natgillin/translations-raw huggingface dataset:
It should also be noted that the 70 % clause in the 2004 Co-operation Agreement was limited to the free sector housing units and did not include the construction of the commercial premises or the underground parking garage, whereas SJB refused to start any construction on the Damplein.
Prav tako je treba opozoriti, da je bila klavzula o 70 % iz sporazuma o sodelovanju iz leta 2004 omejena na stanovanjske enote v profitnem sektorju in ni vključevala gradnje poslovnih prostorov ali podzemne parkirne hiše, medtem ko je partnerstvo SJB zavračalo začetek kakršne koli gradnje na Dampleinu.
In those circumstances, it is quite likely that a private investor, operating in normal competitive conditions and having an interest in the completion of the entire real estate project, would have requested SJB to fulfil its contractual obligations as regards the construction of the commercial premises and the underground parking garage.
V teh okoliščinah je zelo verjetno, da bi zasebni vlagatelj, ki deluje pod običajnimi konkurenčnimi pogoji in mu je v interesu, da izvede celoten nepremičninskih projekt, zahteval, da partnerstvo SJB izpolni svoje pogodbene obveznosti glede gradnje poslovnih prostorov in podzemne parkirne hiše.
Even if the claim of SJB that these works could not be started because the different components of the real estate project would be technically linked was correct, this risk would be for SJB to bear, since it was solely responsible for the construction phase of the project.
Tudi če bi bila trditev partnerstva SJB, da teh del ni bilo mogoče začeti izvajati, ker so bile različne komponente nepremičninskega projekta tehnično povezane, utemeljena, bi to tveganje moralo nositi partnerstvo SJB, saj je bilo edino odgovorno za fazo gradnje v projektu.
There is therefore no reason to believe that a private investor, operating in normal competitive conditions, would take over this risk from SJB.
Zato ni razloga za domnevo, da bi zasebni vlagatelj, ki deluje pod običajnimi konkurenčnimi pogoji, prevzel to tveganje namesto partnerstva SBJ.
In this regard, it should further be recalled that, as regards the construction of the public part of the underground parking garage, the PPP had already decided to grant these works to SJB in 2004 for the lump sum of maximum EUR 4,6 million (value on 1 January 2003), without organising a public tender.
V povezavi s tem je treba nadalje opozoriti, da se je glede gradnje javnega dela podzemne parkirne hiše JZP že leta 2004 odločilo ta dela dodeliti partnerstvu SJB za pavšalni znesek v višini največ 4,6 milijona EUR (vrednost na dan 1. januarja 2003), in sicer brez javnega razpisa.
There were therefore no financial reasons for SJB to refuse to start construction works on the parking garage and therefore no reasons for a private investor, operating in normal competitive conditions, to accept any further delays by making the construction of the parking garage dependent on the sale of the free sector housing units by SJB.
Zato partnerstvo SJB ni imelo finančnih razlogov za zavrnitev začetka izvajanja gradbenih del v zvezi s parkirno hišo in tako tudi zasebni vlagatelj, ki deluje pod običajnimi konkurenčnimi pogoji, ne bi imel razlogov, da bi sprejel kakršne koli nadaljnje zamude, s tem, da bi dovolil pogojevanje gradnje parkirne hiše s prodajo stanovanjskih enot v profitnem sektorju s strani partnerstva SJB.
It is therefore unlikely that a private investor, operating in normal competitive conditions, would have agreed to the contested measures in the manner the Municipality did without having first explored other commercially more attractive options, such as annulling the 2004 Co-operation Agreement, and claiming damages for the delay from SJB and putting out a call for tender.
Zato ni verjetno, da bi zasebni vlagatelj, ki deluje pod običajnimi konkurenčnimi pogoji, pristal na sporne ukrepe, tako kot je to storila občina, ne da bi prej preveril druge poslovno privlačnejše možnosti, kot so razveljavitev sporazuma o sodelovanju iz leta 2004, ter zahteval, da partnerstvo SJB plača odškodnino za zamudo, in objavil javni razpis.
The Dutch authorities have provided no evidence that the PPP made any such assessment of its options.
Nizozemski organi niso predložili dokazov, da je JZP kakorkoli ocenilo svoje možnosti.
It can therefore be concluded that the contested measures confer an advantage on SJB and that they are not in line with the MEIT, as the Dutch authorities have not established that a hypothetical private seller, operating under normal market conditions, would have agreed to these measures.
Zato je mogoče skleniti, da sporni ukrepi dajejo partnerstvu SJB prednost in da niso v skladu z načelom zasebnega vlagatelja pod tržnimi pogoji, saj nizozemski organi niso dokazali, da bi hipotetični zasebni prodajalec, ki deluje pod običajnimi tržnimi pogoji, pristal na te ukrepe.
Distortion of competition and effect on intra-Union trade
7.1.2 Izkrivljanje konkurence in vpliv na trgovino znotraj Unije
As the contested measures free SJB of costs it would otherwise have borne under the 2004 Co-operation Agreement, these measures reinforce its competitive position vis-à-vis that of other real estate developers operating on a market open to competition and trade at Union level and, by this very fact, are capable of distorting competition and affecting intra-Union trade.
Ker sporni ukrepi partnerstvo SJB razbremenjujejo stroškov, ki bi jih sicer imelo v skladu s sporazumom o sodelovanju iz leta 2004, ti ukrepi krepijo njegov konkurenčni položaj v razmerju do drugih razvijalcev nepremičnin, ki delujejo na trgu, odprtem za konkurenco in trgovino na ravni Unije, ter lahko ravno zato izkrivljajo konkurenco in vplivajo na trgovino znotraj Unije.
Indeed, any grant of aid to an undertaking pursuing its activities in the internal market is liable to cause distortions of competition and affect trade between Member States [20].
Dejansko lahko vsaka odobritev pomoči podjetju, ki opravlja svojo dejavnost na notranjem trgu, povzroči izkrivljanje konkurence in vpliva na trgovino med državami članicami [20].
As regards the alleged limited scope or local nature of the project, the fact that subsidies are granted to an undertaking which provides only local or regional services and does not provide any services outside its Member State of origin does not in itself prevent those subsidies from having an effect on trade between Member States [21].
Glede domnevnega omejenega obsega oziroma lokalne narave projekta dejstvo, da so subvencije dodeljene podjetju, ki zagotavlja le lokalne ali regionalne storitve in ne opravlja storitev zunaj države članice svojega izvora, samo po sebi ne pomeni, da te subvencije ne vplivajo na trgovino med državami članicami [21].
The Commission recalls in that regard that since there is cross-border trade within the Union in both the construction sector and in property development, and since real estate developers from other Member States or their subsidiaries could have taken part in the Leidschendam Centrum Project while SJB, which as a result of the contested measure is freed from a financial burden, can operate in Member States outside the Netherlands, the contested measures should be considered as capable of affecting intra-Union trade.
Komisija glede tega opozarja, da bi bilo treba ob upoštevanju obstoja čezmejne trgovine znotraj Unije v gradbenem sektorju in pri razvoju nepremičnin ter dejstva, da bi lahko razvijalci nepremičnin iz drugih držav članic ali njihove podružnice sodelovali pri projektu Mestno središče Leidschendama, medtem ko lahko partnerstvo SJB, ki mu je bilo zaradi spornega ukrepa odvzeto finančno breme, posluje v državah članicah zunaj Nizozemske, sporne ukrepe obravnavati kot ukrepe, ki bi lahko vplivali na trgovino znotraj Unije.
Finally, the Commission notes that Bouwfonds, one of the companies in the SJB partnership, does indeed operate outside the Netherlands, in particular in France and Germany.
Nazadnje Komisija opozarja, da družba Bouwfonds, ki je ena od družb v partnerstvu SJB, dejansko posluje zunaj Nizozemske, in sicer zlasti v Franciji in Nemčiji.
Bouwfonds is the largest real estate developer in the Netherlands and among the top three largest players on the European real estate market.
Družba Bouwfonds je največji razvijalec nepremičnin na Nizozemskem in se uvršča med tri največje akterje na evropskem nepremičninskem trgu.
By favouring SJB, the contested measures also benefit Bouwfonds and are therefore liable to reinforce its position on the European real estate market.
Z dajanjem prednosti partnerstvu SJB sporni ukrepi koristijo tudi družbi Bouwfonds in lahko zato okrepijo njen položaj na evropskem nepremičninskem trgu.
Since the contested measures meet all the criteria of Article 107(1) TFEU, the Commission concludes that these measures constitute State aid within the meaning of that provision.
Ker sporni ukrepi izpolnjujejo vsa merila iz člena 107(1) PDEU, Komisija ugotavlja, da ti ukrepi pomenijo državno pomoč v smislu te določbe.
Moreover, since this aid was granted to the beneficiaries without the prior notification to and authorisation from the Commission as required by Article 108(3) TFEU, the contested measures constitute unlawful aid.
Ker je bila ta pomoč upravičencem dodeljena brez predhodne priglasitve Komisiji in njene odobritve, kot se zahteva po členu 108(3) PDEU, sporni ukrepi poleg tega pomenijo nezakonito pomoč.
Compatibility Assessment
7.2 Ocena združljivosti
Having established that the contested measures constitute State aid within the meaning of Article 107(1) TFEU, it is necessary to examine the Dutch authorities’ claim that these measures are compatible with the internal market on the basis of Article 107(3)(c) TFEU.
Ob ugotovitvi, da sporni ukrepi pomenijo državno pomoč v smislu člena 107(1) PDEU, je treba proučiti trditev nizozemskih organov o tem, da so ti ukrepi na podlagi člena 107(3)(c) PDEU združljivi z notranjim trgom.
Article 107(3)(c) TFEU provides that aid may be considered compatible with the internal market where it facilitates the development of certain economic activities or of certain economic areas, so long as it does not adversely affect trading conditions to an extent contrary to the common interest.
V členu 107(3)(c) PDEU je navedeno, da kot združljiva z notranjim trgom lahko šteje pomoč za pospeševanje razvoja določenih gospodarskih dejavnosti ali določenih gospodarskih območij, kadar takšna pomoč ne spreminja trgovinskih pogojev v obsegu, ki bi bil v nasprotju s skupnimi interesi.
When examining whether aid is compatible under Article 107(3)(c) TFEU, the Commission thus takes into account whether the aid is aimed at a well-defined objective of common interest, as well as whether it is appropriate and proportionate to achieve that objective, and whether it causes undue distortions of competition.
Pri proučevanju, ali je pomoč združljiva v skladu s členom 107(3)(c) PDEU, Komisija torej upošteva, ali je ukrep pomoči namenjen natančno opredeljenemu cilju skupnega interesa, ali je ustrezen in sorazmeren za doseganje tega cilja in ali povzroča neupravičeno izkrivljanje konkurence.
According to the Dutch authorities, the revitalisation of Leidschendam city centre contributes to economic and social cohesion, as laid down in Articles 3 and 174 TFEU, and without the contested measures SJB would not have started the construction works on the Damplein and the entire Leidschendam Centrum Project would have been jeopardised.
Po navedbah nizozemskih organov oživitev mestnega središča Leidschendama prispeva k ekonomski in socialni koheziji, kot je navedeno v členih 3 in 174 PDEU, in partnerstvo SJB brez spornih ukrepov ne bi začelo izvajati gradbenih del na Dampleinu, s čimer bi bil ogrožen celoten projekt Mestno središče Leidschendama.
The Commission, however, is not convinced by this line of reasoning.
Vendar Komisije takšno razmišljanje ni prepričalo.
On the one hand, the Dutch authorities have not established that the Damplein is a deprived urban area which suffers from market failure and that the market alone would not have decided to undertake the envisaged reconstruction of the Damplein.
Po eni strani nizozemski organi niso dokazali, da je Damplein prikrajšano urbano območje, ki ima težave zaradi nedelovanja trga, in da trg sam ne bi sprožil načrtovane obnove Dampleina.
On the contrary, when the project was launched, several private developers, including SJB, were apparently willing to participate in the construction phase of the project at their own commercial risk and expense, as laid down in the 2004 Co-operation Agreement.
Ravno nasprotno je ob začetku projekta več zasebnih razvijalcev, vključno s partnerstvom SJB, očitno bilo pripravljenih sodelovati pri gradbeni fazi projekta na lastno poslovno tveganje in stroške, kot je navedeno v sporazumu o sodelovanju iz leta 2004.
On the other hand, by concluding the 70 % clause in the 2004 Co-operation Agreement, the Municipality subordinated its interest in achieving the alleged objective of revitalising Leidschendam city centre to the commercial interest of SJB in case it would not be able to pre-sell 70 % of the planned housing units in advance of construction.
Po drugi strani pa je občina z vključitvijo klavzule o 70 % v sporazum o sodelovanju iz leta 2004 podredila svoj interes za doseganje navedenega cilja oživitve mestnega središča Leidschendama poslovnemu interesu partnerstva SJB za primer, da to še pred gradnjo ne bi moglo vnaprej prodati 70 % načrtovanih stanovanjskih enot.
The Municipality is therefore no longer in a position to argue that the contested measures, agreed to in 2010 on the condition that SJB committed to waive its right to invoke this clause, sought to attain a common interest objective.
Občina zato ne more več trditi, da so bili sporni ukrepi, na katere je pristala leta 2010 pod pogojem, da se partnerstvo SJB odpove svoji pravici do uveljavljanja navedene klavzule, namenjeni doseganju cilja skupnega interesa.
Appropriateness of the aid
7.2.2 Ustreznost pomoči
Even if it could be accepted that the contested measures sought to achieve the revitalisation of Leidschendam city centre, the Dutch authorities have not shown that those measures were an appropriate means to achieve that objective.
Tudi če bi bilo mogoče sprejeti, da je bil namen spornih ukrepov oživitev mestnega središča Leidschendama, nizozemski organi niso dokazali, da so bili zadevni ukrepi ustrezno sredstvo za dosego tega cilja.
Indeed, it appears from the information provided that the other private developers involved in the Leidschendam Centrum Project also asked the PPP to decrease the initial sales price agreed for the land because of the difficulties they faced on the declining real estate market, but that the Municipality, rather than agreeing to such a decrease or a waiver of fees, considered amendments in the initial planning and development provisions to adapt to the changed demand on the market.
Dejansko je na podlagi predloženih podatkov razvidno, da so tudi drugi zasebni razvijalci, ki so sodelovali v projektu Mestno središče Leidschendama, zaprosili JZP, naj zaradi težav, ki so jih imeli na nazadujočem nepremičninskem trgu, zniža prvotno dogovorjeno ceno zemljišč, pri čemer pa je občina, namesto, da bi pristala na takšno znižanje ali opustitev nadomestil, proučila možnost spremembe prvotnih določb o načrtovanju in razvoju, da bi jih prilagodila spremenjenemu povpraševanju na trgu.
This demonstrates that other, more appropriate measures, which are better suited and less distortive of competition, were available to the Municipality to achieve the intended objective of revitalising Leidschendam city centre in light of the changed economic circumstances.
To potrjuje, da so bili občini glede na spremenjene gospodarske razmere za dosego zastavljenega cilja oživitve mestnega središča Leidschendama na voljo ustreznejši, bolje prilagojeni ukrepi, ki manj izkrivljajo konkurenco.
Proportionality of the aid
7.2.3 Sorazmernost pomoči
The Dutch authorities consider the contested measures proportionate to the intended objective of revitalising Leidschendam city centre since, in return for a price decrease and waiver of the fees, SJB agreed to waive its right to rely on the 70 % clause.
Nizozemski organi menijo, da so sporni ukrepi sorazmerni z zastavljenim ciljem oživitve mestnega središča Leidschendama, ker je partnerstvo SJB v zameno za znižanje cene in opustitev nadomestil pristalo, da se odpove svoji pravici do uveljavljanja klavzule o 70 %.
Furthermore, the Dutch authorities consider the contested measures proportionate since SJB contributed financially to the ground exploitation phase.
Poleg tega nizozemski organi menijo, da so sporni ukrepi sorazmerni, ker je partnerstvo SJB finančno prispevalo k fazi uporabe stavbnega zemljišča.
In particular, SJB paid a financial contribution of around EUR 2,6 million to the PPP and bore, via the PPP, 25 % of the costs for the school to be built in another sub area of the Leidschendam Centrum Project.
Natančneje je finančni prispevek partnerstva SJB za JZP znašal okoli 2,6 milijona EUR, pri čemer je partnerstvo SJB prek JZP nosilo tudi 25 % stroškov gradnje šole, ki naj bi bila zgrajena na drugem podobmočju v okviru projekta Mestno središče Leidschendama.
The Commission cannot follow this reasoning.
Komisija se s takšnim razmišljanjem ne more strinjati.
Article 107(3)(c) requires that the aid measures must be proportionate to the intended objectives, not that there must be adequate trade-off between the aid that is granted and any concessions made by the beneficiaries to acquire that aid.
Člen 107(3)(c) zahteva, da morajo biti ukrepi pomoči sorazmerni z zastavljenim ciljem, in ne, da mora obstajati ustrezno ravnotežje med odobreno pomočjo in kakršnimi koli ugodnostmi, ki jih za pridobitev pomoči ponudijo upravičenci.
Thus, the fact that SJB agreed to waive its right to rely on the 70 % clause in return for the price decrease and the fee waivers is of no relevance for the assessment into the proportionality of the contested measures.
Zato je dejstvo, da je partnerstvo SJB pristalo, da se odpove svoji pravici do uveljavljanja klavzule o 70 % v zameno za znižanje cen in opustitev nadomestil, pri oceni sorazmernosti spornih ukrepov nepomembno.
The same goes for any financial contributions SJB might have made to the ground exploitation phase.
Enako velja za vse morebitne finančne prispevke partnerstva SJB k fazi uporabe stavbnega zemljišča.
The Dutch authorities have therefore failed to demonstrate that the contested measures were proportionate to the intended objective of common interest.
Nizozemski organi zato niso dokazali, da so sporni ukrepi sorazmerni z zastavljenim ciljem skupnega interesa.
Undue distortions of competition
7.2.4 Neupravičeno izkrivljanje konkurence
Finally, the Dutch authorities contest that the contested measures unduly distorts competition, arguing that the positive effects of promptly completing the project outweigh the negative effects of the contested measures.
Poleg navedenega nizozemski organi s trditvijo, da naj bi pozitivni učinki hitre izvedbe projekta odtehtali negativne učinke spornih ukrepov, ugovarjajo temu, da sporni ukrepi neupravičeno izkrivljajo konkurenco.
The Dutch authorities have, however, not substantiated this argument.
Vendar nizozemski organi svoje trditve niso utemeljili.
On the contrary, as stated in recital 80 above, according to the Dutch authorities, a further delay in the contested real estate project would result in a cost of EUR 2,8 million for the PPP, while the agreed price decreases would amount to EUR 3,6 million. The Commission therefore concludes that the Dutch authorities have not demonstrated that the positive effects of completing the contested real estate project outweigh the negative effects of granting the contested measures.
Kot je navedeno v uvodni izjavi (80), bi po navedbah nizozemskih organov nadaljnje zamude pri spornem nepremičninskem projektu pravzaprav povzročile stroške JZP v višini 2,8 milijona EUR, medtem ko bi znižanje dogovorjene cene znašalo 3,6 milijona EUR. Komisija je zato sklenila, da nizozemski organi niso dokazali, da pozitivni učinki izvedbe spornega nepremičninskega projekta odtehtajo negativne učinke odobritve spornih ukrepov.
Conclusion
7.2.5 Sklep
Based on the considerations set out in recitals 93 to 103 above, the Commission concludes that the aid granted by the Municipality in favour of SJB by way of the contested measures is not compatible with the internal market on the basis of Article 107(3)(c) TFEU.
Na podlagi premislekov v uvodnih izjavah (93)–(103) je Komisija sklenila, da pomoč, ki jo je občina s spornimi ukrepi dodelila partnerstvu SJB, ni združljiva z notranjim trgom v skladu s členom 107(3)(c) PDEU.
QUANTIFICATION AND RECOVERY OF THE AID
KOLIČINSKA OPREDELITEV IN VRAČILO POMOČI
As explained in the section above, the contested measures constitute State aid within the meaning of Article 107(1) TFEU and cannot be considered compatible with the internal market.
Kot je pojasnjeno v zgornjem oddelku, sporni ukrepi pomenijo državno pomoč v smislu člena 107(1) PDEU in ne morejo biti obravnavani kot združljivi z notranjim trgom.
Article 14(1) of Council Regulation (EC) No 659/1999 of 22 March 1999 laying down detailed rules for the application of Article 93 of the EC Treaty [22] provides that: “where negative decisions are taken in cases of unlawful aid, the Commission shall decide that the Member State concerned shall take all necessary measures to recover the aid from the beneficiary”.
Člen 14(1) Uredbe Sveta (ES) št. 659/1999 z dne 22. marca 1999 o določitvi podrobnih pravil za uporabo člena 93 Pogodbe ES [22] določa, da „[č]e se v primerih nezakonite pomoči sprejmejo negativne odločbe, Komisija odloči, da mora zadevna država članica sprejeti vse potrebne ukrepe, da upravičenec vrne pomoč[…]“.
While there is no provision of Union law that requires the Commission, when ordering the recovery of aid declared incompatible with the internal market, to quantify the exact amount of the aid to be recovered [23], it may include information enabling the addressee of the decision to work out that amount itself without overmuch difficulty.
Medtem ko nobena določba prava Unije od Komisije pri odredbi vračila pomoči, ki je bila razglašena za nezdružljivo z notranjim trgom, ne zahteva natančne količinske opredelitve pomoči, ki jo je treba vrniti [23], lahko Komisija navede podatke, ki omogočajo naslovniku odločbe, da znesek brez večjih težav določi sam.
Quantification of the aid
8.1 Količinska opredelitev pomoči
As a result of the contested measures, SJB paid a lower price for the land on the Damplein than it had initially agreed under the 2004 Co-operation Agreement and was no longer required to pay the ground exploitation and quality fees it had also agreed to.
Zaradi spornih ukrepov je partnerstvo SJB za zemljišče na Dampleinu plačalo nižjo ceno od prvotno dogovorjene v sporazumu o sodelovanju iz leta 2004 ter mu ni bilo treba plačati prav tako dogovorjenega nadomestila za uporabo stavbnega zemljišča in nadomestila za uporabnost.
Thus, to quantify the amount of illegal aid received by SJB, it is necessary to determine the amount of the price decrease and the value of the fees waived.
Za količinsko opredelitev zneska nezakonite pomoči, ki ga je prejelo partnerstvo SJB, je torej treba določiti vrednosti znižanja cene in opustitve nadomestil.
Quantification of the price decrease
8.1.1 Količinska opredelitev znižanja cene
According to the Dutch authorities, the market value of this same plot of land on 1 January 2010 was EUR 8,6 million [24].
Po navedbah nizozemskih organov je tržna vrednost istega zemljišča 1. januarja 2010 znašala 8,6 milijona EUR [24].
The price which SJB had to pay for this land was subsequently reduced by the PPP by way of the Supplementary Agreement to EUR 4 million.
Ceno, ki jo je partnerstvo SJB moralo plačati za to zemljišče, je JZP z dopolnilnim sporazumom pozneje znižalo na 4 milijone EUR.
The advantage accruing to SJB as a result of the reduction in sales price for the land on the Damplein therefore corresponds to approximately EUR 4,6 million.
Prednost, ki jo je partnerstvo SJB pridobilo zaradi znižanja prodajne cene zemljišča na Dampleinu, torej ustreza približno 4,6 milijona EUR.