Cooperative residential building land model: opportunities for new construction projects
13.10.2020 – In September 2020, the city councillors approved the "cooperative residential land model". Under this model, investors are obliged to take measures in their construction projects that serve the common good.
This had already been done previously through negotiations with the city. However, previous construction projects in the city of Offenbach required new negotiations with each investor as to whether and how they should participate in the provision of kindergarten places or climate protection measures, for example. With the new model, the previous negotiation practice has now been concretized and set out in a transparent guideline. The implementation of the housing policy guidelines to secure affordable housing in Offenbach is also taken into account. The aim of these guidelines is to maintain Offenbach as an attractive residential and business location in the long term. This includes targeted residential land development.
Paul-Gerhard Weiß, Head of Planning and Construction, welcomes the decision of the city councillors: "The city will still have to negotiate with the individual investors, as each project is unique and each construction project is different. However, the city's requirements are now known from the outset and the catalog can be sent to investors at an early stage so that they can plan and calculate." Weiß also hopes that the cooperative residential land model will put him in a better negotiating position with regard to public green spaces: "In the city center in particular, there are only a few green and open spaces available, which are important for both recreation and climate protection. Until now, green spaces have been created exclusively by the city. With the new directive, every investor should be given an appropriate share in the process of redensification, be it through the provision of space or through a greater share in the production costs. Until now, the areas had to be created exclusively by the city, often after long and laborious acquisition - as in the Mathilden and Senefelder districts, for example. The guidelines for the cooperative residential land model also contain ideas for innovative energy and traffic concepts that can positively shape the transformation of Offenbach's city center.
The cooperative residential building land model can also become an important instrument for new building areas. In order to designate building land more quickly than in the past, prospective building land should only be developed after interim acquisition by the city and its realization should be examined as an urban development measure.
Application for Bieber Waldhof-West development area
The residential building land model is to be used for the first time in the Bieber Waldhof-West development area. In 2019, the city organized an ideas competition to prepare a forward-looking new development area for 600 new apartments adjacent to the existing development in Bieber-Waldhof. The aim now is to create acceptance for the development area and its development in dialog with the owners, citizens and the citizens' initiative "Natürlich Bieber Waldhof". "The urban development planning will take into account climate protection, leisure opportunities and nature conservation interests. Bieber Waldhof-West will thus become a forward-looking and sustainable residential area," emphasized Weiß.
The design by competition winner rheinflügel severin already shows promising approaches, which will be further elaborated in parallel to the acquisition negotiations with the owners. It includes mixed building types, space for communal living concepts, a neighborhood hub with its own daycare center, a traffic concept that focuses primarily on local mobility instead of cars, as well as many green spaces.
Background
Urban development measures make it possible to encroach on constitutionally protected property rights, which in turn requires special urban development requirements and must be justified by the special interest of the common good. The public and private interests are balanced in the process. Reasons for initiating such a measure include, for example, an increased need for housing, commercial space and jobs, or the reuse of derelict land.