Ladywood £2.2 billion homes scheme deal 'close to sign-off' as anxious residents wait

Plans to redevelop Ladywood estate and surrounding streets in a £2.2 billion deal are 'close' to being signed off after negotiations to push for more 'affordable' homes and a guarantee for affected residents that they will be able to stay.

The city council and developers Berkeley Homes/St Joseph are locked in talks to iron out the final details of the agreement, which was originally expected to be signed last January. In conversation with BirminghamLive, city housing director Paul Langford said: "We are still working very positively with them to negotiate the details of the agreement. We have been trying to secure the best deal for the council, and that involves revisiting the housing details to drive the best value."

He confirmed that at least 20 per cent of the finished estate would be 'affordable' homes - an improvement on the initial proposals, which were slated as a 'lost opportunity' in this opinion article: Travesty of 'lost opportunity' to help more homeless families in Ladywood estate deal

The massive homes and community facilities project was first unveiled in summer 2023 and hailed by the council as 'exciting' and 'transformative'. Berkeley Homes' subsidiary, St Joseph, was revealed as the preferred partner for the scheme.

READ MORE: First time buyer learns Ladywood 'dream home' could be demolished - hours after moving in

Outline details confirmed the bulk of the existing estate would be demolished, including homes less than 20 years old, to make way for the Berkeley Homes vision featuring plush apartment blocks, landscaped parks, two new schools and new community facilities. There was a surprise decision to retain the estate's tower blocks, some of them in dire condition - they would be refurbished.

Since then anxious residents have been battling for more information. BirminghamLive's attempts to force the council to release the outline plans put forward in the tendering process by the developers have been constantly thwarted and kept under wraps, while the council's communications with residents have been strongly criticised for fuelling discontent and worry.

New home buyers have told us how they have felt 'duped' into buying homes that appear to be earmarked for demolition; while activist group Ladywood Unite have been powerfully protesting and pushing for answers on behalf of residents.

Mr Langford also revealed the scheme would be broken down into smaller phases, rather than the four distinct phases originally outlined. There would also be clarity for all homeowners and tenants who wanted to stay in the area.

"What is clear is that we need a broad plan with some set parameters, including offering residents a right to remain in that area, and that's something we want to protect. Otherwise, those affected will have an automatic priority to move elsewhere, with a range of options.

"In reality, there is not going to be a single solution for each resident - the specifics of the regeneration will mean 1,000 different conversations, and we are mindful that each family or resident might want to hear about a different solution. We are putting teams in and we will extend that offer once the development agreement is signed."

READ MORE: Ladywood Estate housing plan - Everything you need to know about huge Birmingham project

Asked about the dire emotional and mental impact on residents, who have been left in turmoil since the plans were first unveiled, Mr Langford said it was never the council's intent to cause upset. "I was that council tenant when I was growing up who learned about a redevelopment like this. My home, which had been my mum and dad's home for 40 years, was subject to the same process. I genuinely do understand and empathise with those affected, and we are doing all we can to finalise this scheme with the least effect. We are in a period of negotiation which brings uncertainty.

"People are also receiving information from neighbours and friends that is sometimes wrong, or they are hearing second or third hand about conversations. There are understandable tensions but we are hopefully not far away. We are making lots of progress and much has happened since the plan was first discussed in early 2023.

"We are committed to a build-first approach for the delivery of the regeneration, enabling those who are affected and want to remain on the estate to do so in one single move."

READ MORE: Disabled mum vows to fight 'ludicrous' plan to tear down adapted home

In a letter exchange between Ladywood MP Shabana Mahmood and council deputy leader Cllr Sharon Thompson, it was revealed that the plight of tenants affected by the plans was being further discussed. "I have secured an improved position for all our tenants with our developer partner, ensuring the reprovision of new homes and the refurbishment of homes that will remain are delivered in the first phase," said Cllr Thompson. "This means tenants in over 1,200 homes will feel a real benefit of the scheme in the initial phase."

She also revealed that 'at least' one in five of the new homes would be affordable. She wrote: "Reflecting on the need to maximise the provision of affordable homes, the scheme will now provide as a minimum 20% affordable homes sitewide, and it is my ambition with regional and national support we will deliver in excess of this.

"The council and our development partner are collaborating with the whole community in the development and production of a masterplan for the regeneration of the estate. Targeted engagement with faith and community groups has already commenced, acknowledging the integral part they play in supporting the community and residents, and this will continue throughout the life of the project.

"I have also listened to the concerns raised by residents around the uncertainty and anxiety that a project of this nature and scale can bring. As a result, the timelines for delivery have been accelerated, and there will be focused engagement tailored to the needs of specific tenure groups across the estate, including homeowners, private renters, council and registered provider tenants."

A spokesperson for St Joseph said: "We are working constructively with the city council to identify a strategy which minimises disruption to residents, directly addresses the concerns and challenges expressed over the last 18 months and seeks to provide a clear development framework for the area.

"We are committed to the re-provision and refurbishment of homes within the first phase of development and to delivering a minimum of 20% affordable housing." They added: "We have no pre-determined master plan. This will be shaped by community engagement and discussions with the city council."