APPROVED: 48-storey Irish Tower

Irish Tower has now been approved!

The developer is now free to replace an unattractive, vacant site by delivering 454 build to rent apartments within a 48 storey leaf-shaped skyscraper.

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This highly sustainable site, in dire need of investment, is now free - subject to a S106 legal agreement & safeguarding conditions - to deliver 181 one & 273 two bedroom apartments (1-4 persons) alongside around 10K of amenity spaces.

Ground floor, mezzanine, first floor, and a landmark 48th floor Sky Lounge will provide the amenity for residents; although not confirmed, these are likely to contain lounges, co-working space, dining areas, a cinema room, and an exclusive bar for inhabitants.

STONE YARD (WEST) CLOSED TO VEHICULAR TRAFFIC

Developer Court Collaboration and Birmingham City Council have also agreed, via a TRO process, that Stone Yard (West) be closed to vehicular traffic, thus allowing for £526,422 of all-important improvements to be made to the public realm.

The space will be open for pedestrians and cyclists and will tie in with future developments and the imminent Midland Metro Tram expansion along High Street–all set to kick off this year.

So, for those reasons above, Irish Tower will be a car-free affair; however, a minimum 122 cycle parking spaces will be provided - amounting to 35% provision.

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'48 STOREY DEEMED ACCEPTABLE'

The principle of a 48 storey development was deemed acceptable from the outset.

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It's also accepted that it will cause less than substantial harm to the setting of both conservation areas and several designated and non-designated heritage assets in the area. 

With additional information submitted to address concerns raised, councillors too accepted that the public benefits outweigh the harm identified. Those benefits include:

• A recognisable landmark building that will contribute to the legibility of the city in an area set to undergo transformational change in the near future;
• Enhancing the street scene with the removal of run-down buildings;
• Introduction of a new area of public realm - one that adheres to the aspirations of the Rea Valley Urban Quarter SPD.
• Green roofs to help biodiversity;
• 454 much needed new homes;
• Resident spending by helping to sustain shops and businesses in the area;
• Increased jobs within the industry offering apprenticeships and training opportunities.

BUT WHY BUILD TALL HERE?

Since the High Places document was first adopted in 2003, more advice on talls has been provided in the Big City Plan (2011), Birmingham Development Plan (2017) and the Rea Valley Urban Quarter SPD (2019). These policy documents advise that tall buildings beyond the designated zone may be permitted. 

It is highlighted that High Street Deritend "presents the opportunity to create a street of city scale with a strong identity and character”, with good quality design and connectivity. 

As part of this vision, the Council's BDP includes this area in city centre policies & stipulates that existing buildings that detract from the quality of the place should be replaced - reflected here in the demolition of the former Irish Centre.

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As we already know, several tall buildings have already been permitted along the route of this street - think Connaught Square, Lunar Rise, etc.

It's also widely acknowledged that the adjacent Digbeth Quarter is a separate quarter, with its own distinct character.

AFFORDABILITY FACTOR

Perhaps a slight disappointmenthere is that Irish Tower cannot sustain the preferred 35% affordable housing contribution without rendering the development unviable to proceed with.

However, 14 units (3%) WILL be made available for 'affordable private rent' at 80% of market rent in perpetuity.

Given the public realm improvements also factored in and costing over half a million, this reflects an equivalent financial provision of 6%.

If the public realm works costs well below the total above, then the remaining monies will be used towards off-site affordable housing.

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All images are the property of Glancy Nicholls Architects.