Jena Accelerates Housing Construction with Bauturbo: Creating Living Space Faster

Jena Accelerates Housing Construction – with Caution

The city of Jena has decided in March 2026 to accelerate housing construction. With the introduction of the so-called "Bauturbo" procedure under § 36a BauGB, the municipality is taking new paths to advance the urgently needed housing supply. At the same time, climate protection, sustainability, and social responsibility remain central themes in planning. Yet, the new regulation also brings challenges – not least for the administration and democratic oversight.

The "Bauturbo": Acceleration under Control

The new regulations are based on the Federal Building Code (BauGB) and allow for a shortening of the construction process for housing projects that are not included in a zoning plan. The core idea: Housing projects can be approved more quickly if they meet certain criteria and are approved by the municipality – without the need for a complete zoning plan.

Responsibilities and Limits

In such cases, the municipality's approval replaces the zoning plan. For small projects (up to 25 residential units or 2,250 m² of living space), the mayor can make the decision. For larger projects (from 25 residential units or 1 hectare of land), the city council is responsible. In the outer areas, stricter limits apply: Projects with more than 6 residential units require approval from the city council.

This distribution of responsibilities is intended to accelerate the process while ensuring the city's planning authority. The new administrative procedures have been adjusted accordingly and have been in effect since March 2026.

Deadlines and Presumed Approval

Decision-making deadlines are limited to three months – four months if public participation is involved. If the deadline is exceeded, the approval is considered granted ("presumed approval"). This is a key point: It creates urgency, but can also lead to unplanned developments if the administration is overwhelmed or projects are too complex.

Climate Protection and Sustainability: No Compromise

Even though the focus is on acceleration, Jena has made it clear that climate protection and sustainability are not up for negotiation. The city aims for climate neutrality by 2035 and has integrated concrete measures into the construction planning.

Sponge City Jena and Solar Priority

A central element is the "Sponge City Jena" concept, which aims to manage heavy rain events through reduced sealing and rainwater use. In addition, the use of photovoltaics in new buildings and renovations is mandatory. These measures are not only environmentally sound but also a competitive advantage in urban development.

Social Housing Supply

Another focus is the security of social housing shares. In new housing projects, occupancy-bound housing is prescribed. In addition, a construction obligation has been set: The start of construction must take place within one year after the building permit has been issued, and completion must occur no later than three years. This regulation is intended to prevent building sites from remaining unused.

Challenges for the Administration

The new regulation also brings risks. The administration and committees could become overwhelmed with a high number of applications. This is especially the case with complex projects or high demand for building land. To cushion this, a proposal for a graduated processing of applications has been made. Priorities must be set to optimize processing.

Public Participation and Transparency

Yet democratic control remains important. For projects with special public or neighborhood interests, public participation is required. Transparency is a central goal: Review and process plans for "Bauturbo" projects are in place, and the mayor is required to publish the new administrative procedures.

Conclusion: A Balance Between Speed and Quality

Jena has taken a bold step with the "Bauturbo" procedure. The city wants to accelerate housing construction without losing control over the planning process or neglecting climate protection and sustainability. The new regulation is a pilot project that will be in effect until 2028. The experiences during this period will be decisive in determining whether and how the model can be transferred to other cities.

But the challenges remain: The administration must learn to cope with the new dynamics, and democratic control mechanisms must be further developed. Only in this way can Jena ensure that the Bauturbo not only creates living space, but also shapes a livable city.