natgillin/translations-raw huggingface dataset:
In case of late delivery, SJB was to reimburse part of the decreased price.
Z retroaktivnim znižanjem prodajne cene zemljišča, ki ga je prodalo partnerstvu SJB, se je javno-zasebno partnerstvo, in s tem občina, odločilo, da bo nosilo tveganje nazadujočega stanovanjskega trga.
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.
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.
Furthermore, on 13 July 2009, the PPP and SJB concluded a new agreement concerning the underground public parking garage [14].
Ker javno-zasebno partnerstvo 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.
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.
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.
The PPP would pay SJB EUR 5,4 million (value on 1 April 2009) for the construction of the public parking garage [15]; this amount would be fixed until delivery and would not be indexed.
Nazadnje je Komisija izrazila pomisleke glede tega, ali bi lahko sporni ukrepi spadali med izjeme iz člena 107 PDEU.
On 15 January 2010, SJB and Wooninvest Projecten BV, a company related to one of the project developers who signed the 2004 Cooperation 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.
PRIPOMBE NIZOZEMSKE
In the event 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.
V dopisu z dne 18. aprila 2012 so nizozemski organi predložili pripombe glede sklepa Komisije o začetku postopka.
The agreement also provides for 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).
PRIPOMBE V ZVEZI Z DEJSTVI
THE OPENING DECISION
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.
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.
Glede na navedbe nizozemskih oblasti sta ti nadomestili skupaj znašali 511544 EUR (vrednost na dan 1. januarja 2003, kar bi 1. januarja 2010 skupaj znašalo 719400 EUR).
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’).
V podkrepitev svojega stališča so se nizozemski organi sklicevali na predlog o znižanju cene, ki ga je občina poslala občinskemu svetu 18. februarja 2009, in na program gradnje, priložen sporazumu o sodelovanju iz leta 2004, v katerem sta za Damplein določeni nadomestilo za uporabo stavbnega zemljišča in nadomestilo za uporabnost v višini 511544 EUR.
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.
Ti znižanji bi bili odobreni pod pogojem, da bi partnerstvo SJB do 1. oktobra 2008 prejelo veljavno gradbeno dovoljenje.
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.
Ker se to ni zgodilo, sta se strani odločili za ponovna pogajanja o znižanju.
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.
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.
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.
Preglednica 1
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.
Izračun znižanja cene in zneskov opuščenih nadomestil, ki so ga predložili nizozemski organi
By letter dated 18 April 2012, the Dutch authorities submitted their comments on the Commission's opening decision.
Vrednost na dan 1.1.2010
COMMENTS REGARDING THE FACTS
Vrednost zemljišča
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 Cooperation Agreement, but rather only those fees that were due by SJB for the housing units to be built on the Damplein.
Nadomestilo za uporabo stavbnega zemljišča in nadomestilo za uporabnost
According to the Dutch authorities, those fees amounted together to EUR 511544 (value on 1 January 2003, which would represent a total value of EUR 719400 on 1 January 2010).
Zemljišče in nadomestili skupaj
To substantiate their 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 Cooperation Agreement which allocates a ground exploitation and quality fee of EUR 511544 to the Damplein.
Dogovorjeni znižanji v letih 2006 in 2008
Furthermore, the Dutch authorities informed the Commission that price decreases with regard to SJB were discussed within the PPP already in 2006 and 2008.
Zmanjšana vrednost
In 2006, the PPP apparently decided to lower the land sales price for the commercial premises owing to the fact that less commercial space could be constructed than initially planned, whereas in 2008 the PPP apparently decided to grant SJB compensation for the delay in the delivery of the building permit.
Vrednost na podlagi dopolnilnega sporazuma iz marca 2010
These decreases would be granted under the condition that SJB would receive a valid building permit by 1 October 2008.
Skupno znižanje
As this was not the case, the parties decided to re-negotiate the decrease again.
PRIPOMBE GLEDE OBSTOJA DRŽAVNE POMOČI
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.
Nizozemski organi se ne strinjajo, da sporni ukrepi izpolnjujejo pogoje državne pomoči v smislu člena 107(1) PDEU.
Table 1
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.
Calculation of the decrease in price and waived fees proposed by the Dutch authorities
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.
Decrease Damplein
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.
value 1.1.2010
Neposredna škoda, ki bi jo zaradi nadaljnje dveletne zamude utrpelo javno-zasebno partnerstvo, po oceni občine znaša 2,85 milijona EUR, pri čemer bi 50 % tega zneska nosila občina.
Value land
Poleg tega je ocenila, da bi dodatni neposredni stroški občine za vzdrževanje propadajočega območja znašali 50000 EUR (glej preglednico 2).
Ground exploitation fee and quality fee
Preglednica 2
Total land and fees
Neposredna škoda, ki so jo izračunali nizozemski organi
Decreases agreed in 2006 and 2008
Neposredna škoda v dveh letih
Reduced value
JZP
Value supplementary agreement March 2010
občina (50 %)
Total decrease
Stroški obresti za kreditna sredstva (5 % v dveh letih; neplačani znesek na dan 1.1.2009: 17 mio EUR)
COMMENTS REGARDING THE EXISTENCE OF STATE AID
Začasni ukrepi: namestitev zaščitnih ograj in prometnih znakov ter vzdrževanje
The Dutch authorities disagree that the contested measures qualify as State aid within the meaning of Article 107(1) TFEU.
Zvišanje stroškov nadomestil (indeksirano z 2,5 %)
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.
Dodatni stroški načrtovanja, tj. stroški za projektno pisarno, kot so finančno upravljanje, zavarovanje itd.
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 damage to the Municipality.
Vzdrževanje propadajočega območja
First, to calculate the direct damage, the Municipality assumed that it would have taken SJB at least 2 years to sell 70 % of the housing units during the crisis period and start the construction works in the absence of the Supplementary Agreement.
Skupaj
The Municipality budgeted the direct damage of a further 2-year delay at EUR 2,85 million for the PPP of which 50 % would be borne by the Municipality.
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 prihodnjih kupcev nepremičnin, stroške prerazporeditve trgovin, odškodninske zahtevke podjetij, stroške vzdrževanja in spremembe načrtov za druge podprojekte.
Furthermore, it estimated an extra direct cost of EUR 50000 for the Municipality alone to maintain the deteriorated area (see Table 2).
Takšna zamuda bi lahko pomenila tudi zaprtje nakupovalnih objektov na razvojnem območju, ki prispevajo h kakovosti bivanja na celotnem območju.
Table 2
Že pred začetkom projekta je bilo praznih približno 23 % trgovin, do leta 2010 pa jih je 27 % prenehalo poslovati.
Direct damage calculated by the Dutch authorities
Brez potrebne oživitve bi celotno območje še naprej propadalo.
Direct damages during 2 years
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.
PPP
Hkrati je pridobila zagotovilo, da se bodo gradbena dela na Dampleinu začela izvajati.
municipality (50 %)
Nizozemski organi so navedli, da je občina z odobritvijo spornih ukrepov v zameno za zavezo partnerstva SJB, da se bo odpovedalo pravici do uveljavljanja klavzule o 70 %, ravnala kot zasebni vlagatelj.
Interest cost over a credit facility (5 % during 2 years outstanding amount on 1.1.2009 EUR 17 million)
Partnerstvo SJB brez dopolnilnega sporazuma na Dampleinu ne bi začelo graditi.
Temporary provision of fences, road signs and maintenance
PRIPOMBE GLEDE ZDRUŽLJIVOSTI DRŽAVNE POMOČI
Provisions cost increase (indexation of 2,5 %)
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.
Extra planning costs i.e. costs related to the project office such as financial administration, insurance, etc.
Javni interes
Maintenance deteriorated area
Nizozemski organi trdijo, da je občina pri izvedbi tega projekta delovala v javnem interesu.
Total
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.
Such delay could also mean the end of shopping facilities in the development area whose presence contributes to the habitability of the entire area.
Cilj skupnega interesa
Already before the start of the project, around 23 % of the shops were vacant and, by 2010, 27 % were out of business.
Po navedbah nizozemskih organov oživitev mestnega središča Leidschendama prispeva k cilju ekonomske in socialne kohezije, kot je naveden v členih 3 in 174 PDEU.
Without the necessary revitalisation, the entire area would further deteriorate.
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.
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 damage resulting from a further delay in the project.
Ustreznost dopolnilnega sporazuma
At the same time, it obtained a guarantee that construction works on the Damplein would be undertaken.
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.
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.
Dopolnilni sporazum je bil zato ustrezen in potreben, da bi občina dosegla cilj oživitve Dampleina.
The fact that SJB could no longer invoke the 70 % clause had an implication on the assumptions made in the initial valuation of the land in 2003 and the price agreed in the 2004 Cooperation Agreement.
Sorazmernost
According to the Dutch authorities, the decrease in the sales price for the land and the waiver of the fees was the consideration which the Municipality had to pay so that SJB would agree to waive its right to invoke the 70 % clause.
Da bi občina dosegla takojšen začetek izvajanja gradbenih del, se je moralo partnerstvo SJB odpovedati pravici do uveljavlja klavzule o 70 % in začeti izvajati gradbena dela kljub tveganju, da stanovanjske enote morda ne bodo prodane.
Without the Supplementary Agreement, SJB would not have started construction on the Damplein.
Zato je partnerstvo SJB znova izračunalo predhodno dogovorjeno ceno.
COMMENTS REGARDING THE COMPATIBILITY OF THE STATE AID
Pozneje je ta izračun preveril neodvisni cenilec, ki je ugotovil, da je dogovorjena cena skladna s tržno.
Should the Commission conclude 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.
Po navedbah nizozemskih organov mnenje neodvisnega cenilca, da je cena skladna s tržno, kaže na to, da je znižanje cene sorazmerno.
The Dutch authorities claim that the Municipality had a public interest in the realisation of this project.
Znižanje cene je bilo nadomestilo, ki ga je občina morala plačati partnerstvu SJB, da bi se to odpovedalo pravici do uveljavljanja klavzule o 70 %.
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.
Poleg tega partnerstvo SJB z udeležbo v javno-zasebnem partnerstvu nosi 50 % tveganja in stroškov uporabe stavbnega zemljišča ter s tem sodeluje pri dogovorjenem znižanju prodajne cene.
In particular, delaying the construction of the underground parking garage could jeopardise the realisation of the other sub-projects.
Da bi se pokrili stroški v zvezi z uporabo stavbnega zemljišča, je bilo odločeno, da bi moralo partnerstvo SJB k javno-zasebnemu partnerstvu 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 javno-zasebno partnerstvo nosilo 50 % teh stroškov.
Objective of common interest
Izkrivljanje konkurence
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.
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.
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.
Zato bi bilo izkrivljanje konkurence zelo lokalno in ne bi prevladalo nad pozitivnimi učinki izvedbe projekta.
Appropriateness of the Supplementary Agreement
PRIPOMBE TRETJIH OSEB
The Dutch authorities contend that SJB could not be forced to start construction works on the Damplein owing to the 70 % clause in the 2004 Cooperation Agreement.
Pripombe v zvezi s sklepom o začetku postopka je predložila le fundacija.
By the time SJB received a valid building permit, the credit crisis had had its effect on the Dutch real estate market, which made it even more unlikely that SJB would swiftly pre-sell 70 % of the free sector housing units.
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.
The 2004 Cooperation Agreement was therefore re-negotiated, since the Municipality considered it of the utmost importance to start the construction works on the Damplein.
Zlasti omenja domneven brezplačni prenos zemljišč s strani občine na javno-zasebno partnerstvo.
The Supplementary Agreement was therefore appropriate and necessary for the Municipality to achieve its goal of revitalising 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.
Proportionality
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.
In order for the Municipality to obtain an immediate start of the construction works, SJB had to give up its right to invoke the 70 % clause and had to start the construction works with the risk that the housing units might not be sold.
Po njenih navedbah ni neodvisni cenilec zemljišča ovrednotil niti leta 2003 niti leta 2009.
Therefore, the previously agreed price was recalculated by SJB.
PRIPOMBE NIZOZEMSKIH ORGANOV NA PRIPOMBE TRETJE OSEBE
Subsequently, this calculation was verified by an independent expert who declared the agreed price as market-compliant.
V zvezi z brezplačnim prenosom zemljišča s strani občine na javno-zasebno partnerstvo 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 javno-zasebno partnerstvo v zameno zagotovilo storitve.
According to the Dutch authorities, the fact that the price is declared market-compliant by an independent expert indicates that the price decrease is proportionate.
V prvih pripombah je občina poudarila, da bi morala dela, ki jih je izvedlo javno-zasebno partnerstvo, običajno izvesti sama.
This would also imply that no overcompensation of SJB has taken place.
Po navedbah nizozemskih organov so različni pravni postopki, ki jih je sprožila fundacija in ki so projektu prinesli veliko negativne publicitete, ter kreditna kriza negativno vplivali na prodajo stanovanjskih enot na Dampleinu.
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.
Leta 2007, ko so se začele prve prodaje, je bila prodana skoraj tretjina stanovanjskih enot.
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.
Te prodajne pogodbe so bile zaradi zamude pri izdaji potrebnih gradbenih dovoljenj pozneje razveljavljene.
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).
Zato je mogoče ugotoviti, da je na začetku projekta obstajalo povpraševanje po teh enotah.
Distortion of competition
Nizozemski organi nadalje opozarjajo, da je občina izbrala neodvisne cenilce, ki jim določitev nizke cene zemljišča ni bila v interesu.
Finally, the 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-compliant prices valued by an independent expert.
OCENA SPORNIH UKREPOV
COMMENTS FROM THIRD PARTIES
Člen 107(1) PDEU določa, da je: „vsaka pomoč, ki jo dodeli država članica, ali kakršna koli vrsta pomoči iz državnih sredstev, ki izkrivlja ali bi lahko izkrivljala konkurenco z dajanjem prednosti posameznim podjetjem ali proizvodnji posameznega blaga, nezdružljiva z notranjim trgom, kolikor prizadene trgovino med državami članicami“.
Only the Stichting provided comments in response to the opening decision.
Ni bilo izpodbijano, da se partnerstvo SJB in članici tega partnerstva, tj. družbi Schouten de Jong in Bouwfonds, uvrščajo med podjetja za namene te določbe, saj opravljajo gospodarske dejavnosti, v okviru katerih ponujajo blago in storitve na trgu, kakor je navedeno v sklepu o začetku postopka.