Legally binding municipal development plans
No. 101 Zillerstrasse - Makarenkostrasse
The planning objective for the Zillerstraße / Makarenkostraße neighbourhood in question is to preserve the characteristic urban and landscape image with its residential buildings along the street, taking into account the scale of the existing buildings and the preservation of the green and open areas enclosed by buildings with their character as a quiet zone at the rear, facing away from the street. The single-family house development along the street, characterised by villas, and the strong greening of the private properties with the green areas to the rear create a specific urban development character. This existing urban development quality in the plan area is to be established for the future. At the same time, the loosened-up building structure and the existing open spaces are to be preserved and secured.
No. 95 School location Wilhelm-Eichler-Straße
The aim of the development plan is to maintain and strengthen the function of the school at this location and to secure this urban development objective in the long term.
A primary school with an after-school care centre and the associated open spaces are currently located within the plan area. The school is located in the listed building of the former district court. This ensemble of buildings has a clearly different structure to the surrounding buildings and has a closed street frontage of approx. 70 metres.
The main building was constructed between 1908 and 1910 as the district court building for the municipality of Kötzschenbroda. It consists of a two-storey building with a high pitched roof and two flanking single-storey gatehouses. The façade is strongly vertically structured by pilasters and vertical grouping of the windows by mirrors.
No. 94 Former Bussard sparkling wine cellar
The content of the development plan is to safeguard and preserve the ensemble of the former Bussard sparkling wine cellar and the vineyard in front of it. The vineyard was the cultivation area belonging to the sparkling wine cellar and is still planted with vines and cultivated after the end of sparkling wine production.
The main view / façade of the factory building is orientated towards the vineyard and can be seen from the unobstructed view over the vineyard. The building, enclosure / retaining wall and vineyard are listed buildings.
The building and vineyard form a design unit and their appearance should be preserved. The townscape and landscape of the slopes of Oberlößnitz and Niederlößnitz are significantly characterised by wineries, vineyards and villas; the preservation of the ensemble is therefore of great importance.
The building of the former sparkling wine cellar with its adjoining vineyard is an important testimony to viticulture in Radebeul and the Elbe Valley that is worthy of protection. The complex is therefore also part of the "Radebeul vineyard landscape" conservation area, which stretches along the slopes of Oberlößnitz and Niederlößnitz. Viticulture still characterises the cultural landscape of Radebeul and the Elbe Valley to this day. The hillside location results in visual connections to and from the sparkling wine cellars, which are to be preserved in the long term.
No. 92 Fabrikstraße - Uferstraße
The planning objective is to create additional commercial areas along Fabrikstrasse, taking particular account of flood protection and noise protection. To protect the neighbouring residential buildings to the east, it is stipulated that non-disturbing commercial use in the sense of a so-called "restricted commercial area" is to be established.
At its meeting on 16 March 2022, the city council of the large district town of Radebeul adopted development plan no. 92 "Fabrikstraße/Uferstraße" as a statute by resolution SR 10/22-19/24. This development plan came into force with the announcement on 27 May 2022 in the Radebeul official gazette 06/2022.
On 9 August 2022, an application for a judicial review pursuant to Section 47 VwGO was filed with the Saxon Higher Administrative Court - hereinafter referred to as SächsOVG - regarding the validity of the bylaws for development plan no. 92 "Fabrikstraße/Uferstraße" dated 16 March 2022. In its ruling of 28 October 2024, case no.: 1 C 24/22, the SächsOVG declared the development plan no. 92 "Fabrikstraße/Uferstraße" of the large district town of Radebeul dated 16 March 2022 invalid. This decision is generally binding and has been legally binding since 10 July 2025.
The development plan no. 92 "Fabrikstraße/Uferstraße" violates the requirement of certainty and has deficiencies in the determination and assessment of the public traffic area. The deficiencies in the development plan identified by the court were rectified by means of a supplementary procedure in accordance with Section 214 (4) BauGB.
On 21 May 2025, the city council of the large district town of Radebeul adopted resolution SR 33/25-24/29, after consideration, the renewed resolution to approve development plan no. 92 "Fabrikstraße/Uferstraße" in the version dated 8 January 2025 with red. supplements from 11/03/2025. The development plan enters into force with renewed publication in accordance with Section 10 (3) BauGB in conjunction with Section 214 (4) BauGB. §214 para. 4 BauGB with retroactive effect from 27/05/2022.
No. 86 Meißner Straße - Borstraße
The aim of the development plan is to preserve the listed villas as solitary buildings in their landscape setting. The stipulations made allow the construction of additional usable space after the abandonment of outbuildings not worthy of preservation and at the same time ensure the preservation of the listed villas and their equally protected outbuildings.
The aim of the development plan is to establish regulations for the roadside development west of Eduard-Bilz-Straße and to continue to secure its unity with the associated park-like properties. The preservation of nature and landscape should take precedence over building densification in the rear property area.
Properties on which large, often park-like rear gardens form a unit with the often villa-like residential buildings and front gardens along the street are frequently found in Radebeul and make a significant contribution to the high-quality townscape of Radebeul.
Urban developments in the vicinity of the planning area that deviate from this principle make it difficult to secure the unobstructed garden areas of the properties within the planning area under planning law. However, preserving these is a planning objective. The majority of the existing residential buildings in the plan area are listed buildings.
Built in 1905, the school with gymnasium for the Naundorf district has been used as such without interruption since then. In view of the expected growth in pupil numbers in Radebeul, the continued operation of this school, currently as a primary school with after-school care, is necessary. The long-term use of the Naundorf school site, including the sports hall and after-school care centre, is necessary to secure the required school places. The development plan is intended to enshrine this objective in planning law.
The aim of the planning is to continue to operate a sports ground on the area traditionally used as a club sports ground, adjacent to the West tram track loop, which meets the modern requirements of club sports operations and is compatible with the interests of the neighbouring residential area.
The former administration building is in good usable structural condition, not least due to ongoing maintenance work. The aim is to continue to use the building for the town's lively club activities and to maintain an urgently needed focal point for youth work in particular. The premises are also suitable for organising highly sought-after dance events (discotheque), for which there are otherwise hardly any offers in Radebeul.
On the northern side, the development on Augustusweg forms the urban development end of the historically evolved building area of Oberlößnitz towards the landscape and the steep slope and is located in the landscape conservation area and within the scope of the "Historic Vineyard Landscape" monument protection statute. The majority of the buildings are listed.
The formation of the northern edge of the settlement with its characteristic interlocking of buildings and landscape is a special quality feature of Radebeul's townscape and should be preserved in its appearance in the future. The aim is to preserve existing villas and former winegrowers' houses embedded in generously sized plots, some with large green areas that characterise the townscape and with views of the steep slope area, and not to impair the harmonious interplay between landscape and development through further structural densification.
Until around 1995, the entire area covered by the plan consisted solely of the listed Villa Dr.-Külz-Str. 25 and associated outbuildings (coach house). The northern part of the property had the character of a kitchen garden with trees, while the area south of the villa consisted of a park-like section with extensive greenery.
From 1995, two apartment blocks with a total of 32 flats and an underground car park were built on the northern part of the site and an apartment block was also built on the part of the site to the south of the listed villa.
The formerly very extensive stock of large green areas that characterise the townscape has been greatly decimated by the construction work and is now concentrated in the southernmost part of the plan area. This is to be permanently preserved as a private green space, as it is important to the townscape as a remnant of the original park belonging to the villa. The large Art Nouveau villa at Dr.-Külz-Straße 25 served to set the scale for the other neighbouring residential buildings, which is why appropriate distances between buildings were necessary.
The separating large green area mediates between the older, smaller-scale buildings on Winzerstraße and the much more expansive buildings on Dr.-Külz-Straße, thus avoiding any disruptive breaks in the cityscape.
No. 55 Fabrikstraße - Kötitzer Straße
Municipalities must draw up urban land-use plans as soon as and insofar as this is necessary for urban development and organisation (Section 1 (3) BauGB). This urban development requirement exists for the town of Radebeul in particular with this development plan with regard to the type of future building use, as the area to be planned over is part of a mixed location with commercial enterprises, vacant factory buildings, residential buildings and fallow land between the neighbouring commercial/industrial area of Fabrikstraße to the south and east and the neighbouring residential development of Kötitzer Straße / Ziegeleiweg to the north and west.
On the one hand, economic urban development requires the utilisation of the land potential of this well-developed area, which is now integrated into the built-up urban area; on the other hand, existing conflicts of use must not be exacerbated or must be reduced.
With resolution SR 03/03_99/04, the city council passed a resolution on 22 January 2003 to draw up development plan no. 55 with the name "Fabrikstraße West". In the course of the planning process, the name was specified and development plan no. 55 was continued under the name "Fabrikstraße / Kötitzer Straße".
The planning objective is to develop a restricted commercial area so that commercial enterprises that do not cause significant disruption can settle here. The residential use along Kötitzer Strasse is to be retained.
The resolution on the development also includes the aim of creating a north-south route for pedestrians and cyclists as part of an intended network of paths towards the Elbe floodplain. However, the intended development would end with Fabrikstraße in the south. A further passage in the direction of the Elbe is not possible in this area due to the existing industrial estate and is also not attractive. The route is therefore unnecessary for the road network.
Due to the inner-city and already developed location, the extent of the building use and the local traffic areas are not specified. The development plan is therefore drawn up as a simple development plan in accordance with Section 30 (3) BauGB. This means that the permissibility of building projects is governed by Section 34 BauGB in addition to the type of building use and the buildable plot area in the residential area.
No. 50 Hoflößnitzstraße - Am Goldenen Wagen
The aim of development plan no. 50 is to ensure that no extensive building development takes place beyond the existing development. The open spaces that characterise the townscape, which are formed by vineyards and other green areas, must be preserved.
The group of houses consisting of five buildings of different sizes, ages and states of preservation at the foot of a larger contiguous vineyard between Spitzhaustreppe and Lößnitzgrund should not be extended, as this area is one of the town's most important tourist attractions and fulfils an important recreational function for the residents of Radebeul.
Nature and landscape should retain their dominance in the planning area and not be further restricted in their impact on the townscape. As the entire area is part of the above-mentioned conservation area, there is a public interest in preserving this landscape. The development plan serves to support and realise the statutes governing this listed area.
Due to the exposed location of the plan area in the vineyard high above the town, the provisions of the development plan are aimed at not significantly increasing the existing building mass so as not to impair the ensemble of historic vineyard landscape and buildings visible from afar. Further development of building land in the outdoor area is therefore ruled out in the plan area.
No. 48 Niederlößnitz school site
The planning area is an existing primary school site that is to be retained in the long term. The existing gymnasium will be slightly extended. The site is to be extended to include an after-school care centre building, which is why the school site is to be extended to include a former residential property.
It is still being examined whether the residential building is suitable for conversion into an after-school care centre, possibly by extending it, or whether a new building will be erected in its place. The stipulations made are not intended to regulate the design of the possible new building, but rather set out the legal planning framework.
No. 47 Paradiesstraße - Mühlweg
The valley of the Lößnitzbach stream north of Meißner Straße is an important landscape area for the city of Radebeul that characterises the cityscape. The town of Radebeul therefore intends to give clear priority to the development of nature and the landscape in the affected section of the Lößnitz valley over further development of the largely undeveloped land.
First and foremost, the prerequisites for the preservation or reclamation of inner-city open and green spaces are to be created in order to prioritise the interests of nature conservation, the urban climate and the quality of urban life at a central location in the settlement structure.
In addition, existing buildings in the peripheral zones, some of which are listed and residential in character, are to be protected and only moderate new development is to be permitted. The predominantly vacant "Weißes Roß" site is to be given a sustainable new use. The aim is to create a mixed-function settlement structure with a juxtaposition of residential, work, utility, educational, social, leisure and cultural facilities.
No. 42 Obere Bergstraße/Winzerstraße
The aim of the development plan is not to open up previous outlying areas for development, but to ensure that the existing vineyard is preserved as an important caesura in the otherwise very uniformly structured settlement band of Niederlößnitz. This caesura represents an important urban quality, as the townscape is also characterised by the exciting interaction of built and undeveloped urban areas.
From Obere Bergstrasse, there are important views across the vineyard into the Elbe valley, which are no longer possible from other locations due to the existing buildings.
The valuable tree population to the east and north of the Minckwitz vineyard, which is also now assigned to the outdoor area, is to be preserved in its current form. The aim is not to increase the density of development in previously undeveloped areas at the foot of the slope.
A different situation exists to the west of the vineyard on Obere Bergstraße. These are gaps between buildings, the development of which is permitted under Section 34 BauGB.
In order not to impair the urban development effect of the vineyard, it is not possible to build on the scale of the buildings to the west, which form the benchmark for the assessment in accordance with Section 34 BauGB. For this reason, the development of these two gaps is to be designed appropriately with the help of the provisions of the development plan.
The need to regulate the winery on Winzerstraße is to preserve the tangible spatial connection between the architectural ensemble and the vineyard. This situation is one of the few that still exists in Radebeul; as a rule, vineyards were parcelled out for development around 120 years ago as a result of the widespread abandonment of winegrowing due to phylloxera infestation, and surviving vineyards stand in the middle of later villa developments without any urban planning reference.
No building plots have been designated for the existing undeveloped spaces to the east and west of the vineyard. These vistas should also remain free of outbuildings.
However, the appropriate economic utilisation of the property is given by the group of houses of the farmstead, while the surrounding development consists of individual houses.
With this development plan, the city intends to secure the urban planning order and development in the area of application under planning law. The main objectives here are to protect the listed area around the "Pfarrtöchterheim" and to keep the view of the "Pfarrtöchterheim" and "Jakobstein" from the south free. Furthermore, the development of the buildings on the street "Am Jakobstein" is to be organised. The aim is to preserve the visible and tangible connection between the winegrowers' houses and the surrounding open spaces in the planning area.
The aim of the development plan is to prepare an orderly development and to protect the landscape areas that characterise the cityscape from further urban sprawl.
The buildings to the north of Weinbergstraße are subject to the protection of existing buildings. It is not the aim of the development plan to enable the continuation and consolidation of the development at the foot of the slope. Keeping the areas to the north of Weinbergstrasse open is very important for the historically and touristically significant view from Weinbergstrasse to the Spitzhaus.
The "Meinholdsches Turmhaus" ensemble of buildings is one of the most characteristic and valuable individual monuments in the town. It is essential to preserve this vineyard house in its typical surroundings, i.e. to keep the directly connected landscape free of buildings. The cultural monuments embedded in the landscape should be preserved as essential highlights of the townscape for future generations and their significance for tourism should not be underestimated. The preservation of valuable green areas such as the park and the vineyards should be seen in this light.
The road route in the area of application is intended to replace the traffic through the two narrow railway subways Johannisbergstraße and Coswiger Straße, which are inadequate in terms of height, and to shift through traffic away from the residential and village area of Naundorf. The development plan is intended to secure the corresponding construction measures under planning law.
The following objectives are to be achieved with the construction of the Naundorf crossover:
Creating an efficient connection between the two main traffic axes of Radebeul, Meißner Straße and Kötitzer Straße; relieving the existing narrow railway subways, freeing the old centre of Naundorf from through traffic in order to support urban renewal, avoiding through traffic through Bertheltstraße with the adjacent facilities as a traffic-calmed residential street and the perspective connection of Radebeul West to a new bridge crossing the Elbe.
The area is characterised by larger detached rental villas, many of which are also listed buildings, and smaller two-storey villa-like residential buildings from the 1920s/ 1930s on larger plots of land, most of which slope steeply to the south and some of which have a large number of older trees.
Radebeul derives its character as a villa town primarily from these regular residential neighbourhoods built on former vineyards. Typical features are the alignment along a common building line with a few exceptions, a clear distance between buildings on the sides and the embedding of the individual buildings in a larger, often park-like garden in the case of older buildings. As the townscape created in this way has been recognised as worthy of preservation and has therefore also been defined as an objective in the draft land use plan, it is also important to preserve this special character in the B-plan area in the event of further gap closures, conversions and possible replacement buildings.
Although the individual buildings have very different designs, a harmonious townscape has nevertheless been created over a period of around 160 years. The urban structure of the area is to be preserved in the future. The residential neighbourhoods, which are bordered by public roads, are built up alongside the roads with detached, mostly villa-like buildings of various sizes. The high quality of living is largely due to the large amount of open space on most of the residential properties. Although the residential buildings are usually set a short distance apart, the garden plots often extend to a great depth. This basic structure should be preserved and thus also the prerequisite for maintaining the quality of living. Increased building density in the garden areas would inevitably diminish this residential quality.
In order to relieve the urgent need for housing in Radebeul Wahnsdorf, a resolution to draw up a development plan was passed at the Radebeul town council meeting on 29 October 1992. The existing public road "Am Dammberg" including its media will be utilised. This means that the need for housing can be met in the short term.