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South of Rödelheimer Landstraße


Urban development plan, Office space, Commercial site, Residential space

District:




Representation in the project map (German)

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.

PDF files relating to the project


Project management

Ms. Miriam Kuroczynski

Telephone: +49 (0)69 212 36474
Fax: +49 (0)69 212 30761