Cineworld and three restaurants would make way for 1,150 new homes in towers of up to 29 storeys tall, as well as new public spaces and commercial facilities, reports James Cracknell

The plans submitted for Southbury Leisure Park, showing a proposed view from Southbury Road (credit Rockhunter)

Plans have been submitted to build 1,150 new homes at Southbury Leisure Park.

Site owner Royal London Asset Management Property, which has partnered with Neat Developments to take the scheme forward, has confirmed that its plans do not include replacing Cineworld Cinema – but do include tower blocks of up to 29 storeys tall.

Aside from the cinema, the 2.95-hectare site currently comprises three restaurant buildings and a large amount of car parking. Southbury Leisure Centre, which lies immediately to the north, does not form part of the plans.

Neat Developments was also previously involved in a scheme to build around 1,800 homes on the Colosseum Retail Park site, directly across the other side of the A10, but despite receiving planning permission in 2021 this scheme was later ditched by the developer. A former B&Q outlet on the site, now abandoned by the DIY retailer, remains derelict.

Instead of Colosseum, Neat is now focused on developing Southbury Leisure Park, alongside Royal London. The plans submitted this week include an outline plan for the whole site, as well as a detailed plan for the first phase on the western half of the leisure park, suggesting Cineworld will continue to operate until a second detailed planning application for the eastern half is submitted and wins approval.

The overall development is described as “a high-quality, residential-led mixed-use neighbourhood” with “new public open spaces, community and commercial facilities, and significant environmental improvements” planned alongside the new homes.

The detailed part of the application includes 489 “high-quality build-to-rent homes, a new linear park, extensive public realm improvements, and circa 1,100 square meters of flexible community and commercial space supporting local services and employment”. Most of theses homes will be provided in two “landmark” residential buildings, of 18 and 16 storeys.

Towers of up to 29 storeys, roughly matching the height of the scheme previously approved at Colosseum Retail Park, are planned to replace the cinema, although the detailed plans for this part of the site have not yet been submitted.

Announcing the planning submission this week, Joe Kane, development director at Royal London Asset Management Property, said: “This application represents a significant opportunity to regenerate Southbury Leisure Park and deliver much-needed new homes, public open space and community facilities in a highly accessible location.

“The proposals will transform an under-used brownfield site into a vibrant, sustainable neighbourhood that benefits both existing and future residents of Enfield.”

Southbury Leisure Park (credit Rockhunter) (1) — The proposed view of the Southbury Leisure Park scheme from Sketty Road (credit Rockhunter)

The Southbury Leisure Park announcement further reiterates that the scheme will be a “sustainable, low-carbon design, incorporating on-site renewable energy, sustainable drainage, and a provision for connection to Enfield’s Energetik district heat network” as well as delivering “wide-ranging benefits for Enfield, including new employment during construction and operation”.

Once complete, the developers expect the scheme to support “over a hundred long-term jobs”.

However, this will come at the cost of losing a cinema and three restaurants. A planning statement justifying the loss of Cineworld states: “The site’s out-of-centre location, lower public transport accessibility than (other) town centre sites within the borough, and significant associated car parking requirements to successfully operate a cinema in this location are considered to undermine the urban design principles associated with a ‘car-lite’ development.”

It adds: “The cinema industry has experienced significant challenges in recent years. A 2023 Ibis World report highlights that UK cinemas’ 2023 revenue was down 9.5% from 2019’s figures, with employment at cinemas having fallen by 3%.”

The height and density of the plans proposed for Southbury Leisure Park is around double what Enfield Council has itself suggested is suitable for the site in its new Local Plan, currently going through the final stages of approval.

At the Enfield Local Plan’s public examination last year, council officers argued the site was suitable for 605 homes with a maximum building height of around 14 storeys.

However, Royal London states that it has undertaken “extensive pre-application engagement” with the council as well as the Greater London Authority, Transport for London and Metropolitan Police, “helping to shape a high-quality, policy compliant scheme”.

Subject to securing planning approval, works are expected to start in 2028.

The plans are now open for public comment via the council’s planning portal, using reference number 25/04330/OUT.

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