Federal Real Estate Comprehensive Real Estate Services Published by Bundesanstalt Für Immobilienaufgaben Ellerstrasse 56 53119 Bonn

Federal Real Estate Comprehensive Real Estate Services Published by Bundesanstalt für Immobilienaufgaben Ellerstrasse 56 53119 Bonn www.bundesimmobilien.de

Conceptualised and edited by Office of the Board of Directors, Public Relations and Communications

Printed by DRUCKMÜLLER GmbH 57539 Roth/Westerwald

List of illustrations See page 51

The publisher provides no guarantee for the correctness, accuracy, or completeness of the information provided or that the private rights of third parties have been respected.

1st edition 500

As at: March 2017 Editorial 3

Board Member Dr. Gert Leis, Board Spokesperson Dr. Jürgen Gehb, Board Member Paul Johannes Fietz

Dear Reader,

What do the headquarters of the Federal Intelligence The high expectations our users and partners rightly Service (BND) in Berlin, the “Sonnenschein” allotments have of us are both our daily challenge and mission. on Woltersdorfer Weg in Wismar, the high-rise bunker Whether it’s the full service we deliver in regard to in the Beeckerwerth district of Duisburg, and Germa- real estate used for official purposes, our optimal mar- ny’s largest active inland dune all have in common? keting and development of land formerly used for Their one uniting feature, though they could hardly military purposes, or our competent management of be more different, is that they are all properties held National Natural Heritage Areas, the BImA is always a by the Bundesanstalt für Immobilienaufgaben (BImA), strong and reliable partner. Germany’s Institute for Federal Real Estate. And yet these are just a few examples of the BImA’s extremely We hope you enjoy reading this brochure and finding diverse portfolio. That diversity means the Institute is out more about the BImA in all its diversity. Q assigned an extremely varied range of tasks, including ones that do not readily suggest themselves. Why, for instance, is the BImA involved in municipal administration, and why does it conduct wolf monitoring? You’ll find the answers to these questions, along with many more fascinating insights, in this brochure.

The BImA was established 12 years ago on the basis of the Act Establishing the Institute for Federal Real Estate. Its remit calls for more than just broad-based property-industry know-how: The forestry services it delivers, including forest management and nature conservation aspects of the real estate assets owned by the Dr. Jürgen Gehb Federal Government, demand wide-ranging expertise Dr. Gert Leis in nature conservation and environmental protection, Paul Johannes Fietz too. A rich and diverse range of activities is the result. Whatever we do, our focus is always on handling the Bundesanstalt für Immobilienaufgaben properties entrusted to us responsibly and sustainably. Board of Directors 4

12 18 24

6 The BImA

7 Our work is as diverse as our properties 10 From the highest property to the largest inland dunes 11 Plugged into a network of European partners 12 Engaging in dialogue: The exchange of ideas on complex subjects such as conversion and munitions on sites set to be converted 13 “Uncomplicated and effective” – interview with the Head of the Institute for Soil Mechanics and Foundation Engineering at the Bundeswehr University, Munich 14 The service provider

15 Comprehensive services from a single source 16 Just the right facility for every user 17 The BImA as developer 18 Unique artistic merit – art in architecture 19 An area as large as 88,000 soccer fields – property services are also provided to allied forces stationed in Germany 20 Reliably looking after the interests of others

21 Taking action for reconciliation and sustainable development 24 The challenge of finding accommodation for refugees – a place to stay on BImA real estate Contents 5

24 34 41 48

26 A highly diverse portfolio

27 Fascinating features include the “Langer Eugen” and “Christoph 23” 34 Looking for something special? A quick glance at extraordinary properties

36 The BImA has gone green

37 Energy efficiency upgrades – tackling the herculean task with roadmap in hand 38 Profitably harvesting the power of the wind and sun 40 Stepping up for Germany’s green treasures 41 The principle of sustainability 42 Award-winning species preservation 44 For a handful of tracks – on a wolf monitoring field trip 46 The motley characters of the BImA world

47 Where deer wear necklaces, or when Edith got to live high on the hog 48 Not your average business deal: How stairways led to contracts 49 Living behind thick walls – focus on bunkers and shelters as specialist real estate 50 “Municipal manager” BImA – two of the Federal Government’s “special institutions” ensure an exciting role

The BImA

As the key provider of real estate services to Germany’s

Federal Government with a host of different functions, the

BImA plays a very important role. We make appearances at

trade fairs, organize symposiums, and exchange ideas with

our partners in the international arena. 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 first established on January 1, 2005, it has become the key provider of real estate services to the Federal Government, proving itself to be an efficient and reliable partner. Our work is as diverse as the properties in our portfolio.

With a total of approximately 17,400 properties, 480,000 hectares of land, and 37,000 apartments, the BImA boasts Structured for success one of the largest portfolios in the country. This runs the gamut from residential, industrial, and commercial real The BImA is a federal corporation established under pub- estate to military and former military areas, and even in- lic law as an independent legal entity and is headquarte- cludes forested and agricultural sites. But what is it that red in Bonn. The commercially run enterprise has about the BImA is actually doing? What exactly does our work 7,100 employees throughout Germany, distributed entail? across the headquarters in Bonn and nine regional offices (Berlin, Dortmund, Erfurt, Freiburg, Koblenz, Magdeburg, The BImA is focused on a standardized system of real estate Munich, Potsdam, Rostock) and a total of more than 120 for the bulk of the Federal Government’s real estate used satellite locations. This ensures that the BImA is able to for official purposes. This means that the BImA manages fully engage with its clients at the local level. and services nearly every property used by government departments and ministries, which in turn also involves the BImA engaging in energy and environmental ma- BImA sources more than half of the electricity consumed nagement for the properties in our care. It’s interesting to by all the commercial properties in government use from note that as part of the centralized purchase of energy the renewable sources – and the trend is upward. 8

How the BImA is organized

The BImA is divided into eight specialty divisions. Five of these carry out actual ope- rations (Facility Management, Sales, Federal Forest Service, Portfolio Management, Administration). These are in turn supported by the IT, Finance, and Organization/ Human Resources divisions. And last but not least, there are the 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.

Another one of the BImA’s responsibilities is the sale of land or restore missing buildings. These examples of value properties that the Federal Government no longer needs. added show how real estate can be upgraded and its opti- These include numerous bases for the German armed mum management and utilization guaranteed. forces and allied forces that have already been abandoned or will be closing over the next few years. The sales portfo- In addition to its actual core business, the BImA also has a lio also includes agricultural and forested areas. Working long list of other responsibilities. For example, it performs together with communities, the BImA develops commer- state functions on behalf of the Federal Republic of Ger- many, such as providing property services for allied military forces and adjusting losses resulting from military maneuvers, property damage, and bodily injury, and also Real estate individually provides housing assistance for federal employees.

tailored to the Last but not least, the BImA also brings decades of expertise in the field of agricultural and forested land manage- specific user ment to the table. This know-how is targeted to the specific needs expressed by its clients. Mother Nature is in good hands with the federal district foresters – both in terms of forestry management and conservation measures. At cial utilization models, feasibility and market analyses, present, the 17 Federal Forestry Offices – from Trave to Ho- urban planning agreements, as well as land development henfels, from Rhine-Weser to Lausitz – provide compre- and use concepts – opening up new residential, commer- hensive, user-oriented land management across roughly cial, and recreational spaces. The BImA also creates new 360,000 hectares of wooded areas and 210,000 hectares of spaces in its role as a developer, for instance whenever open landscapes and bodies of water belonging to the Fe- new commercial properties need to be built. The BImA deral Government and other institutions. Additional ser- crafts plans that are painstakingly customized to meet the vices range from providing forest valuations and surveys needs of the specific user, resulting in individually tailored to the sale of game. Q real estate – the very opposite of a generic “off-the-rack” building.

Other situations may call for strategic planning and improvements. In order to fully exploit the potential of complex properties, they often need to be analyzed and systematically restructured on the basis of economic factors. Where necessary, the BImA may reallocate plots of 9 Since it was first Between 2005 and established, the BImA 2016, the BImA entered has sold 234 so-called into more than high-rise bunkers with total proceeds reaching 58.88 27,000 million euros contracts of sale How the BImA is organized The BImA has real estate assets worth The BImA has been roughly in the market 20.7 billion Euro for 12 years

The BImA provides training for 12 The BImA generates 7 different vocations (real estate agent, office management specialist, forestry around 45,000 engineer, carpenter and painter, HVAC statements for rent- technician, electronics technician for energy and building technology systems) related costs every year

In 2016, the BImA recorded more The BImA currently has up to than 3.2 billion euros in rent payments (excluding heating 172,000 accommodation options for costs) from the lease of commercial asylum-seekers on its properties properties

Over the last few years, more than In 2016, around 1.1 million cubic meters of wood 500,000 kilometers were harvested of cable have been laid in from the areas managed by the the BImA’s new buildings Federal Forest in Berlin alone Service

In addition to its headquarters, the BImA is In 2016, around divided into 9 regional offices, the largest of which, 2.3 billion euros in Magdeburg, has 810 employees. There were paid into the are also more than 120 satellite locations federal treasury 10 Anything but ordinary

The BImA’s portfolio is chock full of properties with unique, distinguishing characteristics, properties that stimulate

curiosity or that simply leave the observer amazed. 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 The most successful Music to the Heath, where the Natural Heritage “Mission E” city: ears: A Basic Area is managed by the Trave Federal In the national capital alone, the and Continuing Forestry Office. motivational campaign promo- Music Training ting energy-conscious consumer Center that is behavior has reached thousands unique in Germany is Lübtheen of civil servants in the BImA’s Heath being built on land in Hil- commercial properties. den vacated by the The Federal Govern- German armed forces. It ment’s first civic PPP will have 140 accommoda- project: The construction tion, 68 rehearsal, and 34 Berlin of the new Federal Ministry teaching spaces, as well of Education and Research The tallest as a recording studio. Königs property: As facility in Berlin was completed in Wusterhausen part of the UN campus, 2014. The BImA is the developer the 115-meter-high and the owner. Most powerful “Langer Eugen”, a high- wind farm: The rise in Bonn formerly most powerful wind farm on land owned by the BImA was housing members of Hilden High tech underground: It is completed near Königs Wuster- parliament, now accom- the largest and most modern hausen in 2016. It currently ge- modates 18 UN agencies. underground facility (“UTA”) of Bonn nerates some 33 megawatts of the German armed forces and power, and approval planning is one of the largest of its kind in for some additional 10 mega- The youngest users: The young pro- Europe: the Neckarzimmern UTA. It has watts is already underway. geny of UN employees are looked after 38 kilometers of transit routes running in this international day care center through it! An air circulation system starting from the tender age of just that can process up to 2.3 million cubic four months. The BImA was also the meters per hour keeps the temperature developer of this Bonn property, which at a constant 21 degrees Celsius. Good things was an architectural award-winner three Neckarzimmern come in small times over. packages: Some Großer of the smallest pro- Falkenstein perties managed through the The largest new school standardized system of real building: The BImA is building estate management include a new annex in Perlach Forest for various radio, antenna, and the European School Munich for some weather towers and masts, for 1,500 students. example the Customs Admi- Munich nistration’s radio tower on top of the “Grosser Falkenstein” Zugspitze mountain in the Bavarian Forest. Germany’s highest research station is housed in the “Schneefernerhaus” on the summit of the Zugspitze. Ger- many’s Environment Agency, another commercial property managed through the standardized system of real estate management, can also be found there, 2,650 meters above sea level. 11

The BImA goes international Plugged into a network of European partner

As the key real estate services provider to Germany’s Federal Government, the BImA also exchanges knowledge and ideas on an international level 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- Space Solutions” working table was held in Berlin in 2012 work currently spans more than 22 European countries and was then continued at the UN campus in Bonn and – and it is expanding steadily. The providers of public on the Petersberg near Königswinter in 2016 and in the real estate services in the member countries have been Kronprinzenpalais in Berlin in 2016. The BImA made yet exchanging their experiences at “working tables” and another contribution to PuRE-net by hosting its 2013 An- developing best practices since 2007. Some of the many nual Meeting on the Federal Government’s behalf. different real estate-related subjects include “business models and strategies”, “performance indicators”, and Robert Erfen, who represents the BImA in PuRE-net, “energy-saving measures”. sums it up this way: “Thanks to PuRE-net, the BImA has established contact with numerous European partner organizations over the past several years, and has gained in- valuable insight into their organizational structures and Working Tables the scope of their various property portfolios. And BImA’s business model has also been met with great interest by other public real estate organizations.” Q

Generally, four PuRE-net working tables are held each year, and the BImA has already had the honor of calling its network partners to the table. The first “Efficient Office 12

Presenting top properties

Each year in the first week of October the BImA presents its highlights at Europe’s biggest real estate and investment trade fair, the EXPO REAL in Munich. The BImA’s booth at the trade fair, a permanent feature, can always be found the same place. In 2017, however, it presented a completely revamped exhibition booth. In addition to in-depth discussions, the BImA has an attractive supporting program, including interviews and discussions with prominent partners 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 the questions of all interested visitors.

Symposiums on conversion and munitions Engaging in dialogue: The BImA fosters the exchange of ideas on complex subjects

For the BImA, the exchange of professional opinions and the BImA and the communities face the challenge of fin- the assistance provided to clients facing difficult issues ding appropriate, subsequent use for civic purposes. are extremely important. This is the reason we organized a conference in February of 2012 addressing the conver- This was the reason why the BImA organized a confe- sion of former military sites. The event, whose tagline was rence entitled “In the Jungle of Responsibilities – Mu- “Conversion Means Designing the Future”, was held at nitions and Sites to be Converted” in May of 2014 at the the Berlin Congress Center. The conference was spurred Kronprinzenpalais in Berlin. The goal of the event was to by the Federal Ministry of Defense’s new plan from Octo- support affected communities, to provide information ber 2011 for stationing military forces and the resulting on points of contact, all while simultaneously creating challenges. The goal of the event was to bring together a forum for an exchange of ideas. Some 200 representa- the parties participating in the conversion process and tives from federal and state ministries, affected munici- to promote a dialogue between them. Invitations went palities, the German armed forces, explosive ordnance out to mayors, district administrators, state conversion disposal units, as well as members of the industrial and officials, and members of parliament. scientific communities took part. The conference was the first in what has turned into a series of events, providing experts with the opportunity to continue working on problems identified and lend impetus in the search The challenge: for national solutions. The conference gave rise to a workshop that was held in November 2015 and the 2nd Subsequent use Specialist Explosive Ordnance Conference “Shoulder to Shoulder with Ordnance Clearance – Identifying Po- tential for Harmonization” in December 2016. More in- There was also another complex subject that prompted formation on this is available at www. the BImA to organize a symposium: dealing with muni- konversion-kampfmittel.de. Q tions at conversion sites. Many sites formerly used by the military are saddled with unexploded ordnance and old munitions. After the armed forces return the properties, 13

Interview with Univ.-Prof. Dr.-Ing. Conrad Boley, Head of the Institute for Presenting top properties Soil Mechanics and Foundation Engineering, Bundeswehr University, Munich “Uncomplicated and effective”

The BImA has many strings to its bow, including cooperation and commitment at the university level. That enables the experience it has gained over many years of engagement in explosive ordnance clearance to be passed on to the world of academia. The BImA has a strong partner in the Bundeswehr University in Munich. Two institutions are cooperating to ensure that the “Explosive Ordnance Clearance” generational project, which will likely continue indefinitely, has sufficient academically qualified personnel to guarantee that the work meets national standards. Germany’s first postgraduate course in Explosive Ordnance Clearance, which will qualify technical planners, was launched at the Bundeswehr Univer- sity in 2017 with the support of personnel recruited by the BImA.

Why was the new Explosive Ordnance Clearance post- Board Member, and Dr.-Ing. Claas Meier from the Uni- graduate course launched? And why at the Bundes- versity who took the initiative. We are pleased that Axel wehr University in Munich? Kunze will continue to support our project while on the Engineering know-how is essential when it comes to Advisory Board that was set up at the Institute specifi- explosive ordnance clearance – be it in large-scale cally for this course. building or conversion projects, or in land recycling. That know-how is needed for making a professional How would you rate cooperation with the BImA assessment of suspected explosive ordnance, when so far? planning clearance measures and carrying out quali- Professional, uncomplicated, and effective. Our col- fied monitoring of the work done. Freelance engineers leagues in the BImA’s Central Contaminated Site Ma- tend to be commissioned with this work. Up until now, nagement unit know their stuff. And the BImA Board however, we have applied no standard requirements as of Directors opens whatever doors are necessary. It regards their qualification that would allow us to assess deserves special mention that in such a large institution whether the planning and clearance of explosive ord- as the BImA there’s no beating about the bush when nance was carried out to professional standards. That is things need to get done. why the Bundeswehr University in Munich and the In- stitute for Soil Mechanics and Foundation Engineering The BImA is supporting the new course by providing teamed up with the BImA and other partners, setting personnel. That way it can pass on its practical expe- themselves the task of launching an academic postgra- rience to the academic world. What are your expectations duate course to train technical planners in explosive of this cooperation? ordnance clearance. Ordnance clearance and the im- There are many facets to ordnance clearance, and pact of weapon effects have long been part of the core it lives by daily practice and experience gained. The competences of the Bundeswehr University and of its postgraduate course will benefit from that. The BImA’s Institute for Soil Mechanics and Foundation Enginee- support in the form of personnel was one of the first ring. That is why the BImA and our Institute are confi- prerequisites for launching the new course. What we dent that we will be able to teach the required content need is organizational and professional input. The staff to course participants – competently and reliably. form a vital link between course participants, lecturers, and the university. And the BImA is making a key cont- How did the cooperation between the BImA and the ribution to that. Q Bundeswehr University come about? The BImA and the Bundeswehr University have been cooperating closely and successfully for quite some time now, for example when it comes to conversion. Cooperating in the field of ordnance clearance was thus a next logical step. It was Axel Kunze, then BImA 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 the interests of the users firmly in

view. In addition, we also offer comprehensive property

services for allied military forces.

The Federal Ministry of Education and Research in Berlin 15

Over 4,400 leases

The Act Establishing the BImA enacted on December 9, 2004 charged the BImA with the task of implementing a standardized 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 fulfillment of their responsibilities (government properties)”. From 2005 to 2013, the ownership of nearly all of the domestic government properties was gradually transferred over to the BImA, and thus into the S-REM; one example is the Federal Ministry for Family Affairs, Senior Citizens, Women, and Youth (photo). At last count at the end of 2015, 114 different users with more than 4,400 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 fundamentally responsible for satis- into account economic and functional factors. There are fying the Federal Government’s need for property sites many different types of properties that may be required and space. This need can change for a variety of reasons, at any given point: from administrative and judicial buil- whether due to requirements being redefined by the dings and laboratories for technical and medical insti user, or parameters that have changed in other ways. In tutes to accommodations and port facilities to museums, such cases, the user tasks the BImA with exploring the op- libraries, or bunkers. tions for a new facility, with some qualifications, and the BImA then follows a proven, standard procedure. As part With the BImA’s site management services spanning of this procedure, the user specifies in more detail what is the different government agencies, the S-REM allows needed, describing its requirements as to the features of the real estate portfolio to be utilized efficiently. In addi- the building and areas as well as the location. Using this tion to flexible facility options, the synergy effects result information as a starting point, the BImA can begin to in budgetary savings. The BImA’s S-REM encompasses investigate potential alternatives and precisely calculate facilities management from commercial, technical, and the total investment required to be made. infrastructure standpoints as well as “construction and renovation”. 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: In addition to operating and servi- lease or purchase a property from a third party. It if be cing a property, the BImA also ensures that all measures comes necessary to build a new commercial property, the intended for the maintenance of structural elements, BImA will also act as developer and design individually technical systems, and outdoor areas are performed – tailored solutions that meet the user’s precise needs. from the clearing of clogged gutters to snow and ice re- moval. In addition to the objective of retention of value, The goal of the standardized system of real estate ma- aspects such as the duty of care associated with premises nagement (S-REM) is to economically manage, service, liability also play a major role. Depending on the size and and operate the federal properties required by the users the needs of the property, BImA property managers may for official purposes. The cooperation between users and be assigned permanently on site to coordinate the tasks the BImA is based on a landlord-tenant model that takes required there. Q 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- to buildings where the vehicles are kept have to be al- vices. Many clients – including federal ministries and tered to be higher,” says Gerd Friedsam. federal offices – have specific requirements, a few of which will be presented in the following. The German customs authority is also one of the BI- mA’s major clients: Its properties were integrated into More than 1,200 S-REM leases for roughly 30,600 buil- the S-REM back in 2005 and there are currently some dings and 14 military training areas that alone encom- 940 leases in place. Because the Federal Customs Ser- pass a total area of 134,000 hectares – these are the vice is undergoing constant change, the requirements impressive figures from the collaboration between the its buildings need to satisfy are also changing cons- German armed forces and the BImA. This makes the tantly – sometimes a leased space needs to be enlarged, German armed forces the largest client in the BImA’s sometimes accessibility for people with disabilities standardized system of real estate management (S- needs to be ensured. In the case of the renovations to REM). From barracks and training areas to naval bases, the Central Customs Office in Regensburg carried airfields, and hospitals – the German armed forces’ out from 2010 to 2013, it was the aspects of energy ef- portfolio is diverse and holds many different challen- ficiency upgrades, fire safety, and accessibility that ges for all of those involved. took prominence. “The Central Customs Office in Re- gensburg is a good example of how an old building can Another large client is the Federal Police, whose pro- be redesigned to be modern and fit for purpose,” says perties and what are currently more than 390 associ- Margit Brandl, Director of the Central Customs Office ated leases were integrated into the S-REM in 2008. in Regensburg. “The result was a contemporary office “The variety of tasks we are called to fulfill is reflected building in which our employees have a sense of well- in our need for highly diversified and security critical being.” properties across the whole of Germany,” says Joachim Koch, Head of Budget, Organization, and Medical and Safety-Relevant Services at Federal Police Headquar- ters. The Federal Police moved into its sixth Training Energy efficiency upgrades and Continuing Training Center in Bamberg in 2016, for instance. The BImA was also responsible, together play an important role with the Federal Police, for the extension building to the Flight Training School in Sankt Augustin.

Individually tailored solutions are also required in the The BImA also puts its property know-how to use pro- collaboration with the German Federal Agency for viding assistance to the Sozialwerke der Bundesverwal- Technical Relief – the Technisches Hilfswerk, or THW. tungen, the social welfare agencies working under the In 2009, the BImA took over the commercial properties Federal Office of Administration. These organizations belonging to the organization, 99.5 percent of whose provide public assistance to workers and their finan- personnel is comprised of volunteer aid workers. At cially dependent family members to improve their present, there are more than 870 S-REM leases with the work-life balance, among other things. In particular, THW. “The THW uses many properties, which means the support organization for the German armed forces, a multitude of different individual measures are nee- the Bundeswehr-Sozialwerk, jumps into action whene- ded,” says Gerd Friedsam, Vice President of the THW. ver members of the German armed forces fall on hard The specific needs of this user include: a facility for its times and when soldiers are deployed abroad. “Three high-tech vehicle fleet and for the expensive, special buildings are going to be given modern updates by the equipment and provision of a sufficiently large buil- BImA so that they can offer features conforming to con- ding providing accommodations. This is constantly temporary standards,” says the organization’s director, presenting the THW and the BImA with new challen- Veronika Dahl. “For us, topics such as energy efficiency ges. “Because of the demands of the locations where upgrades play an important role, but accessibility does we do our work, many of the vehicles we need have as well, since for example we house wounded soldiers been built taller, and as a result, many of the entrances in our buildings. Q 17

Aerial shot of the Federal Intelligence Service’s new headquarters in Berlin, completed in November 2016

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 accomplished a myriad of significant projects.

When a user’s needs with respect to a given facility ding by way of a public-private partnership. Angelika change, the first thing the BImA does is determine the Block-Meyer, Director of the Internal Services Depart- demands that the required property will need to satisfy. ment at the Ministry of Education and Research, expres- Sometimes new construction needs to be considered. A sed high praise for the result: “The collaboration between new building can be built as a self-financed construction public institutions and private enterprise was exemplary. project organized by the developer itself, or following a The result is a building that completely and utterly satis- public-private partnership model (PPP). fies the requirements of the Ministry as its user, features first-class architecture, and is energy-efficient. The pro- If a new commercial property needs to be built or an ject was completed on schedule and on budget.” existing commercial property needs to be renovated, the planning and execution of the construction work are the The new building for the Ministry of the Interior was first steps. Part of this process involves the BImA laying ready for occupancy in April 2015. The building’s energy the plans for future building services in accordance with strategy is future-oriented and includes, among other standardized rules. things, the use of geothermal energy to keep all of the offices heated optimally. Several of the largest new construction projects of the past few years have already been turned over to their users: The Federal Intelligence Service’s new headquarters were completed and officially handed over in November 2016. In August of 2014, the BImA completed the new Berlin With a gross floor area of approx. 260,000 square meters, headquarters for the Federal Ministry of Education and the new complex is currently the Federal Government’s Research. The employees moved into their new offices in largest building project. Developed by the BImA, it stands October of the same year. This was the first time the Fe- on approx. ten hectares of land and has room for some deral Government had constructed a government buil- 4,000 members of Federal Intelligence Service staff. Q 18

New accommodation for the Federal Agency for Technical Relief in Igersheim

The Art in Architecture competition called for artistic proposals for the lattice fence that is part of the Federal Agency for Technical Relief’s new building. The winning entry by Shirley Cho and Caroline Weng, called “Swarm”, was implemented in 2015. The two artists attached a total of 1,800 aluminum platelets in two shades of gray and one shade of blue along two sections of the fence. The artwork symbolizes a swarm of herrings in motion, picking up the new building’s function: There are parallels with the work of the Federal Agency, which always works in large groups, is very well organized, dedicated, and in motion. Some of the platelets overlap, symbolizing fish scales.

Art in architecture Unique artistic merit

The BImA’s remit also covers building culture, that is art in architecture. Whether it’s sculptures, graffiti, or

an installation, the works of art augment and enrich what are usually public spaces.

Art in architecture is regarded as an element of building building’s architecture or function. Artistic quality and culture and an integral part of the construction task. meaningfulness are also important. Young artists are That is why it is incorporated into almost all the BImA’s specifically promoted, as was the case in the competition construction projects. The incorporated art objects are for the Federal Environment Agency in Dessau that was closely interwoven with the everyday lives of local staff. run in cooperation with Burg Giebichenstein Art College One goal is therefore to ensure that, via the artwork, users in Halle. can identify with a new building. Most of these buildings are open to the general public, which helps increase acceptance. The art gives these new buildings a unique touch and makes them easily recognizable. Between Responsibility for 0.5 and 1.5 percent of building costs are from the outset the artworks appropriated for art in architecture – as stipulated in the Art in Architecture Guidelines.

The BImA is responsible for the artworks once they have been installed. The artists have to ensure their designs are durable and sustainable. Mediation, maintenance, and Regular competitions professional handling are therefore very important. Each year the BImA reviews all the artworks, which are then renovated and maintained based on that assessment. Q The BImA runs regular competitions in its search for suitable artworks for new buildings or extensions. The independent artistic contributions must create a link to the 19

New accommodation for the Federal Agency for Technical Relief in Igersheim

Farewell ceremony for the U.S. armed forces in Schweinfurt in May 2014

Property services for allied military forces An area as large as 88,000 soccer fields

In addition to the German armed forces, there are also allied military forces stationed permanently in Ger-

many. The BImA provides the allied forces 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 – area, the BImA is currently responsible for about 42 mil- American and British forces are stationed in numerous lion euros in expenditures annually. locations across Germany. The BImA takes it upon itself to meet the needs of these allied forces for space. We Even as we speak, troop withdrawals and restructuring procure suitable sites and see to all property-related measures are shaping the future of the stationing of matters while those sites are used for military purposes. allied military forces in Germany, and will continue to do so in the years ahead. On the one hand, this will free In fulfilling this role, we focus in particular on interna- up properties, which the BImA, as the owner, will ac- tional law and environmental issues, as well as dealings cept back from the allied forces. On the other hand, the with neighboring properties. When the forces with- concentration of troops at fewer locations will lead re- draw, the BImA handles the termination of the legal re- gionally to an added need for properties. The BImA will lationships with the foreign state or, in the case of leased meet this need by purchasing or leasing sites. Q properties, with the property owner. The allied forces make their own decisions regarding how long the properties will be used.

The BImA is currently overseeing nearly 63,000 hectares of federally owned and leased areas provided to foreign troops – which is equivalent in size to around 88,000 soccer fields. This also includes some 18,600 apartments used by the allied forces. As part of its activities in this 20

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 markets

and develops properties set to be converted and provides

assistance in finding accommodations for refugees and

asylum seekers.

The Ermekeil Barracks in Bonn 21

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 toward reconciling the interests of the concerned parties.

The conversion of military properties has been a complex on reconciling the respective communities’ construction undertaking for everyone involved since as far back as the policies and urban planning interests, the BImA’s obliga- 1990s. The participants include the communities as the tions concerning economic exploitation, and the finan- parties directly affected and holding planning authority, cial interests of potential buyers. the federal states, and the BImA as the owner of the sites. The Federal Ministry of Defense’s plan from 2011 for stationing the German armed forces and the decisions made by allied military forces to reduce their troop levels in some Valuable parts of Germany set a new wave of conversion in motion. opportunities Once it becomes clear that military forces will be withdra- wing from a site, the BImA steps in early to hold talks with the communities so that any actions required to secure subsequent use as quickly as possible can be initiated. We Properties set to be converted offer valuable opportuni- provide concrete assistance, for example, by helping to ties, especially for urban development, and can become a pay for market and feasibility analyses, land use concepts, stimulant for the entire region. It’s rare to find contiguous and even land use planning. The focus of this process is sites of comparable size in the hands of a single owner: 22

A refugee reception center was constructed on sections of the former Alfred Delp Barracks in Donauwörth, while the City of Donauwörth is developing the remainder of the land as a residential area

This is an opportunity for cities and communities to in- tegrate these sites into new plans. After all, communities are unable to exercise their planning authority the entire time the sites are used by the military, but of course that changes once the military has given them back. The communities then have the opportunity to develop ideas for possible uses either on their own or with the help of the Federal Government, the states, or investors. In harmony with nature Because difficult starting situations often put their stamp on the entire process, conversion always signifies both As part of conversion, even former military training opportunity and challenge simultaneously. Some of the areas and proving grounds with their expansive heaths obstacles include constraints imposed with respect to re- and grassland areas, marshes and wetlands, as well as sidual contamination and munitions, habitat and wildlife sparsely wooded areas and facilities at the outskirts of conservation, or historic preservation, just for example. forests become available for subsequent civic use. Such Even the permitted use of existing structures with restric- training areas often have a special ecological value. tions, as is the case with underground bunkers, can highly The military’s use of sites without visitor traffic or the complicate matters. In such scenarios, the BImA commis- use of fertilizer and pesticides has often resulted in a sions expert reports or participates in working groups in highly valuable natural landscape. Many different rare order to work on a solution together with the states and and sometimes legally protected species can be found communities. In the specific case of residual contamina- on these properties, and the BImA assumes a great deal tion, the BImA uses a “centralized residual contamination of responsibility for their conservation. The BImA looks management” system in which it records and assesses the after preserving the diversity of species and habitats, risks and arranges for remediation as needed. simultaneously taking advantage of the properties’ potential for environmentally-friendly purposes (e.g., as areas for generating wind or solar power, compen- So much potential: satory measures). Projects such as those involving the maintenance of open landscapes by wild horses in From military compound to danger of extinction are just one example of this. The photo shows Przewalski‘s horses on an area set aside for university campus impact offsetting and compensatory measures in the Schwarzenborn Federal Forestry Office at the Campo Pond property in Hanau. There are a number of different options for future use, which will depend on the circumstances of the parti- 23

Trollenhagen: Aeronautical history with a future

The German armed forces handed the airfield at Neubrandenburg-Trollenhagen back over to the BImA in late 2014. Civilian aircraft will continue taking off and landing there until the end of the 2017, and the German armed forces will continue using the adjoining air base barracks until around the year 2023. Plans are, however, already being drawn up for what will happen after that, since both properties have excellent development potentials for the aeronautical-related industry: They cover an area of more than 240 hectares and have, among other things, a service and accommodation building, a shelter, a tower, workshop, warehouse, and technical flight operation facilities. The land is on the edge of Neubrandenburg city limits. Trollenhagen itself already has two large industrial estates that are operating nearly to full capacity. For further information go to https://konversion-trollenhagen.bundesimmobilien.de.

cular situation. For downtown sites, commercial uses opposite effect. At the Oberfeldwebel-Schreiber Barracks are the first choice, but public facilities, residential and in Immendingen, a site steeped in tradition, the German mixed-use buildings are also a possibility. In Lüneburg armed forces passed the baton to the Daimler corpora- (Lower Saxony) for example, what was once the Scharn- tion. Standing shoulder to shoulder with the BImA, the horst Barracks was successfully transformed into a uni- municipality was able to pique the car manufacturer’s versity campus. The barracks buildings from the late interest in the 450-hectare-large site, where a new tes- 1930s offered ideal space for this and were upgraded with ting and technology center is now being built. Daimler garden zones in a variety of designs, including a biotope. had looked at more than 120 locations before ultimately deciding in favor of the former military site. The unparal- Additionally, uses for sports, leisure activities, indus- leled advantages of the location include its ample space, trial complexes, and other special purposes are also a convenient route to Daimler in Sindelfingen via the A conceivable. Solar and wind parks are given primary con- 81, and the re-use of existing infrastructure that does not sideration for open-air sites. One example of this is the jeopardize any areas of natural landscape. Additionally, bioenergy plant in Sarstedt (North Rhine-Westphalia) on the BImA made the timing perfect for Daimler. After the the site of a former the German armed forces ammunition conversion idea was presented in September 2011, all dump. Seven wind energy plants, two biogas plants, one of the BImA’s experience with conversion was brought composting facility, and one solar farm are to contribute to bear. As early as May 2013, the parties were already to switching the municipal energy supply to renewable paving the way toward an agreement on transferring energy by 2030 at the latest. the property. Daimler was even given the option of using individual buildings and areas prior to the scheduled handover.

A win-win situation In April of 2014, the BImA entered into a contract of sale with Daimler Real Estate GmbH, and the groundbreaking for everyone involved ceremony for the ambitious project was held in February 2015. Mercedes will soon be developing advanced driver assistance systems in Immendingen as well as conduc- ting research into the future of driverless vehicles. The Site conversion activities are being closely watched by company is investing some 200 million euros and is also the public. Many residents fear that because of the mili- creating 300 jobs for skilled workers, technicians, and en- tary’s withdrawal, the affected communities will suffer gineers. In parallel to this, the municipality is planning a negative economic consequences, starting with a loss new industrial area to attract other suppliers to Immen- of purchasing power. The municipality of Immendin- dingen. It’s a win-win situation for everyone involved. Q gen in the Tuttlingen district (Baden-Württemberg) has proven that successful conversion can produce just the 24

The challenge of finding accommodation for refugees A place to stay on BImA real estate

The arrival of large numbers of refugees and asylum-seekers in Germany in recent years posed a monumen-

tal challenge that all available social forces had to work together to meet. According to the Federal Office

for Migration and Refugees (BAMF), some 203,000 people immigrated to Germany in 2014. In 2015 that

number had more than quadrupled to some 890,000. The pressure to find suitable accommodation was

huge. The BImA reacted promptly and made appropriate properties it had in its portfolio available to the

federal states, counties, and municipalities – rent-free.

The BImA is responsible for the central administration search for properties that are suited to accommoda- of the Federal Government’s real estate assets based on ting asylum-seekers and refugees. Former barracks commercial principles. That includes efficiently dives- were ideal, as they provided space for large numbers ting redundant assets, as laid down in the Act Establis- of people, usually at very short notice. The BImA also hing the Institute for Federal Real Estate. Accordingly, made individual apartments, administrative buildings, real estate for which the Federal Government no longer and other properties available, as well as undeveloped has any use is normally put on the market. However, areas on which tents and residential containers could when many thousands of refugees and asylum-seekers be set up. needed to be provided with a roof over their heads very quickly, priorities had to shift: All available federal real The numbers of refugees the BImA found accommoda- estate was offered and made available at short notice tion for on its own properties alone shows how quickly to those authorities that needed it for accommodation. this task gathered momentum: At the start of 2016 the BImA had found accommodation for more than 150,000 Since mid-2014 the BImA has been strongly suppor- people (a sevenfold increase year on year). Its staff put a ting municipal and government facilities in their great deal of personal commitment into meeting this 25

The trend in refugee numbers accommodated on BImA properties

challenge, clocking up many hours in overtime in the 11.3 million euros per month available rent-free to go- process. The BImA actively approached all those autho- vernmental and municipal agencies. rities that were in need of accommodation and offered them all its real estate that was not required for federal While counties and municipalities continue to need purposes. And its job is not yet done. smaller properties and apartments, the demand for new reception centers and larger properties with capacity for more than 150 people has slowed nearly to a complete halt. Given the drop in the number of Special package migrants arriving in Germany, several federal states have now begun winding up some of their reception of measures centers and handing back the real estate (earlier than planned). However, it remains to be seen how things will develop, and so the BImA has accepted that in some The Budget Act sets out targeted measures that enable cases reserve capacities in properties that have already the BImA to better support the federal states, counties, been returned will be earmarked as accommodation for and municipalities: As from 1 January 2015 the author refugees and asylum-seekers. ities requiring assistance are no longer required to pay rent for federal real estate used to accommodate refu- To ensure that the goals set in the Budget Act are met gees and asylum-seekers. The BImA can also reimburse the BImA will conduct a nationwide review in the first necessary and appropriate maintenance costs for pro- quarter of 2017 to see whether those authorities requi- perties made available rent-free. It is, further, author ring assistance are using the properties for their inten- ized to reduce prices when conservation areas are sold ded purpose. It will also examine to what extent the off if they are to be used to accommodate refugees and federal real estate that was handed over to the authori- asylum-seekers for at least ten years. ties rent-free is actually being utilized.

This package of measures and the great commitment of More information is available at its staff show what a key contribution the BImA is ma- https://notunterbringung.bundesim- king to finding accommodation for refugees. To date it mobilien.de. has made federal real estate with a rental value of some 26

A highly diverse portfolio

From the Kronprinzenpalais (Crown Prince’s Palace) to the

Federal Foreign Office, 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 such extraordinary properties.

European Patent Office in Berlin 27

The multifaceted BImA Fascinating features include the “Langer Eugen” and “Christoph 23”

The BImA’s portfolio contains an enormously diverse range of properties. From tank ranges to protected ex- panses of heathland, from multi-family dwellings to palaces, from bunkers to ministry buildings – anyone glan- cing 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 purposes Yet another impressive site is the BImA’s nearly cover a wide variety of real eye-catchers, with some true 177,000-square-meter property in Koblenz – almost as architectural gems among them. Many of the buildings big as 22 soccer fields – housing the largest military me- are testimonials to historic milestones and have been lis- dical facility in the West, the Central Hospital of the Ger- ted as protected historic landmarks. This is the case, for man armed forces. It currently houses 19 departments example, with the building housing the Federal Ministry and 13 outpatient facilities. The hospital is also the loca- of Finance. It was built in 1935 to be the headquarters of tion of the rescue helicopter “Christoph 23”, which is the the German Reich’s Ministry of Aviation, and after WWII core component of civilian emergency services in the was used by the East German government to house its region. ministries. On October 7, 1949, the German Democratic Republic was founded in this building. After reunifica- From the “Langer Eugen” (the former high-rise con tion, the property was the headquarters of the Treuhand taining offices for Members of Parliament that is now anstalt (the agency spearheading privatization efforts), used by various UN organizations) on the UN campus in and in 1999 it became the first official seat of the Federal Bonn, to the Villa Mumm in Frankfurt (headquarters of Ministry of Finance. the Federal Agency for Cartography and Geodesy) to the Neckarzimmern underground facility (used by the Ger- Petersberg in Königswinter is also full of political history. man armed forces as a depot for the Air Force and Army), From 1945 to 1952 the property was the headquarters of one of the largest military facilities of its kind in Europe, the Allied High Commission. The Petersberg Agreement to the Müritz National Park – the properties owned by was signed here in 1949; this was an important step the BImA are wonderfully diverse. by the Federal Republic of Germany on the path to be coming a sovereign state. After undergoing renovations, On the following pages we invite you to take a small, vi- the building served as guest accommodations offered by sual tour that celebrates the rich diversity of properties the Federal Government starting in 1990 and has housed owned by the BImA. Q a great many official guests. The BImA is currently planning to modernize the now five-star hotel, a project which is due for completion by the end of 2017. 28

Federal Aviation Office in Braunschweig Max Rubner Institute in Detmold

European Patent Office in Berlin International day care center on the UN campus in Bonn

Federal Railway Authority in Hamburg Oranienstein Palace in Diez

Defense Department Technical Center 91 (historic water tower) in Meppen Villa Mumm in Frankfurt 29

Rennsteig Barracks in Oberhof 30

Kronprinzenpalais in Berlin 31

International Tribunal for the Law of the Sea in Hamburg Electoral Palace in Koblenz

German Supreme Audit Institution in Bonn Federal Police Building in Rostock

Federal Court of Justice in Karlsruhe Grandhotel Petersberg in Königswinter

Grüner Hof in Ulm Federal Ministry of Finance in Berlin 32

Museum of Military History in Dresden Waterways and Shipping Administration Office in Heidelberg

Federal Network Agency in Konstanz Federal Administrative Court in Leipzig

Federal Foreign Office in Berlin Villa Bohnenberger in Stuttgart

Federal Ministry of Finance in Berlin Windmill in the Senne region 33

Part of the UN campus in Bonn: Former high-rise for members of parliament (“Langer Eugen”) 34

The BImA sold off the German armed forces’ former Specialist Medical Center in Kempten in late 2016

Properties that have been sold Looking for something special?

The BImA’s 30 regional sales teams offer the for-sale portfolio in various ways: over the Internet, through auctions, at trade fairs, or for example in advertisements. The small selection that follows shows the kinds of extraordinary properties the BImA has already sold.

The German armed forces’ former Specialist Medical Center in Kempten in the Allgäu is one such example. As part of the right of first refusal the BImA in late 2016 sold the ensemble of buildings on a 1.7 hectare plot of land to Sozialbau Kemp- ten, Wohnungs- und Städtebaugesellschaft GmbH, which is majority owned by the City of Kempten. The buyer plans to build 42 subsidized apartments and student accommodations, among other things, covering a total of some 3,750 square meters of living area. A discount of 25,000 euros was granted for each new, subsidized apartment.

Subplots of the former Berlin-Tempelhof Airport that were owned by the BImA are another example. In June of 2009, the BImA sold 191 hectares as well as the BImA’s own buil- View of the former terminal from the airport apron dings at the airport to the State of Berlin (the other land and buildings already belonged to the State of Berlin). At the end of 2008, another airport site (949 hectares) Perhaps you’ve heard of the “Colossus of Prora” on the changed hands: Cologne/Bonn Airport. Up to that point island of Rügen? The BImA sold off the former “Strength- the site had belonged to the BImA; now it is owned by Through-Joy” seaside resort of Prora block by block Flughafen Köln/Bonn GmbH, which had been using the starting in 1997; the contract for the fifth and final “Block site since the beginning of the 1960s on the basis of various IV” was signed in 2011. The sprawling complex had been ground lease agreements. planned in the 1930s as a vacation spot for the Kraft 35

You’ve come to the right place!

Whether it’s rarities or real gems you’re after – if you’re looking for something special, then you’ve come to the right place. A glance through the BImA’s exciting sales portfolio can often shorten what could otherwise be a lengthy search. In 2016 the BImA published a brochure containing its top Germany-wide offers. They had previously been sorted by region. The BImA website (www.bundesimmobilien.de) is another good place to view the sales prospectuses of interesting properties. You can also do an individualized quick search on the website.

durch Freude (“Strength Through Joy”) program as a seaside resort for 20,000 people. Of the original eight sets of buildings, only five remain today. Each of these areas is about 490 meters long and six stories high. In 2011, a youth hostel with 400 beds was opened in Block V, for example.

There are also real highlights among the real estate that the BImA has already sold, for example the building at the Rödingsmarkt in the heart of Hamburg, which was built from 1907 to 1910 in Baroque Revival style and today is listed as a protected historic landmark. The Hamburg financial authorities and the Federal Financial Office for the Northern Region used this fine five-storey building with a basement extending throughout until September 2013. Clad in red brick and embellished with sandstone ornamentation, the BImA and the Free and Hanseatic City of Hamburg each owned (as tenants in common) half of this “jewel” situated in an extremely appealing location. Ultimately, investors with a plan to build a “su- perior five-star hotel” offered the highest price. Interesting conversion of the high-rise bunker on Neustädter Strasse in Bielefeld

mained, but the rest was demolished and replaced by Example of a creative a new building that sits encased inside the old bunker. plan for future use The materials used for the new building’s cladding set it strikingly apart from the bunker’s raw, fortified façade. The architects wanted to emphasize the civilian nature of the new building. The bunker is still visible inside Bunkers are another good investment opportunity because some of the surfaces in the stairwell have been with creative options for use. The high-rise bunker on retained in their original state. As well as a retail space Neustädter Straße in Bielefeld is one such example. The there are 11 parking spaces on the ground floor, and BImA sold the property in 2010 as part of a public offer there are 12 apartments on the floors above. * Q procedure. The buyer undertook extensive renovation work: The lower floors and two walls of the bunker re- 36

The BImA has gone green

The BImA is making its contribution to climate change mitigation and en-

vironmental protection, for example by making energy efficiency upgrades to

its buildings, by providing suitable sites for renewable sources of energy, and

through the sustainable use and cultivation of wooded and open areas or spe-

cies conservation projects. 37

Energy efficiency upgrades Tackling the herculean task with roadmap in hand

From insulating facades, roofs, and basement walls to renovating windows and heating systems, to using geothermal energy, for example to supplement the hot water supply – there are many possibilities for making energy efficiency upgrades to a building. The goal of all these measures is to reduce energy consumption and thus ultimately to contribute to climate change mitigation and protect the environment. The

BImA is doing its part.

With its program Eckpunkte Energieeffizienz (“Corner- plementing structural and technical energy-saving stones of Energy Efficiency”), Germany’s Federal Govern measures in government buildings – the drafting and in ment resolved in 2011 to take comprehensive measures particular the implementation of the energy efficiency to reduce energy consumption, and it was intended that upgrades roadmap represents a herculean task. After all, federal buildings should set an example. The goal is to some 2,200 properties with energy issues are involved, reduce heating requirements by 20 percent by the year comprising space of more than 26 million square meters 2020, and to reduce primary energy consumption by 80 of gross floor area requiring heating. percent (as compared to 2010) by the year 2050. Thus by making energy efficiency upgrades to the pro- To be able to economically renovate a very large and perties used by the Federal Government for official pur- heterogeneous building stock in the time allotted while poses, the BImA is not only investing in the maintenance at the same time setting a proper example as a public and improvement of the buildings, which in some cases holder of that building stock requires a systematic ap are quite old, but at the same time is assuming responsi- proach. With this in mind, the BImA developed a roadmap bility for mitigating climate change and protecting the of energy efficiency upgrades for the federal properties in environment. Q the standardized system of real estate management.

For Facility Management, the BImA division in charge – which among other things is also responsible for im-

“The difference between on and off makes a difference”

The tag-line on the poster –“Switch off completely after work!” – serves as a reminder to staff to switch off all their office equipment at the end of the day. It is just one example of a series of posters the BImA has been using since 2012 in its very successful ongoing “mission E” campaign to inform and encourage energy-conscious behavior. The motto of the campaign is “The difference between on and off makes a difference”, and it aims to encourage federal employees to use electricity and heat energy-efficiently. It is an integral part of the Federal Government’s program of sustainability measures and helps civilian federal employees to save energy both at work and at home and to make an active con tribution to climate action. The “E” stands for energy, efficiency, and emissions, for example. The BImA has already implemented over 160 “mission E” campaigns across Germany, reaching more than 35,000 staff. It has received multiple awards and is part of the UN Decade of Education for Sustain- able Development. More information is available at http://missione.bundesimmobilien.de. 38

Playing our part in the transition to renewable energy Profitably harvesting the power of the wind and sun

We have learned to capture the energy of the wind and verted are especially recognized for their potential in the sun, to harness the power of water, of biogas, and this respect. The challenge is making this potential even the internal heat of the earth itself; the experts call useable by way of a structured portfolio analysis. Such it “harvesting”. Relying on and harvesting the various analyses focus on properties to be converted for which forms of renewable energy (“renewables”) means get- there are no other development options and sites with ting energy from virtually inexhaustible sources – the a lack of an alternative potential use. In some cases, exact opposite of fossil fuels. The aim of these efforts by even sites that are still being used by the military or for Germany’s Federal Government, now anchored in law, other purposes are also examined for potential parallel is to significantly increase the percentage of electricity use. demand met by renewable energy sources – and the BImA is lending its support.

Since Germany’s renewable energy law, the Erneuerba- Bringing in the harvest re-Energien-Gesetz, first went into force in 2000, it has been undergoing continual refinement. It is conside- Since 2011, the BImA has approved more than 100 open-air properties for renewable energy sources. Projects realized red a key pillar in the transition to renewable energy, on BImA-owned land are already leading to annual savings and its goal is to be a driving force behind the restruc- of up to around 240,000 tonnes of carbon dioxide through turing of the energy supply sector. Specifically, the “clean” green wind and solar energy. The largest solar percentage of electricity to be supplied by renewables farm is currently situated near Prenzlau in the Uckermark is to increase to 35 percent by the year 2020, and to at region of Brandenburg, while the largest wind park is near least 80 percent by the year 2050. Königs Wusterhausen, also in Brandenburg. Further sites owned by the BImA are currently being assessed using a The BImA’s contribution to a supply of energy that is specially developed potential analysis to see whether they sustainable and climate-friendly lies in investigating are suitable for harvesting wind, solar, or other renewable and then providing sites that are especially suitable forms of energy. If suitable, they will be further for use for renewable energy-related purposes, mainly developed. wind and solar power. Large properties set to be con- 39

The BImA’s “Potentials for Renewable Energies” brochure

The BImA cooperated with the Federal Institute for Research on Building, Urban Affairs, and Spatial Development (BBSR) to investigate which of its real estate is suitable for generating power from renewable energy sources such as wind and solar. The team used geoinformation systems (GIS) to draw up location criteria that facilitate or restrict such uses. These include existing or planned land use, environmental protection requirements and natural characteristics. Restriction analyses were then carried out based on these criteria. A profile, including potential assessment, of each of the around 18,500 BImA properties can be called up in an internal database. The brochure provides laypeople and experts alike with insights into the results of the investigation and can be ordered by writing to: [email protected]

In the end, a number of other factors must be taken into Finally, a property identified as suitable is then either account in the site analysis, such as issues concerning offered for sale or provided to the selected partner by the protection of certain species. way of a contract for use of the land with a 20- or 25-year term. Since 2011, the BImA has entered into 49 land use Otherwise, the black stork or the red kite could ultima- contracts and two sales contracts; 28 contracts form the tely “foil” the planned construction of a wind power basis for the mounting of wind turbines, 24 for the instal- plant. The intense investigation into habitat conser- lation of photovoltaic power plants. vation and species protection aspects serves to ensure that negative consequences can be avoided for nature These projects show how the BImA is not only making and the environment. And of course, information con- a contribution toward the transition to renewable cerning the basic requirements of sunshine and wind energy and the mitigation of climate change, but is speed and flow is also incorporated into the assess- also ensuring the sustainable use of its properties. Q ment, because the power of wind and sun can only be optimally used and profitably harvested if you know where they can be found in sufficient quantities.

Concentrated expertise

The BImA owns roughly 480,000 hectares of land, distri- the individual properties, the Center of Excellence can buted across some 17,400 different properties. But which avail itself of its close cooperation with the other divisi- of these sites are suitable for the production of renewable ons involved, such as Sales or Facility Management. The energy? Finding out is the mission of the Kompetenz- Center of Excellence passes its accumulated knowledge zentrum Erneuerbare Energien (Center of Excellence on to other BImA divisions through training programs for Renewable Energy) established at the BImA’s Bonn and workshops as well as bulletins and guides on specific headquarters at the beginning of 2012. Steered by the subjects. Sites on BImA properties suitable for renewable Portfolio Management division, it draws on the support energy purposes are offered by the BImA to the market of renewable energy specialists from the regional offices via its own website set up for this purpose: http://erneuer- and the Federal Forestry Offices. The Center of Excel- bare-energien.bundesimmobilien.de. lence gathers together the knowledge of these experts Searching for Potenzialflächen (sites as required both for the identification as well as for the with potential), interested parties can development and the facilitation of use of the sites suited easily obtain information at any time for wind power and photovoltaic power plants. When about the properties currently on putting the necessary measures into place at the level of offer by the BImA with just one click. Q 40

National Natural Heritage

Stepping up for Germany’s green treasures

From the floodplains of the Elbe or the Danube to fas- Foundation for the Environment, the “DBU”) founded cinating lagoon habitats to untouched marshes, the specifically for this purpose. Other recipients include landscapes of Germany are richly diverse and provide a the Heinz Sielmann Foundation, the NABU National home to many different plant and animal species. Ger- Natural Heritage Foundation, and the Nature Founda- many has scores of these living green treasures. This tion David, just to name a few examples. valuable “National Natural Heritage” (Nationales Na- turerbe, NNE) needs to be protected and cultivated for The Federal Forest Service and DBU Naturerbe GmbH, the generations to come. As Germany’s largest provi- which by then had already acquired 46,000 hectares der of services to conservation areas, the Federal Forest of NNE, entered into a service agreement in December Service, a separate divison of the BImA, is responsible 2008. According to this agreement, the Federal Forest for the environmental management of NNE Areas on Service, acting under the guidance of the new owner, behalf of numerous institutions. DBU Naturerbe GmbH, would assume full respon sibility for facilities management and for land man With an eye toward Germany’s National Natural He- agement involving habitat and wildlife conservation ritage, the Federal Government adopted a landmark measures. One example of well-known DBU conserva- resolution in 2005 (see box). Highly valued habitats tion areas is Prora on the island of Rügen, while the lar- (considered to be of national importance) for threat gest is the Ueckermünde Heath near Stettin Bay. ened plant and animal species were identified and exempted from the sales mandate existing for other The Federal Forest Service has assumed responsibility properties. In addition to the Bodenverwertungs- und for the land management of NNE Areas for other insti- Verwaltungs-GmbH, an organization managing ag- tutions, and in connection with the so-called “govern- ricultural and forestry assets, and the Lausitzer und ment solution”, it also assumed responsibility for sites Mitteldeutsche Bergbau-Verwaltungsgesellschaft that were not taken over by conservation organizations mbH, an organization overseeing former mining sites, (about 30,000), for example the Müritz National Park the BImA also contributed its share of sites – with over and Western Pomerania Lagoon Area National Park. 90,000 hectares in total, its share was actually the largest. The first tranche of selected sites comprising con- By assuming these responsibilities, the Federal Forest servation areas totaling around 100,000 hectares also Service is ensuring that the sanctuaries of the white- included, for example, the area known as the Grünes tailed eagle, the nightjar and the like as well as rare Band, or Greenbelt, the infamous former border zone plants such as moonworts and marsh orchids will be pre- between East Germany and the Federal Republic of served for future generations. In future, the woodlands Germany. of the National Natural Heritage will be left to their own, natural development, and many protected species will In a process still under way, ownership of the NNE Areas be preserved across open landscapes or wetlands thanks of the first tranche and a second tranche (25,000 hec- to appropriate measures being taken. Q tares) is gradually being transferred from the Federal Government to the recipients, to various conservation organizations and to state agencies in charge of conservation measures. And Germany’s National Natural He- “Our country possesses an incredibly rich natural heritage has expanded: In the coalition agreement for the ritage, which we want to preserve for future genera- 18th legislative period, the governing parties agreed tions. (...) We will therefore either contribute 80,000 in 2013 to a third tranche (at least 30,000 hectares) in to 125,000 hectares of conservation areas of national order to preserve the NNE. All of these sites – expansive significance owned by the Federal Government (inclu- federal properties once used by the military – are being ding the area known as the “Greenbelt”) free of charge provided by the BImA. to a federal foundation (preferably the DBU) or transfer these to the states.” The beneficiary receiving the most land from the three Excerpt from the coalition agreement between the German tranches – some 70,000 hectares across ten federal political parties the CDU, CSU, and SPD for the 16th legislative period of the German Bundestag, November 11, 2005 states – is DBU Naturerbe GmbH, a subsidiary of the Deutsche Bundesstiftung Umwelt (German Federal 41

Hans Carl von Carlowitz and his model for success

Germany 300 years ago: Hans Carl von Carlowitz (1645-1714), a noble who became the head of the mining industry in Saxony, was responsible for the supply of wood to Saxon smel- ting works and mines. But he became concerned about the continued supply of timber, because the forests were growing thinner, and quantities of this predominant commodity were increasingly in short supply. No systematic management of the forests (at that time through reforestation) was being pursued. Von Carlowitz realized that the supply of timber could only be ensured for the long term if in future, only as much timber were to be used as could regrow. He expressed this principle of sustainability in 1713 in his book on silviculture, “Sylvicultura oeconomica”, developing with this treatise a model for success in forestry.

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.

Influenced by Hans Carl von Carlowitz 300 years ago, tional safety and health. As one of the largest ecosystem even the Federal Forest Service owes its existence to the managers in Germany, the Federal Forest Service with concept behind the principle of sustainability. At its core, its some 260 districts is responsible for the “green” man the principle of sustainability involves the systematic use agement of properties covering a total area of approxi- of natural resources in moderation, with the goal of pre- mately 570,000 hectares. These include around 360,000 serving them over the long term for future generations. hectares of productive forest land with a standing inven- tory of approximately 55,000,000 cubic meters of tim- “We see ourselves as comprehensive environmental ser- ber. Around 2,000,000 cubic meters of timber grow back vice providers. The principle of sustainability is the theme every year, compared to a harvested volume of 1,100,000 underlying everything we do – the economic, ecological, cubic meters; in other words, the Federal Forest Service and social dimensions,” stated Gunther Brinkmann, Di- harvests less timber than the amount that grows back. rector of the Federal Forest Service, at a gala held at the But “Sustainability” is the key watchword for the Federal BImA’s headquarters in Bonn. There were actually two Forest Service for more than just providing indigenous reasons for the event at the time: the campaign year timber. For this provider of comprehensive services, it proclaimed by the German forestry service under the pervades every one of its areas of responsibility. Ultima- slogan “300 Years of Sustainability”, as well as “60 Years tely, the requirements of those using the land, conserva- of the Federal Forest Service”. In an exhibition conceived tion demands, and forestry objectives are all given equal especially for these festivities, the Federal Forest Service consideration. Q illuminated the dimensions and aspects of sustainability – from the provision of indigenous timber to occupa 42

United Nations Decade on Biodiversity Award-winning species preservation

The BImA supports species preservation and conservation in a variety of ways. The Federal Forest Service is involved in numerous projects aimed at creating opti- mum conditions for flora and fauna. Four exemplary BImA projects were awarded prizes as part of the Uni- ted Nations Decade on Biodiversity.

One such project by the Hohenfels Federal Forestry Of- fice entitled “Reconstruction of the Bergheim Church as Bat Accommodations” became a UN Decade Project in 2013. It provided help with a special construction project for the greater horseshoe bat, a species of bat threatened with extinction. Another project won the illustrious title in August 2014. That project concerned “Sustainable Living in Veteran Oaks – Old Wood With Making a home at the Altmark military training area: a Future for the Hermit Beetle, Great Capricorn Beetle, The endangered great capricorn beetle and Friends,” a contribution by the Northern Saxo- ny-Anhalt Federal Forestry Office in cooperation with the German Army Combat Training Center and the German armed forces Administrative Services Center at Burg, which actually won the title of “Project of the Month” in an online vote.

Two other Federal Forestry Offices were named as UN Decade Projects in May 2016. For the first time the respective agriculture ministers conveyed their con- gratulations in person, underscoring the particular importance of these projects when it comes to main- taining biodiversity in Germany.

Trave Federal Forestry Office and its partners converted a vacant building on a former military training area known as a “practice house” into a bat research Robust Przewalski’s horses’ special grazing behavior creates station. The research station, which is unique in Ger- valuable areas many, tests conventional and new ways of creating artificial summer and winter quarters for bats and then backs these up with long-term scientific studies. The Office initiated, planned, and supervised this pro- The year-round grazing pattern of the robust and un- ject on federal real estate. Gunther Brinkmann, Head demanding Przewalski’s horses maintains valuable of the Federal Forest Service, accepted the “to hus is open landscape habitats such as sand grassland. The best – Wittenborn Bat Research Station” award from animals’ particular grazing behavior also creates new Dr. Robert Habeck, Minister for Energy Transforma- open sandy areas. In doing so they provide permanent, tion, Agriculture, Environment, and Rural Regions in valuable pioneering habitats that are essential to the Schleswig-Holstein. A day later, Priska Hinz, Minister survival of many animals and plants that are endan- for the Environment, Climate Protection, Agriculture, gered or have already disappeared from our cultural and Consumer Protection in Hesse awarded the BImA landscape. Q a prize for its wild horse grazing project to maintain the U.S. Military Compound near Großauheim Flora and Fauna Habitat Region. 43

In 1972, the church – which was then in danger of collapse – was demolished using explosives, likely for safety reasons, and has since become a ruin. In 2010, the church ruins were added to the How the St. Ägid Church in Bergheim looked in the 1930s. List of Historic Landmarks, which The Wehrmacht (previous German armed forces) set up the is why for its restoration, the old, training area in 1938 and dispersed the village. The nave was original building materials were built using ashlar masonry of Roman origin that, according required to be preserved without to the most recent findings, is nearly 1,000 years old modification

A five-star hotel for bats – “Come fly on in!”

Here, conservation of cultural heritage and wildlife conservation go hand in hand: At the Hohenfels training area in Upper Palatinate, the BImA restored church ruins listed as a protected historic landmark, adapting them to be new accommodations for bats. The German Federal Foundation for the Environment and the Market Town of Schmidmühlen both helped cover the costs. Nearly every species of bat found Chic and luxurious: The bat hotel, ready for occupancy. After in Bavaria lives in this enormous military training area, inclu- a four-month-long restoration process, the animals now have ding the last stable population in Germany of the endangered all of the comforts of five-star accommodations at their dispo- greater horseshoe bat. sal: special aerial entryways sealed off with wood to keep out martens and owls, draft-free, preservative-free roof trusses, and even crawl spaces and warming chambers (insulated spots along the roof ridge to hang from)

Greater horseshoe bats are “lazy fliers”, in winter they like to loaf about in the stalactite caves of karst regions, in summer they bring their young into the world among warm roof rafters – all of which means that the renovated St. Ägid Church also has great potential as a nursery roost. Now the word is out: “Come fly on in!” 44

Monitoring wolves on 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 getting 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 it’s been spotted and disappears into the undergrowth. “You have to be quick with animals,” the federal district forester tells those who are along for the ride while he calmly carries on cranking the steering wheel, focusing on what lies ahead. Meanwhile his camera lies unused on the dash- board. He won’t bother getting it out for a boar. Tilk has an eye for animals, especially for wolves.

After more than a century in which they made themselves scarce, a pack of wolves was first spotted in Ger- many again in 2000. And numbers of the species, which is strictly protected under Annex II and IV of the EU Habitats Directive, are on the increase. They are being It begins to drizzle. The gray clouds hang low in the monitored to establish their conservation status. Every sky above the 285 square kilometers of heathland. A year their current area of distribution and population quarter of an hour ago shooting practice stopped for size are surveyed. The individual federal states are re- the rest of the day. “This place is rich in wildlife and de- sponsible for this wolf monitoring. As the general pu- void of humans, so it’s ideal territory for wolves,” the blic is not allowed on land used by the German armed forester tells those taking part in today’s field trip. He forces, it is up to the Federal Forest Service to conduct stops the car abruptly, in the middle of nowhere, gets practical aspects of the wolf monitoring on behalf of out and makes a beeline for the nearest pine tree. At the Federal Ministry of Defense. Federal district fores- about eye-level on the tree trunk we spot one of Tilk’s ter Jörg-Rüdiger Tilk is one of 41 “Wolf Monitors” em- photo traps, carefully camouflaged. He picks out the ployed by the BImA who have added animal tracking chip, eager to find out what he might have caught on to their regular duties. camera. 45

Annual monitoring data

A total of 46 wolf packs, 15 pairs, and four territorial lone wolves were recorded in Germany in September 2016. Of these, 12 packs, two pairs, and one territorial lone wolf are roaming around BImA-owned real estate used or formerly used by the military. Wolves have been documented on BImA properties by ten Federal Forestry Offices: Lausitz, Mittelelbe, Thu- ringia-Erz Mountains, Northern Saxony-Anhalt, Westbrandenburg, Havel-Oder-Spree, Lü- neburg Heath, Trave, Western Pomerania-Strelitz and Grafenwöhr (since 2016/17). 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.

Tilk gets back in the car, powers-up his laptop, and in- of the imprint the claws have left. Tilk records the GPS serts the camera chip. “The most I’ve ever had on one data on the “find” and gait – this time it’s a diagonal picture was nine wolves. But now and again you get a trot. Jörg-Rüdiger Tilk says there’s no book that can loner out on its own,” he says while he waits for the first replace the experience to be gained from fieldwork. of last night’s images to pop up on screen. “I’m sure we had a pack here last year. Now I’m convinced there’s a The federal district forester gladly passes on this expe- second one. I’m desperate to get the scientific proof.” rience and scientific insights whenever he’s asked to He has taken “samples” of more than 20 different lone do so. Whether it’s during lectures in the local village wolves since mid-2012, he says. hall or to authorities or soldiers in the German armed forces, at seminars organized by the Naturschutzbund The BImA’s trained wolf monitors have collected Deutschland, in interviews with journalists or on trips hundreds of data sets. The monitors undergo regular with school kids – teaching the general public about training, mainly by the Wildbiologisches Büro LUPUS, canis lupus is a matter close to Jörg-Rüdiger Tilk’s heart. Germany’s Institute for Wolf Monitoring and Research. The growth and spread of the wolf population across The Institute has been supervising the federal district Germany is raising concerns among locals, especially foresters’ monitoring since 2002; in 2013 it also began sheep farmers, who want more information. Isolated publishing an annual report on wolves populating land reports of conflicts with “problem cases” and the fear of used by the German armed forces. The main source of these predators living close to humans are frequently information for the wolf data are the snapshots captu- raised issues. red by the camera traps. Wolf tracks are measured, recorded, and droppings are collected for food analyses. “This wolf monitoring is exciting stuff,” says Tilk. “For Genetic fingerprints are also taken of the animals from me it’s a mixture of job, voluntary work, and hobby.” saliva samples left on the game they kill. The small group has collected quite a few new tracks today. “I’ll be back for a few hours at the weekend to The four-wheel drive continues on its bumpy way. The keep looking,” he adds. Q wolf monitor suddenly spots something in the middle of the deep grooves in the track. “That’s a really good, fresh print,” Tilk says, grabbing his camera without taking his eyes off the animal track as he gets out. “Over there, that’s a really old one,” he says pointing west, “but the new track leads up here.” He first records everything on camera. “But a picture with no size com- parison isn’t worth much,” he points out and lays a yardstick next to the tracks. The footprint measures 130 cm from front to back. “That definitely wasn’t a cub,” he says after sizing up the extent of the print and the depth 46

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 mini-properties the size of

tiles on a kitchen wall. These stories show another side of the BImA. 47

The birds and beasts of Germany’s federal properties Where deer wear necklaces, or when Edith got to “live high on the hog”

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 accommodations designed especially for them. People who encounter them soon find themselves rubbing their eyes in amazed disbelief.

Once upon a time, a pot-bellied pig came swaggering across the greens – cool, calm and collected and appa- rently feeling right at home on the grounds of the Rave- lin Camp near Hameln. Where she came from, nobody knows. A relic of times gone by, she wandered 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 is- sued, a safe haven was being sought. “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 high on the hog” on a farm near Paderborn.

Right now at the Grafenwöhr military training area in Doe with tracker Bavaria, more than a few American soldiers are also surely having trouble believing their eyes: The red deer are wearing necklaces. No, they haven’t “gotten Here they can be found galloping across the grounds, themselves all dressed up” – they’re doing it for science. displaying hints of their Asian ancestry. The Przewal- Their necklaces (collars) are fitted with GPS trackers. ski‘s horse is the only horse in the world that is a geneti- Since December 2014 as part of a five-year pilot project, cally pure species of wild equine, having survived in its the Universities of Göttingen and Dresden have been wild form to the present day. In a joint project with the studying how free-ranging red deer may contribute City of Hanau, several of these endangered wild horses toward the maintenance of open landscapes. have found a new home on BImA land, and are even active conservationists themselves, contributing to main- Someone wandering through the woods tended by the taining the openness of the valuable sandy grassland. Federal Forest Service might also have an encounter of a third kind – no, not with an alien, but a wolf. After Horses will soon be galloping here, too – the Federal an absence of nearly 100 years, the wolf has returned Police’s mounted police units, to be more precise. The to Germany. A highly protected species, the wolves are BImA is building new quarters for horse and rider alike watched over by means of constant monitoring. Fores- at the former military training area off Alte Potsdamer ters specially trained for this type of work are on their Landstraße in Stahnsdorf (Potsdam-Mittelmark). But trail, and even use game cameras. Of all of the wolves cur- it’s not just riders who appreciate the benefits of BImA rently found in Germany, up to two thirds live on former properties and know how to take advantage of them. or active military training areas belonging to the BImA. Anglers can be found casting their lines here, while bee- keepers tend to BImA bees. So many birds and beasts to Are we in Mongolia, China, or Kazakhstan? Actually, be found. Q none of those. These Przewalski’s horses live on the BImA property Campo Pond in Hesse. 48

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 Kronprinzenpalais (Crown Prince’s Palace) in Berlin, provides a one-of-a-kind setting for exhibitions, gala dinners, or conferences. Numerous companies, associations, and even 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.

Not your average business deal: How stairways led to contracts

tal roads program being implemented by the Office of Road Management. Research revealed that the little areas were stairways of adjoining, privately-owned residential buildings that protruded onto the public sidewalk. As it turns out, no one ever actually determined how the stairs came to be classified under “roadway element”.

A relaxed

Is there really such a thing as properties the size of in- atmosphere dividual tiles from a kitchen wall? In May of 2010, the BImA sold several micro-parcels ranging from 0.15 to 2 square meters in size – definitely not your average bu- Since the stairs were deemed “structural encroach- siness deal in the world of real estate. These were lots ments”, the BImA sales team requested that the buil- in the form of stairways in the middle of the town of ding owners purchase them, not least because the Rengsdorf in the Rhineland-Palatinate. BImA also wanted to liberate itself from the duty of care associated with premises liability. Ultimately, the What was the story behind this unusual business that owners involved were gathered together in a relaxed brought in 380 euros for the BImA? While reviewing atmosphere for the closing, to officially record and the portfolio, a staff member on the Koblenz office sales notarize the contracts of sale. The result: 19 separate team came across an unusual number of tiny parcels, contracts of sale between the BImA and 24 private indi- every one of which was a remnant of space leftover viduals as well as the municipality of Rengsdorf, which from construction work to expand the town’s main tho- was still using three of the lots as traffic areas. roughfare. Years before, the parcels had been turned over to what was then the Koblenz branch of the Bun- The municipality, which had supported the BImA du- desvermögensamt, the Federal Department of Asset ring the entire process, also expressed its willingness to Management, in connection with a larger supplemen- pay for all of the notary’s charges. Q 49

A crown jewel – available for rent!

Specialist real estate: bunkers and shelters Living behind thick walls

A number of them are still standing there, clunky, Thanks to the project, demand for these solid construc- defying time with their gray bulk. It is absolutely in- tions has increased significantly: Since 2005 the BImA credible what they can be turned into, for example a has sold more than 230 high-rise bunkers. Prospective building housing multiple generations with a café on buyers include municipalities, architects, project de- the roof, a center for culture and art, a music studio, or velopers, private individuals, artists, and registered even a museum. Built at one time to protect the civilian societies. One of the appeals of these former shelters population from air strikes, air-raid shelters now offer is their distinctive appearance. In some cases the old an off-beat space perfect for a customized second use. walls have been retained as a visible feature, giving Bunkers have the potential to astound – with the BImA the converted bunkers a very special appearance. And as a partner. And the marketing portfolio includes nu- many people feel particularly safe behind their me- merous such special-purpose properties. ters-thick walls. Q

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 bleak situations. But a bunker can also be something 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 traveling exhibition, two student competitions, and a glossy publication entitled “Livening up Bunkers”. The book, published by Jovis Ver- lag, presents a typology of bunkers and shelters as well as examples of how high-rise bunkers have been converted for other uses. It also gives the BImA the opportunity to profile possible uses to those interested in buying its properties and to draw attention to aspects that need to be taken into account when converting them. Inside of a hinged model of a high-rise bunker 50

The “Hoher Stein” (high stone) in front of the half-timbered church in Ostenholz is a reminder of the clearing of the municipalities when the Bergen military training area was created in the 1930s

Strange construct – exciting role The BImA does “municipal management”

It’s rather strange: The BImA is also working in “munici- to tolerate such complications. Since several hundred pal management”. This exciting role began on January 1, people live in this region, it needs an institution to be 2011 when it took over two of the Federal Government’s responsible for the usual municipal functions provided “special institutions”: the unincorporated areas of Os- to residents. State law in Lower Saxony stipulates that terheide and Lohheide in the Lüneburg Heath. These in an unincorporated area, this role is to be filled by the are two of the overall 232 unincorporated areas in the property owner as an “obligor under public law” – in this Federal Republic of Germany, but they are the only ones case the BImA. with inhabitants.

The story of the two unincorporated areas goes back to the year 1935: In order to establish the Bergen military Special structure training area, the Wehrmacht (previous German armed forces) dispersed 24 municipalities and resettled their residents elsewhere. The semblance of the counties involved changed within a very short period of time. Back In 2011, the takeover of the properties from the Federal then, a so-called rural district, the “Bergen Area Rural Ministry of Defense also signified the transfer of owner District”, was established in order to provide for muni- ship of the NATO training area to the BImA, which in cipal management functions. After the war, the district turn also meant that the BImA would be in charge of was divided into two separate sections (the unincorpo- “municipal management” for the two areas from that rated areas of Osterheide and Lohheide). Today, NATO point forward. The BImA is responsible for ensuring that has a training area here of around 270 square kilome- the services that municipalities usually provide (e.g., tax ters. The areas were spun off from the municipal sys- system, fire department, pre-school programs) are avail tem owing to the particular difficulties created for the able to the residents. Since due to the special structure affected municipalities by such a large “foreign body” of these areas, their revenues are not sufficient to cover in the municipality – for example, exemption from the their costs, the BImA provides subsidies. And it also pro- property tax, the restriction of municipal planning vides the personnel needed to perform municipal func- authority, and the inability to create an industrial area. tions, including the area supervisors who are in charge The economy of a “normal” municipality would be unable of municipal management. Q List of illustrations Thorsten Grützner/BImA (p. 1, center), Michael Bender (p. 3, p. 35, top), Lioba Schneider (p. 6, p. 10, fourth row, p. 20, p. 28, second row, right, p. 31, second row, left, p. 31, third row, right, p. 33), BImA (p. 8, p. 9, top, p. 9, bottom, p. 10, ninth row, p. 11, p. 19, p. 35, bottom, p. 49, bottom, p. 50), Heiko Arjes/ BImA (p. 9, center, p. 32, fourth row, right), Christian Kühl/BImA (p. 10, top row), German armed forces (p. 10, second row, p. 10, sixth row), Bernadette Grimmenstein (p. 10, third row), Lausitz Federal Forestry Office (p. 10, fifth row), Thomas Friesl, Customs Authority (p. 10, seventh row), léonwohlhage (p. 10, eighth row), Franciska Schmidtke (p. 12), Boley Geotechnik, Munich (p. 13), Anastasia Hermann (p. 14, p. 26, p. 28, second row, left, p. 31, fourth row, right, p. 32, third row, left, p. 32, fourth row, left), Florian Profitlich (p. 15), Federal Intelligence Service/von Söhnen (p. 17), Martin Duckek (p. 18), FrankenAir (p. 22, top, p. 34, top), Christoph Goebel/BImA (p. 22, bottom, p. 42, bottom, p. 46), flyingvideo. de (p. 23), ©Reimer – Pixelvario – Fotolia/Fotolia (p. 24), Georges Pauly (p. 28, top row, left, p. 28, third row, left, p. 28, fourth row, left, p. 31, top row, left, p. 31, second row, right, p. 32, top row, left), ©Michael Rasche (p. 28, top row, right), Christina Kratzenberg (p. 28, third row, right, p. 28, fourth row, right, p. 31, fourth row, left, p. 32, top row, right, p. 32, second row, left, p. 32, third row, right), Thomas Koy & Marc Winkel-Black- more (p. 29, p. 32, second row, right), H.G. Esch (p. 30), Tom Höhne/BImA (p. 31, top row, right), ©Blackosaka/Fotolia (p. 31, third row, left), Tem- pelhof Projekt GmbH (p. 34, bottom), shutter- stock (p. 36, p. 38), Sonja Hornung/BImA (p. 41), Emanuel Walter/BImA (p. 42, top), State Office for the Conservation of Cultural Heritage (p. 43, top row, left), Dr. Markus Perpeet/BImA (p. 43, top row, right, p. 43, third row), Desirée Schwers/ BImA (p. 43, second row), Andreas Tamme (p. 44, top, p. 45), Jörg-Rüdiger Tilk/BImA (p. 44, bottom), Luise J. Beckmann (p. 47), Alexander Herold (p. 48, top), Brenner/BImA (p. 48, bottom), André Fiebig (p. 49, top)