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Managing higher densities in the ‘Mid-North”

Topic:
Nachverdichtung, Housing
District: Local district:
9, 10
Size of area:
Rund 1.000 Hektar
Project management:

Mr. Torsten Röschlau
Telefon: +49 (0)69 212 47616
Telefax: +49 (0)69 212 30731

Mr. Ingo Lachmann
Telefon: +49 (0)69 212 34404
Telefax: +49 (0)69 212 30731


Project description

Reason for planning
For the City of Frankfurt/Main, boosting densities of existing settlements is an important element in the rapid creation of low-cost housing.
The areas featuring rows of residential buildings dating from the 1950s to the 1970s and the existing settlements built in the 1970s offer the greatest potential for modernization and redevelopment. With the redevelopment of these settlements, the City of Frankfurt intends to actively initiate and further the deliberate increase in densities of existing structures that predominantly have a single owner.
The basis for this is the ‘Frankfurt 2030+’ integrated urban development concept which features the lead project “Frankfurt is redeveloping existing settlements from the 1950s-1970s” adopted by the Frankfurt City Council on November 7, 2019.
The City Planning Department has now begun the implementation of this lead project and to this end is assembling a team to lead the process of boosting densities.

Development area
For the project the densification management team will initially concentrate on the ‘Mid-North’ area with the settlements in the districts of Ginnheim, Dornbusch, Eckenheim and Preungesheim specified in the integrated urban development concept. In the long term, other correspondingly identified areas in Nieder-Eschbach, Bornheim, Sossenheim, Zeilsheim and Niederrad will be addressed.
This prioritization does not rule out densities being boosted other possible areas in the rest of the city, provided they are suitable in terms of the concept and the owners in each case indicate their willingness for the buildings to be redeveloped.

Planning objective
The densification management team’s objective is to investigate the potential for increasing densities in the housing districts in question and to play an active role in managing their redevelopment. The intention is for affordable housing to be realized as quickly as possible. There is every prospect of this happening, as when living space is created on available plots of land there are no costs incurred for acquiring the land.
Particular attention will be paid to current tenants not being forced to move out of their homes as a result of the measures to boost densities.
Constant monitoring of the efforts to increase densities will guarantee that the requisite capacities in terms of childcare centers, schools and other social infrastructure facilities are put in place in good time.
A further objective is, where possible, also to establish everyday facilities such as small stores and service providers in what were previously purely residential areas, thereby stabilizing these districts and creating value added for the current and new residents.
Because in the past projects that have focused on increasing densities have entailed a loss of areas of greenery, yet another objective, in line with dual inner-city redevelopment, is to develop the existing settlements not only structurally, but at the same time bearing in mind the preservation, redevelopment, and qualification of the public open spaces. This also includes careful treatment of the existing trees that define the appearance of the locality, and taking the local climate into consideration.
Densification projects should likewise avoid increasing the often high pressure on parking spaces on public roads, nor should they be at the expanse of public and private areas of greenery.
The individual projects to increase densities should no longer be viewed in isolation, but rather as a whole as part of a larger urban design context. To this end a master plan will be compiled for the ‘Mid-North’ focus area, in which the various requirements will all be addressed, for example the social infrastructure, the linking of open spaces and transport.

Project progress
In late 2019 an inter-departmental working group was set up by the Frankfurt municipal authorities with a view to capturing all the issues pertaining to increasing densities early on and on a broad basis.
The densities management team is currently conducting a survey of the focus area and laying the foundations for drawing up the ‘Mid-North’ master plan. Parallel to this, basic principles and guidelines for increasing densities are being prepared. These will then serve as the joint basis of the collaboration between the City of Frankfurt and the property owners.

On March 3, 2020 a kick-off meeting was held with the owners of large properties in the ‘Mid-North’ focus area to align the City of Frankfurt’s idea and its intentions with regard to boosting densities.
The City Planning Department will report continuously here on progress with regard to the basic principles, guidelines, and master plan, and as soon as initial results are available will also stage public information events.