natgillin/translations-raw huggingface dataset:
This included the need to take up capital as well as to modernise the apartments in order to privatise them (while maintaining moderate rents) and obtain the debt write-off pursuant to the Inherited Debt Support Law.
Poleg tega prodaja posodobljenih stanovanj neposredno najemnikom ali poslovnemu kupcu za družbo NEUWOGES ne bi bila zanimiva možnost, saj bi morala v sklad za odpisani podedovani dolg prenesti znaten odstotek višje cene.
In the light of these factors, BAVARIA asserts that a MEO finding itself in the same circumstance would also have engaged in the transaction.
Družba BAVARIA nazadnje trdi, da posel ne vključuje državnih sredstev in ga ni mogoče pripisati državi.
Regarding the provisions in the general management contract and the risks associated with a worse-than-expected development of the real-estate market in Neubrandenburg (such as a higher-than-expected vacancy rate, etc.), BAVARIA argues that the risk of not being able to achieve the desired rent and occupancy rate was not imposed on NEUWOGES, but rather remained with NEUWOGES If NEUWOGES had not undertaken the transaction with BAVARIA, it would also have had to bear the consequences of a worse-than-expected development of the market.
Trdi zlasti, da je družba NEUWOGES običajna družba pod zasebnim pravom, ki neposredno ali posredno ne prejema nobenih državnih sredstev.
With respect to the individual provisions of the general management contract, BAVARIA submits that the average rent per m2 underlying the calculation of the leasing payment was actually slightly lower than what could have been expected in the light of the relevant rent table for Neubrandenburg.
Splošni nadzor nadzornega odbora, v katerem prevladujejo predstavniki mesta Neubrandenburg, ni dovolj, da bi se posel pripisal državi.
BAVARIA further stresses that the same rent table assumed increasing rents for the period after 1 January 2000, with the result that expecting a rent increase of […]% per year was not unrealistic.
Trditev družbe NEUWOGES, da je mesto Neubrandenburg pritiskalo na družbo NEUWOGES, naj sklene ta posel iz političnih razlogov, ni verjetna.
Moving on to the land-lease and sale contract, BAVARIA stresses that no direct comparison can be made with the 1997 and 2007 valuations, since these valuations concerned an outright sale, whereas the land-lease and sale contract, while constituting a sale of the buildings, involved only the creation of a ground lease on the land.
MESTO NEUBRANDENBURG
As the ownership of the land remained with NEUWOGES, the value of the land as stated in the valuations could not be considered.
Mesto Neubrandenburg, ki je lastnik družbe NEUWOGES, trdi, da zadevni pogodbi vključujeta državno pomoč.
BAVARIA further maintains that, in any event, the valuations have no continuing significance since they determined only the theoretical value of the property, not the actual market value.
Mesto podpira trditve, ki jih je predložila družba NEUWOGES, vendar glede več točk navaja lastne utemeljitve.
BAVARIA further submits that the debt write-off obtained through the transaction has to be considered.
Prednost
It submits that securing this write-off pursuant to the Inherited Debt Support Law was one of NEUWOGES’ goals in entering into the transaction at issue.
Prvič, mesto Neubrandenburg trdi, da je treba pogodbo o dolgoročnem zakupu z možnostjo nakupa ter splošno pogodbo o upravljanju oceniti ločeno, saj sta ju pogodbenici v pravnem in gospodarskem smislu skrbno ločevali.
BAVARIA also submits that, apart from the precise conditions of the land-lease and sale contract and the general management contract, the advantages obtained by NEUWOGES through the global lump-sum contract must be considered.
Drugič, mesto Neubrandenburg navaja trditve družbe NEUWOGES glede predvidenega zmanjšanja števila prebivalcev, ki bi ga po njenem mnenju udeleženec v tržnem gospodarstvu upošteval.
BAVARIA maintains that NEUWOGES insisted on charging its subsidiary BRG with the modernisation of the properties, bearing in mind that NEUWOGES would receive all profits made by BRG (but was also liable to cover any losses).
Poudarja tudi, da bi udeleženec v tržnem gospodarstvu jasno predvidel velik delež praznih stanovanj.
In this light, the profits generated from the contract with BRG, EUR […], have to be considered a relevant benefit for NEUWOGES.
Tretjič, trdi, da je bila posodobitev, ki jo je naročila družba BAVARIA, tako osnovna, da ni upravičila pričakovanja glede visoke stopnje zasedenosti in velikih zvišanj najemnin.
As regards the overall logic of the sale-and-lease-back model, BAVARIA submits, finally, that it is only natural that NEUWOGES has to repay BAVARIA’s initial investment plus interest.
Poleg tega mesto Neubrandenburg nasprotuje dodatnim trditvam, ki jih je predložila družba BAVARIA.
Indeed, BAVARIA refers to the minutes of NEUWOGES’ internal decision-making process to show that the latter was perfectly aware that the purpose of the leasing payment was to pay back BAVARIA’s initial investment.
Najpomembneje, trdi, da postopka za zbiranje ponudb ni mogoče upoštevati kot kazalnika, da je bila ponudba družbe BAVARIA najboljša, ki je bila na voljo na trgu.
With respect to the alternatives that NEUWOGES puts forward and believes would have been economically more advantageous, BAVARIA submits that these alternatives were either not actually available or not more advantageous.
Trdi, da udeleženec v tržnem gospodarstvu ne bi sprejel ponudbe družbe BAVARIA, tudi če bi bila to dejansko najboljša ponudba, ki bi bila na voljo na trgu.
First, with respect to the alleged option of selling directly to the tenants, BAVARIA argues that it is very unlikely that NEUWOGES would have succeeded in selling unmodernised flats, but that it was at the same time lacking the funds to finance the necessary modernisation.
Glede domnevnih drugih možnosti mesto Neubrandenburg v bistvu povzema trditve družbe NEUWOGES.
Second, as regards financing the modernisation with a loan, BAVARIA claims that NEUWOGES would have had all the same risks and costs it had under the BAVARIA deal.
Glede cenitev in trditve družbe BAVARIA, da ocenjenih cen ne bi bilo mogoče doseči, mesto Neubrandenburg trdi, da ni več mogoče ugotoviti, kakšno ceno bi družba NEUWOGES dejansko lahko dosegla na trgu leta 1998, zato je treba cenitev uporabiti kot kazalnik cene na trgu v zadevnem času.
Additionally, selling modernised apartments, either directly to the tenants or to a commercial buyer, would not have been attractive, since NEUWOGES would have had to pass on a significant percentage of the higher price to the inherited debt relief fund.
Mesto Neubrandenburg trdi, da mu je posel mogoče pripisati, saj je v dovolj veliki meri nadzorovalo družbo NEUWOGES na splošno, zlasti pa posel prodaje in povratnega zakupa.
BAVARIA finally submits that the transaction does not involve state resources and is not imputable to the State.
Mesto Neubrandenburg kot edini delničar družbe NEUWOGES trdi, da je imelo nad njo popoln nadzor.
In particular, it argues that NEUWOGES is a normal company governed by private law that does not receive any state funds, directly or indirectly.
Zlasti uprava družbe NEUWOGES je bila po dolžnosti zavezana k upoštevanju navodil mesta.
The general control exercised by the supervisory board, which is dominated by representatives of the City of Neubrandenburg, is insufficient to impute the transaction to the State.
Poleg tega je osem od desetih članov nadzornega odbora družbe NEUWOGES predstavnikov mesta, kar je eden od mehanizmov, prek katerega lahko mesto izvaja nadzor.
NEUWOGES’ argument, according to which the City of Neubrandenburg urged NEUWOGES to conclude this transaction for political reasons, is not plausible.
Dejansko je bilo mesto Neubrandenburg v skladu z regionalnim pravom pravno zavezano k zagotavljanju, da lahko ustrezno vpliva na družbo NEUWOGES.
CITY OF NEUBRANDENBURG
Glede zadevnega posla mesto Neubrandenburg trdi, da je lahko izvajalo nadzor, kar je pri tem poslu tudi izkoristilo.
The City of Neubrandenburg, the owner of NEUWOGES, submits that the contracts at issue involve state aid.
Meni, da med drugim zapisniki nadzornega sveta dokazujejo tesno vključenost predstavnikov mesta in da je bila pred sklenitvijo posla potrebna odločitev navedenega odbora.
While the city endorses the arguments put forward by NEUWOGES, it presents its own reasoning with regard to a number of points.
Glede pogojev posla trdi, da je zahtevalo zadostitev lokalnim političnim interesom.
Advantage
Nazadnje mesto Neubrandenburg trdi, da dejstva potrjujejo nadzor mesta pri poslu prodaje in povratnega zakupa ter njegovo odgovornost v tem primeru, zato mu je posel treba pripisati.
First, Neubrandenburg maintains that the land-lease and sale contract and the general management contract must be assessed separately, since the contracting parties carefully kept them apart, both in a legal and an economic sense.
DEŽELA BERLIN
Second, Neubrandenburg refers to NEUWOGES’ arguments regarding the forecast decrease in its population which, it maintains, a MEO would have taken into account.
Dežela Berlin, ki je tesno povezana z družbo BAVARIA [19], trdi, da zadevni pogodbi ne vključujeta državne pomoči, saj družbi BAVARIA ni bila dodeljena nobena prednost
Neubrandenburg also stresses that high vacancy rates would have been clearly foreseeable by a MEO.
Dežela Berlin najprej trdi, da je treba zadevni pogodbi šteti za en posel, saj sta dela posla prodaje in povratnega zakupa, ki se vzajemno dopolnjujeta.
Third, Neubrandenburg asserts that the modernisation commissioned by BAVARIA was of such a basic nature that it did not justify the expectation of high occupancy rates and large rent increases.
Trdi, da ju je kot takšni obravnavala tudi družba NEUWOGES.
Moreover, Neubrandenburg rebuts the additional arguments put forward by BAVARIA.
Glede merila udeleženca v tržnem gospodarstvu dežela Berlin trdi, da je družba BAVARIA glede na gospodarski položaj družbe NEUWOGES v zadevnem obdobju (med letoma 1997 in 1998) in vrsto posla, ki ga je ta želela skleniti (privatizacija v skladu s pogoji iz zakona o odpisu podedovanega dolga, da se zagotovi odpis dolga, posodobitev in nadaljnje upravljanje stanovanj ter ohranjanje zmernih najemnin), ponudila uravnoteženo rešitev.
Most relevantly, it argues that the bidding process cannot be taken as an indicator that BAVARIA’s offer was the best available on the market.
Natančneje, zlasti glede pogodbe o dolgoročnem zakupu z možnostjo nakupa dežela Berlin najprej trdi, da postopek za zbiranje ponudb, ki ga je izvedla družba NEUWOGES, dokazuje, da je bila po mnenju slednje družbe ponudba družbe BAVARIA najboljša ponudba za financiranje, ki je bila v zadevnem obdobju (med letoma 1997 in 1998) na voljo na trgu.
In any event, it submits that a MEO would not have accepted BAVARIA’s offer even if it had indeed been the best offer available on the market.
Drugič, trdi, da je treba upoštevati odpis dolga v skladu z zakonom o odpisu podedovanega dolga, saj je bila izpolnitev obveznosti privatizacije v skladu z navedenim zakonom osrednja spodbuda družbe NEUWOGES.
As regards alleged alternatives, Neubrandenburg essentially seizes on the arguments put forward by NEUWOGES.
Tretjič, poudarja, da je bilo v gospodarskem interesu družbe NEUWOGES, da proda po razmeroma nizki ceni (s prodajo neposodobljenih stanovanj z obveznostjo glede posodobitve, namesto da bi sama izvedla posodobitev in nato prodala), saj je nižja cena pomenila, da je bilo treba v sklad za odpisani podedovani dolg prenesti manj denarja.
With regard to the valuations and BAVARIA’s argument that the estimated prices could not have been achieved, Neubrandenburg asserts that, since it is no longer possible to ascertain what price NEUWOGES could actually have obtained on the market in 1998, the valuation has to be used as an indication of the market price at the relevant time.
Glede splošne pogodbe o upravljanju dežela Berlin najprej trdi, da pogodbe za primerjavo dokazujejo, da sta čas veljavnosti pogodbe in indeksacija obroka zakupnine za […] % običajna.
The City of Neubrandenburg argues that the transaction is imputable to it, since it exercised a sufficient degree of control over NEUWOGES in general and over the sale-and-lease-back transaction in particular.
Drugič, indeksacija je upravičena ob upoštevanju povprečne stopnje inflacije v zadevnem obdobju (med letoma 1997 in 1998).
As its sole shareholder, the City of Neubrandenburg claims to have had full control over NEUWOGES.
Tretjič, najemnina na m2 je bila v okviru veljavnih preglednic z najemninami za mesto Neubrandenburg.
In particular, NEUWOGES’ management was duty-bound to follow the City’s directives.
Dežela Berlin podobno kot družba BAVARIA trdi, da mesto Neubrandenburg ni financiralo družbe NEUWOGES.
Furthermore, eight of the ten members of NEUWOGES’ supervisory board are representatives of the City, giving the latter another mechanism through which it can exert its control.
Trdi, da je bil družbi NEUWOGES na voljo le prihodek, ki ga je ustvarila z lastnimi dejavnostmi, nad njim pa lokalni organi niso imeli neposrednega nadzora.
In fact, the City of Neubrandenburg was under a legal duty under regional law to ensure that it could exercise appropriate influence over NEUWOGES.
Glede pripisa državi dežela Berlin trdi, da trditev, da se je mesto Neubrandenburg odločilo za dodelitev pomoči nepremičninskemu skladu iz dežele Berlin v škodo lastni lokalni nepremičninski družbi, ni verjetna.
As regards the transaction in question, the City of Neubrandenburg claims that not only did it have the ability to exert control, but that it actually did so in this transaction.
Nadalje trdi, da ni dovolj dokazov, da je mesto Neubrandenburg načrtovalo, da se mu pripiše sklenitev pogodb.
Neubrandenburg is of the view that, inter alia, the minutes of the supervisory board demonstrate the close involvement of city representatives, and that a decision of that board was necessary before the transaction could be concluded.
RAZLOGI ZA ZAČETEK FORMALNEGA POSTOPKA PREISKAVE
With regard to the terms of the transaction, Neubrandenburg submits that the City demanded that local political interests had to be satisfied.
Komisija je v sklepu o začetku formalnega postopka preiskave podala predhodno mnenje glede več vprašanj in zainteresirane strani pozvala, naj predložijo informacije zlasti v zvezi s tremi vprašanji.
In conclusion, the City of Neubrandenburg submits that the City’s control over the sale-and-lease-back transaction, and its responsibility for this, is borne out by the facts, so that the transaction must be imputed to it.
Prvič, Komisija je začasno sprejela, da je treba pogodbo o dolgoročnem zakupu z možnostjo nakupa ter splošno pogodbo o upravljanju oceniti kot enoto in ne ločeno, saj sta bili obe sestavna dela posla prodaje in povratnega zakupa nepremičnine [20].
BERLIN LAND
Ugotovila je, da je ocena morebitne gospodarske prednosti temeljila na analizi donosa, ki ga je družba NEUWOGES leta 1998 lahko pričakovala od hkratne sklenitve pogodbe o dolgoročnem zakupu z možnostjo nakupa ter splošne pogodbe o upravljanju [21].
Berlin Land, which is closely connected to BAVARIA [19], submits that the contracts at issue do not contain any state aid component as no advantage was conferred upon BAVARIA.
Komisija je zlasti glede pogodbe o dolgoročnem zakupu z možnostjo nakupa izrazila dva pomisleka:
Berlin first argues that the contracts at issue have to be viewed as one transaction, as they formed mutually complementary parts of a sale-and-lease-back transaction.
Prvič, pojasniti je bilo treba, ali bi se lahko odpis dolga v skladu z zakonom o odpisu podedovanega dolga upošteval pri oceni [22].
Berlin asserts that they were also treated as such by NEUWOGES itself.
Drugič, Komisija je zahtevala dodatne informacije glede razlik med cenitvama iz let 1997 in 2007, pri čemer je trdila, da brez dodatnega pojasnila ni mogoče ugotoviti, katera cenitev je, če sploh, predstavljala dejansko tržno vrednost nepremičnine med letoma 1997 in 1998 [23].
Regarding the MEO test, Berlin submits that, considering NEUWOGES’ economic position at the relevant time (1997/98) and the type of transaction it sought (privatisation in compliance with the conditions under the Inherited Debt Support Law in order to secure the debt write-off, modernisation and continued administration of the apartments, and the maintenance of moderate rents), BAVARIA offered a balanced solution.
Glede splošne pogodbe o upravljanju je Komisija najprej pojasnila, da glede na pogodbe za primerjavo pogoji, za katere sta se dogovorili družbi NEUWOGES in BAVARIA, v zadevnem obdobju (med letoma 1997 in 1998) na trgu niso bili neobičajni [24].
More particularly with regard to the land-lease and sale contract, Berlin first argues that the bidding process undertaken by NEUWOGES demonstrates that NEUWOGES considered BAVARIA’s offer to be the best financing offer available on the market at the relevant time (1997/98).
Komisija je nato trdila, da postopek za zbiranje ponudb, ki ga je izvedla družba NEUWOGES, čeprav je bil omejen, dokazuje, da se je družba NEUWOGES lahko pozanimala na trgu in sprejela gospodarsko razumno odločitev [25].
Second, it submits that the debt write-off pursuant to the Inherited Debt Support Law must be considered, since compliance with the privatisation obligation under that law was a central motivation of NEUWOGES.
Tretjič, Komisija je navedla dejstvo, da je bila pogodbeno dogovorjena višina najemnine za leto 2008 dejansko primerljiva s povprečno najemnino v zadevni mestni četrti leta 2008 ali pa je bila le nekoliko nižja [26].
Third, Berlin underlines that it was in NEUWOGES’ economic interest to sell at a relatively low price (by selling unmodernised buildings with the obligation to modernise, rather than undertake the modernisation itself and then sell), since a lower price meant that less money had to be passed on to the inherited debt relief fund.
Komisija je kljub dejstvu, da je bilo na podlagi teh dejavnikov mogoče ugotoviti, da je bila splošna pogodba o upravljanju v skladu z običajnimi razmerami na trgu, zahtevala dodatne informacije o dejanskih pričakovanjih udeležencev na nepremičninskem trgu leta 1998, da bi lahko podrobneje analizirala zadevne trditve [27].
With respect to the general management contract, Berlin first argues that the comparison contracts demonstrate that neither the duration nor the indexation of the leasing payment by […]% per year were uncommon.
Komisija je proučila tudi analizo denarnih tokov, ki jo je predložila družba NEUWOGES, in nazadnje ugotovila, da zaradi metodoloških pomanjkljivosti z analizo ni mogoče dokazati gospodarske prednosti v korist družbe BAVARIA [28].
Second, the indexation is justified in the light of the average inflation rate at the relevant time (1997/98).
Komisija je nazadnje ugotovila, da na podlagi predloženih informacij ne more dokazati, da je bila družbi BAVARIA dodeljena gospodarska prednost [29].
Third, the rent per m2 was within the applicable rent table rates for Neubrandenburg.
Vendar je izrazila svojo namero, da podrobneje analizira trditve udeležencev, in zainteresirane strani pozvala, naj predložijo dodatne koristne informacije [30].
Like BAVARIA, Berlin Land argues that the City of Neubrandenburg did not fund NEUWOGES.
NACIONALNI SODNI POSTOPEK
Rather, it argues, only revenue generated from its own activities was available to NEUWOGES, over which the local authorities had no direct control.
Deželno sodišče v Rostocku je 28. novembra 2008 podalo svojo sodbo v postopku na prvi stopnji med družbama BAVARIA in NEUWOGES.
As regards imputability, Berlin asserts that it is not plausible to maintain that the City of Neubrandenburg decided to grant aid to a real-estate fund from Berlin, to the detriment of its own local housing company.
Postopek je začela družba BAVARIA, saj družba NEUWOGES od oktobra 2006 ni plačevala mesečnega obroka zakupnine, dogovorjenega v splošni pogodbi o upravljanju, ker je trdila, da je pogodba zaradi vsebovane nezakonite državne pomoči nična.
Further, it alleges that there are no sufficient indications that the City of Neubrandenburg intended the conclusion of the contracts to be imputed to it.
Deželno sodišče v Rostocku je v svoji sodbi menilo, da je treba pogodbo o dolgoročnem zakupu z možnostjo nakupa ter splošno pogodbo o upravljanju šteti za eno enoto, ne pa ločeno, saj sta obe sestavljali en posel prodaje in povratnega zakupa [31].
REASONS FOR INITIATING THE FORMAL INVESTIGATION PROCEDURE
Glede pogodbe o dolgoročnem zakupu z možnostjo nakupa je deželno sodišče v Rostocku najprej izračunalo letno najemnino za zemljišče v prvih 30 letih veljavnosti pogodbe in ugotovilo, da znaša […] % letno.
In its decision opening the formal investigation procedure, the Commission took a preliminary position on a range of issues and called on interested parties to submit information with respect to three issues in particular.
Sodišče je menilo, da ta znesek ne pomeni neustrezno nizkega povračila, saj je družba NEUWOGES najemnino za zemljišče za prvih 30 let prejela vnaprej in jo je lahko uporabila za naložbe, tega pa ne bi mogla, če bi se najemnina plačevala letno [32].
First, the Commission provisionally accepted that the land-lease and sale contract and the general management contract have to be assessed as a unit, not in isolation from each other, as both were integral parts of a real estate sale-and-lease-back transaction [20].
Deželno sodišče v Rostocku je nadalje potrdilo, da je treba odpis dolga za družbo NEUWOGES na podlagi posla prodaje in povratnega zakupa upoštevati v celoti, saj so s tem poslom nastali pogoji za zagotovitev odpisa dolga [33].
It concluded that the assessment of a potential economic advantage was therefore based on an analysis of the returns that NEUWOGES could have expected in 1998 from the joint conclusion of the land-lease and sale contract and the general management contract [21].
Če se odpis dolga prišteje nakupni ceni za stavbe, je dobljena številka le za 16 % nižja od cene, ki je bila za stavbe ugotovljena v cenitvi iz leta 2007, zato ni nesorazmerna z vrednostjo stavb [34].
As regards the land-lease and sale contract in particular, the Commission expressed two doubts:
Sodišče je nazadnje menilo, da je bila nizka nakupna cena v interesu družbe NEUWOGES, saj sta se z nižjo nakupno ceno zmanjšala splošni obseg naložb družbe BAVARIA in ustrezni obrok zakupnine [35].
First, clarification was required as to whether the debt write-off pursuant to the Inherited Debt Support Law could be taken into account in the assessment [22].
Poleg tega je menilo, da je bila nižja nakupna cena ugodna, ker je bila plačilna obveznost družbe NEUWOGES do sklada za odpisani podedovani dolg odvisna od cene pri prodaji [36].
Second, the Commission sought further information on the differences between the 1997 and 2007 valuations, asserting that without further clarification it was impossible to determine which, if any, represented the actual market value of the property in 1997/98 [23].
Deželno sodišče v Rostocku je zlasti glede splošne pogodbe o upravljanju najprej menilo, da 30-letna veljavnost pogodbe v nepremičninskih zakupnih poslih ni neobičajna [37].
With respect to the general management contract, the Commission reasoned first that the comparison contracts indicated that the conditions agreed between NEUWOGES and BAVARIA were not unusual on the market at the relevant time (1997/98) [24].
Menilo je tudi, da pogodbeno dogovorjen obrok zakupnine, ki je najprej znašal […] EUR na m2, ni bil nesorazmeren s povprečnimi najemninami za primerljive stavbe v zadevnem obdobju (med letoma 1997 in 1998) [38].
The Commission asserted, second, that the — albeit limited — bidding process carried out by NEUWOGES demonstrates that NEUWOGES had the ability to inform itself in the market and take an economically rational decision [25].
Deželno sodišče v Rostocku je nadalje menilo, da je letno zvišanje obroka zakupnine za […] % upravičeno ob upoštevanju povprečne inflacije med letoma 1970 in 1998 (tj. 3,52 % letno) [39].