Multi-million-pound mixed-use scheme set for Birmingham city centre

THE argument over the preservation of Birmingham’s architectural heritage has been reignited following the submission of multi-million-pound plans for the redevelopment of a major 1960s commercial building.

Developer CEG is proposing a part-redevelopment, part-refurbishment of the south eastern side of Smallbrook Queensway, which stretches between the Bullring and Holloway Circus.

The scheme would mean the demolition of the buildings designated SBQ1 and 2, the latter being the bridge section spanning Hurst Street.

The move would pave the way for a 26-storey tower and a nine-storey shoulder building incorporating a mix of residential and commercial uses.

Preservationists have condemned the move because it would mean the loss of another piece of architecture central to the city’s 1960s character.

The long, sweeping façade of Smallbrook Ringway – as the building was originally called – was designed by Birmingham architect James A Roberts, who also designed the nearby Rotunda. Many critics of the latest scheme have said the Ringway – dubbed one of the first examples of ‘speculative modernism’ – is arguably the stronger of the two designs and the building should be retained in its current form to ensure the link to the city’s past is preserved.

The mood is reminiscent of the arguments put forward when the redevelopment of Paradise Circus was proposed, along with the demolition of the old Central Library (although that building did not open until the early 1970s).

The hopes of the preservationists have taken a knock because Historic England has ruled that the buildings are not worthy of being listed because their “architectural and historic interest does not meet the relevant criteria”.

The planning application submitted to Birmingham City Council proposes:  

•    Demolition of SBQ1 & SBQ2; construction of a part nine-storey, part 26-storey building, plus rooftop enclosures and basement level; 309 residential units with a mix of one, two and three bedrooms on the upper floors of the tower with ground floor entrances, 300m² of retail/leisure uses on the ground floor, and basement car parking comprising 101 car parking spaces and 223 cycle parking spaces
•    Extension and refurbishment of building SBQ3 & SBQ4, including an increase in height by two storeys, rooftop plant enclosures, rear extension at first floor level, and recladding; offices on the upper floors (extending to approximately 12,500m², with ground floor entrances; retail/leisure uses on parts of the ground floor, mezzanine and basement levels; nightclub retained on ground floor, mezzanine and basement levels; basement car park.

CEG said the proposals would ensure that the existing Snobs nightclub was unaffected by the scheme as well as providing further opportunities for a range of new retail and leisure uses, to “enhance the activity and vibrancy of Smallbrook Queensway and Hurst Street”.

It adds: “The dramatically improved frontages provide high quality glass façades and well defined entrances and the removal of SBQ2, which crosses Hurst Street, will allow clear and legible views between Birmingham New Street Station and Southside / China Town”.

This is a significant point because contemporary interviews with Roberts tend to suggest he was unhappy with the way the Ringway was built as it was at odds with his original vision.

A design statement submitted with the application says Roberts originally envisioned a building clad in glass and metal similar to the appearance of the John Lewis store in London’s Oxford Street.

Again, according to the supporting statement, one of the architects on Roberts’ original team was so angry with the finished building that he resigned in protest.

Birmingham apparently has constructor John Laing to thank for the current building. The firm was something of a pioneer in the use of pre-cast concrete construction techniques and the statement says the company opted to use concrete panels on the building to reduce costs.

One of the building’s more attractive features are the characteristic uplighters that play an effective part in helping to break-up the monotony of the frontage.

The design statement adds: “Against the appearance and decaying fabric of the existing building, the proposed development will significantly enhance the character and landscape of the area, creating part of a distinctive and vibrant new city quarter.”

Iain MacSween, development manager at CEG, goes on to say: “Smallbrook Queensway is located on the edge of the City Centre Core Growth area and is therefore is ideally positioned to benefit from investment into comprehensive regeneration.

“We have consulted with the relevant authorities, local businesses and residents, as well as participating in a CABE design review and presenting to the council’s Conservation Heritage Panel in order to formulate a vibrant, attractive development for this site. The scheme is also in line with Birmingham City Council’s ‘Big City Plan’ which outlines an ambition to grow the city core by accommodating greater levels of economic and cultural activity.”

CEG claims the existing building is out-dated and efforts to refurbish it will not generate the necessary returns to make it sustainable.

It says the new scheme will generate hundreds of new jobs and be capable of contributing £26.6m per annum to the city’s GVA.