Regional Development Plan

A regional development plan is a high-level planning instrument under German regional planning law that guides the large-scale development of a region or federal state with regard to settlement patterns, infrastructure, open spaces, and economic development. It provides the legal framework for subordinate plans such as municipal land-use plans and zoning plans, and specifies where growth is desired, where the landscape must be protected, and which areas are reserved for specific uses. For property owners and investors, the regional development plan serves as an important early indicator of future value appreciation and the developability of land.

Types of Spatial Planning Plans and Their Hierarchy

Spatial planning law in Germany is structured in multiple tiers. At the federal level, the Federal Spatial Planning Plan (under the ROG) sets out overarching guiding principles. At the state level, the federal states draw up State Development Programs (LEP) or State Spatial Planning Plans; Bavaria has the Bavarian State Development Program (LEP Bayern), which contains objectives and principles for regional planning and state planning. At the regional level, regional plans follow-such as the Regional Plan for the Nuremberg Region (Region 7)-which specify the requirements of the LEP. Only below this level does municipal urban land-use planning follow, with the land-use plan and the development plan. All subordinate plans must be aligned with the overarching regional planning plans (requirement for alignment, Section 1(4) of the German Building Code (BauGB)).

Impact on Land and Real Estate Values

Regional planning plans influence real estate values because they determine which municipalities are designated as focal points for settlement development and which areas are to remain open space permanently. Municipalities designated as regional or intermediate centers receive preferential funding and infrastructure investments-this attracts businesses, residents, and thus real estate demand. Areas in priority zones for nature conservation, agriculture, or flood protection cannot be developed for residential construction despite being privately owned. Investors and buyers of land with potential for new construction should therefore review the regional plan before making an investment decision.

Regional Planning Procedure for Large Projects

In addition to the plan as a document, there is the Regional Planning Procedure (ROV) as a separate process: For large-scale projects with significant spatial implications-such as industrial parks above a certain size, shopping centers, logistics parks, and wind farms-the regional planning authority reviews in advance whether the project aligns with the objectives of the regional planning plan. The ROV is not a permitting procedure, but it has a significant influence on admissibility because a negative regional planning decision prejudices subordinate authorities. For developers and investors, the ROV must therefore be incorporated into project planning at an early stage.

Regional Planning and Renewable Energy

A particularly relevant topic in regional planning at present is the regulation of wind energy and ground-mounted photovoltaic installations. As part of the energy transition, federal regulations were introduced (WindBG, EEG 2023) that require states and regions to designate specific land areas for wind energy. Bavaria has implemented the 10-H distance requirement (reduced to 1,000 m as of 2023) and participates in the Wind Energy Area Requirements Act. Regional planning authorities must incorporate corresponding priority areas for wind energy and ground-mounted PV systems into regional plans, which will have medium-term effects on property values and agricultural land use options in the region.

For owners of farmland and meadows in the Franconian countryside, designation as a priority area for renewable energy can be economically attractive: Lease agreements with wind farm or solar park operators often yield 500 to 2,000 euros per hectare per year, depending on location and wind potential. At the same time, designation as a priority area may limit options for agricultural or residential development.

Practical Tip for Owners in Nuremberg and Franconia

The Nuremberg metropolitan region is mapped in the Nuremberg Region Regional Plan (Region 7), which is updated by the Nuremberg Regional Planning Association. The plan contains guidelines on settlement focal points, open space structures along the Regnitz, Pegnitz, and Rednitz rivers, as well as commercial and logistics areas along the A6/A9 axis. Anyone wishing to purchase or develop land on the outskirts of Nuremberg, in Fürth, Erlangen, or in rural municipalities should review the current regional plan and verify whether the area is located within a settlement focus or an open space.

Especially for larger properties in the districts of Nürnberger Land, Erlangen-Höchstadt, Roth, or Ansbach, the regional plan may designate development corridors that are not yet fully reflected in municipal land-use plans. Reviewing the regional plan can help identify properties with medium- to long-term development potential-a valuable source of information that goes beyond simply reviewing zoning plans. We are happy to help you assess the planning situation of your property and, if necessary, put you in touch with the relevant regional planning office.

Frequently Asked Questions

Where can I view the regional plan for the Nuremberg region?

The regional plan for the Nuremberg region (Region 7) can be found on the website of the Nuremberg Regional Planning Association, as well as in the encumbrance register and the geoportals of the Free State of Bavaria (BayernAtlas). For legally binding information, we recommend contacting the office of the Nuremberg Regional Planning Association directly.

As a property owner, can I file an objection to a regional planning plan?

Yes. In the public participation procedures for the preparation and amendment of regional planning plans, property owners have the right to raise objections. The planning authority must consider these objections but is not obligated to act on them. After the plan is adopted, it is possible to file a judicial review before the Bavarian Administrative Court, though this must be done within strict time limits and only in cases of demonstrable legal violations.

How long are regional planning plans valid, and how often are they updated?

Regional planning plans do not have a fixed term of validity; they must be continuously adapted if framework conditions change significantly. In practice, regional plans are fundamentally revised every ten to fifteen years. Between comprehensive updates, partial updates for specific subject areas (e.g., wind energy, retail) are possible. Current changes to the Nuremberg Region Regional Plan are published in the Bavarian State Gazette.

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