Development in Birmingham during 2011-12

Past, Present and Future

• More than half of the City's built-up area was developed before World War II, nearly a quarter before the First World War. Most of the remainder was developed for housing during the 1950s, 1960s and 1970s in comprehensive redevelopment areas in the inner City as well as outer estates. The overall extent of the built-up area since the 1970s has changed little because of the Green Belt and other land use planning policies. Just over half of land in the City is in use for housing.

• At April 2012, 642 hectares (just over 6 km²) of land had a planning policy commitment for development (including planning permission). Most of the City's supply of sites for development consists of previously developed or ‘brownfield’ land. Some of these sites in older urban areas are affected by physical, service or ownership constraints that impede development and 10% of ‘brownfield’ land sites were derelict, requiring reclamation before they can be brought back into use. A smaller number of 'greenfield' sites, have been identified to meet specific needs including public open space.

• The supply of land for future development is constrained by the fact that much of the City is already built up. Many future development sites on ‘brownfield’ land are still in active use so cannot be identified until they gain a formal planning policy commitment (including planning permission) for redevelopment and the existing uses cease. Where these sites are developed for housing, they are sometimes described as ‘windfalls’ and make an important additional contribution to the supply of residential land for future development in Birmingham.

Further information can be found at Land for Future Development.

Development in Birmingham during 2011-12

• In the year to April 2012, 75 hectares (ha.) of land was developed on completed sites, higher than in the previous year (69 ha.). Residential use accounted for 42% of developed land (32 ha.), including 1 ha. mixed residential and commercial. 8 ha. were for education use, 8 ha. for industrial or warehousing, 11 ha. for retail or commercial use, 8 ha. for transport use, 3 ha. for leisure and 2 ha. for health use. A further 3 ha. were developed for public open space.

Residential Development

There was a decrease in the number of dwellings completed in the City during 2011-12. This follows a continued downturn in the local housing market with a significant fall in the number of completions from levels of over 3,000 between 2006 and 2009.

• 1,648 dwellings (gross) were completed during 2011-12, down on the previous year’s total of 1,976. The total included 1,516 new build (of which 129 student cluster flats) and 132 conversions to dwellings (gross). Around one half of conversions were previously in non-residential use and were mainly into flats. However, taking into account existing dwellings the net increase in conversions was 41. Of total new build completed, 48% were flats and 52% houses.

• The 129 student cluster flats are counted as ‘dwellings’ according to the 2001 Census definitions. Communal establishments are not normally counted in the overall housing supply. However, purpose-built (separate) homes (e.g. self-contained flats clustered into units with 4 to 6 bedrooms for students) are now counted as dwellings. Some of this type may have been excluded due to changes in this part of the dwelling definition during the last 10 years. (See Communities and Local Government Housing Definitions ). For a detailed trend since 2001 of new build and conversions see the Development in Birmingham Summary Tables attached below.

• Residential development in Birmingham 2012 (Size: 280 Kb Type: PDF )

• 371 dwellings were demolished during the year to April 2012, down on the previous year (945), and significantly lower than the last 10 year average of around 1,000. 44% were located in the North & West and 40% in the East of Birmingham. Most (97%) involved local authority stock, reflecting the continuing regeneration of estates. There were 119 dwellings demolished in the ward of Hodge Hill, including Stoneycroft Tower. There were also 91 at Harlech Tower, Lyndhurst estate in Erdington and 80 at Stephenson Tower in Ladywood (City Centre). Demolition of houses and tower blocks had also started on the Primrose estate off the Redditch Road in Kings Norton.

• Taking into account demolitions, the net gain (from new build and net conversions) in the City’s dwelling stock was 1,187 (including student dwellings), up on the previous year’s figure of 985. This is significantly lower than the 2005/06 peak year when net gains were over 3,000.

• Nearly 50% of new build dwellings were located in the wards of Aston, Stockland Green, Longbridge, Ladywood (City Centre) and Shard End. Other wards with completions over 50 dwellings were in Harborne, Kings Norton, Edgbaston, Soho, Washwood Heath, Hall Green and Northfield. These 12 wards out of 40 made up 75% of all completions.

• Just over one half (53%) of new build dwellings were for private sale. ‘Affordable’ dwellings built for Housing Associations/Registered Social Landlords made up around 39% with Local Authority housing for rent making up the remainder. Note: ‘Social housing’ (either ‘social rent’ or ‘intermediate’ including shared ownership) is secured through section 106 Agreements on private sites or Housing Association developments. There were 597 such ‘affordable’ dwellings completed.

• 242 dwellings were completed through the Birmingham Municipal Housing Trust (BMHT). The BMHT is the name for the City Council’s programme of house building, working in partnership with private developers providing a mix of homes for sale and rent on sites across the City. Homes for rent are allocated by the Council to existing tenants who have applied for a transfer and houses for sale are being marketed by the developers.

• Of total dwellings completed, 99% of new homes were built on previously developed ‘brownfield’ land, compared with a current local Development Plan target of 82%. The higher levels seen in recent years were due to Development Plan allocated ‘greenfield’ site developments coming to an end and the completion of several high density City Centre schemes meeting the Plan’s commitments to ‘City Living’.

• 14% (232) of total dwelling completions were located in the City Centre, including 119 student ‘cluster’ flats at Bagot Street (Ladywood). The proportion of dwellings completed in the City Centre has fallen significantly from around one-half in recent years.

• 126 ha. of land were being developed (under construction) at April 2012 of which 57 ha. was for purely residential use, plus 3 ha. of mixed use with residential.

• There were 2,278 dwellings (net) under construction, of which 2,092 new build. 43% were in the City Centre including 186 private dwelling flats at the Birmingham Mint site, Icknield Street in the Jewellery Quarter and 80 at Granville Street. Work had stopped in 2008/09 on the 332 apartments at Phase B, Snow Hill Queensway. Other sites included 92 Housing Association new build and conversions at Old Snow Hill (Ladywood), and a final phase for 105 private tenure flats and houses at ‘Attwood Green’, Lee Bank Middleway (Ladywood), both now completed.

• Outside the City Centre, private tenure completions included sites at Metchley Lane (Harborne) with studio apartments for students and nurses, at City Road and Lodge Road (Soho) and at Summer Road and Woodview Drive (Edgbaston).

• Major sites under construction included: Lickey Road (Longbridge) with a capacity of 115 dwellings, George Road (Stockland Green) with a capacity of 111, and Rea Road (Northfield) with a capacity of 152. There were further completions at the former Cape Hill brewery site, City Road (Soho) and Phase 3 of the Ley Hill Estate (Bartley Green). There were also 65 completions and 85 under construction on the mixed use redevelopment at Shard End Crescent (Shard End) and redevelopment of a former hospital site at Rednal Road (Kings Norton), now completed. Under construction were 49 Sheltered apartments at Church Road (Sutton Vesey) and 63 flats at Lichfield Road (Sutton Four Oaks). More recent developments include ‘Parklands’, Birmingham Great Park (Longbridge), with a 100 dwelling site capacity and at Sherwood Road (Hall Green) with a capacity of 81 dwellings, now nearing completion. Work had also resumed on the 140 apartments at New Coventry Road (Sheldon).

• Housing Association developments included an extra care retirement village at Hospital Street (Aston) comprising 180 dwellings and redevelopment of the former YMCA site at Reservoir Rd, (Stockland Green) with 83 dwellings. Other sites completed included Whitlock Grove (Billesley), Thelbridge Road (Northfield) and the final phase of a new build/conversion of a former industrial site into 162 dwellings at Alma Street/Porchester Street (Aston). Other Housing Association sites under construction included a retirement village for 240 dwellings at Hagley Road (Harborne), the final phase at Duttons Lane (Sutton Four Oaks), and the site of the former East Birmingham College, Garretts Green Lane (Stechford and Yardley North) with a total of 90 dwellings, now completed.

• 242 dwellings were completed through the Birmingham Municipal Housing Trust (BMHT), of which 115 were for rent and 127 for sale. Sites completed were the Ingoldsby Estate Road, Overbury Road (Bournville), Morville Street (Ladywood), Couchman Road, Nasesby Road, Farndon Road (Washwood Heath) and Merritts Hill phase 4 (Bartley Green). Other dwellings were completed on the Chestnuts Estate (Sheldon) and Egg Hill Estate (Longbridge). A site at Owens Croft on the Pool Farm Estate (Kings Norton) was completed comprising 43 units (all social rent) to be followed by a further 140 units of mixed tenure at the remainder of Owens Croft and around Heathside Drive and Monksway. 49 dwellings of mixed rent/sale tenure at Owens Croft (phases 2 & 3) are now under construction.

• A further164 dwellings developed through the BMHT were under construction of mixed tenure. Sites included; the Egg Hill Estate, Tessall Lane (Longbridge), Couchman Road and Clodeshall Road (Washwood Heath), Chestnuts Avenue and Downsfield Road (Sheldon) and Admington Road and Mickleton Avenue (Sheldon). Another site at Gower Street, Newtown (Aston) is now completed.

• Residential care homes for the elderly were completed at Gravelly Lane (Erdington) for 68 beds and at Nearhill Road (Kings Norton) and Packington Avenue (Shard End), both 64 beds.A carehome was also under construction at Moseley Road (Nechells).

• Hotel completions included a ‘Travelodge’ at Carrs Lane, a ‘Bloc’ at Caroline Street in the City Centre and a ‘Holiday Inn’ at Coventry Road (South Yardley). Hotels under construction (both now completed) are the ‘Hotel la Tour’ between Albert Street and Masshouse Lane in the City Centre (174 beds) and refurbishment ofCumberland House in Broad Street.

• Student accommodation under construction in the City Centre included the Aston University site at Aston Street (Nechells), comprising 2403 beds representing a net gain of 286 bed spaces and 149 studio flat dwellings at Bishopsgate Street, (now completed).

Development for Non-Residential Uses

• During 2011-12, 75 ha. of land was developed on completed sites of which 58% (43ha.) were developed for non-residential uses. Of this, 8 ha. were developed for industrial/warehousing, 8 ha for education, 11 ha. retail or commercial, 8 ha. for transport, 2 ha. for health and 3 ha. for leisure use. A further 3 ha. was developed as public open space.

• Around 36,000m² of industrial or warehousing floorspace was built during 2011-12, up on last year’s figure of 9,500m². Sites included an industrial unit at Hollymoor Way, Birmingham Great Park (Longbridge), and warehouse units at Midpoint 2, (Plot 2), Minworth (Sutton New Hall) and at Tower Road (Nechells), part of a mixed use site.

• Just over 20,500m² of office floor space was completed including new Council offices at Woodcock Street (Nechells) in the City Centre.

• Around 24,500m² of A1 use retail floorspace was completed during 2011-12. Convenience floorspace included a Tesco superstore and 18 units at the rebuilt Swan Shopping centre (South Yardley). Co-operative stores were completed at Abbeydale Road (Northfield) and at Shard End Crescent (Shard End) together with 12 new retail units, part of a major redevelopment including residential and community uses. Smaller ‘local’ convenience stores included a Tesco at Carrs Lane, Waitrose in the City Centre and a ‘Plaza Foodz’ supermarket at Holyhead Road (Handsworth Wood). A further 2,400m² of other retail (A3/A5 use) were completed including restaurants, cafes and takeaways within the City Centre Bull Ring.

• Health use developments included several new Primary Care Centres including: Grantham Road (Sparkbrook), Clodeshall Road (Washwood Heath), Sparkhill Clinic at Stratford Road (Springfield) and at Shawsdale Road (Hodge Hill). In addition, there were new medical centres at West Heath Road (Northfield) and College Road (Kingstanding).

• Education developments completed included a new Bournville College on part of the former MG Rover works site, now the focus of the new ‘Longbridge Town Centre’ redevelopment at Longbridge Lane/Bristol Road South. Other buildings included a new library and teaching blocks at Newman University College, Genners Lane (Bartley Green), and a new concert hall at the University of Birmingham (Edgbaston).

• School developments included the new City Centre Ormiston Academy school for arts and media at Grosvenor Street (Nechells) and rebuild of Broadway School (Aston). New classroom blocks or extensions were completed at Ward End junior and infant school (Hodge Hill), Regents Park primary (Nechells), Greet primary school (Springfield), Yardley primary school (South Yardley), Clifton school (Sparkbrook) and at Stechford junior and infants school (Stechford and Yardley North).

• Leisure or community developments included a new swimming pool at Harborne centre, a new stand at Alexander Stadium, Walsall Road (Perry Barr) and a sports/youth centre on the site of a former MG Rover works car park (Northfield). A new library was completed at Ownall Road as part of the Shard End Crescent mixed redevelopment scheme (Shard End) and extension built to a Madrassah at Dudley Road (Soho). Land was also developed adjacent to new residential developments for children’s play areas at Thelbridge Road (Northfield) and at Rea Road (Northfield) with new public open space at Raymond Road (Washwood Heath).

• A banqueting hall, restaurant and chef training academy was completed at Highgate Road (Sparkbrook).

• The final section of the Selly Oak by-pass from the Queen Elizabeth Hospital/University to Bristol Road via Harborne Lane was completed.

Under Construction

• Of the 126 ha. of land under construction at April 2012, around 66 ha. were being developed for non-residential uses including 15 ha. mixed use and 23 ha. for education uses.

• Major sites include; the re-development of New Street Station and refurbishment of the Pallasades shopping centre. 43,500m² of office floorspace was under construction, nearly all within the City Centre, including 35,500m² at Snow Hill (Phase B) where work had resumed in 2011. In addition, the ‘Birmingham Mint’ site in the City Centre Jewellery Quarter includes mixed commercial office and residential use.

• Just over 19,000m² of retail floorspace was being developed including 15,000m² of A1 convenience floorspace. This included a 10,184 m² Sainsbury’s store at the heart of the new ‘Longbridge Town centre’ which also comprises a further 25 mixed retail units with restaurants plus hotel (now under construction). Also under construction was a Morrisons store with 5 smaller retail units forming the new Edgbaston shopping centre, at Hagley Road (Edgbaston). A site at Lichfield Road for a mixed use retail warehouse (already completed) also proposes a hotel, retail and conference/banqueting facilities.

• Addendum: Since April 2012, building has started on a new John Lewis department store on land south of New Street Station. This involves part demolition of 8 existing retail units in the Pallasades and development of 23,225m² of gross A1 comparison floorspace plus 6 smaller A1 units and restaurants.

• Education use developments included: on-going new student accommodation blocks and facilities at Aston University and a new building on land adjoining Millenium Point, Cardigan Street (Nechells) for use by Birmingham City University to provide a new location for the Birmingham Institute of Arts & Design.

• Schools building programme included: replacement of Waverley school on a new site in Yardley Green Road (Bordesley Green), the replacement of Heartlands Academy in Great Francis Street (Nechells), now completed, replacement ‘Academy’ school buildings at College Road, (Kingstanding), Shenley Court School, Shenley Fields Road (Bartley Green) and at St. Albans, Angelina Street (Nechells). Also being developed was an engineering Academy at Dartmouth Middleway (Nechells), (now completed). Redevelopment of Four Dwellings primary school (Quinton), a new primary school at Soho Road (Soho), new classroom blocks and sports hall at Saltley school (Bordesley Green), and at Park View school, Naseby Road (Washwood Heath), extensions at Nansen (J&I ) school (Washwood Heath) and new classrooms at St Wilifreds RC school and at Hodge Hill primary (Hodge Hill).

• Health developments under construction included a medium secure unit at the Yardley Green Health campus (Bordesley Green) and a Primary Care Centre at Bath Row (‘Attwood Green’) in the City Centre (now completed).

• Leisure developments under construction included a youth, sports and IT/media resources centre at Alma Way in Newtown (Aston), as part of a new housing re-development scheme (now completed).

• The New Library of Birmingham situated at Centenary Square, Broad Street (City Centre) is due for completion in 2013. Other community related proposals include the erection of a mosque/education centre at Aston Church Road (Washwood Heath) and also at Icknield Street (Soho) and new church and community centre at farm Road (Sparkbrook).

• The ‘Eastside’ area (Nechells) is one of the largest regeneration projects in Birmingham. It aims to transform the east of the City Centre through new investment and job creation. Proposals are for mixed residential, office, retail, education, business/technology and hotel uses, together with a leisure and open space including a new City Park. Recent development activity has centred on ‘Masshouse Circus’ with a mix of residential and office development blocks already completed at Masshouse Plaza. This regeneration will also complement adjacent proposed developments at ‘Eastside Locks’ and ‘City Park Gate’.

Source

Most of the information on development in Birmingham comes from a computer database maintained in the City Council’s Development Directorate Planning Service. Records go back to 1983. Updates come from a variety of sources including planning applications and building notices. All ‘live’ sites with outstanding full planning permission are visited as part of an annual stock-take.

Further Information

The development land database service supports the Unitary Development Plan, Local Development Framework (LDF) and other city-wide and local planning functions as well as economic development, housing and transportation strategies and statutory returns to Central Government, including the National Land Use Database (NLUD). For further information see the NLUD page on the Homes and Communities web site. The City Council Planning Policies for Birmingham web page includes land use and planning policy information. Details about current and future major schemes including the new library, Selly Oak Action Plan, Attwood Green, Eastside, Snow Hill and Arena Central can be found on the Developments page.

The Annual Monitoring Report (AMR) details the progress on delivering planning policies.

The statutory development plan is currently the Birmingham Unitary Development Plan Alterations. The Birmingham Plan (UDP) 2005, the main land use planning document up to 2011 contains strategic plans and policies covering the whole City. The emerging Birmingham Development Plan (formerly the Core Strategy) is not yet adopted and will largely replace the UDP. As a key part of the Local Development Framework for Birmingham, it will set out the statutory planning framework to guide decisions on development and regeneration in Birmingham until 2031.

Note: A hectare equals a 100 by 100 metre square or 10,000 square metres (m²), roughly the equivalent of a football pitch. A hectare equals just less than 2.5 acres. There are 100 hectares in a square kilometre.

Last Updated : 4th December 2012