Metropolitan region

An (urban) agglomeration (largely synonymous with conurbation, metropolitan area) is a concentration of settlements consisting of interlinked and interdependent communities distinguished from surrounding areas by greater settlement density and a higher proportion of built development. As a rule, agglomerations form around one or more core cities surrounded by a heavily builtup inner rings of suburbs and geographically more extensive, partly rural catchment areas. The core or central city with the suburban belt is referred to as an urban region. Major cities with international status and their extensive catchment areas are termed metropolitan regions. With a high concentration of housing and workplaces, urban agglomerations drive economic development and are loci of cultural life. They are accordingly important for the country as a whole. In terms of spatial category, agglomerations or conurbations are the type of area with the highest use density, being the opposite pole to sparsely population rural areas. Communication axes between agglomerations, which partly traverse rural areas, are termed corridors.

Mixed building site

The Land Utilisation Ordinance classifies types of building use.
It distinguises two categories:
First, land-use areas for general types of use:
• housing land
• mixed building land
• industrial and commercial land
• special building land

This rough classification is to be used only in the preparatory land-use plan.
Second, land-use areas for specific types of building use:
• small holding areas
• purely residential areas
• general residential areas
• special residential areas
• village areas
• mixed areas
• core areas
• commercial areas
• industrial areas
• special areas.

These specific land-use areas can be designated in both the preparatory and the binding land-use plan and are finergrained and more detailed categories.
The Land Utilisation Ordinance defines all the above development areas and provides details on what building projects and facilities are permitted.


The Federal Spatial Planning Act places a duty on the federal state governments to consult on fundamental issues relating to federal and state spatial planning. The Conference of Ministers for Spatial Planning, which brings together the competent federal and state ministers was set up in 1967 specifically for this purpose. Although the decisions taken by the conference have no binding effect, they have nonetheless made a major contribution to establishing consensus on the aims and purposes of spatial planning in Germany.

Moderation, mediation

The broad spectrum of new methods for seeking consensus which go beyond the traditional approaches widely used in politics and in planning authorities can be reduced to three basic types: negotiation, moderation and mediation. Although it is possible to make a clear formal distinction between these three informal approaches geared to fostering co-operation within the planning process and to supporting conflict resolution, in practice the distinctions tend to be somewhat blurred.

The purpose of negotiation within the planning process is to achieve a specific objective and to balance advantages and disadvantages among the various parties affected.
Moderators are employed to seek out joint and efficient solutions to planning problems. Their role is to ensure that planning processes remain rational and creative, that the scope for finding solutions to problems is kept as broad as possible, and that it is fully exploited. The prime task for any moderator is to create a clear conceptual structure for problem-solving processes, to spot possible stumbling blocks as soon as they appear, and to find ways of overcoming them. On some occasions it may be advisable to appoint a mediator to eliminate conflicts on distribution or reduce veto positions on certain planning projects. The principle purpose of mediation procedures is to communicate the perceived sources of conflict to other parties, and to seek ways of working through these conflicts. This is by far the most difficult and the most demanding of the three approaches. Mediators need to display high levels of sensitivity – and the participants in mediation procedures must be committed to working together to find a mutually acceptable solution and common consensus.

Modernisation and refurbishment order

An urban development enforcement order is a local authority provision obliging a property owner to undertake a building measure. The Federal Building Code (Sections 172, 176-179) lists the following urban-development enforcement orders: preservation order, building order, modernisation and refurbishment order, planting order, and dedevelopment and de-sealing order (formerly demolition order. The prerequisite for issuing orders of this type as instruments to support implementation of a binding land-use plan is that there is an urgent need for such measures on urban development grounds. The measures are to be discussed beforehand with the affected owners, tenants, and leaseholders. They are, however, obliged to tolerate the measures, but legal remedies are available to them which can delay the actual implementation of the order for years. As a rule the local authority will therefore seek a solution acceptable to all sides before they institute administrative execution proceedings.


Spatial monitoring is the indicator-based, on-going, systematic, and comprehensive identification and description of spatial structural developments in such fields as demography, the economy, the labour market, agriculture, tourism, and the environment. As a basis for planning, spatial monitoring is an important and permanent task both at the national level on-going spatial monitoring by the Federal Office for Building and Regional Planning (BBR) and by most state and regional planning authorities. It provides planning bodies with early information on spatial processes affecting planning and on the effectiveness of measures that are already running. Spatial monitoring addresses spatial policy and planning issues on the basis of regional statistics and arearelated data. The results of spatial monitoring are presented in maps and diagrams, and increasingly in the form of digital spatial planning registers.

Mutual feedback principle

View in Compendium

This principle (also known more accurately as the “principle of countervailing influence”) is a principle of spatial planning under which local, regional and supra-regional planning each influences, and is in turn influenced by, the other levels of planning. The purpose of this mutual influence is to ensure that actions taken to develop, structure and protect sub-areas of the territory are consistent with the conditions and requirements of the whole; similarly, actions to develop, structure and protect the overall territory should also take account of the conditions and requirements of sub-areas. The mutual feedback principle is enshrined in the Federal Spatial Planning Act.