Land for Future Development in Birmingham
Land for future development consists of sites with a policy commitment for development including 'windfall' sites. Land with a policy commitment for development ('committed') includes all sites where construction has not started but where (1) a planning permission for development or redevelopment exists (excluding residential extensions, non-residential floorspace normally less than 500m2 and other minor developments) and/or (2) proposals for development are shown in the
At April 2015, ‘committed land’ comprised 687 ha. of land on 907 sites across the City. It represented just over 2% of the total area of the City.
72% of ‘committed’ land area had the benefit of full or outline planning permission, with only 17% proposed for development in an approved plan as we await adoption of the Birmingham Development Plan for policies to 2031 the remainder fall within other planning policy commitments.
80% of sites were smaller than one hectare in size and only 9 (less than 1%) were larger than 10 hectares. It should be noted that a number of sites form part of larger clusters that are subdivided because of phasing, ownership and other factors.
386 ha. of ‘committed’ land was unused/vacant and a further 77 ha. of derelict land. 55 ha. of cleared vacant land was in Longbridge, of which around 37 ha. was due to site clearance at the former MG Rover factory in preparation for mixed use redevelopment. Nearly 50% of all 'committed' sites were on cleared vacant land.
92% (634 ha.) of ‘committed’ land sites were previously developed (‘brownfield’). Some 'brownfield' sites are affected by physical, service or ownership constraints that impede development. Around one-third of ‘committed’ sites had at least one constraint to development, including buildings, tipping, contamination from industrial processes, underground utilities and lack of utility service. Around 9% of 'brownfield' land sites were derelict, requiring reclamation before they can be recycled back into use. The remaining sites were on ‘greenfield’ land.
- 30% (208 ha.) of ‘committed’ land were proposed for purely residential use plus a further 85 ha. for mixed residential and commercial use. Other proposed uses included 41 ha. for retail, 14 ha. for office, 27 ha. for education, 20 ha. for leisure and 48 ha. for public open space.
- 25% (175 ha.) of the ‘committed’ land area was proposed for industry/warehousing. Around 44% (94 ha.) of land proposed for industry was considered ‘readily available’ employment land with no major problems relating to physical condition or infrastructure and were on the market with a willing seller
- At April 2015, the City had an estimated total capacity of around 23,000 additional dwellings ‘committed’ but not yet started (new build and conversions). Of this total, land with full planning permission represented a capacity of around 8,000 dwellings (46% in the City Centre). In addition, sites with outline planning permission had approval for around 3,400 dwellings while those proposed in an approved Statutory or Non-Statutory Plan had an estimated capacity of over 10,000 dwellings, reflecting the “Urban Extension” proposed in the emerging development plan. The City is also dependent on ‘windfall sites’ to help meet its housing requirements. These are sites that cannot be identified in advance but come forward on ‘brownfield’ land (excluding re-development from clearance and conversions) and subsequently gain planning permission. Details of the dwellings identified and a category breakdown can be found in the Authority Monitoring Report 2015 and SHLAA Report 2015.
- City Centre residential proposals with full planning permission, included; a redevelopment scheme for the former Silver Blades site on Pershore Street for 334 dwellings. There were also existing commitments for a 335 dwelling with retail element at ‘Attwood Green’ off Bristol Street. A new permission for 291 dwellings at the listed ‘Kettle Works’ in the Jewellery Quarter and for 304 dwellings at Florence Street off Holloway Head point to a possible return to ‘city centre living’ schemes. Other hotel permissions included; the conversion of former offices at Auchinleck House (272 beds), ‘Ladywood House’ at Stephenson Street (364 beds) and at Charlotte Street.
- Other residential proposals included; ‘Typhoo Wharf’ at Bordesley Street (353 dwellings), Bradford Street (former ‘Harrison Drape’ site) of 313 dwellings, both in Nechells. Other sites with over 100 dwellings proposed included the the Sand Pits Industrial estate at Summer Hill Street and sites at Constitution Hill and ‘the Quarter’ in Warstone Lane (Ph.2). Of note is Metropolitan House in Hagley Road, currently under construction for 291 dwellings obtained under the Permitted Development legislation; such sites account for a total of over 900 dwellings throughout the City.
- City Centre residential or mixed use proposals with outline planning permission included; the ‘Bull Ring trading estate’, High Street Deritend and ‘Masshouse’ (Plot7) at Priory Queensway in ‘Eastside’. There were also proposals for a mixed residential and commercial development at ‘Eastside Locks’, Lawley Middleway.
- Outside the City Centre, proposed residential sites with full permission included; 212 dwellings on land adjacent to the Warwickshire Cricket ground (Edgbaston), 155 dwellings at Browns Green (Handsworth Wood), and a sheltered accommodation scheme for 95 flats at Church Road (Edgbaston). Other proposals included; ‘Retirement Village' schemes for 240 dwellings at Brassington Avenue in Sutton Coldfield, within the Longbridge scheme at Lickey Road for 260 dwellings and also on a former Denso site at Shaftmoor Lane (Springfield) for 278 dwellings. Other sites included; Martineau Centre (Harborne) for 212 dwellings, Booths Lane (Oscott) proposes 239 dwellings and first phase of redevelopment at Heathside Drive/Monksway, (Kings Norton), including 127 dwellings is now under construction.
- On sites to be developed through the Birmingham Municipal Housing Trust (BMHT), there were over 1,500 dwellings with full planning permission including; Newtown (off Alma Way, Aston) for 197 dwellings, Lyndhurst estate (Erdington) for 290 dwellings; ‘Birchfield Gateway’ (Perry Barr) for 110 dwellings, and Egghill estate (Longbridge) for 250 dwellings all of which are under construction; plus smaller sites at Shannon Road (Kings Norton) and Lozells Street (Lozells and East Handsworth). There were also outline permissions in Erdington for 124 on the former Court Lane allotments site at Baldmoor Lake Road and for the ‘Primrose Estate (Kings Norton for 335 dwellings.
- Residential care homes with detailed permission were proposed at Walsall Road (Perry Barr), Short Heath Road and Chester Road (Erdington), Pershore Road (Edgbaston), Somerville Road (Sutton Vesey) and Kingstanding) and Farnborough road (Tyburn).
- Outside the City Centre, proposed residential or mixed use sites with permission included; 129 dwellings on the former Silvermere Road Centre (Sheldon), now nearing completion, 250 dwellings at the former Nocks brickworks site at Holly Lane (Erdington), over 600 dwellings on the former Selly Oak Hospital site, Raddlebarn Road (Selly Oak) – of which 96 has detailed permission for the first phase of the scheme. Other sites included; 120 on the former Lucas works site at Shaftmoor Lane (Springfield), 120 at a former Rubery Hospital site, Rubery Lane (Longbridge), 115 at the Portland Road Centre (Harborne) – now under construction; 110 dwellings on the former Hardy Spicer sports ground at Signal Hayes Road (Sutton New Hall) and the former Eaton Electrical site at Reddings Lane (Acocks Green).
- Student accommodation permissions included City Centre sites at the former Aston Fire Station listed building comprising 464 beds with 300 cluster flats linked to Aston University, nearing completion, plus other Aston sites at Cliveland Street for 456 beds/176 studio or cluster flats, and at Bagot Street (93 cluster flats with 492 beds). New permissions were for Lawley Middleway for 625 student beds and a site at Corporation Street to provide 61 student beds/studio flats. Outside the City Centre, existing permissions under construction were at Elliot Road (Selly Oak) for 331 beds (92 studio flats), and 725 beds at Chamberlain Hall, Church Road (Edgbaston) linked to the University of Birmingham. New permissions include Bristol Road, the former Ambulance Station site (Edgbaston) for 259 studio flats.
Industrial (including Mixed Uses)
- At April 2015, there was full planning permission 17.56Ha of industrial or warehousing land with a further 5.1Ha. under construction. A significant 54.85Ha of land has outline permission. Major sites included; 29 ha. of land at ‘The Hub’, Witton Road (Perry Barr) under phases 2,3 and 6, with a proposal for the erection of replacement building for retail markets. At Midpoint Park, Minworth, (Sutton New Hall), there only remains 5.5Ha, 2 plots which are both under construction to complete the site. There was detailed permission for a 5.4Ha site adjacent to Midpoint – the former Severn Trent Depot for industrial units.
- Other major proposals with outline permission included the former Yuasa site at Formans Road (Springfield) comprising 5.4ha for 25,500m2 of industrial under phases 2 and 3. The former Webster and Horsfall site (4ha.) at The Fordrough had permission for over 150,000 m2; Tyseley Wharf site (5.3Ha) Wharf Road for 23,000 m2 and a site at Ashold Farm Road (Tyburn) of 4.3Ha. permission for nearly 27,000 m2.
- Waste energy sites included; the erection of 3 buildings to provide an energy recovery/waste transfer facility at Hay Hall Road (South Yardley).
- Employment land was allocated at sites occupied by the former MG Rover factory (Longbridge), including around 25 ha. as part of the ‘Longbridge Area Action Plan’, adopted in April 2009 as a Regional Investment Site. Proposals include a range of industrial and hi-tech business, technology and research, offices plus infrastructure improvements. The first two buildings were completed in 2007 for industrial research at ‘Longbridge Technology Park’ on the corner of Longbridge Lane and Bristol Road South, with planning permission for a further office building. A new Bournville College and youth centre/sports hall were completed in 2012. Other land has been allocated for housing together with shops, offices, hotel, leisure/open space and community facilities around the new ‘local centre’. A supermarket and some smaller shop units have now been completed, together with a hotel and offices. A park and ride scheme for Longbridge Station is also proposed.
Offices (including Mixed Uses)
- There was planning permission for around 37Ha. of office land of which just over 9Ha. had full permission with most (90%) located in the City Centre. Schemes for office development are proposed within the ‘Boerma’ mixed use scheme atAllison Street, Digbeth, incorporating a 27 storey tower and other buildings; the former National Westminster Bank at Colmore Row and the ‘Eastside Locks’ site at Jennens Row and Lawley Middleway (Nechells).
- Sites with outline permission for office development in the City Centre included; the ‘Arena Central’ scheme off Broad Street with current proposals for 78,000 m2 office floorspace plus retail. Demolition of the site has commenced, with the first phase under construction for a hotel. Other sites are: ‘Snow Hill (Site 3), Snow Hill Queensway; the redevelopment of 2 Cornwall Street, and outside the City Centre, there was outline permission including office use at the ’Battery Park’ site off Harborne Lane (Selly Oak).
Retail (including Mixed Uses)
- There was full planning permission for around 29Ha. of retail floor space Of note are the mixed use sites incorporated in the Birmingham New Street station project, that include a new John Lewis store, ‘Boerma’ in Digbeth and part of ‘Arena Central’ in Broad Street in the City Centre; the new ‘town centre’ project in Longbridge and Mere Green Shopping Centre replacement.
- Outside the City Centre, there were detailed permissions for a Sainsburys supermarket at Sutton Road (Erdington) and another at Hamstead Road (Handsworth Wood), a Morrisons store at Shaftmoor Lane (Springfield), and an Asda store as part of the redevelopment of Central Square (Erdington). Also for additional retail units at Longbridge Town Centre and at Coventry Road (Sheldon)
- Other existing proposals include a replacement of Sainsbury’s supermarket and additional retail units at the ‘Battery Park’ site at Harborne Lane (Selly Oak) and a new superstore on former industrial land at Hazelwell Lane/Pershore Road (Bournville).
- Education use detailed permissions included phase 2 of the Birmingham City University campus at Cardigan Street (Nechells) currently under construction and a new library and other blocks at University of Birmingham, Selly Oak. School proposals included new school developments at Former Kingsmead College, Weoley Park Road (Weoley) which is under construction; a new “free school” on industrial land of former IMI Works, Witton Lane (Perry Barr); plus redevelopment of Waverley School, Hob Moor Road (Bordesley Green) and Turves Green School, Turves Green (Northfield) There are also proposals for the conversion of part of an industrial building to provide new school classrooms at Key Hill (Ladywood) and new classrooms at Allens Croft Primary School, Allens Croft Road (Brandwood). Overall nearly 21 Ha. Of land has permission for educational proposals.
Health, Community and Leisure
- Health related detailed permissions included a dentistry hospital and school at former Pebble Mill site off Pershore Road (Edgbaston) and currently under construction. Other proposals were for a new ambulatory care and diagnostic unit at Heartlands Hospital, a healthcare facility on Yardley Green Road (Bordesley Green), a replacement medium secure unit at Ardenleigh, Kingsbury Road (Tyburn)
- Leisure use proposals included a replacement swimming pool plus new fitness centre and community facilities at the former Sparkhill Swimming Baths, Stratford Road; a new Birmingham University Sports Centre and swimming pool on the site of a public house at Bristol Road (Edgbaston), a new sports facility at Community Sports Hub, Holford Drive (Perry Barr).
Land without Policy Commitment
In addition, land without a policy commitment for development that was unused, in temporary or uncertain use comprised around 137 ha. on 432 sites across the City, as at April 2013. This included 93 ha. where planning permission had expired. This also included 59 ha. of unused or vacant land.
Most of the information on land availability and development in Birmingham comes from a computer database maintained in the City Council’s Economy Directorate Planning Service. Information updates come from a variety of sources, including planning applications. All ‘live’ sites with full planning permission are visited as part of an annual stock-take.
Note: The data and comments contained in this summary relate to the position at 31 March 2015. Floorspace figures stated for outline planning permissions on commercial developments may be subject to change.
The current Ward boundaries came into effect on the 10th June 2004. New Ward Boundary Map
The City Council Planning Policies for Birmingham web page includes land use and policy information.
Details about current and future major schemes including Eastside, New Street Station and Paradise Circus can be found on the Developments web page.
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 but will set out the statutory planning framework to guide decisions on development and regeneration in Birmingham until 2031.
Last Updated : 20th October 2015