Interior development

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In urban development , interior development refers to the strategy of covering future space requirements through the use of inner-city, already developed areas and largely foregoing the designation of areas on green fields . Although internal development has long been defined as essential urban objective, the intensity of the has landscape consumption in outdoor areas further increased in recent years. In view of demographic change and the social challenges associated with it, but also with regard to economic factors, a qualified examination of strategies and instruments and control options for internal development that can be used in municipal practice is required in order to implement the goal of internal development before external development as defined in the Building Code (BauGB) .

Initial situation and problem situation

Since the 1950s, the development of cities and municipalities in Germany as a result of increasing prosperity and the emergence of mass motorization (car availability) has been characterized primarily by growth and expansion of the settlement area into the surrounding area ( suburbanization ). In addition to the population growth in the 1950s to 1970s, this was primarily due to the sustained trend towards living in “green” suburbs. This suburbanization of the residential function was followed by the relocation of industry, trade and commerce to the outskirts or to the green field .

This development has left its mark. On the one hand, suburbanization has led to an enormous increase in land consumption for settlement and transport purposes, which is accompanied by surface sealing . On the other hand, on the other hand, land and buildings are increasingly falling fallow in the inner areas of many cities and communities. The reasons for this are the demographic development and structural change in agriculture, industry, retail and the abandonment of military and infrastructure locations on the demand side. On the supply side, there is a lack of attractive offers for living, working, trading and leisure in the centers . A growing loss of functionality and the desertification of many town centers and inner cities are the result, which in turn is associated with a general loss of location attractiveness and future viability ( quality of living and living ). The additional costs for creating and maintaining infrastructure on the edge of the settlement are offset by an increasingly less efficient but cost-intensive infrastructure in the center. This leads to a considerably increasing cost burden for the municipalities.

The city and community development has always been determined by extension, remodeling and conservation. Since the Second World War, development in Germany has been characterized by almost continuous growth. The settlement and traffic area grew disproportionately in relation to the population.

The main reasons for this are:

  • the increase in living space per person from approx. 14 m² (1950) to meanwhile approx. 42 m² (2004).
  • the reduction in the average household size from 3 (1950) to around 2.1 people per household today.
  • the continuous economic growth , with the associated increase in the general standard of living and the demands on housing supply.
  • the increase and new construction of commercial locations.
  • Expansion of space and changing location requirements in agriculture, industry and the service sector (especially retail).
  • the expansion of traffic areas.

Change of perspective

Due to the described negative consequences of urban sprawl , but also the ongoing economic and social structural change , a newly awakened interest in attractive inner-city uses and, above all, the consequences of demographic change, a rethinking is gradually taking place in large parts of politics and society.

The following developments and trends for this reorientation can be cited:

  • Demographic change : the population development to be expected for the next few decades can practically no longer be influenced, so - in order to maintain a long-term financially viable balance between infrastructure, settlement stock and population figures - the existing infrastructure and settlement structure must be adapted to this development.
  • The increase in living space per person is slowing down.
  • The average household size is only decreasing slowly.
  • The tense situation of many public budgets as a result of declining revenues and increasing expenditure.
  • Due to the economic structural change, the restructuring processes at railways, post offices, energy supply companies and other infrastructure facilities as well as the abandonment of military sites, large reserves of space are being created in many municipalities in the best inner-city locations for new uses.
  • The change in the economy towards services and “clean” trade enables the reintegration of workplaces in inner-city districts with mixed uses.
  • The attractiveness of the city ​​center location , characterized by its proximity to supply, cultural and infrastructure offers, is demonstrably gaining importance again. Initial studies show a trend towards the reurbanization of certain lifestyle groups. The growing number of older people as a result of demographic change is one of those groups that will accelerate this trend in the coming decades.

The serious problems and the resulting trends and demands pose a complex task for many cities and municipalities. At the same time, creating new, attractive space offers for different uses, curbing further space consumption and maintaining and strengthening the future viability of inner-city quarters and town centers is a major challenge for all municipalities.

Solution approach

A re-use of abandoned areas and buildings indoors is urgently required , both for reasons of protecting open spaces and in terms of urban design and urban economy.

Therefore, for more than a decade in the professional public and increasingly also by politics, a fundamental reorientation of settlement development has been demanded. The long-term strategic or normative goal is a consistent development of the existing stock while largely dispensing with the designation of new building areas. According to the target of internal development before external development , existing potentials in the existing building should be better exploited through activation, re-activation and / or structural densification . In this way, new use of the landscape for settlement purposes can be avoided, suburbanization can be slowed down, inner cities and town centers can be revitalized and the efficiency of the communal infrastructure can be cost-optimized.

Since the number of households and living space per person will continue to grow for a long time - albeit more slowly than before - there will continue to be demand for additional space. This demand should (and can) be realized on developed land reserves within existing settlement areas. Otherwise there is a risk of high follow-up costs and functional losses in the infrastructure. The need for new commercial locations should also be directed to existing indoor areas as far as possible. New living space and commercial uses do not have to be in conflict with the model of the relaxed, green city. Rather, the interior development is also about a qualitative improvement of the open space situation. The aim of interior development should not be to activate as much potential as possible, but rather a strategic urban planning decision must be made that must include overall spatial relationships and qualities.

Active internal development is essential to achieve these goals. It is important to recognize, analyze and optimally activate local area potentials for new uses.

The approach of active land resource management tries to follow these requirements and to show corresponding possibilities and strategies for the activation of urban land potential. In connection with this, there are special strategies for structural adaptation and activation of vacant buildings, in accordance with today's requirements for residential and commercial use. These are subsumed under the terms vacancy management and building resource management.

literature

  • BBSR (Hrsg.): Inner Development Potential in Germany - Results of a nationwide survey and possibilities of an automated assessment. Special publication, Bonn 2014. Processing: IOER Dresden.
  • Ronald Kunze: Keyword “interior development” in: Building regulations in the picture. WEKA-Media, Kissing 2007.
  • Stephan Mitschang: Internal development - technical and legal issues. Peter Lang Verlag, Frankfurt 2008, ISBN 9783631576779 .
  • Tatjana Schreiber: A housing program for interior development - can the shortage of housing be remedied? Using the example of the “20,000 apartments for Stockholm” project . ( ISR gray series booklet 21 ). Institute for Urban and Regional Planning, TU Berlin 2009, ISBN 978-3-7983-2127-4
  • Michael Krautzberger : The "Interior Development Novelle 2013". In: Land market and property value (GuG) 2013, 193 ff.
  • Michael Krautzberger, Bernhard Stüer : BauGB amendment 2013. Act to strengthen internal development in cities and municipalities and further development of urban planning law. In: Deutsches Verwaltungsblatt (DVBl) 2013, pp. 805–815.

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