BROWNFIELD FIRST – TURNING EYESORES INTO VIBRANT SPACES
Despite the new town proposals, it is still national, London and local policy to build first on brownfield sites; a definition which covers previously-developed land, often derelict former industrial or commercial sites. Enfield has a prime example at Meridian Water, originally planned for 10,000 new homes.
MERIDIAN WATER – THE MISSING NEW TOWN WHAT HAS GONE WRONG?
Enfield Council is managing one of the largest housing sites in the country. Located to the south of the A406 (North Circular) Meridian Water is a truly mammoth regeneration project, to deliver 10,000 homes and thousands of new jobs on former industrial land along the Lea Valley.
However, the £6bn project has been beset with problems. More than ten years after the first spade went in the ground, the project is years behind schedule. By the end of 2025 only around 300 units had been delivered.
Spiralling building costs, contractual disagreements with developers, funding difficulties, especially for essential infrastructure; unexpected site difficulties are all blamed for the slow delivery, especially of affordable homes for key workers.
https://www.meridianwater.co.uk
Despite the chequered history, Meridian Water remains an important part of the tri-borough partnership with Waltham Forest and Haringey, to maximise investment and development opportunities in the Upper Lea Valley, on brownfield sites https://ulv.london/
Brownfield Development Values Government research (September 2025) highlights the economic and societal value in revitalising derelict land for housing. Not only does this remove blighted eyesores (described in the report as ‘disamenities’), it creates a better quality of life for local communities and nature. Read report
Surely vital regeneration along the Lea Valley and the upgrading of older council estates should remain Enfield Council’s priority in tackling housing shortage and boosting the local economy?
A typical brownfield site in Brimsdown
Better Homes Enfield have catalogued dozens of derelict sites across the borough, some large, but many viable small sites which could be revitalised for housing; which they describe as “Enfield’s missed housing opportunities”.
ENFIELD’S MISSED HOUSING OPPORTUNITIES
Campaigners have calculated that these dilapidated, often contaminated sites could accommodate around 40,000 homes – double the number proposed under the New Towns programme.
The list includes significant sites where planning permission has been granted but now lapsed, including the Colosseum Retail Park on the Great Cambridge Road. Permission was granted in 2020 for 1,600 homes, but expired as the developer failed to begin construction within the designated three year time limit.
Regeneration should be delivering thousands of affordable homes, along with improved community facilities where they are most needed, where the utilities, transport infrastructure and amenities already exist. These sites will have better public transport links than any new development on greenfield sites.
HOUSING NEED AND MIX NEED TO BE CALCULATED ACCURATELY
The solution is matching the needs for homes with a sustainable supply of appropriate homes. Most critical are affordable homes to rent for homeless families. But Better Homes Enfield has calculated that in most years more social rent homes were demolished than were built. As a consequence, Enfield has one of the highest number of children living in temporary accommodation in the UK.
Surely any significant development of a new town around Crews Hill will divert investment, grant funding, skills and delivery capacity away from Enfield’s vital urban regeneration programme, where change IS needed?