Conversion (urban planning)

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Area with some already renovated buildings in casting at the site by a former AFN transmission tower on a closed US military base in Germany , and a World War II-Spitzbunker the type angle next

The term conversion (also change of use or change of use ) describes in urban planning the reintegration of fallow land into the economic and natural cycle or the change of use of buildings. It is mainly used in the course of the conversion of former military facilities (conversion areas) for civil purposes. Over the years the term has also been used in other development areas. Depending on the location, this can be a structural re-use (valorisation) or a subsequent open space use (revitalization). As part of the internal development of the cities, the restoration of land and, as far as possible, of high-rise buildings is the focus. However, a district park can also be appropriate in a densely built-up area.

Ownership

Military properties have generally been acquired by the German Reich or the Federal Republic of Germany . They have belonged to the Federal Agency for Real Estate Tasks (BImA) since it was founded, or the properties were transferred to BImA by the Bundeswehr. Only in a few cases was the need for military property secured by contract law or leasehold contracts.

Legal framework for civil re-use

General

Military areas are not subject to the planning authority of the municipality and can therefore not be over-planned by a development plan (except as a special area for military use). Before planning a new use, a release declaration from the Federal Ministry of Defense is required; only then does the change take place (back) to municipal planning sovereignty. A formal deedication such as B. in railway law is not required. The term area conversion is sometimes used for the conversion of military, industrial or other areas . The topic is currently of particular importance

  • the clearance of considerable areas for the US armed forces in Hesse and in the Heidelberg / Mannheim / Schwetzingen area,
  • the intended withdrawal of two US combat brigades from Europe,
  • the announcement by the British government to withdraw all armed forces of the Rhine Army from Germany by 2020 and
  • the Bundeswehr structural reform.

Since the areas in question were usually beyond municipal planning for decades, often more than a hundred years, the decision-making process for a new civil use is often difficult and often takes several years. Until then, from an economic point of view, interim uses often make sense in order to prevent decay and vandalism. However, the admissibility of temporary uses is often countered by fears that these could become entrenched and conflict with later planning intentions.

Initial access option

Since 2012, the federal government has been granting local authorities or institutions, which are mostly supported by them, an initial access option :

"According to the resolution of the budget committee of March 21, 2012 (committee document 17 (8) 4356), the Federal Agency for Real Estate Tasks is allowed to participate in local authorities as well as private companies / companies, foundations or institutions in which the municipality / regional authority has a majority stake in dispensable land located in their area, which comes directly from previous military use and was used for military purposes (conversion land), at the market value determined by an expert, sold without a bidding process (initial access). In this case, purchase offers from third parties are not taken into account. "

Discounts

The subject of conversion was also dealt with in the 2013 coalition agreement of the grand coalition . It says there: under "Property Policy":

“Conversion properties that are no longer required can make an important contribution to more residential building land. The Federal Agency for Real Estate Tasks will continue to support the municipalities in this. In consideration of the many projects of the municipalities oriented towards the common good, such as the creation of affordable housing and a lively city, a cheaper sale of land is realized. For example, on the basis of a budget note, conversion properties can be sold at a reduced price. The total volume is limited to a maximum of 100 million euros for the next four years. In the future, municipalities should also be able to make more use of the instrument of debtor warrants to accelerate sales processes with the BImA. "

This declaration of intent was only implemented in the 2015 federal budget: According to this, the Federal Agency for Real Estate Tasks is authorized to sell conversion properties below the market value, contrary to general budget law. This only applies to sales to local authorities and institutions and subsidiaries supported by them. The total volume of the discounts granted is limited to an amount of € 100 million until 2018.

In April 2015 the guideline of the Federal Agency for Real Estate Tasks (BImA) on the discounted sale of conversion properties (VerbRKonv) was issued.

Practical aids

The civil use of conversion areas for urban development is a major challenge for most municipalities. Numerous publications have been developed as aids to work.

REFINA-KoM research project

As part of the research program "Research for Sustainability" (FONA) of the Federal Ministry of Education and Research (BMBF), funding priority "Research for the Reduction of Land Use and Sustainable Land Management " (REFINA), the project Sustainable Conversion Land Management ( REFINA-KoM) and developed the work aid for sustainable conversion area management :

"The working aid is an update and a significant technical expansion of the working aid conversion of the building ministers' conference (ARGEBAU) from 2002. The explanations are exemplified and presented for the model area Schleswig-Holstein examined in the research project and are largely transferable to approved properties of the Bundeswehr as well as the allied forces in other countries. "

Practical guide conversion

On June 13, 2013, the Federal Ministry of Transport, Building and Urban Development (BMVBS) presented a practical guide to conversion , which was developed by an inter-ministerial working group. Members of the working group were the BMVBS, the Federal Ministry of Defense, the Federal Ministry of Finance , the Federal Ministry of Economics , the Federal Ministry of Agriculture and the Federal Agency for Real Estate Tasks.

“In the practical advice on military conversion, conversion tasks are dealt with across departments for the first time. For example, questions about the return and valuation of military properties, the classification under building planning law, the treatment of contaminated sites and ordnance, the control of project implementation, public relations and participation, the financing of the subsequent use of military properties, property and contract management, urban development perspectives and possible usage strategies are answered . The first access option in favor of the municipal acquisition of conversion properties is presented in a transparent and user-oriented manner. "

Use for renewable energies

Conversion properties can make a contribution to the energy transition. Especially in the outdoor area under planning law , photovoltaics and wind power on conversion properties can help both to meet the climate targets and to generate income for the owner from previously fallow land. However, there are conflicting goals . B. with nature and species protection .

Examples

A successful conversion of barracks buildings is in particular their conversion into public use , such as for the district court in Brandenburg , the university in Freiburg im Breisgau , the Marbachshöhe in Kassel , the Europaviertel in Wiesbaden or the Panzerhalle in the French quarter in Tübingen .

Bavaria

Brandenburg

Hamburg

Hesse

Mecklenburg-Western Pomerania

  • Conversion of the 34 hectare garrison area in Ludwigslust to a district with apartments, shopping center, town hall, high school, offices and leisure facilities in the period from around 1995 to 2006.
  • Conversion of the 37 hectare regimental suburb of Parchim to a residential park in the period from 1995 to 2005.
  • In the municipality of Rechlin , which is divided by a wall , the 40 hectare barracks area, previously used by the Air Force of the Wehrmacht and the Soviet Union , was converted into a residential park after 1993.
  • The 24 hectare Lübsche Castle in Wismar , a former military site last used by the Red Army , was converted for the state horticultural show in 2002 and the three buildings into a technical state museum.

North Rhine-Westphalia

Rhineland-Palatinate

Saarland

  • Conversion of the former military training area St. Wendel by the French troops to the Wendelinuspark with the associated race track .

See also

literature

sorted by year of publication

  • Federal Research Institute for Regional Studies and Regional Planning (Ed.): Regional effects of conversion. (= Information on spatial development. Issue 5.1992), Bonn 1992.
  • IfS Institute for Urban Research and Structural Policy: Urban planning possibilities through reallocation of military facilities. Published on behalf of the Federal Ministry for Regional Planning, Building and Urban Development (BMBau) (= BMBau research series. Issue no. 495), Bonn 1993, ISSN 0938-8117.
  • Ministry for Building and Housing of the State of North Rhine-Westphalia (Ed.): More apartments through conversion of areas used by the military. First practical experience in NRW. 1996 (contractor: empirica).
  • Research and information society for technical and legal issues of spatial and environmental planning (FIRU) mbH Kaiserslautern: Conversion - urban planning on military areas. Research project in experimental housing and urban development. Final report. Published by the Federal Ministry for Regional Planning, Building and Urban Development, Bonn 1997.
  • Dominic Cole: Parks in the Place of Former Industrial Sites - The Eden Project . In: Die Gartenkunst  12 (2/2000), pp. 222–226.
  • Sebastian Henn: Airfield as a conversion object. Characteristics, types and forms of subsequent use . In: Europa Regional (issue 3). Pp. 187-198. (2004).
  • Alexander Theiss: Inner-city wasteland recycling as an expression of complex social and economic processes of change In: Rhein-Mainische Forschungen (2006).
  • Jacoby, Christian (Hrsg.): Working aid for sustainable conversion area management - developed using the example of military area conversion in Schleswig-Holstein. Neubiberg 2011. http://edoc.difu.de/edoc.php?id=0JF37H6T . Retrieved October 20, 2019.
  • Arno Bunzel and Daniela Michalski: Nature and landscape in the conversion of military properties. German Institute for Urban Studies , Berlin 2012. ISBN 978-3-88118-509-7 .
  • Michael Deitmer: Conversion - the country helps its communities; Mastering the challenges of the Bundeswehr structural reform and the withdrawal of the British armed forces together. In: KommunalPraxis special. No. 3, 2012, pp. 161-163.
  • Jörg Musial: Conversion - Chances and Challenges; Procedure and organization of the conversion process. In: KommunalPraxis special. No. 3, 2012, pp. 131-134.
  • Felix Nolte: What does the conversion of military areas cost? - Basics and cost estimates for area development , Dortmund 2019, ISBN 978-3-658-27064-3 .
  • Federal Ministry for Transport, Building and Urban Development (Ed.): Practical advice military conversion. Berlin 2013.
  • City of Munich (Ed.): From the barracks to the city quarter. For the conversion of military areas in Munich. Munich 2013.

Web links

Individual evidence

  1. Pentagon Plans - Will US withdrawal hit Baumholder and Grafenwoehr? ( Memento from January 13, 2012 in the Internet Archive )
  2. Decision of the budget committee, quoted from the 2014 federal budget, explanation of chap. 6004, Tit. 121 01.
  3. Budget note 60.3 in chap. 6004 Tit. 121 01, p. 2857. f.
  4. Directive. Retrieved June 6, 2015.
  5. Christian Jacoby (Ed.): Working aid for sustainable conversion area management - developed using the example of military area conversion in Schleswig-Holstein . Neubiberg 2011 ( PDF ; accessed October 20, 2019).
  6. Communication from the BMVBS. Retrieved on June 13, 2013. ( Memento of the original from September 6, 2013 in the Internet Archive ) Info: The archive link was inserted automatically and has not yet been checked. Please check the original and archive link according to the instructions and then remove this notice. @1@ 2Template: Webachiv / IABot / www.bmvbs.de
  7. Conversion areas are provided for solar radiation energy under certain conditions according to § 51 EEG.
  8. ^ Ministry for Labor, Building and Regional Development (ed.): Cities in Motion. 15 years of urban development in Mecklenburg-Western Pomerania . Schwerin 2006, p. 87.
  9. ^ Ministry of Building, Regional Development and Environment (ed.): City life becomes a city experience . Schwerin 1998.