Managing higher densities in the ‘Mid-North”
Ms. Frida Ludwig
fone: +49 (0)69 212 36474
Project description
Reason for planning
For the City of Frankfurt/Main, boosting densities of existing housing areas is an important element in the rapid creation of low-cost housing. The “Mid-North” district being evaluated is defined in the ‘Frankfurt 2030+’ integrated urban development concept as a focal district for the ongoing urban development and upgrading of existing housing areas. It features several row construction areas dating from the 1950s to the 1970s characterized by long, narrow residential buildings running at right angles to the traffic arteries. They are primarily the property of a single owner and offer great potential for upgrading and increased densities in the sense of “dual internal development”.
Development area
The overall “Mid-North” area is made up largely of the districts of Ginnheim, Dornbusch, Eckenheim and Preungesheim. Added to which there are some sections of the adjacent districts of Eschersheim, Bockenheim, Westend-Nord and West-End West. The area is located north of the Alleenring ring road and west of the LRT tracks running from Frankfurt-West to Eschersheim. The area is bordered to the northeast by the Preungesheimer Arc formed by the A661 interstate.
Planning objective
The densification management team’s objective is to investigate the potential for increasing densities in the individual housing districts in the “Mid-North” not in isolation but integrated into an overarching urban development context. For this reason, future development of housing areas within the framework of the project will focus on two levels of scale: First, the overall “Mid-North” area is considered at the macro-level, and second the individual housing areas within it are analyzed.
The masterplan will concentrate on studying how best to boost densities in existing housing areas. The prime focus will be on estates constructed between the 1950s and the 1970s. Overall, the potentials, objectives and restrictions will be examined that apply to a careful increase in densities that does not impair existing tenants. The study will investigate this at both the macro-level of the entire area covered and as regards the individual housing areas. The results will then be compiled to form a strategy plan.
At the macro-level, the intention is on the basis of an analysis initially to identify areas that have potential. On the one hand, sub-areas with great potential for increased densities will be defined (e.g., owing to good public transportation links) and, on the other, potential spaces for housing-related infrastructure (e.g., social infrastructure, traffic-calmed areas). Given the new multifunctional space requirements that arise from boosting densities, the emphasis must be on finding solutions for the area studied that straddle more than one housing area. On the basis of the analysis and the defined potentials, supra-ordinated objectives and restrictions will be elaborated that need to be considered when boosting housing densities (e.g., green belts, mobility).
The potential for constructing new housing units will be defined for each housing area within the overall scope of the masterplan on the basis of an analysis of what is already in place. Moreover, a hierarchy will be established for the order in which the housing areas can be converted based on their potential for greater densities and an assessment of the time required for the implementation to be made. Finally, the goal is to assess the specific objectives and stipulations for potential greater densities in each housing area and on this basis formulate recommendations for the next steps.
Project progress
Currently: Inventory for the "Mittlerer Norden" priority area by redensification management.
3 March 2020: Kick-off meeting with owners of larger housing estates in the "Mittlerer Norden" priority area to align the City of Frankfurt's ideas with their post-densification intentions.
21 November 2019:
Establishment of an interdepartmental working group.
- Continuous professional exchange
- Effective and, if possible, early internal clarification of issues relating to the master plan and other projects.
PDF files relating to the project
More information
Lage
The “Mid-North” focal area as part of the IUDC
The Frankfurt 2030+ integrated urban development concept (IUDC)
Blick auf das Untersuchungsgebiet „Mittlerer Norden“.
Siedlungen im „Mittleren Norden“
Im ersten Schritt wurden die Siedlungen im „Mittleren Norden“ definiert, die im weiteren Vorgehen näher untersucht werden.
Aufbauend auf dem Auftrag aus dem ISTEK Frankfurt 2030 + wurden folgende Kriterien zur Definition einer Siedlung bestimmt:
- Gebäudetypologie Mehrfamilienhaus in Zeilenbauweise
- Baualter der Gebäude zwischen 1920 und 1990
- mindestens vier Zeilen in einem Zusammenhang
Siedlungen oder Siedlungsteilbereiche, die hinsichtlich einer Nachverdichtung nicht näher betrachtet werden, wurden in der Karte farblich markiert. Dazu gehören Siedlungsbereiche, …
- die unter Denkmalschutz stehen (Ensembleschutz und/oder Einzelkulturdenkmäler)
- bei denen eine Nachverdichtung bereits beantragt oder abgeschlossen ist (z.B. Platensiedlung Nord)
- die ausschließlich Reihen-, Doppel- oder Einfamilienhäuser aufweisen oder Sondergebäude, wie z.B. Schulen
Für die gelb markierten Siedlungen / Siedlungsbereiche folgt im weiteren Projektverlauf eine nähere Untersuchung in Hinblick auf deren Nachverdichtungspotenziale.