natgillin/translations-raw huggingface dataset:
The agreement also foresees a period between 29 January 2010 until the delivery of the units to Wooninvest during which SJB can repurchase the units sold to Wooninvest under the same conditions as they were sold to Wooninvest, plus compensation of the costs borne by Wooninvest and an interest of 6 % per year for the period between payment by Wooninvest to SJB and the redelivery of the units from Wooninvest to SJB (article 24).
V sporazumu je poleg tega predvideno, da lahko partnerstvo SJB v obdobju med 29. januarjem 2010 in predajo enot družbi Wooninvest od slednje odkupi prodane enote pod enakimi prodajnimi pogoji, pod kakršnimi so ji bile prodane, s pribitkom kompenzacije za stroške, ki jih je imela družba Wooninvest, in 6-odstotnimi obrestmi na leto za obdobje od plačila družbe Wooninvest partnerstvu SJB do ponovne predaje enot partnerstvu SJB (člen 24).
By way of the opening decision, the Commission initiated the formal investigation procedure laid down in Article 108(2) TFEU in respect of the retroactive price decrease of the land and the waiver of the ground exploitation and quality fees by the PPP in favour of SJB (hereafter: the “contested measures”) on the grounds that these measures could entail State aid within the meaning of Article 107(1) TFEU and the Commission had doubts as to their compatibility with the internal market.
S sklepom o začetku postopka je Komisija začela formalni postopek preiskave na podlagi člena 108(2) PDEU v zvezi z retroaktivnim znižanjem cene zemljišča ter opustitvijo nadomestila za uporabo stavbnega zemljišča in nadomestila za uporabnost s strani JZP v korist partnerstva SJB (v nadaljnjem besedilu: sporni ukrepi), ker bi ti ukrepi lahko pomenili državno pomoč v smislu člena 107(1) PDEU in ker je Komisija imela pomisleke o njihovi združljivosti z notranjim trgom.
In particular, the Commission considered it unlikely that a hypothetical private vendor in a situation similar to that of the Municipality would have agreed to the same price reduction and waiver of fees as required by the market economy investor test (hereinafter: “MEIT”).
Komisija je predvsem menila, da ni verjetno, da bi hipotetični zasebni prodajalec v podobnem položaju kot občina po načelu zasebnega vlagatelja pod tržnimi pogoji pristal na enako znižanje cen in se odpovedal nadomestilom.
By retroactively decreasing the sales price of the land it sold to SJB, the PPP and, therefore, the Municipality decided to carry the risk of a declining housing market.
Z retroaktivnim znižanjem prodajne cene zemljišča, ki ga je prodalo partnerstvu SJB, se je JZP, in s tem občina, odločila, da bo nosila tveganje nazadujočega stanovanjskega trga.
This behaviour is contrary to the Dutch authorities’ own assertion that the construction phase of the project was to be entirely at the risk and the expense of the private project developers, including SJB.
Takšno ravnanje je v nasprotju s trditvijo nizozemskih organov, da naj bi se faza gradnje v projektu izvedla v celoti na tveganje in stroške zasebnih razvijalcev projektov, vključno s partnerstvom SJB.
Since the PPP, as the seller of the land, had no financial involvement in this phase of the project, there was no reason to believe that a hypothetical private seller in a similar situation as the Municipality would agree to retroactively lower an agreed sales price for a plot of land because the intended buyer had problems selling housing units it planned to build on that land.
Ker JZP kot prodajalec zemljišča ni finančno sodelovalo v tej fazi projekta, ni razloga za domnevo, da bi hipotetični zasebni prodajalec v podobnem položaju kot občina pristal na retroaktivno znižanje dogovorjene prodajne cene zemljišča, ker bi predvideni kupec imel težave s prodajo stanovanjskih enot, ki jih je načrtoval zgraditi na tem zemljišču.
Nor did the waivers granted for the ground exploitation and quality fees seem to conform with the MEIT, as it was unlikely that a private investor would retroactively waive an agreed contribution to its costs without any consideration in return.
Tudi odobreni opustitvi nadomestila za uporabo stavbnega zemljišča in nadomestila za uporabnost dozdevno nista bili v skladu z načelom zasebnega vlagatelja pod tržnimi pogoji, saj ni bilo verjetno, da bi se hipotetični zasebni prodajalec v svojo škodo in brez kakršne koli kompenzacije retroaktivno odpovedal predhodno dogovorjenim nadomestilom za stroške.
Finally, the Commission expressed its doubts as to whether the contested measures could fall within the scope of any of the exceptions laid down in Article 107 TFEU.
Nazadnje je Komisija izrazila pomisleke glede tega, ali bi lahko sporni ukrepi spadali med izjeme iz člena 107 PDEU.
By letter dated 18 April 2012, the Dutch authorities submitted their comments to the Commission's opening decision.
V dopisu z dne 18. aprila 2012 so nizozemski organi predložili svoje pripombe glede sklepa Komisije o začetku postopka.
Comments regarding the facts
4.1 Pripombe v zvezi z dejstvi
The Dutch authorities specified that, contrary to what was suggested by the wording of Article 2.1.2 of the Supplementary Agreement, the Municipality had not waived the full amounts of the initially agreed ground exploitation fee and quality fee under the 2004 Co-operation Agreement, but rather only those fees that were due by SJB for the housing units to be built on the Damplein.
Nizozemski organi so navedli, da se v nasprotju s tem, kar je mogoče sklepati iz besedila člena 2(1)(2) dopolnilnega sporazuma, občina ni odpovedala celotnim prvotno dogovorjenim zneskom nadomestila za uporabo stavbnega zemljišča in nadomestila za uporabnost iz sporazuma o sodelovanju iz leta 2004, temveč le tistima nadomestiloma, ki bi ju partnerstvo SJB moralo plačati za gradnjo stanovanjskih enot na Dampleinu.
According to the Dutch authorities, those fees amounted together to EUR 551544 (value on1 January 2003, which would represent a total value of EUR 719400 on 1 January 2010).
Glede na navedbe nizozemskih oblasti sta ti nadomestili skupaj znašali 551544 EUR (vrednost na dan 1. januarja 2003, kar bi 1. januarja 2010 skupaj znašalo719400 EUR).
To substantiate its position, the Dutch authorities referred to a proposal concerning the price decrease sent by the Municipality to its Council on 18 February 2009 and to a building programme annexed to the 2004 Co-operation Agreement which allocates a ground exploitation and quality fee of EUR 551554 to the Damplein.
V podkrepitev svojega stališča so se nizozemski organi sklicevali na predlog o znižanju cene, ki ga je občina poslala občinskemu svetu dne 18. februarja 2009, in na program gradnje, priložen k sporazumu o sodelovanju iz leta 2004, v katerem sta za Damplein določeni nadomestilo za uporabo stavbnega zemljišča in nadomestilo za uporabnost v višini 551554 EUR.
These decreases would be granted under the condition that SJB would receive a valid building permit by 1 October 2008.
Ti znižanji bi bili odobreni pod pogojem, da bi partnerstvo SJB do 1. oktobra 2008 prejelo veljavno gradbeno dovoljenje.
As this was not the case, the parties decided to re-negotiate the decrease again.
Ker se to ni zgodilo, sta se strani odločili za ponovna pogajanja o znižanju.
According to the Dutch authorities, the decrease in price for the land on the Damplein as well as the waived fees should be calculated as set out in Table 1 below.
Glede na navedbe nizozemskih organov bi bilo treba znižanje cene zemljišča na Dampleinu in opuščeni nadomestili izračunati v skladu s prikazom v preglednici 1 spodaj.
Calculation of the decrease in price and waived fees proposed by the Dutch authorities
Izračun znižanja cene in zneskov opuščenih nadomestil, ki so ga predložili nizozemski organi
Decrease Damplein
Znižanje za Damplein
value 1.1.2010
Vrednost na dan 1.1.2010
Value land
Vrednost zemljišča
Ground exploitation fee and quality fee
Nadomestilo za uporabo stavbnega zemljišča in nadomestilo za uporabnost
Total land and fees
Skupaj zemljišče in nadomestili
Decreases agreed in 2006 and 2008
Dogovorjeni znižanji v letih 2006 in 2008
Reduced value
Zmanjšana vrednost
Value supplementary agreement March 2010
Vrednost na podlagi dopolnilnega sporazuma iz marca 2010
Total decrease
Skupaj znižanje
Comments regarding the existence of State aid
4.2 Pripombe glede obstoja državne pomoči
The Dutch authorities disagree that the contested measures qualify as State aid within the meaning of Article 107(1) TFEU.
Nizozemski organi se ne strinjajo, da sporni ukrepi izpolnjujejo pogoje državne pomoči v smislu člena 107(1) PDEU.
In essence, the Dutch authorities hold the view that the contested measures did not confer an advantage on SJB that it would not have obtained under normal market conditions.
V osnovi zastopajo stališče, da sporni ukrepi partnerstvu SJB niso dali nobene prednosti, ki si je to pod običajnimi tržnimi pogoji ne bi samo pridobilo.
Instead, the Dutch authorities are of the opinion that the Municipality acted in accordance with the MEIT, as the non-realisation of the Damplein Project would have had an effect on the entire Leidschendam Centrum Project and would have caused direct and indirect damages to the Municipality.
Nizozemski organi pravzaprav menijo, da je občina ravnala v skladu z načelom zasebnega vlagatelja pod tržnimi pogoji, saj bi neuresničitev projekta Damplein vplivala na celoten projekt Mestno središče Leidschendama, kar bi občini povzročilo neposredno in posredno škodo.
First, to calculate the direct damages, the Municipality assumed that it would have taken SJB at least two years to sell 70 % of the housing units during the crisis period and start the construction works in the absence of the Supplementary Agreement.
Pri izračunu neposredne škode je občina predpostavila, da bo partnerstvo SJB potrebovalo najmanj dve leti za prodajo 70 % stanovanjskih enot v obdobju krize in začetek gradbenih del brez dopolnilnega sporazuma.
The Municipality budgeted the direct damage of a further two-year delay at EUR 2,85 million for the PPP of which 50 % would be for the expense of the Municipality.
Neposredna škoda, ki bi jo za zamudo nadaljnjih dveh let utrpelo JZP, po oceni občine znaša 2,85 milijona EUR, pri čemer bi 50 % tega zneska pomenilo stroške občine.
Furthermore, it estimated an extra direct cost of EUR 50000 for the Municipality alone to maintain the deteriorated area (see Table 2).
Poleg tega je ocenila, da bi dodaten neposreden strošek občine za vzdrževanje propadajočega območja znašal 50000 EUR (glej preglednico 2).
Direct damages calculated by the Dutch authorities
Neposredna škoda, ki so jo izračunali nizozemski organi
Direct damages during 2 years
Neposredna škoda v obdobju 2 let
PPP
JZP
municipality
Skupaj
Interest cost over a credit facility (5 % during 2 years outstanding amount on 01.01.2009 EUR 17 million)
Stroški obresti za kreditna sredstva (5 % v obdoblju 2 let; neplačani znesek na dan 1.1.2009: 17 milijonov EUR)
Temporary provision of fences, road signs and maintenance
Začasni ukrepi: namestitev zaščitnih ograj ter prometnih znakov in vzdrževanje
Provisions cost increase (indexation of 2.5 %)
Zvišanje stroškov nadomestil (indeksirano z 2,5 %)
Extra planning costs i.e. costs related to the project office such as financial administration, insurance, etc.
Dodatni stroški načrtovanja, tj. stroški za projektno pisarno, kot so finančno upravljanje, zavarovanje itd.
Maintenance deteriorated area
Vzdrževanje propadajočega območja
In addition, the Dutch authorities claim that the Municipality would have suffered indirect damage from such a delay consisting in the further deterioration of the public space, loss of confidence in the area by its inhabitants and future purchasers of real estate, costs for the re-destination of shops, damage claims from enterprises, maintenance costs, and changes of plans for the other sub-projects.
Poleg tega nizozemski organi trdijo, da bi občina zaradi take zamude utrpela posredno škodo, ki bi zajemala nadaljnje propadanje javnega prostora, izgubo zaupanja prebivalcev tega območja in bodočih kupcev nepremičnin, stroške prerazporeditve trgovin, odškodninske zahtevke podjetij, stroške vzdrževanja in spremembe načrtov za druge podprojekte.
Such delay could also mean the end of shopping facilities in the development area whose presence contributes to the habitability of the entire area.
Takšna zamuda bi lahko pomenila tudi zaprtje nakupovalnih objektov na razvojnem območju, ki prispevajo h kakovosti bivanja na celotnem območju.
Already before the start of the project, around 23 % of the shops were vacant and, by 2010, 27 % were out of business.
Že pred začetkom projekta je bilo praznih okoli 23 % trgovin, do leta 2010 pa jih je 27 % prenehalo poslovati.
Without the necessary revitalisation, the entire area would further deteriorate.
Brez potrebne oživitve bi celotno območje še naprej propadalo.
The Dutch authorities are therefore of the opinion that the Municipality acted as a market economy private investor would, by taking into account the financial forecasts and trying to limit, in its own interest, the direct and indirect damages resulting from a further delay of the project.
Nizozemski organi zato menijo, da je občina s tem, ko je upoštevala finančne napovedi in poskušala zaradi lastnega interesa omejiti neposredno in posredno škodo, ki bi izhajala iz nadaljnje zamude pri projektu, ravnala kot zasebni vlagatelj, ki deluje v tržnem gospodarstvu.
At the same time, it obtained a guarantee that construction works on the Damplein would be undertaken.
Hkrati je občina pridobila zagotovilo, da se bodo gradbena dela na Dampleinu začela izvajati.
Second, the Dutch authorities submitted that the Municipality had acted as a private investor would by granting the contested measures in return for a commitment from SJB that it would waive its right to invoke the 70 % clause.
Nizozemski organi so navedli, da je občina z odobritvijo spornih ukrepov v zameno za zavezo partnerstva SJB, da se odpove pravici do uveljavljanja klavzule o 70 %, ravnala kot zasebni vlagatelj.
Without the Supplementary Agreement, SJB would not have started construction on the Damplein.
Partnerstvo SJB brez dopolnilnega sporazuma na Dampleinu ne bi začelo graditi.
Comments regarding the compatibility of the State aid
4.3 Pripombe glede združljivosti državne pomoči
Should the Commission concludes that the contested measures qualify as State aid, the Dutch authorities contend that this aid would be compatible with the internal market, in accordance with Article 107(3)(c) TFEU.
V primeru sklepa Komisije, da sporni ukrepi pomenijo državno pomoč, nizozemski organi zatrjujejo, da bi bila ta pomoč v skladu s členom 107(3)(c) PDEU združljiva z notranjim trgom.
General interest
4.3.1 Javni interes
The Dutch authorities claim that the Municipality had a public interest in the realisation of this project.
Nizozemski organi trdijo, da je občina pri realizaciji tega projekta delovala v javnem interesu.
As a large part of the land on the Damplein lay fallow and the area was deteriorating, the Municipality considered starting the constructions works on the Damplein as crucial not only for the development of the Damplein, but for the entire Leidschendam city centre.
Ker je bil velik del zemljišča na Dampleinu neizkoriščen in je območje propadalo, je občina menila, da je začetek gradbenih del na Dampleinu ključen ne le za razvoj Dampleina, temveč za celotno mestno središče Leidschendama.
In particular, delaying the construction of the underground parking garage could jeopardise the realisation of the other sub-projects.
Zamuda pri gradnji podzemne parkirne hiše bi lahko predvsem ogrozila realizacijo drugih podprojektov.
Objective of common interest
7.2.1 Cilj skupnega interesa
According to the Dutch authorities, the revitalisation of Leidschendam city centre contributes to the objective of economic and social cohesion, as laid down in Articles 3 and 174 TFEU.
Po navedbah nizozemskih organov oživitev mestnega središča Leidschendama prispeva k cilju ekonomske in socialne kohezije, kot je navedeno v členih 3 in 174 PDEU.
The revitalisation of the city centre makes efficient use of the scarce space available for new housing units, commercial facilities and underground parking in Leidschendam, while the amelioration of the public infrastructure contributes to the cohesion of the entire city centre.
Oživitev mestnega središča omogoča učinkovito rabo omejenega prostora, ki je na razpolago, za nove stanovanjske enote, poslovne objekte in podzemno parkirno hišo v Leidschendamu, medtem ko sanacija javne infrastrukture prispeva h koheziji celotnega mestnega središča.
Appropriateness of the Supplementary Agreement
4.3.3 Ustreznost dopolnilnega sporazuma
The 2004 Co-operation Agreement was therefore re-negotiated, since the Municipality considered it of the utmost importance to start the construction works on the Damplein.
Zato so bila v zvezi s sporazumom o sodelovanju iz leta 2004 izvedena ponovna pogajanja, saj je bilo po mnenju občine ključno, da se začne izvajanje gradbenih del na Dampleinu.
The Supplementary Agreement was therefore appropriate and necessary for the Municipality to achieve its goal of revitalising the Damplein.
Dopolnilni sporazum je bil zato ustrezen in potreben, da bi občina dosegla cilj oživitve Dampleina.
Proportionality
4.3.4 Sorazmernost
In order for the Municipality to obtain an immediate start of the construction works, SJB had to give up it right to invoke the 70 % clause and had to start the construction works with the risk that the housing units might not be sold.
Da bi občina dosegla takojšen začetek izvajanja gradbenih del, se je moralo partnerstvo SJB odpovedati svoji pravici do uveljavlja klavzule o 70 % in začeti izvajati gradbena dela kljub tveganju, da stanovanjske enote morda ne bodo prodane.
Therefore, the previously agreed price was recalculated by SJB.
Zato je partnerstvo SJB ponovno izračunalo predhodno dogovorjeno ceno.
Subsequently, this calculation was verified by an independent expert who declared the agreed price as market-conform.
Pozneje je ta izračun preveril neodvisni cenilec, ki je ugotovil, da je dogovorjena cena skladna s tržno.
According to the Dutch authorities, the fact that the price is declared market-conform by an independent expert indicates that the price decrease is proportionate.
Po navedbah nizozemskih organov mnenje neodvisnega cenilca, da je cena skladna s tržno, kaže na to, da je znižanje cene sorazmerno.
This would also imply that no overcompensation of SJB has taken place.
To naj bi tudi pomenilo, da partnerstvo SJB ni prejelo prekomernega nadomestila.
The decrease in the price was the consideration which the Municipality had to pay so that SJB would agree to waive its right to invoke the 70 % clause.
Znižanje cene je bilo nadomestilo, ki ga je občina morala plačati partnerstvu SJB, da bi se to odpovedalo svoji pravici do uveljavljanja klavzule o 70 %.
Furthermore, through its participation in the PPP, SJB will itself bear 50 % of the risks and the costs of the ground exploitation, thereby participating in the agreed decrease of the sales price.
Poleg tega partnerstvo SJB s svojo udeležbo v JZP nosi 50 % tveganja in stroškov uporabe stavbnega zemljišča in s tem sodeluje pri dogovorjenem znižanju prodajne cene.
In order to arrive at break-even for the ground exploitation, it was decided that SJB should contribute EUR 2,6 million to the PPP (point 5.2.1 Ground Exploitation Masterplan Damcentrum) and, as the PPP bore 50 % of the costs of the school, 25 % of those costs is at the expense of SJB (EUR 0,7 million).
Da bi se pokrili stroški v zvezi z uporabo stavbnega zemljišča, je bilo odločeno, da bi moralo partnerstvo SJB k JZP prispevati 2,6 milijona EUR (točka 5.2.1 Glavnega načrta o uporabi stavbnega zemljišča Damcentrum) in da partnerstvo SJB krije 25 % stroškov gradnje šole (0,7 milijona EUR), saj je JZP nosilo 50 % teh stroškov.
Distortion of competition
4.3.5 Izkrivljanje konkurence
Finally, he Dutch authorities claim that the retroactive price decrease concerns the building of 67 housing units and 14 commercial premises which will be sold at market-conform prices valued by an independent expert.
Poleg navedenega nizozemski organi trdijo, da se retroaktivno znižanje cene nanaša na gradnjo 67 stanovanjskih enot in 14 poslovnih prostorov, ki bodo prodani po tržnih cenah, ovrednotenih s strani neodvisnega cenilca.
Therefore, the distortion of competition would be of a very local nature and would not outweigh the positive effects of the completion of the project.
Zato bi bilo izkrivljanje konkurence zelo lokalno in ne bi prevladalo nad pozitivnimi učinki izvedbe projekta.
Only the Stichting provided comments in response to the opening decision.
Pripombe v zvezi s sklepom o začetku postopka je predložila le fundacija.
The Stichting welcomes the opening decision, but is of the opinion that the contested measures described in this decision are part of a much wider aid operation and refers to its complaint and additional submissions.
Fundacija pozdravlja sklep o začetku postopka, vendar meni, da so sporni ukrepi iz tega sklepa del veliko širšega ukrepa pomoči, pri čemer se sklicuje na svojo pritožbo in dodatne dopise.
In particular, the Stichting refers to the alleged free transfer of land by the Municipality to the PPP.
Fundacija zlasti omenja domneven brezplačni prenos zemljišč s strani občine na JZP.
The Stichting is of the opinion that the delay in the project was not due to the national court proceedings initiated by them, nor that the financial crisis delayed the sales of the housing units on the Damplein.
Fundacija meni, da zamuda pri projektu ni nastala zaradi nacionalnih sodnih postopkov, ki jih je sprožila, in da finančna kriza ni razlog za zamudo pri prodaji stanovanjskih enot na Dampleinu.
According to the Stichting, there has been no market demand for the kind of housing units proposed for the Damplein ever since the beginning of the project in 2004.
Po navedbah fundacije vse od začetka projekta v letu 2004 na trgu ni bilo povpraševanja po vrsti stanovanjskih enot, ki so bile načrtovane za Damplein.
According to the Stichting, the land was not valued by an independent expert, neither in 2003, nor in 2009.
Po navedbah fundacije zemljišča ni ovrednotil neodvisni cenilec niti leta 2003 niti leta 2009.
COMMENTS FROM THE DUTCH AUTHORITIES ON THIRD PARTY COMMENTS
PRIPOMBE NIZOZEMSKIH ORGANOV NA PRIPOMBE ZAINTERESIRANE STRANI
Concerning the free transfer of land by the Municipality to the PPP, the Municipality explained that this is not part of the opening decision and referred to its submissions to the Commission in 2009, in which it explained that that transfer was not free of charge since the PPP provided services in return for it.
V zvezi z brezplačnim prenosom zemljišča s strani občine na JZP je občina pojasnila, da to ni del sklepa o začetku postopka, pri čemer se je sklicevala na svoje dopise Komisiji iz leta 2009, v katerih je pojasnila, da ta prenos ni bil brezplačen, saj je JZP v zameno zagotovilo storitve.
In its earlier submissions, the Municipality stressed that the works carried out by the PPP should normally have been borne by the Municipality.
V svojih prvih pripombah je občina poudarila, da bi morala dela, ki jih je izvedlo JZP, običajno izvesti sama.
According to the Dutch authorities, both the different legal procedures initiated by the Stichting, which generated a lot of negative publicity for the project, and the credit crisis had a negative effect on the sales of housing units on the Damplein.
Po navedbah nizozemskih organov so različni pravni postopki, ki jih sprožila fundacija in ki so projektu prinesli veliko negativne propagande, ter kreditna kriza negativno vplivali na prodajo stanovanjskih enot na Dampleinu.
However, when initial sales started in 2007, almost a third of the housing units were sold.
Leta 2007, ko so se začele prve prodaje, je bila prodana skoraj tretjina stanovanjskih enot.
These sales agreements were later cancelled due to the late delivery of the necessary building permits.
Te prodajne pogodbe so bile zaradi zamude pri izdaji potrebnih gradbenih dovoljenj pozneje razveljavljene.
It can therefore be concluded that there was a demand for these units at the beginning of the project.
Zato je mogoče zaključiti, da je na začetku projekta obstajalo povpraševanje po teh enotah.