Between zoning and reality – dealing with undeveloped building land as a contribution to transformation

Abstract

The transformation begins with the land. Spatial planning discussions are increasingly focusing on the use of designated building land and in particular its mobilisation and rezoning, because there is an urgent need to reduce new land consumption. The contribution emphasises the importance of these two land policy tools for sustainable settlement development and the transformation of land use. There is high settlement pressure in many regions of Austria and beyond, and a growing political consensus on the need to preserve land. The allocation of new building land must be drastically reduced or stopped altogether. This increases the importance of existing building land that has been designated but not yet developed — it is becoming a key resource. However, in many places it remains unused, whether due to speculation, a lack of development or unfavourable locations. Mobilising these reserves requires targeted planning and consistent legal and fiscal measures, both of which have been ineffective thus far. At the same time, the question arises of how building land can be rezoned. 'Older' building land zones, created under conditions that no longer apply today, tie up land that cannot be used ecologically or economically. Rezoning to green areas – for example, in the case of flooding, poor infrastructure or topographical disadvantages – can help to reduce land consumption. The contribution discusses the potential and challenges of these two strategies – mobilisation and rezoning – in the context of current transformation processes. The aim is to analyse existing spatial planning instruments, identify obstacles to their implementation, and outline a consistent land policy to activate existing building land reserves. The contribution also emphasises the importance of municipal scope for action and a legal framework geared towards the common good. The central question is how land use can be managed in order to reduce land consumption and encourage sustainable spatial development.