Birmingham councillors stick by decision to demolish brutalist ‘landmark’ and replace with resi towers

The future of The Ringway Centre has today been resolved after a legal bid from campaign groups threatened to curtail plans.

The scheme has today been formally approved, paving the way for its redevelopment.

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Back in September 2023, CEG on behalf of Dooba Investments II Ltd, was granted consent for the demolition of the 1960s ‘brutalist landmark’, with plans to inject new life into the rundown site with up to 1,750 new homes in three buildings of up to 56 storeys.

However, the Save Smallbrook campaign group – Twentieth Century Society, Brutiful Birmingham and Birmingham Modernist Society – appointed a barrister citing ‘errors’ that gave rise to two grounds of legal challenge from its approval.

These issues related to a "mistake" by a Councillor during the meeting who said that the government advisor “Historic England have no objection” – they only expressed concerns, with that error not having been corrected.

The campaign group also claimed: “Full consideration was [also] not given to the significance of the recent decision by the Secretary of State to refuse approval of the planning application for the M&S building in Oxford Street on similar grounds.

The Council expressed its opinion that these issues did not amount to a legal error in the decision made, stating:

“It is the Officer’s view, supported by Counsel advice, that what the Councillor said was factually correct. Historic England have not objected. As members of the committee know, objection from a statutory consultee should always be clearly stated as an objection.

"As a matter of fact, Historic England did not lodge an objection to the proposal. Historic England raised concerns, which is quite common. But that falls a long way short of an actual objection.

Therefore, the Council do not share the view that an error has been made and are of the view the Committee were not misled.”

Concerning Gove’s M&S decision, a recent council report said that despite the communities secretary’s words, a “strong presumption” in favour of the repurposing and reuse of buildings had not been created.

They added that M&S was also challenging the secretary of state’s decision in the High Court and that Gove had overruled the advice of a planning inspector in reaching his conclusion.

It went on to say however that it would be “prudent” to ask the committee to consider the proposal based on the assumption the M&S decision is correct.

“For that reason, members are being asked to consider that if there is a strong presumption in favour of re-purposing or reusing the existing buildings, should permission for this scheme still be granted?” it said.

“It is important to say that in reaching that decision it is vital that members appreciate that it is the particular circumstances in each case that must be considered."

These include "the ability to better optimise the use of this highly sustainable site through the redevelopment, the ability to best address the council’s unmet housing need and the various identified difficulties in re-using the building".

The application for The Ringway Centre was approved and will now be subject to a S111 and/ or a S106 legal agreement to secure affordable housing, a noise mitigation agreement, and a minimum £6M for the new public realm.

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Smallbrook Queensway, images from Corstorphine+Wright.

Facade Changes at 'net zero' Smallbrook Queensway

Smallbrook Queensway is to be reimagined with a highly sustainable 'net zero' development of up to 1,750 new homes, in three builds ranging from 44, 48 and 56-storeys.

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Brought forward by CEG on behalf of Dooba Investments II Ltd, hybrid plans (full & outline) were lodged in November '22 to fully redevelop and inject new life into a vital part of the city centre.

The development aims to reinvent and reconnect the site back with the city, through all-electric energy-efficient homes, and unlocking disconnected areas with vibrant new street uses, offering a more aesthetic environment.

Each phase promises an all-electric energy strategy, with minimised energy use and heat loss, air source heat pumps and PV cells.

Plans also include a new public realm, one that will help to green the city core and initiate new ties with the New Street area, Chinese Quarter, Gay Village, and Smithfield.

Should works commence, it is expected that other tired sites will be brought forward in the surrounding areas, further enriching Southside - and the wider city.

PHASE ONE + BEFORE AND AFTER CGIs.

Full detailed plans include a 151m build-to-rent tower of 48 storeys (closest to Bullring), comprising c. 571 new homes. They will be sat above a selection of retail, commercial and leisure uses.

A delivery partner and investors are already on board to deliver these plans.

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PHASES TWO & THREE

Full detailed plans for the 48-storey in phase 1 & the outline 44-storey both adhere to the same design code, whereas the 56-storey is seen as a pinnacle and is slightly different. Both builds aim to deliver an additional 1,000-plus homes, catering for every lifestyle.

Phasing is flexible both in order and timing. Interestingly, the 44-storey (SBQ1) is in (early) talks with a prospective delivery partner - designs could change moving forward.

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THE EXISTING SITE

In stark contrast to these plans, the existing Ringway Centre is reaching the end of its expected design life. It is widely seen as a relic of the failures of post-war modernism which created a car-dominated dystopia.

It continues to act as a physical blockade between two emerging parts of the city, hindering progress for a comprehensive and fully integrated Southside and New Street.

RETROFITTING

With retrofitting costly, and as a result, unviable, as well as carrying its own carbon footprint, the reality is that the Ringway Centre will never be able to attract and accommodate anything at full capacity again, with occupiers looking elsewhere for their modern-day requirements.

The possibility of upward extensions to the existing site has also been deemed unfeasible as it would not be able to provide a sufficient load-bearing capacity.

HISTORIC ENGLAND

Historic England, acting as the government’s expert advisor on heritage, assessed the existing buildings – in 2016 and 2022 – and deemed the buildings were not of sufficient architectural or historic interest to merit listing. They have since granted its immunity for five years. 

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Image from Daniel Sturley; CGIs from Corstorphine+Wright.

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Three Builds of 44, 48 & 56-storeys Earmarked for Smallbrook Queensway

The 1960s-built The Ringway Centre is to be reimagined with a three phase residential-led, mixed-use development comprising up to 1750 new homes in buildings ranging from 44 to 56-storeys.

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Brought forward by CEG on behalf of Dooba Investments II Ltd, hybrid plans have been lodged (full & outline) that will see the site fully redeveloped to breathe new life into a vital part of Birmingham city centre.

A modernist favourite, the tired buildings however are widely seen as a physical barrier between two vibrant parts of the ever-evolving city.

SBQ aims to fully reinvent and reconnect itself with the city by delivering the demand for new city centre 1-3 bed apartments and unlocking existing disconnected areas with the provision of new vibrant ground-level uses.

A comprehensive public realm strategy will also be implemented, helping to green the city's core and enhance ties with the nearby Chinese Quarter, Gay Village, the emerging Smithfield district, and unlock development sites next door.

THE PLANS:

Phase 1 (closest to Bullring): Full plans include a 48-storey building accommodating 571 Build to Rent (BTR) apartments, sat above an eclectic array of lower-level retail, commercial, and leisure uses.

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Subsequent phases: Two further buildings of 44 (SBQ1) & 56-storeys (SBQ2) are also earmarked, coupled with demolition works, and are being brought forward under outline plans. Both will accommodate well over 1000 new homes, complemented by high quality commercial & leisure uses.

An all-electric affair that will incorporate renewable sources to achieve high standards of energy efficiency, SBQ will undoubtedly act as a catalyst for future development and investment in the area, providing a more aesthetic environment.

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Words by Stephen Giles; all images are the property of Corstorphine+Wright.

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2014 image from Mac McCreery.