Research projects

The expansion of online retail is leading to far-reaching structural changes in our city centers. Traditional forms of commerce such as department stores, which have shaped the urban development and function of city centres for more than 120 years and are characterized by long-term losses in market share, are continuing to disappear from city centres. In view of the retail properties left behind, the question of third-party of the monofunctional buildings arises.

Department stores are the oldest large-scale retail-format. They emerged at the end of the 19th century and, with their large-scale properties and their vast range of goods, played a key role in the development of city centres as retail locations. In view of the structural changes in the retail sector, department stores have been steadily losing market share for decades and have continuously reduced their branch networks.

Since 2020, the department store company Galeria has closed 92 Karstadt and Kaufhof department stores and all Karstadt Sports stores as part of three insolvency proceedings. A large number of these properties remain vacant. Other department store companies, including C&A, are also downsizing their store network. In view of the continuously rising number of online purchases, reuse by retailers will not be a development option for many locations. It is therefore necessary to clarify how these properties can be converted for sustainable third-party use.

As part of an ExWoSt project, the BBSR commissioned the ILS in January 2022 to analyse the significance of department stores for the development of city centres and the possibilities for their transformation. The first step of the study, which was to be conducted in collaboration with the Institute for Urban Design and Spatial Development at the Leibniz University of Hanover was a systematic analysis of the architectural and structural characteristics of department store properties, their urban development significance for city centres and their architectural qualities.

Based on this, an evaluation of the different property types was carried out with a focus on their potential for conversion in light of the current structural changes in the retail sector. At the same time, the status of conversion and the type of subsequent use were analysed for the 92 Galeria locations mentioned above. To deepen and discuss the research findings, an international good practice analysis, in-depth case studies and expert workshops were conducted.

The final report, comprising approximately 170 pages, summarises the research findings. Based on a presentation of the historical development and urban significance of department stores, the key building features relevant to conversion are identified. This is followed by an explanation of the initial situation in German city centres, a description of the changes in the urban fabric and an evaluation of the current closure and conversion activities. The report focuses on 12 profiles and 6 in-depth case studies of already converted properties, structured by different construction periods and the typical building features relevant to conversion, illustrated with numerous photos, plans and other images. The report concludes with a summary and an outlook on future action requirements.

Publication:
Hangebruch, Nina; Haag, Lisa; Dobosic, Ines; Rieniets, Tim (2024): Kauf- und Warenhäuser im Wandel. Kleiner baukultureller Statusbericht. Hrsg. v. BBSR – Bundesinstitut für Bau-, Stadt- und Raumforschung. Bonn.