natgillin/translations-raw huggingface dataset:
Profits from these sales, if any, would accrue directly to the private developers.
Partnerstvo SJB bi v zameno za sodelovanje v fazi uporabe stavbnega zemljišča dobilo delež prihodkov javno-zasebnega partnerstva in razvojne pravice za parcele, ki so bile predhodno dodeljene občini [9].
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 19 below).
V skladu s sporazumom GREX naj bi občina in partnerstvo SJB neposredno finančno prispevala k javno-zasebnemu partnerstvu za izvedbo del v okviru uporabe stavbnega zemljišča [10].
The ground exploitation phase
V sporazumu GREX je nadalje določeno, da bosta občina in partnerstvo SJB v fazi uporabe stavbnega zemljišča nosila vsak 50 % stroškov in tveganj (člen 4(1) sporazuma GREX) ter da se bodo končni prihodki/odhodki od uporabe stavbnega zemljišča razdelili v skladu s pravili iz sporazuma o sodelovanju iz leta 2004 (člen 14(3)).
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.
V skladu s tem sporazumom bi se ob koncu faze uporabe stavbnega zemljišča negativni ali pozitivni 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).
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].
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 Municipality and SJB signed a ground exploitation/PPP agreement on 22 November 2004 (hereinafter: ‘the GREX’).
Javno-zasebno partnerstvo in partnerstvo SJB sta se zato sporazumeli, da bo partnerstvo SJB zgradilo podzemno javno parkirno hišo, neločljivo povezano z zasebnim delom parkirne hiše (člen 9 sporazuma GREX), od javno-zasebnega partnerstva 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).
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].
Gradnjo zasebnega dela parkirne hiše bi financiralo partnerstvo SJB.
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].
Javno-zasebno partnerstvo je nameravalo prodati celotno parkirno hišo tretji osebi, prihodki od prodaje pa bi se stekli v javno-zasebno partnerstvo, ki bi jih razdelilo med občino in partnerstvo SJB.
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 Cooperation Agreement (Article 14.3).
Nazadnje, javno-zasebno partnerstvo bi krilo tudi 50 % stroškov za gradnjo šole v drugem načrtovanem območju v okviru projekta Mestno središče Leidschendama.
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 Cooperation Agreement).
Ostalih 50 % bi neposredno financirala občina (člen 8 sporazuma GREX).
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).
Iz uvodnih izjav 18–21 je razvidno, da so stroške faze uporabe stavbnega zemljišča v projektu sestavljali predvsem stroški pridobitve zemljišča, če to še ni bilo v lasti občine, stroški priprave zemljišča za gradnjo, stroški za gradnjo javnega dela podzemne parkirne hiše in 50 % stroškov gradnje šole.
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).
Javno-zasebno partnerstvo 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.
The construction of the private section of the parking garage would be financed by SJB itself.
Vsak razvijalec projekta bi kupil del zemljišča, ki mu je bilo dodeljeno za gradnjo stanovanjskih enot in poslovnih prostorov.
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.
Cene zemljišč so bile določene v členu 10 in Prilogi 3a k sporazumu o sodelovanju iz leta 2004.
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.
V tem sporazumu iz leta 2004 je izrecno navedeno, da se te najnižje cene lahko zvišajo, če bi bila pozidana večja talna površina od načrtovane.
The remaining 50 % would be financed directly by the Municipality (Article 8 of the GREX).
Cene so temeljile na cenitvenem poročilu neodvisnega cenilca z dne 11. marca 2003, ki je ocenil, da so te cene usklajene s tržnimi.
As follows from recitals 18 to 21 above, the costs of the ground exploitation phase of the project consisted essentially in the costs of the acquisition of the land in so far 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.
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 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.
Cena zemljišč, ki jih je javno-zasebno partnerstvo prodalo partnerstvu SJB za celotni projekt Mestno središče Leidschendama, je bila določena na najmanj 18,5 milijona EUR (vrednost na dan 1. januarja 2003).
Each project developer was to purchase the part of the land assigned to it to construct housing units and commercial premises.
Cena zemljišča na območju Dampleina, ki ga je javno-zasebno partnerstvo 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.
The prices for the land were laid down in Article 10 and Annex 3a to the 2004 Cooperation Agreement.
Javno-zasebno partnerstvo 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].
The 2004 Cooperation Agreement explicitly stated that these prices were minimum prices, which could be increased if more than the planned floor space was 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 prices were based on an independent expert valuation report, dated 11 March 2003, which considered the prices to be market-compliant.
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.
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 Cooperation Agreement).
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 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).
Končna višina nadomestila za uporabo stavbnega zemljišča in nadomestila za uporabnost bi bila odvisna od števila dejansko zgrajenih stanovanjskih enot.
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 at 2,5 % until payment.
Člen 6(6) [12] sporazuma o sodelovanju iz leta 2004 določa, da se bodo strani, če gradbena dovoljenja ne bodo pravočasno izdana, ponovno pogajale o sporazumu, vključno z izračunom cen zemljišč in datumi za plačila, pri čemer se bodo čim bolj držale pogojev tega sporazuma in dvostranskih sporazumov.
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 Cooperation Agreement [11].
Poleg tega člen 16 sporazuma o sodelovanju iz leta 2004 določa, da se lahko ta sporazum ali dvostranski sporazumi delno ali v celoti razveljavijo le v posebej navedenih primerih.
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.
Med te primere spadajo „nepredvidene okoliščine, opredeljene v členu 6(258) civilnega zakonika“: če ena od strani nato meni, da druge strani od nje ne morejo zahtevati nespremenjene izvedbe sporazuma, morajo začeti pogajanja za skupno določitev spremenjenih pogojev.
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.
Člen 18 sporazuma o sodelovanju iz leta 2004 določa, da se v primeru sporov v zvezi s tem sporazumom ali dvostranskimi sporazumi ti čim bolj rešujejo z dobrim in lojalnim sodelovanjem strani.
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 at 2,5 % until payment, for all the housing units it planned to build in the Leidschendam centrum area.
Če to ni mogoče, se spor predloži v arbitražo v skladu s pravili nizozemskega arbitražnega inštituta v Rotterdamu.
The final ground exploitation fee and quality fee due would depend on the number of housing units actually built.
Kraj arbitraže je Haag.
The 2004 Cooperation Agreement in its Article 6.6 [12] provides that, if the building permits are not delivered on schedule, the parties will renegotiate the agreement, including the calculation of the land prices and the data on which these need to be paid, staying as close as possible to the conditions of this agreement and of the bilateral agreements.
RETROAKTIVNO ZNIŽANJE CEN IN OPUSTITEV NADOMESTIL
Furthermore, Article 16 of the 2004 Cooperation Agreement stipulates that this agreement or the bilateral agreements can only be annulled totally or partly in the specifically listed situations.
Partnerstvo SJB je februarja 2007 začelo predprodajo stanovanjskih enot, vendar je pri tem naletelo na težave in mu je nazadnje uspelo vnaprej prodati le 20 od načrtovanih 67 enot.
One of these situations is ‘unforeseen circumstances as referred to in Article 6:258 of the Civil Code’: if one of the parties is then of the opinion that the other parties cannot require from him an unchanged execution of the agreement, they have to enter into negotiations in order to arrive at mutually agreed modified terms.
Zaradi zamud pri pridobivanju potrebnih gradbenih dovoljenj so bile te predprodajne pogodbe septembra 2008 razveljavljene.
If this is not possible the dispute has to be submitted to arbitration in accordance with the rules of the Dutch Arbitration Institute in Rotterdam.
Medtem se je začela finančna kriza, ki je prizadela zlasti nizozemski nepremičninski trg.
The place of arbitration is Den Haag.
V teh okoliščinah je partnerstvo SJB obvestilo občino, da ne bo začelo izvajati gradbenih del, pri čemer se je opiralo na klavzulo iz sporazuma o sodelovanju iz leta 2004, v skladu s katero je mogoče gradnjo stanovanjskih enot odložiti, če jih je prodanih manj kot 70 %.
THE RETROACTIVE PRICE DECREASE AND WAIVED FEES
V zvezi s tem se je partnerstvo SJB sklicevalo na pogodbene določbe sporazuma o sodelovanju iz leta 2004, zlasti člen 6(6) tega sporazuma, ki predvideva možnost ponovnega pogajanja o ceni in datumih predaje, če gradbena dovoljenja niso pravočasno izdana.
According to the timeline which was set up in March 2004, construction works on the Damplein were initially planned to start in November 2005.
Ker so bila ta gradbena dovoljenja izdana šele tri leta po predvidenem datumu, je partnerstvo SJB trdilo, da od njega ni mogoče zahtevati, naj sporazum izvede ob nespremenjenih pogojih.
However, owing to several national court proceedings, the building permits SJB needed to commence construction were delayed and eventually only obtained in November 2008.
Strani sta se posledično odločili za ponovno pogajanje o začetnih dogovorih.
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.
Jeseni leta 2008 je partnerstvo SJB za zemljišče na Dampleinu namesto prvotno dogovorjenega 7,2 milijona EUR (vrednost na dan 1. januarja 2003) javno-zasebnemu partnerstvu ponudilo 4 milijone EUR, pri čemer bi začelo gradbena dela izvajati aprila 2009, ne glede na to, ali bi bile stanovanjske enote vnaprej prodane.
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.
V zameno za to znižanje cene se je bilo partnerstvo SJB pripravljeno odpovedati pravici do uveljavljanja klavzule o 70 % iz sporazuma o sodelovanju iz leta 2004 in nadomestilu za škodo, ki jo je utrpelo zaradi triletne zamude pri izdaji gradbenih dovoljenj.
In the meantime, the financial crisis had started and affected the Dutch real-estate market in particular.
Poleg tega je partnerstvo SJB predlagalo, da bo poiskalo vlagatelja, ki bi zagotovil odkup neprodanih stanovanjskih enot.
In this context, SJB informed the Municipality that it would not start any of the construction works, relying on the clause in the 2004 Cooperation Agreement that allowed it to postpone construction of the housing units if less than 70 % of these units had been sold.
Po navedbah nizozemskih organov je bila dobljena cena nižja od pričakovane cene pri neposredni prodaji zasebnikom.
In this regard SJB referred to the contractual provisions in the 2004 Cooperation agreement, in particular Article 6.6 of the 2004 Cooperation agreement which provides for the possibility of renegotiating the price and the delivery dates if the building permits were not delivered in time.
Javno-zasebno partnerstvo in partnerstvo SJB sta se 18. decembra 2008 načeloma dogovorili 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.
According to SJB, since these permits were only delivered 3 years after the planned date, SJB could not be held to execute the Cooperation agreement unchanged.
Cenilec je v 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 %.
As a result the parties decided to renegotiate the initial arrangements.
V poročilu ni bilo upoštevano znižanje nadomestila za uporabo stavbnega zemljišča in nadomestila za uporabnost.
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.
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 10. marca 2009 sklenil, da bo javno-zasebno partnerstvo pristalo na znižanje cene in nadomestil za zemljišče na Dampleinu, o katerih se je s partnerstvom SJB prvotno dogovorilo leta 2004.
In return for this decrease in price, SJB was therefore willing to waive its right to invoke the 70 % clause contained in the 2004 Cooperation Agreement and the damage suffered as a result of the delay of 3 years in delivering the building permits.
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.
SJB further proposed to contact an investor who would guarantee to buy the unsold housing units.
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.
According to the Dutch authorities this resulted in a price lower than that expected from a direct sale to private persons.
Predlog tudi poziva občino, da zagotovi potrebne rezerve za 50 % izgub.
On 18 December 2008, the PPP and SJB agreed 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-compliant price.
V predlogu je nadalje navedeno, da zaradi finančne krize partnerstvo SJB ni pridobilo potrebnega financiranja za razvoj Dampleina.
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-compliant 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 planned profit and risk margin from 5 % to 2 %.
Znižanje cen je bilo potrjeno s sporazumom z dne 1. marca 2010 (v nadaljnjem besedilu: dopolnilni sporazum), ki so ga sklenili občina, javno-zasebno partnerstvo in partnerstvo SJB.
The report did not take into account the lowering of the ground exploitation fee and quality fee.
Ta sporazum je spremenil sporazum o sodelovanju iz leta 2004, sporazum o projektu s partnerstvom SJB in sporazum GREX.
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, at 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.
V navedenem drugem odstavku ni sklicevanja posebej na zemljišče na Dampleinu [13].
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.
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.
The proposal further mentions that owing to the financial crisis SJB was not able to obtain the necessary financing for the development of the Damplein.
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 price decrease was formalised in an agreement concluded on 1 March 2010 (hereinafter: the ‘Supplementary Agreement’) between the Municipality, the PPP and SJB.
Javno-zasebno partnerstvo bi za gradnjo javne parkirne hiše partnerstvu SJB plačalo 5,4 milijona EUR (vrednost na dan 1. aprila 2009) [15], pri čemer bi bil ta znesek do zaključka dela nespremenljiv in ne bi bil indeksiran.
Article 2.1.2, first paragraph, sub (i), of the Supplementary Agreement provides that, contrary to what was agreed to in the 2004 Cooperation agreement, the price of the land on the Damplein to be sold to SJB would be EUR 4 million.
Strani sta se dogovorili, da zadevne enote ne bodo prodane družbi Wooninvest, če bo partnerstvo SJB pred 29. januarjem 2010 za katere od njih našlo zasebnega kupca.
Article 2.1.2, first paragraph, sub (ii), of the Supplementary Agreement provides that the previously agreed ground exploitation fee and quality fee were no longer due.
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).
No reference is made in that second paragraph to the land on the Damplein in particular [13].
SKLEP O ZAČETKU POSTOPKA
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.
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 javno-zasebnega partnerstva 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.
The works had to be finished by December 2011.
Komisiji se predvsem ni zdelo 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.