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Exchange of experiences III - double towns (historical town centre and new districts built during the GDR) Results of and experiences with implementing town development plans for stabilizing towns in the state of Brandenburg

In 1991 the SVV decided to transform the type of an own factory "building company" into the Wobra limited liability company.

When the Wobra was founded in 1991, there were 15.408 accommodation units and 260 employees. Today we have got 7059 accommodation units and 40 employees. 2089 of the 7059 accommodation units are situated in Hohenstücken, a district build in the then modern GDR style. 2192 accommodation units are in the historical city centre.

Almost all towns in Eastern Germany are in a developing stage at the moment displaying the following trend:

a decreasing population
loss of employment and migration to the old states
migration to the surrounding countryside
increase in accommodation units standing empty
jeopardizing of housing companies
shrinkage of social and technical infrastructure

this development did not pass Brandenburg an der Havel in the past and will not in the future
the Wobra, however, is the first number of the housing economy in Brandenburg an der Havel; solving concrete problems the Wobra met the challenge of urban development
since 2004 (starting 2008) the Wobra has recognizably forced its demolition programme. From 2004 until the end of 2005, 737 accommodation units were pulled down. 312 of these were situated in the GDR style district Hohenstücken

The following items were important for the Wobra:

economic constrains
defining a core are and reducing the Wobra to its core business area
Brandenburg an der Havel´s rebuilding at a complete standstill
Possible expiration of government aid
Discharge of prior debts
Reducing extremely high vacancies

In 2008 the demolition programme with almost 1400 pulled down accommodation units is concluded.
Pulling down and selling vacant accommodation units we have managed to stop an increase of vacancies during the last 2 years. Vacancies were even reduced by 5 %.
The Wobra portfolio is characterized by a high extent of diversification, this means that the securities of the Wobra - in contrast to its competitors- are spread over the whole city zone of Brandenburg an der Havel.
This can well be a chance for the Wobra because of a further dramatic shrinkage in the Hohenstücken and Nord district, which is starting at the moment, as well as because of the new trend "back to the historical town centre". People giving now preference to accommodation units in the historical town centre have caused the Wobra to increase its own stock, particularly in the historical town centre, since 2005.

In case of a necessary notice to quit because of demolition, the Wobra is straight away able to offer an adequate accommodation unit to the tenant in the same or in another part of the town.
It is possible to deliberately guarantee a high level of rentals.
Maintenance costs can be carried out more effectively.

very often prospects also mean changes and jeopardy
especially concerning our tenants who are affected by the development of the town we do have to act very carefully

an early flow of information is essential

individual information is essential
assembly of the district
measures creating a sense of identity e.g. district party, office hours in the district

Concerning this exposition the question arises if demolition, in the GDR style districts Hohenstücken, is the only possible way for people responsible of the housing market.
The Wobra´s answer to this is a definite NO.
The development of the city is more than demolition.
Besides the reduction of accommodation units in the GDR style district Hohenstücken, the revaluation of our old buildings in the historical town is of major importance.

the keyword is "shrinking town"
in the long run focusing on attractive housing locations like the historical city centre of Brandenburg an der Havel
strengthening of the city centre as housing location

After 2 years of only pulling down accommodation units the Wobra now has to revive the historical city centre, the pillar of town development since 2005 the pillar of demotion is a s important for the Wobra as the reviving of the historical city centre.
redevelopment plans for the historical city centre

attractive offers are possible for people moving away from districts that are pulled down
to meet the demand for redeveloped living-space in the historical city centre
to bring to live a traditional district in the very centre of the historical city centre
an image change for our company: from the "demolition company of the GDR style district Hohenstücken" to the "accommodation unit provider for the whole of Brandenburg"

This is how we define "living in Brandenburg"

now one may ask if the Wobra is ready to mentally as well as to economically say goodbye to the GDR style flats in Hohenstücken
a definite NO
establishing a core area of the Hohenstücken makes the following possible

a deliberate investment in the core area
vacancies are reduced to an economically tolerable extent
measures concerning the surrounding area of the accommodation units are not a potential investment ruin because of later demolition

but also more complex issues can be looked at because of a possible long-range planning. provided by the Wobra

reliable social and cultural infrastructure (e.g. schools, day nursery, health care system)
a guaranteed economic and sustainable supply of energy with a declining follow-up budget
a guarantee of sufficiently high technical and hygienic standards in the water supply and drawing off sewage with a reduced speed of the water respectively sinking throughput
maintenance of economical viable public transport systems

basically it is all about a reversed process of former processes of growth and increase
This is why it makes even more sense to integrate the providers.

The just mentioned measures not only enabled us to highly contribute to the stabilization of our city, but also to stabilize and save our company, that in 2003 after all still had a 13 million Euro net loss as well as a 6.5 million Euro negative own funds.

This is also a success of the ARGE city development of Brandenburg an der Havel. ARGE has been successfully working for a year.

Topic 4 - Problems and difficulties:

According to the town government, applications for the eligibility for aid concerning demolition have to be compatible with the town rebuilding programme otherwise a reduction of accommodation units will not be granted. Prolonged process!
Expert groups are asked about decisions concerning demolition, therefore only after a positive decision of the town planning authority, the individual application for a reduction of accommodation units can be forwarded to the Land (time element).
For a further development of the town development programme, teams were formed for each section.
Concerning reduction plans in the historical city centre, housing companies are again and again influenced by external circumstances.

A consequence could be that, for example, all of a sudden there is somebody interested in buying accommodation units, architects initiate a mediagenic collection of signatures (e.g. Kurstr. 5), and so damage the image of the company, what will be known beyond the borders of the town. This is why the Land hesitates to issue individual applications for town objects

Demolitions in the city centre are very expensive. Estate neighbour´s claims because of the reduction of parts of the facade of neighbouring houses are displayed and they are financed by the reduction flat rate. There is an increasing member of claims for the insulation of neighbouring gables. About this, however, there is no definite statement in the Brandenburg building regulations.
The planning for the city centre is not sufficient. In the concerned areas there are not enough back-up accommodation units. (Somebody who lives in the city centre does not really like to move to another area).
Demolition technologies are more difficult with the reduction of old buildings than with houses with no directly neighbouring houses in new housing states.
Not every planned demolition within a rebuilding area is approved straight away. In some cases an urban development concept are required. And only then the demolition is decided on (e.g. Kleine Münzenstraße 3-5, Neustädtische Fischerstr. 18, Molkenmarkt 22-23). As this object was partly or sometimes even completely vacant, there were high costs for the housing company (e.g. property tax)
Within the town area there are also difficulties like the co-ordination of different supportive measures (demolition, regulations, revaluation measures). Existing conflicts of interests of the people involved have to be solved to be able to have a successful mutual programme ( e.g. Kurstr. 5)
problems with the media: The media is informed in time about demolition plans, In areas within town , where there is a mainly traditional architecture , there are hardly any problems. - Possible costs for the separation of media are paid from the demolition flat rate. Because of the demolitions the StWB get the chance to renovate its damaged pipes without having any expenses. Thus they area enabled to have the latest technology.