Sarpsborg, Sarpsborg center | Planning Sarpsborg’s tallest residential block

It was in November 2022 that it became known that the developers of the fire plot for Thor Johnny Raadahl wanted a signal building on the property instead of a development with lower heights, but a much larger footprint that would appear more massive.

Maintains the plans

In the minutes from the start-up meeting in May last year between the municipality’s planning department, the owners of the project and the architectural company Plus Arkitektur, it appears that the director of the municipality does not want such a high-rise block.

Now – almost a year later – Plus Arkitektur has handed over the municipality’s planning department a completed proposal for a detailed zoning plan, and there is a firm statement on the plans for a high-rise block of 14-15 storeys and a lower block with heights from 3 to 6 storeys. The developers believe that this provides better light and solar conditions not only for the apartments in their own project, but also for the apartments in the housing association that has already been established in the quarter.

– In addition, our proposal will provide a larger park and outdoor areas. It is a better move than the framework in the city center plan. We believe that the project will be a boost for the whole city and the area by the railway station in particular, says general manager of Sefa Park, Stig Tuft.

He is also regional manager for Eastern Norway at Barlindhaug Eiendom AS, which owns half of the company Sefa Park. The other two owners are Thor Johnny Raadahl’s company Sefa Holding and Petter Witnes’ company Witnes Holding. They own 25 percent each.

95 apartments

The proposal is a block of flats with 14 floors above ground level, while the 15th floor is a high lower floor that will take up the height difference in the terrain. On the lower floor, there will be business areas in the form of, for example, a fitness center and café.

Upstairs there will be apartments. Altogether, one envisions around 95 apartments in the two blocks, but this is not a legally binding number.

Political consideration in June

The communication between Plus Arkitektur and the municipality’s planning department shows that they have envisaged that the planning proposal will be presented for the first political consideration in the committee meeting for planning, environment and technology on 6 June. In this meeting, the politicians will decide whether the planning proposal should be put out for consultation or not.

Before that time, the municipality’s planning department must go through the proposal, and the director of the municipality must make his recommendation to the politicians. The municipal director has initially been negative about a signal building of 14-15 floors, while there have been positive reactions and signals from some politicians.

Even if it turns out that the municipal director is negative about the signal building, the proponents can demand that the planning proposal be submitted for political consideration. It will then be entirely up to the politicians in the committee to decide whether it should be put out for consultation or not.

Waiting in anticipation

Petter Witnes does not hide from Sarpsborg Arbeiderblad that he is excited about how the planning proposal will be received and how the further process will be.

He is also heavily involved in several other extensive projects in neighboring quarters. Quarter 64 has been regulated, and in the neighboring quarter on the other side of Olav Haraldssons gate he has big visions for Arena Sarpsborg and a hotel as a landmark building.

– I hope that we can get started and start realizing some of the projects, he says to Sarpsborg Arbeiderblad.

Stig Tuft is also optimistic about the further process.

– We are challenging the height regulations in the city center plan, and then it is always exciting to see how the case progresses. Based on the feedback we have received, we see the possibilities positively. We hope that the planning proposal will go through politically, and if we had not believed in that, we would have taken action along the way. That’s how honest we have to be. Having said that, I must add that Barlindhaug Eiendom has eight zoning plans being prepared in Eastern Norway. The way Sarpsborg municipality works is impressive. It is not something we experience everywhere, says tuft.

High elevations along the entire station area

– We are also of the opinion that the city center plan was designed on the basis that the railway station was to be moved in connection with double track and InterCity. When the railway station remains where it is today, it is not unnatural that high-rise buildings will also be allowed on the Sefa property. The natural thing would be that high building heights would be allowed in the entire strip along the train line, says Tuft.