This document discusses private building cooperatives ("Baugemeinschaften") in Tübingen, Germany. It began in the 1990s when former French barracks were converted into new housing areas. Citizens formed cooperatives to plan and build their own houses together at lower prices than the market. The city of Tübingen promoted cooperatives to realize mixed-use developments. Since then, over 1,000 new homes have been built through cooperatives in Tübingen, providing housing for a diverse range of incomes and needs in urban neighborhoods with shops, offices, and public spaces. Other German cities like Berlin and Hamburg have also seen growth in private building cooperatives.

1. Citizens making City – The Tübingen Model
City made by “Baugemeinschaften”…
HTWG Konstanz|Prof Leonhard Schenk|Urban Planning and Design
Konstanz|Prof.
Delft, 10.05.2012

2. Citizens making City – The Tübingen Model
What is a “Baugemeinschaft”?
Source: http://www.wohnportal-berlin.de/projekt/marie-marienburger-strasse-40
Introduction

3. Citizens making City – The Tübingen Model
What is a “Baugemeinschaft“ or “Baugruppe“?
Baugemeinschaft Baugruppe ?
(In English: “Private Building Cooperation” or “Joint Building
Venture”)
A “Private Building Cooperation” is a kind of joint venture
between several private households who plan and build
their own house together. Usually they are supported by an
architect. Often „Private Building Cooperations“ are able
to realize high-quality living space at prices that are well
below going market rates.
g g
When the house is finished, normally it will be divided into
individually owned properties.
Introduction

4. Citizens making City – The Tübingen Model
Where does it come from?
Source: Stadt Freiburg im Breisgau
Introduction

5. Citizens making City – The Tübingen Model
Where does it come from?
The principle “Private Building Cooperation” is not new.
In Germany it became popular in the 1990th in South
Germany, in Freiburg and Tübingen (both University Cities)
- during the conversion of former French barracks into new
housing areas…
Introduction

6. Citizens making City – The Tübingen Model
Where does it come from?
First as bottom-up movement:
In Freiburg “Private Building Cooperations” were promoted
Private Cooperations
by citizens who wanted to build ecological houses.
First as top-down movement:
top down
In Tübingen the city council promoted “Private Building
Cooperations” to realize the mixed used city structures in
the “Südstadt”.
Meanwhile the “Private Building Cooperation”- movement
spilled over to many other German towns: Berlin,
Hamburg, Leipzig, Munich, Stuttgart and many others…
Introduction

7. Citizens making City – The Tübingen Model
Source: Stadt Tübingen/Photo: Alexander Gonschior
Tübingen: 85 000 inhabitants, incl. +/-24.000 Students
85.000 inhabitants incl +/ 24 000

8. Citizens making City – The Tübingen Model
?
?
1991 – French Military leaves Tübingen

9. Citizens making City – The Tübingen Model
Transformation into new Urban Quarters

10. Citizens making City – The Tübingen Model
Photo: L. Schenk
„look-a-like urbanity
look a like“ „mono functional
mono functional“

11. Citizens making City – The Tübingen Model
Source: www.terjenet.com
Photos: L. Schenk
Mixture of Functions Human Scale Public Space
Living & Working Diversity & Density Participation

12. Citizens making City – The Tübingen Model
The urban parcel of land
Dieter Hoffmann-Axthelm, 1991
German Urban Planner and Architecture Theoretician
- is an autonomous, flexible device
- stabilizes the urban structure [the whole system
does not break down if one cell fails]
- strengthens the public space
- generates urbanity by variety and density
g y y y y
- serves as historical memory device
- forms a social unity
- serves as a perception unity
- creates a own address / identification
Transformation into new Urban Quarters

13. Citizens making City – The Tübingen Model
1992 – Competition 1. price, LEHEN drei, Stuttgart
Competition, 1 price drei

14. Citizens making City – The Tübingen Model
Photo: City of Tübingen Photo: L. Schenk
1993/94 – Städtebaulicher Rahmenplan/Masterplan

15. Citizens making City – The Tübingen Model
Französisches Viertel/French Quarter

16. Citizens making City – The Tübingen Model
Photo: Grohe
Französisches Viertel 2007

17. Citizens making City – The Tübingen Model
Lorettoareal/Loretto Quarter

18. Citizens making City – The Tübingen Model
Foto: Grohe
Photo: Grohe
Lorettoareal 2007

19. Citizens making City – The Tübingen Model
Tool Box
Photo: L. Schenk
Südstadtentwicklung Tübingen - Werkzeugkasten

20. Citizens making City – The Tübingen Model
Living and Working
Integration of different Needs
Social Infrastructure
High Density =
lower land costs
Photo: Grohe Photo: L. Schenk
1. Diversity & Density
1 1 Vielfalt und Dichte
1.

21. Citizens making City – The Tübingen Model
Photo: LEHEN drei/L. Schenk
1.
1 Diversity & Density free parcels flexibility
Density, parcels,

22. Citizens making City – The Tübingen Model
Continuous functional mixed
structure
Mixed structure means:
Housing +
Commercial, free lance,
social or cultural use
- at least in the ground floor!
Photo: City of Tübingen Photo: L. Schenk
2.
2 Functional Mixture - in every private building

23. Citizens making City – The Tübingen Model
Photos: L. Schenk
2.
2 Functional Mixture - in every private building

24. Citizens making City – The Tübingen Model
Photo: De Maddalena, Tübingen Photo: L. Schenk
4. Public and Private Space
4 3 Öffentlicher Raum und privates Grün
3.

25. Citizens making City – The Tübingen Model
Photo: L. Schenk Photo: De Maddalena, Tübingen
6. Reactivating Altbauten
6 4 Reaktivierung vonof old buildings
4. – first cheap buildings for
first,
commercial uses

26. Citizens making City – The Tübingen Model
direct & i
di t innovative kind of participation
ti ki d f ti i ti
maxim of the municipality: To sell the
land to private citizens p
p preferred
Photo: L. Schenk
7. Participation: Private
7 5Baugemeinschaften
5. Building Cooperations

27. Citizens making City – The Tübingen Model
Photo: L. Schenk Photo: Grohe
5.
5 Participation: Private Building Cooperations
Das eigene - individuelle - Haus in einem vielfältigen, städtischen Umfeld…

28. Citizens making City – The Tübingen Model
Photos: L. Schenk
Photos: LEHEN drei/L. Schenk
5.
5 Private Building Cooperations

29. Citizens making City – The Tübingen Model
Advantage / Vorteil Drawback / Nachteil
• you pay what you really get • time need for tuning…
(saving potential) (discussions and decitions)
• Realisation of your own • readiness to solve inner
di t l i
dreams and needs group conflicts…
• Participation in design and • In the beginning, you don‘t
g g
building process
know the exact cost
• To get know your future
cohabitants
• Possibility of shared facilities -
like roof garden, common
workshops etc.

30. Citizens making City – The Tübingen Model
Service of the City of Tübingen
g
for „Baugemeinschaften“
+ service buero
+ does reservations of plot of land
(6 months option)
+ offers a data bank
(offerer and interested)
+ special arrangements
(Bauherrenbörse)

31. Citizens making City – The Tübingen Model
Photo: Lehen drei Photo: De Maddalena, Tübingen
“Lofthaus”, office, flats, Arch.
“Lofthaus” 1 office 2 flats Arch LEHEN drei, Stuttgart
drei

32. Citizens making City – The Tübingen Model
Photos: De Maddalena, Tübingen
“Turmhaus”, Tübingen, office/shop, flats, Arch.
“Turmhaus” Tübingen 1 office/shop 6 flats Arch LEHEN drei, Stuttgart
drei

33. Citizens making City – The Tübingen Model
…different „Baugemeinschaften with different programs…
different Baugemeinschaften“ programs

34. Citizens making City – The Tübingen Model
Source: Hähnig + Gemmeke Freie Architekten BDA / City of Tübingen
Tübingen,“Mühlenviertel“
Tübingen “Mühlenviertel“ (former industrial area)

35. Citizens making City – The Tübingen Model
Source: Hähnig + Gemmeke Freie Architekten BDA / City of Tübingen / Grohe
Tübingen,“Mühlenviertel“
Tübingen “Mühlenviertel“

36. Citizens making City – The Tübingen Model
Source: City of Tübingen / Architektenkammer Baden-Württemberg
Tübingen,“Mühlenviertel“
Tübingen “Mühlenviertel“

37. Citizens making City – The Tübingen Model
Source: www.stadtentwicklung.berlin.de Source: http://baugemeinschaft-berlin.de
Jenseits von Tübingen - Neue Initiativen: Berlin Friedrichswerder – Berlin Townhouses
Private Building Cooperations in Berlin

38. Citizens making City – The Tübingen Model
Source: City of Berlin
Berlin Townhouses

39. Citizens making City – The Tübingen Model
Source: www.berlin-townhouses.de
Berlin Townhouses

40. Citizens making City – The Tübingen Model
Source: http://www.baugruppen-
architekten-berlin.de
Privat Network of 16 Architects

41. Citizens making City – The Tübingen Model
Photo: L. Schenk
Jenseits von Tübingen - Neue Initiativen: Berlin Friedrichswerder – Berlin Townhouses
Zanderrotarchitekten,
Zanderrotarchitekten Baugemeinschaft sc 11, Berlin
11

42. Citizens making City – The Tübingen Model
Source: www.hamburg.de
Jenseits von Tübingen - Neue Initiativen: Berlin Friedrichswerder – Berlin Townhouses
Private Building Cooperations in Hamburg

43. Citizens making City – The Tübingen Model
Are “Baugemeinschaften” of use for the
g
Municipality?
+ creating property for a wide range of
peoplel
+ direct (civil) participation - also in values
+ housing: needs based
(average flat size in Tübingen: 108 square
metres)
+ Identification of the citizens with their town,
urban quarters and houses
q
+ Creation of urban variety
+ Strengthening of the social structure
+ Support of local company structures and
local construction firms. Photos: De Maddalena, Tübingen
About the use of „Private Building Cooperations”
Private

44. Citizens making City – The Tübingen Model
dank u wel ...
HTWG Konstanz|Prof Leonhard Schenk|Urban Planning and Design
Konstanz|Prof.
Delft, 10.05.2012