Proposals for a £110m revamp of Birmingham's House of Fraser building have failed to win planning consent after concerns were raised over a 'giant glass box' roof extension.

The city council's planning committee deferred Legal & General's scheme this week for further talks to take place, particularly over the potential visual impact on the conservation area and nearby St Philip's Cathedral.

The plans aimed to transform the Rackhams building on Corporation Street into a mixed-used development featuring shops, cafes and restaurants on the bottom two floors, offices on most of the upper floors as well as a rooftop terrace where people could eat and drink.

CGI of a roof terrace which could be created as part of the redevelopment of House of Fraser in Birmingham
CGI of a roof terrace which could be created as part of the redevelopment of House of Fraser in Birmingham

The scheme also included converting the neighbouring Lloyds Bank into a 200-bedroom hotel.

A number of concerns were raised about whether heritage features, such as windows, would be retained.

But the biggest bone of contention was the proposed three-storey glassed extension to the roof.

It was described as 'overwhelming' by committee member Cllr Lou Robson, who also sits on the Birmingham design and conservation panel.

She moved the motion to defer and said: "The application came in for some praise. There was a lot of enthusiasm for the new mix of uses and bringing life to that part of Corporation Street and indeed the building which if anyone has been to it lately is in a very sad state in terms what was once a great department store is now pretty shoddy.

"I believe from the discussion we had at the panel, this application will cause substantial harm to one of Britain's finest post-war developments and the setting of one of Birmingham's most prestigious squares which holds the listed St Philip's Cathedral ."

This is how the hotel side of the development would look from Cathedral Square. TP Bennett.
This is how the hotel side of the development would look from Cathedral Square. TP Bennett.
This is what the improved Rackhams building would look like from Corporation Street. TP Bennett.
This is what the improved Rackhams building would look like from Corporation Street. TP Bennett.

Cllr Gareth Moore on the committee added: "This is a very important building in the centre of Birmingham and the retail core, and it's important that we bring it back into use but we do it properly.

"I had wanted to welcome this application but I'm rather concerned we are not going to get this right.

"I'm not particularly a fan of 60s architecture I don't think the building itself is particularly amazing in itself, but it has been made far worse by sticking a giant glass box on top of it.

"It's just completely out of keeping with the surrounding area and I agree with the impact it will have on St Philip's Cathedral."

An image showing what the interior, featuring a new atrium, would look like. TP Bennett.
An image showing what the interior, featuring a new atrium, would look like. TP Bennett.

Council officers had initially recommended the scheme be approved saying it would create a new 'destination' for the city centre which could also generate around 2,000 permanent jobs.

Following the decision Legal & General released a statement which said: “We are disappointed with the outcome of our application.

"We firmly believe our refurbishment proposals offer the most attractive, effective and viable solution to the reuse of the building after House of Fraser departs, and therefore are in the best interests of the city.

"We will now reconsider our options and continue close discussions with the city’s planning department in order to identify a positive and practical way forward.”