Online shopping unevenly distributed

Building design
Online shopping increased significantly in 2020.

Online shopping increased significantly in 2020. (Photo: cardmapr via Unsplash)

Most online shopping takes place in these cities: The BBSR has conducted a study on online shopping in Germany.

Corona is not the only thing that has changed our shopping behavior. Online shopping has been growing for several years now. In its BBSR-Analysen KOMPAKT series, the Federal Institute for Research on Building, Urban Affairs and Spatial Development shows how much people shop online.

The Federal Institute for Research on Building, Urban Affairs and Spatial Development has analyzed and published regional data from the Gesellschaft für Konsumforschung on the subject of online shopping. According to this data, the BBSR finds that online shopping is booming, particularly in economically strong cities. People are also buying a lot online in the areas surrounding prospering metropolitan areas. In structurally weak cities and rural districts, on the other hand, people spend less money buying online. The figures for online shopping are comparatively low here.

The data analyzed and published by the BBSR comes from the Gesellschaft für Konsumforschung. It collected regional figures in a total of 17 product groups. These groups include clothing, food, DIY and furnishings. In simple terms, the data shows that online shopping is particularly popular in large cities with strong economies. Retail purchasing power is particularly high here. Accordingly, the figures are much lower in structurally weak cities and rural districts. This leads to the conclusion that people with a higher income also spend more money on online shopping. At least that is how the BBSR sums it up. As in many other areas, the differences in online shopping vary between structurally strong and structurally weak regions.

Leader in the south of Germany

As in the area of real estate prices, the frontrunners in online shopping are in the districts of Starnberg and Munich as well as in the city of Munich and the Hochtaunus district. People in these areas spent the most money on online shopping in 2020. On average, people spent around 1,000 euros a year on shopping for products in online stores. At the other end of the scale are the cities of Herne and Pirmasens. Here, less than 650 euros per person was spent on digital retail. On average, the amount that people in Germany spend on online shopping is around 800 euros.

The differences in online shopping are not only different from region to region. They also differ in terms of the goods. In 2020, for example, Germans invested around 100 euros per inhabitant in online clothing shopping. The districts of Munich, Starnberg and Hochtaunuskreis were also the highest in this area. The lowest figures were recorded in the independent cities of Kaiserslautern, Pirmasens and Herne.

Ordering groceries online

There is a different distribution when it comes to online grocery shopping. Here again, people in the independent cities spent an above-average amount online. Munich again stands out here. In the Bavarian metropolis, citizens invested the largest amount in online retail at around 60 euros per capita. The cities of Frankfurt am Main, Regensburg, Berlin and Hamburg followed in second place. Residents there spent around 50 euros per person on groceries in online stores.

DIY store online

Buying in DIY stores shows a different pattern. Here, people’s spending on online shopping is distributed somewhat differently than in the other product groups. When it comes to buying goods for building, renovating or decorating their own four walls, people from rural areas score higher. Residents of rural regions in Bavaria and some eastern German districts in particular spent a lot of money online in this segment.

Socio-demographic factors influence online shopping

The analysis of the data shows the Gesellschaft für Konsumforschung that purchasing power in online shopping is linked to the settlement structure. This does not mean that there is a clear urban-rural divide. Rather, the amount that people spend on purchasing goods online is high in urban areas. These also include many suburban areas. In contrast, spending on online shopping is comparatively low in sparsely populated and rural areas.

There are also differences between growing and economically strong regions and shrinking areas. Where there is growth and economic strength, people invest a lot of money in online shopping. Overall, the data interpreted by the BBSR shows that spatial patterns have less influence on online shopping than socio-demographic factors.

Opportunities for online shopping

The change in online shopping has progressed over the past two years. As a result of the coronavirus pandemic, many retailers have discovered online sales. Smaller retailers in particular have adapted to the situation and switched to online shopping. Shopping at local retailers is no longer limited to bricks-and-mortar stores, but is increasingly taking place digitally. This is creating new opportunities for retailers, especially in large cities. However, these multi-channel approaches are also important for store operators in small and medium-sized towns. They offer an opportunity to reach more people again. In this way, they help to ensure that residents in rural areas are adequately supplied.

Online shopping is changing our city centers, which still focus on brick-and-mortar retail: Vacancies, monofunctional places … The Verdi trade union is therefore calling for new concepts. You can read Verdi’s demands for our city centers here.

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The Villa Empain in Brussels

Building design
The Villa Empain in Brussels was designed by Belgian architect Michel Polak on behalf of Louis Empain. Photo: RESTAURO

The Villa Empain in Brussels was designed by Belgian architect Michel Polak on behalf of Louis Empain. Photo: RESTAURO

It stands for pure luxury: the Villa Empain in Brussels, designed by Belgian architect Michael Polak in 1930/35. After a long period of neglect, the now listed building was extensively renovated and restored. The Boghossian Foundation was awarded the Europa Nostra Prize for its work

It stands for pure luxury: the Villa Empain in Brussels, designed by Belgian architect Michael Polak in 1930/35. After a long period of neglect, the now listed building was extensively renovated and restored. Fondation Boghossian received the Europa Nostra Prize for this work

In 1929, at the age of just 22, Baron Louis Empain launched his project for the Villa Empain on Avenue des Nations in Brussels, now Avenue Franklin Roosevelt. Louis was the second-born son of the businessman Baron Édouard Empain (1852-1930), who is still best known today in France for the construction of the Paris Metro (with the Art Nouveau entrance buildings by Hector Guimard): but Édouard Empain was not only the founder of the “Compagnie générale des
Railways à Voie étroite”, which bought up railroad lines in Belgium, France and the Netherlands, but also built others in the Caucasus, the Ottoman Empire and China. In 1904, Édouard Empain became the majority shareholder of the “Ateliers de Construction électrique du Charleroi (ACEG)” and took over the Cairo tramway company. In addition to shareholdings in industrial companies, banks and holding companies, his empire also included several marble quarries. However, his enormous fortune came from the exploitation of the Belgian colony of Congo. Personal protection from King Leopold II enabled him to establish a raw materials empire in the so-called Congo Free State in Central Africa. Édouard Empain died in 1929.

His son Louis loved architecture, was a patron of the arts and had a soft spot for Bauhaus as well as Art Nouveau. His villa therefore reflects various trends: Some ornaments are indebted to Art Nouveau, the luxurious materials to Art Deco, while the clear, geometric lines speak for modernism. Louis Empain commissioned Michel Polak (1885-1948), who had made a name for himself in Brussels at the time with the construction of large and luxurious residential complexes (Résidence Palace, 1922/28), with the design. The Belgian architect was responsible for many projects in the Belgian capital, including the Atlanta (1928), Terminus-Albert I (1929) and Plaza (1930) hotels, the Anspach department store (1935) and the headquarters of the Compagnie d’Entreprises électriques Électrorubel (1933).

High-quality materials in the Villa Empain

The high-quality materials in the 2,500 square meter Villa Empain stand for pure luxury: the façades are clad in polished Baveno granite and the brass edge protection strips are covered in gold leaf. Inside, there is Escalette and Bois Jourdan marble, marbled palu wood from India, manilkara from Venezuela, paneling made of polished bubinga root wood, walnut and walnut root wood, rosewood and oak. There were also elaborate glass mosaics, the backlit glass ceiling “The Milky Way” by French glass painter and designer Max Ingrand and his wife Paule, as well as magnificent wrought iron and decorated stained glass. The swimming pool, which extended the living area of the villa, was not only an aesthetic highlight at the time, but also ultra-modern. It had a centrifuge that pumped the water through a filter device and a thermostatically controlled heating system. A valve specially adapted to the circulation pump made it possible to clean the pool with a portable vacuum hose.

After its completion, the now listed building caused a sensation in the early 1930s. However, Louis Empain is said to have only lived in his villa for one year, as he moved to Canada in 1934. In 1937, Louis Empain bequeathed the villa to the Belgian state on the condition that it could only be used as a museum. However, the Second World War put an end to these activities.

After various uses – for example, the Soviet embassy had its headquarters there for unexplained reasons – Louis Empain sold the villa to the Armenian tobacco producer Tcherkezian, who lived in the USA, in 1973. He in turn rented the property to the Luxembourg television station RTL, which had set up shop in Brussels (1980 to 1993). The villa then fell into increasing disrepair. In 2001, it was placed on the list of buildings worthy of protection in Brussels, and in 2006 it was purchased by the Boghossian Foundation, which restored it at great expense under the direction of architect Francis Metzger.

The villa has been a listed building since 2007, is home to the internationally active Fondation Boghossian and is used for exhibitions. The Portrait of a Lady show can be seen there until September 4, 2022. The “Portrait of a Lady” exhibition can be seen at the Villa Empain until September 4, 2022. With eighty-five selected works of art, the show offers a contribution to the feminization of art.

Automated Design Briefing via Natural Language

Building design
grayscale-photo-of-a-building-near-water-G6-jqf8-hKk
Architecture meets modernity: an atmospheric black and white photo of a building by the water, taken by Mihai Surdu from Bucharest.

Automated Design Briefing via Natural Language: What’s the truth behind the dream of a voice-controlled start to the design process? Caught between AI fairy tales and a real push for productivity, the construction industry is on the verge of a transformation that’s electrifying the profession—and making some people nervous. Anyone who thinks ChatGPT and the like could relegate architects to the role of sidekicks hasn’t understood the game. It’s time to debunk the myths and find out just how much digital power is really behind automated design briefings—and what that means for practice in Germany, Austria, and Switzerland.

  • Automated design briefings via natural language are revolutionizing the interface between humans and machines in the architectural process.
  • AI-powered systems enable the translation of complex requirements into precise design parameters—all in a matter of seconds.
  • The trend is global, but the DACH region is still approaching it cautiously: the pressure to innovate clashes with regulatory reluctance.
  • Digital tools promise greater efficiency, transparency, and traceability in the design process—but they also bring new risks.
  • Sustainability is a key driver: Automated briefings can integrate environmental goals early on and advance simulations.
  • Technical expertise, data literacy, and an understanding of processes are the new essentials for architects and planners.
  • Criticism centers on black-box systems, potential bias, and the creeping standardization of creative work.
  • The future? A hybrid approach to planning in which people, algorithms, and context interact as partners.

Voice commands instead of specifications: The paradigm shift in the design briefing

Until just a few years ago, the design briefing was a ritual involving Excel spreadsheets, email chains, and meeting minutes. The client described the vision, the architect interpreted it, and the engineer made corrections. It was a game of misunderstandings that took a toll on time, costs, and nerves. With the advent of natural language processing in the construction world, this prelude takes on a new dynamic. Now, a single sentence like “Design an energy-efficient office building with 4,000 square meters of gross floor area, flexible use, and a green roof” is all it takes—and the machine gets to work. What sounds like science fiction is now a reality in pilot projects across Europe. AI-powered systems analyze the requirements, convert them into standardized parameters, and automatically initiate the first design steps. The language barrier between the client, the design team, and the technical staff becomes a minor issue.

But what does this look like in practice? In practice, automated design briefing means that natural language—spoken or written—serves as input for digital planning tools. AI engines, trained on vast amounts of construction and design data, extract relevant information from the requirements: floor area programs, sustainability goals, technical standards, and urban planning guidelines. Within seconds, this information is used to generate digital models, variant studies, or even initial BIM structures. The once overwhelming flood of information that planners had to painstakingly filter through is now pre-sorted and processed by algorithms. What remains is a radically accelerated and precise start to the project—at least on paper.

The vision goes even further. In the future, planners could input their preferences and constraints directly into the system, which would then generate design proposals, simulate alternatives, and even identify critical conflicts of interest. The dialogue with AI becomes the basis for planning. This sounds like creative disruption, but it also carries the risk that the architect will be reduced to an editor of a prefabricated modular system. The question is: Who is actually controlling whom here? And how much leeway remains for what used to be called “creativity”?

This development is sparking heated debates, particularly in Germany, Austria, and Switzerland. Some see automated briefings as the long-awaited solution to labor shortages, increasing complexity, and tight budgets. Others warn of creeping standardization, in which individual artistic flair and contextual knowledge fall by the wayside. The truth lies—as is so often the case—somewhere in between.

What is indisputable is that automated design briefings via natural language are revolutionizing planning communication. They are transforming the exchange between the client, the planning team, and the machine. Anyone who wants to have a say in the industry today cannot ignore this topic. The question is no longer whether these tools are coming, but how—and with what consequences—they will shape the culture of architecture.

Technology on the Rise: AI, Data, and the New Practice of Architecture

At the heart of automated design briefings lies artificial intelligence. It forms the backbone that understands and interprets natural language and translates it into technical specifications. Language models such as GPT, BERT, or specialized architectural AI systems are fed massive datasets: standards, building codes, spatial typologies, sustainability criteria, and empirical data from projects. The result is a knowledge base that no longer resides in the mind of the experienced planner but in the machine’s neural network. This may sound like a loss of control, but above all, it means that the quality of the output depends on the quality of the input.

In Germany, Austria, and Switzerland, the first systems are in pilot operation. Large firms are experimenting with AI-supported project initiation, while universities are conducting research on semantic interfaces for design parameters. Much of it is still in beta, and some of it is just a gimmick—but the trend is clear. The DACH region, traditionally averse to technology and enamored with regulations, is tentatively approaching automated planning. The reasons are manifold: cost pressures, a shortage of skilled workers, a desire for greater transparency, and a new generation of planners who have grown up with digital tools.

Internationally, the trend is already further along. In the U.S., China, and Scandinavia, AI-based briefing tools have long been part of the market. Start-ups are emerging there that promise to automatically deliver functional floor plans, variant comparisons, and even sustainability analyses with just a few sentences. The DACH region is observing, adapting, and hesitating. On the one hand, no one wants to be left behind; on the other, concerns about data protection, liability issues, and the fear of a loss of quality are holding them back. The result is a brake on innovation that is only slowly being released.

From a technical standpoint, the hurdles are high. It requires semantically precise speech recognition, robust interfaces with BIM tools, and a consistent data structure. Errors in interpreting requirements can have serious consequences—ranging from incorrect space allocations to costly design flaws. That’s why many firms are turning to hybrid approaches: humans and machines work in tandem—AI makes suggestions, while the planner reviews, evaluates, and corrects them. Trust isn’t built by technology alone, but through transparency and traceability in the process.

The new tools are not a surefire success. They require a high degree of data literacy, process understanding, and technical expertise. Anyone who embraces natural language briefing must be as fluent in the language of AI as in the language of the client. The future of planning is digital, but humans remain the translators between these two worlds.

Sustainability and Efficiency: Automated Briefing as a Lever for Green Architecture

In times of climate crisis and resource scarcity, sustainability is becoming a central criterion for construction projects. But how can ecological goals be integrated into the design process early on and consistently? This is precisely where automated design briefings via natural language unleash their potential. These systems are capable of extracting sustainability requirements directly from the project brief—and embedding them as design parameters before the first line is drawn.

Here’s an example: The client requires a minimal carbon footprint, high energy efficiency, regional building materials, and flexible future use. The AI translates these requirements into measurable criteria, generates design variants with different construction methods, simulates life-cycle costs, and suggests material options. The planner receives not just a single proposal, but a whole range of solutions that can be optimized according to ecological, economic, and functional goals. What used to take weeks of research and coordination now happens in minutes.

The circular economy also benefits. Automated briefings can take into account demolition options, recyclability, and material passports as early as the design phase. The AI is familiar with Cradle-to-Cradle standards, filters suitable building materials, and highlights conflicting objectives. As a result, sustainability is no longer just a token gesture at the end of the process, but an integral part of every design decision.

In the DACH region, expectations are high, but implementation still has room for improvement. While progressive firms in Zurich and Vienna are carrying out their first projects using AI-supported sustainability briefings, German planners are mostly experimenting in isolated pilot environments. The obstacles are well known: a lack of data standards, insufficient transparency in methodology, and concerns that environmental goals might be sacrificed in favor of efficiency. Yet the pressure is mounting. Anyone serious about sustainable architecture will find a powerful ally in automated briefings—provided the systems are open, transparent, and tailored to local contextual conditions.

Ultimately, the conclusion is clear: the quality of sustainable planning is not determined by the materials or the energy performance certificate, but begins right at the briefing stage. Digitizing ecological intelligence yields speed, depth, and comparability. AI is not a green savior, but a catalyst for planning that finally makes ambitious goals measurable and negotiable.

New Roles, New Risks: How Automated Briefings Are Changing Architecture

Automated design briefings via natural language are not only revolutionizing processes but also reshaping roles in the construction industry. The traditional architect as a creative soloist is becoming a curator, facilitator, and data strategist. The ability to precisely formulate requirements, evaluate AI-generated proposals, and mediate conflicting goals is becoming a crucial skill set. Those who master the game gain influence. Those who wait and see risk being overwhelmed by automated standard solutions.

But the new tools also bring new risks. Black-box systems are susceptible to bias, errors in speech recognition, or algorithmic distortions. What if the AI systematically disadvantages certain user groups because it fails to recognize or misinterprets their requirements? What if creative solutions are excluded from the model in favor of standard parameters? The danger of creeping standardization and a decline in architectural diversity is real. The industry faces the challenge of striking a balance between efficiency and individuality.

Another point of criticism concerns transparency. Who is liable if automated briefings lead to planning errors? How can one trace which data and assumptions were fed into the AI? In the DACH region, mistrust of non-transparent systems is particularly pronounced. That is why many firms are turning to hybrid approaches: humans and machines work together, and AI remains a tool, not a decision-maker. This is the only way to secure the trust of clients, the public, and the profession itself.

Visionaries in the industry see automated briefings as an opportunity for a new, democratic design culture. When systems are designed to be open, explainable, and participatory, they can simplify participatory processes, objectify the basis for decision-making, and foster creativity among all stakeholders. Skeptics, on the other hand, warn against a creeping subjugation to technocratic logic, in which architecture becomes a product rather than a process.

The truth is: This transformation is unstoppable. Those who actively shape it can use the new tools to achieve greater quality, sustainability, and transparency. Those who resist will be overtaken by reality—and will ultimately have to come to terms with the results of algorithms beyond their control.

Global Trends, Local Realities: Where the DACH Region Stands—and What’s Still Missing

Worldwide, automated design briefings via natural language are on the rise. In the U.S., China, and Scandinavia, ecosystems of startups, software providers, and research institutions are emerging that are radically digitizing the design process. The tools are becoming more intuitive, the interfaces more open, and acceptance within the industry is growing. International competitions, global construction conglomerates, and agile developers are driving this progress forward. By comparison, the DACH region is still in its infancy—with all the advantages and disadvantages that entails.

In Germany, Austria, and Switzerland, it is primarily large architectural firms that are taking their first tentative steps. The majority of planners are observing, conducting selective tests, and waiting to see how the regulatory framework develops. Data protection, liability, copyright, and regulatory certainty are key issues that are slowing down innovation. Added to this is a traditionally high regard for individualized design and quality craftsmanship—a cultural asset that cannot be easily translated into algorithms.

There is a lack of standardization, interoperable interfaces, and open data platforms. Existing solutions are often isolated systems that cannot scale beyond the individual firm. Many planners shy away from the effort required to adapt processes and expertise for AI systems whose benefits will only become apparent in the medium term. The pressure to innovate is there, but the courage to make a radical shift is still too often lacking. The result: The DACH region remains a bystander while the rules of the game are being rewritten elsewhere.

Yet there are glimmers of hope. Pioneers in Zurich, Vienna, and Munich are testing AI-supported briefings for sustainable neighborhoods, smart housing projects, and adaptive office environments. Research projects at universities are developing semantic interfaces that automatically translate requirements into BIM models. Startups are bringing a breath of fresh air with tools that simplify day-to-day planning. The momentum is building—but it needs to reach a broader audience.

The future lies in hybrid ecosystems: people, machines, and context form a new triangle of planning. Those who invest now in data literacy, process knowledge, and openness can set the course for an architecture that is digital, sustainable, and yet remains individual. The rest? They’ll be left behind by reality.

Conclusion: Automated briefing is more than just a tool—it’s a cultural shift

Automated design briefing via natural language is not just hype, but a paradigm shift that is fundamentally transforming the construction industry. The technology promises efficiency, sustainability, and transparency, but it also demands new skills, responsibilities, and a critical understanding of the limits of AI. In Germany, Austria, and Switzerland, the transformation is noticeable but far from complete. Those who seize these opportunities can elevate the quality and speed of planning to a new level. Those who wait and see risk being swept away by the next wave of digital innovation. The future of architecture is hybrid, data-driven, and participatory—provided we have the courage to actively shape this transformation.