban drainage.
• Tree retention and planting: The design preserves mature trees along Sopwith Way and Kingsgate Road, while new planting offsets the loss of less significant greenery.

Access and transport

The site boasts a PTAL rating of 6a, reflecting excellent transport accessibility. Enhancements include:

• Pedestrian and cyclist routes: New pathways connect east-west and north-south desire lines, improving access to Kingston Station and the River Thames.
• Vehicular access: Car parking is minimised to prioritise sustainable transport, with limited access for service and emergency vehicles.

Sustainability strategy

Sustainability lies at the heart of the proposal:

• Energy efficiency: High-performance building materials and on-site renewable energy systems reduce carbon emissions.
• Circular economy: The scheme incorporates modular construction techniques to minimise waste.
• Low-impact design: Smaller basements reduce construction-related carbon, and the public realm design integrates climate resilience measures.

Challenges and opportunities

Despite its strengths, the project faces challenges:

• Height and bulk: Concerns persist about the impact of taller blocks on mid-range views and neighbouring developments.
• Traffic impacts: The proposed closure of Kingsgate Road raises questions about vehicular flow and local congestion.