A planning application proposing the demolition of Birmingham city centre’s former Marks and Spencer store to construct a 53-storey residential tower has encountered significant questions over its justification and impact.
REAP 4, in partnership with Bluecastle Capital, submitted the application to Birmingham City Council. The proposal includes building 729 homes alongside 346 square metres of commercial space on the High Street site previously occupied by the Marks and Spencer branch.
Supporting documents illustrate the projected design, materials, and potential effects on the surrounding area. However, the council’s principal conservation officer expressed concerns that the application lacks sufficient evidence to support demolishing a building regarded as a vital part of the city’s heritage. The officer further suggested the assessment underplays the level of harm the new structure could cause to Birmingham’s historic skyline.
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The former Marks and Spencer store, opened in 1957 and once the largest in the UK, holds status as a non-designated heritage asset despite not being formally listed. Birmingham City Council recognises the building for its historic connection to Marks and Spencer, architectural character, and role in the commercial development of the city centre.
Council officers also highlighted worries that the skyscraper could threaten the prominence of nearby heritage landmarks, including Birmingham Cathedral, the Grade II* listed St Martin in the Bull Ring, and the Grade II listed Rotunda building.
Questions were raised as to whether alternative options-such as partial retention or integrating elements of the existing building-have been thoroughly explored. The council requested more detailed justification from the developers before making a final decision on the application.
In a conservation consultation, the council stated the planning submission “does not fully evidence or justify the heritage harm” expected from the loss of the non-designated asset and impact on designated sites. It noted the proposal would result in “less than substantial harm” to several key historic buildings and their settings, yet the harm is significant and should carry considerable weight in the planning assessment.
Additionally, the council’s city design officer recommended refusal, citing concerns about the architectural quality and the likely poor outlook and amenity for future residents within the flats.
The planning application, reference 2026/04567/PA, and all related documents are available on the Birmingham City Council planning portal for public examination.