Residential conversion as a risk factor

This is one of the innovations that also harbors one or two dangers, especially for project developers of commercial and logistics properties. Due to the ever louder calls for affordable housing, politicians are coming under increasing pressure when it comes to allocating land. The amendment to the building law could now make it much easier for cities and local authorities to respond to this call. This applies in particular to sites for which there is not yet a fixed development plan. However, existing conversion areas of former industrial estates could also be converted into a residential area if the planned urban area is primarily designated as such. Another danger is the subdivision of existing commercial areas and their piecemeal conversion into residential space. These scenarios show the potential dangers of the new building area category - to counteract these, project developers must respond with well thought-out concepts. These should show how a successful mixed use can be realized so that it is not either or, but both.

Upward densification

There are already successful examples of mixed-use developments outside of urban areas - be it underground car parks as a starting point for last-mile deliveries or former retail spaces converted into inner-city distribution centers. In the development of new properties, especially business parks within urban areas, the focus will increasingly shift to multi-level solutions - for example, properties over several floors. The first property of this type is located in Munich: The goods handling for an online retailer takes place over two floors. As the individual floors can be accessed separately, the property can also be divided up between different tenants. The task now is to adapt this concept to different forms of use in order to establish sensible mixed use within the cities. Here, it will be particularly important to create the conditions for an increased interlinking of production, logistics and service - and the basis for combining different types of use. Be it a day care center, an office space or living space. The first "lived" implementation of a similar approach has been demonstrated by the two large food discounters Aldi and Lidl: they are adding further floors to existing supermarkets to create apartments.

Best practice instead of prototype development

This approach must now be applied to future logistics properties in urban areas and developed further: in the form of mixed-use multi-level properties that offer the possibility of integrating other types of use on the upper floors. A wide variety of combinations are conceivable. One possible usage approach would be to implement a cross-docking area in the basement and first floor of a new building, which would be vertically supplemented by space for offices, a medical center or a daycare center. Such an inner-city logistics property combined with a daycare center requires good planning, not only in terms of access and delivery, but also for the safety of all parties involved. At the same time, the requirements for alternative means of delivery transportation, such as e-bikes and e-scooters, must be taken into account. These are the key challenges that already need to be taken into account when developing new properties and will play an even greater role in newly developed urban areas. The possibilities are diverse and are shaped not only by the requirements of the tenants, but also by regional circumstances and the respective municipalities. This means that there will be no prototypes. Rather, the aim is to use best practices in order to adapt them for subsequent real estate developments. This will give rise to completely new types of commercial real estate that do not follow a standard pattern.

Successful integration into an existing living environment

When developing and marketing individual properties, it is important to consider which mixed uses are compatible in day-to-day operations and which are not. Not only the operating hours must be taken into account, but also various other factors. If the property is integrated into an existing residential environment, it must blend in as seamlessly as possible. This is initially a question of design. But the factors of pollutant, noise and light emissions must also be taken into account. To improve acceptance among residents and local authorities, it is also important to strive for_{CO2 neutrality}. This is a particularly important factor in areas with increased electricity consumption, such as fresh produce logistics - which will become significantly more important in the coming years.