Merton Council's Development and Planning Applications Committee has approved a significant mixed-use development at 1-12 Majestic Way, Mitcham, despite concerns raised about its impact on heritage assets and the local character of the town centre.
The approved plans include the demolition of existing buildings and the erection of new structures comprising flexible commercial and community floorspace, alongside 249 social rented homes. The development aims to provide 55% of nominations to Merton Council on first let and 100% on second let.
Concerns were voiced by objectors and some councillors regarding the height and massing of the proposed buildings. Specific concerns included the scale of development being out of character with the surrounding area, the design and size not being the right fit for Mitcham Village, and Majestic Way not being suitable for tall buildings. Objectors argued the buildings were far too tall and too high
and needed to be brought down to the level of other buildings on Majestic Way. There were also fears the development would break planning rules to impose a tower block in the heart of Mitcham village which has historical significance,
overwhelming existing buildings and open spaces, and being totally against the small scale of Mitcham Village.
Council officers acknowledged that the proposal did not strictly adhere to the Local Plan's policy on tall buildings, noting that the proposals introduce an entirely alien urban design with no local precedent for its height or built form,
being excessively high, overbearing, lack local character, are of exceptionally poor design quality and will cause significant visual intrusion.
The height and massing were seen as conflicting with Local Plan Policy D12.6, which states tall buildings are only acceptable
in specific identified locations, and Majestic Way is not one of them. The visual impact on the approach to Mitcham Village and within the Village itself was described as a disaster,
transforming its low rise village character into a metropolitan high rise centre.
Despite these concerns, officers concluded that the public benefits, including 100% affordable housing and public realm improvements, outweighed the identified less than substantial harm
to heritage assets. The development is considered to have a less than substantial harm
impact on heritage assets, specifically mentioning the Grade I listed Eagle House and the locally listed White Lion of Mortimer pub. The harm to the setting of Eagle House is described as very low
by GLA officers. However, the setting of the locally listed White Lion of Mortimer pub suffers significant harm, with the conclusion that the applicant's assessment of heritage benefit
defies credulity. This harm is exacerbated by the intention to take inspiration
from the pub's distinctive white bands of stone and use this on a building of a mass and scale that will dwarf the pub, thus robbing it of its distinct character and demeaning its architecture. The setting of the Grade II listed Mitcham Clocktower is also noted as suffering harm due to the surrounding context transforming from a low-rise village character to metropolitan high-rise blocks.
The development also includes 1,308 sqm of flexible commercial floorspace (Use Class E) and 423 sqm of dedicated community floorspace (Use Class F1/F2). The commercial spaces, located at ground floor level, have potential uses including healthcare, GPs, dentists, small convenience stores, cafes, delicatessens, bicycle repair shops, solicitors, or financial advisors. The community floorspace is situated in a corner unit on Majestic Way and St Mark's Road. There is a commitment to reasonable endeavours to secure a community use provider to occupy the 423 sqm community floorspace within one year of completion of development before considering alternative uses falling within Use Class E,
with this period potentially extended to two years. Additionally, there is a commitment to reasonable endeavours to bring a banking hub
into Mitcham town centre.
Public realm improvements are a key public benefit, with Majestic Way proposed to be widened by pulling back the existing building line, resulting in enhanced placemaking and an improved public realm. This widening will also enhance the cycle and pedestrian environment along the route. Contributions towards Active Travel Zone improvements are secured, which include brighter lights along identified routes, adding murals or public art installations, and enhancing the provision of formal seating. The Transport Officer confirmed that the routes were decided in cohesion with Transport for London officers based on key facilities and availability.
Conditions have been imposed to mitigate impacts on St Mark's Primary School, including screening for balconies to mitigate overlooking and overshadowing. Officers noted that details of screening can be conditioned to mitigate overlooking into the school playground.
The Daylight, Sunlight and Overshadowing Report indicates a marginal reduction in sunlight to the school's play area and that half of rooms assessed do not meet BRE Guidelines on daylight following the scheme's construction.
The applicant also stated they would work reasonably and endeavor to find a solution with the school
regarding a gesture of goodwill and partnership working
to build a much needed structure
like extendable sails to provide cover and relief for the playground.
A Section 106 legal agreement will secure various contributions, including 100% affordable housing provision, contributions towards Active Travel Zone improvements, an air quality contribution, car club spaces, carbon offset contributions totalling £635,970, and contributions towards local employment, the Metropolitan Police (£68,252.98), and the NHS (£30,000).
The scheme boasts a Biodiversity Net Gain of +119.75%, exceeding the statutory requirement. Extensive cycle parking is included, with 313 long-stay spaces for residents and 48 short-stay spaces for visitors and commercial use. Electric vehicle charging points will be provided for all parking spaces.
