Birmingham Council addresses fears over historic market’s future

There was controversy last year when developers said they wanted to demolish Birmingham’s Bull Ring Indoor Market building and replace it with housing.

The proposed development for the site in Edgbaston Street would provide up to 745 apartments or up to 1,544 student bedrooms, or any combination of those uses.

It would also provide new public realm works, a private central courtyard and roof-top terraces as well as commercial space.

But the council’s planning committee voted to unanimously refuse the proposals at a meeting earlier this month, a decision which recently prompted developers Hammerson to launch an appeal.

Concern over what could happen to the market traders was a recurring theme at three planning meetings this year.

This was despite the council saying there were plans for a temporary market on the former wholesale market site.

The plans would see the traders move into this temporary space ahead of the transition into a new permanent market building on the site of the huge Smithfield scheme, which is set to create a landmark destination in the heart of the city.

Discussing the Smithfield scheme at a cabinet meeting, deputy leader Sharon Thompson said the council’s leadership were keen to see the historic market “preserved”.

She said: “I’ve been very clear with officers that the market place is something that has been part of this city for hundreds and hundreds of years.

“We need to make sure any transition of the market needs to happen correctly, it needs to be one that preserves it and the heritage of this city.

“I and the cabinet could not have been clearer so if anything doesn’t [preserve it] then it’s because we’ve not been heard.

“I’m just putting it on record, we are absolutely clear that needs to be preserved in terms of its history.”

A council officer added that the local authority has been working with Smithfield developer Lendlease around how disruption to the market can be minimised.

The lease on the current indoor market was extended until 2027, which the council previously said would provide the “necessary time” to deliver a temporary market.

It also recently insisted there was a “credible pathway” towards providing the future markets as well as “continuity for traders and the public”.

But members of the planning committee were still troubled by the proposals at July’s meeting, with Councillor Gareth Moore saying: “I welcome the extension of the lease until March 2027.

“But I remain concerned because that doesn’t guarantee a temporary site will be available by March 2027.

“I don’t think we have the guarantees that a 900-year-old market will be continuing.”

A spokesperson for Hammerson said this week that it remained “highly committed to Birmingham as a city for growth and has a long history of investment”.

They said: “We have worked closely with the planning officers at Birmingham City Council to create a project that aligns with the city’s future plans, including around housing, the environment, public realm and green spaces.

“We have had three consecutive highly positive recommendations for the scheme and are working closely with the council’s team to extend the term of the market until 2027.

“This deadline means the planning process is now on its critical path to ensure there is time to prepare the major investment needed for this project.

“In this particular circumstance, therefore, we have chosen to pursue an appeal to maintain the timetable for the project.”

The meeting also saw cabinet members approve the use of Enterprise Zone funding for the Smithfield project, which is set to transform Birmingham’s former wholesale market.

There is optimism the plans will create a new city centre destination, featuring homes, retail space, civic squares, a market complex, leisure facilities, a park and more.

A total of £172.8 million in grant funding has now been allocated to the scheme, making the development financially viable, subject to the approval of full business cases for the different phases of the project.

The first full business case that will release part of the allocated funding is expected to be submitted for approval early in 2026.

In the meantime, developer Lendlease will continue the detailed design of the first phase including the new markets; first residential and workplace buildings; and the new areas of public realm in Manor Square and Market Square.

 Councillor Thompson said: “This £1.9 billion development will transform the area, creating a vibrant landmark in the heart of Birmingham—that will elevate the city’s economic growth and enhance its international reputation.

“Smithfield is the largest single city centre development site in the UK and is a key strand of our plans to transform the city centre.”

Colin Murphy, portfolio development director and project lead at Lendlease, described the funding as a “vote of confidence in the city’s future and a clear signal that delivery of this once in a generation scheme is on its way”.

Construction is expected to commence on site in early 2026 and the delivery will be completed in four phases over 10 years.