Do you go on business trips or to work on motorcycles?
We have to admit that it happens to us, whether it is going to a managed construction site or visiting a plot that is subject to TDD analysis.
We know that among you there are many motorcyclists with whom we spend our free time on rides. Let us know if you also get on a two-wheeler vehicle on business?
PS Thank you Grzegorz Piórczyński for inspiration and awesome photos!
We did it!
We have signed 12 framework agreements for Project Management and Investor Supervision for fit-out works in 12 buildings with a total area of over 330,000 square meters.
Based on our many years of experience, we also support our Client CPI Property Group Polska in creating standards for quality documentation of buildings and help in the elaboration of technical opinions!
We owe such a large contract to Mariusz Witkun, Adam Stopa and Paweł Majewski, who negotiated the terms of the agreement and supervised all activities.
Thank you CPI for your trust and we promise you successful cooperation!
And this is how the construction of a distribution center looks like through the eyes of our client LPP S.A.! The progress of work is becoming more and more impressive, and we are extremely proud that we can be part of such a great project.
Do you remember what activities we conduct in Brześć Kujawski?
We are pleased to inform that Trebbi Polska has become a part of the Mountpark Wrocław project!
The scope of our duties include investor supervision that is carried out by our new employee – Tomasz Mastej. We can not wait to show you the progress of work. We promise that we will keep updating the status of the investment!
Mountpark – thank you for your trust!
Baby steps!
We must admit that the expansion of the LOTTE Wedel factory’s central refrigerating engine room is a challenge from the very beginning! Recently, we completed the earthworks, carried out jet-grounting, insert new columns and replaced the ceiling while maintaining the operation of the engine room. As you can guess – it was not easy, but the effects are already visible!
Check in the video for progress we made under the watchful eye of Grzegorz Piórczyński, Michał Terpiłowski Paweł Pachocki, Arkadiusz Siwik and Joanna Dousa.
Drone shots thank to Grzegorz and Paweł.
This investment is literally a big deal!
GLP Europe Logistics Centurm in Lędziny is a huge project with over 110,000 m2 of warehouse and production space.
As Trebbi Polska, we are pleased to support our client and participate in the process of supervising the progress of work with Project Management activities carried out by Bartłomiej Lach.
The planned completion of the first stage of the investment is scheduled for the second half of 2021, and we are already sharing the visualization of this project with you. We can not wait to see the result, what about you?
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.
We really enjoy watching when our construction project continues to grow and all tasks we manage bring apparent results.
Thank you Magdalena Płochocka for the great dron shots. Who is waiting for the outcome?