Reducing land consumption: Dare to be more Swiss

Projekt: Strategies for Reducing the „Net Land Take” in Germany and Switzerland

Forschende: Rahul Chandra

Projektidee: Strategies for Reducing the „Net Land Take” in Germany and Switzerland

Land is a limited natural resource that should be preserved. Currently, the rate of land consumption for settlements and infrastructure poses significant challenges, which lead to loss of biodiversity, landscape fragmentation, and degradation of the environment. In 2023, the Net Land Take in Germany was 52 hectares - per day (Figure 1). In 2002, Germany’s National Sustainability Strategy (“Deutsche Nachhaltigkeitsstrategie”) had been established, and the target was set to reduce the Net Land Take (NLT) to 30 hectares per day by 2020.

In 2016, the target was updated and the duration was extended, aiming to reduce the NLT to less than 30 hectares per day by 2030. The European Union (EU) also demanded a goal of zero NLT in the EU by 2050. Regarding Figure 1, Germany is still far away to reach that goal (mid of 2025 the NLT was 54 hectares per day).

The NLT is very high in the rural areas when compared to the urban areas in Germany. Germany’s neighbour Switzerland made significant progress in sustainable land management despite its unique topography and limited land availability. Therefore, Rahul Chandra examined in his Master’s thesis appropriate urban and rural case studies from Germany and Switzerland, primarily addressing the reduction of NLT-policies.

Legally binding regulations instead of voluntary targets

He came to the conclusion, that Germany’s target to reduce land consumption to 30 hectares per day is unlikely to be achieved without comprehensive systematic reforms. First, voluntary targets should be replaced with legally binding regulations. Without enforceable laws, municipalities and developers lack the necessary incentives to prioritize land efficiency, leading to continued unsustainable practices. Mandatory limits on land conversion, coupled with strict penalties for non-compliance, would create a stronger framework for accountability.

Economic incentives

In addition to regulatory measures, economic incentives must be restructured to align private interests with public sustainability goals. Market-based mechanisms, such as tradable land certificates, could effectively discourage excessive land consumption by making it financially disadvantageous. These tools would internalize the environmental costs of urban expansion, encouraging developers and municipalities to optimize existing urban spaces rather than encroach on undeveloped land. By integrating economic elements into land-use planning, Germany could adopt the success of similar mechanisms in other countries like Switzerland.

Centralised Databases

Governance structures also require significant improvements to enhance coordination and transparency. Currently, fragmented decision-making and a lack of centralized data hinder effective land management. A more hierarchical approach, inspired by Switzerland’s cantonal platforms, could streamline land-use monitoring and enforcement. Centralised database tracking land conversions, along with mandatory inter-municipal cooperation, would ensure that regional sustainability goals take precedence over local short-term interests. Such reforms would minimize inefficiencies and prevent competing municipalities from undermining national targets.

Public acceptance

Public resistance to densification remains another critical barrier, necessitating greater community engagement. Many citizens oppose higher-density development due to concerns over quality of life, despite its environmental benefits. To overcome this resistance, targeted awareness campaigns and participatory planning processes must be implemented. By involving residents in urban design decisions and clearly communicating the long-term advantages of compact cities, policymakers can foster broader acceptance of necessary densification measures.

Further studies should evaluate the scalability of existing pilot programmes, such as Baden-Württemberg’s land certificate system, to determine their effectiveness at a national level. Additionally, comparative research analysing the feasibility of Swiss-style governance and financial incentives within Germany’s federal system would provide valuable insights. Cost-benefit analyses of stricter land-use regulations could also help policymakers weigh economic trade-offs against environmental gains.

In conclusion, Germany’s 30 hectares target will remain unattainable without legally binding regulations and market-driven mechanisms. Switzerland’s success demonstrates that a combination of hierarchical oversight, public participation, and financial incentives is essential for sustainable land-use management. Without these systemic reforms, Germany risks continued urban sprawl and the irreversible loss of vital open spaces.

Figure 2 shows an example from Luzerne City, Switzerland, how to use 3D landscape models for sustainable urban planning.