Bahrain Telegraph - St. Gallen Receives 2,000 Submissions on Urban Planning Revision Amid Policy Disputes

The city of St. Gallen has concluded a major public consultation on its comprehensive urban planning revision, receiving approximately 2,000 submissions from citizens, political parties, and interest groups. The feedback reveals deep divisions among stakeholders regarding ecological compensation mandates, green space quotas, and the protection of tenants in older housing stock.

Florian Kessler, head of city planning, confirmed that roughly 150 individuals, parties, associations, and interest representatives participated in the consultation process, which closed on October 16. While the evaluation of these submissions is ongoing, the initial responses from key actors—including business associations, the Green Party, and the Social Democratic Party (SP)—indicate fundamentally different visions for the city’s future.

A central point of contention is the proposed "ecological compensation" requirement. The draft regulation mandates that developers constructing new buildings or undertaking significant renovations must contribute to nature conservation. This contribution can be achieved by preserving trees, creating habitats, or green roofs, with a target offset of 25 percent. Felix Keller, speaking for business associations, criticized this requirement as excessive and disconnected from reality.

Keller cited assessments of various areas, particularly in the western part of the city, noting that industrial and commercial zones currently average only about seven percent ecological compensation area, with some developed plots having none. He argued that a 25 percent mandate would effectively prevent further development in these work zones and called for the removal of green space and climate requirements from such areas.

Kessler clarified that the ecological compensation system does not require converting a quarter of a property into grassland. Instead, it uses a weighted calculation: intensive roof greening counts as 50 percent of its actual area, extensive greening as 30 percent, and ground-based facade greening at full value. Existing natural features receive higher weighting than newly created ones. The obligation applies to new builds and significant renovations defined as changes exceeding one-third of the main usable area or over 100 square meters of surrounding areas.

The Swiss People's Party (SVP) has voiced strong opposition, warning against a "bureaucracy monster." In a media release, the party expressed concern that strict regulations could drive industrial and commercial investments outside the city. Although the SVP did not cite specific relocation plans, it criticized the fact that key details would be regulated by the city council’s implementation ordinance rather than the city parliament. The party argued this prevents direct democratic control via referendum and demanded fundamental corrections, threatening to initiate a referendum if changes are not made.

In contrast, the Green Party is pushing for increased nature integration. Co-president Michael Breu advocated for a green space factor of 50 percent in all construction zones, defining it as the required amount of creditable green area per property. "A climate-adapted St. Gallen needs open spaces, trees, unsealed surfaces, and ecological habitats," Breu stated.

Kessler noted that the draft includes graduated requirements, with a green space factor ranging from 0.3 to 0.5, typically applied in residential and mixed-use zones. This translates to 30 to 50 percent, with specific tables often indicating 40 percent for residential zones and 30 percent for mixed-use areas. Breu acknowledged that a 50 percent requirement may not be feasible everywhere in the densely built-up city center but emphasized its importance for neighborhood development.

Kessler stressed the distinction between the green space factor, which secures a land area share, and ecological compensation, which evaluates nature conservation measures. The two percentages cannot simply be added together.

The SP has focused on the social implications of the revision. Peter Olibet, an SP city councilor and member of the property and construction commission, warned that allowing up to two additional floors in many residential zones could make demolishing older, affordable homes more attractive for developers. "Whoever lives in such an apartment is among the first affected," Olibet said.

The SP is demanding that authorities assess whether existing buildings can be preserved, renovated, or expanded before permitting replacement construction. If a occupied house is replaced, the SP calls for a social plan for current tenants, including assistance with housing searches, priority rights in the new building, or moving cost contributions. The city currently has no such provision in the draft, stating that tenant protection is primarily a matter of rental law rather than building law.

Olibet identified this as the revision’s largest gap, noting that while it creates significant value for property owners, it lacks instruments to benefit tenants. His primary demand is to contractually secure affordable apartments when owners receive substantial additional building rights.

Disagreements also exist regarding street infrastructure. The draft proposes upgrading 19 streets or sections from the third to the second municipal road class. Breu and the Greens oppose this, arguing that higher construction standards could trigger future widening, increased sealing, and tree removals. The city maintains that reclassification does not mandate immediate physical changes but primarily alters the required street setback distance.

The city will now evaluate the 2,000 submissions to determine which demands to incorporate. A second consultation on the revised draft is targeted for the second quarter of 2027, with the report on the completed consultation expected to be distributed at the start of that phase.

M.al-Mannai--BT