{"id":10820,"date":"2022-02-22T13:02:38","date_gmt":"2022-02-22T12:02:38","guid":{"rendered":"https:\/\/mec-cm.com\/?post_type=interviews-insights&#038;p=10820"},"modified":"2024-03-20T16:46:50","modified_gmt":"2024-03-20T15:46:50","slug":"start-and-stop","status":"publish","type":"interviews-insights","link":"https:\/\/mec-cm.com\/en\/interviews-insights\/start-and-stop\/","title":{"rendered":"Start and stop"},"content":{"rendered":"<p>Overall, retail parks in Germany have weathered the 2020\/2021 corona crisis better \nthan their relatives - shopping centers in city centers. Nevertheless, changes of use and \ntenants are necessary at many locations, sometimes even a complete restart. German \nconstruction planning law complicates and administrations delay this change process. \nOnly a significant streamlining of regulations and laws and an acceleration program for \npublic procedures will help to convert retail parks in a way that is appropriate for \nconsumers.<\/p>\n<p><strong>Trigger for the need for repair<\/strong><\/p>\n<p>In the past 15 months, the German retail sector has undergone an unprecedented \nbloodletting, which in retrospect is best illustrated by the chronicle of the Corona crisis. \nIn particular, the phase from the so-called \"lockdown light\" at the beginning of \nNovember 2020 to the reopening in June 2021 has led to a serious culling process, \nespecially in the area of specialty stores in the fashion retail sector. If we take the latest \nforecasts from the HDE, stationary textile retail sales in 2021 will be almost 40 percent \nbelow those of 2019. In other words, the departure of numerous market players in the \nretail sector can also be expected in the coming months. The fact that retail parks are \non the move on the tenant side was already clearly discussed last year in connection \nwith the new use of the Real hypermarkets in Germany. In this respect, two main drivers \nfor the refurbishments and new starts of the retail parks are now coming to bear, namely<\/p>\n<ul>\n<li>\u2022 the subsequent occupancy of the (Real) hypermarkets and<\/li>\n<li>\u2022 the corona-related restructuring of space to be reoccupied as a result of specialist store tenants going out of business.<\/li>\n<\/ul>\n<p><a href=\"https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/05_343.429_FMZ_Report_Bau-und-Planungsrecht_S_61.jpg\"><img fetchpriority=\"high\" decoding=\"async\" class=\"aligncenter wp-image-10822 size-full\" src=\"https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/05_343.429_FMZ_Report_Bau-und-Planungsrecht_S_61.jpg\" alt=\"\" width=\"1462\" height=\"1102\" srcset=\"https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/05_343.429_FMZ_Report_Bau-und-Planungsrecht_S_61.jpg 1462w, https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/05_343.429_FMZ_Report_Bau-und-Planungsrecht_S_61-300x226.jpg 300w, https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/05_343.429_FMZ_Report_Bau-und-Planungsrecht_S_61-1024x772.jpg 1024w, https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/05_343.429_FMZ_Report_Bau-und-Planungsrecht_S_61-768x579.jpg 768w, https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/05_343.429_FMZ_Report_Bau-und-Planungsrecht_S_61-16x12.jpg 16w\" sizes=\"(max-width: 1462px) 100vw, 1462px\" \/><\/a><\/p>\n<p><strong>Pattern for reassignment<\/strong><\/p>\n<p>In the majority of cases, the area of the previous hypermarket is divided into several rental units. This means that one or more specialist stores are added alongside the new consumer market or hypermarket, which is significantly smaller than before.<\/p>\n<p>The existing building planning law at the site, which is usually very restrictive and linked \nto the original use, does not normally permit this use. The basic possible solutions are:<\/p>\n<ul>\n<li>\u2022 the achievement of exemption from the textual provisions of the development \nplan (\u00a731 BauGB), provided that the basic principles of planning are not affected,<\/li>\n<li>\u2022 The amendment of the existing development plan on the basis of an impact \nassessment,<\/li>\n<li>\u2022 the new preparation of a development plan, which replaces the previous \ndevelopment plan, or<\/li>\n<li>\u2022 the approval of the new project on the basis of \u00a734 BauGB if the existing \ndevelopment plan is ineffective. We have reported on this case constellation time \nand again in recent years.<\/li>\n<\/ul>\n<p>&nbsp;<\/p>\n<figure id=\"attachment_10824\" aria-describedby=\"caption-attachment-10824\" style=\"width: 300px\" class=\"wp-caption alignright\"><a href=\"https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/Kaufpark-Dresden.png\"><img decoding=\"async\" class=\"wp-image-10824 size-medium\" src=\"https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/Kaufpark-Dresden-300x197.png\" alt=\"\" width=\"300\" height=\"197\" srcset=\"https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/Kaufpark-Dresden-300x197.png 300w, https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/Kaufpark-Dresden-18x12.png 18w, https:\/\/mec-cm.com\/wp-content\/uploads\/2022\/02\/Kaufpark-Dresden.png 681w\" sizes=\"(max-width: 300px) 100vw, 300px\" \/><\/a><figcaption id=\"caption-attachment-10824\" class=\"wp-caption-text\">New Kaufpark Nickern in Dresden; Basis: New B-Plan 3066<\/figcaption><\/figure>\n<p><strong>A new development plan? Now even more complicated<\/strong><\/p>\n<p>In addition to a lengthy amendment of the existing development plan, there is therefore \n(theoretically) still the option of drawing up a new development plan that takes into \naccount today's requirements. This initially involves avoiding the area-related sales area \nstipulations. This is because the fundamental decision of the Federal Administrative \nCourt in the Eckernf\u00f6rde ruling of 2008 (4 CN 3.07) means that there is no authorization \nto set building area-related quotas for possible uses.<\/p>\n<p>Now everything has become even more complicated: In its most recent decision of \nOctober 2019 on retail control via special area determinations, the Federal \nAdministrative Court ruled that a restriction on the number of permissible projects in \nanother special area is also invalid for lack of a legal basis (see BVerwG, Urt. 4 CN 8.18). A numerical restriction of permissible facilities does not contribute to the identification of the type of permissible use. It does not qualify a type of facility, but quantifies options for use.<\/p>\n<p>At the same time, however, the Federal Administrative Court also reiterated that \nmunicipalities are permitted to designate special areas for large-scale retail uses and, in \ndoing so, to make specific regulations on the maximum sales area according to square \nmeter limits. Such regulations are regulations on the type of building use. This also \napplies to shopping centers and thus also to retail parks. In addition to the stipulation of \nmaximum sales areas, the stipulation of a minimum sales area or minimum sales areas \nfor certain product ranges is also permissible.<\/p>\n<p><strong>Let's summarize:<\/strong><\/p>\n<ul>\n<li>\u2022 The legally compliant design of textual provisions for new development plans has \nbecome even more demanding and ultimately more complicated.<\/li>\n<li>\u2022 Area-related sales area specifications remain inadmissible.<\/li>\n<li>\u2022 A restriction on the number of permissible projects is legally invalid. A numerical \nrestriction of permissible facilities or types of operations of large-scale retail trade \nis also impermissible.<\/li>\n<li>\u2022 In addition to the legally permissible definition of maximum sales areas, overall or \nby assortment, the definition of minimum sales areas in new development plans \nis becoming increasingly important.<\/li>\n<\/ul>\n<p><strong>Result:<\/strong><\/p>\n<p>The redrafting of a development plan is not suitable, also due to the increased \ncomplexity of the requirements, for the speedy and successful implementation of tenant \nchanges in the retail park and, at the same time, for curing a recognizably ineffective \ndevelopment plan.<\/p>\n<p><strong>Experiences from the current projects<\/strong><\/p>\n<p>Experience from current projects shows that an amendment to an existing development \nplan cannot be prioritized with a time requirement of 18 to 24 months and a high risk of \nfailure.<\/p>\n<p>In this respect, it is still worthwhile to proceed either with the immediate approvability of \nthe restructuring on the basis of the existing development plan (reserves in the \ndevelopment plan) or on the basis of an ineffective development plan and the \nassessment according to \u00a734 BauGB (unplanned inner area).<\/p>\n<p>However, the most widespread form of exemption from the textual provisions of the \ndevelopment plan remains on the basis of Section 31 BauGB. Provided that the basic \nprinciples of planning are not affected, expert evidence of the justifiability in terms of \nurban development can help,<\/p>\n<ul>\n<li>\u2022 both significantly accelerate the process and<\/li>\n<li>\u2022 to achieve a face-saving solution between the developer and the local \ncommunity.<\/li>\n<\/ul>\n<p><strong>Demands on politicians after the Bundestag elections<\/strong><\/p>\n<p>In light of these challenges, we have the following demands for the term of office of the \nnew federal government:<\/p>\n<p>Objectively, retail parks perform an important task, especially for a modern, efficient \nlocal supply of the population. Because successful cities will continue to need strong \nretail parks in the future, they should also be given the necessary appreciation and \nopportunity for further development in municipal retail and center concepts.<\/p>\n<p>The existing procedures in the administration must be accelerated significantly. Here, all \npossibilities of digitization (digital development plan procedure) must be exploited.<\/p>\n<p>The ruling of the European Court of Justice in the Appingedam\/Visser case should \nfinally be taken seriously. As much planning as necessary, as little restriction as \npossible - that should be the motto when dealing with the repair and revitalization of \nretail parks.<\/p>\n<p>The monitoring of development plans should be introduced now. This is because textual \nstipulations for the \"protection of the urban environment\" (protection of city centers and \nother central supply areas) are only required for as long as it is necessary to achieve \nthe objectives. In other words, it is mandatory that development plans be reviewed after \nten years at the latest.<\/p>\n<p><em>By Uwe Seidel, Dr. Lademann &amp; Partner<\/em><\/p>","protected":false},"excerpt":{"rendered":"<p>Die Fachmarktzentren in Deutschland haben die Coronakrise 2020\/2021 insgesamt besser \u00fcberstanden als ihre Verwandten \u2013 die Shoppingcenter in den Innenst\u00e4dten. Dennoch sind Nutzungs- und Mieterwechsel an vielen Standorten erforderlich, manchmal sogar ein kompletter Neustart.<\/p>","protected":false},"featured_media":10825,"template":"","interviews_insights_kategorien":[],"class_list":["post-10820","interviews-insights","type-interviews-insights","status-publish","has-post-thumbnail","hentry"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.5 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Start und Stopp - MEC METRO-ECE Centermanagement<\/title>\n<meta name=\"description\" content=\"Die Fachmarktzentren in Deutschland haben die Coronakrise 2020\/2021 insgesamt besser \u00fcberstanden als ihre Verwandten \u2013 die Shoppingcenter in den Innenst\u00e4dten. 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