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South of Rödelheimer Landstraße

Topic:
Urban development draft, Offices, Commerce, Housing
District: Local district:
2, 7
Size of area:
28.5 ha
Project management:

Ms. Miriam Kuroczynski
Telefon: +49 (0)69 212 36474
Telefax: +49 (0)69 212 30731


Project description

Reason for planning
“South of Rödelheimer Landstrasse” is a prime location in the City of Frankfurt. The site is defined by a mixture of high-quality commercial outlets and brownfield sites, businesses in the immediate vicinity of existing residential buildings on Rödelheimer Landstrasse, as well as vacant premises. In particular the aspect of “local development” urgently calls for rezoning of the site.

With a view to redeveloping the zone south of Rödelheimer Landstrasse plans were made as early as 2009 for the statutory planning requirements for a modern commercial district complete with office and residential buildings. To this end, zoning maps were developed ready for public disclosure.

Due to conflicts under planning permission law, and these could not be resolved, the plans for the zone have now been adapted. Consequently, the procedural step of public disclosure needs to be repeated. Of special relevance here is the necessary relocation of companies, whose location within the zone to be developed have thus far thwarted development as previously planned; the outcome is not yet foreseeable. In the 2009 urban design proposal several existing companies were on sites now designated for residential homes, public green spaces and roads, meaning that the realization of the plans hinged on relocating said firms. Moreover, Siemens AG reconsidered its plans for the future use of the premises. The company now intends to in the medium term relocate all units it has in this area and therefore no longer opposes the zone being dedicated to residential development.

These fundamental changes to the overall conditions call for a revision of the existing plans and the adoption of new planning approaches.

Development district
The site in question is bounded by the Main/Weser rail track in the east, Rödelheimer Landstrasse in the north, Ludwig Landmann Strasse in the west, and the Frankfurt-West – Frankfurt/Rödelheim LRT line in the south. In the south, an area from the City-West complex has been included in the scope of planning to facilitate a decision on the construction of an underpass beneath the LRT tracks.

The geographical scope of development plan no. 834 – South of Rödelheimer Landstrasse covers an area of some 28.5 hectares.

Planning objectives
The draft design envisages a concept that will reflect the needs of those established companies which are unable to relocate in the foreseeable future by including them in the replanning as far as possible. Individual businesses situated on Rödelheimer Landstrasse play a decisive role. Odor emissions from Burka Kosmos, a company that makes grinding disks, have to be taken into consideration, along with above-average noise emissions from two freight companies.

The focus will be on planning and developing a self-contained urban mixed-use quarter complete with residential buildings, service outlets, commercial structures and accompanying facilities. In a move to connect the district to other downtown quarters the intention is to augment infrastructural links to the adjacent neighborhoods. The incentive here is to hook the zone up to Ludwig Landmann Strasse and to City West south of the railroad tracks.

Project progress
The project got underway in 2003 on the back of intentions by Siemens to build in the zone in question. Subsequently the Siemens Group abandoned its plans, thus necessitating modification of the urban planning objectives. However, despite the withdrawal of a major investor, the intention was for planning to go ahead. Developments already initiated in the zone called for meaningful urban planning regulations, while property owners and users needed a sound and reliable basis for planning going forward.

The return to the drawing board provided an opportunity to rethink the zone’s development potential in the context of changed economic conditions. Among other things, the focus shifted in favor of increasing the proportion of residential units in the district.

Two planning firms were commissioned to develop new concepts for the area. The City selected the design proposed by Berlin-based Planungsgruppe 4 for further elaboration as part of the planning process, and it was revised accordingly.

The new plans were presented to the Consultative Local Council in October 2006. Several information sessions were then held to give local citizens the opportunity to discuss the impact of and opportunities provided by the planning.

The development plan was made available for public inspection from July 29, 2009 to September 11, 2009. The plan is currently being revised on the basis of numerous statements and suggestions that were thereupon received.

At the same time, the City Planning Department has been in regular consultation with the companies concerned. The City has now succeeded for the first time in developing a feasible basis for relocation with a company willing to do so and in relation to this evolve new opportunities for development at a different location within the city limits.

However, the parties involved were unable to solve the legal issues in relation to planning permission. In 2013, Berlin-based Planungsgruppe 4 joined forces with Frankfurt’s City Planning Department to develop a new urban design concept.

The design concept together with a proposal for potential future development and the structural concept (which lays the basis for the development plan to be established) are available as downloads (see below) and illustrated in detail on the following pages.

The property owner and the companies under the ambit of the plans have already been involved in the procedure and informed about the objectives and potential progress in the planning procedure in a number of meetings.

The concept was presented to the public as part of the meeting of Local Consultative Council no. 7 on February 25, 2014.

The City Council passed the amendment to the resolution on May 22, 2014.

The application made by the Municipal Authorities (M250 2013) was approved, with the proviso that

“(a) the Municipal Authorities shall, if necessary, consider more recent interests by property owners in residential construction that may also extend beyond the zoning plan, provided that this is compatible with the continued operation of existing businesses located within the commercial sections as designated in the zoning plan, and

(b) as regards the entire development district the Municipal Authorities shall evaluate whether a balance of mixed and residential areas and suitable noise protection may help curb potential conflicts between existing businesses and new residential developments that are moving closer, with special emphasis on noise emissions.”

The development plan proposal is currently on the drawing board, with special attention accorded to the steps illustrated above.

Frankfurt currently has an enormous need for more housing. According to the latest predictions given in the population and household forecast of the Municipal Statistics and Elections Office (as at June 2015), the number of inhabitants will rise to 810,000 by 2030, and to 840,000 by 2040. Based on this forecast, in June 2016 Institut Wohnen und Umwelt GmbH (IWU) complied a forecast of the volume of housing needed. According to it, by 2030 an additional 90,000 residential units will be needed, and by 2040 an additional 106,000. The plan is to cover this requirement by creating attractive housing: The land south of Rödelheimer Landstrasse can play an important role in this regard.

Development area
The development area is bordered by the Main/Weser rail track in the east, Rödelheimer Landstrasse in the north, Ludwig Landmann Strasse in the west, and the Frankfurt-West – Frankfurt/Rödelheim LRT line in the south. In the south, an area from the City-West construction site has been included in the scope of planning so as to facilitate a decision on the construction of an underpass beneath the LRT tracks.
The geographical scope of legal zoning plan no. 834 – South of Rödelheimer Landstrasse covers an area of some 28.5 hectares.

Planning objectives
The objective behind the proposed design is to provide a concept for the development of a spacious residential area. Ii also takes into consideration businesses which cannot be relocated in the foreseeable future and integrates them in the new plans. Individual businesses on Morsestrasse are of greater significance.

With this restructuring of the facilities, and taking into account the distinctive circumstances, i.e., the contradictory interests and intentions of different players, conflicts on noise emissions will be taken into consideration and to a large extent diminished. This will be possible thanks to detailed knowledge of the emissions levels of the various businesses. On the back of the noise assessments conducted, the results can as a rule be reconciled with the degree of disturbance permitted by planning legislation in mixed-use areas and as such lead to a different outcome than if some generalization is taken based on a standardized view of the businesses. At the same time existing facilities will be strengthened. The remaining commercial area will be stabilized, specifically through improved access, and clarification of development objectives drawn up in line with planning legislation. The change of the categorization of the area as “an industrial zone not appropriate for the area” to “Urban Areas” will provide businesses and landowners with greater certainty for their planning.

Through the designation of new land for housing construction and the additional designation of parkland and land for additional facilities, existing housing inside and outside the development area will be amalgamated. By pooling the housing in this way, for the first time a scale will be achieved that makes it worthwhile establishing the requisite additional facilities such as food retailers, nurseries, and in particular an elementary school. This ensures a great level of high-quality living.

To foster connections within the urban fabric, the intention is to forge links to neighboring quarters. The area will be connected to Ludwig Landmann Strasse and City West south of the railroad tracks. Public access in particular needs improving – as regards the link to City West (a planned underpass), which is currently inadequate to allow further development of the area. Within the geographical scope of the project the planned underpass will impact negatively on the plots of land to the south of the LRT tracks, in particular with regard to access to them. The restructuring of these areas and the stipulation of contiguous building structures takes this situation into account.

The objective of the City of Frankfurt/Main (application M 9 by the city executive dated January 17, 2014 – resolution of the City Council dated May 22, 2014 section 4542), to earmark, inasmuch as the legal conditions are in place, 30% of the new gross surface area made available for subsidized housing, will be observed.

Project progress
2002
When the project got under way in 2002 Siemens harbored plans to build on the site. When the Siemens Group abandoned its scheme, the urban planning objectives were modified. Despite the withdrawal of a major investor, planning continued.

The development measures begun in the area needed a meaningful urban development structure. Landowners and users required a sound basis for planning going forward. The return to the drawing board also provided an opportunity to rethink the zone’s development potential in the context of changed business conditions. This also including increasing the proportion of residential units. Two planning firms were commissioned to develop new concepts for the area. The City selected the design by Berlin-based Planungsgruppe 4 for further elaboration as part of the planning process, and revised it accordingly.

2006
The new plans were presented to the Local Consultative Council in October 2006. Several information sessions were then held to give local citizens the opportunity to discuss the impact of and opportunities provided by the planning.

2009 - 2012
The plan was made available for public inspection from July 29, 2009 to September 11, 2009.

The plan was revised on the back of the large number of opinions and suggestions submitted. At the same time, the City Planning Department was in regular consultation with the companies concerned. The City succeeded in developing a feasible basis for relocation with a company willing to do so and in relation to this evolve new opportunities for development at a different location within the city limits.

2013 - 2018
The parties involved were nonetheless unable to solve the legal issues relating to planning permission. In 2013, Berlin-based Planungsgruppe 4 joined forces with Frankfurt’s City Planning Department to develop a new urban design concept.
In 2014 this concept formed the basis of an amendment to the resolution, which the City Council adopted on May 22, 2014.
In the further course of the project a large section of the development area, the former Siemens site, was sold to Nassauische Heimstätte and Instone Real Estate. At the same time, several businesses in the development area expressed a wish to relocate. Located at the heart of the quarter, the grinding disc manufacturer Burka Kosmos ceased operations. Overall, these fundamental changes to the framework conditions led to the renewed revision of the urban development approach. The current design is the basis of the draft of the legal zoning plan.

Nassauische Heimstätte and Instone Real Estate are calling their part of the development area “Schönhofviertel”.

The other landowners and businesses in the geographical scope of the project were involved in the procedure and, in numerous discussions, informed of the objectives and the possible course of the planning procedure.

2019 - today
A land consolidation procedure is required for the full implementation of the legal zoning plan. On the back of a resolution adopted by the City Council on August 31, 2017, section 1689, redistribution in accordance with sections 45 ff. of the German Building Code BauGB has already been decreed. The hearing with the landowners and lease holders has already taken place. The reassignment process has been initiated.

Legal Zoning Plan no. 834 – South of Rödelheimer Landstrasse – was displayed for public inspection again from Dec. 4, 2019 to Jan. 17, 2020. At the same time, the various authorities and other public bodies concerned were consulted. The involvement of the general public and the authorities took place on the basis of the City Council resolution of Nov. 7, 2019.

At present, the statements and comments received are being assessed. All suggestions are being weighted, compared to the state of planning hitherto, and then weighed up against one another in light of the other private and public considerations.



PDF files relating to the project


More information

Urban design proposal

The urban design proposal in question illustrates feasible exemplary structures that will be required in the development zone in the future.

The development zone hinges on a mix of predominantly residential units with auxiliary service outlets and central facilities, including commercial sections and defining green areas. The key design element here is the central band composed of public green spaces and social infrastructure. The zones to the north and south of it are earmarked for well-designed residential quarters with car-free courtyards. The central urban band not only links these quarters with one another, but is also connected to the local amenities. The large retail area is conveniently located in the center of the zone, on the corner of Rödelheimer Landstrasse with Birkenweg, meaning that it can also serve the surrounding districts. The closed structure of the apartment building on the eastern edge of the ambit shields the zone from the rail tracks. The concept of residential quarters that are accessed via cul-de-sacs is continued westwards along Rödelheimer Landstrasse, until it culminates in a new road that links Rödelheimer Landstrasse with Morsestrasse. Closed structures extending along Ludwig Landmann Strasse complete the development zone in the west.

The previous objectives for commercial section A in the southwest will essentially be retained, meaning that the existing companies in this zone will be integrated into the planning. Moreover, the existing companies in sections B and C will be included as pre-defined zones in the planning. The thoroughfares on Morsestrasse will be retained and extended; its transport links with Ludwig Landmann Strasse are considered absolutely necessary.

The course of the road with the planned “Birkenweg - An der Dammheide” underpass departs from the old proposal. Now the route extends parallel to the property of the Burka Kosmos commercial business (eastern section B). Most of the planning for the sections south of the rail tracks will be retained, with only slight modifications as a result of changes made to the spatial layout of the underpass.

In a move to enable efficient access to the zone, Kasernenstrasse, which currently extends along the eastern fringe of the development zone, will be shifted west by the width of a single building plot, where it will border the zone’s transport infrastructure.

The intention is to keep building heights uniform in line with the previous urban design proposal. Accordingly, the majority of buildings located on the roads will be five stories high, while those overlooking open spaces and the internal infrastructure will have mostly three and four stories. Only along Ludwig Landmann Strasse do plans envisage taller structures in harmony with the existing high-rise.

Urban planning proposal, status August 2018 © City of Frankfurt Planning Dept.; map basis: City of Frankfurt Survey Dept.

Perimeter block defines the development area
The perimeter block is the defining structure in the entire development area. For the purposes of meaningful segmentation and access along the roads, there are breaks in between the groups of closed-construction buildings surrounding a joint courtyard. Where the perimeter blocks abut directly on public areas of greenery, the blocks open out and take the form of a row structure. In such cases the perimeter blocks enable private and public spaces to link up, while also affording views of the open spaces.

Varied building topography through staggered building heights
Ranging from five to eight stories, the staggered heights of the buildings are a response to the surrounding edifices. This gives rise to a varied building topography which references the location and is based on the model of a greened, high-density urban quarter in an outstanding position.
In terms of appearance, the urban fabric is essentially defined by six-story structures. The central location and the size of the public greened areas justifies their density. In order to avoid an overly homogeneous and monotonous streetscape, accents are created in the form of high points that go as far as the high-rise building limit (structures in which the floor of at least one space is more than 22 meters above the ground).

The design element in the middle of the quarter – “The Clasp”

The central green strip in the middle is forms a key element of the design. It comprises two spacious public areas of parkland and, depending on how the center of the quarter is structured, the central public plaza.
The center of the quarter, what is known as the “clasp”, refers to the quarter’s plaza as well as multi-purpose buildings with public and infrastructure facilities.
In addition to the public strip of greenery the “clasp” forms the backbone of the quarter. In this way, the building ensemble links the residential quarters in the east and west. As such, in both urban development and architectural terms, the “clasp” is of outstanding design significance when it comes to ensuring the distinctive appearance of the quarter.
In light of its enormous significance for the entire area, the detailed specifications of the “clasp” and its form will be elucidated in the course of a competition.
 
Highly attractive plaza
The neighborhood plaza will be an attractive place in which to linger. In its role as the center of the quarter it will serve residents as a meeting point and as the central space. The intention is to design a pleasant area where people will enjoy spending time and which nevertheless takes the various functions into consideration (main access to, among other things, the elementary school and retail outlets).

Public areas of greenery
The public areas of greenery in the central part of the development area provide the legal basis for laying out a public park to serve a wide range of relaxation and recreational purposes. The parkland will cover some 2.1 hectares and the idea is for it to be highly diverse in character. It will relate to the surrounding buildings and will meet the needs of those living and working in the quarter. Accordingly, parts of the parkland will serve as play areas for various age groups and as spots for relaxing and lingering in. Foot and cycle paths will link the area of greenery with the surroundings. Furthermore, play and sports areas for the elementary school planned in the special area that is the center of the quarter can be configured there.

Higher peripheral structure at the eastern end of the park
The eastern end of the parkland will be defined by a differentiated, courtyard-like building complex with a higher peripheral structure overlooking the Main-Weser railroad track and an inner group of buildings.

Development of mixed structures in the west
To the west the focus is on the development of mixed structures while retaining the premises of those companies already operating there. Structural extensions will primarily be built along the road and in this way, commercial uses will, where possible, be able to continue without restrictions. Furthermore, there will still be opportunities for companies to build larger premises on the construction sites. To the west, a closed structure along the road marks the end of the development area at Ludwig Landmann Strasse.

Structure following the course of the road to the south of the LRT line
Integrating the existing residential building at the corner of Solmsstrasse and An der Dammheide, south of the LRT line the system of structures that follow the course of the road will be adopted.


Social infrastructure and local supplies

Day care centers
Given approximately 2,500 new residential units in the area, some 12 groups will be needed to look after children under here years old, and 16 groups for children of kindergarten age (three to six years). To this end, a total of six nurseries, each with its own open space, will be built in the new residential complex.
The nurseries will each take the form of facilities that are integrated in a building complex. In terms of surface area, they will be subordinate to the main facility. For this reason, the exact location of the nurseries will not be determined, just their size in the respective construction area. In the design of the structure, depending on the concept this enables the nursery to be suitably positioned and the open spaces to be located accordingly.

Elementary school
Calculations suggest that the planned new residential units will mean an additional 94 pupils per school year. This figure is an approximate mathematical value that will ultimately be determined by the ratio of residential to commercial facilities in the “urban areas”.
Furthermore there has been a considerable increase in the number of pupils in neighboring elementary school areas, triggering a marked increase in the need for elementary school places. The elementary school section of Georg Büchner School in the vicinity cannot accommodate these pupils as it has no further capacity. As such, another elementary school is needed in the development.
A four-section elementary school will be located in the middle of the area and be able to be built in one of the first construction stages. The school will be in the middle of the quarter, which as a structural “clasp” links the western and eastern parts of the quarter.
The elementary school will be in a building block that reflects its urban setting. The traditional image of a stand-alone school with fenced grounds becomes that of the school as an integral part of vibrant public life in a mixed-use block.
In addition to the educational facility, the building ensemble will also feature apartments. With the “hybrid school”, learning and living will occur directly next and/or above each other. Because in such a complex model diverse interrelationships take effect – with opportunities and restrictions – as far as opening out, interweaving and the need for protection are concerned, the facilities the school needs must be precisely defined at an early stage.
In preparation for the new elementary school, a planning process for viable school construction projects at elementary level took place, which will be implemented together with investors.
As part of this planning, over the course of 2018 all fundamental criteria and requirements for the building housing the new elementary school in the development area were formulated. E Together with representatives from schools, the local authorities, parents and pupils, who were all involved in the general debate about the planning framework for elementary schools in Frankfurt/Main, key points relating to the construction of a new school in a built-up inner-city area were precisely defined. Taking educational and spatial aspects into consideration, the results formulate robust quantitative and qualitative stipulations with regard to further planning. Furthermore, the results were an aspect of the restricted realization competition for the construction of two new mixed-use building complexes and urban design ideas for a neighborhood plaza.

Local shops and facilities
Because previously the area was used commercially, apart from wholesalers who also sell to end consumers there are no established local shops and facilities in place. In the surroundings as well there are residential areas that are further than 600 meters (supposedly reachable on foot) from the next supermarket, specifically the “Postsiedlung” in the west, the development to the north of Rödelheimer Landstrasse, and the southern part of “Industriehof”.
So that these residents have access to basic supplies close to where they live, a local supply facility is envisaged in the development area. It will be in a central location facing the neighborhood plaza and as such will help to enliven the quarter. In terms of numbers the location, together with the planned link to the City West district, could also attract further potential customers within walking distance.
 


Competition results: Center of the quarter

Models of the winning designs. Site A: Ackermann + Raff, Site B: Menges Scheffler Architekten. Photo: Miriam Kuroczynski

Object of the tender

The tender focused on planning for the future center of the quarter. Across a total of some 45,000 square meters of gross surface area, it brings together the total of about 2,500 apartments that make up the quarter in its east and west sections. The center of the quarter will function as a meeting point for residents and as its spatial heart. With the two buildings and the plaza between them as the center, it also acts as the urban planning spine for the planning area covered by Südlich Rödelheimer Landstrasse.

Nassauische Heimstätte is responsible for the construction work on the site to the south of the central plaza and is entering virgin territory in this regard. Here, together with the City of Frankfurt, Hessen’s largest housing company is realizing Germany’s first horizontally mixed hybrid school.

Looking back: The intention was to integrate the primary school into a block of buildings with an urban flair. The traditional idea of a standalone school with grounds surrounded by a fence thus morphed into that of a school as a module for intense urban life in a mixed-use block. The plan was to create an ensemble of buildings that featured not only the primary school but also included apartments. The “hybrid school” thus enabled learning and living directly next to each other or the one over the other.

To prepare the site for the new primary school, a planning process first took place concentrating on viable building projects for primary schools that could be realized with the involvement of investors.

In the course of this development planning (Phase Zero), during 2018 all the fundamental criteria, requirements, and standards were drawn up for the future construction of the new primary school in the planning zone.

The project was part of the overall debate on the framework for planning primary schools in Frankfurt, as initiated by the Municipal Dept. of Schools. In the context of that process, representatives of schools, the administration, parents and pupils defined the key design parameters for new-build schools for downtown areas where space is limited. The results make a strong contribution towards bringing teaching and spatial planning requirements into line with each other and ensuring they are met. Moreover, these formed the basic conditions in the closed competition for the realization of new builds for two mixed-use building complexes as well as urban planning ideas for a central plaza for the quarter.


Primary school and apartments. On behalf of Nassauische Heimstätte, Stuttgart-based Ackermann + Raff have designed the structures for Site A south of the central plaza. Rendering: moka-studio

In their winning design, Ackermann + Raff draw their inspiration from school buildings in Holland and Scandinavia, and opt for a structure based on a perimeter block with the functional zones “stacked” around a central inner courtyard. Cavities and projections give rise to sections that serve as internal free areas and as interfaces to the public space. The lion’s share of the apartments on the site will receive public subsidies and be as energy-efficient as possible.


Retail, childcare and housing. On behalf of Instone Real Estate, Frankfurt-based Menges Scheffler Architekten have designed the structures for Site B, north of the central plaza. Rendering: Menges Scheffler Architekten.

The building north of the central plaza, to be realized by Instone Real Estate, will contain all the local facilities for the new quarter: two supermarkets, several retail stores, and hospitality outlets facing the plaza. On the first floor, there will be medical practices or offices and an indoor childcare facility. The remaining areas and all the other stories will be reserved for apartments. In their proposal, Menges Scheffler Architekten took their cue from the idea of a perimeter block as the basic fabric for hybrid usages. The different building heights respond to future surrounding buildings. The apartment section, with the different building depths, provides a clear-cut structure for the ensemble. Here, too, some of the apartments will benefit from public subsidies.


Green Heart

View of the quarter’s plaza © 3D-Bilderfabrik Cologne

In coming years a new park featuring a plaza and covering an area of around 27,000 square meters will be laid out in Bockenheim. This green section will be located at the very heart of the new quarter south of Rödelheimer Landstrasse.

On the back of a selection procedure involving several participants, on November 13, 2019 an interdisciplinary jury chaired by Mr. Axel Lohrer voted unanimously in favor of the design submitted by Bierbaum.Aichele.landschaftsarchitekten in Frankfurt. DLA Die LandschaftsArchitekten in Wiesbaden and Sommerlaad Haase Kuhli in Giessen took joint third place. Ipach Mayerhofer Landschaftsarchitekten in Neu-Isenburg also took part.

The winning landscape architects’ concept develops the open spaces as social meeting points and recreation areas, enabling the park to be experienced in a number of ways. It is intended to be varied, change. The way in which it constantly alters and indeed can be altered means it is highly flexible and makes the concept for the park viable.

Meandering footpaths linking the various facilities provide the framework for visitors being able to use the park as they see fit and for it to develop. The concentration of facilities offering greater activity in the west of the park and calmer spots in the east imbue the park with two different mutually complementary traits.

Deliberately designed as a narrow point, the quarter’s plaza assumes an overarching linking role in the dynamic sequence. This creates a vibrant center defined in terms of function and design by the surrounding buildings and the park.

The design envisages the plaza and the park in part also being used as open space for the elementary school. Specifically, this means, for example, the sports areas the school requires being located in the west of the park, thereby serving as a linking element for the entire quarter. The greenery in the winning design accommodates the requirements of the uses to which it will be put. In conjunction with the high energy-efficiency of the apartments and the excellent public transport connections, the Schönhof Quarter is an example of socially and ecologically sustainable urban development.

The jury recommended that in places the design by Bierbaum.Aichele.landschaftsarchitekten be revised slightly. With immediate effect, the further planning of the park and the plaza will be coordinated by an inter-departmental working group and the project partners NHW and Instone.