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Southeast Urnbergweg

Urban development draft, Housing
District: Local district:
Size of area:
3 ha

Project description

Reason for planning
Planning permission is required for the transformation of the former “Im Kalk / Eckstrasse” commercial estate into a general residential area. The elimination of what is an isolated commercial zone on the banks of the River Nidda will be a welcome side effect of the repurposing performed as a redevelopment measure. The aim is to provide various types of accommodation for different strata of the population. The incentive behind the development plan: to address the continued need for residential space in the City of Frankfurt.

Development district
The ambit of development plan no. 910 “Southeast Urnbergweg” awaiting approval is bounded: in the northeast by the rearward lines of the properties that consist of residential homes on Philipp Schnell Strasse; in the northwest by Urnbergweg; in the southwest by a line that runs parallel to “Im Kalk” road and exceeds this road by one plot (approx. 30m). In the southeast the zone extends as far as a prominent dirt road that forms the boundary between the built-up part of Harheim and the Nidda river bank zone. The total area of the scope of the development plan is approx. 3 hectares.

Planning objectives
The zone in question is at present home to various commercial enterprises, with residential areas directly adjacent in the north and west. Access to these companies is through the village of Harheim (Philipp Schnell Strasse), which considerably impairs the quality of life of local residents. Indeed, the sheer fact that local companies and dwellings are bundled together is not without its problems. The incentive for the planning is to alleviate this conflict. Incidentally, the zone in question is perfectly suited for residential development thanks to existing adjacent family homes and the direct proximity to the Nidda and the nature conservation area.

The development will feature a mix of differently sized semi-detached and terraced houses. If possible, the houses will be built such that they align parallel to the road edge along the access roads. The result will be a green residential area destined to offer a high quality of living.  

The building development zone is connected to the transport network by existing public roads (Urnbergweg, Im Kalk and Eckstrasse) but is divided into individual sections that will require additional private roads to be installed. For these private roads, right of way for walking, driving and pipe-laying will be structured legally such that it will be to the benefit of the general public.

In the development sections thus defined the design of the buildings takes its cue from existing properties in Harheim, the majority of which are two-storey single-family dwellings. The aim is to integrate the future development into the existing residential areas on the fringes of Harheim.The development area has been defined as a General Residential Area (WA) in accordance with section 4 of the Federal Land Utilization Ordinance (BauNVO) and as a Mixed-Use Area (MI) in accordance with section 6 BauNVO. The permissible number of full stories has been set at two. Attics may be designed with pent roofs (south of “Im Kalk”) or with a hipped roof with a jamb wall of a maximum height of 0.8 meters. The ratio of house footprint to plot for the General Residential Areas is 0.4. With ratios of house footprint to plot of 0.4 and 0.6, the Mixed-Use Areas secure existing commercial spaces, which blend in with the surrounding housing. These parameters are in line with the building shape and utilization of property in the surrounding quarters of the district of Harheim and thus blend with the existing architecture.

Moreover, the plan includes sealing the rainwater retention basin on Eckstrasse owned by Frankfurt’s Water Treatment Authority (SEF) to reduce emissions in the development zone and building residential homes on top of it. The required rainwater storage sewer will be financed through the purchase price payable by the investor. SEF will relocate the storage reservoir elsewhere.

On Eckstrasse, on the sites of the Weiler Group and SEF, a small plaza will be created to serve as the center of the new quarter. A privately-owned area of greenery in the middle will be laid out here.

The idea of the development plan is to create a new town edge alongside the nature reserve that will complement the existing fringes in Harheim’s southeast and southwest.

The timing of relocating the business of the Weiler Group hinges on how the planning progresses as per section 33 (3) of the Federal Building Code (BauGB). The date at which the companies north of Eckstrasse will have to relocate their businesses or reduce their emissions to a level that is acceptable in residential areas has not been settled conclusively. There is a possibility that sections of this zone will have to be specified as mixed-use zones.

Project Progress
The resolution to formulate Legal Zoning Plan no. 910 – Southeast Urnbergweg – was passed on April 3, 2015. In accordance with sections 3 (2) and 4 (2) of the German Town and Country Planning Code (BauGB) the first hearings of the general public and the public authorities respectively were held between January 20, 2016 and February 22, 2016.
On the basis of the suggestions received during the public presentation, the second public presentation in accordance with section 3 (2) BauGB between November 23, 2016 and December 23, 2016 together with the participation of public agencies in accordance with section 4 (2) BauGB. On account of foreseeable implementation difficulties and for reasons relating to the legal certainty of the legal zoning plan, another (3rd) public presentation is necessary.