guidelines for the guidelines for the arexpo arexpo ......• a hub open to the world, for...

Guidelines for the Arexpo Strategic Development and Enhancement Plan

Executive Summary | september 2016

Guidelines for the Arexpo strategic development and enhancement plan

september 2016

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in collaboration with:


in collaboration with

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Italy, and in particular Lombardy and Milan, offer peculiar excellence to be promoted throughout the world through a system-based approach.

Lombardy

• Among the most competitive regions in Europe: together with Catalonia, Rhône-Alpes and Baden-Württemberg

• Equipped with a regulatory system in favour of those who wish to do business and invest in the regional territory

• It is the engine of Italian research and innovation: 23% of innovative Italian start-ups, 28% of scientific publications and 30% of Italian patents, 14 universities and 4 Academies of higher education in arts and music, 12 institutes of the national research council and 19 IRCCS (Scientific Institutes for Research, Hospitalisation and Health Care)

• Together with other Northern Italian Regions, it is the top Macro-Region in terms of GDP (in 2015, 887 billion Euro, ahead of Île-de-France, Bavaria, Baden-Württemberg and London)

The outstanding landmarks of Made in Italy, reinforcement of Milan as the “Place to be” and the opportunities derived from current geopolitical changes such as Brexit can be better appreciated and reinforced in the future as well, through a system to aggregate these outstanding landmarks, capable of guiding further development and affirmation at an international level, in a synergic and integrated manner.

Milan:

• The capital of fashion and design and the stage of periodical events with an international reach, it is currently undergoing a period of artistic, cultural and urban development

• The financial capital of Italy, it attracts 46% of the total of national investments in private equity and venture capital

• The Italian leader in attracting foreign investments:• The location of about 3,100 headquarters of

foreign multinationals operating in Italy, with a turnover equal to about 34% of the Italian total

• In ten years, investments from BRICS countries have increased from 0.5 to 9%

• Greater attraction to Real Estate investments - more than 40% by foreign investors - and particularly sovereign wealth funds

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milano

comolecco

monza

bergamo

brescia

sondrio

varese

mantova

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The Arexpo site represents the ideal place for contamination between all operators: it is a “symbol” for the proposed issues and for the visibility acquired worldwide

• The infrastructural framework of the 2015 Exposition (the so-called Piastra, or Plate) offers a suitable frame for the development of the future urban project, in which to foreshadow an essential function for re-use, in order to contain the resources for their adaptation

• During the event, Expo was visited by more than 21 million people, with the participation of more than 140 countries and more than 270 delegations that were welcomed to Palazzo Italia

• Arexpo makes use of the Legacy of this site, covering more than 1,000,000 square metres, with more than 5 km of peripheral roads (2 km of main road network), which has proven its strong international vocation

• The “Expo” model, in the collaboration between public and private, has become a reference at national level to be used as the basis also for the development of all initiatives linked to the area

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The area has strong potential to aggregate Italian outstanding landmarks and facilitate their further development, thanks to factors such as:

In order to create a true Science, Knowledge and Innovation Park, relying on the strengths that are already present,and effectively working as a flywheel for culture, production and affirmation of the Made in Italy label, the Arexpo area must follow development guidelines aimed at:

• Collaboration between businesses, foundations and institutions

• Movement and aggregation of the energy of businesses

• Designing living labs, places of research and experimentation where companies, research centres, public administration and the final users can collaborate to develop applications, technology and services

Transformation of the area into a Park of Science, Knowledge and Innovation makes it possible to create a hub capable of promoting the territory’s excellences, making use of investments that have already made, in addition to the legacy of Expo

Strategic location in the Italian economic context

• An area characterised by particular social and economic ferment, and near to Milan, where a “cultural renaissance” is under way

• Increased investments in the Real Estate sector in Milan by foreign funds

Presence of up-and-coming opportunities to seize

• Presence of excellences in research and innovation, in the territorial context where the area is located

• The opportunity to host community agencies after Brexit (such as the EMA)

• Existing projects for the creation of economic, scientific and social value in Milan, such as the project for Milan as a S.T.E.A.M. city

The intangible and tangible heritage of Expo 2015

• Intangible heritage with global impact and visibility on fundamental issues

• An area with infrastructure, well connected to the territory

• Intensified relations and collaborations between public and private entities concerning innovation

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Arexpo has all the elements required to become a driving force, to aggregate excellences from and to the world: Science, Knowledge and Innovation Park

• Arexpo has the characteristics to become a Science, Knowledge and Innovation Park

• A hub open to the world, for excellencies in the fields of Life Sciences/Healthcare, Biotech/Pharma, Agri-food/Nutrition, and Data Science/Big Data

• An expansive scientific and technological park, with high-quality architectural settlements, capable of attracting investments and generating economic returns for the entire territory, through scientific, recreational, sports, residential, productive and tertiary functions

Businesses Science & Technology Park

Widespread park with valuable services

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The objectives of a Science&Technology Park (STP)

• A Science Park has two main objectives, according to a «glocal» logic:1. The first is to act as a catalyst for economic development in the territory2. The second is to act as a facilitator in the creation of new technology and in the transfer of

knowledge between universities, businesses and research facilities at an international level

• A Technology Park manages the flow of knowledge and stimulates the birth of “innovation-based” businesses, favouring contamination between different entities and departments

Distinctive characteristics

• Specific and competitive concept of development of the area supported by territorial marketing instruments

• Centrality of excellencies on the territory linked to knowledge and research

• Role of the reference subject: guarantee of a balance between universities, companies, cultural and residential activities and cross-contamination between functions

• Accessibility and mobility thanks to effective links with the city centre

• Economically sustainable and flexible development model which outlines the most effective economic-financial strategies of re-use of the area

Distinctive components

The creation of a Science&Technology Park (STP) within the Arexpo location, acts as a catalyser in the national and territorial economic development

Business model based on collaboration between University-Research Centres and Businesses under a single directorship to create around the STP a larger and more complete Science, Knowledge and Innovation Park

Source: Elaborazione PwC - RB

BUSINESSES

OPERATOR

SCIENCE &TECHNOLOGY

PARK

R&DCENTRE UNIVERSITY

AC

CES

SORY

SER

VICES

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The STP must offer a wide range of various kinds of services to operators, in addition to adequate real estate facilities

The system offered in the world of STP

Prerequisites for STP management

• It is necessary to have the approach of a Service Provider in addition to that of a real estate asset provider

• The profitability of the initiative is to be sought in the various sources of income (financing, coaching, networking, procurement)

• It is necessary to provide for ongoing adaptation to increasing complexity: custom solutions to facilitate the entrance, choice of location, layout, structure, and rent rates

• Supporting innovation by facilitating the coexistence of large businesses and start-ups

• Favouring investments and the establishment of new businesses by simplifying the corresponding regulations and bureaucracy

STP offer model example

Fonte: Urban Land Institute

CLEAN ENERGY

AREAS OF TECHNOLOGICAL INNOVATION

EXAMPLE

APPLIED SCIENCES

PRODUCTDESIGN

NICHEMANUFACTURING

SOFTWARE ROBOTICSM EDIA FINTECH

NEW BUSINESS MODELS, CLIENT RELATIONSHIPS, ASSET OPTIMISATION

SUBJECTS MOVING INTO

THE AREA (such as tenants)

SKILL PROVIDERS

DEMANDFLEXIBILITY IN CONTRACTUAL MODELS (SHORT-TERM RENTAL CONTRACTS, EXTENSION OPTIONS)WORKSPACELOCATIONRELATIONS

PROJECT AND REAL ESTATE OFFER ALSO INCLUDING OTHER APPEALING FACTORS (SUPPORT FOR INNOVATION, ACCESS TO CAPITAL, PARTNERSHIP WITH ANCHOR TENANTS)

OFFER

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Target selection criteria

Sample selection grid

• Reference sample dimension: 500 STP (considered by UNESCO)

• Surface area: greater than 400,000 m2

• Universities in the area: top 130 QS World University Rankings

• Non-university Research Centres: Top 200 Scimago

• Leading companies with high spending power in R&S: top 100 EU R&D Scoreboard 2015: World - 2500 companies ranked by R&D

• Presence of a significant number of companies

• Presence of Real Estate activities

Assessment grid

Cluster CriteriaR&D

Business

Admin-istrator’s Role

Presence of universities

Presence of an extra-universityresearch centre

European parks

Berlin Adlershof

Advanced Manufacturing Park

Cambridge Science Park

Area Science Park-Trieste

Sophia Antipolis

East London Tech City

Non-European parks

Honk Kong Science& Technology Park

Qatar Technology Park

Stanford Research Park

The Research Triangle Park

Other identified experiences

WU Campus Vienna

Rotterdam Science Tower

Sector-specific focuslevel

Breadth of the business portfolio

Presence of Landmarkbusinesses

Development of the presence of incubators

Development ofresidential activities

Dimension

MarketingDevelopment of anInternational Network

Real estate Developer

Developer/AcceleratorBusiness Support

Financial Aid to tenants

Public and privateinvestments

Focus su ambiente

Identified targets

Some of the best examples of STP around the world have provided lessons learned and comparative parameters, useful for Arexpo’s competitive placement

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Competitive factors of STPs:

• Definition of a balanced development model for the park in terms of: • Excellencies (e.g. research centre,

incubator, etc.)

• Breadth of focus areas (e.g. health, biotechnology, etc.)

• Presence of effective catalysts

Strengths of Arexpo:

• Existence of an urban plan and spaces suitable for accommodating a sufficiently broad portfolio of technological clusters

• Presence of catalysts that have shown an interest (Human Technopole, UNIMI)

• Cultural and artistic excellences recognised at international level that can provide a distinctive value to the site

Arexpo has the ideal characteristics to achieve successful placement in the competitive context

The key guidelines for the development of an STP

Key issues:

Focus of the Science& TechnologyPark

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• External and internal accessibility to the area

• Quality of infrastructures (flexibility, reuse, multiplicity of use)

• Environmental sustainability of the park

• Favourable location for urban links and insertion in a growing surrounding territory (North-West Milanese hub)

• Dedicated urban regulations that encourage the synergic development between the Park and other establishments

• Major presence of already constructed, iconic real estate assets with high architectural value

• Area perfectly reclaimed to the strictest standards and presence of a green system as a marketing tool that up to now has prevented the degradation of the area

Infrastructures and environmental sustainability

2

• Balance between short-term returns and sustaining development in the medium to long-term

• Capacity to attract investments and guarantee economic returns

• Favourable regulatory/administrative context

• Commitment of institutional stakeholders to encourage the establishment of innovative initiatives (e.g. Human Technopole) also through favourable regulations

• Advanced level of site infrastructure which allows for reduced timescales for returns on investments compared to standard timeframes

• Planned initiatives and events develop the site which becomes a marketing tool

Public support/ economic sustainability

3

• Definition of the role of the relevant entity: • Strategic address Vs Planning/

Development

• Clear organisational segmentation

• Technological, financial and marketing support for tenants

• Evenness in the balance of ownership, through a structure of ongoing ownership and stakeholders, as already tested during Expo Milano 2015

• Consolidated model of collaboration between the public and private sectors.

Role of the relevant entity

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1 Science&Technology Park Focus

Requirements linked with international competition

• In global terms, there is significant competition between the more than 500 STPs to attract talent and funds. Many of them have developed precise specialities to guarantee competitive advantages

• In order to guarantee competitiveness, the administrating company takes on a crucial role in guaranteeing balance between the various entities (universities, research centres, businesses) and the contamination between various knowledge areas

• From this point of view, it is essential for Arexpo to define the cluster area in which they intend to compete

Requirements in terms of dimensions of the location

• The Arexpo surface area is 1 million m2. This size places it within the segment of the medium-large technological parks

• The size of the park makes it necessary to reconcile scientific excellence (to be pursued) with saturation of the capacity of the infrastructure

Technological cluster portfolio

• Given the size of the area, it is necessary for there to be a broad portfolio of technological clusters, with various levels of correlation between one another, and overall the operators must guarantee technological/innovative excellence. Overall, the clusters must be coherent with the level of excellence expressed by the territory

• The territorial vocations on which Arexpo may rely provide distinctive skills compared to other technological parks around the world. For example:• The presence of a

cultural hub

• Strong emphasis on the connection between research and services (Hospital, for example)

Competition between STPs around the world and the dimension of the location leads to the selection of a rather broad cluster portfolio

<200.000 m2

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mediumbig

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45%

22%

8%

25%

200.000 -600.000 m2

200.000 -1.000.000 m2

>1.000.000 m2

Percentage of StPS by total Park Surface area (% 2012)

breadth of the focuS areaS

excellence of buSineSS activitieS Performed

Source: AURP, IASP

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The clusters that Arexpo will acquire must balance out the use of technological excellences with saturation of the area

• Established in 1991 in Berlin, with Humboldt University, Charlottemburg Innovation Center

• Surface area in excess of 4 mln m2

• Home to about 1,000 businesses

• Photovoltaic and Renewable Energy

• Biotech and the Environment • Photonics and Optics• Microsystems and Materials• Analytics• IT and Medi

• Media Centre (Film Studios)• Research Centre (IGAFA)• Humboldt University Hub• Incubator for 150 start-ups

• Surface area of 1,000,000 m2

• Continuity in the proprietary structure from the exhibition event to the present day

• Life Sciences / Healthcare• Biotech / Pharma • Agri – food / Nutrition• Data Science / Big data

• Cultural hub• Residential and tertiary

development• University hub



• Established in 2004 with Sheffield University and Boeing

• Surface area about 400,000 m2

• 40 businesses working on the site

• Focus on precision engineering (Aerospace, Automotive, Energy)

• Research Centre (AMRC)• Residential Development

(Waverley)• Incubator• University Hub

Fonte: Elaborazione PwC - RB





EXAMPLE

EXAMPLE

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• A project that embraces research and innovation, from the academic world to businesses

• A single operation to attract 1,500 researchers from all over the world through international calls

• The Human Technopole will form a centre of state-of-the-art excellence, with the purpose of dealing with cancer and neurodegenerative diseases, which will act as a hub attracting the top national and international talents

• Presence of public and private entities in governance and support for other subjects with top international standing. It received a first instalment of financing worth € 80 million (in addition, the State is committed to investing € 1.5 billion in the centre over the next 10 years)

• The presence of Human Technopole and the university facilities generates significant synergy for innovative businesses, both in research and in access to high-quality human capital, in addition to satellite activities for all the possible supporting structures, thus acting as catalysts for further excellences, and aiming development in the area according to a Science & Technology Park model

Arexpo relies upon the presence of two outstanding landmarks such as Human Technopole and UNIMI, catalysts for attracting other public and private entities across the whole territory (1/2)

The guideline for development of the Expo area already has an identity based on research, innovation, and culture - with an international vocation - which proves the commitment of the public sector and collaboration of businesses, through projects by the University of Milan (UNIMI) and the Human Technopole

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• UNIMI has shown interest in transferring to this area all scientific areas of the State university currently revolving around Città Studi, except for the clinical activites of the medical and veterinary areas, which have already been allocated to the Campus designed by Kengo Kuma in Lodi

• The reason behind this interest is provided by the fact that the campus at EXPO is the only one capable of guaranteeing ideal conditions for the creation of appealing and competitive space for research and education in an environment that is open to innovation and international dimensions

• The planned settlement represents a novelty for the Italian university scene, due to the creation of one of the most modern campuses in Italy and Europe, capable of hosting more than 20,000 people, including 18,000 students, in the biology, biotechnology, experimental medicine, pharmaceutical, agri-food, earth sciences, chemistry, physics, mathematics and IT areas

• The area may house the university not only as the physical location of lessons, but also as a campus according to the most advanced international models (education, research and services) and with its typical infrastructures (e.g. sports facilities and auditorium)

• The University of Milan is capable of taking on the commitment to co-financing about two thirds of the undertaking, also by taking advantage of the existing wealth at Città Studi, without this investment affecting the Universities general development plan

Arexpo relies upon the presence of two outstanding landmarks such as Human Technopole and UNIMI, catalysts for attracting other public and private entities across the whole territory (1/2)

The guideline for development of the Expo area already has an identity based on research, innovation, and culture - with an international vocation - which proves the commitment of the public sector and collaboration of businesses, through projects by the University of Milan (UNIMI) and the Human Technopole

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Guidelines for selecting tenants

• The settlement of companies that can be integrated with the university and research activit ies, generating mutual advantages in sharing know-how

• Significant integration between academia, training and applicative development of “knowledge” in all areas of Italian excellence, including Culture, Art, Fashion and Design, Manufacturing, etc.

• Opportunità di sviluppare una collaborazione stretta tra le attività di ricerca portate avanti nel Science&Technology Park e l’applicazione pratica apportata dagli operatori sanitari ed ospedalieri

The catalysts, together with Arexpo’s strengths, favour the involvement of entities in line with the main departments to be attracted

Leading High-Tech and Pharma Companies

Excellences of the Made in Italy label

Healthcare and Hospital Operators

The commitment expressed by Institutions on UNIMI and Human Technopole generates te conditions to increase its appeal to private investments over time and the creation of stable sources of income, sufficient to compensate the management and maintenance costs The Lombardy Regional Authorities have set aside € 150 mln to finance technical and scientific innovation and research projects (POR FESR, POR FSE)

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The urban plan applied is already suited to urban regeneration in line with the coexistence of a technological park with other settlements

Concept di sviluppo del sito

The Science, Knowledge and Innovation Park will be developed ad a single and integrated project, which will combine in a single and extraordinary setting, the idea of a scientific park with an exceptional place in which to live, work, study and do business

• The Human Technopole and University of Milan will be the scientific and technological heart of the newly developed park, a unique situation in the international panorama, in which advanced, high added value services to people and to businesses will be combined with the most contemporary forms of urban living

• A mixture of culture, sport and entertainment will complete the offer of a place that is alive 24 hours a day

• In compliance with current urban planning regulations and the program agreement, the Science, Knowledge and Innovation Park will be developed in a setting characterised by great attention to environmental sustainability and the comfort of its users, a functional and innovative mixture where laboratories, green areas, residential areas, advanced tertiary industries supporting research, commercial spaces and cultural and sports entertainment spaces will all be combined seamlessly

Current urban planning instruments

• In 2011, the Program Agreement (Urban Planning Variant 4 August) defined the admissible functions and intended uses typical of the urban fabric. It defines the construction use index (UT = 0.52, compared to the total surface area with a construction capacity of about 480,000 m2 of GFA), and the surface area to be used for the theme park, no less than 56% of the total area

• In 2016, the Integration Act defined the criteria for management, maintenance and transitional use of the site’s structures in order to make use of the property with specific financing (The Lombardy Regional Authority has set aside financing for Arexpo S.p.A. worth 50 million Euro, in order to support management during the Post-Expo transitional phase)


AVANZAMENTO

Expo Experience Post Expo

1 ACCORDO DIPROGRAMMA

Variante urbanistica del9 Agosto 2011

2 DISCIPLINATRANSITORIA

Atto integrativo30 Maggio 2016

TRASFORMAZIONEDEFINITIVA DELL’AREAProgramma integrato

di intervento

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The wide range of operators requires business and social integration functions, identified in relation to demand, to make the location “alive” 24 hours a day

• The location must be liveable 24 hours a day. It is therefore essential to provide integration services and functions, that allow the area to be fully liveable and increase its appeal

• These integration functions must be of various kinds (e.g. residential, recreational, support/facilities), and have various levels of indispensability, depending on how important their presence is to the sustainability of the project (mandatory services vs services that are nice to have)

Example of an ecosystem of integration services supporting the STp’s core functions

NA

TURE

OF

THE

SERV

ICES

INDISPENSABILITY OF SERVICES

SPO

RT

FORBUSINESSES

TO THEINDIVIDUAL

RESIDENTIAL

RECREATIONALENTE

RTA

INM

ENT

laboratories

parking

cafeterias/restaurants

residential(e.g. university residences)

open space/living open room

bank/post services security

theatre

schools & preschools

classrooms for technical and managerial training

medical assistance/healthcare

commercialbusinesses

sports facilities

recreational/cultural spaces

conference services protection of intellectual property

start-up financingl egal services

MANDATOR NICE TO HAVEY

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Development of the location must take advantage of existing assets to accelerate the creation of the initiative, reducing the need for additional investments

2 Infrastructures and environmental sustainability

Providing infrastructure for the location

• The location has significant value owing to its complete availability of systems, technology and roads

• Provision has already been made for internal transport - direct connections with the urban and highway road networks, the metro and the railway

• The provision of systems and technology infrastructures is guaranteed, for example, by water, fire prevention, and electrical systems

Existing real estate assets

• Among the available assets, there are permanent buildings that represent a legacy of high quality for both the citizens and the territory

• There are also a series of temporary buildings, some of which will be refurbished (e.g. the Cardo buildings, service areas) while for others it will be necessary to first assess their adaptability to new functions and then to assess their financial sustainability (e.g. Clusters)

• It is necessary to carefully evaluate the opportunity to maintain and use the Cardo and Decumano as internal connecting elements once the site is up and running

Permanent Buildings to be refurbished Buildings to be used

Palazzo Italia Clusters

Expo Center

Zero Pavillion

Albero della vita &lake arena

Theme CorporatePavillion

Piazza dellabiodiversitàCardo Buildings

Service Area

Triulza House

Open air theatre

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The architectural and landscape quality must deliver the values to be conveyed and constitutes a formidable international marketing tool


Concept

• A Science, Knowledge and Innovation Park which, through cross-contamination with different functions, encourages relationships, research, culture and economic development in a sustainable environment and in a valuable landscape

• Accessible and central area with respect to the main infrastructures, strongly dynamic, characterised by the presence of innovative services, in support of businesses and entertainment for people

• Unitary development of the Science, Knowledge and Innovation Park which intercepts contemporary requirements and encourages open and flexible processes of territorial transformation

• Expo legacy as an element for the development of a polycentric urban project also characterised by the presence of some locations and artefacts to be conserved and/or adjusted

Indications for the master plan

• Give priority to integrated projects, aimed at generating the cross-contamination of the established functions, as well as relationships with the capital and the exchanges with surrounding areas

• Seek public/private partnerships for the promotion of elements of innovation that attract investments and jobs

• Safeguard and develop the backbone of the area, constituted not only by the infrastructures and artefacts, but also by the related networks and sub-services

• Encourage the flexibility of the establishments in an open source perspective that allows for the accommodation of a functional mix, forms of social and business exchange, to manage the territory and landscape as a multidisciplinary asset

The structure tells of thevalues of internationality,innovation, diversity

Architect: Zaha Hadid

The structure won the ArabianProperty Award and tells ofinnovation, collaboration andsustainabil ity

Architect: Woods Bagott

“Multicompany building” built atheight

Architect: Skidmore, Owings & Merri l l

VU Campus Vienna Qatar Science & Technology Park

Rotterdam Science Tower

International examples of best practice

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The development of infrastructures must take increase the perceived value of the site’s environmental identity, which represents a distinctive element compared to other STPs


The site already has an environmental identity based on the principles of sustainability and balance between spontaneous and built environments, between form and function, which led to the creation of Expo:

• About 20% of the Site is covered by green surfaces: 250,000 m2 of green areas with more than 12,000 trees and 85,000 shrubs

• The area is located inside the greenbelt of Milan, and represents a link in the connection between the Southern Agricultural Park and the Groane Park, thus providing continuity to the park system in Western Milan: the Canal around the perimeter of the site is part of a series of interventions aimed at increasing the landscape and environmental value of the open spaces of the Naviglio Grande and the Canale Villoresi

• The entire area complies with the most stringent standards in terms of environmental impact and soil quality, thanks to an important reclamation project, previously carried out and completed

This important legacy in environmental terms must be preserved - also considering the urban planning constraints (the urban planning variation defines a surface area to be destined to park purposes covering no less than 56% of the total surface area) - and appreciated as a distinctive element of the area compared to other STPs, providing development of new infrastructures that is coherent with the current environmental identity and in continuity and connection with the larger area (North-Eastern area)

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The site benefits from a unique network of connections to the rest of the city. It is therefore perfectly connected to Milan and, subsequently, to the main airport, railway and motorway hubs. This is an essential element and strong point in the development and assertion of the STP at both national and international levels

Just as important for the evolution of the area is the definition and creation of internal connections, in order to guarantee complete accessibility and internal road and transport networks in coherence with the identity of the site, that is to say with the types of functions and services located in the area. The system of internal connections must:

• Allow, or perhaps facilitate, the execution of activities and the provision of services planned for the area, as well as their fruition by citizens, workers, etc. in relation to the various needs

• Consider the “sociological” and environmental identity of the area, in order to be coherent with the type of functions and users of the site, and the principles of environmental compatibility and sustainability pursued (e.g. from cycling and pedestrian lanes, to multi-modal services for mass transport, logistics and handling goods, to car sharing and parking services, etc.)

• Balance the need for effective and efficient solutions for the first plans for refurbishment and transformation of the area with the progressive development of the area over time: the process to transform and reuse the area will be gradual and will take years. Internal connections will therefore have to be developed at an equal rate, in a modular manner, aspiring to overall coherence even in the future

The internal connection system must guarantee transportation in coherence with the environmental functions and values of the site


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The advanced level of infrastructure already present will make it possible to reduce the times for return on investment compared to comparable initiatives

3 Public support / economic sustainability

Empirical evidence of sustainability

• In general, Science&Technology Parks (STPs) present and operative around the world, involve a significant presence and impulse of public partners [the ownership is 50% completely public, about 35% mixed - public and private - and the remaining part is owned by private partners]

• The ownership structure reflects the need for public support, which becomes particularly essential in the first decade, in order to guarantee ambitious scientific results that can be achieved only on medium to long term time schedules. Only later does it become easier to attract private investors to the area

• The various components of the STPs have deeply different times for return on investment and needs for public support. The ability to offer the right mixture of activities makes it possible to achieve the financially sustainable conditions

• Arexpo benefits from a favourable situation compared to other STPs, having already completed the Plate and reclamation work, elements that require significant public support and long times for a return on investment

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Development of the initiative must strike a balance between the strategic investment for the Country in innovation and financial sustainability


• The value of the green spaces and waters already constructed, as well as the infrastructures in terms of systems, technology, and roads that the area already has, certainly represent assets and strategic value for the future development of the area itself

• At the same time, however, they are cause for complexity and significant costs of management and maintenance, also considering the size of the site

• Already in the transitional phase, the “mature” conditions of urban, countryside and sustainable quality imply certain costs to maintain the buildings, utilities, green spaces, etc.

• Therefore, in defining a new development for the area and corresponding services according to principles of compatibility and environmental sustainability (e.g. quality and number of infrastructure users, presence of green areas and water, etc.), it is also important to provide for the financial sustainability of these choices in terms of limited maintenance costs

• The choices for transformation and development of the area must be far-sighted and balanced, in relation to criteria of environmental sustainability and compatibility as well as financial sustainability

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Development times make it necessary to follow a plan to protect the site against degradation and to generate profit by becoming an effective marketing instrument


Objectives for a transitional plan

• Practical evidence shows that construction is gradual, in order to meet the possibilities of growth (e.g. in Berlin over the first 10 years only 25% of the total surface area was built)

• The construction site represents an excellent marketing instrument, because in the transitional phase it provides the opportunity to illustrate the future and attract new tenants in this way, anticipating the times for returns

• Keeping the site open (objective reached in 2016 thanks to € 50 mln financing from the Lombardy regional authorities) makes it possible to prevent degradation. In addition, it triggers the future urban development of the area, on a technological and environmental platform that is already active, which will guarantee over time an increase in the value of the area and continuity in its activity, functionality and efficiency

• Expo Milano 2015 represented a place of great appeal and experimentation in which to design an exhibition site. Past experiences, however, show how delicate the issue of subsequent reuse is. Only if the transitional phase, awaiting the realisation of future projects, is managed with sensitivity and foresight, will it be possible to think of refurbishing the area as a flywheel for future development

The role of temporary activities (e.g. Experience)

• They take advantage of a part of the existing entertainment equipment

• They make it possible to visit some of the symbolic elements of Expo Milano 2015

• They create a space for artistic and cultural entertainment

• They take advantage of the physical and intangible legacy of the Expo

• They trigger the future urban development of the area

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Arexpo S.p.A. must lead development of the area by taking on the role of leader and aggregator, to guarantee positive contamination and synergy both inside the area and compared to other areas of transformation

4 Role of the reference partner

Main areas of transformation at a local level

• The Arexpo site is located in an area of great transformation, linked with the numerous initiatives in progress, which will change the identity of the area, making it better served and more appealing

• Compared to all the neighbouring initiatives, Arexpo must favour contamination and use of possible synergies in order to optimise available services and the effects throughout the territory

• As far as site development is concerned, Arexpo must have a leading and aggregating role for all public and private entities involved, in order to guarantee organic development of the site and the corresponding services, making the area even more appealing as the project progresses towards completion

• Arexpo’s role must therefore make use of the most significant experiences in the various areas of development and real estate management, adapting them to its own identity and mission

AREXPO

ARESE EX ALFA ROMEO

MAZZO DI RHO

FIERA MILANO

CASCINA MERLATA

STEPHENSON

PORTELLO

CITY LIFE

PORTA NUOVA

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Compared to available models, Arexpo S.p.A. must take on a role that takes advantage of its own features and mission

4 Role of the reference partner

Reference models for the role of reference entity present on the market are characterised by different levels of risk in terms of investments/ROI over time, organisation and strategic control

LANDLORD PLANNER

LANDLORD

PLANNER

DEVELOPER

DEVELOPER

Collects existing market demands, selecting tenants on the basis of expected profits

Streamlined structure and reduced investments of capital

Limited strategic control of design proposals and over coherence in the various settlements

As a result of the planning activities (Masterplan), creates calls for tenders for the real estate development activities

Greater governance of the Masterplan concept and a balance between area governance and required investments

Greater need to acquire design and Masterplan competences and limited freedom to manoeuvre for potential developers

In addition to the activities for the overall plan for the area (Masterplan), directly manages the development of the individual settlements

Direct management in the development phase, limited dependence on third parties

Greater investments

• Given the strategic interest and vocation of the area, it is necessary to go beyond simple real estate development. Arexpo’s most suitable role is somewhere between the Planner and the Developer, facilitating the engagement of other public and private operators able to add value to the whole area development project

• This position may allow the company to guarantee the right balance between the development of an innovative hub of excellence and the financial sustainability of the entire initiative

Investments, organisation and strategic control

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MASTERPLAN

ORGANISATION

INDUSTRIAL PLAN

REGULATORY INSTRUMENTS

MANAGEMENT OF THE TRANSITIONAL PHASE AND THE CATALYSING ELEMENTS

Preparation of a plan articulating the key infrastructural, architectural, residential, technological and economic components of the project to develop the area, emphasising effects of public interest, appealing factors, supporting services and all the accessory functions

Completion of the structure in relation to the role identified for the company and the distinctive competences

Preparation of a plan illustrating - in qualitative and quantitative terms - the competitive business strategies, the actions that will be taken to reach the strategic objectives, and the estimates in terms of expected results

Identification and development in collaboration with national and trans-national regulatory instruments capable of increasing the appeal of the area and simplifying investments for private entities

Optimisation of the transitional period with the objective of guaranteeing economic balance, taking advantage of development of the area as a marketing instrument, starting from collaboration and taking advantage of the contribution of catalysing elements

Starting from the defined guidelines, Arexpo will continue the plan to develop the Park through a definite plan of action

• The principles that have been defined by way of these guidelines must be developed and put into place through specific branches of activities so as to ensure, both in the transitional period and when fully operational, the correct guidance and control of both real estate aspects and economic and capital aspects

• The most significant branches of activity can be attributed to:

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The Science, Knowledge and Innovation Park will be a hub open to the world, capable of attracting international excellences and promoting Italian technology and culture in an extraordinary location

Functions* planned for the Site

*Solutions already practicable coherently with existing regulations

• Companies• Start-ups• Institutions• Associations• Public

Administration

• Students• Researchers/lecturers• Visitors• Citizens

Healtcare• Hospitals• Clinics• Laboratories

Research & Innovation• Research centres• Technology campus

Retail• Sales outlets• Fashion

Businesses• Offices• Conference rooms• Laboratories

Education• University• Higher training• Schools & Nurseries• Presence of the Third Sector

Institutions• European agencies (e.g. EMA)• Associations

Sport• Sports facilities• Cycle path

Environment• Green spaces• Areas of water• Sustainable mobility

Residential• Residential hub• Social housing• University residences

Culture & Entertainment• Artistic hub• Concerts & events• Edutainment

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General notes

• Complying with the principles of transparency, below you will find the list of entities involved, on different levels, in the editing of these Guidelines showing their interest regarding the opportunity of the development of the area, or who were invited, at the final phase, to share the contents and to propose any amendments or inclusions:

• National, regional and municipal institutions

• Universities

• Public and private federations

• Industrial world

• Trade unions

• Public and private foundations

• Independent confederations

• Trade associations

• Cultural associations

• Cooperative societies

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in collaboration with:


in collaboration with

guidelines for the guidelines for the arexpo arexpo ......• a hub open to the world, for...

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