Swallow Street PBSA thrown out over heritage concerns

Birmingham City Council has refused consent for a planned 16-storey development close to New Street station which was set to provide 263 student bedspaces.

Councillors at BCC’s planning committee meeting voted to turn down the proposals earlier today, due to the potential heritage impact on the setting of several of the city’s most important listed assets – including the grade-one listed Birmingham Town Hall.

The decision went against the recommendation of the council’s planning officers, who had slated the scheme for approval ahead of the meeting.

Currently used for 29 pay and display surface parking spots, the land is bordered by Swallow Street, Hill Street and a railway cutting into Birmingham New Street station.

The scheme is led by developer Orion Land, advised by planner Avison Young and architect Carey Jones Chapman Tolcher.

In their report, officers summing up that the proposal “would see the delivery of a high-quality development, in a sustainable location on brownfield land. The proposed scheme would make a contribution towards Birmingham’s housing need, PBSA demand and contribute towards the regeneration aspirations for this part of the city centre”.

Addressing the committee, Birmingham City Council’s planning department said the application was heavily revised from an initial 45-storey design presented in pre-application discussions, describing the updated proposals as the “absolute minimum” that could achieve a viable development.

But their assurances were not enough to convince city planners, with Cllr Phillip Davis describing his feelings as “torn” due to the visual impact of the proposals.

“I think it’s a perfectly good development in its own terms but the difficulty is impact in that area is a very sensitive matter – and the height of it is the problem, ” he said, adding: “I’m not particularly keen to see the development go ahead without some further changes.”

The accommodation would break down as 169 cluster rooms and 94 studios, 14 of these being wheelchair-accessible. The proposed development includes 3,583 sq ft of shared internal amenity spaces for students, and a ground floor commercial unit of around 900 sq ft.

No car parking spaces are proposed, with 102 cycle spaces factored in.

Orion’s scheme is inked in for Plot A. Credit: planning documents

Policy-wise, the proposal is on-side with requirements. As set out in the planning officer report ahead of the meeting, off-campus accommodation is to be considered favourably where there is a demonstrated need, it is  well located in relation to educational establishment and well served by public transport, it will not have an unacceptable impact on its neighbourhood and residential amenity, that scale, massing and architecture are appropriate, and that design and layout will create a safe, secure and welcoming living environment.

In their report, officers said they are satisfied that there is a demonstrable need for more supply in the market, particularly in the city centre.

Approval was recommended, with officers summing up that the proposal “would see the delivery of a high-quality development, in a sustainable location on brownfield land. The proposed scheme would make a contribution towards Birmingham’s housing need, PBSA demand and contribute towards the regeneration aspirations for this part of the city centre”.

The proposals were rejected by seven votes to four.

The professional team on the project includes Arbor-Eco, BWB, Alan Strateford, EB7, JAW Sustainability, Whitby Wood, Tyler Grange, CGP MEP, Affinity, Turley, Studio Bosk, GeoCon and Cavendish. Knight Frank supplied the market assessment.

Orion has found success before in the regeneration of Cardiff Bay, and in a mixed-use project redeveloping Shepherd’s Bush Market.

Documents relating to the project can be viewed on BCC’s planning portal, reference 2025/02559/PA.