Conversion as a winning theme

Building design

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.

POTREBBE INTERESSARTI ANCHE

Dreams for the world heritage site

Building design

The New Palace on the island of Herrenchiemsee is home to a faithful replica of the original ambassadorial staircase of Versailles Palace, which can no longer be visited there. Bavarian Palace Administration, Bavaria Luftbild Verlags GmbH

The four castles of Linderhof, Neuschwanstein, New Herrenchiemsee Castle and Schachenhaus were built in the last third of the 19th century and reflect the dreams and ideas of King Ludwig II of Bavaria (1845-1886). Unlike other rulers of the time, he wanted them to be available only to him personally. They served neither political nor dynastic statements. Another special feature was that he took an active part in the planning and also had the final say. It so happened, for example, that although the shell of the building had already been completed, massive changes had to be made to the throne room at Neuschwanstein on the king’s orders. His requests for changes to the size of the throne room presented the Baumeister with challenges, as the positions of the supporting columns no longer fitted. But even parts of the building that had already been completed or expensive special furnishings were not immune to the monarch’s requests for changes. […]

The four castles of Linderhof, Neuschwanstein, New Herrenchiemsee Castle and Schachenhaus were built in the last third of the 19th century and reflect the dreams and ideas of King Ludwig II of Bavaria (1845-1886). Unlike other rulers of the time, he wanted them to be available only to him personally. They served neither political nor dynastic statements. Another special feature was that he took an active part in the planning and also had the final say. It so happened, for example, that although the shell of the building had already been completed, massive changes had to be made to the throne room at Neuschwanstein on the king’s orders. His requests for changes to the size of the throne room presented the Baumeister with challenges, as the positions of the supporting columns no longer fitted. But even parts of the building that had already been completed or expensive special furnishings were not immune to the monarch’s requests for changes.

For Ludwig II, the final completion of his buildings, which were also built to last, did not necessarily seem to be the decisive factor. Every year, millions visit the palaces that Ludwig had built. Does Dr. Alexander Wiesneth, Head of the Department for Historical Building Research, Monument Preservation and UNESCO World Heritage at the Bavarian Palace Administration, sometimes feel guilty because so many visitors come to the palaces every year and the wishes of the “Kini” are not being fulfilled? He denies this, as the castles have been in public ownership for almost 140 years. It provides the financial means, maintains a palace administration and also ensures that the buildings are preserved. However, this also results in the obligation to make them accessible to the public. He also emphasizes that only a living monument is one that will be appreciated. And perhaps Ludwig II would have been pleased to see the worldwide appreciation of the palaces and how enthusiastically people react when they see them. For many visitors, the buildings are probably already unique, but what are the criteria cited by the palace administration at UNESCO, which demands uniqueness and universality?

In order to build his dreams, Ludwig not only relied on court builders and architects, but also on set designers, painters and decorators. At times, he drove them to despair with his ideas and constant requests for adjustments and changes. In comparison to his fellow regents, the king was very involved in the planning work of his architects, and it was up to him to make the final decision on how the building was to be constructed. In doing so, he generally ignored the Vitruvian functions of firmitas (stability), utilitas (practicality) and venustas (grace). While other contemporary Historicist palace buildings served mainly representational and dynastic purposes, Ludwig entered dream worlds with his buildings. In these worlds, he dreamed himself into distant lands of earlier eras or into fairy-tale, opera and theater worlds. Explicitly excluded, however, were sightseeing tours, which were quite common at the time.

It should be noted that the palaces built by King Ludwig are not to be regarded as purely historicist buildings, which is also what makes them special. Rather, they must be seen as part of the phenomenon of staging that emerged in the 19th century. At the same time, they also reflect the era’s enthusiasm for technology, for example when the Venus Grotto in the park of Linderhof Palace uses light and sound installations and artificially generated waves to create the illusion of the Blue Grotto of Capri or, with different lighting, the Venus Grotto in Hörselberg from Richard Wagner’s “Tannhäuser”. Dr. Alexander Wiesneth from the Bavarian Administration of Palaces, Lakes and Gardens adds: “In a way, you can already get an idea of the development of the early film industry in the 20th century. There, too, a massive effort was made to create sets that made use of all the decorative arts. Ludwig II also collected ideas and inspiration in a similar way to a film director.” He also points out that the dream worlds that were created there must have been absolutely overwhelming for the few visitors. It still works today, if you let yourself get involved.

Ludwig II sent his advisors on trips to obtain images and photographs of a wide variety of places – you could almost compare them to movie location scouts, according to Wiesneth. The monarch also read many books in order to study past eras and gather ideas for his buildings. In addition to Wagner’s operas, which he greatly appreciated, the king also drew inspiration from world exhibitions and buildings that served as so-called imaginary journeys. These were (ephemeral) buildings that enabled visitors to travel to foreign and distant countries, to remote places such as the moon, or even to other eras. The monarch also adapted some of these early forerunners of amusement parks in the gardens of his palaces. For example, he purchased a Moorish-style pavilion that had previously been on display at the Universal Exhibition in Paris (1867). He furnished the so-called Moorish Kiosk with, among other things, a throne decorated with bronze peacocks. He used to read there, and his servants became extras in a staged performance, smoking tobacco and drinking mocha on divans in oriental-style costumes. Of course, it should be noted that European ideas of the Orient came into play here. However, Ludwig II also dreamed himself into past eras; for example, references to the time of King Louis XIV (1638-1715) of France can also be found in the palaces. This even goes so far that rooms from Versailles Palace have been faithfully recreated. This is why you can still see the famous Versailles Escalier des Ambassadeurs (Ambassadors’ Staircase) in Herrenchiemsee Palace, for example, which Louis XV (1710-1774) had demolished in favor of new living quarters. Louis II revived these epochs in his imagination and with his buildings. In the case of the palaces, one can certainly speak of a Gesamtkunstwerk in the Wagnerian sense, as the arts of music, poetry, painting, stage design and drama are united in a certain way. This is certainly one aspect of the uniqueness of the castles.

With an annual number of visitors of over 1.5 million in 2023, the four castles Neuschwanstein, Linderhof, Herrenchiemsee and Schachenhaus, which King Ludwig II of Bavaria had built, are undoubtedly among the visitor magnets in Germany. Dr. Alexander Wiesneth points out the special obligation to preserve a world heritage site as a whole for humanity and to make it accessible. He also emphasizes that he has noticed time and again that people from all cultural backgrounds are attracted to the castles. In his eyes, this also shows that the buildings meet the criterion of universal, exceptional value, as demanded by UNESCO. Experts, on the other hand, sometimes react negatively and dismiss the buildings as typical works of historicism that have not brought any stylistic innovations. The fascination that Ludwig and his buildings exert on visitors is probably another reason why art historians did not study the palaces for a long time. However, in order to be included on the UNESCO Tentative List, a well-founded explanation of what makes the building unique is required, as well as proof that it represents a significant value for the history of mankind. An application also involves many hurdles. Dr. Wiesneth told us that in addition to strict regulations on how nominations are processed, there are also other hurdles to overcome. For example, the castles have been on the German Tentative List since 2015. However, with tenth place on the list, they are in last place, which means that other applicants are considered first and nominated to UNESCO in Paris.

Furthermore, the affected municipalities also had to be brought on board. In the municipality of Schwangau in particular, there were concerns that even more visitors would visit Neuschwanstein Castle. There was also concern that the title would also impose restrictions on the development of the municipality. A referendum was therefore held, in the run-up to which there were also two question and answer sessions for citizens. Ultimately, however, the concerns that the title would attract even more people to the town – at least for Neuschwanstein Castle – were dispelled. After all, this castle in particular enjoys an immense worldwide reputation. A survey of visitors conducted by the Fraunhofer-Gesellschaft and the Bavarian Palace Administration showed that the majority already assumed that they were visiting a UNESCO World Heritage Site. It was also agreed that visitor numbers should be regulated by imposing stricter limits on the maximum group size. Online ticketing in particular makes it possible to manage the flow of visitors and distribute them throughout the year. Ultimately, such measures also serve to protect the properties, which can be damaged by excessive visitor numbers. Wiesneth also emphasizes that UNESCO’s requirements for the protection of World Heritage Sites are a voluntary obligation. Nor does the title mean that there is no room for development in the town. After the palace administration was able to dispel these concerns last year, Germany submitted its application to UNESCO at the beginning of this year. When asked what special challenges or changes the title would bring, Wiesneth explained that the German and, in particular, the Bavarian Monument Protection Act already met the requirements anyway.

In contrast to Neuschwanstein Castle, it is also conceivable that the New Palace on Herrenchiemsee could attract more visitors thanks to its title. Wiesneth also emphasizes that UNESCO’s requirements for the protection of World Heritage Sites are a voluntary obligation. Nor does the title mean that there is no room for development in the town. After the palace administration was able to dispel these concerns last year, Germany submitted its application to UNESCO at the beginning of this year. When asked what special challenges or changes the title would bring, Wiesneth explained that the German and, in particular, the Bavarian Monument Protection Act already met the requirements anyway. In contrast to Neuschwanstein Castle, it is also conceivable that the New Palace on Herrenchiemsee could attract more visitors thanks to the title. A management plan has also been drawn up. The management plan outlines the measures planned to preserve the castles, some of which pose particular challenges. Linderhof Palace in particular, which is located in a high alpine environment with strong temperature fluctuations in summer, is challenging to maintain. The reopening of the Venus Grotto is specifically planned for next year, and plans are already underway for measures at the “Moorish Kiosk”. There are also plans to meet with the affected municipalities once a year if the title is awarded. Now the Bavarian Administration of State Palaces, Gardens and Lakes has to wait and see. The assessment phase will now continue until next year, and then we will know in the middle of next year whether dreams will come true.

Read more: The Neue Nationalgalerie in Berlin is dedicating a comprehensive retrospective to US photographer Nan Goldin from November 23, 2024 to April 6, 2025

National Arena Bucharest – Stadiums of the European Championship 2021

Building design

Lia Manoliu Stadium

If you take a closer look at the national arena in the Romanian capital Bucharest, you are instinctively reminded of a Bundesliga stadium. This is no coincidence, as the roots of the arena lie in Germany. The Romanian national arena in Bucharest has German genes: the 55,000-seat soccer stadium was designed by Hamburg architects Gerkan, Marg […]

If you take a closer look at the national arena in the Romanian capital Bucharest, you are instinctively reminded of a Bundesliga stadium. This is no coincidence, as the roots of the arena lie in Germany.

The Romanian national arena in Bucharest has German genes: the 55,000-seat soccer stadium was designed by Hamburg architects Gerkan, Marg & Partner (gmp), the structural design was carried out by the engineering firms Schlaich Bergermann & Partner from Stuttgart and Krebs und Kiefer from Karlsruhe, and the general contractor was the construction company Max Bögl from Sengenthal in the Upper Palatinate.

Although it is a soccer stadium, the building is named after a female discus thrower: Lia Manoliu won the gold medal at the 1968 Olympic Games in Mexico City. However, the stadium is now known exclusively as the “Arena Națională”, i.e. the “National Arena”. The new building was named after Lia Manoliu after its predecessor, the “Stadionul Național Lia Manoliu”, the old national stadium. It previously stood on the same site and was demolished in 2008.

Unlike the arena, it was a multi-purpose stadium. Its stands were not covered and the athletics facilities were located between the pitch and the stands. This meant that at the beginning of the millennium it no longer met the requirements for a venue for international soccer matches. In 2006, Max Bögl won the tender for the construction of the new national arena – which, however, had been planned quite differently at the time. However, the German company submitted an alternative project to the client, the city of Bucharest, which was much simpler and cheaper to build.

The National Arena bears unmistakable similarities to Frankfurt’s Waldstadion. This is no coincidence: the same team of general contractors, architects and engineers built the stadium on the Main between 2002 and 2005. The closable membrane roof in particular is almost a one-to-one replica of the construction in Frankfurt. As there, the roof is located in the large video cube above the pitch when folded up. It extends within 15 minutes when required. It then spans the area between the grandstand roofs. The stand roofs themselves are supported by a so-called pressure ring, which towers over the stadium like a crown. The ring rests on 40 steel pillars, which sit on the concrete construction of the grandstand ring.

The stands have two tiers. The architects designed the spectator area with seating shells in different shades of red, blue and yellow, the national colors of Romania. On the outside of the stadium, the verticality of the concrete columns supporting the stands defines the appearance of the building. The grassy embankment on which the arena stands is still a relic of the old national stadium. It mediates between the new building and the historic sports park that surrounds it. Large steps lead up the rampart. They make a visit to the National Arena a bit of a pilgrimage.

Find out more about the National Stadium Budapest. Here you can find an overview of the EURO 2021 stadiums.