A Wy jak myślicie – co więcej jako branża budowlana możemy zrobić dla naszej Planety?
Choć 22.04 to symboliczna data, uważamy, że Dzień Ziemi powinien trwać cały rok! 🌍
Segregacja odpadów, oszczędzanie wody, czy stosowanie zielonych technologii… To tylko kilka elementów, które przypominają nam o tym, że walka o dobro naszej Planety wciąż trwa i każdy z nas może przyłączyć się do tej pokojowej batalii.
#internationalearthday #eco #sustainability #zrownowazonyrozwoj
Ruszamy z przytupem z pierwszą inwestycją dla Frontier Estates Polska!
Aktualnie prowadzimy działania związane z budową drogi północnej przy inwestycji Frontier Park Wrocław, które nadzorujemy w ramach usługi Project Management z Adam Topolski na czele!
A już niebawem mamy nadzieję, że przedstawiane przez nas wizualizacje zamienią się w wyjątkową przestrzeń magazynową, handlową oraz wystawową. Takie przedsięwzięcia cieszą oko!
Ta inwestycja to dosłownie wielka sprawa!
GLP Europe Centrum Logistyczne w Lędzinach to ogromne przedsięwzięcie liczące ponad 110 000 m2 powierzchni magazynowej i produkcyjnej.
Jako Trebbi Polska mamy przyjemność wspierać naszego Klienta i uczestniczyć w procesie nadzoru postępu prac działaniami z zakresu Project Management prowadzonymi przez Bartłomiej Lach.
Planowane ukończenie pierwszego etapu inwestycji zaplanowane jest na drugą połowę 2021 roku, a my już teraz dzielimy się z Wami wizualizacją tego przedsięwzięcia. Przebieramy już nogami i czekamy na efekt końcowy, a Wy?
by Grzegorz Piórczyński
Reading an article that was written by my friend from Trebbi Polska Adam Topolski published on our LinkedIn on 6th of April 2021 (link) reminded me of one question which has been asked by the Investors to me quite often lately: “Testing soil contamination, which soil group should be selected, in accordance to the Ordinance of the Minister of the Environment dated 1st September 2016 on the contaminated land assessment methodology and in accordance to Master Plan, in force at that location?” Without a doubt, the most demanding.
But, slowing down, what we are talking about? When you are planning to buy a plot and invest a lot of money, it is always worth not to buy a pig in a poke (in polish, we say not to buy a cat in the bag). It has to be checked, inter alia, whether the soil contamination within the investment boundaries is at the permissible level. Under adverse conditions, the cost of remediation can be a relevant budget item. Basing on the soil group, a further method of operation and permissible soil contamination values are selected. But what if we have current use different than planned? Or Master plan predicts the same location use attributed to two different groups? What then? Are we available to choose the most efficient one for us, or we have to operate under the most demanding rules? As usual, for reasons of cost, as long as the regulations do not require it, Investors do not want to incur it, even if we have to fit into the most restrictive requirements. In this matter, the authorities are very precise. According to the Regulation of the Minister of the Environment mentioned above Master plan takes precedence over the symbols in the land register when determining the land groups (paragraph 3.4).
In the case of several possible site zoning designations (e.g. P / U, PUG), the Ministry of Environment guidelines (the information presented in the official presentation of the Ministry of Environment, page No. 19 in Polish only, link) require the application of the most restrictive requirements for the soil chemical quality. Thus, regardless of future development, the soil quality requirements for the most demanding standards will be applicable. In such a case in the P/U area, the investments including warehouse or production building would have to meet the most demanding requirements (set for services). Even though the guidelines have not been published as a separate legal act, the authorities are already following.
However, the investors still have options to optimise the investment costs in terms of contaminated land liability. Polish legislation provides a risk assessment approach, but this is a whole different story and maybe the next article.
The current legal approach to the contaminated land liability and the presentation was indicated, during one of our cooperations, by Michal Golos, the Environmental Consultant at RSK Polska.
by Adam Topolski
INTRODUCTION
In 2021 the Industrial market grows despite the pandemic waves challenging global economics. More and more we hear about the big-box investments being launched throughout the country, transforming, and modernizing the agricultural areas and local communities.
As the space requirements are higher and higher, new land opportunities have to be identified to cope with the demand. Being able to participate in these investments at different stages of development, I would like to shed some light on the most common questions relating to the planning costs correlated with this type of development.
PLANING RELATED COSTS
Adjacent fee
Looking for significant land areas, above 30-40 ha, it is very common to identify these outside the cities perimeter, in agricultural regions. Most often being owned by multiple tenures, with no infrastructure on site. Planning the Investment budget, the Investor should be aware of the potential fee, which can be charged by the commune office or the city office by up to 30% of the land value increase related to the land division/merge or the infrastructure modernization covered by the public funds (state treasury/European funds).
The percentage of the adjacent fee, as it is called, is always regulated by the separate city commune/city council resolution. The fee is based on an administrative decision which can be issued up to 3 years after completion of the land division/merge or the infrastructure development. There are exclusions to this fee, which should be always analyzed and consulted with the legal team.
The adjacent fee is regulated by the Ministry Property Management act.
Planning fee
There are situations when the property is covered by the masterplan. On various locations, the masterplan wording is not ideal for the development, forcing the Investor to apply for changing of this act. Should the masterplan amendment increase the property value, a one-off payment might be charged against the owner, subject to the property sale. The same planning fee applies to the new masterplans (if such uplifts the real estate market value).
The Planning fee can vary from 0 to 30% of the property value increase and can be charged if the property is being sold within 5 years of the new/amended masterplan validation.
The exact percentage of this fee has to be identified by the abovementioned masterplan. The planning fee is regulated by the government planning and land development act.
PERMITTING & CONSTRUCTION RELATED COSTS
Agricultural production exclusion
Most of the time, when it comes to greenfield transactions, these lands are being used for agricultural production. Even if the masterplan identifies a different use, it still does not mean we can start the construction process or obtain a building permit. To start the development process, the land should be excluded from agricultural production. The procedure is finalized with an administrative decision, most often obliging the Investor to the one-off payment and/or 10-year annual installments.
The one-off payment is calculated based on the soil class, land area, and market value. The result comes from multiplying the excluded area by the adequate soil class-related calculation cost. The one-off payment is not applicable if the above calculation result is equal to or lower than the current market land value.
The 10-year annual installment results from the excluded land area multiplied by the adequate soil class-related calculation cost. The result is divided into 10 annual installments.
The whole procedure, and the adequate soil types calculation costs are regulated by the government agricultural land protection act.
The procedure itself consists of two separate decisions. One of them, the first one is informative and identifies the costs related. The second part is granted based on the factual land-use change and informs the Investor about the sanctioned payment obligation and the payment deadlines.
In case of agricultural areas not covered by the masterplan, it is always worth checking, whether the property can be excluded from the agricultural production. On various occasions, depending on the soil class, such a cost is not applicable, therefore it is always worth performing legal and technical due diligence to assess all the abovementioned costs related to the purchase before it is being finalized.