Varied and lively district
(Baden-Württemberg)
This project has been put into the archive. The project details will not be updated anymore.
Source: Stadtsanierungsamt Tübingen
The French barracks and trunk road B 27 „Stuttgarter Straße“ had prevented settlement developments in the southern Tübingen district "Südstadt" for many decades. The closure of the French garrison in 1991 and the decision to move the B 27 out of the city created a unique opportunity to develop a new district with 6.500 residents and 2.000 jobs on the site measuring approximately 60 ha.
The framework conditions for a revitalization of a Tübingen inner city wasteland were favourable at the time the military use was given up. There was great demand for favourably-priced apartments. Industrial areas were also scarce at the time. As the topography made discrete dedications of residential and industrial areas difficult, the closure of the barracks had created an inner city land potential for a mixed area featuring both housing and businesses.
Between 1996 and 1999, the project was funded and evaluated as a model project within the research field “Mixed Use in Urban Planning” (Nutzungsmischung im Städtebau) which is a part of the federal research programme “Experimental Housing and Urban Development (EXHUD)” (Experimenteller Wohnungs- und Städtebau).
Source: Stadtsanierungsamt Tübingen
A new “Südstadt” district with housing and jobs is being created in Tübingen (pop. 87.000) since June 1991. Approximately 3.000 people live there at the time of writing. So far, approximately 150 businesses with around 1.000 jobs have been established. The business establishments include 50% services, 20% production and skilled trades, 10% retail and 20% other amenities.
The foundation for the successful reactivation of the military wasteland was already laid before the French army withdrew. The process of finding new uses for the site and vacant buildings via discussions with the administration, politicians and residents had started as early as autumn 1990.
The municipal development office, which had taken on the project development, initiated an urban design ideas competition immediately after the barracks closed. The conversion of the former barracks buildings into apartments, workshops and studios started at the same time in parallel. The military site, which had been inaccessible for a long period of time, was integrated into the city and opened to the public from an early stage via theatre shows, open air cinema, flea markets, dance events etc. Smaller and financially less strong users can realize their ideas in the old buildings.
The legally binding land-use plans grant the builder-owners a relatively high degree of freedom concerning the dimensions of the architectural use. The only elements specified are the floor space figure, the eaves height and an envelope line within which the roof shapes must be contained. This leaves the developer great freedom in terms of the parcelling, architecture and design. The strategy is aimed at enhancing the responsibility for and identification with the district, as well as the creation of a variety of mixed, small-scale uses.
Since 1998, construction cooperatives are preferred in the allocation of plots as Tübingen council was of the opinion that the objective of small-scale uses in a mixed use concept was easier to realize with construction cooperatives than with large property developers. The favourable aspects supporting the steady inflow of new residents, business operations and amenities include the location near the inner city, the relatively low land prices and the demand-oriented parcelling.
Factors making the project more difficult to market include the expenses incurred via demolition, development, public open spaces, infrastructure measures and land acquisition costs. Particularly the costs of weapon and arms removal were underestimated in parts.
A specific problem to currently persist in Tübingen is the B 27 trunk road which impedes the further development of the site. Only if the relocation of the trunk road, which has been the subject of discussions for a very long time, is finally carried out will the not-yet realized measures become possible.
| Year | Event |
|---|---|
| 1991 | Closure of the French garrison, urban design ideas competition |
| 1992 | Start of contamination assessment and remediation |
| 1992 | Development measures |
| 1991 to 1993 | Urban development outline plan picking up again the heterogenic character of the “Südstadt” district and its architectural, social and functional mix in an expanded form |
| 1994 | Land purchase by the council from the federal state |
| 1995 | Allocation of building and land purchase options |
| 1996 | Construction start on new compact buildings with three to five storeys |
| 1996 to 1999 | Participation in the EXHUD research field “Mixed Use in Urban Planning” |
| 1999 | Start of 2nd construction stage |
| 2001 | Architectural award “Deutscher Städtebaupreis“ |
| 2002 | Five of 12 construction stages are in construction, two in preparation, two large quarters have been completed |
| By 2012 | Completion |
Source: Stadtsanierungsamt Tübingen
Source: Stadtsanierungsamt Tübingen
Source: Stadtsanierungsamt Tübingen
Mixed use and wasteland recycling are directly combined in this project. The project in Tübingen Südstadt has succeeded in creating an urban, social, cultural and economic context for a variety of uses. This mixed use is furthermore supported by the structural variety and flexibility in the process.
The mixed use principle is also safeguarded and promoted via planning law. This means that the entire site is dedicated as a mixed area and possible conflicts arising between various users are therefore expected and accepted as a natural element within a lively and varied district.
A significant success factor is the municipal project management which predominantly promotes stakeholders who contribute to the variety of uses but would find it very hard to assert themselves in traditional structures.
The projekt site ist to be found at postal code: 72072 - town: Tübingen - street: Lorettoplatz.
Record inserted on 19.01.2005 by the Federal Institute for Research on Building, Urban Affairs and Spatial Development (BBSR) within the Federal Office for Building and Regional Planning (BBR).
Last update: 25.07.2008
