Merton Council has approved a controversial 249-home social housing redevelopment in Mitcham, paving the way for the town centre's tallest buildings "by far." The Majestic Way development, which will deliver 100% affordable homes in buildings up to 11 storeys, also includes community space and a refreshed retail area on the former Morrisons site, with completion expected by 2029.
Approval After Two-Year Process
The council's Development and Planning Applications Committee gave the green light on July 30, two years after Clarion first proposed the plans. The scheme underwent significant revisions following a red warning from the council's Design Review Panel in 2025, which cited overdevelopment and a design not reflecting Mitcham's character. After a 2026 panel discussion praised improvements in design, community provision, and biodiversity net gain, the plans were upgraded.
Brian Ham, Clarion's Director of Major Projects, told the committee: "This is now a design for Mitcham, responding to the town centre's character and identity."
Housing and Community Benefits
The 249 homes will be spread across six and 11-storey buildings, offering one to four-bedroom units. Of these, 110 will be prioritised for residents being rehoused through Clarion's decant of the ageing Eastfields Estate. Councillor Nedra Daniels highlighted the "dire housing need in the borough," noting that more than 10,000 households are on the social housing waiting list.
The scheme will also deliver 1,308 square metres of commercial space and 423 square metres of community space, extending the existing Majestic Way shopping street. Several businesses left earlier this year following Morrisons' closure in March 2023. Clarion aims to attract "quality" retail, with Ham stating: "The key is for us to get, not another Costa, but an independent coffee shop." The developer also expressed interest in including a banking hub.
Retail Rent and Parking Concerns
Ham refused the council's request for cheap 'peppercorn rent' for retail units, arguing it "will be unfair on other traders in town." He added: "It's in our self interest to get those units filled at a fair rent." The scheme adopts a "car-lite" approach with 25 parking spaces, including seven disabled bays and two car club spaces, all with electric vehicle charging points. This aligns with London-wide planning policy and the site's proximity to public transport.
More than 300 cycle spaces will be provided, along with visitor parking and cycle hire facilities. Highway improvements include a new roundabout at St Mark's Road, a relocated bus stand, widened pedestrian areas, and enhancements to Majestic Way.
Environmental and Financial Commitments
The development aims to cut carbon emissions by 71% through air source heat pumps, solar panels, and energy-efficient ventilation. Sixty-eight new trees will be planted to replace those removed. The section 106 agreement will see Merton receive £1,358,982.98 from Clarion, earmarked for local transport, health improvements, and an upgrade for the Armfield Crescent Play Area. Clarion will also provide £60,000 for town centre projects during construction. Demolition is expected in February 2027.
Opposition and Heritage Concerns
Dan Johnston, Chair of the Development and Planning Applications Committee, said the plans mean "Clarion will forever be part of the beating heart of Mitcham." However, Councillor Edward Foley warned: "The impact on these heritage assets has not been fully considered, and this development will do nothing to enhance or preserve the character of Mitcham town centre." Planning officers countered that the plans would result in "less than substantial harm" to heritage assets.
Foley also argued that 25 parking spaces was "not enough," noting that social housing residents may rely on vehicles for work, potentially increasing pressure on town centre parking. Councillors raised concerns about the site remaining vacant before construction, citing a lack of "meanwhile use" after traders moved out.
Tony Burton, Secretary of Mitcham Cricket Green Community and Heritage (MCGCH), called the approval "a sad day not only for Mitcham but for the whole of the borough." He noted the development will be "by far" the tallest buildings in Mitcham, even eclipsing the upcoming Mitcham Gasworks scheme. MCGCH and the Mitcham Society previously argued the plans conflict with Merton's Local Plan. Burton told the committee: "We were reassured when Council Leader Ross Garrod wrote to us saying: 'Like you, I believe any plans for Majestic Way should reflect the ambitions of the Local Plan, delivering high-quality design that is in keeping with the area and its heritage.'" He added: "The harsh reality is that Clarion's development is in fundamental conflict with multiple policies in the Local Plan."
Burton cited conflicts with the six-storey limit, design concerns, and worries about overheating, overshadowing at St Mark's Primary School, and the impact of vacant shops. Following approval, he said: "This is a deeply disappointing and wrong-headed decision by Merton Council. It is a sad day not only for Mitcham but for the whole of the borough. By ignoring their own Local Plan, councillors have left the whole of Merton exposed to developer ambitions to erect tall buildings and tower blocks, even where they have been previously ruled out by the planners."
Clarion's Response
Richard Cook, Chief Development Officer at Clarion Housing Group, said: "This is a huge step forward for Mitcham and for the families across Merton who need a safe, affordable place to call home. Majestic Way will deliver 249 new Social Rent homes at a time when they are needed more than ever, alongside a stronger high street and a new community space at the heart of the town centre." He added: "This is about investing in Mitcham's high street as much as it is about new homes. We've worked hard with Merton's officers, local residents and the Design Review Panel to get this right, and we're proud of how it has evolved as a result." Cook concluded: "Clarion already has a long-standing presence in Merton, and this is a clear demonstration of our continued commitment to investing in the town centre, and in the people who live and work here for the long-term."
