A new mixed-use development at 1-12 Majestic Way in Mitcham, featuring 1,308 square meters of commercial space and 249 social rented homes, has been approved by Merton Council's Development and Planning Applications Committee. The scheme, which includes the demolition of existing buildings, will also provide 423 sqm for community use.
The 1,308 sqm of flexible commercial floorspace (Class E) is envisioned for a wide range of potential uses, including healthcare, GPs, dentists, small convenience stores, cafes, delicatessens, bicycle repair shops, solicitors, or financial advisors. The 423 sqm of community floorspace (Class F1/F2), located in a corner unit, is intended for community activities such as coffee mornings, children's playgroups, or potentially a third-sector cinema operator. Discussions around the specific function of this space are ongoing.
Concerns were raised during the meeting regarding the height and massing of the proposed buildings. Objectors and some councillors worried about the development's impact on the character of Mitcham Town Centre and nearby heritage assets, including the Grade I listed Eagle House. The Heritage, Townscape and Visual Impact Assessment notes that the development's height and massing would have a less than substantial harm
impact on heritage assets, including Eagle House and the locally listed White Lion of Mortimer pub. Specifically, the setting of the Grade II listed Mitcham Clocktower is described as being transformed by the surrounding context transforming from a low rise village character to metropolitan high rise blocks.
The GLA's assessment categorises the harm to Eagle House and its associated forecourt walls, piers, railings, and gates as Less than substantial harm
and Very low
in extent. Regarding the overall character of Mitcham Town Centre, the report states: The proposed development would dominate the skyline and have a harmful impact on the appearance of the area.
and The proposed structures are too tall, too blocky, and too overbearing for the Mitcham Village context. Their sheer scale would overwhelm the character of the area and is in direct contravention of this policy, D12.6
.
Officers acknowledged that the proposal did not strictly adhere to the Local Plan's policy on tall buildings but concluded that the public benefits, such as 100% affordable housing and public realm improvements, outweighed the identified harm to heritage assets. These public realm improvements include widening Majestic Way by pulling back the existing building line, which will enhance placemaking and improve the cycle and pedestrian environment. Additionally, the Section 106 agreement will secure contributions towards Active Travel Zone improvements, which include brighter lights along identified routes, murals or public art installations, and enhanced provision of formal seating.
The development also includes 25 on-site car parking spaces, with a car-lite
approach supported by the London Plan due to the site's high public transport accessibility rating. Electric vehicle charging points will be provided for all parking spaces, and extensive cycle parking is included. The development is expected to be accommodated by the existing bus network, though highway works include the relocation of a bus stand and the provision of a new roundabout for bus turning. Concerns were raised about the adequacy of parking for residents, particularly those who may need vehicles for work.
A Section 106 legal agreement will secure various contributions, including 100% affordable housing provision, contributions towards Active Travel Zone improvements, an air quality contribution, provision of car club spaces, and highway works. The agreement also includes contributions towards local employment, the Metropolitan Police, and the NHS for primary healthcare capacity. A financial contribution of £30,000 is requested for the NHS to help reconfigure and digitalize existing primary healthcare facilities to accommodate the anticipated population increase of 342 residents, as local GP surgeries are operating significantly above recommended ratios. A contribution of £68,252.98 is sought for the Metropolitan Police to mitigate additional demands. The development is estimated to generate 262 children, but the council's education department confirms a surplus of primary and secondary school places.
Numerous conditions were attached to the planning permission. The demolition and commencement of new construction are subject to conditions, with development needing to commence no later than three years from the date of permission. The Section 106 agreement also mentions a Mitcham Town Centre Regeneration Contribution
to be distributed prior to commencement of works. Conditions cover approved plans, materials, landscaping, air quality management, construction hours, noise mitigation, refuse and recycling facilities, fire safety, and archaeological investigations. The plan for encouraging the occupation of retail units involves best endeavours to ensure that the retail units are filled and not vacant for more than three months.
The developer resisted including peppercorn rent
as part of securing retail unit occupation, arguing for a fair rent policy
to avoid rationing issues.
The archaeological investigations will involve a two-stage process. Stage 1 will be a written scheme of investigation (WSI) to clarify the nature and extent of surviving remains. If heritage assets of archaeological interest are identified, a Stage 2 WSI will be required, including a statement of significance, research objectives, programme and methodology, nomination of a competent person, details of a programme for delivering positive public benefits, and the programme for post-investigation assessment and dissemination. The expected outcome is to safeguard the archaeological interest of the site, with community engagement in these works also anticipated.
Regarding utilities, Thames Water raised no objections concerning water network and treatment capacity. However, conditions are recommended for surface water drainage, including a CCTV survey of the existing drainage network and the requirement for SuDS to limit discharge rates. Piling will require specific assessment to prevent groundwater contamination. An operational waste management strategy has been developed, and details of refuse and recycling storage facilities will be conditioned.
