Beckton Retail Park, Newham: Shops, Parking, Directions and Opening Times

The oldest and least glamorous of the four retail schemes in Beckton, sitting on Alpine Way beside the old dry ski slope, and the one whose owner has told Newham Council in writing that it wants to knock it down and build about 1,100 homes on it. There is no operator website, no published opening hours and no published parking rules — and Matalan, the anchor, moved out to Gallions Reach in May 2025. Here is what can actually be sourced, who says what, and the three other Beckton schemes people confuse it with.

Last checked 13 September 2026 · Opening times and store lists change — check with the centre before travelling.

Beckton Retail Park is on Alpine Way, London E6 6LA, in the south-east corner of the London Borough of Newham. It is a plain box park — a row of large sheds round a surface car park — and it has none of the things that make a retail park easy to write about. There is no operator website and no published opening-hours page. Nobody publishes a store list, a parking tariff, a height restriction or a footfall figure. What exists instead is a paper trail: letting particulars, a fund factsheet, planning applications and a set of representations to Newham Council's emerging Local Plan.

That paper trail says something fairly blunt. The park is owned by the Local Authorities' Property Fund, a pooled fund for councils managed by CCLA Investment Management, and in September 2024 the fund's planning consultants wrote to Newham Council to say that leases were being deliberately shortened so that the whole site could be redeveloped — for roughly 1,100 homes in four phases. Since the summer of 2025 the park's own letting agent has been offering units on leases of 18 months to three and a half years because of that "potential future redevelopment". A retail park being let on eighteen-month terms is a retail park with a date on it.

The anchor has already gone. Matalan traded here for years — it is still named as the anchor tenant on the letting agent's own scheme page — but the Matalan branch at Beckton Retail Park closed on 5 May 2025 and reopened on Saturday 17 May 2025 at Gallions Reach Shopping Park, a mile or so east. Matalan's own store finder now shows a single Beckton store, at 3 Armada Way, E6 7ER, which is the Gallions Reach address. If you are driving to Alpine Way for Matalan, you are going to the wrong place.

Four different schemes in Beckton share a name-shape and they are not the same place. Beckton Retail Park is Alpine Way, E6 6LA. Gallions Reach Shopping Park is Armada Way, E6 7ER. Beckton Triangle Retail Park is Clapsgate Lane, E6 6LH. Gateway Retail Park — which its owners also call Beckton Gateway — is off the A1020 Royal Docks Road at E6 6LG, and there is a large Asda at Beckton district centre on top of all that. They have different owners, different tenants and different futures, and online listings mix them up constantly. So, in one place, does at least one press release: Oxford Properties' own announcement about its Gateway warehouse scheme calls the site "Beckton Retail Park" in a quote and "Beckton Gateway" in the next one.

What follows is assembled from the letting agent's scheme particulars, an older set of letting particulars for the same park, CCLA's fund factsheet, Newham Council's Local Plan examination library, individual retailers' own store pages and the local press. Where two sources disagree — and on the opening hours of the Iceland they flatly do — both figures are printed with the source attached. Where nothing is published at all, we say so rather than guessing.

There is currently a mix of occupancy, and following a strategy of regearing of leases there is an ability to develop the western and southern areas of the site in 2026 and the entire site in 2028.

The essentials

Opening times

Checked on 13 September 2026. This park has no operator and therefore no single set of opening hours. Everything in the table above is one retailer speaking for itself, and only one of those rows — Home Bargains — comes from the retailer's own website. The rest are third-party directories, and we have labelled them as such rather than dressing them up.

The Iceland times are contradictory and we are not picking between them. One directory has the store trading 8am to 9pm Monday to Saturday; another has it 7am to 10pm on the same days. Both agree on Sunday, 11am to 5pm. Three hours a day is a big gap, so if you are making an early or late run, ring 020 7511 2035 first.

The Lituanica row needs a health warning. The only source we could find for the Lithuanian supermarket's hours is a directory that openly says anyone can submit times to it. It gives 9am to 9pm Monday to Saturday and closed on Sunday. A Sunday closure is unusual enough on a retail park that it is worth checking before you travel.

Nothing at all is published for bank holidays, Christmas or Easter, by anyone, for any unit here. That is a direct consequence of there being no park operator: there is no one whose job it is to put a poster up.

Getting there

By road

Use E6 6LA. No motorway junction is published for this park by an operator, because there is no operator — so we are not going to print one. What the letting particulars do say is that the park sits off Woolwich Manor Way (the A117), close to its intersection with the A13 Newham Way, and they describe the location as convenient for the A13 and, further out, the M25. The A13 is the road you will actually be following; Alpine Way runs south off it behind the old ski slope.

You are inside the ULEZ. Beckton is in the London Borough of Newham and therefore inside the London-wide Ultra Low Emission Zone. If your vehicle does not meet the standard you pay the daily charge to come here, the same as anywhere else in Greater London. The Blackwall Tunnel and Silvertown Tunnel tolls are a separate matter and only bite if you approach from south of the river through those crossings.

Parking

The only space count we have is 515 spaces for the whole scheme, and it comes from an older set of letting particulars rather than from anyone operating the car park today. We could not establish whether parking is free, whether there is a maximum stay, or who enforces it. That is an unsatisfactory answer for a retail park and we would rather say it plainly than invent a tariff. There is no published height restriction and no published coach or motorhome provision.

By DLR — and watch which station

The nearest Docklands Light Railway station is Beckton, the terminus of the Beckton branch, which the letting particulars name as the park's station. A commercial listing for the adjacent Beckton Alps site puts that station about 0.4 miles away, which is the closest thing to a published walking distance that exists for this corner of Alpine Way. Nobody publishes a walking time.

Do not get off at the wrong one. Beckton DLR serves this park and the Asda at Beckton district centre. Cyprus is the station for Gallions Reach Shopping Park and the University of East London campus. Beckton Park is a third station on the same branch and serves neither retail park especially well. Three stations with "Beckton" in or near their names, on one branch, is a recipe for a long walk in the wrong direction.

By bus

No bus routes are published for this park by any source we could reach. Beckton bus station, next to Beckton DLR, is a major interchange and is the practical arrival point, but we are not going to list route numbers we cannot attribute. Transport for London's journey planner, with E6 6LA as the destination, is the reliable answer here.

By bike and on foot

No cycle parking, cycle route or pedestrian access arrangement is published for the park. The surrounding road pattern is 1980s Docklands-era dual carriageway, which is not the friendliest walking environment; the approach from Beckton DLR and the bus station is the obvious one.

The shops

Nobody publishes a store list for Beckton Retail Park. There is no operator site and no directory. What follows is assembled from the letting agent's scheme particulars, individual retailers' own store pages and third-party listings, and it is a best effort rather than a definitive roll call. Where a name rests on a weak source we say so.

What we can evidence as trading

• Home Bargains, Unit 4a — confirmed by Home Bargains' own store locator, store reference A365, with a published phone number. This is the strongest-sourced tenant at the park.
• Iceland, Unit 1 — listed by multiple directories at E6 6LA with a working store number, though its hours are disputed.
• Dreams, Unit 9 — the bed retailer, listed at Alpine Way with its own store number.
• Lituanica, Unit 4C — a Lithuanian and eastern European supermarket. Newham has a substantial Lithuanian population and this is one of the chain's London branches.
• Poundstretcher — named as an occupier on the letting agent's current scheme page.

Named on older particulars, unconfirmed today

An earlier letting brochure for the same park named Carpets 4 Less and an Asian MegaMart food store among the occupiers, and recorded a Family Bargains due to open in the autumn of 2011. We could not confirm any of those three as trading now, and we are not listing them as current.

The Matalan that left

Matalan was the anchor. Its branch here closed on 5 May 2025 and the chain reopened in Beckton on Saturday 17 May 2025 at Gallions Reach Shopping Park. Matalan's own store finder now returns exactly one Beckton store, at 3 Armada Way, E6 7ER — the Gallions Reach address — while the letting agent's page for Beckton Retail Park still names Matalan as the anchor tenant. Both cannot be right, and the newer, better-sourced answer is that Matalan has gone.

Blair Collins, described as Beckton store manager for Matalan, said of the move that the new location "marks a fresh chapter for Matalan in Beckton". Andy Pay, centre manager at Gallions Reach, welcomed the arrival. Nobody on the record has said anything about what happens to the unit they left behind.

The food units

In October 2023 a planning application, reference 23/02137/FUL, was lodged for Unit 4 A1 at the park: two new doors, two extraction systems and associated flues, to allow the ground floor to be converted into two restaurant units in Use Class E(b). We could not establish the decision on that application, and we could not confirm from a reliable source what now trades in that unit. A banqueting or events business trading under the name "The Jumeirah" is repeatedly associated with Unit 4A1 online, but only through social media and mapping listings, which is not good enough to print as fact.

How empty is it?

This is the number that tells you most about the park. At the time we looked, the letting agent was marketing three units totalling 87,526 sq ft as available:

• Unit 6 — 38,724 sq ft
• Unit 4A3 — 38,899 sq ft
• Unit 3 — 9,903 sq ft

Against a scheme of 191,785 sq ft, that is about 45% of the floor area on the market at once, including two units of anchor size. The particulars offer them with "unrestricted A1 consent, including the sale of food", either whole or subdivided — and on short leases of 18 months to three and a half years, available from the summer of 2025, expressly because of "potential future redevelopment".

Leisure

There is none at this park. The drive-thru and casual dining cluster people associate with Beckton — McDonald's, KFC, Starbucks, Domino's, Subway, Creams — is at Gateway Retail Park on the A1020, a different scheme with different owners. Costa and Pizza Hut are at Beckton Triangle. Nothing on Alpine Way.

Useful to know

The four Beckton schemes, kept apart

This is the single most useful thing on the page, because almost every listing site gets it wrong at least once.

• Beckton Retail Park — Alpine Way, E6 6LA. This page. About 191,785 sq ft. Owned by the Local Authorities' Property Fund via CCLA. Home Bargains, Iceland, Dreams, Lituanica, Poundstretcher. Earmarked by its owner for about 1,100 homes.
• Beckton Triangle Retail Park — Clapsgate Lane, E6 6LH. About 137,000 sq ft, described by its agents as a modern cluster of 11 units: Currys, DFS, Aldi, ScS, Easy Bathrooms, Bensons for Beds, B&M, Dunelm, Costa and Pizza Hut. Agents Curson Sowerby Partners and Colliers.
• Gateway Retail Park, also marketed as Beckton Gateway — E6 6LG, prominently on the A1020 Royal Docks Road. B&Q, Wren Kitchens, Halfords, Pets at Home, Tapi Carpets, McDonald's, KFC, Starbucks, Subway, Domino's, Creams. Owned by Oxford Properties with M7 Real Estate as asset manager, and consented in May 2025 for demolition and replacement with 324,000 sq ft of warehousing.
• Gallions Reach Shopping Park — Armada Way, E6 7ER. About 325,000 sq ft, and the one Matalan moved to. Nearest DLR is Cyprus, not Beckton.

There is also a large Asda at Beckton district centre, which is not part of any of the four, and the derelict Beckton Alps ski slope site immediately by Alpine Way, which is not retail at all.

Accessibility

Nothing is published. No accessibility statement, no accessible toilet information, no Changing Places facility, no blue-badge bay count, no Shopmobility scheme, no wheelchair loan. This is what happens when a park has no operator: there is no one to publish an access guide, and no AccessAble or Euan's Guide entry for the park as a whole could be found. Individual retailers publish their own arrangements — Matalan's Gallions Reach page, for instance, lists wheelchair access and disabled parking — but that tells you nothing about Alpine Way.

Toilets, Wi-Fi, cash machines, dogs, gift cards

None of these is published for the park. No toilets, no Wi-Fi, no cash machines, no lost property arrangement, no dogs policy, no quiet hours and no park gift card — a gift card needs an operator to issue it, and there isn't one. Assume the position is whatever each individual store provides, and if one of them decides your trip, ring ahead: Home Bargains on 020 7055 8269 is the tenant with the best-published contact details.

Should you go?

Honestly, it depends what you want. For a Home Bargains and Iceland run with a car, it is straightforward and unfussy, and the eastern European supermarket is a genuine draw if that is what you are after. For anything resembling a day out, Gallions Reach a mile east has the fashion and the food, Beckton Triangle has the electricals and furniture, and for a proper enclosed centre you are looking at Westfield or, across the river and out of London, Lakeside. Alpine Way is a park in its last chapter and it shops like one.

How it got here

We could not find an opening year for Beckton Retail Park. Not from the owner, not from the letting agents, not from Newham Council's planning or Local Plan libraries, and not from the trade press. What we can date is the neighbourhood around it. Beckton itself was rebuilt from the mid-1980s on the site of the vast Beckton Gas Works, and the road the park stands on is named for the Beckton Alps — an artificial hill carrying a dry ski slope, created in the 1980s out of surplus clay and spoil, some of it from the excavation for the new British Library, and closed in 2001. A commercial listing for that site records it as three acres held on a 125-year lease from 1 November 1986 with the London Borough of Newham as freeholder. That 1986 date is for the ski slope, not for the retail park, and we are not going to convert one into the other.

An older set of letting particulars for the park gives a useful snapshot of what it looked like in its middle years: a 199,000 sq ft scheme with 515 parking spaces, anchored by Matalan, with Dreams, Lituanica, Carpets 4 Less, Poundstretcher and an Asian MegaMart food store, and a Family Bargains due to open in autumn 2011. A third-party listing for the Dreams store still describes it as being "next to the Big W" — Woolworths' out-of-town superstore format, which was wound up long ago. Whether a Big W ever traded at this park is not documented anywhere we could reach, and we flag it as an unresolved loose end rather than a fact.

The owner

The park is held by the Local Authorities' Property Fund, a pooled property fund for local authorities and other public bodies, managed by CCLA Investment Management Limited with CCLA Fund Managers Limited as the fund's manager and the Local Authorities' Mutual Investment Trust — LAMIT — as trustee. The fund's factsheet dated 30 September 2024 lists "London, Beckton Retail Park" among its ten largest holdings, at which date the fund held 66 properties valued at £1,032m in total, with the top ten together accounting for 36.65% of it. No individual valuation for this park is published, and we are not going to derive one from a percentage of a fund.

Put plainly: this is a retail park owned, indirectly, by British local authorities investing their own money. That is unusual enough to be worth saying.

The redevelopment plan

In September 2024, Rolfe Judd Planning made representations to Newham Council on the owner's behalf during the Regulation 19 consultation on the borough's emerging Local Plan. The site is allocated in that draft plan as N11.SA3 (Alpine Way), which the owner's consultants describe as designating it for residential and employment uses together with new open space.

The owner's own scheme, as set out in those representations, is a phased mixed-use redevelopment of the whole park:

• Phases 1 and 2 — around 650 homes over a five- to six-year build programme
• Phases 3 and 4 — a further 450 or so homes plus commercial and light industrial space
• Total — "over 1,100 homes for the borough", in blocks the consultants describe as articulated and between four and ten storeys

The timetable in the September 2024 representation was that the western and southern areas could be developed in 2026 and the entire site in 2028, achieved by regearing leases as they fall in. A follow-up written statement to the Local Plan examination dated 5 November 2025 restates the position, with development expected to commence around 2028. We found no planning application for the redevelopment itself — no submission, no approval, no refusal. What exists is a site allocation in a plan going through examination and an owner saying in writing what it intends. That is a long way short of a scheme with a start date, and we would not tell anyone this park is definitely closing.

The practical effect is already visible in the letting market, though. Short leases from summer 2025, three units and 45% of the floor area available at once, and the anchor moving out in May 2025 are all consistent with a landlord clearing the decks.

And the scheme next door, which is not this one

On 21 May 2025, Oxford Properties and M7 Real Estate announced that Newham had approved the redevelopment of Gateway Retail Park — their "Beckton Gateway" — into 324,000 sq ft of Grade A warehousing in three buildings, retaining the McDonald's, KFC and Starbucks drive-thrus, with construction expected to begin in 2030.

This is a different retail park with a different owner. We mention it because Oxford's own press release muddies it: Paul Holdsworth, Director of European Industrial & Logistics at Oxford, is quoted calling the consent "an exciting milestone on our business plan for Beckton Retail Park", while Titus Chapple, Asset Manager at M7, in the next quote calls the same site "Beckton Gateway". At least one trade headline then repeated it as "Beckton retail park". If you have read that two Beckton retail parks are being demolished — one for homes, one for sheds — you have read correctly, but they are not the same park and Alpine Way is not the warehouse one.