Urban renewal in Wolfsburg
"Die Höfe" redevelopment area
The listed residential area "Die Höfe" is one of Wolfsburg's oldest residential complexes and was included in the federal and state funding program "Städtebaulicher Denkmalschutz" (since 2019 "Lebendige Zentren") in 2015. In March 2016, the redevelopment area "Die Höfe" was formally designated by the Wolfsburg City Council. The redevelopment area comprises the core area of the entire Höfe area. As a group of buildings, including the open spaces, this is a listed ensemble. The redevelopment area resembles a rectangle, delimited by Schillerstraße to the east, Heinrich-Heine-Straße to the south, Lessingstraße to the west and Goethestraße to the north. The aim is to preserve the historical character of the area and at the same time to further develop the existing buildings and open spaces in line with the preservation order. 1,957 people live in the courtyards (as at 30.06.2022).
"Die Höfe" redevelopment advisory board
The next meeting of the "Die Höfe" redevelopment advisory board will take place on Tuesday, September 10, 2024 at 5 p.m. in the redevelopment office, Schachtweg 12 in Wolfsburg. Among other things, reports will be given on the outlook for further redevelopment activities and the status of the individual projects. The meeting is open to the public and guests are welcome.
| Origin | Between 1938 and 1941 |
| Inhabitants | 1957 (status: 30.06.2024) |
| Utilization | Predominantly residential location with a variety of uses in the form of stores, services and social facilities |
| Redevelopment area since | 2015 |
| Funded by | Federal and state funding program "Vibrant centers" |
The green courtyards in the redevelopment area form an unusual and high-quality residential environment in the immediate vicinity of the city center due to their urbanistic conciseness and their semi-private/semi-public character. With their internal network of paths, the small widenings and the spatial interplay between public and private areas, they are an unmistakable component of Wolfsburg's inner-city open spaces.
The area of the courtyards is an important historical testimony to Wolfsburg's settlement history. It should be preserved and is therefore a listed building. However, as considerable structural and structural deficiencies have been identified in the characteristic buildings that are worthy of preservation and the public open spaces have a low quality of stay in some cases, the city council has approved the "Die Höfe" redevelopment area for part of the settlement. Redevelopment objectives and measures were defined to improve the quality of living and amenity.
These include structural measures to upgrade the existing buildings and design measures to improve the green and open spaces. Some measures have already been implemented, such as the renovation of the façades in Stormhof and Ganghoferstrasse. The design of part of Goethepark has also been completed. Since 2015, the city has received funding from the urban development funding program "Städtebaulicher Denkmalschutz" (since 2019 "Lebendige Zentren"), which is intended in particular to offset the additional costs of the renovation measures associated with monument protection. NEULAND has further refurbishment projects in the pipeline for the coming years, but the design of the inner courtyards will also continue to be a focus.
With the council's decision on March 16, 2016, "Die Höfe" became a formally designated redevelopment area.
Demarcation of the "Die Höfe" redevelopment area
With the inclusion of the "Die Höfe" redevelopment area in the urban development funding program "Städtebaulicher Denkmalschutz" in 2015 - transferred to the new "Lebendige Zentren" program in 2020 - financial support from the federal and state governments was secured to provide significant impetus for upgrading the area.
Before the first visible measures could be implemented in the "Die Höfe" redevelopment area - such as the refurbishment of the residential buildings in line with heritage requirements or the redesign of Goethepark, including the Goetheschule square - the planning basis first had to be developed. In 2010, for example, a preparatory study first had to examine whether the conditions for the designation of a redevelopment area existed at all. The urban development framework plan for the "Die Höfe" redevelopment area was published in 2018. The most important overarching planning principles for "Die Höfe" are presented in more detail below.
In 2010, preparatory investigations (VU) were completed for the "Die Höfe" area in accordance with Section 141 of the German Building Code. The aim of a preliminary investigation is to obtain assessment criteria that enable a decision to be made on the need for redevelopment. The structural and urban development conditions and contexts as well as the general objectives to be pursued and the feasibility of the redevelopment are examined.
The following objectives were derived from this:
- Creation of energy, economic and housing conditions tailored to the location in order to preserve and further develop the listed ensemble.
- Adaptation of the housing supply ("demographic change", "accessibility", "energy efficiency upgrades", etc.).
- Upgrading of the public space for the residents ("liveable living environments that preserve the ensemble") and the city as a whole ("attractive public streets and squares").new concept for the design and management of the semi-public open spaces and tenant gardens.
- spaces and tenant gardens.
- Adaptation of the structural and open space conditions in the sense of "mobility for all", e.g. development of concepts to promote non-motorized or integrated neighbourhood-related mobility concepts with Neuland as the major owner and Wolfsburg's transport companies.
The VU for "Die Höfe" was completed in September 2010. As a result, the need for redevelopment of the area was confirmed, so that the "Die Höfe" redevelopment area was formally established. The corresponding redevelopment statutes came into force on 24.03.2016
The study on the historical significance of the open space in the "Die Höfe" area was an in-depth examination of the preparatory study (2010).
The original plans of the planner Wilhelm Heintz for the open space design were compared with the current state in order to be able to harmonize the future plans for the design of the residential environment with the issues of monument protection.
As a result, recommendations were formulated for future design measures in the neighborhood's residential environment, which are to be taken into account in the further redevelopment process. These include, for example, that future measures in the residential environment should always be based on the original planning idea.
Background
The upgrading and further development of the city center is a key objective of Wolfsburg's urban development. With the Porschestraße master plan, the subsequent conversion of the pedestrian zone and the current projects in the Nordkopf area, key areas of the city center are already being redesigned and sustainably developed.
To ensure that Wolfsburg continues to live up to its function as a regional center in the future, Wolfsburg's city center should and must be considered and further developed beyond the current projects. For this reason, the Wolfsburg City Council decided on March 5, 2008 to draw up an Integrated Development Concept (IEK) for the "Western City Center Action Area".
Definition
An integrated development concept is a strategic concept for an urban area that defines an overall strategy and implementation goals on the basis of an analysis of the current situation. This strategy can be broken down into several fields of action and must be underpinned by corresponding measures.
Implementation
The aim of the city of Wolfsburg was to implement and update the development goals of the urban structure concept for the inner city at the district level of the western inner city. On the basis of the existing situation surveys and the participation of relevant stakeholders, an urban development model and the sectoral objectives and fields of action were developed. The results of the analysis, the target planning and the initial projects for the western inner city action area were presented to the City of Wolfsburg's Building and Planning Committee on August 19, 2010.
The office complan Kommunalberatung Potsdam was commissioned by the city of Wolfsburg to develop the urban development framework plan "Die Höfe" between 2016 and 2018.
The framework plan is an informal planning instrument. However, the city council has committed itself and the administration to its implementation and compliance through a resolution. The framework plan contains a catalog of measures for the four key areas: listed residential location, open space, sustainable mobility and participation and involvement, for which the residents' comments, suggestions and wishes were also taken into account.
The aim is to transfer the measures developed to other, similar areas in the area and other "courtyards" outside the redevelopment area.
- Urban development framework plan "The courtyards
- Council resolution on the implementation of and compliance with the framework plan
The refurbishment and safeguarding of the historic and listed building stock is an important refurbishment objective. Between 2018 and 2021, refurbishment measures have therefore already been carried out on the buildings at Stormhof 5, 10, 12, Stormhof 1-3 and Ganghoferstrasse 11-15, which are in need of modernization and repair. In total, over 50 residential units have been refurbished. The individual areas affected included the box-type double windows, entrance doors, balcony parapets, sandstone walls and shutters, and the façades were also repaired and repainted. The renovations were carried out without the apartments having to be vacated. The subsidy for modernization and restoration was calculated on the basis of the lump-sum amount determined in a pilot project for the additional expenditure required for listed buildings. The measures secured the buildings and thus their residential use.
In November 2022, five further contracts for modernization and refurbishment were concluded between the city of Wolfsburg and NEULAND. The aim was to systematically continue the refurbishment, initially in the buildings Immermannhof 1.5, Immermannhof 2-6, Immermannhof 7-10, Schillerstrasse 15-19 and Schillerstrasse 11-13. Due to contaminants found in the window paints and putty shortly after the contract was signed, the refurbishment could not be carried out as planned. The city of Wolfsburg and NEULAND then jointly decided to carry out the necessary pollutant remediation as part of a pilot project in Schillerstrasse 11-13 in order to gain insights for further remediation. The pilot project was carried out in 2023.
The aim is to continue the remediation in other buildings.
The design of the square at the Goetheschule (music school) is an important impulse-giving measure that is part of the urban development framework plan "Die Höfe". The new multifunctional neighborhood square serves to provide access to the school, as a playable area for the building's users and also to enhance the green design of the reduced open spaces of Goethepark. It also provides access to the adjacent residential area. The 2nd construction phase (2nd BA) comprises the following individual measures: Design of the neighborhood square and renewal of the drainage, upgrading of the remaining areas of Goethepark as a green space, conversion of the east-west path connection as barrier-free access by creating a ramp, barrier-free terrain modeling from the neighborhood square to the east-west path connection, construction of barrier-free access to the building, renovation of the building base and foundations as part of the uncovering during the conversion of the outdoor facilities, renovation of retaining walls on the neighborhood square, construction of new escape routes from the cultural gymnasium and the renewal of the lighting systems on the neighborhood square and the east-west path connection.
The project was completed in 2021. The 1st construction phase (1st BA) comprises the creation of the access situation and the parking lot in the northern part. Implementation is still pending.
The Innenhof 2.0 workshop process was carried out with the participation of local stakeholders and residents of the courtyards and concluded in August 2018. Stefan Bernard Landschaftsarchitekten (SBL) from Berlin emerged as the winner. The office was subsequently commissioned to develop a design guideline and equipment catalog for the open spaces in the courtyards. As a result, design elements were proposed. Taking into account a holistic conceptual approach, these include seating, storage elements, play elements and communal boxes. The design guidelines and equipment catalog form the basis for the resolution of the funding guideline for the small-scale upgrading of the inner courtyards (see below) and ultimately the qualification of the open spaces in the courtyards.
During the development phase, numerous coordination meetings took place between the City of Wolfsburg, in particular with the monument preservation authorities, NEULAND, the redevelopment management and the processing team. The design guidelines and equipment catalog were completed in December 2021. The document is available for download here.
The municipal funding guideline forms the legal basis for the implementation of measures in open spaces. Among other things, it regulates the principles of funding, the eligibility of measures, funding quotas and the special obligations of the owner. Modernization and repair contracts can now be concluded between the city of Wolfsburg and NEULAND as the owner on the basis of the guideline. In 2024, the so-called Hof 2 (Immermannhof) will be the first to be qualified on the basis of the design guidelines and equipment catalog.
The Wolfsburg City Council has adopted the municipal funding guideline for the upgrading of the courtyards/open spaces in the "Die Höfe" redevelopment area.
In preparation for the building renovations (see above), a municipal funding guideline was adopted at the beginning of the overall measure, on the basis of which the necessary modernization and repair contracts were concluded between the city of Wolfsburg and NEULAND.
At the level of the state of Lower Saxony, a new version of the urban development guidelines was adopted in 2022, making it necessary to update the municipal funding guidelines in Wolfsburg. One of the new features is the limitation of the funding rate to 40% of the total costs (up to €125,000) for listed buildings. If the total costs exceed the amount of €125,000, a total return calculation must be carried out.
The updated funding guidelines for modernization and repair measures on buildings will be published here once they have been adopted by the Council.
Applications and approval under redevelopment law
In order to ensure that the redevelopment objectives previously defined for the redevelopment area are achieved, certain projects and processes are subject to approval. The so-called redevelopment permit must be obtained in addition to any building permit that may be required. The legal basis for this is the German Building Code (BauGB) - more specifically, Section 144 Projects and legal transactions requiring approval and Section 145 Approval.
What do I need approval for under redevelopment law?
Owners must obtain approval under redevelopment law if, for example, they
- want to erect a building, intend to change the use of a building (e.g. conversion of an apartment into an office)
- want to carry out repairs and modernization measures on existing buildings that entail significant or substantial value-enhancing changes, but for which no building permit is required
- want to demolish a building, sell or divide their property or create or sell a heritable building right
- conclude a rental or lease agreement where the agreed term exceeds one year in the case of a fixed term, with an indefinite contract term and the notice period is longer than one year, or is limited to longer than one year in the case of a contract extension
- wish to register a building charge or divide or merge a property,
- wish to encumber a property with a land charge or mortgage.
This list is not exhaustive. It is therefore recommended that you contact the redevelopment authority (Mr. Malewicz, Tel: 05361 28-2987) before taking any action or entering into any legal transaction.
"The courtyards" redevelopment advisory board
The "Die Höfe" redevelopment advisory board was elected for the first time in 2019 and is an honorary body that continuously monitors and advises on the implementation of the redevelopment in the "Die Höfe" area. The redevelopment advisory board is elected for three years. The advisory board sets its own rules of procedure.
To ensure continuity, the redevelopment advisory board meets at regular intervals (3-4 meetings per year). All plans and measures affecting the redevelopment area can be discussed at these meetings. The information on the individual plans and specialist topics is prepared and presented accordingly by the Urban Planning and Building Consultancy division.
The composition of the redevelopment advisory board should ensure that the different interests from the redevelopment area are also reflected in the redevelopment advisory board. This is why it is made up of the administration and various interest groups.
The redevelopment advisory board meets in public so that all interested parties can attend, raise issues and take part in the discussion. The redevelopment advisory board does not make any binding decisions, but it can influence politicians and the administration with its recommendations and make the ideas of residents from the neighborhood heard
Opportunities for participation
Would you like to be informed about further events and plans in the "Die Höfe" redevelopment area? Then you can leave your e-mail address here.
Note: By entering your e-mail address, you agree to receive further information on the redevelopment of the "Die Höfe" redevelopment area from the City of Wolfsburg or the commissioned redevelopment agency. Your e-mail address will not be passed on.
Redevelopment management
Since January 2016, the redevelopment management of S.T.E.R.N. - Gesellschaft der behutsamen Stadterneuerung mbH - from Berlin has been supporting the city of Wolfsburg in the redevelopment of the "Die Höfe" area. The S.T.E.R.N. employees are working closely with local stakeholders, which is also reflected in the good cooperation with the redevelopment advisory board.
A redevelopment office has been set up for the district, where Mr. Vos is available as project manager for personal queries. Mr. Pump-Uhlmann and Mr. Pröttel advise the owners as district architects.
The main tasks of the redevelopment management in the courtyards include monitoring measures and supporting the city of Wolfsburg in the preparation of further renewal measures as part of the Lebendige Zentren funding programme as well as public relations work and the organization and support of the redevelopment advisory board meetings.
Schachtweg 12 redevelopment office
The city of Wolfsburg uses the redevelopment office at Schachtweg 12 primarily for events and consultations relating to the "Handwerkerviertel" and "Die Höfe" redevelopment areas.
The redevelopment office is open regularly every Tuesday. You can best reach us during office hours from 10.00 to 13.00 and 14.00 to 17.00. We look forward to your visit!
In addition, the redevelopment management team will also be happy to provide you with information and advice on the "Die Höfe" redevelopment area by telephone and e-mail. The office can be contacted by telephone on 05361 28-1853 and by e-mail at sanierung-hoefe@stadt.wolfsburg.de.
In addition, you can reach Mr. Vos as the first point of contact for the redevelopment management outside office hours by telephone on 030 44363650 or by e-mail at vos.benedikt@stern-berlin.de.
Contact person:
City of Wolfsburg
Urban Planning and Building Consulting Division
Porschestrasse 49
38440 Wolfsburg
Telephone: 05361 28-2165
E-mail: sekretariat.06@stadt.wolfsburg.de
Katharina Peters
Phone: 05361-28 1674
E-Mail: katharina.peters@stadt.wolfsburg.de
Christian Teigeler
Phone: 05361-28 1677
E-Mail: christian.teigeler@stadt.wolfsburg.de
Redevelopment management:
Benedikt Vos,
S.T.E.R.N. GmbH
Phone: 030 - 44363650,
E-mail: vos.benedikt@stern-berlin.de