"An inter-municipal commercial area between our cities is a unique opportunity that we must not squander in the interests of our region's future viability," says Braunschweig's Lord Mayor Ulrich Markurth. "We need new commercial areas. Nowhere else in our region can we find an area of comparable size that would have even remotely good development opportunities, trimodal transport connections and a favorable location in relation to residential areas. The development of the project therefore has nationwide significance. We must seize this opportunity. But I would also like to make it clear that further, more in-depth studies are required. We need to develop good solutions, especially for the transport links, and we need support from the state. As local authorities, we cannot finance the development of such an industrial estate on our own. Only when these issues have been clarified will we make a corresponding decision proposal to the councils."

Mayor Klingebiel specifies the possible development area of around 145 ha (of which 40 ha is industrial space) and names the conditions that must be met by the end of September 2019: "The Greater Braunschweig Regional Association, in agreement with the state of Lower Saxony, is initiating the amendment procedure to cancel the priority area for gravel extraction.The state of Lower Saxony declares its binding willingness to provide 40 percent state funding towards the total costs and agrees with the Lower Saxony State Authority for Road Construction and Transport to the construction of a second junction of the A 39 to the K 16 with 60 percent funding. In addition, measures must be taken in coordination with the responsible Ministry of Transport and the State Authority for Road Construction and Transport to at best eliminate or at least significantly minimize the truck traffic load in the affected villages. These are the main outstanding issues that still need to be clarified. And the result will decide whether and to what extent the realization will actually be pursued in the end."

The feasibility study shows that there is no similarly sized area in the region with similarly good suitability. The central location in Europe is excellent. The possibility of flexible site layouts with trimodal connections, i.e. to inland waterways, railroads and the national highway network, is a major advantage of the location. It makes sense to locate and retain industrial and commercial companies in the economic region. Many small sites scattered across the state of Lower Saxony are not an attractive alternative.

A 362-hectare study area from the Stiddien forest in the north to the A 39 highway in the south, from the Salzgitter branch canal in the west to the Beddingen transfer station in the east was examined. In the summary consideration of planning and economic aspects, the extension of the area is to be limited to the north up to a horizontal line, starting from the station building at the Beddingen transfer station. This excludes the areas around the Ellernbruchsee lake from the development. This would leave a maximum of 211 hectares (net, i.e. buildable area) of the total 362 hectares (gross) of the study area, which could be developed into a commercial and industrial area in sections. Each section is economical in itself, whereby synergies could be leveraged for the joint development of the first two construction sections, in particular for the expansion of the transport infrastructure. The planning area would become part of the already existing, significant and nationally known commercial and industrial belt along the Salzgitter branch canal.

The initial situation

The cities of Braunschweig and Salzgitter are a formative part of one of the most research-intensive regions in Europe and the most important industrial region in Lower Saxony. International corporations and renowned research institutions from a wide range of disciplines are located here, as are a broad range of small and medium-sized enterprises. The remarkable mix of commercial and industrial sites as well as scientific institutions creates the basis for business and science to complement each other perfectly - creating sustainable structures and a climate for cooperation that fosters innovation. The economic strength and innovative power of the region, combined with its excellent location in the heart of Europe, make the region an attractive location.

Braunschweig and Salzgitter together need to evaluate additional areas for the establishment of companies, as the demand exceeds the current supply both quantitatively and qualitatively. Previously unused space potential often does not meet the requirements of companies looking to relocate. This is because not every area is suitable for every company due to differentiated requirements. Some companies require special location qualities and can only settle in areas suitable for trade or industry, for example.

Neither Braunschweig nor Salzgitter can currently offer a sufficient amount of such industrial space. At the same time, the area assessed here has been earmarked for development as a commercial and industrial area in the land use plans for decades. This lack of large, contiguous areas suitable for industrial use can even be observed regionally. Although the economy is also changing as a result of digitalization, industry will continue to play a key role for Germany as a business location.

In Lower Saxony's most important industrial region in particular, areas for the expansion of existing and the establishment of new industrial companies are absolutely essential if our region is not to lose importance for these central economic sectors and thus significantly reduce the number of jobs in this segment. Especially for the future of commercial jobs in the manufacturing sector and in logistics, it is essential that commercial and industrial areas are available, as these are the only places where companies can be established. This is particularly true against the backdrop of intensive residential construction in densely populated areas of cities and the neighborhood conflicts between housing and businesses in established locations, which necessitate the relocation of businesses. The feasibility study highlights the paramount importance of manufacturing and industry in Braunschweig and Salzgitter. This outstanding importance for employment must be secured for the future and requires a corresponding commercial land supply policy.

The cooperation approach

The inter-municipal cooperation approach for the designation of a joint commercial and industrial area represents the needs-based development of the required commercial and industrial areas across municipal boundaries, strengthens both locations and promotes the regional concept. A large joint commercial and industrial area would also enable Braunschweig and Salzgitter to further intensify inter-municipal cooperation and strengthen their future viability and competitiveness in the long term. Braunschweig and Salzgitter would grow together in order to grow together.

The opportunity

The area between Stiddien and Beddingen offers the best conditions for implementing this inter-municipal cooperation. No other area in the two cities and the region offers comparably favorable transport conditions. The location is characterized in particular by the existing trimodality of proximity to the freeway, port and rail connection. There are also no areas of comparable size that are suitable for industrial and commercial use because other areas of a similar size are too close to residential areas and therefore cannot be used for reasons of immission control. In view of the acute shortage of commercial space, the administrations of both cities believe that the project is necessary for the economic development of Braunschweig, Salzgitter and the region. The new location offers companies direct access to the specialist skills of both cities and thus achieves a new quality. Both cities thus have the opportunity to diversify the business landscape with companies and institutions from the manufacturing and processing sectors, industry, research, services, logistics, trade, etc. This will preserve sustainable companies and jobs. This will preserve and create sustainable companies and jobs, and sustainably secure and further strengthen the resilience of both cities.

Due to their location, size and other characteristics, the planned areas are attested a quality that is currently rare or even unheard of on the market. From an expert's point of view, the Braunschweig-Salzgitter intermunicipal commercial and industrial area project is economically feasible and will open up promising future prospects for both cities and the local economy. A joint project company will be set up to develop and market the site. The municipal company can draw on municipal loans via guarantees from both cities. There will be no direct burden on the budgets.

Implementation

The feasibility study recommends developing 211 hectares of the 362 hectares examined from south to north, divided into three construction phases over a projected period of around 40 years. The realization of the individual construction phases is to be initiated with a separate resolution by the councils of the two towns. The development of the intermunicipal commercial and industrial area will thus be based on demand. The development of the first two construction phases alone could create around 2,700 new jobs.

Challenges and areas of conflict

Ownership

Around half of the gross building areas are already contiguously owned by the cities of Braunschweig and Salzgitter. The survey of willingness to sell shows that there is no willingness to sell eleven percent of the areas to be acquired. It is particularly the farmers in the north-east of the study area who want to continue their operations. The other landowners have indicated their willingness to negotiate a sale or land swap.

Traffic

The calculations in the traffic report show that the existing roads and junctions leading to the A 39 are not sufficient to cope with the additional traffic. It will therefore be necessary to expand the traffic facilities. The construction of a new junction to the A39 from the K16 is recommended as a very effective measure for routing the additional traffic as directly as possible onto the highway network. This would also allow larger volumes of additional traffic to be routed directly onto the highway network. The existing Salzgitter-Thiede junction would be relieved and potential through traffic would be reduced.

In order to be able to achieve a share of at least 25 percent of passenger traffic by bus and train, bicycle or as a passenger in a car as part of the mobility concept to be drawn up, new bus or train lines need to be designed.

Noise

The designation of an industrial area is linked to strict noise protection requirements. For so-called 24-hour use (around the clock) seven days a week, the existing surrounding residential buildings must not be unduly burdened with noise emissions. The result shows that industrial use with night-time traffic should be restricted to the inner part of the planning area.

Exclusion of nuclear facilities

The political bodies of the cities of Braunschweig and Salzgitter have expressed their desire to exclude the permissibility of uses involving radioactive materials in the development area. The feasibility study shows the possibilities, primarily under civil law, for achieving this. Braunschweig and Salzgitter can also agree the exclusion of the establishment of facilities requiring approval under nuclear or radiation protection law or of commercial operations in which radioactive substances may be produced in land purchase contracts or other urban development contracts with landowners. In the case of land purchase agreements, settlement control can also be achieved through the selection of buyers and the agreement of buy-back and pre-emption rights in the event of a breach of the obligation to cease and desist or resale. Specific exclusions of use can be regulated in particular by contractual obligations to cease and desist together with legal succession clauses.

Environmental and species protection

The expert opinion on the species survey shows that the implementation of three construction phases will require compensation areas of around 160 hectares - in addition to the exchange areas for farmers. A compensation area concept should show how the interests of biotope and soil protection as well as the interests of species protection (in particular field hamsters) can be satisfied at the same time.

Climate

The basis is the 2012 urban climate analysis. In principle, development is possible or can be compensated for from a climatic perspective. No particular adverse effects on existing districts are to be expected. Potential emissions from the area are quickly diluted and transported away.

Soil

The soils in the study area are of high value for agriculture (Braunschweig-Hildesheim loess plain). Soil values of 75 to 90 can be found here.

The path to the feasibility study

In April 2016, Lord Mayors Frank Klingebiel and Ulrich Markurth jointly submitted the proposal to carry out a feasibility study for the development of an inter-municipal industrial estate north of the A39 at the city boundary between Braunschweig and Salzgitter to the councils of both cities and the public. In mid-2016, the two councils of Braunschweig and Salzgitter commissioned both administrations to prepare a feasibility study before a political decision was made on the intermunicipal commercial and industrial area. Work on the study has been ongoing since then.

This is how it continues

The feasibility study on the Braunschweig-Salzgitter intermunicipal commercial and industrial area is acknowledged. Variant 4 (see the attached feasibility study) will not be pursued further. Variants 1 and 2 will be pursued under the following conditions:

The Greater Braunschweig Regional Association, in agreement with the state of Lower Saxony, cancels the priority area for gravel extraction;

The state of Lower Saxony declares its binding willingness to provide 40 percent state funding towards the total costs;

The state of Lower Saxony and the Lower Saxony State Authority for Road Construction and Transport agree to the construction of a second junction of the A 39 to the K 16 and guarantee 60 percent funding;

Measures to control HGV traffic, particularly in the Salzgitter urban area, are coordinated with the Lower Saxony State Authority for Road Construction and Transport and the Lower Saxony Ministry of Economic Affairs, Labour, Transport and Digitalization with the aim of significantly minimizing or even completely eliminating HGV traffic in the affected localities and implemented as part of the project;

A mobility study is developing measures for ÖPNV, cycling and the promotion of carpooling in order to achieve the ambitious 25 percent share of traffic in the environmental alliance.

The city administrations are tasked with clarifying the outstanding issues and reporting on the progress of discussions with the ministries and authorities involved. Reliable results are expected by the end of September 2019, in particular regarding the necessary state funding, which are necessary conditions for the further development of the overall project.

Based on the results of the consultation, the councils of both cities will be able to decide on the section-by-section realization of the Braunschweig-Salzgitter intermunicipal commercial and industrial area by the end of 2019 at the latest.

All information can be found at

www.braunschweig-salzgitter.de

Press contacts

City of Salzgitter: Simone Kessner, Tel. 0 53 41 / 839-33 95, simone.kessnerstadt.salzgitterde

City of Braunschweig: Rainer Keunecke, Tel. 0531 / 470-3773, kommunikationbraunschweigde