natgillin/translations-raw huggingface dataset:
The complainant also notes that it is unclear what the price per square meter is and how the rental price was determined.
Ko je mesto kupilo nepremičnino, se je zavezalo, da bo v skladu z objavo sprejelo najvišjo ponudbo.
According to the complainant, the market price for the lease of the property should be between ISK 12 and 41 million per month, based on different recognised pricing methodologies.
Osrednji organ za javna naročila je prejel štiri ponudbe, najvišjo za 420000 ISK na mesec, ne da bi bile za najemnika določene kakršne koli posebne storitve ali obveznosti.
The complainant maintains that the renting of the property to ÍG at a price that is far below market value is contrary to EEA state aid rules.
Nepremičnina na Sævarhöfði 31 je ocenjena na 293028000 ISK.
GROUNDS FOR INITIATING THE FORMAL INVESTIGATION PROCEDURE
Najvišja ponudba za najem torej predstavlja 0,147-odstotni delež ocenjene vrednosti nepremičnine.
In Decision No 261/15/COL, the Authority preliminarily assessed whether the agreements concluded between the City and ÍG concerning the lease of the Gufunes area constitute state aid within the meaning of Article 61(1) of the EEA Agreement and, if so, whether the state aid could be considered compatible with the functioning of the EEA Agreement.
Za primerjavo, cena najema v skladu s splošno najemno pogodbo iz leta 2005 s podjetjem ÍG predstavlja 0,320-odstotni delež ocenjene vrednosti nepremičnin na območju Gufunes.
Having assessed the information submitted by the Icelandic authorities, the Authority came to the preliminary conclusion that it could not be excluded that the agreements between the City and ÍG constitute state aid within the meaning of Article 61(1) of the EEA Agreement.
Mesto poudarja, da je bila cena najema nepremičnine na Sævarhöfði 31 ugotovljena po postopku javne objave in da ustrezno izraža tržno vrednost industrijskih območij v mestu pod običajnimi tržnimi pogoji.
The following aspects were identified in Decision No 261/15/COL:
Ta primerjava kaže, da najemnine, ki jo je plačevalo podjetje ÍG, nikakor ni mogoče šteti za nižjo od tržne vrednosti industrijskih območij v mestu, zlasti ob upoštevanju, da pri ceni najema za Sævarhöfði 31 niso bili upoštevani dejavniki, ki so vplivali na ceno najema za območje Gufunes.
The State, for the purpose of Article 61(1) EEA, covers all bodies of the state administration, from the central government to the municipality level.
Podjetje ÍG je nosilo vse stroške čiščenja območja in povrnitve zgradb v ustrezno stanje.
Since the land and properties rented to ÍG belonged to the City, any discount on rental price would therefore constitute a transfer of state resources.
Po mnenju mesta najvišja cena ni edini dejavnik, ki bi ga Nadzorni organ moral upoštevati pri uporabi preskusa udeleženca v tržnem gospodarstvu.
The Authority expressed doubts as to whether the City, when entering into the agreements with ÍG, had acted like a private lessor finding itself in a comparable legal and factual situation.
Ustrezno vprašanje je namreč, ali bi udeleženec v tržnem gospodarstvu sklenil zadevni posel po enakih pogojih [32].
The preliminary assessment of the Authority was that an economic advantage in favour of ÍG could not be excluded.
Poleg tega je treba ravnanje javnega in zasebnega vlagatelja primerjati glede na to, kako bi v času zadevnega posla ravnal zasebni vlagatelj, ob upoštevanju takrat razpoložljivih informacij in predvidljivega razvoja dogodkov.
Since no other companies had the opportunity to negotiate with the City for the lease of the land and the properties, it was the Authority's preliminary view that the measures appeared to be selective.
Ko so bile sklenjene pogodbe med mestom in podjetjem ÍG, tržni pogoji niso bili običajni, saj za tovrstne industrijske nepremičnine v takem stanju ni bilo dejavnega trga.
Finally, the Authority noted that any aid granted to ÍG, in the form of discounted rent, would in theory have allowed the company to increase or at least maintain its activities as a result of the aid.
Zato je treba po mnenju mesta običajne tržne pogoje oceniti z objektivnega in preverljivega vidika, ki je obstajal takrat.
The aid was thus liable to limit the opportunities for undertakings established in other Contracting Parties, which might have wanted to compete with ÍG on the Icelandic waste collection market.
V zvezi z navedenim mesto meni, da so take informacije na voljo v dokumentih, ki jih je v tej zadevi predložil Reykjavik.
The aid was thus liable to distort competition and affect trade within the EEA.
Če bi bilo poleg tega mogoče dokazati običajne tržne pogoje za tovrstna industrijska območja, primer cene najema, dosežene leta 2014 za nekdanjo državno tovarno cementa na Sævarhöfði 31, dokazuje tržno vrednost za industrijska območja, kot je Gufunes.
According to the Authority, further evidence was needed in order to determine whether the terms of the rental agreements could be regarded as compatible with the functioning of the EEA Agreement.
Po mnenju mesta obveznosti, ki so bile podjetju ÍG naložene z najemnimi pogodbami, ni mogoče primerjati s spornimi obveznostmi v zadevi Haslemoen Leir [33].
Consequently, the Authority had doubts as to whether the rental agreements between the City and ÍG constituted state aid, and if so, whether they could be found to be compatible with the functioning of the EEA Agreement pursuant to its Article 61(3)(c).
Obveznost znižanja cene, ki je bila sporna v navedeni zadevi, se je nanašala na morebitne izgube za podjetje Haslemoen AS, ker določene zgradbe ne bi moglo oddati v najem.
COMMENTS BY THE CITY TO THE OPENING DECISION
Obveznosti, naložene podjetju ÍG, pa so se nanašale na vzdrževalna dela in izboljšave na nepremičninah, rušitve, ponovno priključitev napeljav za električno energijo, vodo in ogrevanje ter druga gradbena dela na območju.
According to the City, the agreements with ÍG do not involve state aid within the meaning of Article 61(1) of the EEA Agreement, since ÍG did not receive an advantage.
Stroške teh obveznosti so strokovni analitiki mesta ocenili na podlagi rezultatov zadnjih razpisov za podobne projekte.
According to the City, the agreements dated 22 February 2005 and 14 October 2005 were entered into on normal market conditions, since the rental fee was based on the rental fee determined following an open advertising process towards the end of the year 2003 and was in line with analyses/estimations conducted by the City's experts.
Kljub pomanjkanju dokumentacije v podporo natančnemu ekonomskemu učinku storitev, zaupanih podjetju ÍG, in negotovosti glede prostorskega načrtovanja mora Nadzorni organ priznati, da se je zaradi teh obveznosti cena najema znižala.
The City rejects that the methodologies that the complainant had presented are suitable for determining the market rental price.
Po mnenju mesta bi bilo neupoštevanje učinka obveznosti nerazumno, še zlasti ker so dejanski stroški, ki jih je podjetje ÍG imelo zaradi obveznosti, v skladu z ocenjenimi.
In 2014, the City purchased the Sævarhöfði 31 property.
Mesto je v najemne pogodbe vključilo zelo zahtevne določbe o prenehanju z zelo kratkim odpovednim rokom, da bi lahko hitro izpraznilo območje, če in ko bi država privolila v začetek gradnje avtoceste Sundabraut.
When the City purchased the property, it pledged to take the highest bid according to the advertisement.
Zasebni vlagatelj bi bil pri odločanju o uporabi zemljišča in nepremičnin vedno pozoren na prostorske načrte.
Central Public Procurement received four bids, the highest ISK 420000 per month, without any special services or obligations set out for the lessee.
Glede na zgornje razmisleke mesto trdi, da so najemne pogodbe s podjetjem ÍG v skladu s preskusom udeleženca v tržnem gospodarstvu.
The property evaluation of the property at Sævarhöfði 31 is ISK 293028000.
PRIPOMBE PODJETJA ÍG
Therefore, the highest rental bid as a percentage of the property evaluation is 0,147 %.
Po mnenju podjetja ÍG ima kot najemnik od velikosti zemljišča zelo omejeno korist, saj so zaradi nje obveznosti vzdrževanja in nadzora težje in dražje.
By comparison the rental price according to the 2005 General Lease Agreement with ÍG is 0,320 % of the Gufunes property evaluation.
Poleg tega so zgradbe, ki so po kvadratnih metrih ogromne, v zelo slabem stanju.
The City highlights that the rental price of Sævarhöfði 31 was found after an open advertisement procedure and fairly reflects the market value of industrial areas in the City under normal market conditions.
Podjetje ÍG poudarja, da so bile zgradbe dejansko kupljene zato, da bi se porušile.
This comparison shows that the rental price paid by ÍG can by no means be considered below the market value of industrial areas in the City, especially bearing in mind that the rental price for Sævarhöfði 31 did not take into account the factors that affected the rental price for the Gufunes area.
Načrtovano je bilo popolno porušenje, na zemljišču pa sta bila predvidena stanovanjsko območje in avtocesta.
According to the City, the fact that other parties were later interested in the area is of little relevance when assessing the demand for the area at the time when the 2005 General Lease Agreement was concluded, i.e. in October 2005.
Zato je kakršen koli izračun na podlagi kvadratnih metrov ali velikosti zemljišča za namene določitve tržne vrednosti najema območja nepomemben.
At that time it was not considered realistic to offer the area for rental purposes.
Sklad SR je leta 2003 območje in zgradbe na območju Gufunes uporabil, da je zagotovil skladišča za različne posameznike in podjetja, ki jim je odredil, da morajo zapustiti druga območja v mestu.
ÍG has carried all the costs of cleaning the area and bringing the buildings to proper conditions.
Ta ureditev je za sklad SR kmalu postala logistično problematična, zato je podjetju ÍG ponudil najem celotnega območja, da bi ga to počistilo.
Furthermore, other parties did not show an interest when the area was advertised for rent in 2003.
Podjetje ÍG je sprva zelo oklevalo pri sprejetju naloge, saj se je območje srečevalo z več težavami, kot so težavni najemniki ter nakopičeni razbiti avtomobili in industrijski odpadki.
It must therefore be presumed that the late interest is related to the condition of the area after ÍG took over the management of the area.
Podjetje ÍG je v zadnjih desetih letih porabilo povprečno 16,5 milijona ISK na mesec za stroške vzdrževanja in druge stroške, ki bi jih običajno moral nositi najemodajalec.
According to the City, the highest price is not the only factor that the Authority should take into account when the market economy operator test is applied.
Navedene stroške je treba upoštevati pri oceni tržne vrednosti najema.
Instead, the relevant question is whether a market economy operator would have entered into the transaction in question on the same terms [32].
Po navedbah podjetja ÍG so zgradbe na območju Gufunes v obupnem stanju kljub sredstvom, vloženim v obnove.
Furthermore, the comparison between the conduct of public and private investors must be made by reference to the attitude which a private investor would have had at the time of the transaction in question, having regard to the available information and foreseeable developments at that time.
Skoraj vse zgradbe zamakajo, večina njihovih streh pa je poškodovanih in neuporabnih.
When the agreements were concluded between the City and ÍG the market conditions were not normal as there was no active market to be found for industrial property of this type and in that condition.
Poleg tega so skoraj vsa okna razen oken v pisarniški zgradbi poškodovana in neuporabna, tla v številnih zgradbah so nevarna, na nekaterih mestih so luknje, stopnišča pa ne izpolnjujejo zakonsko predpisanih pogojev.
Therefore, according to the City, normal market conditions must be assessed from objective and verifiable perspective that existed at that time.
V večini zgradb tudi ni vode in stranišč, električna napeljava pa ni v skladu z zakonsko predpisanimi merili.
With reference to the above, the City considers that such information is found in the documents Reykjavik has submitted in this case.
Podjetje ÍG je bilo poleg tega večji del najemnega obdobja soočeno z dejstvom, da lahko mesto zemljišče na hitro zahteva nazaj.
Furthermore, if one could demonstrate normal market conditions for industrial areas of this type, the example of the rental price obtained in the year 2014 for the former State cement factory at Sævarhöfði 31 demonstrates the market value for industrial areas such as Gufunes.
Določba, v kateri je bil določen kratek odpovedni rok 18 mesecev, in obveznost, da se del zemljišča na zahtevo vrne z le 12-mesečnim odpovednim rokom, sta bili ovira pri opravljanju dejavnosti, kot je odstranjevanje odpadkov, za katero so potrebni težki stroji in oprema.
According to the City, the obligations imposed on ÍG by the rental agreements cannot be compared to the obligations in dispute in the case of Haslemoen Leir [33].
Podjetje ÍG je od takrat vložilo precejšnja sredstva v obnovo, čiščenje in vzdrževanje območja.
The price reducing obligation disputed in that case concerned a possible loss for Haslemoen AS in not being able to lease out a certain building.
Zato je treba domnevati, da je poznejše zanimanje za območje povezano s stanjem območja po tem, ko je podjetje ÍG prevzelo njegovo upravljanje.
However, the obligations imposed on ÍG concerned maintenance work and improvements on the property, demolition, reconnecting pipes for electricity, water and heating and other constructions on the area.
Nazadnje je podjetje ÍG predložilo neodvisno oceno najema z dne 15. oktobra 2015, ki jo je opravilo podjetje 101 Reykjavík Fasteignasala [34].
The costs of these obligations were estimated by the City's expert analysts based on the results of recent tenders for similar projects.
V njej je na podlagi vrednosti in stanja posameznih nepremičnin ocenjena vrednost splošne najemne pogodbe iz leta 2005, kakršna je bila oktobra 2005.
Despite the lack of documentation supporting the precise economic impact of the services entrusted to ÍG and the zoning uncertainty, the Authority must accept that these obligations had the effect of reducing the rental price.
Cenilec je ugotovil, da je bila skupna mesečna vrednost najema nepremičnin in območja 1870000 ISK.
According to the City, discarding the impact of the obligations would be unreasonable, especially since the actual costs that ÍG has carried due to the obligations is in accordance to the estimation.
OCENA
According to the City, it acted as a market economy operator and took into account zoning considerations when concluding the rental agreements with ÍG.
PRISOTNOST DRŽAVNE POMOČI
The City included very onerous and short termination clauses to be able to clear the area in a short time, if and when the State agreed to start the construction of Sundabraut highway.
Člen 61(1) Sporazuma EGP se glasi:
SR was thoroughly acquainted with the properties and the area, and was in a good position to make an objective assessment of whether the condition of the area was proper enough so that it could be rented out on the market.
„Razen če ta sporazum ne določa drugače, je vsaka pomoč, ki jo dodelijo države članice ES, države Efte ali je dodeljena v kakršni koli obliki iz državnih sredstev, ki izkrivlja ali bi lahko izkrivljala konkurenco z dajanjem prednosti posameznim podjetjem ali proizvodnji posameznega blaga, nezdružljiva z delovanjem tega sporazuma, kolikor škodi trgovini med pogodbenicami.“
A private investor would always pay attention to zoning plans when making decisions regarding the use of plot and properties.
Iz tega izhaja, da ukrep pomeni državno pomoč v smislu člena 61(1) Sporazuma EGP, če so izpolnjeni vsi naslednji pogoji: ukrep: (i) dodeli država ali je dodeljen iz državnih sredstev, (ii) upravičencu zagotavlja selektivno gospodarsko prednost, (iii) lahko vpliva na trgovino med pogodbenicami in izkrivlja konkurenco.
In light of the above considerations, the City maintains that the rental agreements with ÍG comply with the market economy operator test.
NEOBSTOJ PREDNOSTI
COMMENTS FROM ÍG
Splošno
According to ÍG, the large size of the land is of very limited benefit for them as a tenant and only makes the maintenance and supervision obligations more cumbersome and costly.
Nadzorni organ v nadaljevanju predstavlja svoje sklepanje, na podlagi katerega je ugotovil, da z najemnimi pogodbami podjetju ÍG ni dodeljena prednost v smislu člena 61(1) Sporazuma EGP.
Moreover, although the buildings are voluminous in square meters they are in a very bad condition.
Prednost v smislu člena 61(1) Sporazuma EGP je vsaka gospodarska korist, ki je podjetje ne bi pridobilo pod običajnimi tržnimi pogoji, tj. brez posredovanja države, zaradi česar je v ugodnejšem položaju kot njegovi konkurenti [35].
ÍG highlights that the buildings were indeed bought in order to tear them down.
Če bi bil posel izveden pod ugodnimi pogoji v smislu, da je podjetje ÍG plačevalo najemnino, ki je bila pod tržno ceno, bi bilo podjetje deležno prednosti v smislu pravil o državni pomoči.
A total demolition was planned and it was foreseen that there would be a residential area and a highway on the site.
Nadzorni organ za preučitev tega vprašanja uporabi preskus „udeleženca v tržnem gospodarstvu“, v katerem se ravnanje države ali javnih organov pri prodaji premoženja ali njegovi oddaji v najem primerja z ravnanjem zasebnih gospodarskih subjektov [36].
In 2003, SR had used the area and the buildings in Gufunes to provide storage for various individuals and companies that had been ordered by SR to evacuate other areas in the City.
Javni organ mora zanemariti cilje javne politike ter se namesto tega osredotočiti na edini cilj doseganja tržne stopnje donosa ali dobička od svojih naložb in tržne cene pri prodaji premoženja ali njegovi oddaji v najem [38].
This arrangement soon became problematic for SR, from a logistical point of view, and therefore SR offered ÍG to rent the entire area with the aim of having the area cleaned up.
Vendar Nadzorni organ opozarja, da je treba pri tej oceni običajno upoštevati posebne pravice ali obveznosti, povezane z zadevnim premoženjem, zlasti tiste, ki bi lahko vplivale na tržno vrednost.
ÍG was very reluctant in the beginning to take on the task as the area presented several problems, such as difficult tenants and a collection of car wrecks and industrial waste.
Skladnost s tržnimi pogoji in dejstvo, ali dogovorjena cena posla ustreza tržni ceni, je mogoče ugotoviti na podlagi nekaterih meril.
For the last 10 years, ÍG has spent ISK 16,5 million on average each month in maintenance and other costs that should normally have been borne by a lessor.
Organiziranje odprtega, preglednega in brezpogojnega razpisnega postopka je običajno ustrezen način za zagotovitev, da je prodaja premoženja ali njegova oddaja v najem, ki jo opravijo nacionalni organi, v skladu s preskusom udeleženca v tržnem gospodarstvu ter da je bila za zadevno blago in storitve plačana poštena tržna cena.
Those costs must be taken into consideration when assessing the market value of the rent.
Vendar to ne pomeni samodejno, da je mogoče ob neobstoju pravilnega razpisnega postopka ali morebitni napaki v takem postopku upravičeno domnevati o obstoju državne pomoči.
According to ÍG, the conditions of the buildings in the Gufunes area are dire, despite the resources spent on renovations.
Nadzorni organ se lahko opre tudi na druga merila, vključno s strokovnimi ocenami vrednosti.
Almost every building leaks and most of the roofs of the buildings are damaged and useless.
Neobstoj konkurenčnega postopka
Moreover, almost all windows apart from in the office building are damaged and useless, many floors of the buildings are in dangerous conditions and there are holes in some places and stairs that do not fulfil regulatory conditions.
Glede na zgornje razmisleke mora Nadzorni organ najprej preučiti, ali je mesto organiziralo razpisni postopek, ki je bil ustrezen in primeren za določitev tržne cene [39].
In addition, most of the buildings have no water, no toilets, and electricity that does not comply with regulatory measures.
Vendar je bilo v tej zadevi potrjeno, da se v zvezi z zadevnim območjem ni začel noben javni razpis.
Furthermore, ÍG has for the largest part of the rental period been faced with the fact that the City could have requested the land back on short notice.
Poleg tega ni bila pred sklenitvijo splošne najemne pogodbe iz leta 2005 opravljena nobena neodvisna ocena vrednosti.
The short termination provision of 18 months and the obligation to return part of the land upon request with only 12 months' notice, was a drawback in running a business such as waste disposal, which involves heavy machines and equipment
Vendar je mesto poudarilo, da so se pri določitvi najemnine v splošni najemni pogodbi iz leta 2005 s podjetjem ÍG upoštevale različne obstoječe najemne pogodbe na območju, ki so bile sklenjene po javnih objavah v islandskih medijih leta 2003.
According to ÍG, the late interest of the complainant has limited meaning when assessing the demand for the area when the 2005 General Lease Agreement was concluded.
Vendar pa Nadzorni organ meni, da so bile te objave samo pozivi za izkaz interesa ter ne pomenijo odprtega in konkurenčnega razpisnega postopka.
The situation in 2005 was such that at that time it was not considered realistic to offer the area for rental purposes.
Poleg tega se niso nanašale na celotno območje, ki bi se v najem oddalo enemu najemniku, ampak na posamezne nepremičnine na navedenem območju.
Since then, ÍG has spent considerable resources to renovate, clean up and maintain the area.
Nadzorni organ torej ugotavlja, da ta postopek javne objave ne izpolnjuje zahtev preskusa udeleženca v tržnem gospodarstvu.
Therefore it must be presumed that the late interest is related to the condition of the area after ÍG took over the management of the area.
Zato ta postopek ne more biti zanesljivo merilo za določitev tržne cene za zadevno najemno pravico.
Finally, ÍG submitted an independent lease assessment, dated 15 October 2015, from 101 Reykjavík Fasteignasala [34].
Strokovna ocena vrednosti najema
The lease assessment provides an estimate of the value of the 2005 General Lease Agreement in October 2005 based on the value and the condition of the individual properties.
Kot je navedeno zgoraj, zaradi neobstoja zadostnega razpisnega postopka ni izključena možnost, da Nadzorni organ uporabi preskus udeleženca v tržnem gospodarstvu.
The conclusion of the appraiser is that the total monthly rental value of the properties and the area is ISK 1870000.
Vendar mora preučiti vsebino zadevnega posla in zlasti primerjati dogovorjeno ceno s tržno ceno.
ASSESSMENT
V ta namen se običajno opre na neodvisno strokovno študijo za oceno vrednosti kot merilo za tržno ceno.
THE PRESENCE OF STATE AID
Taka študija bi morala biti v idealnem primeru opravljena v času posla.
Article 61(1) of the EEA Agreement reads as follows:
Vendar se lahko Nadzorni organ pri svoji oceni opre tudi na naknadno študijo za oceno vrednosti [40].
‘Save as otherwise provided in this Agreement, any aid granted by EC Member States, EFTA States or through State resources in any form whatsoever which distorts or threatens to distort competition by favouring certain undertakings or the production of certain goods shall, in so far as it affects trade between Contracting Parties, be incompatible with the functioning of this Agreement.’
Mesto je navedlo, da na tržno ceno najema na območju Gufunes vpliva več dejavnikov.
This implies that a measure constitutes state aid within the meaning of Article 61(1) of the EEA Agreement if the following conditions are cumulatively fulfilled: the measure: (i) is granted by the State or through state resources; (ii) confers a selective economic advantage on the beneficiary; (iii) is liable to affect trade between Contracting Parties and to distort competition.
Prvič, zgradbe in napeljave so bile v slabem stanju, nekateri najemniki niso plačevali najemnine, na območju pa se je kopičil odpadni material, ki ga je bila treba odstraniti.
NO ADVANTAGE
Drugič, v zvezi s prostorskimi načrti za območje Gufunes je vladala negotovost.