Plans for 'bold' Birmingham city centre skyscraper recommended for approval again

Proposals for a “refreshingly bold and unique” skyscraper in Birmingham city centre have been recommended for approval again. A decision on plans for three buildings, including a 41-storey tower, were deferred by the city council’s planning committee in September amid concerns over the housing mix and the number of affordable homes.

A report previously considered by the committee said the proposed development, on land at Bristol Street, Bromsgrove Street and Essex Street, would provide 550 build-to-rent homes. But just 5.6 per cent were planned to be affordable housing - a total of 31 units.

The Birmingham Fair Housing Campaign criticised the scheme, arguing at the time that it “does not meet the needs of those who most desperately need housing in our city”. Concerns also arose during a meeting earlier this year, with Coun Philip Davis describing the affordable housing offer as “extremely low”.

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Coun Colin Green also told the committee he would like to object on the basis of the housing mix. “Again, we have a large development that has a proportion of one-bedroom flats that is almost half of what’s being built,” he said in September.

“My concern is we’re overdeveloping the city centre with one-bedroom flats that are just not needed and it’s a problem that will last 100 years after we’ve made the decision". An update, issued before next week’s planning meeting, said it was the view of council officers that the housing mix could be supported in the inner central area “given the flatted, build-to-rent nature of the development”.

The document went on: “Furthermore, it is evident that amending the mix to include greater numbers of two and three-bed units would have adverse consequences for the ability to support an increased affordable housing offer". The update also provided an ‘alternative affordable housing provision’ after a number of scenarios were explored.

It recommended the proposed development for approval on condition it provided either 5.6 per cent affordable homes on site or an off-site contribution towards affordable housing of £3.17million The financial contribution would be the equivalent to around 7.25 per cent.

‘A landmark building’

The design of the scheme was previously praised in the report published earlier this year, with Birmingham City Council leisure services describing the architectural style as “refreshingly bold and unique”. It said the proposed development would “certainly form a landmark building within the city's skyline”.

The report said the plans, if approved, could cause low levels of harm to a number of ‘designated heritage assets’ in the area - including The Rotunda and St. Martin’s Church. It also described the potential harm to the nearby Wellington Hotel as a “moderate level” but “less than substantial”.

“However, in my view, I consider there are enough benefits associated with this proposal to outweigh the heritage harm, with particular reference to the delivery of homes and affordable homes,” the report stated. These benefits would include providing housing, temporary construction jobs and an enhanced “ecological and biodiversity offer," it added.

On other buildings in Bristol Street which would be completely or partly lost if the development was given the green light, the report said: “Taking a balanced judgement, I do not consider the high level of harm (complete loss) of the non-designated heritage assets, to outweigh the identified significant public benefits of the proposal given their limited heritage value". It concluded by saying the proposals would provide a “high-quality” development and make a "meaningful contribution" towards Birmingham’s housing provision and regeneration aspirations.

On the housing mix, it added: “The proposed mix can be supported in a city centre location, on a site of this character given the proposal adds to the mix available of housing across the city as a whole". During September’s meeting, area planning manager Nick Jackson said the proposed development was “not out of kilter” with other schemes and it compared “slightly more favourably” when it comes to the mix.

“In terms of affordability, we’ve gone through the policy test, they’ve demonstrated it’s not viable and it’s been independently assessed,” he also told councillors.