natgillin/translations-raw huggingface dataset:
This 70 % clause is commonly found in construction contracts in the Netherlands and seeks to limit the risks for project developers of constructing real estate which might not be sold.
Klavzula o 70 % je v gradbenih pogodbah na Nizozemskem običajna, zmanjšala pa naj bi tveganja razvijalcev projektov, da zgradijo nepremičnino, ki morda ne bo prodana.
The agreement did not, however, provide for any possibility to postpone construction as regards the commercial premises and the underground parking garage.
Vendar v navedenem sporazumu ni bilo predvidenih možnosti za odlog gradnje poslovnih prostorov in podzemne parkirne hiše.
According to both the 2004 Co-operation Agreement and a further project agreement concluded on 22 November 2004 (hereinafter: the “SJB Project Agreement”), SJB would build a total of 242 housing units, of which 74 were initially planned to be built on the Damplein [7].
V skladu s sporazumom o sodelovanju iz leta 2004 in dodatnim sporazumom o projektu, ki je bil sklenjen 22. novembra 2004 (v nadaljnjem besedilu: sporazum o projektu s partnerstvom SJB), naj bi partnerstvo SJB zgradilo skupno 242 stanovanjskih enot, pri čemer bi jih bilo po prvotnem načrtu 74 zgrajenih na Dampleinu [7].
SJB would also build approximately 2400 square meters of commercial space on the Damplein and construct the underground parking garage, which apart from a private section (75 parking spaces) also included a public section (225 parking spaces).
Partnerstvo SJB naj bi na Dampleinu zgradilo tudi približno 2400 kvadratnih metrov poslovnih prostorov in podzemno parkirno hišo, ki bi poleg zasebnega dela (75 parkirnih mest) vključevala tudi javni del (225 parkirnih mest).
The commercial premises and the housing units would both be built on top of the underground parking garage.
Poslovni prostori in stanovanjske enote naj bi bili zgrajeni nad podzemno parkirno hišo.
The Municipality, as also explicitly emphasised by the Dutch authorities in its submissions, was not involved in the construction phase of the project and bore no risks in relation to the sale of the housing units and commercial premises.
Kot so v svojih dopisih izrecno poudarili tudi nizozemski organi, občina ni sodelovala pri gradbeni fazi projekta in ni nosila tveganj, povezanih s prodajo stanovanjskih enot in poslovnih prostorov.
Profits from these sales, if any, would accrue directly to the private developers.
Morebitni dobiček od prodaje bi se stekal neposredno k zasebnim razvijalcem.
The construction phase of the project should be distinguished from the so-called ground exploitation phase of the project, where the Municipality was involved through the PPP with SJB and bore 50 % of the risks (see recital 18 below).
Ločevati je treba med fazo gradnje in tako imenovano fazo uporabe stavbnega zemljišča, v kateri je občina preko JZP sodelovala s partnerstvom SJB in nosila 50 % tveganj (glej uvodno izjavo (18)).
The ground exploitation phase
2.2.2 Faza uporabe stavbnega zemljišča
Before construction works in each part of the real estate project could commence, the land had to be acquired, the public infrastructure had to be re-arranged and the land had to be made ready for construction.
Preden so se lahko začela gradbena dela na vsakem posameznem delu nepremičninskega projekta, je bilo treba pridobiti zemljišče, preurediti javno infrastrukturo in pripraviti zemljišče za gradnjo.
Since this "ground exploitation phase" of the project was expected to entail high costs (estimated at the time at approximately EUR 30 million) and significant risks, the Municipality decided to set up a PPP with SJB to carry out these works [8].
Ker naj bi „faza uporabe stavbnega zemljišča“ predvidoma vključevala visoke stroške (takrat ocenjeni na približno 30 milijonov EUR) in znatna tveganja, se je občina odločila, da bo za izvedbo teh del s partnerstvom SJB ustanovila JZP [8].
To this end, the Municipality and SJB signed a ground exploitation/PPP agreement on 22 November 2004 (hereinafter: the “GREX”).
Občina je zato s partnerstvom SJB 22. novembra 2004 podpisala sporazum o uporabi stavbnega zemljišča/JZP (v nadaljnjem besedilu: sporazum GREX).
In return for its participation in the ground exploitation phase of the project, SJB would obtain a share of the revenues of the PPP and receive the development rights on plots of land previously allocated to the Municipality [9].
Partnerstvo SJB bi v zameno za svoje sodelovanje v fazi uporabe stavbnega zemljišča dobilo delež prihodkov JZP in razvojne pravice za parcele, ki so bile predhodno dodeljene občini [9].
According to the GREX, both the Municipality and SJB would make a direct financial contribution to the PPP to carry out the ground exploitation works [10].
V skladu s sporazumom GREX naj bi tako občina kot tudi partnerstvo SJB neposredno finančno prispevala k JZP za izvedbo del v okviru uporabe stavbnega zemljišča [10].
The GREX further provides that the Municipality and SJB would each bear 50 % of the costs and the risks of the ground exploitation phase (Article 4.1 of the GREX) and that the final revenues/losses of the ground exploitation would be divided according to the rules laid down in the 2004 Co-operation Agreement (Article 14.3).
V sporazumu GREX je nadalje določeno, da občina in partnerstvo SJB v fazi uporabe stavbnega zemljišča nosita vsak 50 % stroškov in tveganj (člen 4(1) sporazuma GREX) ter da se končni prihodki/odhodki od uporabe stavbnega zemljišča razdelijo v skladu s pravili iz sporazuma o sodelovanju iz leta 2004 (člen 14(3)).
This stipulated that at the end of the ground exploitation phase a negative or positive result of up to EUR 1 million would be equally divided between the Municipality and SJB, whereas the portion of a positive result exceeding EUR 1 million would be divided between the Municipality, SJB and the other private parties taking part in the construction phase of the real estate project (Article 10.9 of the 2004 Co-operation Agreement).
V skladu s tem sporazumom bi se ob koncu faze uporabe stavbnega zemljišča negativen ali pozitiven rezultat v višini do 1 milijona EUR enakovredno razdelil med občino in partnerstvo SJB, medtem ko bi se delež pozitivnega rezultata, ki bi presegal 1 milijon EUR, razdelil med občino, partnerstvo SJB in druge zasebne subjekte, ki sodelujejo v fazi gradnje v nepremičninskem projektu (člen 10(9) sporazuma o sodelovanju iz leta 2004).
Besides making the land ready for construction, the ground exploitation phase also covered the construction, temporary exploitation and reselling of the public part of the underground parking garage and the building of the school (Article 4 of the GREX).
Faza uporabe stavbnega zemljišča je poleg priprave zemljišča za gradnjo zajemala tudi gradnjo, začasno uporabo in ponovno prodajo javnega dela podzemne parkirne hiše ter gradnjo šole (člen 4 sporazuma GREX).
To this end, the PPP agreed with SJB that SJB would construct the underground public garage, which was considered to be intrinsically linked to the private section of the parking garage (article 9 of the GREX), for which SJB would receive a maximum amount of approximately EUR 4,6 million (value on 1 January 2003) from the PPP (Article 6 of the SJB Project Agreement).
JZP in partnerstvo SJB sta se zato sporazumela, da bo partnerstvo SJB zgradilo javno podzemno parkirno hišo, neločljivo povezano z zasebnim delom parkirne hiše (člen 9 sporazuma GREX), od JZP pa bo v ta namen prejelo najvišji znesek v višini približno 4,6 milijona EUR (vrednost na dan 1. januarja 2003) (člen 6 sporazuma o projektu s partnerstvom SJB).
The construction of the private section of the parking garage would be financed by SJB itself.
Gradnjo zasebnega dela parkirne hiše bi financiralo partnerstvo SJB.
The PPP intended to sell the entire parking garage to a third party and the revenues from that sale were to flow to the PPP, which would share them between the Municipality and SJB.
JZP je nameravalo prodati celotno parkirno hišo tretji osebi, prihodki od prodaje pa bi se stekli v JZP, ki bi jih razdelilo med občino in partnerstvo SJB.
Finally, the PPP would also contribute 50 % of the costs for the construction of a school in another plan area of the Leidschendam Centrum Project.
Nazadnje bi JZP prispevalo tudi 50 % stroškov za gradnjo šole v drugem načrtovanem območju v okviru projekta Mestno središče Leidschendama.
The remaining 50 % would be financed directly by the Municipality (Article 8 of the GREX).
Ostalih 50 % bi neposredno financirala občina (člen 8 sporazuma GREX).
As follows from recitals 17 to 20 above, the costs of the ground exploitation phase of the project consisted essentially in the costs of the acquisition of the land insofar as it was not already owned by the Municipality, the costs of making the land ready for construction, the costs for the public section of the underground parking garage and 50 % of the construction costs for the school.
Iz uvodnih izjav (17)–(20) je razvidno, da so stroške faze uporabe stavbnega zemljišča v projektu sestavljali predvsem stroški pridobitve zemljišča, v kolikor to ni bilo v lasti občine, stroški priprave zemljišča za gradnjo, stroški za gradnjo javnega dela podzemne parkirne hiše in 50 % stroškov gradnje šole.
The PPP would generate revenues from the ground exploitation phase, first and foremost, through the sale of the land to private project developers, including SJB, after the PPP had made the land ready for construction.
JZP bi prihodke ustvarilo v okviru faze uporabe stavbnega zemljišča, zlasti s prodajo zemljišča zasebnim razvijalcem projektov, vključno s partnerstvom SJB, in sicer potem, ko bi zemljišče pripravilo za gradnjo.
Each project developer was to purchase the part of the land assigned to it to construct housing units and commercial premises.
Vsak razvijalec projekta bi kupil del zemljišča, ki mu je bilo dodeljeno za gradnjo stanovanjskih enot in poslovnih prostorov.
These prices were based on an independent expert valuation report, dated 11 March 2003, which considered the prices to be market-conform.
Cene so temeljile na cenitvenem poročilu neodvisnega cenilca z dne 11. marca 2003, ki je ocenil, da so te cene usklajene s tržnimi.
Payment of the land price was due at the moment the private developer concerned obtained the necessary building permits and would take place, at the latest, at the moment of the legal transfer of the land (Article 10.5 of the 2004 Co-operation Agreement).
Ceno zemljišča je bilo treba plačati takoj, ko je zadevni zasebni razvijalec pridobil potrebna gradbena dovoljenja, oziroma najpozneje v trenutku pravnega prenosa zemljišča (člen 10(5) sporazuma o sodelovanju iz leta 2004).
The price of the land sold by the PPP to SJB for the overall Leidschendam Centrum Project was determined at minimum EUR 18,5 million (value on 1 January 2003).
Cena zemljišč, ki jih je JZP prodalo partnerstvu SJB za celotni projekt „Mestno središče Leidschendama“, je bila določena na najmanj 18,5 milijona EUR (vrednost na dan 1. januarja 2003).
The land in the Damplein area sold by the PPP to SJB was determined at minimum EUR 7,2 million (value on 1 January 2003), yearly indexed with 2,5 % until payment.
Cena zemljišča na območju Dampleina, ki ga je JZP prodalo partnerstvu SJB, je bila določena na najmanj 7,2 milijona EUR (vrednost na dan 1. januarja 2003), pri čemer je do plačila indeksirana z 2,5 % na leto.
Second, the PPP was to collect additional revenues by charging each private project developer a ground exploitation fee and a quality fee pursuant to Article 10.3 of the 2004 Co-operation Agreement [11].
JZP naj bi dodatne prihodke pridobilo tako, da bi vsakemu zasebnemu razvijalcu projekta v skladu s členom 10(3) sporazuma o sodelovanju iz leta 2004 zaračunalo nadomestilo za uporabo stavbnega zemljišča in nadomestilo za uporabnost [11].
These fees were calculated on the basis of the number of housing units to be built by the private project developer and could be increased or decreased depending on the number of units actually constructed.
Nadomestila so bila izračunana na podlagi števila stanovanjskih enot, ki naj bi jih zgradil zasebni razvijalec projekta, in so se lahko zvišala ali znižala glede na število dejansko zgrajenih enot.
These fees were due on 1 July 2004 at the latest and needed to be paid in a single instalment for all housing units constructed in the Leidschendam Centrum Project by the private developer concerned.
Ta nadomestila je bilo treba plačati najpozneje 1. julija 2004, in sicer v enkratnem znesku za vse stanovanjske enote, ki jih je v okviru projekta Mestno središče Leidschendama zgradil zadevni zasebni razvijalec.
As regards SJB, the total ground exploitation fee was determined at approximately EUR 1,1 million and the quality fee at approximately EUR 0,9 million (value on 1 January 2003), indexed yearly by 2,5 % until payment, for all the housing units it planned to build in the Leidschendam centrum area.
Za partnerstvo SJB je bilo za vse stanovanjske enote, ki jih je načrtovalo zgraditi na območju mestnega središča Leidschendama, skupno nadomestilo za uporabo stavbnega zemljišča določeno na 1,1 milijona EUR, nadomestilo za uporabnost pa na približno 0,9 milijona EUR (vrednost na dan 1. januarja 2003), pri čemer sta do plačila indeksirani z 2,5 % na leto.
The final ground exploitation fee and quality fee due would depend on the number of housing units actually built.
Končna višina nadomestila za uporabo stavbnega zemljišča in nadomestila za uporabnost bi bili odvisni od števila dejansko zgrajenih stanovanjskih enot.
The retroactive price decrease and waived fees
2.3 Retroaktivno znižanje cen in opustitev nadomestil
According to the timeline which was set up in March 2004, construction works on the Damplein were initially planned to start in November 2005. However, due to several national court proceedings, the building permits SJB needed to commence construction were delayed and eventually only obtained in November 2008.
V skladu s časovnim razporedom iz marca 2004 je bil začetek gradbenih del za Damplein prvotno načrtovan v novembru 2005, vendar je partnerstvo SJB zaradi več nacionalnih sodnih postopkov potrebna gradbena dovoljenja za začetek gradnje pridobilo z zamudo, in sicer šele novembra 2008.
SJB started with the pre-sale of housing units in February 2007, but experienced difficulties selling these and eventually managed to pre-sell only 20 of the 67 planned units.
Partnerstvo SJB je februarja 2007 začelo s predprodajo stanovanjskih enot, vendar je pri tem naletelo na težave in je nazadnje uspelo vnaprej prodati le 20 od načrtovanih 67 enot.
Because of the delays encountered in obtaining the necessary building permits, these pre-sale contracts were annulled in September 2008 so that, when SJB finally obtained the permits to start construction works in November of that year, none of the housing units SJB was required to build on the Damplein had been pre-sold.
Zaradi zamud pri pridobivanju potrebnih gradbenih dovoljenj so bile te predprodajne pogodbe septembra 2008 razveljavljene. Tako novembra istega leta, ko je partnerstvo SJB končno pridobilo dovoljenja za začetek gradbenih del, nobena od stanovanjskih enot, ki bi jih partnerstvo SJB moralo zgraditi na Dampleinu, ni bila vnaprej prodana.
In the meantime, the financial crisis had started and affected the Dutch real-estate market in particular.
Medtem se je začela finančna kriza, ki je prizadela zlasti nizozemski nepremičninski trg.
In this context, SJB informed the Municipality that it would not start any of the construction works, notwithstanding the fact that the 2004 Co-operation Agreement only allowed it to postpone construction of the housing units if less than 70 % of these units had been sold.
V teh okoliščinah je partnerstvo SJB obvestilo občino, da ne bo začelo izvajati gradbenih del, ne glede na dejstvo, da bi lahko v skladu s sporazumom o sodelovanju iz leta 2004 odložilo gradnjo stanovanjskih enot samo, če bi bilo prodanih manj kot 70 % teh enot.
As explained in recital 14 above, the 70 % clause did not cover the construction of the commercial premises or the underground parking garage.
Kot je pojasnjeno v uvodni izjavi (14), klavzula o 70 % ne zajema gradnje poslovnih prostorov ali podzemne parkirne hiše.
In the Autumn of 2008, SJB made a proposal to the PPP to pay EUR 4 million for the land on the Damplein, instead of the EUR 7,2 million (value on 1 January 2003) originally agreed, whereby SJB would start the construction works in April 2009 regardless of whether the housing units had been pre-sold.
Jeseni leta 2008 je partnerstvo SJB za zemljišče na Dampleinu namesto prvotno dogovorjenega 7,2 milijona EUR (vrednost na dan 1. januarja 2003) JZP ponudilo 4 milijone EUR, pri čemer bi začelo gradbena dela izvajati aprila 2009, ne glede na to, ali bi bile stanovanjske enote vnaprej prodane.
According to the Dutch authorities this resulted in a price lower than that expected from a direct sale to private persons.
Po navedbah nizozemskih organov je bila dobljena cena nižja od pričakovane cene pri neposredni prodaji zasebnikom.
On 18 December 2008, the PPP and SJB decided in principle to the price decrease, but before seeking approval from the Municipality’s Council, the Municipality contacted an independent expert to determine whether the price calculated by SJB was a market-conform price.
JZP in partnerstvo SJB sta se 18. decembra 2008 načeloma odločila za znižanje cene, vendar je občina, preden je občinski svet zaprosila za odobritev, najela neodvisnega cenilca, da bi ugotovila, ali je cena, ki jo je izračunalo partnerstvo SJB, skladna s tržno ceno.
In its report of 11 February 2009, the expert concluded that EUR 4 million (value on 1 January 2010) could, on the basis of the residual value method, be considered a market-conform price for the land on the Damplein in 2010, taking into account the fact that SJB committed to sell the unsold housing units to an investor and had agreed to lower its initially foreseen profit and risk margin from 5 % to 2 %.
Cenilec je v svojem poročilu z dne 11. februarja 2009 ugotovil, da se cena v višini 4 milijonov EUR (vrednost na dan 1. januarja 2010) za zemljišče na Dampleinu leta 2010 na podlagi metode preostale vrednosti lahko šteje za skladno s tržno ceno, pri čemer je upošteval dejstvo, da se je partnerstvo SJB zavezalo prodati neprodane stanovanjske enote vlagatelju in je pristalo na znižanje svojega prvotno predvidenega praga dobička in tveganja s 5 % na 2 %.
The report did not take into account the lowering of the ground exploitation fee and quality fee.
V poročilu ni bilo upoštevano znižanje nadomestila za uporabo stavbnega zemljišča in nadomestila za uporabnost.
On the basis of this report and because, according to the Dutch authorities, the Municipality feared further delays and considered it of general interest that the construction phase was started as soon as possible, the Municipality's Council, in its meeting of 10 March 2009, decided that the PPP would agree to lower the price and fees originally agreed in 2004 with SJB for the land located on the Damplein.
Na podlagi tega poročila in ker se je občina po navedbah nizozemskih oblasti želela izogniti nadaljnjim zamudam ter je bil čimprejšnji začetek faze gradnje po njenem mnenju v javnem interesu, je občinski svet na seji z dne 10. marca 2009 sklenil, da bo JZP pristalo na znižanje cene in nadomestil za zemljišče na Dampleinu, o katerih se je s partnerstvom SJB prvotno dogovorilo leta 2004.
A proposal of 18 February 2009 from the Municipality, which was sent to the members of its Council, refers to a decrease in price for the land and a decrease in the ground exploitation and quality fees.
Predlog občine z dne 18. februarja 2009, ki ga je ta poslala članom občinskega sveta, se nanaša na znižanje cene zemljišča ter znižanje nadomestila za uporabo stavbnega zemljišča in nadomestila za uporabnost.
The proposal further states that this decrease would turn the ground exploitation phase, which was budgeted to be break-even, into a loss-making project.
V predlogu je nadalje navedeno, da naj bi faza uporabe stavbnega zemljišča, za katero je bilo predvideno, da bo dosegla prag dobička, zaradi tega znižanja povzročila izgube.
The proposal also requested the Municipality to foresee the necessary provision for 50 % of the losses.
Predlog tudi poziva občino, da predvidi potrebne rezerve za 50 % izgub.
The proposal further mentions that due to the financial crisis SJB was not able to obtain the necessary financing for the development of the Damplein.
V predlogu je nadalje navedeno, da zaradi finančne krize partnerstvo SJB ni pridobilo potrebnega financiranja za razvoj Dampleina.
The price decrease was formalised in an agreement concluded on 1 March 2010 (hereinafter: the “Supplementary Agreement”) between the Municipality, the PPP and SJB.
Znižanje cen je bilo potrjeno s sporazumom z dne 1. marca 2010 (v nadaljnjem besedilu: dopolnilni sporazum), ki so ga sklenili občina, JZP in partnerstvo SJB.
No reference is made in that second paragraph to the land on the Damplein in particular [12].
V tem drugem odstavku ni sklicevanja posebej na zemljišče na Dampleinu [12].
The Supplementary Agreement also states that SJB started the construction works on the Damplein on 7 July 2009 and that it had to undertake those works without interruption.
V dopolnilnem sporazumu je tudi navedeno, da je partnerstvo SJB začelo izvajati gradbena dela na Dampleinu 7. julija 2009 in da jih mora izvesti brez prekinitve.
Delivery of the land would take place at the latest in mid-March 2010 and payment would take place at the latest on the day of delivery.
Predaja zemljišča naj bi se izvršila najpozneje do sredine marca 2010, plačilo pa naj bi bilo izvedeno najpozneje na dan predaje.
Furthermore, on 13 July 2009, the PPP and SJB concluded a new agreement concerning the underground public parking garage [13].
Poleg tega sta JZP in partnerstvo SJB 13. julija 2009 sklenila nov sporazum o javni podzemni parkirni hiši [13].
According to this agreement, SJB would start the construction works on the public parking garage during the second quarter of 2009 and would complete these within a fixed period of time.
V skladu s tem sporazumom naj bi partnerstvo SJB začelo izvajati gradbena dela v zvezi z javno parkirno hišo v drugem četrtletju leta 2009 in jih dokončalo v predpisanem roku.
The PPP would pay SJB EUR 5,4 million (value on 1 April 2009) for the construction of the public parking garage [14]; this amount would be fixed until delivery and would not be indexed.
JZP bi za gradnjo javne parkirne hiše partnerstvu SJB plačalo 5,4 milijona EUR (vrednost na dan 1. aprila 2009) [14], pri čemer bi bil ta znesek do zaključka dela nespremenljiv in ne bi bil indeksiran.
On 15 January 2010, SJB and Wooninvest Projecten BV, a company related to one of the project developers who signed the 2004 Co-operation Agreement, signed a purchase/construction agreement (“koop/aannemingsovereenkomst”) for the purchase of 43 housing units, which would be rented out to private persons by Wooninvest.
Partnerstvo SJB je 15. januarja 2010 sklenilo sporazum o nakupu/gradnji (koop/aannemingsovereenkomst) z družbo Wooninvest Projecten BV, povezano z enim od razvijalcev projektov, ki je podpisal sporazum o sodelovanju iz leta 2004, in sicer za nakup 43 stanovanjskih enot, ki naj bi jih družba Wooninvest oddajala v najem zasebnikom.
In the case that SJB found a private purchaser for some of these housing units before 29 January 2010, the parties agreed that these units would not be sold to Wooninvest.
Strani sta se dogovorili, da če bo partnerstvo SJB pred 29. januarjem 2010 našlo zasebnega kupca za nekatere od teh stanovanjskih enot, zadevne enote ne bodo prodane družbi Wooninvest.