Lib Dem response to planning application for 3 new towers in Colliers Wood

25 Mar 2026

PROPOSED REDEVELOPMENT OF LAND TO THE SOUTH OF BRITANNIA POINT TO PROVIDE 3 X NEW BUILDINGS COMPRISING OF: 1 X 12 STOREY RESIDENTIAL BUILDING (CLASS C3) COMPRISING 76 RESIDENTIAL UNITS (MIX OF 1, 2 AND 3 BED FLATS) 1 X 14 STOREY CO-LIVING BUILDING (CLASS SUI GENERIS) COMPRISING 146 CO-LIVING UNITS 1 X 15 STOREY APARTHOTEL BUILDING (CLASS C1) COMPRISING 177 ROOMS TOGETHER WITH COMMERCIAL FLOORSPACE ON GROUND FLOOR (CLASS E), NEW PLAY SPACE, PUBLIC REALM, LANDSCAPING, CAR AND CYCLE PARKING AND ASSOCIATED WORKS

The importance of the land to the south of Britannia Point (CW2) development site in Colliers Wood cannot be overstated. The latest planning application, proposing three tall towers (and no affordable homes) falls far short of what people who live and work in Colliers Wood deserve.

The application does not do enough to enhance the character and environment of Colliers Wood, regenerate the town centre, or provide much-needed housing, and it fails to meet requirements set out in the London Plan.

For the reasons set out below, my representation is that the application should be refused.

Compliance with local and national planning policies

People who live and work in Colliers Wood have been put in this position in part because the political administration of Merton Council ("the administration") neglected its responsibilities during the preparation of the Merton Local Plan (2024).

The administration has chosen not to prepare a Design Guide for CW2 that sets specific design criteria and appropriate heights for tall buildings. As a result, it created a significant gap in local planning policy – a gap that developers can exploit.

In the absence of a Design Guide for CW2, power has effectively shifted to developers, particularly the applicant in this matter, allowing them to bring forward proposals that go beyond what the local community consider reasonable or appropriate for the site. This undermines confidence in the Council's planning process and risks enabling a development that is out of keeping with the character and needs of Colliers Wood.

Regarding the height of the proposed towers, Merton Liberal Democrats have always been clear that appropriate heights for tall buildings should have been set upfront by the Council and in its planning rules. In March 2021, in our Stage 2a consultation response to the Merton Local Plan, we said:

"We feel that there should be more clarity provided in 3.1.18 [Colliers Wood Town Centre] as to appropriate heights."

In March 2024, in our post-hearings consultation response, we said:

"We think it is important that the Design Guides / Codes called for in site allocations that point to tall buildings are produced as soon as possible; equally we think there is a strong argument for a new Supplementary Planning Document on tall buildings. These documents should be ready for adoption at the same time as the New Local Plan for effective master planning".

In November 2024, we tabled a Recommendation at the Development and Planning Applications Committee calling on the Council to:

create a Design Guide for the Britannia Point site, and
produce a Supplementary Planning Document (SPD) on tall buildings

This Recommendation was voted down by administration councillors and our consultation responses were ignored. As a result, the administration has failed to put in place these essential planning tools ahead of the adoption of the Merton Local Plan (2024) – and has still not done so.

Worse still, no Strategic Height Diagrams were prepared for Colliers Wood, which beggars belief given the previous application for a 26-storey tower. For Morden and Wimbledon, the Merton Local Plan (2024) is supported by 'Strategic Height Diagrams' that clearly indicate where the Council considers buildings of 24m, 40m, 48m, or even 71m to be appropriate. The administration knew that further planning applications would be coming for CW2 but failed to prepare properly to protect residents from overbearing, opportunistic schemes.

This application prioritises profit over people, which comes as no surprise given the applicant's record at Britannia Point. Given a developer's reputation is not a material consideration in determining a planning application, it is even more concerning that the administration failed to establish clear local planning policies to provide a proper basis to refuse inappropriate applications.

Environmental impacts

There are multiple flaws with this application which mean we believe that it is not compliant with the London Plan:

Flood Risk: Parts of the western and south-eastern edges of the site are at risk of surface water flooding, and the proposed sustainable urban drainage strategy does not meet the standards of London Plan Policy SI13.
Energy Strategy: Although the application includes an energy statement, it does not appear to comply with the requirements of the London Plan Policy SI2 and SI3.
Circular Economy: The Circular Economy Assessment is incomplete and fails to comply with London Plan Policy SI7.

It is also unclear whether outdoor spaces will get enough sunlight for people to enjoy them. The Proposed Accommodation Light Assessment report included in the application does not report on the proportion of amenity space that would receive at least two hours of sunlight on 21st March.

Provision of housing, including affordable housing

Merton needs more housing. The Merton Local Plan (2024) anticipated that CW2 could deliver 220 homes, but this application delivers the equivalent of only 157 homes.

Block A contains 177 hotel rooms and delivers no new homes.
Block B contains 146 co-living units. Under paragraph 4.1.9 of the GLA's London Plan (2021), non-self-contained accommodation is counted towards housing targets on a 1.8:1 basis. On this basis, Block B is equivalent to just 81 conventional homes.
Block C contains 76 self-contained residential units.

Taken together, the application delivers just 157 conventional homes. To approve the application would be a serious missed opportunity for the borough, failing to make efficient use of a strategically important site with excellent transport connections.

The application also makes no provision for the much-needed affordable housing that Merton requires. It therefore fails to comply with London Plan Policies H4, H5, and H6.

There are over 10,000 households on Merton's social housing waiting list, but the housing crisis will not be addressed unless the Council demands that developers deliver genuinely affordable homes. Any development at CW2 must include a clear commitment to affordable housing – whether directly from the developer, through GLA grant funding, or via agreements that give the Council first refusal to purchase homes on the site at an appropriate price.

Design, appearance and materials

Any development should be designed to stand the test of time and enhance, rather than detract from, the character of the Colliers Wood streetscape. This application has given insufficient attention to how it relates visually to its surroundings, including nearby listed buildings such as Colliers Wood Station, Singlegate School and Gatepiers, and Wandle Bank. The proposed colours and materials do not gel well with the character of the area or take inspiration from the high-quality precedent set by these historic buildings.

In particular, the area near Priory Road would feel dull, unwelcoming, and lacking in trees or green spaces for people to enjoy. The application does not provide active frontages along Priory Road, and this is compounded by an uninspiring public realm design and a heavy reliance on hard landscaping instead of greenery and soft landscaping.

Final comment

Given the significant shortcomings in the application, we cannot support it. We urge the Council (and the Mayor of London) to refuse the application.

Colliers Wood deserves better.

Cllr Anthony Fairclough
Leader, Merton Liberal Democrats