Life in the South London town of Mitcham is at a crossroads, with retailers abandoning the area while hundreds more residents are set to move in through a major housing development. The town centre's offering has deteriorated significantly in recent years, and local residents express deep concerns that there aren't enough facilities to support the planned population increase.
A Town Centre in Decline
"Everything now is just nail bars and barbers," says Barry Hayward, an elderly Mitcham resident who has called the town home since the 1970s. Reflecting on the dramatic changes he has witnessed, Barry adds, "This is the forgotten part of Merton. Mitcham is the tail end." His sentiments echo widespread frustration among locals who feel their community has been neglected.
The Majestic Way site, once a bustling retail hub featuring Morrisons and a busy shopping parade alongside St Mark's car park, now presents a starkly different picture. Empty shop fronts dot the landscape, and footfall has dwindled significantly ahead of the long-expected demolition. The loss of major retailers including Morrisons, Lloyds Bank, and Boots has left the shopping parade looking like a shadow of its former self.
Major Housing Development Proposed
Clarion Housing is pushing ahead with plans to redevelop the Majestic Way site, with Merton's Planning Committee scheduled to make a final decision in late February. This development represents one of the largest projects the town has seen in years, proposing 249 affordable homes spread across several blocks. The plans include 48 family-sized units alongside new commercial and community spaces.
Merton Council currently has 10,500 people on its housing waiting list, a number that has grown by 10 percent over the past five years. The council believes Clarion's development will help meet the borough's pressing need for social housing. However, residents told the Local Democracy Reporting Service that the site's prolonged decline, coupled with uncertainty about what will replace it, is already taking a significant toll on the town.
Residents Voice Their Concerns
Barry Hayward, who was on his way to catch a bus to Sutton when interviewed, expressed practical concerns about the development. "If they are going to build all of that, then they need to bring back a bank, or some facilities at least. People just walk through Mitcham at the moment," he said.
Sabir Mohammed, a former butcher who has lived in Mitcham for 35 years, highlighted the loss of essential services. "The main problem is there is no bank here," he explained. "Only the Post Office." Mitcham lost its last bank earlier this month with the closure of the Lloyds branch on Majestic Way. While there have been positive steps toward securing a LINK banking hub, Sabir said the immediate loss has already had a significant impact, particularly affecting elderly residents and market traders.
Gesturing toward the Majestic Way site while sipping his coffee, Sabir added, "If they're going to build this, they should put shops on the ground floor. Otherwise, people will just go to Tooting. It is only local people coming here; no one comes from outside."
Businesses in Limbo
Only a handful of businesses now remain on Majestic Way, with frustration palpable among both shoppers and traders. During the LDRS visit, one passing shopper even shouted that the site should be "blown up already" and urged developers to "get a move on."
Among the remaining businesses is the Hallmark greetings card shop, run by Morden resident Ellen Afriyie. The shop has been on the parade for approximately 20 years but is now waiting for clarity from Clarion about when it will be required to close. "They are waiting for everyone to go first," she told the LDRS.
Recalling a recent incident that illustrates the impact of closures, Ellen said, "A woman came in here the other day saying she couldn't get her medication because she didn't realise Boots had closed." She added philosophically, "It is not easy, but life goes on. They need to get moving, as many people shop here."
Community Opposition Grows
Late last year, new comparison images of the Majestic Way proposals showed 11-storey blocks rising above the current townscape. These images prompted some residents to describe the scheme as an "eyesore" that would block out "a massive amount of skyline." Concerns quickly spilled onto social media, with residents warning that Mitcham lacks the infrastructure to support so many new homes in the town centre.
Local conservation group Mitcham Cricket Green Community & Heritage (MCGCH) argues the plans would "swamp" the town and destroy its cherished "village feel." The group also contends that the development conflicts with Merton Council's Local Plan, which designates the site for a maximum of six storeys. MCGCH posed a challenging question: "If Merton Council can't stick by its own publicly agreed plans here, how can we trust it to do what it says anywhere in Merton?"
Educational Concerns Raised
Local schools have also expressed serious concerns about the development's impact. In a joint statement, the heads of St Mark's Academy, St Mark's Primary School, and St Thomas of Canterbury School warned that the development could harm the character and environment of the area.
St Mark's Primary School sits next to the former car park, and its head teacher expressed particular worry: "We currently have a wonderful village feel — very rare in London — where children can feel safe, play comfortably and enjoy natural light and fresh air. The prospect of an 11-storey building adjacent to our site is very worrying."
The head teacher continued, "The feel will likely be completely overbearing and over-dominating, and will without doubt affect the mood of the area. The children will be unnerved by such a modern and vast building dominating our late Victorian school."
Council and Developer Responses
MCGCH and other objectors have lodged formal objections and are urging councillors to intervene ahead of Merton Council's decision on the proposal scheduled for February 26. This development comes alongside other housing projects in the area, including Merton's approval of plans for 626 homes on the former Mitcham Gasworks site nearby. The council recently confirmed the purchase of 146 of these homes for social rent.
In response to concerns, a Clarion spokesperson stated that the housing association is "committed to delivering high-quality, affordable housing that meets the needs of the local community." Clarion emphasized that the brownfield development would create a mixed-use neighbourhood with new community space, enhanced public realm, and an improved high street. The design has evolved through two rounds of public consultation in 2024 and 2025.
The spokesperson added that heritage and townscape assessments confirm the scheme will not harm nearby assets, including the Mitcham Clocktower or Cricket Green Conservation Area. Furthermore, the development would deliver more than 100 percent biodiversity net gain, including 67 new trees.
Council Acknowledges Concerns
Councillor Andrew Judge, Merton Council's Cabinet Member for Housing and Sustainable Development, acknowledged the housing crisis while recognizing resident concerns. "There is a national housing shortage. High quality homes of all types and tenures are desperately needed across Merton," he said.
"However, we recognise the concerns raised by residents and traders, that's why any approved development will always come with robust plans to ensure local services and infrastructure meet the needs of Mitcham's expanding communities," Councillor Judge continued.
He emphasized the council's ongoing commitment to the area: "Housing is just one part of helping communities to thrive. Mitcham has received dedicated focus and sustained investment by the council. We have employed a dedicated Town Centre Manager who is reflecting what residents and businesses want."
Addressing the loss of retailers, Councillor Judge noted, "The loss of well-known retailers is challenging for any area. However, Mitcham has seen new services open recently, including a pharmacy, food outlets and a temporary bank at Mitcham Library while we work to find a permanent banking hub."
He concluded with a commitment to local businesses: "The council will continue to support existing and new businesses and encourage residents to keep backing their local high street."
