Sternenmatt Worb Development Faces Delays Amidst Complaint and New Regulations
Nearly two years after residents of Worb narrowly approved the Sternenmatt development project, the construction of 76 new apartments remains stalled. A pending objection regarding the voting process, coupled with newly implemented energy efficiency standards, is pushing the anticipated start date to the conclude of 2027 at the earliest.
Voting Rights Complaint and Regulatory Hurdles
The approval of the Sternenmatt project in March 2024 was secured by a slim margin of 51 to 49 percent. However, a complaint alleging misleading visualizations were used to influence voters has been lodged with the Office for Municipalities and Regional Planning (AGR), delaying the process. This complaint is being evaluated alongside the development plans.
Adding to the complexity, recent changes to cantonal regulations have introduced stricter energy efficiency requirements. Jan Lauper, project manager at Halter AG, explained that a “weighted overall energy efficiency” parameter now applies, impacting heating, hot water, lighting, and other building technologies. These new requirements necessitate adjustments to the project plans and another round of approvals.
Multiple Agencies Involved in the Review Process
The AGR confirms that the Sternenmatt project is a complex undertaking involving numerous authorities. Daniel Wachter, head of the AGR, stated, “It is a complex and coordinated business.” Beyond usage planning, the project requires a hydraulic engineering permit for the relocation of a section of the Bächu stream, as well as an exemption for the removal of a hedge.
Further investigations have revealed additional issues requiring attention. The municipality of Worb has been asked to make improvements, including adjustments to emergency vehicle access, storage areas, and turning options. A revised formulation regarding a potential connection to the district heating network was too required.
Timeline and Future Outlook
Halter AG is currently updating its project schedule, with a revised version expected to be released soon. While Lauper initially expressed optimism, he now acknowledges the delays. He currently anticipates construction beginning at the end of 2027, with occupancy of the 76 apartments not expected before 2029 – almost two years later than originally planned.
Lauper urged the canton to prioritize the review process, stating, “The will of the people was expressed in March 2024 and should now be implemented.”
Complaint Could Trigger New Vote
The AGR will decide on the voting rights complaint as part of the overall approval process. Wachter explained that even if the project is technically and legally sound, approval could be withheld if the complaint is upheld. In such a scenario, a new vote would likely be required.
Despite the challenges, Lauper remains hopeful. He is currently expecting construction to commence at the end of 2027 and marketing will be brought forward.