The latest big redevelopment plans for the area come a year after an even bigger scheme on an adjacent site was ditched, reports James Cracknell

Early plans for Southbury Leisure Park by Royal London Mutual Insurance and NEAT Developments

A developer looks set to submit plans for nearly 1,200 homes on a Southbury retail park – despite Enfield Council arguing the site is only suitable for around 600.

The owner of Southbury Leisure Park – a 2.95-hectare site which includes Cineworld, three restaurants and the car park of Southbury Leisure Centre, but not the building itself – is preparing to submit a planning application expected to include 1,172 homes in tower blocks up to 28 storeys tall, plus shops and community spaces.

It looks unlikely that the cinema will be replaced, however, with Cineworld facing financial trouble for several years.

It comes after Royal London Mutual Insurance Society, in conjunction with its partner NEAT Developments, revealed a disagreement with the council over the site’s future at the Enfield Local Plan public hearings this summer.

In its draft Local Plan now being examined by the government’s Planning Inspectorate, the council allocated Southbury Leisure Park for 605 new homes as part of a “comprehensive mixed-use redevelopment with compatible commercial and residential uses” with a limit on building height amounting to around 14 storeys.

But Royal London and NEAT want to double this, and voiced their displeasure with the council during a public examination hearing at Enfield Civic Centre in July. Christopher Schiele, a director at planning consultants Turley, representing the development partnership, said: “In terms of capacity and building height, we don’t think it [the council’s limit of 14 storeys] makes effective use of a relatively unrestricted site.

“The wider area is identified for transformational change, which would imply a change of character and a fundamental change to urban form and identity. But we don’t see that translated [in the Local Plan].”

Schiele also pointed to Colosseum Retail Park, directly across the A10 Great Cambridge Road, which was granted planning permission by the council in 2021 for 1,800 homes in blocks up to 29 storeys tall.

However, the draft Local Plan states a preference for high-density development and taller buildings “in the area around Southbury Station”, with Colosseum being 250 metres closer to the station than Cineworld.

NEAT was also the developer behind Colosseum – but the site has a different owner, Blackrock, which decided last year not to go ahead with the redevelopment.

Separately, a petition has been launched by local residents in opposition to the proposed scheme at Southbury Leisure Park. Already signed by 880 people, it states: “Our peaceful, well-established community is under threat from massive, profit-driven over-development […] While we welcome sensible redevelopment and improvements, these proposals go too far and will have serious, long-term consequences to Enfield and the local community.”

The petition cites negative impacts including loss of privacy and daylight, pressure on public services and lack of parking.

In a pre-application report published last month, Royal London state: “Vehicular access to and from the development will retain the existing entrance and exit points on Southbury Road along the southern boundary. The existing car park in the northern portion of the site will be reduced in size, with a central vehicular and pedestrian ‘green link’ route established, running south-north from Southbury Road, connecting to Southbury Leisure Centre and Kingsmead Secondary School.

“The car park will include retention of the 155 car parking spaces with accessible car parking spaces for users of the Southbury Leisure Centre and the Kingsmead Secondary School.

“In addition to the north-south route, a new east-west pedestrian route will be established, linking Sketty Road in the west of the site to the A10 in the east.

“The development will support sustainable modes of transport through reduced car parking spaces, new pedestrian and cycle routes through the site and the preparation of a travel plan.

“Amenity spaces for future residential occupants will be delivered in podium gardens and at roof level. A green buffer along the western edge of the car park will be established, with a new central green open space to the east of the car park.

“New amenity spaces and play area will be provided in the north, connecting Kingsmead and buildings in the south. Public amenity areas and open space are proposed in ‘pocket parks’ between the new buildings.”

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