Alma Estate
About the project
Partner developer: Countryside Properties UK (CPUK)
Contract: Development agreement (partnership)
Architect: Pollard Thomas Edwards Architects
Employer's agent: Martin Arnold
Council clerk of works: Martin Arnold
Funding: Housing Revenue Account and Right to Buy receipts, plus GLA grant allocated, and overage and land receipt from developer
Since regeneration began in 2015, the Alma Estate Regeneration Project has delivered 679 new homes, alongside new community facilities.
The original masterplan proposed 993 homes, but this has been increased through subsequent revisions. The project is now delivering a total of 1,402 homes, significantly expanding the scale of regeneration.
The last two phases of the project will bring forward a further 723 homes in Phases 2B and 3, building on progress already made.
On completion, the development will include 444 affordable homes, of which 246 will be for social rent, alongside shared ownership and private homes to create a mixed and sustainable community. The scheme is expected to complete in summer 2032.
All new homes will be connected to the Ponders End heat network, providing low carbon heating and hot water supplied by the Council’s energy company, Energetik.
What's happened so far
A total of 679 new homes have been delivered.
Phase 1
This completed in 2019 and delivered 228 new homes comprising:
- 97 council homes for social rent allocated to existing estate residents
- 35 shared ownership homes built and sold by Newlon Housing Trust
- 96 private sale homes
- and a retail unit
Phase 2
Phase 2A
This completed between February 2021 and February 2024 and delivered 376 new homes comprising:
- 82 private sale homes
- 45 private rent homes
- 193 social rent homes*
- 7 affordable rent homes (owned by Newlon Housing Trust)
- 49 shared ownership homes (owned by Newlon Housing Trust, including 21 delivered in 2022)
Ponders End Youth Centre (completed February 2021) providing:
- a sports hall, gym and boxing club
- a workshop
- common room facilities
- conference rooms
Public realm and amenity improvements including:
- a shared courtyard garden for residents
- a new play area
- new commercial space along South Street
* This followed the council acquiring 137 homes originally intended for private sale and converting them into homes for social rent. The acquisition was funded through an Affordable Homes Programme (AHP) grant; and the council’s Housing Revenue Account, a ring-fenced fund for council housing.
Phase 4
This was completed in November 2022 and delivered 75 homes comprising:
- 13 family-sized council, social rent houses
- 62 private rent homes
What's next
The remaining 723 homes will be delivered across Phases 2B and 3. These phases will include a mix of 1, 2 and 3 bedroom homes, including 73 wheelchair-accessible homes.
An early works programme involving demolition is currently taking place with construction due to start on the council social rent homes in September 2026. The first tranche of homes (for social rent) is forecast to be completed in March 2029.
Contacts for more information
For information about on-site works or to report any issues, residents should email Thanbir Uddin, Vistry Resident Liaison Officer, at rlo.eastlondon@vistry.co.uk.
For technical enquiries or information about the project, email housing.renewal@enfield.gov.uk.
For enquiries about the allocation of new homes and rehousing, email hsgallocations@enfield.gov.uk.
For information on shared ownership properties to buy, visit Share to Buy.
Dendridge Close
About the project
Contractor: Glenman Corporation
Architect: Bell Phillips Architects
Employer’s agent: Pick Everard
Planning adviser: JLL
Funding: Greater London Authority (GLA) Affordable Homes Programme 2021-2026 and internal resources
Dendridge Close consists of 2 sites in Bullsmoor Ward, in the northeast of the borough.
The site is suitable for a scheme that will help meet the objectives of the HRA 30-year Business Plan. It’s also a part of the GLA Affordable Housing Programme 2021-2026.
The development of Dendridge Close will also help deliver on our Housing and Growth Strategy 2020-2030. The strategy sets out how we will:
- deliver more and better homes to address inequality
- create a more balanced housing market
- help local people access good homes
Development proposal
The council proposes to deliver a high-quality scheme of about 27 affordable homes:
| Type of home | Number of homes |
|---|---|
| 2 bedrooms for 3 people | 3 |
| 2 bedrooms for 4 people | 8 |
| 3 bedrooms for 5 people | 12 |
| 4 bedrooms for 6 people | 4 |
Benefits
The scheme will deliver 27 social rent homes.
The development will also provide:
- much needed affordable family housing
- wheelchair accessible units
- environmental improvements to the estate
- car parking
- cycle parking
- landscaping
The homes will be delivered to the highest possible standard, to provide quality housing options for residents.
Other delivery considerations, like the use of small and medium-sized enterprises and other social value outcomes, will also be achieved through the project delivery.
What’s happened so far
Housing Act 1985 Section 105 Consultation
Between 6 December 2021 and 14 January 2022, we asked secure tenants of Dendridge Close their views on changes to the estate. Leaseholders and freeholders were informed as a courtesy.
View the Dendridge Close Consultation Notice (PDF, 611.28 KB).
In 2024, we chose Bell Phillips Architects to design the scheme.
Further resident consultation was carried out as part of the design development on 9 July 2024.
View the consultation documents:
- Dendridge Close flyer (PDF, 3393.84 KB)
- Dendridge Close public consultation event document (PDF, 9681.55 KB)
- Dendridge Close development site map (PDF, 166.71 KB)
Planning consent was granted on 10 April 2026.
What’s next
We aim to start construction this summer.
Contacts for more information
Cidi Greenaway
Development Manager, Estate Regeneration:
- Email: cidi.greenaway@enfield.gov.uk
- Phone: 020 8132 0833
Address of scheme
Dendridge Close
Enfield
EN1 4PN
Joyce Avenue and Snell's Park
About the project
The Joyce and Snell’s estate is in Upper Edmonton. It currently has 795 homes, which were built in the 1950s and 1960s. The estate has a strong and close community. However, many of the homes and public spaces are now getting old and do not meet today’s standards.
For the benefit of the community, the Joyce and Snell’s estate is being renewed. The aim is to create a safer, greener and more welcoming neighbourhood. It will be a place where people feel proud to live, with:
- high-quality new homes
- attractive public spaces
- better connections across the estate and the surrounding area
Over time, the regeneration will transform the estate and provide more than 2,000 new homes. 50% of these homes will be affordable. There will also be long-term investment in streets, green spaces and community facilities.
The regeneration is supported by significant investment from the Greater London Authority (GLA). This includes funding to help deliver affordable homes and support existing land and property acquisition through the GLA Land Fund.
What’s happened so far
In 2021, residents voted in a ballot on whether the estate should be regenerated. There was an 85% turnout, and 78.5% of residents voted in favour of the regeneration.
Since then, work to move the project forward has continued. Planning permission was granted in July 2025. This set out the plan for delivering the regeneration in phases. Detailed design work for the first new homes has now been completed.
Early preparation work has also taken place to get the site ready for construction. Hill Partnerships carried out this work. It included:
- demolishing garages on Joyce Avenue in August 2025
- providing a new temporary playground at St James’s Open Space in October 2025 so local families continue to have good play facilities while regeneration work continues
In March 2026, Hill Partnerships were appointed as the main contractor to deliver the first phases of the regeneration. This covers Blocks A and D. They are now preparing to begin work on site.
What’s next
Construction of Block A is expected to start in summer 2026. The first new homes are expected to be handed over in 2028.
Construction of Block D will begin once Wadham House is vacated and full possession has been secured.
At the same time, the next stage of the regeneration will focus on working with residents and the wider community. This will support the preparation of the next detailed planning applications, with a focus on delivering Block B.
Staying informed and getting involved
For the latest information about the regeneration (including news, events, exhibitions and ways to share your views), visit Joyce and Snell’s.
You can also contact the project team:
- email: joyceandsnells@enfield.gov.uk
- phone: 020 3821 1950
Ladderswood (Montmorency Park)
About the project
Partner developer: New Ladderswood LLP
Contract: Development agreement (partnership)
Architect: Pollard Thomas Edwards Architects
Funding: Private sector and public sector
The redevelopment of the Ladderswood Way estate and the adjoining New Southgate industrial estate forms part of the New Southgate Masterplan.
The New Ladderswood Limited Liability Partnership is a joint venture between developer Mulalley and housing association One Housing Group, working in collaboration with the London Borough of Enfield to deliver this site. This major regeneration development will deliver:
- 175 affordable rented homes
- 56 shared ownership homes
- 286 homes for private sale
- 517 properties in total (426 flats and 81 houses)
There will also be:
- 6 commercial units
- an 85-bedroom hotel
- a new community centre
What's happened so far
Phase 1
Phase 1 of 6 was completed in October 2017 and delivered:
- 23 affordable homes
- 17 homes for private sale
- the council’s first energy centre, the Arnos Grove Heat Network
Phase 2
This phase was completed in March 2020 and delivered:
- an 85 bed Premier Inn hotel
- 21 affordable homes
- 114 homes for private sale
- 6 commercial units
Phase 3
This phase was completed in February 2021 and delivered:
- 46 shared ownership homes
- 28 homes for private sale
- a community facility
Phase 4
This phase was completed in March 2025 and delivered 110 affordable homes:
- 108 London Affordable Rent homes*
- 2 shared equity homes
*This followed the council acquiring 82 homes that were originally intended for private sale and converting them to homes for London Affordable Rent. The acquisition was funded by a grant from the Affordable Homes Programme and the council’s Housing Revenue Account, which is a ring-fenced fund for council housing.
Phase 5 is due to start in spring 2027 and will deliver:
- 21 affordable homes of which 10 will be houses
- 45 homes for private sale
The final Phase 6 will deliver:
- 46 private flats
- 36 private houses
- 10 affordable flats
Contacts for more information
Mala Pandya
Development Manager, Estate Regeneration:
- Email mala.pandya@enfield.gov.uk
- Phone 020 8132 0703
Meridian Water
About the project
Meridian Water is one of Enfield Council’s largest regeneration programmes. It aims to deliver 10,000 homes and create thousands of jobs for local people over the lifetime of the project.
Located next to the Lee Valley Regional Park, the development brings together new homes, employment, parks, community facilities and roads. Plans include a new high street and public waterside spaces along the River Lee.
The area is well connected by public transport. Meridian Water train station provides direct services to London Liverpool Street, Stratford, Stansted Airport and Cambridge.
What's happened so far
Meridian Water is one of London’s most active regeneration areas, with several construction sites currently underway. It is now home to its first completed residential neighbourhood, Meridian One A.
Located on the west of the Meridian Water site, Meridian One A includes 301 homes, more than 90% of which are affordable. Planning permission has also been granted for the second phase of Meridian One, which will deliver 676 homes.
Construction is nearing completion on 2 other sites. Meridian Two will provide 274 homes, all of which will be affordable. The multi-million pound strategic infrastructure works will deliver new roads, 4 bridges, footpaths, cycle routes, transport improvements and 2 new parks.
Other completed milestones include the Meridian Water train station, Enfield Construction Skills Academy, Hoppa Play and Skate Park, and the Meridian One Community Garden, helping to grow the educational, leisure and community opportunities at Meridian Water.
Since April 2014, the council has acquired 85 hectares of land at Meridian Water and now owns 70% of all developable land within the site. To date, £200 million has been committed to land acquisition.
Alongside construction, Enfield Council and its partners have provided a range of community benefits and opportunities for people living in and around the Edmonton area. This includes more than £968,000 in funding for local organisations through the Community Chest, and £59.3 million of social value investments in local projects.
What's next
Meridian Water is entering its next phase, with the Strategic Infrastructure Works nearing completion.
We are now ready to partner with ambitious and dynamic organisations across the community and private sector to accelerate the delivery of high-quality homes, state-of-the-art employment space, new jobs and well-connected places for local people.
Contacts for more information
For more information, visit Meridian Water.
News and press releases
For the latest news on Meridian Water, visit Meridian Water - News.
Awards
The council has received numerous awards for its Meridian Water project. For more information, visit Meridian Water - Awards and recognition.
New Avenue
About the project
Partner developer: Countryside Properties UK (now part of Vistry Group) – procured via a tender of developers in 2014
Contract: Development agreement (partnership)
Architect: HTA Architects
Employer's agent and clerk of works: Airey Miller (council’s representative)
Funding: Housing Revenue Account and Right to Buy receipts, rental stream plus GLA grant, and land receipt from developer
Demolition of 171 existing ageing buildings in Southgate and redevelopment over 3 phases to provide:
- 497 new homes
- a new community facility
- an energy centre
- new highway and pedestrian routes
- better quality public open space
We worked with Countryside Properties to consult and engage the community on the development proposals, to rehouse council tenants and to buy out leaseholders using Compulsory Purchase Orders.
Upon completion there will be:
- 148 open market private homes
- 319 units of council affordable housing (154 social rent,158 affordable rented and 7 leasehold)
- 30 shared ownership homes sold by Newlon Housing Trust for first time buyers
What's happened so far
Phase 1 – January 2018 to March 2021
This phase delivered 127 housing units in total:
- 78 affordable units (49 social rent, 7 leasehold shared equity sales and 22 London Affordable Rent)
- 49 private sales (Countryside)
Additionally, a new energy centre was delivered providing low carbon heating. The centre has the capacity to serve future phases and for connection to new developments elsewhere in the local area.
The demolition of Shepcot House was completed in summer 2021 to make way for phase 2.
Phase 2 – spring 2022 to summer 2024
Delivered 156 housing units in total:
- 39 London Affordable Rent
- 30 for shared ownership sale by Newlon Housing Trust
- 87 private sale homes (Countryside)
The demolition of Coverack Close buildings was completed in spring 2022 to make way for phase 3.
What’s next
Phase 3 – late 2024 to c.2030
The phase will deliver 214 council-owned social rent homes.
This follows a council decision to acquire properties that were originally intended for private sale and convert them into social rented housing to meet local housing need. The acquisition will be funded through an Affordable Homes Programme (AHP) grant and the Council’s Housing Revenue Account, a ring-fenced fund designated for council housing.
Construction on site is due to start in summer 2026.
Contacts for more information
For technical enquiries or information about the project, email housing.renewal@enfield.gov.uk.
For enquiries about the allocation of new homes and rehousing, email hsgallocations@enfield.gov.uk.
For information on shared ownership properties to buy, visit Share to Buy.
Newsletters
Upton and Raynham
About the project
Architect: Levitt Bernstein Architects
Employer's agent: Stace LLP
Planning adviser: Quod Ltd
Funding: GLA Affordable Housing Programme and internal resources
Enfield Council is transforming the Upton and Raynham area to create a safer, greener, and more vibrant neighbourhood.
This work includes:
- demolishing Beck House, a vacant building that attracted antisocial behaviour
- building 135 new affordable homes
Project summary
- Beck House has been demolished to make space for new homes
- The area from the Beck House site to Angel Community Centre will be redeveloped
- Scott House, Angel Community Centre and Raynham Park car park will stay as they are
New homes
We’re building 135 new homes. All will be affordable and include family-sized properties:
- 66 homes for London Affordable Rent
- 42 homes for social rent
- 27 homes for shared ownership
These homes, along with 101 existing homes at Scott House, will connect to Energetik – Enfield Council’s local energy company. This will help keep energy bills low and reduce carbon emissions.
Community benefits
The redevelopment will bring:
- a new nursery and commercial space
- better green spaces, play areas, courtyards, a pedestrianised street and landscaping
- improved lighting, footpaths and estate security
- design features to cut pollution from the A406, increase natural light and create comfortable homes
Project timeline
The project has 5 phases:
- Demolition of Beck House – completed
- Improvements to Scott House – started in 2024
- Site preparation – completed May to October 2025
- Construction of new homes – starts January 2026
- Final completion – autumn 2028
Contacts for more information
Housing Development – email housing.renewal@enfield.gov.uk.
Address of scheme
Upton Road and Raynham Road
London
N18 2LJ
Latest information
- Section 73 decision notice – April 2026 (PDF, 428.02 KB)
- Public notice – November 2025 (PDF, 89.58 KB)
- Site plan – November 2025 (PDF, 892.7 KB)
- Cabinet report – 10 September 2025
Newsletters
We have consulted with residents from the estate and surrounding properties about the masterplan and details for all phases of the development.
View newsletters and feedback forms from the consultations below:
- Upton and Raynham newsletter (PDF, 164.16 KB)
- Upton Road newsletter – September 2021 (PDF, 4873.17 KB)
- Upton and Raynham online newsletter and survey – September 2021