natgillin/translations-raw huggingface dataset:
Moreover, although the buildings are voluminous in square meters they are in a very bad condition.
Kui tehing tehti ses mõttes soodsatel tingimustel, et ÍG maksis renditasu, mis jääb allapoole turuhinda, saaks ettevõte eelise riigiabieeskirjade tähenduses.
ÍG highlights that the buildings were indeed bought in order to tear them down.
Selle küsimuse uurimiseks kohaldab järelevalveamet turumajanduse tingimustes tegutseva ettevõtja kriteeriumi, mille puhul riikide või riigiasutuste käitumist vara müümisel või rentimisel võrreldakse eraettevõtjate käitumisega [36].
A total demolition was planned and it was foreseen that there would be a residential area and a highway on the site.
Turumajanduse tingimustes tegutseva ettevõtja kriteeriumi kasutamise eesmärk on hinnata, kas riik on andnud mingile ettevõtjale eelise sellega, et ei ole mingis tehingus, nt vara müügi või rentimise korral, tegutsenud nagu turumajanduse tingimustes tegutsev eraettevõtja [37].
In 2003, SR had used the area and the buildings in Gufunes to provide storage for various individuals and companies that had been ordered by SR to evacuate other areas in the City.
Järelevalveamet märgib siiski, et selle hindamise käigus tuleb tavaliselt arvesse võtta kõiki asjaomase varaga seotud eriõigusi või -kohustusi, eriti neid, mis võivad mõjutada turuväärtust.
This arrangement soon became problematic for SR, from a logistical point of view, and therefore SR offered ÍG to rent the entire area with the aim of having the area cleaned up.
Kooskõla turutingimustega ja tehingu puhul kokku lepitud hinna vastavuse turuhinnale saab kindlaks teha teatavate näitajate alusel.
ÍG was very reluctant in the beginning to take on the task as the area presented several problems, such as difficult tenants and a collection of car wrecks and industrial waste.
Avatud, läbipaistva ja tingimusteta pakkumismenetluse korraldamine on üldjuhul asjakohane vahend tagamaks, et riigiasutus müüb või rendib vara kooskõlas turumajanduse tingimustes tegutseva ettevõtja kriteeriumiga ja et asjaomase kauba või teenuse eest on makstud õiglast turuhinda.
For the last 10 years, ÍG has spent ISK 16,5 million on average each month in maintenance and other costs that should normally have been borne by a lessor.
Ometi ei tähenda see automaatselt seda, et nõuetekohase pakkumismenetluse puudumise korral või võimaliku vea korral sellises menetluses võib õigustatult eeldada riigiabi olemasolu.
Those costs must be taken into consideration when assessing the market value of the rent.
Järelevalveamet võib tugineda ka teistele näitajatele, sealhulgas ekspertide hinnangutele.
According to ÍG, the conditions of the buildings in the Gufunes area are dire, despite the resources spent on renovations.
Konkursi puudumine
Almost every building leaks and most of the roofs of the buildings are damaged and useless.
Eespool kirjeldatud kaalutlusi arvesse võttes peab järelevalveamet esmalt uurima, kas linna korraldatud hankemenetlus oli asjakohane ja sobiv turuhinna kindlaksmääramiseks [39].
Moreover, almost all windows apart from in the office building are damaged and useless, many floors of the buildings are in dangerous conditions and there are holes in some places and stairs that do not fulfil regulatory conditions.
Kuid selles asjas on leidnud kinnitust, et vaidlusaluse piirkonnaga seoses ei algatatud avalikku hankemenetlust.
In addition, most of the buildings have no water, no toilets, and electricity that does not comply with regulatory measures.
Samuti ei tehtud enne 2005. aasta üldist rendilepingut sõltumatut hindamist.
Furthermore, ÍG has for the largest part of the rental period been faced with the fact that the City could have requested the land back on short notice.
Linn on sellegipoolest toonitanud, et ÍGga allkirjastatud 2005. aasta üldises rendilepingus renditasu kindlaksmääramisel võeti arvesse erinevaid olemasolevaid rendilepinguid, mis olid piirkonna kohta sõlmitud pärast Islandi ajakirjanduses 2003. aastal avaldatud teadaandeid.
The short termination provision of 18 months and the obligation to return part of the land upon request with only 12 months' notice, was a drawback in running a business such as waste disposal, which involves heavy machines and equipment
Järelevalveamet leiab siiski, et nende teadaannete puhul oli tegemist vaid huvi ülesnäitamise üleskutsetega ning need ei kujuta endast avatud ja konkurentsil põhinevat pakkumismenetlust.
According to ÍG, the late interest of the complainant has limited meaning when assessing the demand for the area when the 2005 General Lease Agreement was concluded.
Samuti ei puudutanud teadaanded kogu ühele rentnikule rendile pakutavat ala, vaid pigem üksikuid kinnisasju selles piirkonnas.
The situation in 2005 was such that at that time it was not considered realistic to offer the area for rental purposes.
Seetõttu leiab järelevalveamet, et nimetatud teavitamismenetlus ei vasta turumajanduse tingimustes tegutseva ettevõtja kriteeriumile.
Since then, ÍG has spent considerable resources to renovate, clean up and maintain the area.
Seega ei saa seda menetlust käsitada usaldusväärse alusena kõnealuse rendiõiguse turuhinna kindlaksmääramisel.
Therefore it must be presumed that the late interest is related to the condition of the area after ÍG took over the management of the area.
Renditasu käsitlev eksperdihinnang
Finally, ÍG submitted an independent lease assessment, dated 15 October 2015, from 101 Reykjavík Fasteignasala [34].
Nagu eespool öeldud, ei välista piisava hankemenetluse puudumine võimalust, et järelevalveamet kohaldab eraõigusliku turumajanduse tingimustes tegutseva ettevõtja kriteeriumi.
The lease assessment provides an estimate of the value of the 2005 General Lease Agreement in October 2005 based on the value and the condition of the individual properties.
Järelevalveamet peab uurima asjaomase tehingu sisu ja eelkõige võrdlema kokkulepitud hinda turuhinnaga.
The conclusion of the appraiser is that the total monthly rental value of the properties and the area is ISK 1870000.
Turuhinna kindlaksmääramisel võtab järelevalveamet tavaliselt aluseks sõltumatu eksperdi hindamisuuringu.
ASSESSMENT
Eelistatavalt tuleks selline uuring teha tehingu ajal.
THE PRESENCE OF STATE AID
Järelevalveamet võib hindamisel tugineda siiski ka tagantjärele tehtud hindamisuuringule [40].
Article 61(1) of the EEA Agreement reads as follows:
Linn on väitnud, et Gufunese piirkonna rentimise turuhinda mõjutavad mitmed asjaolud.
‘Save as otherwise provided in this Agreement, any aid granted by EC Member States, EFTA States or through State resources in any form whatsoever which distorts or threatens to distort competition by favouring certain undertakings or the production of certain goods shall, in so far as it affects trade between Contracting Parties, be incompatible with the functioning of this Agreement.’
Esiteks, hooned ja rajatised olid halvas seisus, mõned rentnikud ei tasunud renti ning sinna oli kogunenud jäätmeid, mis tuli ära koristada.
This implies that a measure constitutes state aid within the meaning of Article 61(1) of the EEA Agreement if the following conditions are cumulatively fulfilled: the measure: (i) is granted by the State or through state resources; (ii) confers a selective economic advantage on the beneficiary; (iii) is liable to affect trade between Contracting Parties and to distort competition.
Teiseks, Gufunese piirkonna planeeringutega seoses valitses ebakindlus.
NO ADVANTAGE
Varasemate ja praegustemunitsipaalplaneeringute järgi on tööstustegevus piirkonnas taandumas ning linn ei saa seetõttu sõlmida sealse kinnisvara pikaaegseid rendilepinguid.
General
Kolmandaks, ÍG-l on kohustus tagastada osa maast vastava nõudmise korral 12-kuulise etteteatamisega ning kogu piirkonda, sealhulgas hooneid, hõlmava lepingu lõpetamise etteteatamistähtaeg oli lühike – 18 kuud.
In the following, the Authority sets out its reasoning for why it has come to the conclusion that the rental agreements do not provide ÍG with an advantage within the meaning of Article 61(1) of the EEA Agreement.
Nagu eespool märgitud, lasi linn kahel sõltumatul kinnisvaraagendil hinnata kinnisasjade ja rendiõiguse väärtust, kui RVK Studiosega peeti läbirääkimisi Gufunese piirkonnas asuvate hoonete müügi üle.
An advantage, within the meaning of Article 61(1) of the EEA Agreement, is any economic benefit which an undertaking would not have obtained under normal market conditions, i.e. in the absence of state intervention, thus placing it in a more favourable position than its competitors [35].
Ehkki sõltumatud hinnangud ei puuduta otseselt kinnisvara rentimise turuhinda, kinnitasid need kinnisasjade halba seisukorda ja nende turuväärtust.
If the transaction was carried out under favourable terms, in the sense that ÍG was paying a rent below market price, the company would be receiving an advantage within the meaning of the state aid rules.
Nagu eespool märgitud, esitas linn ka võrdluse sarnase tööstusliku kinnisasjaga, mis asub aadressil Sævarhöfði 31.
To examine this question, the Authority applies the ‘market economy operator’ (‘MEO’) test whereby the conduct of states or public authorities when selling or leasing assets is compared to that of private economic operators [36].
Seda kinnisasja pakkus rendile riigihangete keskamet ja vastu võeti neljast pakkumusest suurim väärtusega 420000 Islandi krooni kuus.
The purpose of the MEO test is to assess whether the State has granted an advantage to an undertaking by not acting like a private market economy operator with regard to a certain transaction, e.g. the sale or lease of assets [37].
See rendileping ei sisaldanud eriteenuseid ega -kohustusi, mida rentnik oleks pidanud osutama või täitma.
The public authority must disregard public policy objectives and instead focus on the single objective of obtaining a market rate of return or profit on its investments and a market price for the sale or lease of assets [38].
Suurima renditasu pakkumuse osakaal kinnisasja väärtusest on 0,147 %, kuid ÍGga sõlmitud 2005. aasta üldise rendilepingu järgi moodustab renditasu 0,320 % Gufunese piirkonna kinnisvara väärtusest.
The Authority notes, however, that this assessment normally must take into account any special rights or obligations attached to the asset concerned, in particular those that could affect the market value.
Samuti on 101 Reykjavík Fasteignasala teinud 2005. aasta üldise rendilepingu sõltumatu hindamise [41].
Compliance with market conditions, and whether the agreed price in a transaction corresponds to market price, can be established through certain proxies.
Hindamisel võeti arvesse kinnisasjade ja piirkonna seisukorda 2005. aastal, mil sõlmiti üldine rendileping, samuti tol ajal valitsenud turutingimusi.
Organising an open, transparent and unconditional bidding procedure is generally an appropriate means to ensure that the sale or lease by national authorities of assets is consistent with the MEO test and that a fair market value has been paid for the goods and services in question.
Hindaja järeldas, et kinnisvara ja piirkonna igakuine rendiväärtus oli 2005. aasta oktoobris kokku 1870000 Islandi krooni.
However, this does not automatically mean that the absence of an orderly bidding procedure or a possible flaw in such a procedure justifies a presumption of state aid.
Kuid 2005. aasta üldise rendilepingu järgi oli ÍG igakuine renditasu kokku 2000000 Islandi krooni, mis arvutati iga kuu ümber vastavalt tarbijahinnaindeksile [42].
The Authority can also rely on other proxies, including expert valuations.
Seega on tasu, mida ÍG maksis igal kuul, eksperdi hinnangu järgi rendi turuhinnast suurem.
The absence of a competitive procedure
Olles kaalunud kõiki eespool toodud asjaolusid, leiab järelevalveamet, et 2005. aasta üldist rendilepingut ei sõlmitud turuhinnast odavama hinnaga.
In light of the above consideration, the Authority must first examine whether the City organised a tender procedure, adequate and well-suited to establish a market price [39].
Lõpetuseks märgib järelevalveamet, et ei võrdlus aadressil Sævarhöfði 31 asuva kinnisasjaga ega ka hinnang, mille koostas 101 Reykjavík Fasteignasala, võta arvesse rendilepingutes sisalduvaid erikohustusi, eelkõige lepingu lõpetamise lühikest etteteatamistähtaega (mida ongi nüüd kasutatud) ja mitmesuguseid hoolduskohustusi.
However, in this case it has been confirmed that no public tendering was initiated regarding the area in question.
Nende kohustuste rahalist mõju renditasule on keeruline määrata.
Additionally, an independent valuation was not performed in advance of the 2005 General Lease Agreement.
Kuid oma olemuselt asetavad nad linna ÍG kulul soodsamasse olukorda, mis veelgi toetab järelevalveameti seisukohta, et 2005. aasta üldine rendileping sõlmiti turutingimustel.
The City has nevertheless highlighted that the various existing rental agreements in the area, which were concluded following open advertisements in the Icelandic media in 2003, were considered when determining the rent in the 2005 General Lease Agreement with ÍG.
Eespool öeldut arvesse võttes järeldab järelevalveamet, et ÍG ei saanud rendilepingutest majanduslikku eelist.
However, the Authority considers that these advertisements were merely calls for interest and would not constitute an open and competitive bidding procedure.
JÄRELDUS
Moreover, they did not concern the area in its entirety, offered for lease to one tenant, but rather individual properties within that area.
Eespool toodud hindamisest lähtuvalt leiab järelevalveamet, et linna ja ÍG vahel sõlmitud lepingud Gufunese piirkonna rendileandmiseks ei tähenda riigiabi EMP lepingu artikli 61 lõike 1 mõistes.
The Authority therefore concludes that this advertisement procedure does not meet the requirements of the MEO test.
ON VASTU VÕTNUD KÄESOLEVA OTSUSE:
Accordingly, this procedure cannot provide a reliable proxy for establishing the market price for the lease right in question.
Artikkel 1
As stated above, the absence of a sufficient tender process does not exclude the possibility of the Authority applying the MEO test.
Ametlik uurimine on sellega lõpetatud.
However, the Authority needs to examine the substance of the transaction in question, and in particular compare the agreed price to the market price.
Artikkel 2
For this purpose, the Authority normally refers to an independent expert valuation study as a proxy for the market price.
Otsus on adresseeritud Islandile.
Such a study should ideally be prepared at the time of the transaction.
Artikkel 3
However, the Authority can also rely on an ex post valuation study in its assessment [40].
Ainult otsuse ingliskeelne tekst on autentne.
Firstly, the buildings and installations were in poor shape, some tenants were not paying rent and there had been accumulation of scrap which needed clean-up.
EFTA järelevalveameti nimel
Secondly, uncertainty has reigned concerning the zoning plans for the Gufunes area.
Sven Erik Svedman
Industrial activity is retreating in the area according to previous and current Municipal Plans and the City is therefore unable to conclude a long term rental agreement for the property.
Frank J. Büchel
Thirdly, ÍG has the obligation to return part of the land upon request upon 12 months' notice and the notice period for the entire area, including the buildings, was as short as 18 months.
Otsus nr 261/15/COL algatada ametlik uurimismenetlus võimaliku riigiabi andmise kohta Gufunese piirkonnas maa ja kinnisvara rendileandmise kaudu, avaldatud: ELT C 316, 24.9.2015, lk 22, ning EMP kaasanne nr 57, 24.9.2015, lk 21.
As previously noted, the City had two independent real estate agents appraise the value of the properties and the lease rights when they conducted their negotiations with RVK Studios for the sale of the buildings in the Gufunes area.
Dokumendid nr 704341–704343.
Although these independent assessment do not directly concern the market rental price for the properties, they do confirm the bad state of the properties and their market value.
Dokument nr 774957.
Both the independent appraisers highlight that the buildings leak, are insufficiently isolated, contain considerable industrial waste from the time the land was occupied by a fertiliser company, and are generally run down.
Dokument nr 778453.
In addition, some of the buildings contain asbestos, and others need to be torn down.
Dokument nr 781877.
As previously noted, the City has also provided a comparison with a similar industrial property located at Sævarhöfði 31.
Dokument nr 781927.
The property was advertised for rent by Central Public Procurement and the highest of four bids, worth ISK 420000 per month, was accepted.
Dokument nr 786716.
This rental agreement did not include any special services or obligations to be carried out by the lessee.
Dokument nr 805588.
The highest rental bid as a percentage of the property valuation is 0,147 % whereas the rental price according to the 2005 General Lease Agreement with ÍG is 0,320 % of the Gufunes area property valuation.
Dokument nr 806264.
Moreover, 101 Reykjavík Fasteignasala has conducted an independent valuation of the 2005 General Lease Agreement [41].
Dokument nr 831665.
The valuation is dated 15 October 2015.
Kättesaadav veebis aadressil http://skipulagssja.skipbygg.is/skipulagssja/.
It is based on the value and the state of the individual properties, which were individually assessed and scrutinised.
Vt ka http://reykjavik.is/sites/default/files/adalskipulag/08_grafarvogur.pdf.
The valuation looks at the conditions of the properties and the area at the time the General Lease Agreement was concluded in 2005 as well as the prevailing market conditions then.
Dokument nr 716986, lk 17.
The conclusion of the appraiser is that the total monthly rental value of the properties was ISK 1870000 in October 2005.
Dokumendid nr 716985 ja 742948.
However, in accordance with the 2005 General Lease Agreement the monthly rental fee for ÍG was set at ISK 2000000, recalculated monthly in accordance with the consumer price index [42].
Dokument nr 716986, lk 21.
The fee paid monthly by ÍG is thus higher than the market rental price according to the expert valuation.
Vt dokument nr 716985.
Having taken into account all of the above, the Authority considers that the 2005 General Lease Agreement was not entered into below market price.
Dokument nr 716986, lk 25.
Finally, the Authority notes that neither the comparison to the property located at Sævarhöfði 31 nor the valuation prepared by 101 Reykjavík Fasteignasala take into account the special obligations contained in the rental agreements, in particular the short notice period (which has now been evoked) and the various maintenance obligations.
Dokument nr 716986, lk 29.
The financial impact of these obligations on the rental price are difficult to quantify.
Dokument nr 716986, lk 31.
However, they inherently favour the City at the expense of ÍG, further comforting the Authority's conclusion that the 2005 General Lease Agreement was concluded on market terms.
Dokument nr 716986, lk 33.
In light of the above, the Authority concludes that ÍG did not receive an economic advantage from the rental agreements.
Dokument nr 716985.
CONCLUSION
Dokument nr 742948.
Based on the above assessment, the Authority considers that the rental agreements concluded between the City and ÍG concerning the lease of the Gufunes area do not entail state aid within the meaning of Article 61(1) of the EEA Agreement.
Kõik arvandmed on Islandi kroonides.
HAS ADOPTED THIS DECISION:
Teade on kättesaadav veebis aadressil http://www.hugmyndasamkeppni.is/samkeppnir/gufunes-framtidharskipulag.
Article 1
Dokument nr 786718.
The rental agreements concluded between the City of Reykjavík and Íslenska Gámafélagið concerning the lease of the Gufunes area do not constitute state aid within the meaning of Article 61(1) of the EEA Agreement.
Linnavolikogu koosoleku protokoll on kättesaadav veebis aadressil http://reykjavik.is/fundargerd/fundur-nr-5386.
The formal investigation is hereby closed.
Linnavolikogu koosoleku protokoll on kättesaadav veebis aadressil http://reykjavik.is/fundargerd/fundur-nr-5407.
Article 2
Teade on kättesaadav veebis aadressil http://reykjavik.is/frettir/islenska-gamafelagid-flytur-esjumela.
This Decision is addressed to Iceland.
Teade on kättesaadav veebis aadressil http://reykjavik.is/frettir/gengid-fra-kaupum-rvk-studios-fasteignum-undir-kvikmyndaver.
Article 3
Kohtuotsus Westdeutsche Landesbank Girozentrale vs. komisjon, T-228/99 ja T-233/99, EU:T:2003:57.
Only the English language version of this decision is authentic.
Vt järelevalveameti 15. märtsi 2012. aasta otsus nr 90/12/COL, mis käsitleb teatavate hoonete müüki Haslemoen Leiris asuva siselaagri territooriumil, kättesaadav veebis aadressil http://www.eftasurv.int/media/decisions/90-12-COL.pdf, punkt 81.
Done in Brussels, on 26 April 2017.
Kohtuotsus SFEI ja teised vs. La Poste ja teised, C-39/94, EU:C:1996:285, punkt 60, ning kohtuotsus Hispaania vs. komisjon, C-342/96, EU:C:1999:210, punkt 41.
President
Vt järelevalveameti suunised EMP lepingu artikli 61 lõikes 1 viidatud riigiabi mõiste kohta, punkt 133.
College Member
Kättesaadav aadressil http://www.eftasurv.int/media/esa-docs/physical/EFTA-Surveillance-Auhtority-Guidelines-on-the-notion-of-State-aid.pdf.
Decision No 261/15/COL to initiate the formal investigation procedure into potential state aid granted through the rent of land and property in the Gufunes area, published in OJ C 316, 24.9.2015, p. 22 and EEA Supplement No 57, 24.9.2015, p. 21.
Kohtuotsus Land Burgenland ja teised vs. komisjon, C-214/12 P, C-215/12 P ja C-223/12 P, EU:C:2013:682.
Document Nos 704341-704343.
EFTA järelevalveameti otsus nr 61/16/COL lõpetada ametlik uurimismenetlus seoses võimaliku abi andmisega varem NATO nimel hallatud optilise kaabli kiu rentimise kaudu, veel avaldamata, kättesaadav veebis aadressil http://www.eftasurv.int/media/esa-docs/physical/061-16-COL.pdf, punkt 80.
Document No 774957.
Kohtuasi nr E-12/11 (Asker Brygge, EFTA kohtu lahendid 2012, lk 536, punkt 81) ja EFTA järelevalveameti otsus nr 61/16/COL lõpetada ametlik uurimismenetlus seoses võimaliku abi andmisega varem NATO nimel hallatud optilise kaabli kiu rentimise kaudu, veel avaldamata, punkt 88.
Document No 778453.
ÍG, kelle vastamise tähtaega pikendati ühe nädala võrra, esitas märkused 29. oktoobri 2015. aasta kirjaga [5].
Document No 781877.
Muid märkuseid järelevalveamet ei saanud.
Document No 781927.
Pärast märkuste esitamiseks antud ühekuulise tähtaja möödumist sai järelevalveamet kaebuse esitajalt 25. novembril 2015. aastal e-kirja teel teavet turu kohta [6].
Document No 786716.
26. novembri 2015. aasta kirjaga [7] edastas järelevalveamet märkused ja turuteabe Islandi ametiasutustele, kellele anti võimalus vastata.
Document No 805588.
Islandi ametiasutused vastasid 5. jaanuari 2016. aasta kirjaga [8].
Document No 806264.
Asja arutati ka Islandi ametiasutuste ja järelevalveameti esindajate vahel Reykjavíkis 12. veebruaril 2016. aastal toimunud kohtumisel.
Document No 831665.
Alljärgnevalt esitatakse ülevaade SRi ja ÍG vahel sõlmitud lepingutest.
Available online at; http://skipulagssja.skipbygg.is/skipulagssja/.
22. veebruar 2005.
See also http://reykjavik.is/sites/default/files/adalskipulag/08_grafarvogur.pdf
SR ja ÍG sõlmisid mõnede piirkonna kinnisasjade kohta rendilepingu, mis asendas 1999. aasta lepingut.
Ibid.
Igakuine renditasu kokku oli 960000 Islandi krooni 4676 ruutmeetri eest (sealhulgas üks 500-ruutmeetrine krunt) [16].
Document No 716986, page 17.
14. oktoober 2005.
Documents No 716985 and 742948.
SR ja ÍG sõlmisid Gufunese piirkonnas asuva maa rentimiseks ja puhastamiseks ning selle üle järelevalve tegemiseks lepingu (edaspidi „2005. aasta üldine rendileping“), mis asendas eelmist, 22. veebruaril 2005. aastal sõlmitud lepingut.
Document No 716986, page 21.
2005. aasta üldine rendileping kehtis kuni 31. detsembrini 2009.
See Document No 716985.
2005. aasta üldises rendilepingus ei olnud sätestatud, mitu ruutmeetrit kinnisvara oli ÍG rendile võtnud.
Document No 716986, page 25.
Igakuine renditasu kokku oli 2000000 Islandi krooni, mis arvestati iga kuu ümber vastavalt tarbijahinnaindeksile [18].
Document No 716986, page 29.
29. detsember 2006.
Document No 716985.
ÍG-l oli lubatud jätta maalt eemaldatud seadmed ja rajatised oma kulul endale [19].
Document No 742948.
21. detsember 2007.