„To make our commercial and industrial area fit for the future, we need more than just space – we need a vision, we need partnership and actions. That is exactly what Economy Park Heidelberg – Leimen offers.“
First Deputy Mayor of Heidelberg Jürgen Odszuck,
Vice-President of the Special-Purpose District
Projects and Processes
Implemented Projects
- Resolution to prepare a zoning map from July 13, 2021
- Feasibility study on new road connection
- Urban development concept and Funding from the 2023 urban development program of the State of Baden-Württemberg
- Mapping with a view to species protection
- Heat planning
- Implementation of preparatory investigations and Issuance of redevelopment statutes
- Resolution to prepare the first partial zoning map for the Etex premises
Ongoing processes
- Assessing the construction of a new streetcar connection
- Potential analysis of suburban train stop
- Creating a climate and energy concept based on the municipal heating plan
- Assessing site acquisitions
- Updating the framework plan
- Europe-wide invitation to tender for the redevelopment agency
Planned processes
- Design and location approval process new cross-town artery
- Implementation of urban redevelopment
- Implementation of development plan procedures through partial development plans
- Project management
Planning Objectives and Core Activities
The Zweckverband Interkommunales Gewerbe- und Industriegebiet Heidelberg-Leimen (Special-Purpose District Inter-Municipal Commercial and Industrial Area Heidelberg-Leimen) was founded by the two cities Heidelberg and Leimen on January 1, 2021.
Planning, developing and conceiving a joint commercial and industrial area by taking into account plots of land, plots of land that are to be zoned and plots of land that are not zoned on both municipality lands as well as areas of the two large plants Etex (formerly Eternit GmbH) and Heidelberg Materials (formerly HeidelbergCement AG) that will free up. In particular, settlement structure, use and development are to be reorganized – where required, based on urban planning. Special emphasis lies on taking into account environmental issues as well as the interests of local businesses.
Complete Zoning Map
When the Special-Purpose District was founded, first planning objectives regarding the reorganization of existing urban development plans and regarding transport infrastructure were set down in a concept. Together with LBBW Immobilien Kommunalentwicklung GmbH (KE), we developed an urban development concept, which was approved by the Special-Purpose District Assembly in July 2022.
The inventory regarding environmental protection rules for the Special-Purpose District’s territory was completed in 2022. The Special-Purpose District puts special emphasis on climate protection. Based on the municipal heating plan, we will commission a separate expert opinion on climate protection and energy supply for the Special-Purpose District’s territory.
In May 2023, part of the Special-Purpose District’s territory was awarded funding from the urban development program of the State of Baden-Württemberg, amounting to EUR 3.2M. KE was charged with the preparatory investigations required for determining a neighborhood improvement area, which is set to be completed by spring 2024. July 2023 saw the first step towards creating a framework plan with the start of a cooperative planning process. Renowned planning agencies drafted urban development concepts for the Special-Purpose District’s territory, with a special focus on taking into account the transport infrastructure. In a second step, these urban development concepts will go into greater detail. The framework plan will be based on the results and objectives of the neighborhood improvement plan as well as the preparatory investigations.
With the foundation of the Zweckverband Interkommunales Gewerbe- und Industriegebiet Heidelberg-Leimen (Special-Purpose District Inter-Municipal Commercial and Industrial Area Heidelberg-Leimen) on January 1, 2021, the two cities Heidelberg and Leimen have conferred their planning jurisdiction for the Special-Purpose District’s territory to the Special-Purpose District.
The Special-Purpose District Assembly resolved to create a zoning map for the entire Special-Purpose District’s territory on July 13, 2021. Within the framework of preparing a zoning map applicable to the Special-Purpose District’s territory, the existing zoning maps of the Cities of Heidelberg and Leimen will be replaced and planning laws will be established for areas that are so far undeveloped. Future urban developments will be based on a consistent and coordinated planning concept. At the same time, the zoning map creates the basis for joint planning and developments set to optimize transport infrastructure. Where necessary, developments will be based on partial zoning maps to be able to react more quickly. The publication of the resolution to prepare a zoning map can be found here:
Resolution to Prepare the Complete Zoning Map
Publication of the Resolution to Prepare a Zoning Map
Territory of the preparatory zoning map
Decisions on incoming building permit applications are made based on currently applicable zoning maps, insofar as they do not oppose the planning objectives of the Special-Purpose District.
An overview plan shows the areas where currently applicable zoning maps have been replaced.
Overview applicable zoning maps
There are three zoning maps that apply to Heidelberg municipality land:
Zoning Map Rohrbach: Commercial Area Rohrbach-Süd, amendments 6, 7 and 8
Zoning Map Rohrbach: Commercial Area Rohrbach-Süd „Health Center – Im Breitspiel“
There are five zoning maps that apply to Leimen municipality land:
Commercial Area North II, 1st amendment and new version
Commercial Area North III, 1st Section
Commercial Area North III, 2nd Section, Part 1
Commercial Area North III, 2nd Section, Part 1, 1st amendment
The administrative unit of the Special-Purpose District recommends consulting the relevant bodies before submitting a construction application. Please get in touch for further information.
The statutes concerning a special right of first refusal according to § 25 of the Baugesetzbuch (German Building Code) apply for the plots of land located between the train line Heidelberg-Bruchsal and the federal state road (Landesstraße 594) on the Special-Purpose District’s territory. The right of first refusal concerning properties and plots of land is a legal instrument that supports and ensures an orderly urban development in accordance with the urban development plan.
The statutes and the plan on the right of first refusal concerning Heidelberg municipality land are accessible here.
The statutes and the plan on the right of first refusal concerning Leimen municipality land are accessible here.
First partial zoning map for the Etex premises
In its public meeting on February 11, 2025, the Assembly of the Zweckverband „Interkommunales Gewerbe- und Industriegebiet Heidelberg-Leimen“ (Special-Purpose District “Inter-Municipal Commercial and Industrial Area Heidelberg-Leimen”) has passed a resolution to prepare the “First Partial Zoning Map for the Etex Premises”.
In particular, this first partial zoning map is set to reorganize the expansive Etex premises and to develop the civil engineering structure to prepare the premises for use by industrial and commercial companies from the “sustainable construction and medical technology” field. The “First Partial Zoning Map for the Etex Premises” will create a legal planning basis for developing the premises with a view to transport infrastructure.
Furthermore, plans include turning the landmarked Eternit halls into a place that creates a sense of identity. It is set to become the area’s new heart and center.
Framework Planning
On July 16, 2024, the Assembly of the Special-Purpose District resolved to select the urban development draft by Bonn agency ulrich hartung as a framework plan for the special-purpose district’s territory. This resolution successfully concluded the cooperative planning process initiated in 2022, which was focused on cooperation and dialog since its inception.
Jürgen Odszuck, Vice-President of the Special-Purpose District:
“The intensive and exchange-oriented talks with agencies have paid off. This framework plan is an excellent basis for further planning.”
This framework plan will be the foundation for any further urban developments on the special-purpose district’s territory.
Redevelopment Planning
In late 2022, the Special-Purpose District has submitted an application to the Ministerium für Landesentwicklung und Bauen Baden-Württemberg (Ministry of State Development and Building Baden-Württemberg) to be admitted to an urban planning program for renovations. One essential basis for this application was the urban planning development concept approved by the Special-Purpose District’s Assembly on July 19, 2022.
Development concept final report
Based on the decision from May 5, 2023, the Special-Purpose District was accepted to the Government and Federal States Program “Urban Development Support” and received an initial funding of EUR 3.2M. This measure will run until April 30, 2032.
With the funds from the urban planning and renovation program, we will prepare and implement renovations in some parts of the Special-Purpose District’s area.
Before determining a neighborhood improvement area, we will need to carry out preparatory investigations (site assessment). These will be the basis for all assessment documents concerning the necessity of renovations, a survey of the built-up area and the structural situation as well as respective implications, the general objectives and the general feasibility of renovations. Apart from this analysis, the report to be created on the preparatory investigations will contain information on any urban planning issues and respective recommendations for corrective measures, a suggestion on demarcations and a cost and financial overview for roll-forward. These preparatory investigations will then be the basis for the Special-Purpose District Assembly’s decision on the formal definition of a neighborhood improvement area.
The area to be examined as part of the preparatory investigations was first publicly announced according to local custom on April 19, 2023 and amended on October 18, 2023.
Between December 2023 and January 2024, we invited public stakeholders to participate in the preparatory investigations by way of a hearing. After analyzing the documents, affected parties in the area of investigation (owners, tenants, usufructuary lessees etc.) were invited to participate, in order to document and asses the social, structural and urban planning implications. These results were then used for the preparatory investigations report. The report is the basis for officially determining the neighborhood improvement area „Inter-Municipal Commercial and Industrial Area Heidelberg-Leimen”.
The preparatory investigations found urban development issues in the form of functional loss. These were found by comparing the current state with the desired state for future uses and functions as defined in the framework plan. Furthermore, the improvement objectives are based on the preparatory investigations as well as the contents and presentations of the framework plan. Implementing urban improvements according to the tools of §§ 136 (and following) of the German Building Code (BauGB) is the right way to cure these urban development issues as part of the improvement objectives set down
The Assembly of the Special-Purpose District “Inter-Municipal Commercial and Industrial Area Heidelberg-Leimen” has officially defined the neighborhood improvement area in its meeting on November 26, 2024. The statutes became final upon their publication on December 11, 2024.
The results of the preparatory investigations including objectives and measures mentioned there form the basis for the upcoming urban improvements. The neighborhood improvement area spans a surface of around 32 hectares. As part of the next more concrete planning steps, borders might still be adapted. Having taken this into account, the neighborhood improvement area includes building lots which might be affected by the cross-town artery. Apart from these areas, the areas located further east along the planned cross-town artery up to Hatschekstraße in the north, including the so-called Eternit halls as well as the areas to the east of the federal state road L594, will be included in the neighborhood improvement area.
The maximum period for implementing these urban improvements was fixed at 15 years.
To include a plot of land in the neighborhood improvement area, a respective improvement annotation needs to be made in the land register, a reservation of approval in case of property deals as well as price fixing and price control for property deals need to be added in the land register. Upon conclusion of the improvement, a compensation levy will aply.
Following a Europe-wide tender process, Nassauische Heimstätte Wohnungs- und Entwicklungsgesellschaft mbH (NH) was selected as the most technically and economically convincing bidder.
As the redevelopment agency, NH is responsible for planning and implementing the urban development measures in the renewal area. Its tasks include:
- Managing and coordinating the projects in the area
- Planning and implementing construction and regulatory measures
- Handling property matters, including averting agreements
- Managing the funding as trustee of the special purpose association
- Advising the committees as well as public relations and reporting
- Attracting investors for commercial project development
What does this mean for property owners?
NH supports owners with all questions relating to permits, subsidies and participation in the development of the area:
- Approval under redevelopment law: Approval is required for construction or conversion measures, for new rental or lease agreements and also for property sales within the area. This is checked by the redevelopment agency and granted by the special purpose association – provided that the measure applied for does not conflict with the objectives of the redevelopment.
It is therefore advisable to contact the redevelopment agency at an early stage in order to coordinate planned measures.
We always endeavor to find a solution that is satisfactory for all parties as quickly as possible. - Funding opportunities: There is the possibility of special tax write-offs. Funding opportunities can be examined for construction and restructuring measures. Further regulations are currently being drawn up. Here, too, you should contact the redevelopment agency as early as possible.
- Increase in value and compensation amounts: The planned improvements in the neighborhood can lead to an increase in the value of the properties in the long term. Due to the implementation of the redevelopment measures by the special-purpose association, a compensation amount must be paid by the owners to the special-purpose association after completion of the redevelopment – as stipulated in the German Building Code. If you would like to find out more about this, please contact the redevelopment agency.
The NH supports owners with all questions relating to permits, subsidies and participation in the development of the area:
Nassauische Heimstätte Wohnungs- und Entwicklungsgesellschaft mbH
Frau Jana Simon-Bauer
Bergheimer Straße 147
69115 Heidelberg
Tel.: +49 69 678674 1446
E-Mail: nh-economypark@projektstadt.de
www.projektstadt.de
The special-purpose association is also there for you: we are happy to support you and forward your concerns to the relevant departments:
Stadtplanerin Zweckverband
Frau Julia Bier
Bgm.-Weidemaier-Str. 35
69181 Leimen
Tel.: +49 6221 5823171
E-Mail: julia.bier@heidelberg.de
Feasibility Study on Infrastructure Development
One of the main developments of the special-purpose district’s territory is the targeted expansion of transport infrastructure. Here, the focus lies on creating a cross-town artery from Stralsunder Ring (L 600) to Rohrbacher Straße (L 594).
As part of the creation of an urban development framework plan, we conducted a transport study the results of which are promising. The planed cross-town artery will not only significantly reduce traffic on the federal state roads L594 and L600, but also optimize traffic flow on the entire road network of the area, thereby significantly improving accessibility of the territory.
Another integral part of our planning is the integration of public transport:
We are currently examining whether a streetcar connection may be created in parallel to the cross-town artery above ground in order to improve the area’s public transport links. The next step will be a design and location approval process for the cross-town artery as well as the streetcar connection.
We also commissioned an analysis of the potential of a suburban train stop on the special-purpose district’s territory. The goal is to significantly improve train service connections and increase regional accessibility.
Energy and climate protection
The Special-Purpose District’s Assembly has passed a decision of principle to set up a climate and energy concept for the District’s territory. An essential part of this concept is the heating plan. A specialized agency was commissioned to draft such a concept. The heating concept was presented at the Assembly’s meeting on November 26, 2024.
Apart from an initial site analysis of industrial process heat in plants and the buildings to be supplied on the Special-Purpose District’s territory, we also identified possible savings. A target scenario shows how to achieve Baden-Württemberg’s statutory objective of climate-neutrality by 2040 at the latest, including an interim objective by 2030. According to the concept, new buildings and existing properties should be converted to a low-temperature heating network, including peak load management, and complemented with local environmental heat and a central heat pump in Energiepark Süd. We are considering the use of reversible heat pumps, biomass of cogeneration units as well as waste heat from wastewater treatment plants and commercial areas. Industrial process heating needs could be satisfied in particular by providing hydrogen or synthetic fuels.