Plans for a major 16-storey student accommodation block in Birmingham city centre have been refused by councillors, who cited significant concerns over the impact on the area's historic character.
Heritage Harm Outweighs Student Need
On Thursday, 18 December 2025, Birmingham City Council's planning committee voted to reject proposals for a 263-bed student development on the former site of the old Golden Eagle pub, at the corner of Swallow Street and Hill Street. The decision followed a heated debate where the potential "less than substantial" harm to designated heritage assets, including the Town Hall and The Former General Post Office, was a central issue.
Councillor Gareth Moore stated his position had "remained unchanged", arguing there was no demonstrable need for more student accommodation in a city not "awash with homeless students". He concluded that the benefits of purpose-built student housing did not justify the heritage harm.
The New York Comparison and Incremental Impact
A striking warning was issued by Councillor Philip Davis, who drew a comparison to the skyscrapers of New York overshadowing historic structures. "When you go to New York, what you see are heritage buildings totally enclosed by massive skyscrapers," he said. His core concern was the "incremental impact" of such developments, which he warned could degrade the local environment for heritage assets without a proper management framework.
In contrast, the committee chair, Councillor Lee Marsham, pointed out the site's strategic value, asking: "This is a brownfield site next to a train station – if we’re not going to build here, where are we going to build?"
Officer Recommendation Overruled
The committee's refusal came despite a council officer's recommendation for approval. The officer's report, prepared ahead of the meeting, acknowledged the low-level heritage harm but argued there were "enough public benefits to outweigh that harm", including a proven need for purpose-built student accommodation and regeneration benefits for that part of the city centre.
The officer also confirmed that the applicant, Orion Land, had sought legal advice which supported the 'less than substantial' harm judgement. The scheme had already been reduced from an initial 45 storeys to 16 in an attempt to minimise its impact while remaining viable.
Ultimately, the councillors were not persuaded. After considering the application before them, as required by the planning system, they took a vote and refused permission, halting the proposed development.
