Large-scale project in noise-exposed area

Miliarium Bolig and Bonum are undertaking early-stage assessments of the potential for a 9.3-decare plot near Brattlikollen Metro station. There could be "very many homes" in the noise-exposed area.

The two property developers Miliarium Bolig and Bonum have entered into a partnership for the development of Sandstuveien 57 in Oslo. The 9.3-decare plot is located 350 metres from Brattlikollen Metro station. On its website, Bonum writes that apartment buildings with high architectural functionality will be developed there, where the buildings will be used as a screen against the E6, so that it provides a noise and dust-free zone to the west.

Managing Director Peder Stavnes Karlsen of Miliarium Bolig refers to this project in a submission to the Planning and Building Agency (PBE). The submission was sent in connection with the revision of the municipal plan for Oslo. In the letter, he writes that Miliarium Bolig wishes to contribute to realising the stated ambition of sustainable densification along hubs / Metro stations.

In the planning strategy adopted by Oslo City Council on 14.12.2016, it is specified that the urban development strategy shall be revised to strengthen the rail-based strategy, and that all station-adjacent areas along the rail network shall be reviewed with a view to further densification potential. This is positive, writes Karlsen.

He believes that a revised strategy, which moves more in the direction of area development and not focus on isolated points/smaller areas, will provide an opportunity for a more holistic assessment of potential and infrastructure.

Regarding Sandstuveien 57, he writes that Miliarium Bolig and Bonum are undertaking early-stage assessments of the potential for development of the property.

The property is situated between development areas and prioritised station-adjacent areas at Ryen and Karlsrud respectively, along the Metro towards Bergkrystallen and only 4 minutes' walk from Brattlikollen Metro station. On the other side of the street, Neptune Properties has put forward a zoning proposal that is supported by the planning department at PBE. The anticipated development at the prioritised station-adjacent areas along this axis suggests that the area around Brattlikollen Metro station should also be assessed with high density so that areas for densification become more continuous, writes Karlsen.

When the municipal plan's community section, in addition to the prioritised station-adjacent areas, mentions a general densification along the entire Metro network, Karlsen interprets this to mean that all stations can be assessed, but that it is not given that these areas will be deemed suitable.

We wish to submit that in the ongoing work with analyses of the rail network, it should emerge more clearly where and what the potential is in the various locations, and which guidelines should form the basis, points out Karlsen.

He also believes that the exemption zone for noise should be nuanced / adjusted. It should emerge more unambiguously which areas can be densified provided that the requirements for housing quality, floor plans and outdoor space are safeguarded in line with the guidelines in the municipal plan. He also points out that properties' potential should be viewed in the context of the possibility of shielding against noise whilst simultaneously ensuring good sunlit outdoor spaces.

Sandstuveien 57 is situated such that it is possible to create good outdoor spaces and housing quality, and work is underway on an innovative and exciting larger project that enables the construction of very many homes in an initially noise-exposed area because noise and wind directions, architecture and buildings and compensatory measures overall will enable a very attractive residential area, he writes.

In the submission to PBE, Karlsen also refers to Montebello, where Miliarium Bolig has significant ownership interests and ambitions for development of several plot areas.

Montebello is located along the Metro towards Kolsås and close to Smestad, which is already defined as a prioritised development area. At the same time, the rail line towards Østerås is also an important connection. Together, these form a triangle, which we believe it will be appropriate to assess more holistically, not only as separate potential densification points along the line, believes Karlsen.