Public announcement
Urban land-use planning for the town of Idar-Oberstein, Weierbach district;
We-27 "Sonnenhöfe Connection" Zoning Plan;
Public participation in accordance with Section 3 (2) BauGB
At its meeting on May 27, 2026, the City Council of Idar-Oberstein resolved to publish the draft zoning plan We-27, “Sonnenhöfe Connection,” in accordance with Section 3(2) of the German Building Code (BauGB).
Huhn GmbH & Co. KG, based in the Sonnenhof neighborhood of the municipality of Dickesbach, has grown steadily at its headquarters over the past few decades. The existing road network, however, has not.
The existing roads and paths leading from the Sonnenhof residential area to the nearest municipality, Dickesbach, and to the Idar-Oberstein districts of Mittelbollenbach, Nahbollenbach, and Weierbach no longer meet the increased demands resulting from the proportional rise in heavy-duty traffic. These roads were not designed for this purpose, neither in terms of their width nor their type.
To ensure that the company’s headquarters can remain at its current location in the long term, existing farm roads are to be upgraded to meet current and future requirements. The new access road is intended to relieve traffic congestion in the municipality of Dickesbach and the districts of Mittelbollenbach, Nahbollenbach, and Weierbach in the long term, as heavy-duty traffic heading north through the planned “Weidenberg” industrial park or the existing “Dickesbacher Straße” industrial park in the city of Idar-Oberstein directly onto the B 41, without affecting residential areas.
In addition, Huhn GmbH & Co. KG has informed the municipality of Dickesbach of its need to invest in the expansion of its company grounds. Due to a lack of available space, Huhn GmbH & Co. KG requires, in particular, additional parking spaces and a vehicle shed.
Currently, the admissibility under planning law is assessed in accordance with Section 35 of the German Building Code (BauGB) (outlying areas). According to this provision, the plan cannot be implemented. In order to meet the planning requirements for the expansion of the access road, a zoning plan must be adopted.
At the same time, the local municipality of Dickesbach has resolved, pursuant to Section 1(3) and Section 2(1) in conjunction with Section 12 of the German Building Code (BauGB), to adopt the project-specific zoning plan titled “Sondergebiet Recycling Sonnenhöfe.”
Within its area of application, the We-27 "Anbindung Sonnenhöfe" zoning plan replaces the We-18 "Weidenberg" zoning plan of the city of Idar-Oberstein from 2019.
The planning area covers a total area of approximately 5.2 ha, of which approximately 4.35 ha lies within the municipal boundaries of the local community of Dickesbach and approximately 0.85 ha within the city limits of Idar-Oberstein (Weierbach cadastral district). The scope of the plan is shown outlined in black and labeled on the map excerpt below.
Both proposed plans are inextricably linked and cannot be implemented separately; therefore, this explanatory statement applies to both the project-specific zoning plan “Sonnenhöfe” of the municipality of Dickesbach and the standard zoning plan We-27 “Sonnenhöfe Connection” of the City of Idar-Oberstein.
External mitigation measures are planned. These are located in the municipality of Dickesbach, cadastral district 2, parcel 128. The location of the measures is also shown on the site plan below.
The map shows the location of the external compensation area E3 in the local municipality of Dickesbach, part of the Herrstein-Rhaunen municipal association, as well as the scope of the simple zoning plan “Anbindung Sonnenhöfe” in the Weierbach district of the city of Idar-Oberstein. In addition, the map shows the location of external compensation area E1 in the Nahbollenbach cadastral district of the city of Idar-Oberstein, as well as the location of external compensation area E2 in the municipality of Dickesbach within the Herrstein-Rhaunen, which are assigned to the “Sondergebiet Recycling Sonnenhöfe” zoning plan of the local municipality of Dickesbach.
Pursuant to Section 5(2)(3) of the BauGB, the land-use plan merely designates areas for regional transportation and for major local transportation routes. Interregional traffic typically refers to connections that link the municipality with surrounding municipalities and other areas, or those that pass through the municipal territory and are of interregional significance. In this context, the planned access road does not have a regional character, as it primarily serves to provide direct access to the commercial facility. Local main traffic routes, as depicted in the land-use plan, include central connecting roads, major feeder roads, ring roads providing access to central areas of the town, and the main connections between development areas and regional roads. The planned access road does not fall into this category, as it is being constructed specifically for the commercial facility and does not serve as a primary connecting route or main access to various parts of the municipality.
In light of this functional assessment, the access road to the commercial facility does not require an amendment to the land-use plan, as it exhibits neither the characteristics of a regional transportation corridor nor those of a local main traffic route.
Compared to early participation under Section 3(1) of the BauGB, there is the following (significant) change:
- The traffic study has been completed
- Inclusion of mitigation and compensation measures based on the completed environmental report
Pursuant to Section 3(2) of the German Building Code (BauGB), as amended by the announcement of November 3, 2017 (Federal Law Gazette I, p. 3634), and most recently amended by Article 8(2) of the Act of July 23, 2026 (Federal Law Gazette 2026 I No. 226), it is hereby publicly announced that the draft zoning plan, consisting of the plan drawing and the text section, together with the explanatory statement and environmental report, will be available for public inspection during the period
from August 19, 2026, through September 21, 2026
on the website of the city of Idar-Oberstein at
https://www.idar-oberstein.de/bekanntmachungen
is published and made available for viewing and downloading. The content of the announcement is also posted on the Internet.
The following documents with environmental information are available:
Document | Information and Related Topics |
Environmental Report (which is structured in accordance with Annex 1 to the BauGB and, among other things, according to the environmental protection categories as defined in Section 1(6)(7) of the BauGB) | Soil as a Resource to Be Protected The local soils—brown soils of medium depth consisting of loam, sandy loam, and heavily loamy sands—exhibit moderate yield potential, low field capacity, moderate water-holding capacity, moderate potential for biotope development, and low nitrate retention capacity; thus, they are of general importance to the ecosystem and exhibit moderate sensitivity to project-related impacts. Specification of avoidance and mitigation measures to ensure compliance with general and precautionary soil protection principles. Water as a Resource to Be Protected No direct impact on surface waters; overall, the project has minor significance for water management, as no water protection area, floodplain, or retention area is affected. Consequently, the project will cause only minor project-related impacts on water as a protected resource. Specification of avoidance and mitigation measures for general water protection; development of measures for the storage and infiltration of surface water. Climate and Air as Protected Resources The planning area plays a locally significant role as a source and transport corridor for cold air that directly affects residential areas; this function will not be significantly impaired by the proposed project. Protected Resources: Flora, Fauna, and Biodiversity Biotope structure heavily altered and impaired by human activity, including farmland, grasslands, small-scale wooded habitats; no FFH habitat types as defined in Annex I of the FFH Directive or protected habitats under Section 30 of the Federal Nature Conservation Act (BNatSchG) or Section 22 of the State Nature Conservation Act. Provided that the specified avoidance and mitigation measures, as well as the established compensation measures, are complied with, no remaining significant adverse effects on nature and the landscape, nor any significant adverse effects on species relevant under species protection law, are to be expected. Protected Resource: Landscape / Recreation The landscape within the study area and its immediate surroundings consists of an agricultural landscape characterized by arable and grassland areas, ranging from sparsely structured (north) to moderately structured (center and south). The planning area itself is only minimally developed for recreational purposes. Due to its low to moderate diversity and beauty, its moderate distinctiveness, and the sometimes expansive views to the north and east, it is of moderate importance as a space for nature-based recreation. People as the Object of Protection No significant impairment of residential functions or the residential environment. No project-related disruption of important transportation links. Protected Assets: Cultural and Material Assets Overall, this is not a cultural landscape of high scenic or cultural-historical value, and it is not expected to affect cultural or material heritage. Whether any measures for the protection of historical monuments will be necessary will be clarified with the State Office for the Protection of Historical Monuments. Protected Areas, Protected Biotopes The area covered by the zoning plan is not located within any protected areas designated under the Nature Conservation Act or the Water Act. Furthermore, there are no protected biotopes or FFH-LRT sites listed in Annex I of the FFH Directive within the plan area. Existing Uses Used primarily as agricultural land; in the southern section, it borders on forest land. Compensation under Environmental Conservation Law Project-related impacts on nature and the landscape, as well as impacts related to species protection, cannot be fully offset within the project area. Therefore, to provide compensation under nature conservation law and to prevent the occurrence of prohibited acts under species protection law as defined in Section 44(1) of the Federal Nature Conservation Act (BNatSchG), 0.56 ha of external compensation measures in the immediate vicinity of the project area, as well as avoidance and mitigation measures, are specified. |
Comments from government agencies, other public-interest organizations, and private individuals regarding environmental matters | |
Statement from the Bad Sobernheim Forestry Office | Notes on Bypass Bays and Potentially Necessary Forest Conversion |
Rhineland-Palatinate State Office for Geology and Mining | General Information on Soil Conditions |
Rhineland-Palatinate Chamber of Agriculture | Comments on Planning Within an Agricultural Priority Area (Municipality of Dickesbach) and on the Use of Agricultural Land for External Offset and Replacement Measures |
Northern Directorate for Infrastructure and Permits, Regional Office for Water Management, Waste Management, and Soil Protection | General Information on Drainage and Heavy Rainfall Hazard Maps |
Citizen 4 | Comments on emissions from existing structures, as well as on their impact on the recreational function |
Citizen 5 | Notes on Odor Emissions in Existing Buildings |
Citizen 7 | Notes on Odor Emissions in Existing Buildings |
Citizen 9 | Notes on Odor Emissions in Existing Buildings |
Citizen 10 | Comments on odor emissions in existing buildings, as well as on their impact on the recreational function |
The above-mentioned documents can also be inspected during the above-mentioned period at the Idar-Oberstein City Administration, City Building Office, Room I.130, Georg-Maus-Str. 1, 55743 Idar-Oberstein, during general office hours (Monday to Friday from 8:30 a.m. to 12:00 p.m. and Monday, Tuesday and Thursday from 2:00 p.m. to 4:00 p.m.).
Anyone can submit comments during the publication period. In accordance with Section 3 (2) sentence 4 no. 2 BauGB, comments should be submitted electronically where possible. This can be done by email to planung@idar-oberstein.de. Alternatively, comments can be submitted in writing or for the record. The comments will be reviewed by the City Council; the result of the review will be communicated. In accordance with Sections 3 (2) and 4a (5) BauGB, comments that are not submitted on time may be disregarded when the resolution on the development plan is passed.
Furthermore, it is pointed out that an application is inadmissible pursuant to Section 47 of the Administrative Court Code if it asserts objections that were not asserted by the applicant during the public inspection or were asserted late but could have been asserted.
Personal data is processed on the basis of Art. 6 (1) (e) of the General Data Protection Regulation (GDPR) in conjunction with Art. § Section 3 BauGB and the Rhineland-Palatinate State Data Protection Act. Further information on data protection in the context of urban land use planning can be found on the website https://www.idar-oberstein.de/datenschutz.
Idar-Oberstein, August 3, 2026
Idar-Oberstein city administration
For the record Marx, Mayor