Federal Real Estate Comprehensive Real Estate Services Published and edited by Bundesanstalt für Immobilienaufgaben Ellerstraße 56 53119 Bonn www.bundesimmobilien.de
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As at: May 2019 Editorial 3
Board Spokesperson Dr Christoph Krupp, Board Member Paul Johannes Fietz
Dear Reader,
Since it was established in 2005, the Bundesanstalt für There are three main ways in which it intends to help Immobilienaufgaben (BImA), Germany’s Institute for ease the pressure on the tight housing market: plots Federal Real Estate, has grown to become associated that can be developed into housing and that the Fed with a whole host of tasks and topics. The rich and di eral Government no longer requires are to be sold to verse nature of its huge portfolio has been common local authorities in a targeted manner, with additional knowledge for some time now. And its main mission is incentives offered in the form of potential discounts. also familiar to most: throughout Germany, the BImA The BImA will also keep hold of its own 36,000 homes makes land and buildings available to federal author and invest in its existing stock as well as building more ities, the German armed forces, the Federal Police, the homes itself under the Federal Government‘s housing Customs Authority and many more government insti assistance scheme for federal employees. tutions. Its responsibilities range from clearing snow in winter through to modernising existing buildings and There is one aspect of this new challenge that is not constructing new ones in line with custom specifica new, however: whatever we do, our focus is always on tions. Through its Federal Forest Service division, the performing the duties entrusted to us responsibly and BImA is also heavily involved in the agriculture and for sustainably. With this brochure, we invite you to see for estry sectors. In a nutshell, the BImA is the key real yourself. Get to know the BImA as a reliable service pro estate company for the Federal Government. vider for its users and a strong partner for local author ities. Q Nowadays, however, the BImA is often mentioned in a different context: that of tackling Germany’s housing shortage head on, especially in the biggest cities. The Dr. Christoph Krupp BImA is supporting the Federal Government by repur Paul Johannes Fietz posing as many superfluous sites as it can in its portfo lio to build affordable homes and has set up a “housing Bundesanstalt für Immobilienaufgaben drive” working group to this end. Board of Directors 4
42 Climate action and environ mental protection are key priorities at a BImA green in tooth and claw – and in a wide variety of ways. These include making energy efficiency upgrades to its buildings and making land available for renewables.
An innovative developer: pioneering large-scale projects are already under way at the BImA’s 17 properties.
Playing a part in the homebuilding drive: with its housing assistance scheme, the BImA is providing 24 affordable homes for federal employees and thus relieving the pressure on the housing market.
15 The BImA is an all-round service provider in its core business – it manages and services nearly all the Federal Government’s proper ties used for official purposes, always focusing on the interests of their users. Conte 5
6 The BImA 7 Our work is as diverse as our properties 10 From Germany’s highest property to its 52 largest inland dunes 11 An attractive employer – diverse training oppor The BImA’s world is rich and diverse: tunities and career prospects discover why its highly varied portfolio 12 Engaging in dialogue: the BImA fosters an ex contains numerous bunkers and shel ters, for instance. change of ideas on complex subjects such as con version and munitions on sites set to be converted 13 An area as large as 88,000 football pitches – property services for allied forces stationed in Germany
14 The service provider 15 Comprehensive services from a single source 16 Just the right facility for every user 17 The BImA as developer 19 Unique artistic merit: art in architecture
20 Playing an active part in the homebuilding drive 21 An expert partner in accommodation matters 24 Affordable housing for federal employees 25 “The BImA is a key partner for the cities” – interview with Helmut Dedy, Executive Director of the Association of German Cities
26 Reliably looking after the interests of others 27 Taking action for reconciliation and sustainable development
30 A highly diverse portfolio 31 Fascinating features include the “Langer Eugen” and “Christoph 23” 38 Looking for something special? A glimpse of some extraordinary properties
40 The BImA has gone green 41 Energy efficiency upgrades – tackling the Herculean task with roadmap in hand 42 Profitably harvesting the power of the wind and sun 44 Stepping up for Germany’s green treasures 45 The principle of sustainability 46 Tending the countryside with endangered sheep 48 Wolf monitoring: for a handful of tracks
50 The motley characters of 46 the BImA world Award-winning species preservation – another hallmark of the BImA. For 51 Where deer wear necklaces, or when Edith instance, many rare plant and animal was made “as happy as a pig in clover” species have found their home in its 52 Living behind thick walls – focus on bunkers extensive forests and undeveloped areas. and shelters as specialist real estate 53 Exchanging ideas with European partner organisations 54 Managing Germany’s inherited estates: when the government inherits, the BImA steps in 6
The BImA
As the key real estate company for Germany’s Federal
Government, the BImA with its varied remit plays a very
important role. It is an avowedly attractive employer,
organises specialist conferences and makes properties
available to allied military forces.
The BImA 7
Bundesanstalt für Immobilienaufgaben Our work is as diverse as our properties
The Institute for Federal Real Estate (Bundesanstalt für Immobilienaufgaben, BImA) plays an important role in the market. Since it was established on 1 January 2005, it has become the key real estate company for the Federal Government, proving itself to be an efficient and reliable partner. Its work is as diverse as the properties in its portfolio.
The BImA looks after and manages some 18,000 proper ties. It owns nearly 470,000 hectares of land and around Structured for success 36,000 apartments, giving it one of the largest portfolios in the country. This covers residential, industrial and com The BImA is a federal corporation established under mercial real estate through to existing and former military public law as an independent legal entity and is areas and even includes forests and agricultural land. But headquartered in Bonn. The commercially run company what does the BImA do with all of these? What exactly has about 7,000 employees throughout Germany, dis- tributed across the headquarters in Bonn, nine regional does its work entail? offices (Berlin, Dortmund, Erfurt, Freiburg, Koblenz, Magdeburg, Munich, Potsdam, Rostock) and more than The BImA adopts a standardised system of real estate man 120 satellite locations in all. This enables the BImA to agement (S-REM) for most of the Federal Government’s fully engage with its clients on the ground. real estate used for official purposes. This means that it manages and services nearly all the properties used by government departments and ministries, which also in volves managing the energy and environmental aspects of the properties in its care. By way of an aside, the BImA’s The BImA is also responsible for selling properties that the centralised energy procurement also sees it generate Federal Government no longer needs. These efforts are some 80 per cent of the electricity consumed by the com currently focusing in particular on repurposing as many mercial properties in civic use for which it is responsible plots of land as possible for building affordable homes. from renewable sources. With housing increasingly scarce, the BImA is thus sup 8
How the BImA is organised
On an organisational level, the BImA is divided into eight specialist divisions, five of which carry out actual operations (Facility Management, Sales, Federal Forest Service, Portfolio Management, Administration). These are supported by the IT, Finance and Organisation/Human Resources divisions. There are also administrative units that report directly to the Board of Directors. The BImA is subject to legal and professional oversight by the Federal Ministry of Finance. An Administrative Board consisting of ten members advises the Board of Directors.
porting the Federal Government’s objectives agreed at the In addition to its actual core business, the BImA also has housing summit in September 2018, especially in major a long list of other responsibilities. For example, it per urban areas. Working together with local authorities, the forms state functions on behalf of the Federal Republic BImA develops commercial utilisation models, feasibility of Germany, such as providing property services for al and market analyses and urban planning agreements as lied military forces and settling claims arising from mili well as land development and use concepts – opening tary manoeuvres, property damage and injury. It also up new residential, commercial and recreational spaces. provides housing assistance for federal employees. In this context, the BImA will also be performing the role of developer in future under the housing assistance scheme. Focusing its efforts on urban centres with a Real estate tailored tight housing market, it will be building new homes for federal employees. to the needs of its user Last but not least, the BImA also brings decades of ex pertise in agricultural and forested land management to the table. This know-how is targeted to the specific The BImA also creates new spaces in its role as developer, needs expressed by its clients. Mother Nature is in good when new commercial properties need to be built, for in hands with the federal district foresters – in terms of stance. The BImA crafts plans that are painstakingly custo both forestry management and conservation meas mised to meet the needs of the specific user, resulting in ures. At present, the 17 Federal Forestry Offices – from individually tailored real estate – the very opposite of a Trave to Hohenfels, from Rhine-Weser to Lausitz – pro generic “off-the-peg” building. vide comprehensive, user-oriented land management across roughly 366,000 hectares of woodland and Other situations may call for strategic planning and im 207,000 hectares of open land and bodies of water be provements. This is because, in order to fully exploit the longing to the Federal Government and third parties. potential offered by complex properties, it makes sense to Additional services range from providing forest valua analyse them precisely and systematically from all kinds tions and surveys to the sale of game. Q of different angles in line with the business objectives. Where necessary, the BImA may reallocate plots of land or restore missing buildings, for instance. These examples of measures show how real estate can be upgraded, brown field sites can be repurposed and managed and utilised in the best possible way. The BImA will also retain its 36,000 or so homes and invest in its existing stock. 9 Since it was established, Between 2005 and the BImA has sold 2018, the BImA entered 283 so-called high-rise into more than bunkers with total proceeds reaching 77,1 million 29,000 euros contracts of sale How the BImA is organised The BImA has real The BImA estate assets worth has been in roughly the market 19 billion euros for 14 years 14Statements of The BImA provides training rent-related costs for 7 different career pathways and 6 dual degree courses with for 62.604 leases were processed an integrated practical element in 2018
The BImA currently has 3.95 billion euros in income from leasing up to 172,000 commercial properties was accommodation options for collected by the BImA in 2018 asylum-seekers on its properties
The BImA organises over In 2018, more than 1.1 million cubic metres of 700 in-house wood were harvested from the areas training and development managed by the events every year Federal Forest Service
In addition to its headquarters, where more than 900 people In 2018, the BImA work, the BImA is divided into nine regional offices. paid around 2.5 billion With some 890 emplo- yees,the largest of these is euros into the in Magdeburg. There are also more than 120 satellite locations federal treasury 10 Anything but ordinary
The BImA’s portfolio is packed full of properties that boast unique distinguishing characteristics, that will arouse your
curiosity or that will simply make you stop in your tracks. Tracing your finger over this map of Germany will show you
just a small selection of some of these. One-of-a-kind National Natural Heritage Area: Germany’s largest active inland dunes are located on the roughly 6,200-hectare Lübtheen Heath, where the Natural Her The most successful Music to the itage Area is managed by the Trave Federal “mission E” city: in the nati- ears: a music Forestry Office. The Lübtheen Heath forms onal capital alone, the moti- training centre part of Germany’s natural heritage owned vational campaign promoting that is unique in by the Federal Government. energy-conscious consumer Germany is being behaviour has already reached thousands of civil servants in the built on land in Hilden Lübtheen vacated by the German Heath BImA’s commercial properties. armed forces. Among other things, it will house The Federal Govern- 140 accommodation, 68 ment’s first civic PPP Berlin rehearsal and 34 teaching project: the construction rooms as well as a record of the new Federal Ministry The tallest Königs ing studio. of Education and Research facility in property: as Wusterhausen Berlin was completed in 2014. The part of the UN campus, BImA is the developer and the owner. the 115-metre-high The most “Langer Eugen”, a high- powerful rise in Bonn formerly farm: the most High tech underground: it is housing members of Hilden powerful wind farm on land the largest and most modern parliament, now accom- owned by the BImA was com- underground facility (“UTA”) modates 16 UN agencies. pleted near Königs Wuster of the German armed forces Bonn hausen in 2016. Approval and one of the largest of its kind planning for some additional in Europe: the Neckarzimmern UTA. 10 MW is currently under way. The youngest users: the children of It has 38 kilometres of transit routes UN employees are looked after in this running through it. An air circulation international nursery starting from the system that can process up to 2.3 mil- tender age of just four months. The lion cubic metres per hour keeps the BImA was also the developer of this temperature constant at around 21 Bonn property, which has won three degrees. Good things architectural awards. Neckarzimmern come in small
packages: Grosser some of the smallest Falkenstein S-REM properties include The largest new school various radio, antenna and building: the BImA is building a weather towers and masts, new annex in Perlach Forest for the such as the Customs Admin European School Munich for some istration‘s radio tower on top 1,500 students. of the “Grosser Falkenstein” Munich mountain in the Bavarian Forest. Zugspitze
Germany’s highest research station is housed in the “Schneefernerhaus” on the summit of the Zugspitze. Germany’s Environment Agency, anotherS-REM commercial property, can also be found there, 2,650 metres above sea level. 11
Training and supporting
Because you never stop learning, at work as in life, the BImA offers its staff wide-ranging opportunities for continuing professional and personal develop- ment, both in house and externally. In addition, it also supports the current and next generation of managers with schemes designed to secure them new quali fications. At over 30 sites across Germany, the BImA also provides training for a total of seven career pathways and six dual degree courses with an integrated practical element. Internships are a way of gaining initial ex- perience at the BImA, while the Federal Forest Service offers a trainee scheme. Further information is available on the BImA’s website www.bundesimmobilien.de under “Infor- mation/Karriere”.
A wide variety of responsibilities An attractive employer
The BImA moves with the times – including as an em book cheap holidays for their whole family via a wel ployer: its success is built on the motivation and qualifica fare organisation owned by the Federal Government. tions of its 7,000 or so employees across Germany. It offers the perfect working environment, combining a wide va The BImA takes the health of its staff very seriously. riety of interesting responsibilities with the benefits of Alongside occupational health and safety measures, working as a civil servant. The BImA focuses on providing therefore, it also provides them with opportunities to comprehensive support and assistance to its employees, maintain and boost their health levels, such as back who are able to change jobs and secure promotions wit exercises and relaxation techniques. Days of action hin the company at its over 100 sites in order to broaden and targeted training sessions on topics such as their experience and tackle new challenges. “healthy management” and “healthy working” are held. Ergonomic workstations and flu jabs are offered to all staff as a matter of course. Depending on where exactly they work, employees can also access specific health promotion measures such as regular check-ups Work-life balance for forest workers.
The issue of welfare is also hugely important: an in- house integration management team helps those who A healthy relationship between employees’ working have been off long-term sick get back into the working and home lives forms an integral part of the corpo routine. In addition, every member of staff has a wel rate culture. Flexible work- and part-time models and fare officer who they can go to with questions about working from home allow staff to shape their working problems in their lives that may impact on their be hours to suit them. Ensuring that employees are able to haviour at work. balance their career and their family life is particularly important in this regard, and the BImA champions Mutual respect and tolerance characterise the BImA’s a flexible approach to parental leave and supports corporate culture; diversity and coexistence in the employees returning to work. Under the housing as spirit of fair play are a given. Q sistance scheme, it provides affordable housing for staff, especially in urban centres. Employees can also 12
Experts in clearing ordnance
The BImA has many strings to its bow, including cooperation and commitment at university level in the form of an academic postgraduate course in Explosive Ordnance Clearance for technical planners. It is thus passing on the experience it has gained over many years in this field to the scientists, researchers and teachers of the future. The BImA has a strong partner in the Bundeswehr Uni versity in Munich. Since 2017, they have worked together to ensure that the long- term “Explosive Ordnance Clearance” project also has sufficient academically qualified personnel to guarantee that the work meets common standards across the country.
Symposia on conversion and munitions Engaging in dialogue: the BImA fosters the exchange of ideas on complex subjects Exchanging opinions with industry specialists and munitions. After the armed forces return the properties, assisting clients facing difficult issues are extremely the BImA and the local authorities face the challenge of important to the BImA. This was why it organised a con finding appropriate subsequent use for civic purposes. ference in February 2012 addressing the conversion of former military sites. The event, whose tagline was “Con This was the reason why the BImA organised a con version Means Designing the Future”, was held at the ference entitled “In the Jungle of Responsibilities – Mu Berlin Congress Center. The conference was prompted nitions and Sites to be Converted” in May 2014 at the by the Federal Ministry of Defence’s new plan from Kronprinzenpalais in Berlin. The event was designed to October 2011 for stationing military forces and the re support affected communities and provide information sulting challenges. The goal of the event was to bring to on points of contact while also creating a forum for an gether the parties participating in the conversion process exchange of ideas. Some 200 representatives from and to promote a dialogue between them. Invitations government and federal state ministries, the local went out to mayors, district administrators, conversion authorities affected, the German armed forces and officials in the federal states and members of parliament. explosive ordnance disposal units as well as members of the industry and scientific communities took part. The conference was the first in what has turned into a series of events, providing experts with the opportunity to The challenge of securing continue working on problems identified and lend im petus in the search for national solutions. Thus the subsequent use symposium is now a firm fixture, giving rise to a work shop in November 2015 and the 2nd Specialist Explosive Ordnance Conference in December 2016. Its 3rd ncarnation was held in Berlin in May Another complex subject also led the BImA to organise a 2019 with the strapline “On the Path to symposium: dealing with munitions at sites set to be con Uniform Nationwide Standards”. verted. This is because many sites previously used by the More information can be found at military are saddled with unexploded ordnance and old www.konversionkampfmittel.de. Q 13
Experts in clearing ordnance
U.S. Army Europe paratroopers exercising at the Hohenfels military training area in Bavaria
Property services and claims settlement for allied military forces An area as large as 88,000 football pitches
In addition to the German armed forces, there are also allied military forces stationed permanently in
Germany. The BImA provides them with properties and looks after their real estate interests as part of the
implementation of the NATO Status of Forces Agreement.
Kaiserslautern, Wiesbaden, Bielefeld and more – U.S. and staff as well as the biggest and most modern U.S. training British forces are stationed in numerous locations across area outside America spanning roughly 23,000 hectares. Germany. The BImA takes it upon itself to meet the needs In addition, the BImA’s claims handlers settle claims for of these allied forces for property. It procures suitable sites damage caused by members of the allied military forces in and sees to all property-related matters while those sites Germany in the performance of their duties. This includes, are used for military purposes, focusing on international in particular, damage as a result of manoeuvres or traffic law and environmental issues as well as dealings with accidents. Rather than having to deal with the military neighbouring properties. When the forces withdraw, the themselves, therefore, claimants can contact the BImA, BImA handles the termination of the legal relationships which will compensate them in accordance with German with the foreign state or, in the case of leased properties, law. The BImA then asks the relevant country to pay the with their owner. The allied forces make their own de damages owed under international law and transfers this cisions regarding how long the properties will be used. amount back into the federal budget.
The BImA currently looks after some 62,000 hectares of This part of its remit sees the BImA handle annual expendi federally owned and leased areas provided to foreign ture of some EUR 60 million at present. Q troops – the size of around 88,000 football pitches. Along side some 17,000 apartments, for instance, this also in cludes the U.S. Air Force’s largest aviation hub outside the United States with around 10,000 military and civilian 14
The service provider
The BImA manages and services nearly all of the Federal
Government’s real estate used for official purposes,
focusing closely on the client’s goals. As an all-round
service provider, the BImA always keeps an eye firmly
on the interests of the users.
The service provider
The Federal Ministry of Education and Research in Berlin 15
Over 4,500 leases
The Act Establishing the BImA of 9 December 2004 charged it with the task of implementing a standardised system of real estate management (S-REM). Under section 1 (1), “[i]n particular, this includes the management of properties used by Federal Office of Administration departments in the fulfilment of their responsibilities (commercial properties)”. From 2005 to 2013, ownership of nearly all of the domestic government properties was gradually transferred to the BImA and thus to the S-REM; one example is the Federal Ministry for Family Affairs, Senior Citizens, Women and Youth (photo). At the last count at the end of 2015, 114 different users with more than 4,500 leases were being managed in the S-REM.
Managing the government’s commercial properties Comprehensive services from a single source
By law, the BImA is responsible as a basic principle for model that takes into account economic and functional meeting the Federal Government’s need for property factors. There are a great many different types of proper sites and space. This need can change for a variety of rea ties that may be required at any given point: from ad sons, whether due to requirements being redefined by ministrative buildings, courts and laboratories for the user or parameters that have changed in other ways. technical and medical institutes through to accommo In such cases, the user tasks the BImA with exploring the dation, port facilities, museums, libraries and bunkers. options for a new facility, with some qualifications, and the BImA then follows a proven, standard procedure. First With the BImA’s site management services spanning the of all, the user specifies in more detail what they need, different government agencies, the S-REM allows the real describing their requirements in terms of the features of estate portfolio to be utilised efficiently. In addition to the building and areas as well as the location. Using this flexible accommodation options, the synergy effects also information as a starting point, the BImA can begin to deliver savings to the federal budget. The BImA’s S-REM investigate potential alternatives and precisely calculate encompasses commercial, technical and infrastructural the total investment required. facilities management as well as construction and reno vation. The BImA has a large portfolio of its own properties that may be able to satisfy the reported need if alterations are As the owner and landlord of the properties, the BImA has made or if an extension is added. Another option is to extensive obligations: as well as operating and servicing lease or purchase a property from a third party. It if be a property, the BImA also ensures that all measures in comes necessary to build a new commercial property, the tended for the maintenance of structural elements, BImA will also act as developer and design individually technical systems and outdoor areas are carried out – tailored solutions that meet the user’s precise needs. from clearing clogged gutters to removing snow and ice. In addition to preserving value, aspects such as the duty The standardised system of real estate management of care associated with premises liability also play a major (S-REM) is geared towards managing, servicing and op role. Depending on the size and the needs of the property, erating the federal properties required by the users for BImA property managers may be assigned permanently official purposes in a cost-effective way. The cooperation on site to coordinate the tasks required there. Q between users and the BImA is based on a landlord-tenant 16
The BImA offers a wide range of alternatives Just the right facility for every user
A very wide range of users benefit from the BImA’s ser need have been built taller and, as a result, many of vices. Many clients – including federal ministries and the entrances to buildings where the vehicles are kept federal offices – have specific requirements, a few of have to be altered to be higher,” says Gerd Friedsam. which are presented below. The German Customs Authority is also one of the BImA’s More than 1,200 SREM leases for roughly 30,400 build major clients: its properties were integrated into the ings and over 244,000 hectares of land, which includes S-REM back in 2005, and there are currently some 975 no fewer than 145 military training areas and proving leases in place. Because the Customs Administration grounds spanning 200,000 hectares in all as well as is undergoing constant change, the requirements its 208 barracks and 19 airfields – these are the impressive buildings need to satisfy are also changing constantly – figures from the collaboration between the German sometimes a leased space needs to be enlarged, armed forces and the BImA. This makes the German sometimes accessibility for people with disabilities has armed forces the largest client in the BImA’s stand to be ensured. In the case of the renovations to the Cent ardised system of real estate management (S-REM). ral Customs Office in Regensburg carried out from 2010 From barracks and training areas to naval bases, air to 2013, it was the aspects of energy efficiency upgrades, fields and hospitals – the German armed forces’ port fire safety and accessibility that took prominence. “The folio is diverse and holds many different challenges for Central Customs Office in Regensburg is a good example all of those involved. of how an old building can be redesigned to be modern and fit for purpose,” says its director Margit Brandl. “The Another large client is the Federal Police, whose prop result was a contemporary office building in which our erties and what are currently around 400 associated employees have a sense of wellbeing.” leases were integrated into the S-REM in 2008. “The va riety of tasks we are called on to perform is reflected in our need for highly diversified, security-critical proper ties across the whole of Germany,” says Joachim Koch, Energy efficiency Head of Budget, Organisation and Medical and Safe ty-Relevant Services at Federal Police Headquarters. upgrades play a key role For instance, the Federal Police moved into two new training and development centres in Bamberg and Diez an der Lahn at short notice in 2016 and 2017 fol lowing the extensive recruitment drive approved by The BImA also puts its property know-how to use pro the German Bundestag. The BImA was also responsible, viding assistance to the Sozialwerke der Bundesverwal together with the Federal Police, for the extension to tungen, the social welfare agencies working under the the Flight Training School in Sankt Augustin. Federal Office of Administration. These organisations provide public assistance to workers and their financially Individually tailored solutions are also required in the dependent family members to improve their work-life collaboration with the German Federal Agency for balance, among other things. In particular, the support Technical Relief – the Technisches Hilfswerk, or THW. organisation for the German armed forces, the Bundes In 2009, the BImA took over the commercial proper wehr-Sozialwerk, jumps into action whenever members ties belonging to the organisation, some 99 per cent of of the German armed forces fall on hard times and when whose staff are volunteer aid workers. There are cur soldiers are deployed abroad. “Three buildings are going rently around 890 S-REM leases with the THW. “The to be modernised soon by the BImA so that they can THW uses many properties, which means a multitude offer features conforming to contemporary standards,” of different individual measures are needed,” says says the organisation’s director, Veronika Dahl. “For us, Gerd Friedsam, Vice President of the THW. The specific topics such as energy efficiency upgrades play an needs of this user include housing its high-tech vehicle important role, but accessibility does as well, since fleet and expensive special equipment and providing we house wounded soldiers in our buildings, for a sufficiently large building for accommodation. This example.” Q is constantly presenting the THW and the BImA with new challenges. “Because of the demands of the loca tions where we do our work, many of the vehicles we 17
Aerial shot of the Federal Intelligence Service’s new headquarters in Berlin, officially opened in February 2019
New buildings across Germany The BImA as developer
The BImA also takes on the role of developer for all construction work at its properties and has already completed numerous significant projects.
When a user’s needs with respect to a given facility ministry headquarters that boastsa high level of archi change, the first thing the BImA does is determine the tectural quality and energy efficiency. The building was demands that the property required will need to completed on time and on budget. satisfy. Sometimes a new building needs to be considered. This can be built as a self-financed construction project The new building for the Ministry of the Interior was ready organised by the developer itself or following a public-pri for occupancy in April 2015. It embraces a pioneering vate partnership (PPP) model. energy strategy that includes, among other things, the use of geothermal energy to deliver optimum heating to If a new commercial property needs to be built or an ex all of the offices. isting one renovated, the first steps are to plan and carry out the construction work. Part of this process involves the BImA laying the plans for future building services in accordance with standardised rules. BND with the largest newbuild to date Several of the largest new construction projects of the past few years have already been handed over to their users: in August 2014, the BImA completed the new Berlin headquarters for the Federal Ministry of Education and The new headquarters for the Federal Intelligence Research (BMBF). The BMBF’s Berlin-based employees Service (BND) were completed and officially handed over moved into their new offices in October of the same in November 2016. With a gross floor area of approxi year. This was the first time the Federal Government had mately 260,000 square metres, the BND’s Berlin office is constructed a government building under a PPP. This co the BImA’s largest newbuild project to date. Developed operation between the public sector and a private-sector by the BImA, it stands on around ten hectares of land and partner on behalf of the BMBF has resulted in a modern has room for some 4,000 members of the service’s staff. 18
The Futurium building’s unusual design makes it a real eye-catcher
Berlin’s Futurium – originally the “Haus der Zukunft” Meanwhile, two edifices steeped in history – the former (“House of the Future”) – was completed in November waterworks and pump house – will become an integral 2017 after just 27 months of construction work. This build part of the campus and will be used for UN conferences ing, which boasts a gross floor space of some 14,000 and symposia in the future. square metres, is now the second property that the BImA has constructed under a PPP. In its capacity as landowner and developer, the BImA delivered the project on behalf of the Federal Ministry of Education and Research.
The Futurium represents the gold standard as regards compliance with the latest sustainability criteria and houses exhibition and event spaces that meet stringent requirements in terms of media technology. From 2019 onwards, it will be used by Futurium gGmbH to showcase material on the topics of nutrition, technology and the environment of the future to the general public and to provide an opportunity for developing ideas and ven tures through exhibitions, workshops and debates.
There are also two other major newbuild projects being implemented that deserve to be highlighted as mile stones in the BImA’s work as developer: acting in this Constructing an extension on the UN Campus in Bonn’s for capacity, the BImA is constructing an extension to the mer government quarter United Nations’ Bonn office. A freestanding annexe, measuring some 65 metres high and offering a gross floor space of 13,000 square metres across 17 floors and three Prompted by rising numbers of students, the BImA is basements, is being built between the former plenary building an annexe for 1,500 of them in Perlach Forest on chamber of the German Bundestag and the historic “Altes behalf of the European School Munich (ESM). It is being Wasserwerk” complex, site of an old waterworks. It will constructed on a 34,000-square-metre plot some three house 330 employees of the Secretariat of the Framework kilometres away from the school’s current premises and Convention on Climate Change. The aim is to achieve a will include a kindergarten, a junior school and a sports “Gold” certificate under the Federal Government’s “Sus hall across a total planned floor space of around 29,000 tainable Building” rating scheme. There are also plans for square metres. The foundation stone was laid in June a new administrative building for the BImA, while the 2016, with the topping out ceremony held not long after existing logistics building alongside the Rhine is to be ex in April 2017. The annexe is scheduled to be handed over tended. to the ESM in time for the 2019/2020 school year. Q 19
Nursery at the armed forces hospital in Ulm gets a new building
When the new nursery came to be constructed at the hospital for the Ger- man armed forces in Ulm, an “art in architecture” competition was held to produce a work that could also be used by children. With her piece entitled “Farbentaucher” (“Divers for Colour”), Stefanie Gerhardt brings the open space in front of the nursery entrance expertly to life. The artist has created an interactive and fun space that shows things in a different light. The instal- lation is at once a discovery area, a relaxation zone and a waiting room for children and adults alike. The “Farbentaucher” has been enriching the daily lives of the girls and boys at the nursery since autumn 2015.
Art in architecture Unique artistic merit
The BImA’s remit also covers building culture, also termed “art in architecture”. Whether they are sculptures, graffiti or installations, the works of art augment and enrich what are usually public spaces.
Art in architecture is regarded as an element of building a link with the building’s architecture or function. Artistic culture and an integral part of the construction task. That quality and meaningfulness are also important. Young is why it is incorporated into almost all the BImA’s con artists are specifically promoted, as was the case in the struction projects. What makes these art in architecture competition for the Federal Environment Agency in Des pieces special is that they are closely interwoven with the sau that was run in cooperation with Burg Giebichenstein everyday lives of local staff. One goal is therefore to en Art College in Halle. sure that, via the artwork, users can identify with a new building. Most of these buildings are also open to the general public, which helps increase acceptance. The art gives these new buildings a unique touch and makes Responsibility for them easily recognisable. To this end, between 0.5 and 1.5 per cent of building costs are earmarked for art in archi the artworks tecture from the outset as stipulated in the Art in Archi tecture Guidelines.
The BImA is responsible for the artworks once they have been installed. The artists are expected to ensure their Regular competitions designs are durable and sustainable. Presentation, main tenance and professional handling are therefore very important. Each year the BImA reviews all the artworks, which are then renovated and maintained based on that The BImA runs regular competitions in its search for suit assessment. Q able artworks for new buildings or extensions. The inde pendent artistic contributions being sought must create 20
Playing an active part in the homebuilding drive
The BImA’s housing stock is amongst the largest in Germany.
Under the housing assistance scheme, it provides homes for
federal employees and will soon be doing building work of its
own as part of the Federal Government’s homebuilding drive.
Playing an active part in the homebuilding drive
Emser Block in Berlin 21
Nationwide portfolio An expert partner in accommodation matters
As the key real estate company for Germany’s Federal Government, the BImA gives tens of thousands of people a roof over their heads. Now that the situation on the housing market has intensified in many areas, it is working even more closely with local authorities to alleviate the housing shortage through their joint efforts.
From List on the North Sea island of Sylt to Sonthofen on real estate held by the former Bundesvermögensverwal the edge of the Alps and from Görlitz on Germany’s east tung, which its successor the BImA took over in 2005. ernmost edge to Gangelt on its Dutch border, the BImA The allied military forces have also played a role: since owns residential properties throughout the country. Its the 1990s, they have been reducing their troop numbers total stock comes to around 36,000 homes across 8,700 in Germany, relinquishing some sites completely and residential buildings with a total living space of nearly 2.2 returning their barracks to the German government million square metres. These properties come in all shapes – including sizeable housing compounds where the and sizes, from one-room apartments for singles through soldiers and their families used to live. These formerly to five-room flats perfect for families and detached houses military properties have been converted and used for complete with gardens. About a third of them are in the civic purposes ever since. The BImA rents out houses and major cities of Berlin, Munich, Cologne/Bonn, Frankfurt flats primarily to federal employees under the housing am Main and Stuttgart. assistance scheme (read more on page 24), repairs them and takes care of any necessary renovations.
One such example is the former residential compound Conversion for for the U.S. armed forces in the town of Langen in Hesse, which the BImA acquired in 2005. The 156 three- to six- civic use room flats dating from the 1950s were comprehensively modernised. Some of them now have parquet flooring, a fitted kitchen and a balcony and are surrounded by extensive green spaces complete with playgrounds. But why does the BImA own any housing in the first All in all, the BImA manages over 16,000 of its homes it place? Ultimately, its main responsibility is looking self. In other words, it takes care of everything relating after the Federal Government’s commercial proper to the tenants and the properties, from reletting and ties. Many of the homes are left over from the general preparing statements for rent-related costs through to 22
Green spaces for adult residents and play areas for the younger ones: a renovated block of flats in Beelitz in Brandenburg (left) and the former compound for the U.S. armed forces in Langen, Hesse (right)
repossession, energy efficiency upgrades, gardening launch of the homebuilding drive, a joint effort by Ger and business planning. For at least 19,000 homes, it is many’s Federal Government, federal states and local supported by external property managers. authorities, has made the BImA even more important when it comes to housing. To accelerate the construc tion of new homes in Germany and provide a supply of affordable accommodation in areas where the housing Renovating historical market is tight, it is aiming to make as many sites avail able for this as quickly as possible. To this end, it is shift treasures with sensitivity ing its focus somewhat to a three-pronged strategy: firstly, the BImA sells plots of land that the Federal Gov ernment deems surplus to requirements to city coun cils and local authorities in a targeted way for them to However, the BImA does not just hold old military build affordable housing on. Secondly, land may be real estate in its portfolio. Soest’s SüdOst Siedlung, sold to a private housing company if the local authority or “south-eastern estate”, was constructed in dou is not interested. Thirdly – and this is the new element – ble-quick time around 70 years ago to accommodate the BImA will not only be retaining and investing in its people displaced from Germany’s former eastern terri own housing stock, it will also be building new homes. tories. The BImA has been renovating the estate’s over 500 flats in stages since 2012, replacing the electrical installations and sanitary facilities, installing modern gas central heating and even bringing the floor plans 1,000 plots up to date. Many of the flats now look as good as new. for building homes When renovating and repairing these historical build ings, some of which date from the 1920s, there are often aspects to consider that relate to heritage pres ervation. Take, for instance, the so-called Emser Block A comprehensive analysis of its portfolio has enabled in Berlin-Charlottenburg, a stone’s throw from the the BImA largely to determine which plots of land it Kurfürstendamm. The whole complex of 79 flats and deems suitable for building new homes, irrespective of 54 commercial units is listed and its architecture has whether it will be local authorities, private companies echoes of the Bauhaus. Its stairwells and lifts have been or the BImA itself putting them to this use. In all, it has and continue to be renovated in compliance with the identified over 1,000 sites across Germany. The local rules for listed buildings. The roof of the underground authorities have a key role to play in ensuring that the car park in the inner courtyard has also been greened properties can actually be built as they have control over, creating oases of relaxation for residents. The over planning decisions. When they grant planning 23
Purchase incentives for local authorities
The Price Reduction Directive (Verbilligungsrichtlinie, VerbR 2018), which entered into force in September 2018, made purchasing plots of land from the Federal Government for homebuilding an even more attractive prospect for city councils and local authorities. One of the most appeal ing concessions is the 25,000-euro discount available on each new unit of social housing. Local authorities can also sell any properties that they bought at a reduced rate on to third parties from the private sector without having to repay the discount provided that the new owners fulfil the purpose for which the price reduction was offered. As the BImA also grants multiple concessions for different purposes and there is no longer an upper limit, the aggregate reduc- tion can be as much as the total purchase price. In early 2019, for instance, the City of Paderborn took advantage of these discounts to purchase the site of the former British Alanbrooke Bar- racks (photo) with an area of around 18 hectares. A total of 800 new homes are to be built there, including 240 that qualify as social housing.
permission, they create the framework under planning Gemeindebund) (more on page 25). This statement law for the homes and related infrastructure to be built. explains how the BImA is helping local authorities to build new homes, by providing suitable properties, ad vice on site development and financial contributions to e.g. feasibility analyses, inventories or expert opinions. Working together To expedite homebuilding efforts, the BImA intends to sign actual “pacts” in suitable cases, in which city coun with local authorities cils or local authorities would grant short-term plan ning permission for the BImA’s own building work, for instance. For its part, the BImA would provide plots of For this reason, the BImA is stepping up its close co land and support services, amongst other things. operation with city councils and local authorities even further. Properties that are suitable for new homes and that the Federal Government no longer needs are always first offered for sale to local authorities directly. The BImA’s This is designed to enable several tens of thousands of homes to be built over the next few years. However, building projects this right of first refusal now applies to nearly all sites, rather than just properties to be converted as was pre viously the case. What is more, the scope of the Price Reduction Directive has also been extended. It regu In cities, towns and regions where federal institutions lates the various concessions available when purchas and agencies need accommodation for their em ing plots of land in federal ownership and thus offers ployees, the BImA intends to build its own homes under local authorities even more incentives to buy them (see the Federal Government’s housing assistance scheme above), especially if they are building social housing. and thus ease the pressure on the housing market. Selling land at a discount is intended to ensure that the Some 140 properties in all have been picked to receive new homes will remain affordable in the long term too new buildings, extensions and extra floors. Thus, for thanks to cheap rents. instance, 104 new homes are to be built in the town of Müllheim in Baden-Württemberg over the coming A good example of the strong partnership between years, while 400 new homes are planned for the Cité the BImA and local authorities is a statement signed Foch, a former housing complex for the French army in February 2019 together with the Association of Ger in Berlin. The BImA will also be undertaking building man Cities, the Association of German Rural Districts work in the “SpessartGärten” and “Hohe Düne” resi (Deutscher Landkreistag) and the Association of Ger dential districts in Aschaffenburg and Warnemünde man Towns and Municipalities (Deutscher Städte und respectively, with 50 new homes slated for each. Q 24
Housing assistance Affordable housing for federal employees
Introduced in 1950, the housing assistance scheme still has an important job to do even today: ensuring
that employees of the Federal Government are provided with suitable, affordable housing close to their
place of work.
The housing assistance scheme encompasses more than 62,000 homes in over 500 locations throughout Germany. This includes the BImA’s own stock as well as properties owned by third parties for which the BImA has obtained occupancy rights. Affordable rents are important to the BImA in all these places, because the scheme is particularly targeted at employees on lower and middle incomes. Many staff at the German armed forces, Federal Police and Customs Authority take up the offer. However, all federal employees are entitled to apply, whether they work at the Bundesbank, a Max Planck Institute or a ministry.
The balconies on this BImA block of flats in Cottbus get a lot The Federal Government’s of sun.
duty of care that “the housing stock of the Bundesanstalt für Immobilienaufgaben [is to be] utilised and further developed and the housing assistance scheme for federal employees strengthened”. The housing assistance scheme is designed to help the Federal Government when it makes staffing decisions – For one, this stock is to be modernised and its manage specifically by providing affordable housing for newly ment optimised. For another, the BImA intends to recruited or relocated employees and their families. The undertake building work of its own and thus increase BImA is thus helping to fulfil the Federal Government’s the supply available. It plans to construct new homes, duty of care in respect of its staff. At the same time, the convert existing properties and add extra floors and offer increases the Federal Government’s attractiveness buildings to its own residential real estate. Any require as an employer and makes it easier for it to attract new ments over and above this are to be met in a targeted recruits and retain them over the long term. Ultimately, way by acquiring occupancy rights. The BImA is also this serves to maintain and strengthen the operating working to determine the housing needs of the various capacity of public administration bodies. federal institutions and agencies across Germany even more accurately and raise awareness of the assistance As well as acquiring occupancy rights, the BImA also scheme. Q screens and selects applicants and assigns homes based on set criteria. If no federal employees are in terested, the house or flat will be put on the private rental market. The BImA is keen to further expand the housing assistance scheme as part of the Federal Government’s homebuilding drive. Back in 2018, the government’s current coalition agreement announced 25
Interview with Helmut Dedy, Executive Director of the Association of German Cities “The BImA is a key partner for the cities”
The Association of German Cities, Association of German Rural Districts, Association of German Towns and Municipalities and the BImA have signed a joint statement declaring their intent to work together even more closely and drive forward the building of new homes through their common efforts. Helmut Dedy, Executive Director of the Association of German Cities, explains what he expects from the partnership with the BImA and how local authorities have responded to the statement.
Mr Dedy, what is the Association of German Cities bers, virtually every local authority in Germany was told hoping to achieve with this statement? of our plans. The initial response has been positive. Securing and creating affordable housing has turned Above all, people are welcoming the fact that the state into one of the most pressing tasks facing the Federal ment provides guidance on how the right of first refusal, Government, the federal states and local authorities in the sale process and the discounts will work in practice. recent years. It’s become clear that a shortage of build The issue of valuation is proving a particularly frequent ing land and the prices that available land is going on source of debate, and the statement is intended to pro the market for are making it difficult to build new vide greater clarity here too. homes. The BImA owns a great many sites in Germany, making it a key partner for the cities if we‘re going to be What hopes do you have for the partnership? able to mobilise more land for building and develop As well as the momentum that the Federal Govern offers for housing promotion that align with demand. ment has already injected into housing policy, the pro However, the old rules, under which the BImA could cedure for selling properties that it owns has also been only sell its properties at market value, made it hard to changed, something that the Association of German guarantee a socially responsible supply of housing on Cities had been demanding for years. The partnership some of these plots of land. between the BImA and the Association of German Cities has grown even closer, especially over the past year. And With the right of first refusal, the initial Price Reduction even though our joint statement has now been sent out, Directive and, in particular, its updated version of we are still aiming to continue exchanging ideas and autumn 2018, the Federal Government sent out an im opinions. portant signal for a housing policy based on cooperation and serving the public interest. The joint statement is How is the Association of German Cities supporting the now intended to establish a common and transparent process? approach to implementing the Directive. We also The Association of German Cities is the “voice of the wanted to reiterate the BImA’s commitments to helping cities”. We have a direct line to how things are done on the local authorities tackle the housing question from our ground via our executive bodies and expert committees. united front. We’re hoping that this will improve co We represent the interests of the cities and their citizens operation on the ground and, most importantly, get us in dealings with the Federal Government, the federal some progress in mobilising urgently needed building states, the European Union and other institutions and land more quickly. associations. Over the next few months, we will be moni toring how our partnership with the BImA is shaping up Who was sent the statement and what has been the at local level and whether the land sale process is actu response to it? ally speeding up to the benefit of homebuilding, as we The Association of German Cities sent the statement to are hoping. Cooperation with the BImA is not intended its member cities, the associations of cities in the federal to be a one-way process either: the Association of Ger states and various committees of experts. With the other man Cities is also encouraging its members to treat one co-signatories passing the message on to their mem another in a spirit of trust in their day-to-day work. Q 26
Reliably looking after the interests of others
When facing major challenges, it is always good to have a
strong, reliable partner at your side. The BImA looks after
properties to be converted and is committed to reconciling
diverse interests and to sustainable development.
Reliably looking after the interests of others
The Ermekeil Barracks in Bonn 27
Conversion Taking action for reconciliation and sustainable development
The military withdraws, areas as big as whole city districts are freed up and are suddenly available for completely new, civic uses: conversion is the name of the game. The BImA takes an active approach to the opportunities and challenges presented by this process and always works towards reconciling diverse interests.
The conversion of military properties has been a complex for market and feasibility analyses, land use concepts and undertaking for everyone involved since as far back as land use planning. The focus of this process is on recon the early 1990s. The participants include local author ciling the respective communities’ construction policies ities – the parties directly affected and holding planning and urban planning interests, the BImA’s utilisation ob authority – the federal states and the BImA as the owner of ligations and the financial interests of potential buyers. the plots of land. The 2011 plan for stationing the German armed forces and the decisions made by allied military forces to reduce their troop levels in some parts of the country set a new wave of conversion in motion. Valuable
Once it becomes clear that military forces will be with opportunities drawing from a site, the BImA steps in early to hold talks with the communities concerned so that any action requi red to secure subsequent use as quickly as possible can be Properties set to be converted offer valuable opportu taken. It provides tangible support, such as helping to pay nities, especially for urban development, and can ener 28
The U.S. armed forces handed back the airfield in Bitburg as long ago as 1994. The site has been turned into an industrial estate and business park for some 180 companies.
gise the entire region. It is rare to find contiguous sites of comparable size in the hands of a single owner and it presents an opportunity for city councils and local authorities to integrate these sites into new plans. After all, local authorities are unable to exercise their powers to make planning decisions while the sites are being used by the military, but this changes once the military has given them back. The local authorities then have the opportunity to develop ideas for possible uses either on In harmony with nature their own or with the help of the Federal Government, their federal state or investors. As part of conversion, even former military training areas and proving grounds with their expansive heaths and grassland areas, marshes and wetlands as well as sparsely wooded areas and facilities on the outskirts Conversion: both an of forests become available for subsequent civic use. Training areas like these are often of particular ecologi- opportunity and a challenge cal value. The military’s use of sites without visitor traffic or the spraying of fertiliser and pesticides has created a highly valuable natural landscape in many cases. Many different rare and sometimes legally protected species Because the process often begins under difficult circum can be found on these properties, and the BImA assumes stances, conversion always represents both an oppor a great deal of responsibility for their conservation. The tunity and a challenge. Some of the obstacles include BImA looks after preserving the diversity of species and residual contamination, unexploded ordnance and habitats, while also taking advantage of the properties’ constraints imposed in the interests of conservation or potential for environmentally friendly use (e.g. as sites heritage preservation. Even the permitted use of existing for wind farms or solar panels or for compensatory structures with restrictions, as is the case with under measures). Projects such as those using endangered ground bunkers, can complicate matters. In such scena wild horses to tend to open land are just one example rios, the BImA commissions expert reports or participates of this. The photo shows Przewalski’s horses on an in working groups in order to work on a solution together area set aside for impact offsetting and compensa- with the federal states and local authorities. In the specific tory measures on the Campo Pond property in Hanau, case of residual contamination, the BImA uses a “cen under the jurisdiction of the Schwarzenborn Federal tralised residual contamination management” system Forestry Office. in which it records and assesses the risks and arranges for remediation as needed. 29
Support with accommodating refugees
Over the past few years, the number of refugees and asylum seekers coming to Germany has required the whole of society to pull together. The BImA has also been closely involved in the dialogue with local and government authorities to the extent that, at times, up to 172,000 people could be accommodated on federal property. Former barracks were ideal, as they provided space for a large number of people, usually at very short notice. Since 1 January 2015, this has also seen the federal states, rural districts and municipalities being handed federal properties or parts thereof rent-free subject to certain conditions. In addi- tion, the BImA is continuing to support the authorities, although demand has now virtually ground to a halt as migrant numbers have fallen.
There is a wide variety of options for future use, which Site conversion activities are being closely watched by the will depend on the particular situation. Commercial use public. Many residents fear that the military’s withdraw al is the first choice for city-centre sites, but public facilities, will mean negative economic consequences for the housing and mixed-use buildings are also a possibility. communities affected, starting with a loss of purchasing In Herford in North Rhine-Westphalia, for instance, power. The successful conversion undertaken in Bitburg four blocks containing 24 flats previously used by mem in Rhineland-Palatinate illustrates how these fears are bers of the British armed forces were sold to Wohn und often unfounded: its airfield, covering some 490 hectares, WirtschaftsService Herford GmbH (WWS) in 2018. The became the first site for conversion to be handed back blocks of flats will be used to accommodate students of to the then Bundesvermögensverwaltung by the U.S. the federal state’s University of Applied Science for Fi armed forces in 1994. The site is now an industrial estate nance in future. and business park spanning 230 hectares so far that has attracted some 180 companies and created roughly 1,500 jobs. Flights have continued to operate, albeit in a smaller space. Some 50 hectares are currently ripe for further de Development velopment, with some 80 more to come is reduced once again. The former airbase is now the biggest single-site in stages industrial, business and logistics space in Rhineland- Palatinate.
Conversion work in Bitburg continued in 2012 with the Sites set to be converted can also be developed and sold acquisition of the former “Alte Kaserne” barracks, with in several stages, as happened at the former Schlieffen marketing for the 11-hectare property completed within Barracks in Lüneburg in Lower Saxony. The first step was two years. Later on, in December 2017, the “US-Housing” to sell part of the site, covering some eight hectares, on complex, comprising some 1,000 homes plus facilities which the federal state government built a civic centre. such as schools, hospitals and shopping centres spread In 2011, the BImA sold another section of the site, some over 62 hectares, was handed back by the military. A plan 24 hectares this time, as part of a tendering procedure for the site’s subsequent use that considers the interests under EU law. A total of 750 flats and houses that could of everyone involved is being devised in dialogue with accommodate around 1,500 people were constructed in the town council and the local rural district, the Eifelkreis the so-called Hanseviertel II. The third stage in 2018 saw BitburgPrüm. Q the remaining 27 or so hectares (“Hanseviertel III”) of the former barracks sold to the local authority under its right of first refusal. It is planning 650 homes – enough for some 1,800 people – including 210 that qualify as social housing. 30
A highly diverse portfolio
From the Kronprinzenpalais (Crown Prince’s Palace)
to the Federal Administrative Court, from the Hotel
Petersberg on the mountain of the same name to
the offices of the Federal Ministry of Finance – the
BImA’s highly diverse portfolio reads like a “Who’s
Who” of German real estate, and the BImA has
already sold many extraordinary properties like
these.
A highly diverse portfolio
European Patent Office in Berlin 31
The multifaceted BImA Featuring the “Langer Eugen” and “Christoph 23
The BImA’s portfolio contains an enormously diverse range of properties. From tank ranges to protected expanses of heathland, from blocks of flats to palaces, from bunkers to ministry buildings – anyone glancing at the properties owned by the BImA will be astonished by their incredible variety of form and function.
Even just the federal properties used for official pur Yet another impressive site is the BImA’s nearly poses include an exceptionally wide variety of real eye- 177,000-square-metre property in Koblenz – almost as catchers, with some true architectural gems amongst big as 22 football pitches – containing the largest mili them. Many of the buildings are also testimonials to his tary medical facility in western Germany, the Central toric milestones and have been listed as protected his Hospital of the German armed forces. It currently houses toric landmarks. This is the case, for example, with the 19 departments and 13 outpatient clinics as well as being building housing the Federal Ministry of Finance (BMF). the base for the “Christoph 23” rescue helicopter, which It was built in 1935 to be the headquarters of the German forms a core component of civilian emergency services Reich’s Ministry of Aviation, and after WWII was used by in the region. the East German government to house its ministries. On 7 October 1949, the German Democratic Republic was From the “Langer Eugen” (the former high-rise building founded in this building. After reunification, the prop containing offices for members of parliament that is now erty was the headquarters of the Treuhandanstalt (the used by various UN organisations) on the UN campus in agency spearheading privatisation efforts), and in 1999 Bonn to the Villa Mumm in Frankfurt (headquarters of it became the first official seat of the BMF. the Federal Agency for Cartography and Geodesy) and from the Neckarzimmern underground facility (used by The Petersberg in Königswinter is also full of political his the German armed forces as a depot for the Air Force and tory. From 1945 to 1952, the property was the headquar Army and one of the largest military facilities of its kind ters of the Allied High Commission. The Petersberg in Europe) to the Müritz National Park, the properties Agreement was signed here in 1949, an important step owned by the BImA are wonderfully diverse. by the Federal Republic of Germany on the path to be- coming a sovereign state. From 1990 onwards, the build On the following pages, we invite you to take a small ing was used by the Federal Government to accommo visual tour that celebrates the rich diversity of properties date guests and has housed numerous official visitors. It owned by the BImA. Q is now home to a five-star hotel operated by a subsidiary of the BImA. Until recently, the building was undergoing extensive renovation and modernisation. 32
Futurium in Berlin Vernadskogo housing estate in Moscow
European Patent Office in Berlin International nursery on the UN campus in Bonn
Rennsteig Barracks in Oberhof Schloss Oranienstein in Diez/Lahn
Defence Department Technical Centre 91 (historic water tower) in Meppen Villa Mumm in Frankfurt 33
Julius Kuehn Institute in Quedlinburg 34
Kronprinzenpalais in Berlin 35
Federal Ministry of the Interior, Building and Community in Berlin Villa Bohnenberger in Stuttgart
German Supreme Audit Institution in Bonn Federal Police Building in Rostock
Federal Waterways and Shipping Accommodation for the Federal Police’s mounted units in Stahnsdorf Administration office in Heidelberg
Grüner Hof in Ulm Headquarters of the Federal Intelligence Service in Berlin 36
Museum of Military History in Dresden Federal Ministry for Economic Affairs and Energy in Berlin
Federal Network Agency in Konstanz Federal Supreme Court in Leipzig
Residential property in Dresden Grandhotel Petersberg in Königswinter
Federal Ministry of Finance in Berlin Windmill in the Senne region 37
Part of the UN campus in Bonn: former high-rise building of MPs’ offices (“Langer Eugen”) 38
The BImA sold the German armed forces’ former Specialist Medical Centre in Kempten in late 2016.
Properties that have been sold Looking for something special?
The BImA’s 23 regional sales teams offer the for-sale port folio in various ways: over the Internet, through auctions, at trade fairs or in advertisements, for example. The small selection that follows shows the kinds of extraordinary properties the BImA has already sold.
The German armed forces’ former Specialist Medical Cen tre in Kempten in the Allgäu is one such example. Under the right of first refusal, the BImA sold the building com plex on a 1.7-hectare plot of land to Sozialbau Kempten, Wohnungs- und Städtebaugesellschaft GmbH, in which the City of Kempten holds a majority stake. The buyer is currently having 53 subsidised apartments for families and student accommodation, amongst other things, built on the site. For this, it received a discount of 25,000 euros for each apartment eligible for a subsidy.
Another example is “Travis Park”, a former U.S. residen The former British villa known as the “White House” in Bad tial district in Aschaffenburg. The city authorities and Oeynhausen was sold at auction. the BImA signed an urban development agreement for the area, since renamed “Spessart-Gärten”, with the aim The sale of the former American Arms Hotel in Wiesba of obtaining planning permission, demolishing some den is a shining example of how conversion is both an op of the residential buildings and opening up new sites portunity and a challenge. On a city-centre site covering for construction. It now offers space for some 400 new some 20,000 square metres, allied forces from the U.S. homes, while a new hall of residence has also been built had constructed the five-storey building in 1951 to accom for students. In addition, the BImA sold some parcels of modate its military personnel. The military returned the land for building social housing in 2018 and will be doing property to the BImA in spring 2015, with plans in place to building work of its own on one plot as part of the housing sell it on to the city’s own urban development company assistance scheme for federal employees. Stadtentwicklungsgesellschaft Wiesbaden mbH (SEG) 39
Showcasing top properties
In the first week of October each year, the BImA presents its highlights at Euro- pe’s biggest real estate and investment trade fair, the EXPO REAL in Munich. The BImA’s stand at the trade fair, a permanent feature, can always be found in the same place. In addition to in-depth discussions, the BImA has an attractive sup- porting programme, including interviews and discussions with prominent part- ners in politics and industry. It also offers insights into ongoing and upcoming projects. Together with the members of the Board of Directors, BImA experts from across Germany in Sales, Facility Management, Portfolio Management and the Federal Forest Service make themselves available to answer questions from all the interested visitors.
in autumn 2015. However, the building ended up being used initially to house asylum seekers until late sum mer 2017. The sales negotiations then resumed, with the purchase agreement being signed in June 2018. Amongst other things, the site is now to receive 115 flats qualifying as social housing.
There are also some genuine highlights among the real estate that the BImA has already sold. They include a former British villa in Bad Oeynhausen, which was auctioned off in late 2017. This grand estate, known locally as the “White House”, had been used by the British brigadier at Herford Garrison up until mid-2014. Another example is the oldest riverside lighthouse on the Lower Elbe, a listed building, which was successfully sold in 2017. Construct ed in 1896, the former Juelssand lighthouse can be found in the Haseldorfer Binnenelbe nature reserve, enjoying an unspoilt location on the polders between the river and the embankment. It can only be accessed by water on the Elbe and only then within certain time Due to waves and currents, it is only possible to disembark at windows (depending on the tides). The structure is now the Juelssand lighthouse for brief periods. set to be renovated based on its original design.
undertook extensive renovation work: the lower floors and two walls of the bunker were retained, with the rest Example of a creative being demolished and replaced by a new building that sits encased inside the old bunker. The materials used for plan for future use the new building’s cladding set it strikingly apart from the bunker’s raw, fortified façade. The architects wanted to emphasise the civilian nature of the new building. The bunker is still visible inside because some of the surfaces Bunkers are another good investment opportunity with in the stairwell have been retained in their original state. creative options for use. The high-rise bunker on Neu As well as a retail space, there are eleven parking spaces städter Straße in Bielefeld is one such example. The BImA for cars on the ground floor and a total of twelve apart sold the property in 2010 in a public tender. The buyer ments on the floors above. Q 40
The BImA has gone green
The BImA is doing its bit for combating climate change and protecting
the environment. This includes undertaking energy efficiency up
grades to its buildings, making suitable sites available for renewables,
using and maintaining forests and open spaces in a sustainable way
and running species preservation projects.
The BImA has gone green 41
Energy efficiency upgrades Tackling the Herculean task with roadmap in hand
From insulating façades, roofs and basement walls to renovating windows and heating systems and using geothermal energy, for example to supplement the hot water supply – there are many possibilities for making energy efficiency upgrades to a building. All these measures are designed to reduce energy consumption and promote the use of renewables, thus ultimately helping to mitigate climate change and protect the environment. And the BImA is also doing its bit.
With its Eckpunkte Energieeffizienz (“Cornerstones For Facility Management, drafting and, in particular, im of Energy Efficiency”) programme, Germany’s Federal plementing this roadmap represents a Herculean task. Government resolved in 2011 to take comprehensive As well as being in charge of this work, this BImA division measures to reduce energy consumption, and govern is also responsible for delivering structural and energy- ment buildings were to set an example. One target is to saving measures in government buildings. After all, some reduce the primary energy consumption of federal prop 2,200 properties with energy issues are involved, com erties by 80 per cent by 2050 (compared to 2010 levels). prising more than 26 million square metres of gross floor area requiring heating. Renovating an extensive and diverse building stock cost-effectively in the time allotted while at the same time By making energy efficiency upgrades to the properties used setting a proper example as the public-sector owner of by the Federal Government for official purposes, therefore, that stock requires a systematic approach. For this reason, the BImA is not only investing in maintaining and im the roadmap of energy efficiency upgrades for the federal proving the buildings, some of which are now getting on properties is currently being devised in the standardised in years; it is also assuming responsibility for mitigating system of real estate management (S-REM). climate change and protecting the environment. Q
Informing and encouraging
The BImA has been running its highly successful energy efficiency campaign across the whole of Germany since 2012. “mission E” is designed to inform and encourage federal employees. An integral part of the Federal Government’s pro- gramme of sustainability measures, it is geared towards promoting an energy-ef- ficient and energy-conscious approach to using electricity and heat. The potential savings that can be made in this way are by no means less than those achievable through structural and technical measures; nor does one get in the way of the other. Civilian federal employees thus save energy both at work and at home and do their bit to help mitigate climate change. The “E” in the mission’s name stands for energy, efficiency, economising, emissions and, most importantly, getting everyone engaged with the cause. The BImA has already implemented over 200 “mission E” campaigns, reaching more than 36,500 staff. In ad- dition, all candidates for entry into the Federal Police are given information every year on energy-efficient behaviour at their training and development centres. More information is avail able at http://missione.bundesimmobilien.de. 42
Playing our part in the transition to renewable energy Profitably harvesting the power of the wind and sun
We have learnt to capture the energy of the wind and power. It is chiefly large properties set to be converted the sun and harness the power of water, biogas and geo that offer huge potential in this respect. The challenge thermal heat; the experts call it “harvesting”. Relying on lies in making this potential usable by way of a struc and harvesting the various forms of renewable energy tured portfolio analysis. Such analyses focus on pro (“renewables”) means getting energy from virtually in perties to be converted within the meaning of the EEG exhaustible sources – the exact opposite of fossil fuels. that lack any alternative potential uses plus, increa The aim of these efforts by Germany’s Federal Govern singly, roof space on BImA properties. In this respect, ment, now anchored in law, is to significantly increase the possibility of putting properties used for official pur the percentage of electricity demand met by renewable poses, residential buildings and commercial real estate energy sources – and the BImA is lending its support. in the service of renewable energy is to be explored in future. For instance, the BImA is planning to fit solar Since Germany’s Renewable Energy Act (Erneuerba re-Energien-Gesetz, EEG) came into force in 2000, it has been undergoing continual refinement. It is considered Bringing in the harvest a key pillar in the transition to renewable energy and is Since 2011, the BImA has put more than 100 open-air pro- intended to be a driving force behind the restructuring perties for renewable energy sources on the market. No of the energy supply sector. Specifically, the 2017 revi fewer than 33 renewable energy projects had been im- plemented by the end of 2018. These range in scope from sion of the EEG stipulates that the percentage of elec a photovoltaic power plant generating around 400 kilo- tricity to be supplied by renewables is to be increased to watts to a wind farm with a total output of some 33 mega- between 40 and 45 per cent by 2025 and to at least 80 watts (MW). The largest free-standing photovoltaic project, per cent by 2050. The current coalition agreement from near Prenzlau in the Uckermark, generates roughly 16 MW, 2018 reinforces these targets and requires renewables to while the biggest wind farm is not far from Königs Wuster- make up 65 per cent of the total electricity mix by 2030. hausen and boasts an output of approximately 33 MW. Further sites owned by the BImA are being assessed using a specially developed potential analysis to see whether they The BImA’s contribution lies in investigating and then can be used to harvest renewable energy. If suitable, they providing sites that are especially suitable for har will be further developed. nessing renewable energy, mainly wind and solar 43
Using geodata to support analyses of potential
In a joint research project, the BImA and the Federal Institute for Research on Building, Urban Affairs and Spatial Development (BBSR) are investigating which sites are suitable for harnessing renewable energy, taking account of conservation concerns and spatial planning regulations. The findings from this restriction analysis will be integrated into the BImA-wide geodata infrastructure using its in-house geoinformation system BImaps. This means that all BImA staff will be able to access the results of the analysis and combine them with other specialist information and applications. The current database is also being updated in collaboration with the BBSR, allowing up-to-the-minute data and infor- mation to be used to identify potential sites for renewable energy projects.
panels onto the roofs of residential properties and feed power of wind and sun can only be fully exploited and the electricity thus generated straight to the tenants for profitably harvested if you know where they can be a reduced price, without going through the grid. Any found in sufficient quantities. unused electricity will be fed into the mains supply. Finally, a property deemed suitable is then either offered A site analysis also needs to consider many other factors, for sale or provided to the selected partner by way of a such as conservation and species preservation aspects. contract for use of the land with a 20- to 25-year term. Otherwise, the black stork or the red kite could ulti Since 2011, the BImA has entered into 84 such land use mately “foil” the planned construction of a wind farm. A contracts and six sales contracts; 28 contracts form the detailed investigation ensures that negative conse basis for installing wind turbines and 42 for building quences can be avoided for nature and the environ photovoltaic power plants. A further 14 contracts have ment. And, of course, information on the essential been signed to safeguard the necessary open space requirements of sunshine and wind speed and flow is around wind farms. Q also incorporated into the assessment, because the
Concentrated expertise
The BImA owns 466,000 hectares of land. But which of volved, such as Sales or Facility Management. The Centre these sites are suitable for the production of renewable of Excellence passes its accumulated knowledge on to the energy? Finding out is the responsibility of the “Kom remaining BImA divisions through training programmes petenzzentrum Erneuerbare Energien” (“Centre of as well as bulletins and guides on specific subjects. The Excellence for Renewable Energy”) at the BImA’s Bonn sites on BImA properties suitable for renewable energy headquarters. Under the control of the BImA’s Portfo purposes are marketed by the BImA on the website http:// lio Management division, it is supported by renewable erneuerbareenergien.bundesimmobilien.de. Searching energy specialists from the regional offices and the Fed for “Potenzialflächen” (sites with potential), interested eral Forestry Offices. The Centre of Excellence pools ex parties can easily obtain information pertise in identifying and developing suitable sites and at any time about the properties cur facilitating their use for wind farms and photovoltaic rently on offer by the BImA with just power plants. When putting the necessary measures one click. Q into place at the level of the individual properties, it can rely on close cooperation with the other divisions in- 44
National Natural Heritage Stepping up for Germany’s green treasures
From the floodplains of the Elbe or the Danube to fas DBU Naturerbe GmbH and the Federal Forest Service cinating lagoon habitats to untouched marshes, the have signed a service agreement to develop the con landscapes of Germany are richly diverse and provide servation areas, under which the Federal Forest Service a home to many different plant and animal species. acts under the guidance of DBU Naturerbe GmbH and Germany has scores of these living green treasures. assumes responsibility for facilities management and This valuable “National Natural Heritage” (Nationales for land management involving habitat and wildlife Naturerbe, NNE) needs to be protected and cultivated conservation measures. One of the DBU‘s well-known for generations to come. As Germany’s largest provider conservation areas is Prora on the island of Rügen, of services to conservation areas, the BImA’s Federal while the largest is the Ueckermünde Heath near Stet Forest Service division is responsible for the en tin Bay. vironmental management of NNE Areas on behalf of numerous institutions. However, the Federal Forest Service is also responsible for the land management of NNE Areas on behalf of The Federal Government adopted a landmark resolu other institutions as well as taking charge of the natu tion in 2005 regarding Germany’s National Natural ral heritage owned by the Federal Government and Heritage (see box). High-quality habitats considered sites that were not transferred to conservation organi to be of national importance for threatened plant and sations (about 33,000 hectares). These include the Mü animal species were identified and exempted from ritz National Park and the Western Pomerania Lagoon the privatisation process earmarked for other proper Area National Park as well as the former military train ties. During the 17th and 18th legislative periods (2009, ing area on the Lübtheen Heath, which alone contri 2013), the total area classified as National Natural butes nearly 6,200 hectares. Heritage was expanded to a total of 156,000 hectares with the addition of a second and third tranche. In ad By assuming these responsibilities on behalf of the dition to Bodenverwertungs und Verwaltungs-GmbH, BImA as owner, the Federal Forest Service is ensuring an organisation managing agricultural and forestry that the sanctuaries of the white-tailed eagle, the night assets, and Lausitzer und Mitteldeutsche Bergbau jar and the like as well as rare plants such as moonworts Verwaltungsgesellschaft, an organisation overseeing and marsh orchids will be preserved for generations to former mining sites, the BImA also put up its share of come. The woodlands of the National Natural Heritage sites – with some 127,000 hectares in total, its contri will thus gradually be left to their own natural develop bution was actually the largest. The selected sites that ment in future, and many protected species will be pre make up the extensive conservation areas are mainly served across open landscapes or wetlands thanks to expansive properties once used by the military. How appropriate measures being taken. Q ever, the NNE also includes the “Grünes Band”, or “Green Belt”, the former border zone between East Germany and the Federal Republic of Germany.
In a process still under way, ownership of the NNE Areas “Our country possesses an incredibly rich natural her from the three tranches is gradually being transferred itage, which we want to preserve for future genera- from the Federal Government to various conservation tions. [...] We will therefore either contribute 80,000 organisations. The beneficiary receiving the most land to 125,000 hectares of conservation areas of national from the three tranches – some 70,000 hectares across significance owned by the Federal Government (includ ten federal states – is DBU Naturerbe GmbH, a subsidi ing the area known as the “Green Belt”) free of charge ary of the Deutsche Bundesstiftung Umwelt (German to a federal foundation (preferably the DBU) or transfer Federal Foundation for the Environment, the “DBU”) these to the federal states.” founded specifically for this purpose. Other recipients Excerpt from the coalition agreement between the German include the Heinz Sielmann Foundation, the NABU political parties the CDU, CSU and SPD for the 16th legislative per iod of the German Bundestag, 11 November 2005 National Natural Heritage Foundation and the Nature Foundation David, just to name a few examples. 45
New council formed
The “Naturerbe-Rat” (“Council for Natural Heritage”) was established on 30 October 2018, made up of stakeholders in the NNE. The BImA acts as its coordinator. The Council has a mandate to en- sure that the NNE’s stakeholders work together in future and present a united front to the outside world as well as fulfilling overarching duties. Conservation will remain a key priority in the NNE Areas, especially since selected sites are to be gradually opened to the public in line with a man aged visitor strategy. This is also the case on the Lübtheen Heath (photo) in Mecklenburg-Western Pomerania, which is to be further developed to promote a sensitive form of nature tourism. The Council is made up of representatives from the Federal Ministry for the Environment, Nature Con- servation and Nuclear Safety (BMU), the Federal Agency for Nature Conservation (BfN), Deutsche Bundesstiftung Umwelt (DBU) Naturerbe GmbH, the German League for Nature and the Environ- ment (DNR), the Federal Working Group on Nature Conservation, Landscape Management and Recreation (LANA), the conservation foundations of the federal states and the BImA.
The underlying theme The principle of sustainability
Whether as a form of tourism or perhaps even in your own household, the term “sustainability” can be found in every part of daily life. People have even been talking about celebrating a “sustainable Easter”.
The term is more relevant today than ever before – and it originally comes from the field of forestry.
The principle of sustainability was shaped 300 years ago Federal Forest Service”. In an exhibition conceived by Hans Carl von Carlowitz. A noble who would head up for these festivities, the Federal Forest Service shone a the mining industry in Saxony, he was responsible for light on the various angles and aspects of sustainabil supplying wood to Saxon smelting works and mines. He ity – from supplying indigenous timber right through realised that the timber supply could only be ensured to occupational health and safety. As one of the largest for the long term if, in future, only as much timber were ecosystem managers in Germany, the Federal Forest to be used as could regrow. The Federal Forest Service Service with its 258 districts is responsible for the “green” has also adhered to the principle of sustainability ever management of properties covering some 574,000 since it was founded. Essentially, it means using natural hectares. These include around 366,000 hectares of resources systematically and in moderation in order to productive forest land with a standing inventory of preserve them over the long term for future generations. nearly 60,000,000 cubic metres of timber. Some 2,100,000 cubic metres of timber grow back every year, “We see ourselves as comprehensive environmental ser compared to a harvested volume of 1,100,000 cubic me vice providers. Sustainability underlies everything we tres; in other words, the Federal Forest Service harvests do – the economic, ecological and social dimensions,” less timber than grows back. But “sustainability” is the explained Gunther Brinkmann, Director of the Federal key watchword for the Federal Forest Service for more Forest Service, at a gala held at the BImA’s headquar than just providing indigenous timber. For this provi ters in Bonn. There had actually been two reasons for der of comprehensive services, it pervades every one of holding the event: the campaign year proclaimed by its areas of responsibility. Ultimately, the requirements the German forestry industry under the slogan “300 of those using the land, conservation demands and for Years of Sustainability” as well as “60 Years of the estry objectives are all given equal consideration. Q 46
United Nations Decade on Biodiversity Tending the countryside with endangered sheep
Alpine longhorn beetles, greater horseshoe bats, Prze walski’s horses and now Pomeranian Coarsewool sheep: what sounds like a fantastical menagerie are actually rare breeds of animal. The Federal Forest Ser vice division has been supporting them with measures that have been recognised as shining examples and awarded several prizes as part of the UN Decade on Bio diversity, most recently for its project entitled “Der Dü nenschäfer kehrt zurück” (“Return of the Shepherd of the Dunes”).
The three project partners – the landowner Deutsche Bundesstiftung Umwelt (DBU) Naturerbe GmbH, the BImA (represented by its Federal Forestry Office in Wes tern Pomerania-Strelitz) and the farming business Tier produktion Haffküste – received the UN Decade on Biodiversity prize in May 2018 for its project to graze Pomeranian Coarsewool sheep in Mecklenburg-Wes The “Pomeranian” is back grazing on the Altwarp inland tern Pomerania. dunes after an absence of some 50 years.
A swathe of dunes in the northeastern corner of the fed eral state forms a key part of the “Altwarper Binnen any more. Finally, a local farming business was found dünen, Neuwarper See und Riether Werder” nature that was willing to build up a flock for the dunes: the reserve and the eponymous Flora and Fauna Habitat organic farm Tierproduktion Haffküste. In 2017, flock (FFH), which is also an NNE Area. The dunes are home manager Rita Hoffmann assembled a 20strong flock of to many endangered species that need to live in open Pomeranian Coarsewool sheep, a historical livestock spaces and are being threatened by encroaching veg breed native to the region that is on Germany’s “Red etation. This includes plants such as the Dianthus cart- List” of endangered domestic animal species. Inciden husianorum (“Carthusian Pink”), reptiles such as the tally, the last Altwarp shepherd, Fritz Krüger, had smooth snake and rare birds such as the Eurasian hoo herded “Pomeranians” on the dunes until 1970 and poe and the European nightjar. There is also a large would have celebrated his 100th birthday at the time population of the wood ant species Formica foreli. the project got under way.
Even back when the area was declared a nature reserve An electric fence now protects the flock from wolves in 1990, the aim was to have it extensively grazed in during the day, with the sheep spending their nights in order to preserve the biodiversity of the fully and par a converted livestock transporter adorned with a pic tially exposed dunes. Resistance from various quarters ture of Fritz Krüger. The dung that builds up inside the prevented this from coming to fruition, however, and wagon is not put back on the land to minimise the all the while the dunes became more and more over amount of nutrients entering the soil. grown. The grazing project is also attracting positive feedback In conjunction with DBU Naturerbe GmbH’s natural from tourists, while some locals have even already of heritage development plan for the area known as the fered up their own land for grazing. The lambs born to Ueckermünde Heath, the Federal Forestry Office in the sheep on the dunes will now help to further in Western Pomerania-Strelitz was tasked with formulat crease the flock‘s size as the “Pomeranians” get ready ing an extensive grazing plan in 2016. But implement for another big move later on this year – to the next pro ing it proved tricky as nobody in the vicinity kept sheep ject site. Q 47
Controlled explosions of ordnance continued even after the property had been taken over by the U.S. Army. Military use ended in the late 1990s, and work is now ongoing to demolish the buildings – here you can see the tower of the former U.S. General Depot being torn down.
In the south-east corner of the property, which covers some 250 hec tares, lies a bunker complex that is to be turned into a visitor platform. This area is one of the few ordnance-free zones on a site contaminated with munitions. Now filled with water, the craters have developed into valuable habitats.
As many parts of the site are strewn with munitions, it poses a particular hazard that will prevent it from being exploited Bringing home commercially (e.g. sold, rented out or used for forestry). To be grazed by livestock, however, it need not be completely free of the bison ordnance: parts that have been cleared can house the neces sary infrastructure (for feeders etc.). The former army munitions facility in the town of Münster in southern Hesse is a BImA property that is one of a number of “compensation areas”. Here, Deutsche Bahn is offsetting the impact of various projects – especially the new Frank furt-Mannheim high-speed rail link – through biodiversity measures. This means restoring the entire facility premises to their natural state. The site has been earmarked for a graz ing project run by the Schwarzenborn Federal Forestry Office and involving European bison (also known as wisent) and Pr zewalski’s horses. Everything is set to get under way in 2019, by which time the former military buildings will have been demolished. These include the loading station, which dates from the National Socialist period.
European bison and Przewalski’s horses, a species that is also endangered and strictly protected in Germany, will soon be grazing together where the Münster munitions facility once stood. The Federal Forest Service division intends to introduce The old station has already been demolished and a herd structure to the area and thus help to build up a viable will present an ideal environment for grazing Euro wisent population in Europe. pean bison in its new life as a green space. 48
Joining the wolf monitor on his rounds at the Bergen Military Training Area For a handful of tracks
The dark green four-wheel drive rattles and rolls over the deeply rutted, sandy track. Its passengers are get ting a bumpy ride round Bergen Military Training Area. “Over there, a wild boar!” shouts Jörg-Rüdiger Tilk all of a sudden. The boar turns as soon as it’s been spotted and disappears into the undergrowth. “Well, you have to be quick, just like with any animal,” the federal district forester tells his passengers, while he calmly carries on turning the steering wheel and turns his eyes back to what lies ahead. Meanwhile, his camera lies unused on the dashboard. He won’t bother getting it out for a boar. Tilk has an eye for ani mals, especially for one species in particular: wolves.
After more than a century in which they made them selves scarce, a pack of wolves was first spotted in Germany again in 2000. And numbers of the species, tors” employed by the BImA who have added animal which is strictly protected under Annex II and IV of the tracking to their regular duties. EU Habitats Directive, are on the increase. They are being monitored to establish their conservation sta It begins to drizzle. The grey clouds hang low in the tus. Every year their current area of distribution and sky above the 285 square kilometres of heathland. A population size are surveyed. The individual federal quarter of an hour ago shooting practice stopped for states are responsible for this wolf monitoring. As the the rest of the day. “This place is so rich in wildlife and general public is not allowed on land used by the Ger devoid of people, so it’s ideal territory for wolves,” the man armed forces, it is up to the Federal Forest Service federal district forester tells those taking part in today’s to conduct the practical aspects of wolf monitoring on field trip. He stops the car suddenly, in the middle of behalf of the Federal Ministry of Defence. Federal dis nowhere, gets out and makes a beeline for the nearest trict forester Jörg-Rüdiger Tilk is one of 41 “Wolf Moni pine tree. At about eye level on the tree trunk, we spot 49
Annual monitoring data
Monitoring in 2017/18 recorded a total of 73 wolf packs, 31 pairs and three territorial lone wolves in Germany (figures correct as of November 2018). Of these, 20 packs, three pairs and two territorial lone wolves are roaming around just on BImA-owned real estate currently or formerly used by the military. Wolves have been documented on BImA properties by 12 Federal Forestry Offices: Lausitz, Mittelelbe, Thuringia- Erz Mountains, Northern Saxony-Anhalt, Westbrandenburg, Havel-Oder-Spree, Lüneburg Heath, Trave, Western Pomerania-Strelitz, Grafenwöhr, Lower Saxony and Hohenfels. Current and former military training areas are often the first to be populated by wolves, which is why they are important for the wolf population in Germany. Information on the evolution of the wolf population can be obtained from the Federal Government’s documentation and advisory centre on wolves at www.dbb-wolf.de.
one of Tilk’s photo traps, carefully camouflaged. He up here.” He first records everything on camera. “But picks out the chip, eager to find out what he might have a picture with no size comparison isn’t worth much,” caught on camera. he points out and lays a yardstick next to the tracks. He also measures the distance between the fore- and Tilk gets back in the car, powers up his laptop and in hindfoot prints: 130 centimetres. “That definitely serts the camera chip. “The most I’ve ever had on one wasn’t a cub,” he says after sizing up the extent of the picture was nine wolves. But you’ll always get a loner print and the depth of the imprint the claws have left. out on its own as well,” he says, while he waits for the Tilk records the date, the GPS data on the “find” and first of last night’s images to pop up on screen. “I’m sure gait – this time it’s a diagonal trot. As he says, “There’s we had a pack here last year. Now I’m convinced there’s no book that can replace the experience to be gained a second one. I’m desperate to get the scientific proof.” from fieldwork.” He has taken “samples” of more than 20 different lone wolves since mid-2012, he says. The federal district forester gladly passes on this ex perience and scientific insights whenever he’s asked to The BImA’s trained wolf monitors have collected do so. Whether it’s during lectures in the local village hundreds of data sets. The monitors undergo regular hall or to authorities or soldiers in the German armed training, mainly by the Wildbiologisches Büro LUPUS, forces, at seminars organised by the Naturschutzbund Germany’s Institute for Wolf Monitoring and Research. Deutschland, in interviews with journalists or on trips The Institute has been supervising the federal district with schoolchildren – teaching the general public foresters’ monitoring since 2002 and began publishing about Canis lupus is a matter close to Jörg-Rüdiger an annual report on wolves populating land used by Tilk’s heart. The growth and spread of the wolf popula the German armed forces in 2013 as well. The main tion across Germany is raising concerns among locals, source of information for the wolf data is the snapshots especially sheep farmers, who want more information. captured by the camera traps. Wolf tracks are meas Isolated reports of conflicts with “problem cases” and ured and recorded and droppings are collected for the fear of these predators living close to humans are food analyses. Genetic fingerprints are also taken of the frequently raised issues. animals from saliva samples left on the game they kill. “This wolf monitoring is exciting stuff,” says Tilk. “For The four-wheel drive continues on its bumpy way. me it’s a mixture of job, voluntary work and hobby.” And then stops. The wolf monitor suddenly spots The small group has collected quite a few new tracks something in the middle of the deep grooves in the today. “I’ll be back for a few hours at the weekend to track. “That’s a really good, fresh print,” Tilk says, keep looking,” he adds. Q grabbing his camera without taking his eyes off the ani mal track as he gets out. “Over there, that’s a really old one,” he says pointing west, “but the new track leads 50
The motley characters of the BImA world
Come in and get to know the motley world of the BImA. Read about
the birds and beasts to be found at our properties. Get caught up in
the Fascination With Bunkers. Or read about how the BImA exchanges
ideas with its partners on the international stage. These stories show
another side of the BImA. 51
The birds and beasts of Germany’s federal properties Where deer wear necklaces, or when Edith was made “as happy as a pig in clover”
Animal lodgers of all kinds romp around on BImA sites. They trot and slither and crawl and fly through the woods, over open landscapes, between embankments and through ditches, and sometimes they are even treated to accommodation designed especially for them. People who encounter them soon find them selves rubbing their eyes in amazed disbelief.
Once upon a time, a pot-bellied pig came swaggering across the green and pleasant land – cool, calm and collected and apparently feeling right at home on the grounds of the Ravelin Camp near Hameln. Where she came from, nobody knows. A relic of times gone by, she was probably wandering around unnoticed on the property that had been surrendered by the British forces and was to be transferred to the BImA. Even though a permit to shoot her had already been issued, efforts were being made to find her a safe haven. “Edith”, as the animal had been named, caught a lucky break. Thanks to media accounts of her fate broadcast far and wide on the radio and TV, she was able to find a new home and ultimately live like the proverbial “pig in clover” on a Doe with tracker farm near Paderborn. Are we in Mongolia, China or Kazakhstan? Actually, Right now at the Grafenwöhr military training area none of those. These Przewalski’s horses live on the in Bavaria, more than a few American soldiers are BImA property Campo Pond in Hesse. also surely having trouble believing their eyes: the red deer are wearing necklaces. Rather than donning Here they can be found galloping across the grounds, their finery for a night on the tiles, they’re doing it for displaying hints of their Asian ancestry. The Przewalski‘s science. Their necklaces are actually collars fitted with horse is the only horse in the world that is a genetically GPS trackers. Since December 2014, the Universities pure species of wild equine, having survived in its wild of Göttingen and Dresden have been studying how form to the present day. In a joint project with the City free-ranging red deer may contribute towards the of Hanau, several of these endangered wild horses have maintenance of open landscapes as part of a five-year found a new home on BImA land and are even active con pilot project. servationists themselves, contributing to maintaining the openness of the valuable sandy grassland. Someone wandering through the woods tended by the Federal Forest Service might also encounter a third Horses are galloping here, too – those for the Federal Po species – the wolf. After an absence of more than 100 lice’s mounted units, to be more precise. The BImA has years, the wolf has returned to Germany. A strictly pro built new quarters for horse and rider alike at the former tected species in the country, the wolves are watched military training area of Alte Potsdamer Landstraße in over by means of constant monitoring. Foresters spe Stahnsdorf (PotsdamMittelmark). But it is not just riders cially trained for this type of work are on their trail and who appreciate the benefits of BImA properties and even use game cameras. Of all of the wolves currently know how to take advantage of them. Anglers can be found in Germany, up to two thirds live on former or found casting their lines here too, while beekeepers tend active military training areas belonging to the BImA. to BImA bees. So many birds and beasts to be found... Q 52
A crown jewel – available for rent!
Have your celebrations where the Prussian royal family once lived, hold your conference where Emperor Wilhelm II was born in 1859 or network at a site where history was written when Germany’s Unification Treaty was signed in 1990 – it’s all possible here. The BImA’s very own “crown jewel”, the Kron- prinzenpalais (Crown Prince’s Palace) in Berlin, provides a one-of-a-kind setting for exhibitions, gala dinners or conferences. Numerous companies, associations and ministries have already rented the facilities of the prime real estate found at “Under den Linden 3” for their events. During Fashion Week, even the fashion world makes its appearance here.
Bunkers and shelters – specialist real estate Living behind thick walls
A number of them are still standing there, clunky, Thanks to the project, demand for these imposing defying time with their grey bulk. It is almost incredible solid structures has increased significantly: the BImA what they can be turned into, such as a multigenera has sold more than 280 high-rise bunkers since 2005. tional home with rooftop café, a centre for culture and Prospective buyers include local authorities, architects, the arts, a music studio or even a museum. Built at one project developers, private individuals, artists and as time to protect the civilian population from air strikes, sociations. One of the appeals of these former shelters air-raid shelters now offer an offbeat space perfect for is their distinctive appearance. In some cases, the old a customised second use. Bunkers have the potential to walls have been retained as a visible feature, giving the astound – with the BImA as a partner. This is because converted bunkers a very special appearance. Q its range for sale includes numerous special-purpose properties like these.
Imagining yourself living, playing or working in a bunker or shelter – it can feel pretty strange, at least for many of us who associate these concrete giants with de pressing circumstances. But a bunker can also be some thing else: fascinating. The “Fascination With Bunkers” project aims to draw attention to the potential of high- rise bunkers and promote new ideas for their reuse. The project has produced astonishing results: a project website, a special illustrated book, a travelling exhibi tion, two student competitions and a glossy publication entitled “Livening up Bunkers”. The book, published by Jovis Verlag, classifies bunkers and shelters by type and presents examples of how high-rise bunkers have been converted for other uses. It also gives the BImA the opportunity to suggest possible uses to prospective buyers and draw attention to aspects that need to be taken into account when converting them. High-rise bunker in Bahnhofstraße in Bochum-Wattenscheid 53
A crown jewel – available for rent!
Exchanging ideas with European partner organisations Living behind thick walls The BImA goes international
The BImA also exchanges knowledge and ideas with fellow industry experts from
other countries as a member of the network of European providers of public real
estate services, the “Public Real Estate Network” (“PuRE-net” for short).
From Cyprus to Finland, from Ireland to Latvia, the net on the PuREnet calendar and was continued at the UN work currently spans more than 23 European countries campus in Bonn and on the Petersberg near Königswinter – and it is expanding steadily. The providers of public in 2014 as well as in the Kronprinzenpalais in Berlin in real estate services in the member countries have been 2016. The BImA invited participants to the next round of exchanging their experiences at “working tables” and working tables in Berlin in 2018, focusing on measures for developing best practices since 2007. Some of the many government institutions to take when constructing new different real estate-related subjects include “business buildings. And Germany also hosted the PuREnet Annual models and strategies”, “performance indicators”, Meeting back in 2013. “energy-saving measures” and “efficient office solutions”. Robert Erfen, who represents the BImA in PuRE-net, sums it up this way: “Thanks to PuRE-net, the BImA has estab lished contact with numerous European partner Working Tables organisations over the past several years and has gained invaluable insights into their organisational structures and the scope of their various property portfolios. And BImA’s business model – which sees it act as owner, Generally, four PuRE-net working tables are held each developer and provider of real estate services – has also year. The BImA is an active contributor to this interna- been met with great interest by other public real estate tional alliance and has already hosted several of its events, organisations.” Q such as in 2012, when it devised and organised a new working table entitled “Efficient office space solutions” High-rise bunker in Bahnhofstraße in Bochum-Wattenscheid in Berlin. This has now established itself as a firm fixture 54
The BImA holds a stake in a limited company that owns, among other things, a Spanish beach.
Managing Germany’s inherited estates Stepping in when the state inherits
Unbelievable though it may seem, the Federal Republic But the German government will also inherit if someone of Germany holds a 30 per cent stake in a Spanish lim has explicitly remembered the Federal Republic in their ited company whose assets include a stretch of Medi will. For instance, an Estonian lady bequeathed a week terranean coastline! More precisely, the company in end cottage and some woodland in her home country question owns some 900 hectares of land in Spain in to the German state, even though she had children of cluding a seaside plot that was once named the coun her own. And a well-known opera singer changed her try’s third-prettiest beach. But how did this section of “last” will and testament no fewer than 18 times due to coastline end up in federal ownership and what has the repeated disputes amongst her descendants, finally BImA got to do with all of this? naming the Federal Government as her sole heir. Cases like this, where the government inherits under a will The explanation is quite simple. When somebody dies even though the deceased left surviving relatives, often without leaving any legal heirs, their estate passes to get the BImA involved in legal proceedings. the tax authorities in the federal state in which the person had registered their main residence. If they had However, the state can also “inherit” debts: the biggest been primarily resident abroad, then the Federal case that the BImA is currently working on concerns Government will inherit – a scenario known as a “Mal assets worth around 7 million euros. Set against these, lorca-Fall,” or “Majorca case”. This is where the BImA however, are a cool 195 million or so euros in liabilities. comes in, taking care of the estate, settling the inher Although the government is only required to settle as itance, selling the assets and retaining the proceeds. In much of the debts as it can raise from the estate assets, 2017, these amounted to the not insignificant sum of it still has to make sure that any real estate it inherits is some 1.1 million euros. However, it is not just properties safe for persons or vehicles at all times. Inheritance pro that are inherited: life insurance policies, jewellery, ceedings of this kind last two to three years – assuming savings balances and shares can be left over when all goes well. someone dies. Either way, a specialist department at the BImA will be responsible for managing the The BImA is also responsible for inheritance cases in estate and settling the inheritance. The BImA’s experts which the former East Germany was named as heir or one handled 26 such cases in 2017 following as many as 46 of the heirs, usually as part of communities of heirs. There the year before. are some 1,500 such cases left for the BImA to process. Q List of illustrations H. G. Esch (p. 1 first row, cen- tre, p. 34), Thorsten Grützner/BImA (p. 1 second row, centre), Anastasia Hermann (p. 1 second row, left, p. 14, p. 30, p. 32 second row, left, p. 36 first row, right and fourth row, left), Georges Pauly (p. 1 third row, left, p. 32 fourth row, left, p. 33, p. 35 se- cond row, right, p. 36 first row, left, p. 56 first row, right), Michael Bender (p. 3), Anna Wieland/BImA (p. 6), BImA (p. 8, p. 9, bottom, p. 10 ninth row, p. 22, p. 24, p. 32 first row, right, p. 36 third row, left, p. 38, bottom, p. 39, p. 53), Marcus Düdder (p. 9, top, p. 52, bottom), Heiko Arjes/BImA (p. 9, centre, p. 36 fourth row, right), Christian Kühl/BImA (p. 10 first row), German armed forces (p. 10 second row, p. 10 sixth row), Bernadette Grimmenstein (p. 10 third row), Lioba Schneider (p. 10 fourth row, p. 26, p. 32 second row, right, p. 35 second row, left, p. 36 third row, right, p. 37, p. 56 second row, left and third row, right), Lausitz Federal Forestry Office (p. 10 fifth row), Thomas Friesl/Customs Authority (p. 10 seventh row), léonwohlhage (p. 10 eighth row), © ASDF – stock.adobe.com (p. 11), Bundeswehr University Munich (p. 12), U.S. Army Europe (p. 13), Florian Profitlich (p. 15), Federal Intelligence Service/von Söhnen (p. 17), Schnepp Renou (p. 18, top, p. 32 first row, left), Constanze Geske/BImA (p. 18, bottom), Iris Schaaf, Staatliches Hochbauamt Ulm (p. 19), Harald Jaensch/BImA (p. 20), © Hans Blossey – www.Luftbild-Blossey.de (p. 23), David Ausserhofer/Association of German Cities (p. 25), Portaflug, Bernhard Heller (p. 28, top), Christoph Goebel/BImA (p. 28, bottom, p. 47 first and second rows, p. 50), © Thomas Reimer – stock.adobe.com (p. 29), Thomas Koy & Marc Win- kel-Blackmore (p. 32 third row, left, p. 36 second row, right), Christina Kratzenberg (p. 32 third row, right and fourth row, right, p. 35 first row, right and third row, right, p. 36 second row, left), Stefan Josef Müller (p. 35 first row, left and fourth row, right), Stefan Gloede (p. 35 third row, left), © Michael Rasche (p. 35 fourth row, left), FrankenAir (p. 38, top), shutterstock (p. 40), RainerSturm/ pixelio.de (p. 42), © jeson – stock.adobe.com (p. 43), Frank Bartz/BImA (p. 45), Arne Truckenbrodt/ BImA (p. 46), Randy van Domselaar/Shutterstock. com (p. 47 third row, left), Johannes Mies/BImA (p. 47 third row, right), Andreas Tamme (p. 48, top, p. 49), Torsten Beuster/BImA (p. 48, bottom), Luise J. Beckmann (p. 51), Alexander Herold (p. 52, top), © lunamarina/Fotolia (p. 54)