The Bundesanstalt für Immobilienaufgaben, BImA, manages the former federal military properties. In the meantime, BImA has developed into a reliable partner for local authorities. Four examples of successful conversion in Germany.
When Thomas de Maizière announced in October 2011 which sites would be closed as part of the Bundeswehr reform, there was great relief in Potsdam. Minister President Matthias Platzeck thanked the Federal Minister of Defense that no barracks would have to close in Brandenburg, and the Association of Towns and Municipalities commented that Brandenburg had got off lightly. Across party lines, everyone in Potsdam agreed that closing Bundeswehr bases would not be an opportunity for the respective municipalities, but a disaster. But why? After all, even in Potsdam, where the Bundeswehr is represented by the Operational Command, the Havelland barracks and a district military replacement office, there is a shortage of living space. Why not seize the opportunity and put a military site to civilian use?
Conversion is not a winning issue for many municipalities. First of all, site closure means loss – loss of jobs, loss of purchasing power, loss of regional significance. Redeveloping the sites, on the other hand, is a Herculean task that often takes years – the outcome is uncertain and there is no guarantee of success. This makes examples of successful conversion all the more important. One model for the successful development of a former military site is still Tübingen’s Südstadt. The French armed forces left the Loretto barracks immediately after reunification and the city bought the 60-hectare site, which is twice the size of Tübingen’s old town, from the federal government for 60 marks per square meter. The low purchase price was one thing, the vision of the Tübingen planners of a “city with qualities” was another. The opportunity was therefore favorable, also because the Tübingen planning office was looking for new tasks after the successful redevelopment of the old town – so the conversion of the barracks came at just the right time.
In the meantime, Tübingen has become a model of conversion that does not rely on private investors, but on the development of land by the public sector. After acquiring the site, Tübingen made it ready for planning and sold the individual plots to what today would be called building groups. The result was a dense, lively and mixed-use city that other new-build districts were looking for in vain. Tübingen is not everywhere Jürgen Schmitt also has the Tübingen model in mind when he thinks of conversion. However, he also knows that it is not possible to drill thick boards everywhere, as is the case in the university town with 80,000 inhabitants. “For a small town with just a few employees in the planning office, it would be too big a job.” Schmitt works in the “NH ProjektStadt” office, which is working on behalf of the small Hessian town of Babenhausen on the conversion of a 60-hectare barracks site like the one in Tübingen. Unlike there, however, the people of Babenhausen have not decided to buy the site, but to put it out to tender, which has been running since the end of November. A major investor is now to be found in close consultation with the town and the owner.
The main player in many conversion projects is now the Bundesanstalt für Immobilienaufgaben, or BImA for short, which has managed all federally owned land since it was founded in 2005. When selling land, including the 31 barracks that are being sold as part of the current Bundeswehr reform, the BImA is obliged to achieve the respective market value. Nevertheless, the federal real estate fund has played a constructive role in Babenhausen, says Schmitt. However, the BImA also has an interest in this. “Without a municipality, there is no planning law, and without planning law, there are no sales proceeds in line with the market.”In Babenhausen, the result of the close coordination looks like this: A quarter for sustainable business, working and living is to be created on the former barracks site, which the US armed forces left in 2007. The master plan, which NH ProjektStadt developed in cooperation with various offices, was certified at Expo Real 2011 in Munich and by the “German Sustainable Building Council”. A reason for Schmitt to be pleased: “No other military area has ever received such an award as a sustainable urban quarter.”
Babenhausen – and not Tübingen – as a model for the future?
It’s also a question of money. “Most local authorities can’t afford to buy land that becomes available or to include it in municipal interim acquisitions,” says Rüdiger Balduhn. Balduhn is one of two employees of the “Conversion Office” in Kiel, an institution of the Schleswig-Holstein Ministry of Economic Affairs, which advises local authorities on the development of former military sites. After all, with eight closures, Schleswig-Holstein is one of the areas most affected by the current Bundeswehr reform.For Balduhn, there are therefore hardly any alternatives to joint development of the sites with the BImA. “The subsequent use is a rather complicated process,” he says. “The properties are often located on the outskirts of towns and cities, which means they have to deal with a white area under building law.” Nevertheless, the Kiel Conversion Office also has demands for politicians. “The BImA should not only be geared towards market value,” he says, referring to the Conference of Minister Presidents, which only recently called for a federal conversion program and the reintroduction of so-called reduction in the price of the sale of federal properties. Schleswig-Holstein has already launched a state conversion program: Affected municipalities can apply to the Ministry of Economic Affairs for additional funding. The Conversion Office also supports development reports for local authorities and feasibility studies.
Rail is a difficult partner
The conversion of Bundeswehr sites will therefore not be an easy topic in the future either. But to see only disasters in it, as in Brandenburg, and no opportunities, is certainly not enough. The BImA in particular has now proven that it is aware of its urban development policy responsibility when selling military sites. This is a learning process that one can only wish for from other players, such as the railroads or the owners of former railroad land, as the example in Leipzig-Plagwitz shows.In Plagwitz, a formerly industrial district in the west of Leipzig, a lot will change around the station in the coming years. As part of the expansion of the Leipzig-Probstzella line, Plagwitz station is also to be rebuilt. At the same time, the railroad wants to give up the site of the former goods station – an opportunity for the city to realize the long-planned “GleisGrünZug” (track green train) there. “But the railroad is a difficult partner,” says Henry Richter from the Office for Urban Development and Housing Promotion. This also applies to the purchase of the land by the city – at a green price and not at a commercial price, as Richter emphasizes.
Other cities have had similar experiences with railroad land. When planning the Park am Gleisdreieck in Berlin, Vivico, to whom the railroad land was transferred, repeatedly tried to push through a higher proportion of residential development than the Friedrichshain-Kreuzberg district office as the planning authority. With success. Although much smaller in the land use plan, the proportion of building land at Gleisdreieckpark was three hectares when the urban development contract between Vivico and the state of Berlin was signed. Due to the high building density with a GFZ of 2.5, the land price of 12 million euros was probably the decisive argument for Vivico. In the meantime, a cooperative has bought the site and wants to build the “Möckernkiez” district there.
In Leipzig, on the other hand, development is not on the agenda. To push this forward, the local authority and residents are relying on public pressure. A “track breakfast” has been organized, a planning workshop has been set up and the Plagwitz Citizens’ Train Station Initiative is keeping residents informed. The aim of this pressure, which also includes extensive public participation, is quite simple: when selling conversion areas, the federally-owned railroad should at least follow the standards that the federally-owned BImA now accepts.
This article and others can be found in Garten + Landschaft 1/2012 – Conversion.












