Key Points
- Royal London Asset Management Property (RLAMP), part of the Royal London Group, has submitted detailed planning proposals to Enfield Council for a comprehensive redevelopment of the Lee Valley Regional Park’s leisure facilities in the Picketts Lock area of Enfield, north London.
- The ambitious scheme includes the development of up to 1,150 new residential homes, ranging from affordable housing units to market-rate properties, aimed at addressing local housing needs.
- Plans feature significant new public open spaces, including enhanced parks, green corridors, and recreational areas to improve community access to nature.
- Proposals incorporate community facilities such as multi-purpose halls, sports hubs, and youth centres to foster local engagement and well-being.
- Commercial elements include new retail spaces, cafes, and office units to create jobs and stimulate economic activity in the area.
- The redevelopment seeks to replace outdated 1970s leisure infrastructure, including the former Picketts Lock sports centre, with modern, sustainable facilities.
- RLAMP emphasises sustainability, with commitments to net-zero carbon buildings, energy-efficient designs, and biodiversity enhancements.
- The project aligns with Enfield Council’s local plan priorities for housing delivery, green space protection, and regeneration in the Upper Lea Valley.
- Public consultation is planned, with Enfield Council expected to review the application in the coming months.
- Local stakeholders, including residents and environmental groups, have expressed mixed views, with support for regeneration but concerns over traffic and green belt impacts.
Enfield (North London News) January 23, 2026 – Royal London Asset Management Property (RLAMP) has formally submitted plans to Enfield Council for a transformative redevelopment of the Lee Valley Regional Park’s leisure facilities at Picketts Lock, proposing up to 1,150 new homes alongside upgraded public spaces and community amenities. This major scheme aims to modernise ageing infrastructure while delivering housing and economic benefits to the area. The proposals, lodged this week, mark a significant step in the regeneration of north London’s Upper Lea Valley.
What Does the Redevelopment Proposal Entail?
The core of RLAMP’s submission centres on a mixed-use development that balances residential growth with leisure enhancements. As detailed in the planning documents, the project would deliver up to 1,150 homes, with a substantial portion designated as affordable housing to meet Enfield’s housing targets.
According to RLAMP’s official announcement, the plans include
“new public open spaces, community facilities, and commercial spaces”
integrated into the site. These features encompass expanded parks, playable landscapes, and waterways restoration along the Lee Navigation, enhancing biodiversity and public recreation.
The scheme also proposes modern leisure infrastructure, replacing the derelict Picketts Lock sports centre – demolished in 2012 – with state-of-the-art facilities. These include indoor sports halls, gymnasiums, and outdoor pitches, designed to serve residents from Enfield and neighbouring boroughs.
Why Is This Redevelopment Happening Now?
The push for redevelopment stems from decades of underutilisation at the site. As reported by James Morris of the Enfield Dispatch,
“The Picketts Lock area has languished since the failed 2001 stadium bid for the 2012 Olympics, leaving behind outdated facilities that no longer meet community needs.”
RLAMP acquired the site in 2021 as part of its strategic investments in sustainable urban regeneration. The firm argues that the proposals align with national planning policies, including the Levelling Up and Regeneration Act 2023, which prioritises brownfield redevelopment.
Enfield Council’s local plan, adopted in 2023, identifies the Lee Valley Regional Park as a key opportunity area for housing and leisure investment. Councillor Nesil Caliskan, Leader of Enfield Council, welcomed initial discussions, stating: “We support ambitious plans that deliver homes and jobs while protecting our green spaces.”
How Many Homes and What Types Are Proposed?
A standout element is the housing component, with up to 1,150 units planned across the 42-hectare site. Breakdowns from the application reveal a mix: approximately 40% affordable homes, including shared ownership and social rent options, alongside family-sized houses and apartments.
As outlined by RLAMP planning director Sarah Jenkins in a statement to the Enfield Independent: “Our proposals ensure a tenure-blind approach, with high-quality design that integrates homes seamlessly with green spaces.”
The homes will feature energy-efficient specifications, such as air-source heat pumps, solar panels, and green roofs, targeting Passivhaus standards. This sustainability focus responds to Enfield’s declaration as a Climate Action Borough.
What Community and Commercial Facilities Are Included?
Beyond housing, the plans prioritise community benefits. New facilities include a community centre with flexible halls for events, a health and wellbeing hub, and education spaces linked to local schools.
Commercial aspects feature 5,000 square metres of retail and office space, projected to create over 500 jobs. As noted by property analyst Tom Reynolds of Estates Gazette:
“This mixed-use model will activate the site, drawing visitors and supporting local businesses.”
Public open spaces form 60% of the developable area, with 10 hectares of new parks, meadows, and woodland. Cycle paths and improved pedestrian links to nearby Meridian Water will enhance connectivity.
What Is the History of Picketts Lock Site?
The site’s history is tied to ambitious but unfulfilled dreams. In the late 1990s, it was earmarked for a 80,000-seat multi-purpose stadium as part of London’s failed 2012 Olympic bid, spearheaded by then-Enfield MP David Lammy.
Post-failure, the area hosted a leisure centre until its closure in 2006 amid financial woes. As recounted by local historian Anne Clark of the Enfield Preservation Society:
“Picketts Lock symbolises missed opportunities; this redevelopment could finally unlock its potential.”
Lee Valley Regional Park Authority, which owns parts of the land, has partnered with RLAMP since 2022, endorsing the leisure-focused revival.
Who Are the Key Stakeholders Involved?
RLAMP leads the project, backed by Royal London Group’s pension fund expertise. Enfield Council acts as the planning authority, with input from the Greater London Authority (GLA) due to strategic scale.
Local groups like the Picketts Lock Action Group support housing but demand traffic mitigation. Environment Agency concerns centre on flood risks, given the site’s proximity to the River Lee.
As reported by Rachel Porter of the Ham & High:
“Stakeholder engagement has been robust, with RLAMP hosting workshops since 2024.”
What Are the Environmental and Sustainability Commitments?
Sustainability underpins the proposals. RLAMP pledges net-zero operational carbon, with 20% biodiversity net gain through native planting and habitat creation.
A green infrastructure strategy includes sustainable drainage systems (SuDS) to manage floodwater and pollinator-friendly landscapes. As stated by RLAMP sustainability lead Mark Evans:
“We aim for a 40% reduction in embodied carbon through low-carbon materials like cross-laminated timber.”
These measures comply with the London Plan’s green belt exceptions for public benefits.
How Will This Impact Local Residents and Economy?
Proponents highlight economic uplift: 1,500 construction jobs short-term and ongoing employment from facilities. Housing will ease Enfield’s chronic shortage, where 5,000 households await social homes.
Traffic modelling predicts a 15% increase in vehicles, prompting junction upgrades at nearby A1055. Residents’ groups worry about school capacity and GP access.
Enfield Chamber of Commerce chair Lisa Grant endorsed the plans: “This will boost footfall and vitality in north Enfield.”
What Is the Planning Process and Timeline?
Following submission on 20 January 2026, Enfield Council will validate within weeks, launching a 6-week consultation. Determination is targeted for Q3 2026, with GLA Stage 2 review if called in.
If approved, phased construction starts in 2027, completing by 2032. As advised by planning expert Johnathan Hale of Planning Resource: “Viability assessments will be key amid rising build costs.”
What Are the Potential Challenges and Controversies?
Challenges include green belt encroachment – 4 hectares are de-designated – drawing Green Party criticism. Councillor Andy Bailey stated: “We must safeguard irreplaceable habitats.”
Viability hinges on Section 106 contributions for infrastructure, estimated at £50 million. Housing density (200 dwellings per hectare) exceeds some local norms, sparking design debates.
Notwithstanding, RLAMP’s track record – including successful schemes in Croydon – bolsters approval chances.
What Do Locals and Experts Say?
Reactions vary. Enfield resident Maria Gonzalez told the Enfield Gazette:
“More homes are needed, but not at nature’s expense.”
Sports coach Darren Lee welcomed:
“New facilities would transform youth opportunities.”
Property consultant Emma Walsh of Knight Frank noted:
“This fits the trend of leisure-led masterplans, enhancing place value.”
