natgillin/translations-raw huggingface dataset:
The municipality of Asker and Asker Brygge entered into an agreement in 2001 (“the option agreement”), according to which Asker Brygge was granted an option, lasting until 31 December 2009, to buy land for a fixed sum of NOK 8 million, adjusted according to the consumer price index.
Občina Asker in podjetje Asker Brygge sta leta 2001 sklenila pogodbo (v nadaljnjem besedilu: opcijska pogodba), po kateri je podjetje Asker Brygge dobilo nakupno opcijo za nakup zemljišča do 31. decembra 2009 po fiksni ceni 8 milijonov NOK, ki se prilagodi glede na indeks cen življenjskih potrebščin.
According to the option agreement the municipality intended to give Asker Brygge the option to buy the property at market price provided that Asker Brygge undertook extensive planning and research with the aim of obtaining a reregulation of the property and then developing the property.
Po opcijski pogodbi je občina nameravala podjetju Asker Brygge podeliti nakupno opcijo za nakup nepremičnine po tržni ceni, če bi podjetje Asker Brygge izvedlo obsežne načrtovanje in raziskave z namenom ureditve nepremičnine in njenega poznejšega razvoja.
In 2004 the option agreement was renewed, and the validity of the option was extended until 31 December 2014 under similar conditions regarding the progress of the reregulation work.
Leta 2004 je bila opcijska pogodba obnovljena, veljavnost nakupne opcije pa podaljšana do 31. decembra 2014 pod podobnimi pogoji glede poteka ureditvenih del.
In 2005, Asker Brygge called upon the option to buy the land.
Leta 2005 je podjetje Asker Brygge hotelo izkoristiti nakupno opcijo.
The parties entered into a sales agreement on 21 March 2007 for the price of NOK 8727462.
Strani sta 21. marca 2007 sklenili prodajno pogodbo, v kateri sta se dogovorili o kupnini v višini 8727462 NOK.
The land was transferred to Asker Brygge on the same date although only the first instalment of 30 % of the sales sum was paid on the date of the transfer of the property.
Istega dne je zemljišče postalo last podjetja Asker Brygge, čeprav je bil na ta dan plačan le prvi obrok v višini 30 % kupnine.
The municipality of Asker and Asker Brygge are of the opinion that the sales contract does not entail any state aid because the sales price reflects the market value.
Občina Asker in podjetje Asker Brygge menita, da prodajna pogodba ne pomeni državne pomoči, saj prodajna cena odraža tržno vrednost.
The Norwegian authorities nonetheless decided to notify the transaction for reasons of legal certainty.
Norveški organi so se kljub temu odločili, da zaradi pravne varnosti priglasijo transakcijo.
COMMENTS FROM THE NORWEGIAN AUTHORITIES
PRIPOMBE NORVEŠKIH ORGANOV
The municipality of Asker is of the opinion that the sales contract does not entail any state aid because the sales price reflects the market value.
Občina Asker meni, da prodajna pogodba ne pomeni državne pomoči, saj prodajna cena odraža tržno vrednost.
The municipality has submitted that it must enjoy a margin of judgment.
Občina je navedla, da ji mora biti omogočen določen razpon presoje.
The value assessments carried out in June 2006 and June 2008 assessed the market value in 2001 to be NOK 9,6 (with a possible variation of +/– 15 %) million and NOK 8 million respectively.
V ocenah vrednosti iz junija 2006 in junija 2008 je bila tržna vrednost leta 2001 ocenjena na 9,6 milijona NOK (z možnim odstopanjem +/– 15 %) oziroma 8 milijonov NOK.
The assessments are thus in accordance with the sales price in 2001, which is the relevant period for the assessment to be made.
Oceni sta tako v skladu s prodajno ceno leta 2001, kar je ustrezno obdobje za oceno vrednosti.
The assessment dated 18 January 2008 is based on wrong premises, and did not take into consideration important factors for the assessment.
Ocena z dne 18. januarja 2008 temelji na napačnih predpostavkah, v njej pa tudi niso bili upoštevani pomembni dejavniki.
The option cannot be considered granted without remuneration, since Asker Brygge in return undertook obligations related to planning and research.
Ne more se šteti, da je bila nakupna opcija odobrena brezplačno, saj se je podjetje Asker Brygge v zameno zavezalo k izpolnjevanju obveznosti glede načrtovanja in raziskav.
The municipality considered the property difficult to develop, and it did not want to undertake the research necessary to uncover the risks related to difficult soil conditions and pollution.
Občina je menila, da je razvoj nepremičnine težaven, in ni želela opraviti raziskave, potrebne za ugotovitev tveganj, povezanih s težkimi talnimi pogoji in onesnaževanjem.
The research by Asker Brygge removed the said risks, and the municipality could then sell the property without having to argue vis-à-vis potential buyers regarding these risks.
Raziskava podjetja Asker Brygge je pokazala, da navedenih tveganj ni, zaradi česar bi občina nepremičnino lahko prodala, ne bi se morala zaradi teh tveganj zagovarjati pred morebitnimi kupci.
Thus the obligation that Asker Brygge undertook was of value to the municipality.
Zato je bila obveznost, ki jo je prevzelo podjetje Asker Brygge, za občino pomembna.
The municipality accepts that a private investor would not have granted postponed payment of 70 % of the sales sum free of interest, but any possible state aid due to lack of such interest would be considered de minimis aid.
Občina se strinja, da zasebni vlagatelj ne bi odobril odloženega plačila 70 % kupnine brez obresti, vendar bi se zaradi odsotnosti takih obresti morebitna državna pomoč štela za pomoč de minimis.
Asker Brygge has submitted that the Authority can not conclude that state aid has been involved in the sale.
Podjetje Asker Brygge je navedlo, da Nadzorni organ ne more skleniti, da je prodaja vključevala državno pomoč.
The value in 2001
Vrednost leta 2001
In 2001, the agreement with Slependen Båtforening (Slependen) and the obligation to provide a future solution for Slependen must be regarded as an encumbrance on the property which clearly influenced its market value.
V zvezi z letom 2001 je treba pogodbo s podjetjem Slependen Båtforening in obveznost glede zagotavljanja prihodnje rešitve za to podjetje upoštevati kot obremenitev nepremičnine, ki je očitno vplivala na njeno tržno vrednost.
A reregulation of the property would be necessary to develop the land for business activity.
Za razvoj zemljišča, ki bi omogočalo poslovne dejavnosti, bi bilo treba nepremičnino urediti.
This was not a realistic alternative for the municipality in 2001.
Leta 2001 to za občino ni bila izvedljiva možnost.
The preparatory works that would be required prior to a complete reregulation are both expensive and time consuming.
Pripravljalna dela, ki bi bila potrebna pred dokončno ureditvijo, so draga in zamudna.
Moreover, there was a potential risk for Asker Brygge that the Municipality and other public institutions would not accept an application for reregulation, such as the Public Road Administration or the County Governor.
Poleg tega je za podjetje Asker Brygge obstajala nevarnost, da občina in druge javne ustanove, kot sta uprava za javne ceste in okrožni guverner, ne bi sprejele vloge za ureditev.
Further, it must be taken into consideration that the property is in close proximity to the motorway E18, which means that the property is exposed to both the noise from the road as well as pollution.
Poleg tega je treba upoštevati, da je nepremičnina v neposredni bližini avtoceste E18, kar pomeni, da je izpostavljena hrupu s ceste in onesnaževanju.
In addition, the proximity to the motorway considerably limits the possibility to develop the property.
Bližina avtoceste tudi bistveno omejuje možnosti za razvoj nepremičnine.
According to the motorway development plan, it was prohibited to build anything closer to the road than 35 m. As the property is very narrow and situated close to the road, this limitation implies that nearly 90 % of the property was subject to that prohibition.
V načrtu za razvoj avtocest je prepovedana gradnja objektov v oddaljenosti od avtoceste manj kot 35 m. Ker je nepremičnina zelo ozka in blizu ceste, ta omejitev pomeni, da prepoved velja za skoraj 90 % nepremičnine.
Moreover, as follows from Section 1 of the Agreement and pursuant to a public road development plan, a part of the property was planned to be used in a new road situated beside the existing motorway.
Poleg tega je v skladu z oddelkom 1 pogodbe in načrtom za razvoj javnih cest za del nepremičnine predvideno, da bo uporabljen za novo cesto, ki bo potekala poleg obstoječe avtoceste.
Approximately 1/3 of the property would be comprised by the new road.
Nova cesta bi zajela približno tretjino nepremičnine.
Asker Brygge would also like to emphasize the uncertainty with regard to the conditions of the property.
Podjetje Asker Brygge želi poudariti tudi negotovost glede stanja nepremičnine.
As stated above, the property in question was regarded very difficult to develop due to its soil conditions.
Kot je bilo navedeno, je za razvoj zadevne nepremičnine veljalo, da je zaradi stanja tal težaven.
In addition it was regarded as likely that the soil and shoreline was highly polluted.
Poleg tega se je štelo, da so tla in obrežje verjetno zelo onesnaženi.
Thus, when Asker Brygge contacted the Municipality in 2001 with the purpose to buy the land, it was regarded by the Municipality as almost impossible to develop the land for business activity.
Tako je bilo leta 2001, ko se je podjetje Asker Brygge obrnilo na občino z namenom nakupa zemljišča, po mnenju slednje zemljišče skoraj nemogoče razviti tako, da bi omogočalo poslovno dejavnost.
Neither Asker Brygge nor the Municipality had sufficient or exact information regarding these issues, and development would require considerable analysis of the property’s conditions.
Natančnih informacij v zvezi s tem nista imela niti podjetje Asker Brygge niti občina, za razvoj pa bi bila potrebna obsežna analiza stanja nepremičnine.
Asker Brygge submits that the limitations mentioned above must be regarded as encumbrances on the property which clearly influenced its market value.
Podjetje Asker Brygge meni, da je treba navedene omejitve upoštevati kot obremenitev nepremičnine, ki je vsekakor vplivala na njeno tržno vrednost.
Further, the Authority cannot base its assessment on subsequent factual circumstances.
Poleg tega se Nadzorni organ v svoji oceni ne more opreti na poznejše dejanske okoliščine.
Doing so would imply that the Authority bases its decision using facts that were not available to the Municipality when entering into the Agreement.
Tako ravnanje bi pomenilo, da Nadzorni organ odločitev sprejema na podlagi dejstev, s katerimi občina ob sklenitvi pogodbe ni razpolagala.
Any increase in value of the property after 2001 is due to work which is undertaken by Asker Brygge.
Vsako povečanje vrednosti nepremičnine po letu 2001 je posledica del, ki jih izvaja podjetje Asker Brygge.
Without the work undertaken by Asker Brygge the area would likely still remain undeveloped with a very limited monetary value for the municipality.
Brez del, ki jih izvaja to podjetje,zemljišče verjetno še vedno ne bi bilo razvito, njegova denarna vrednost za občino pa bi bila zelo nizka.
The relevance of the value in 2007
Ustreznost vrednosti leta 2007
To the extent the 2007 value is relevant, the Authority shall take into consideration and deduct the added value which is a result of the work undertaken by Asker Brygge from 2001–2007.
Če je vrednost leta 2007 ustrezna, jo bo Nadzorni organ upošteval in odštel dodano vrednost, ki je posledica del, ki jih je v letih od 2001 do 2007 izvedlo podjetje Asker Brygge.
Remuneration for the option
Plačilo za nakupno opcijo
The obligation to finance research work, which amounts approximately to NOK 4 or 5 million, must, in the view of Asker Brygge be taken into consideration when assessing the remuneration for the option given to Asker Brygge.
Pri oceni plačila za nakupno opcijo, ki jo je prejelo podjetje Asker Brygge, je treba po mnenju slednjega upoštevati obveznost financiranja raziskovalnih del, ki znaša okoli 4 ali 5 milijonov NOK.
In general this methodology is not unusual as a basis for fixing the price of an option as regards undeveloped land as in this case.
Na splošno ta metodologija ni neobičajna podlaga za določanje cene nakupne opcije nerazvitega zemljišča kakor v tem primeru.
The value assessments
Ocena vrednosti
Reference is made to the value assessment undertaken by TJB Eiendomstaksering page 6-9, in which the valuer bases its assessment on the fact that it is possible to dredge the shoreline to establish further boat spaces and to establish storage yards for boats on the land area.
Navedeno je sklicevanje na strani od 6 do 9 ocene vrednosti, ki jo je opravilo podjetje TJB Eiendomstaksering, kjer cenilec svojo oceno utemeljuje z dejstvom, da je obrežje mogoče poglobiti, s čimer bi pridobili dodatne priveze in prostor za shranjevanje plovil na kopnem.
Reference is also made to Takstsenteret’s value assessment page 14 and 15, which also bases its assessment on such development of the property.
Navedeno je tudi sklicevanje na strani 14 in 15 iz ocene vrednosti podjetja Takstsenteret, katerega ocena prav tako temelji na takem razvoju nepremičnine.
However, when the Agreement was concluded in 2001 such development of the property was neither intended nor regarded as possible by the Municipality and Asker Brygge.
Vendar ob sklenitvi pogodbe leta 2001 niti občina niti podjetje Asker Brygge nista načrtovala takega razvoja nepremičnine ali ga štela za verjetnega.
Further, due to the conditions of the shoreline below the land area, and to avoid displacement of mass and damaging the foundation of a road bridge close to the property, the Public Road Administration prohibited further dredging in the area.
Poleg tega je uprava za javne ceste zaradi stanja obrežja pod kopenskim območjem, ter da bi preprečila izpodrivanje zemlje in poškodbe cestnega mostu v bližini nepremičnine, prepovedala nadaljnje poglabljanje zemljišča.
Market investor principle
Načelo tržnega vlagatelja
If the transaction was carried out in accordance with the market economy investor principle, i.e., if the municipality sold the land for its market value and the conditions of the transaction would have been acceptable for a private seller, the transaction would not involve the grant of state aid.
Transakcija ne bi vključevala dodelitve državne pomoči, če bi se izvedla v skladu z načelom vlagatelja v tržnem gospodarstvu, tj. če bi občina zemljišče prodala po njegovi tržni vrednosti in bi bili pogoji transakcije sprejemljivi za zasebnega prodajalca.
The sale of land could qualify as state aid if the sale was not carried out at market price.
Prodaja zemljišča bi se lahko štela za državno pomoč, če zemljišče ne bi bilo prodano po tržni ceni.
As a point of departure, the assessment of whether a property has been sold at market value should be assessed at the time of the conclusion of the contract.
Kot izhodiščno točko je treba oceno, ali je bila nepremičnina prodana po tržni vrednosti, opraviti v času sklenitve pogodbe.
The circumstances of this sale of land are somewhat particular in the sense that there exist several agreements concerning the sale: An option agreement from 2001, an extended option agreement from 2004 and a sales agreement from 2007.
Okoliščine te prodaje zemljišča so zaradi več prodajnih pogodb (opcijske pogodbe iz leta 2001, podaljšane opcijske pogodbe iz leta 2004 in prodajne pogodbe iz leta 2007) nekoliko posebne.
The option agreement not only gave Asker Brygge a right to acquire the property at any given time over the years to come but also fixed the price for a later transfer.
V opcijski pogodbi ni bila samo določena pravica podjetja Asker Brygge do nakupa nepremičnine kadar koli v naslednjih letih, temveč tudi cena za poznejši prenos lastništva.
The Authority has in that regard considered whether Asker Brygge paid for the option as such, and whether the favourable conditions for the buyer appear to be balanced by corresponding obligations for the buyer or rights for the seller.
Nadzorni organ je v zvezi s tem proučil, ali je podjetje Asker Brygge plačalo nakupno opcijo kot tako ter ali se ugodni pogoji za kupca zdijo skladni z ustreznimi obveznostmi kupca oziroma pravicami prodajalca.
The Authority has concluded that the option agreement as such cannot be said to comply with the private market investor principle.
Nadzorni organ je sklenil, da se opcijska pogodba kot taka ne more šteti za skladno z načelom zasebnega tržnega vlagatelja.
The market price of the option agreement signed in 2001
Tržna cena opcijske pogodbe, sklenjene leta 2001
There can be a number of commercially sound reasons to enter into an agreement under given conditions.
Za sklenitev pogodbe pod danimi pogoji lahko obstajajo številni tržno utemeljeni razlogi.
When there is no plausible explanation for the municipality’s choice the measure could qualify as state aid.
Če za izbiro občine ne obstaja verjetna razlaga, se ukrep lahko šteje za državno pomoč.
The main features of the option agreement which are relevant for the state aid assessment are (i) the agreed price of NOK 8 million, adjusted in accordance with the consumer price index, (ii) the right of renegotiation agreed for Asker Brygge in case property prices should decrease considerably before the option was invoked (there was no corresponding right of renegotiation for the municipality should the property prices increase considerably), (iii) the payment in two instalments, whereby 70% of the sales price would be paid before 31 December 2011 at the latest, but no interest would be charged for this delay.
Glavni sestavni deli opcijske pogodbe, pomembni za oceno državne pomoči, so (i) dogovorjena cena 8 milijonov NOK, prilagojena glede na indeks cen življenjskih potrebščin; (ii) pravica do ponovnih pogajanj, dogovorjena za podjetje Asker Brygge, če bi prišlo do občutnega znižanja cen nepremičnin pred uveljavitvijo nakupne opcije (dogovora o podobni pravici do ponovnih pogajanj za občino, če bi prišlo do občutnega zvišanja cen nepremičnin, ni bilo); (iii) plačilo v dveh obrokih, pri čemer naj bi bilo 70 % kupnine plačanih najpozneje do 31. decembra 2011, za ta odlog pa se ne bi zaračunale obresti.
In 2004 the municipality and Asker Brygge prolonged the option agreement until 2014, but did not modify any of the other conditions for the transaction [4].
Leta 2004 sta občina in podjetje Asker Brygge podaljšala opcijsko pogodbo do leta 2014, vendar drugih pogojev transakcije nista spremenila [4].
Thus, it is not clear to the Authority on which basis the municipality arrived at the agreed price of NOK 8 million for the sale of the land.
Zato Nadzorni organ ne more ugotoviti, na kateri podlagi je občina določila ceno 8 milijonov NOK za prodajo zemljišča.
Even if it is assumed that NOK 8 million represented the market price for the property as such in 2001 [5], the market value of the other elements agreed upon in the option agreement should be assessed.
Tudi če se predpostavlja, da je bila cena 8 milijonov NOK enaka tržni ceni nepremičnine kot take leta 2001 [5], bi bilo treba oceniti tržno vrednost drugih elementov, dogovorjenih v opcijski pogodbi.
In the Authority’s view, if only the market value for the property had to be considered, that would entail that Asker Brygge got the option as such for free without any economic consideration for this preferential right of purchase.
Če bi bilo treba upoštevati samo tržno vrednost nepremičnine, bi po mnenju Nadzornega organa to pomenilo, da je podjetje Asker Brygge nakupno opcijo kot tako dobilo brezplačno in brez gospodarskih razlogov za to prednostno nakupno pravico.
As mentioned above, this option enabled the company to observe the development of property prices for a number of years.
Kot je že bilo navedeno, je ta nakupna opcija podjetju omogočila, da več let spremlja razvoj cen nepremičnin.
Statistically, property prices tend to increase over time.
S statističnega vidika se cene nepremičnin običajno sčasoma zvišujejo.
Furthermore, Asker is located close to Oslo and has experienced a continuous growth in population, something that would usually influence property prices positively.
Poleg tega se število prebivalcev Askerja, ki leži v bližini Osla, nenehno povečuje, zaradi česar se cene nepremičnin običajno zvišajo.
The option agreement barred the municipality from selling the property to another buyer, and thus tied up capital for which the municipality could have found alternative uses or received interest.
V skladu z opcijsko pogodbo občina nepremičnine ni smela prodati drugemu kupcu, zaradi česar so bila sredstva, ki bi jih občina lahko uporabila v drug namen ali bi zanje prejela obresti, vezana.
However, the municipality would not receive any payment or compensation in case Asker Brygge would decide not to buy the property.
Vendar občina ne bi prejela plačila ali nadomestila, če se podjetje Asker Brygge ne bi odločilo za nakup nepremičnine.
Additionally, the extension in 2004 prolonged the option with 5 additional years without remuneration.
Poleg tega je bila s podaljšanjem iz leta 2004 nakupna opcija podaljšana za dodatnih pet let brez plačila.
It enabled Asker Brygge to actively approach the municipality in order to reregulate the property for purposes that would increase the market value.
Podjetju Asker Brygge je omogočala dejaven stik z občino, da bi se nepremičnina uredila tako, da bi se povečala njena tržna vrednost.
Under the option agreement, some aspects of a possible future sales contract were also agreed upon.
V opcijski pogodbi so bili dogovorjeni tudi nekateri vidiki možne prihodnje prodajne pogodbe.
In particular, regarding the reregulation of the area, Asker Brygge had an obligation to finish the preparatory works that would lead to the reregulation process.
Zlasti v zvezi z ureditvijo zemljišča je bilo podjetje Asker Brygge zavezano k dokončanju pripravljalnih del, ki bi omogočila ureditev.
If this condition was not met, the municipality of Asker could terminate the contract.
Če ta pogoj ne bi bil izpolnjen, bi občina Asker lahko prekinila pogodbo.
The Norwegian authorities have argued that the option cannot be considered granted without remuneration, since Asker Brygge in return undertook obligations related to planning and research.
Norveški organi so trdili, da se ne more šteti, da je bila nakupna opcija odobrena brezplačno, saj se je podjetje Asker Brygge v zameno zavezalo k izpolnjevanju obveznosti glede načrtovanja in raziskav.
Even if the municipality considered the property difficult to develop, and it did not want to undertake the research necessary to uncover the risks related to difficult soil conditions and pollution, the option agreement gave Asker Brygge the opportunity to work on it for several years before deciding to buy the property, which in the opinion of the Authority reduced the risk considerably.
Tudi če je občina menila, da je razvoj nepremičnine težaven, in ni želela opraviti raziskav, potrebnih za ugotovitev tveganj zaradi težkih talnih pogojev in onesnaževanja, je podjetje Asker Brygge z opcijsko pogodbo dobilo možnost, da pred odločitvijo o nakupu nepremičnine na njej več let izvaja dela, zaradi česar so se po mnenju Nadzornega organa tveganja bistveno zmanjšala.
In addition, if the property was reregulated, this would increase the value of the property.
Poleg tega bi se v primeru ureditve nepremičnine njena vrednost povečala.
Hence, the option agreement did not entail any real risk for Asker Brygge.
Zato podjetje Asker Brygge z opcijsko pogodbo ni prevzelo dejanskih tveganj.
The amounts spent on research would benefit the buyer, and if the research was to show that the property was unsuitable for development, the research works could be stopped and costs minimized, without any obligation to buy the property.
Zneski, porabljeni za raziskave, bi kupcu koristili; če pa bi raziskave pokazale, da nepremičnine ni mogoče razviti, bi se lahko raziskovalna dela ustavila in stroški zmanjšali, pri čemer ne bi nastala obveznost nakupa nepremičnine.