Merton Council has approved a controversial 249-home social housing redevelopment in Mitcham, making way for the tallest buildings in the town centre “by far”.
The Majestic Way development will deliver 100% affordable homes in buildings of up to 11 storeys, alongside community space and a refreshed retail area on the site of the former Morrisons by 2029.
While developer Clarion says the scheme will deliver a “stronger high street” and much-needed homes, critics say the approval is at odds with Merton Council’s own planning guidelines.
Tony Burton, Secretary of civic group Mitcham Cricket Green Community and Heritage (MCGCH), said the approval marked “a sad day not only for Mitcham but for the whole of the borough.”
Merton Council approved the plans at its Development and Planning Applications Committee last night (July 30), two years after the plans were first proposed by Clarion. The plans have undergone a raft of changes after receiving a red warning from the council’s Design Review Panel in 2025 over concerns about overdevelopment and a design that was not considered to reflect Mitcham’s character.
The plans were later upgraded following a 2026 Design Review Panel discussion, where experts praised improvements to the design, community provision and biodiversity net gain. Speaking to the committee last night, Clarion’s Director of Major Projects Brian Ham said: “This is now a design for Mitcham, responding to the town centre’s character and identity.”
The 249 homes will be provided across six and 11-storey buildings and will comprise one to four-bedroom homes. 110 units will be prioritised for residents being rehoused through Clarion’s decant of the ageing Eastfields Estate.
Councillor Nedra Daniels told the committee that the scheme responded to the “dire housing need in the borough”, where 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. The development will extend the existing Majestic Way shopping street, where several businesses left earlier this year following the closure of Morrisons in March 2023.
Clarion said it wants “quality” retail to use the space, with Ham saying: “The key is for us to get, not another Costa, but an independent coffee shop.” Clarion also said they would like to see the inclusion of a banking hub at Majestic Way.
However, Ham refused the council’s calls to provide cheap ‘peppercorn rent’ for the retail units, saying “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 Majestic Way scheme will take a “car-lite” approach, providing 25 parking spaces, including seven disabled bays and two car club spaces, all equipped with electric vehicle charging points. The approach was recommended in line with London-wide planning policy and due to the site’s close proximity to public transport.
The plans will also provide more than 300 cycle spaces, alongside visitor parking and space for cycle hire facilities. Elsewhere, highway improvements will include a new roundabout at St Mark’s Road, a relocated bus stand, widened pedestrian areas and improvements to Majestic Way.
The scheme also aims to cut carbon emissions by 71% through measures including air source heat pumps, solar panels and energy-efficient ventilation. The development will also see 68 new trees planted to replace those removed.
The section 106 agreement – a contract between a local planning authority and a property developer – will see Merton receive £1,358,982.98 from Clarion. This money is expected to be used on local transport and health improvements, as well as an upgrade for the Armfield Crescent Play Area.
Clarion will also provide £60,000 to support town centre projects while construction takes place. Demolition of the current Majestic Way site is expected in February 2027.
What did opponents say?
Dan Johnston, Chair of the Development and Planning Applications Committee, told the chamber how the plans mean “Clarion will forever be part of the beating heart of Mitcham.”
Alongside its proximity to St Mark’s School and the market, the Majestic Way site is also located near some of Mitcham’s key heritage assets, including the Mitcham Clock Tower. 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 disagreed, stating that the plans would result in “less than substantial harm” to these assets.
Foley also argued that 25 parking spaces was “not enough” for the scheme, noting that residents in social housing may rely on vehicles for work. He warned this could create additional pressure on parking in the town centre, while the council also discussed the potential introduction of future controlled parking zones in the area.
Councillors also raised concerns about how long the site could remain vacant before construction is complete, noting that Majestic Way had lacked an effective “meanwhile use” after traders were moved out earlier this year.
As the Local Democracy Reporting Service (LDRS) has previously highlighted, MCGCH believes the plans will dominate the town centre and overshadow neighbouring sites. Burton, who spoke against the plans, told the LDRS that once complete, the development will be “by far” the tallest buildings in Mitcham, even eclipsing the soon-to-be-built Mitcham Gasworks scheme.
MCGCH and fellow local group the Mitcham Society also previously told the LDRS they believe the plans conflict with Merton’s own Local Plan, which guides local design. Speaking to the committee last night, Burton said: “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.’”
“The harsh reality is that Clarion’s development is in fundamental conflict with multiple policies in the Local Plan.”
Outlining his objections, he said Clarion’s plans conflict with the six-storey limit set out in the Local Plan, and criticised the design and proposed community space. He also cited concerns about overheating, overshadowing at St Mark’s Primary School and the impact of vacant shops following the closure of Morrisons.
Following the approval, Burton told the LDRS: “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.”
What did Clarion say?
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.
“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.
“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.”
