working table cultural heritage g.w.o. boissevain msc the hague 2012 pure-net | 19 september 2012

Working Table Cultural Heritage

G.W.O. Boissevain Msc

the Hague 2012

Pure-Net | 19 september 2012

Content

• Working Table• Projects• Grey zone• Cases


3

Working Table Cultural Heritage


Sweden Marja-Leena Pilvesmaa Statens fastighetsverk

Ellen Björk Statens fastighetsverk

Italy Daniele Clavenzani Agenzia del Demanio

The Netherlands Gustaaf Boissevain Directie Rijksvastgoed

Arno Wijtenburg Rijksgebouwendienst

Norway Gisle Erlien Statsbygg

Ulrika Bergström Statsbygg

Finland Juha Lemström Senaatti-kiinteistöt

Mitro Mero Senaatti-kiinteistöt

2009June 2009 Stockholm2010Feb 2010 RomeMarch 2010 web meetingNov 2010 Amsterdam2011April 2011 web meetingMay 2011 Londen2012January 2012 web meetingApril 2012 StockholmJune 2012 web meetingSept 2012 web meetingOct 2012 video meeting2013Jan 2013 workshop ?

Projects2009-20111. Cultural Heritage Portfolio >>>

report (2011)2. Redevelopment of Cultural

Heritage properties

2012-2013…3. Basic information about Cultural

Heritage (per country)4. Strategies for the “grey zone”


Meetings and projects

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Portfolio of the State

C Obsolete

No strategic goal or future plans

State ownership

Private ownership

D For sale

For sale to market

B Reserve (flexible)

For strategic goals or future plans

A Basic need

Related to goals of the State


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C Obsolete


Necessary for the StateNot necessary for the

State

Grey zone

State ownership

Private ownership

D For sale

For sale to market



A Basic need


STRA

TEG

IES


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C Obsolete


Keep properties

Look for various forms of use (incl. temporary flexible contracts)Look for alternative forms of financial arrangements

Develop markets and usersLook for alternative forms of use, financial arrangements and forms of ownership

Necessary for the StateNot necessary for the

State

Grey zone

State ownership

Private ownership

D For sale

For sale to market



A Basic need


STRA

TEG

IES


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Criteria Ownership of Cultural Heritage by the State(arguments not to sell)

Sweden

Norway

Finland

Italy The Netherlands

Cultural history value X X

History of the State X X

Symbolic value X

Safety of the nation X

State tenants/ use by government organisations X X X

Public interest by nature (“Demanio”) X

Public interest by destination (“Demanio”) X

Temporary public interest X

Historic acquisition X X

Finances (costs vs rent) X X


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Financing Cultural Heritage Sweden

Norway

Finland


Rent from government organisations cover management costs X X X X

Parliamentary grants (not financed by return on rents) X X

Rent from leases to private parties X (x) X X X

Sales of byproducts (biomass, wood, etc) X


Selling of Cultural Heritage Sweden

Norway

Finland


“Demanio” (assets with public interest by nature of destination) can be sold

X X X

Assets with temporary public interest can be sold X X X X

Historic assets can be sold X X X X

Cases


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1. Rent and open to publicSalsta Castle, 1672-78State owned (Sweden).

Problem• Difficulties to cover costs by rental income• Long-term tenant while keeping the castle open for the

public (two last tenants went bankrupt).

Goal• Keeping it open for the public;• Long-term lease.• . Strategy• The tenant rents part of the castle for conferences and

other events. • Rent increases over three years.• The tenant must give guided tours in the castle (min.

three times a year) and is allowed to use the whole castle for tours as a part of conferences and events.

• Promotion of success of the tenants business.


Bohus Fortress, Swedena ruin since 1789

Problem• Maintenance problematic due to lack of resources, neglect,

inappropriate conservation.• No basic infrastructure for visitors.

Goal• to become one of the most known historical places to visit

in Scandinavia,• to attract more than 170 000 income generating visitors

yearly • contribute strongly to regional and local social

development.

Strategy• 10 year development plan in cooperation with the

municipality, 2010 – 2020 • Municipal company for the development and funding.

Bohus is participating in IKON, an Interreg Project financed by EU 2009-2012

.


2.Develop historic site

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3.Potential tenantsBlaker skanse, North of Oslo. Part of the historic defence line against Sweden. Transformed in a college. - 10 buildings, over 7 000 m2, from 1683 – 1977- Protected by the Cultural Heritage Act.- In 2011 placed in the small portfolio with grant

directly financed by Parliament.

Problem- Vacant since 2003. - Contracts with private organisations without

results.- Weak property market in the area.

GoalFind potential tenants who are willing to pay.

Strategy- Negotiation of a small private company and an

association of artists to rent the property at a cost as low as possible. The outcome of this process is uncertain.

- If no satisfactory solution is reached, state ownership may be questioned.


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4.Choices for re-useNational Gallery, Oslo, Norway- 9000 m2, from 1882, 1908 to 1924- Protected by the Cultural Heritage Act- Central location

Problem- Museum for Arts, Crafts and Design will move into a

new building in 2017-18. - Heated public debate on the use of the building and

the adjoining public space- What level of investment is politically acceptable?- Choice for one large or for several smaller

institutions?- The University museum of Cultural History may be

interested, but have not committed themselves yet.

GoalRe-use

Strategy- Four different scenarios for future use are

developed to stimulate strategic discussions in the government.


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5.Public consultationPeschiera del Garda (Verona), ItalyFormer barracks (33.500 m2)

Problem• New approach to redevelopment for State property by

Agenzia del Demanio;

Goal• Create conditions for an public-public partnership

between the State players and local Authorities;• Long lease concession (up to 50 years) for private

national/international parties; to be rented by the State;

Strategy• Public consultation as new tool for participation of

citizens, companies and financial parties; • Agreement between National investments and

developing Agency and the National Association of Italian Municipalities;

• Adapted town planning of the Historic Centre by Municipality (2011);

• Scenarios for converting registered property with public, social and rental functions (mostly tourist-accommodation and commercial ).


6. Redevelop heritageHembrug complex, Zaanstad, the NetherlandsFormer guns and munitions factory + MOD test site; Good location (industry, Amsterdam) on major shipping route.42,5 ha with 125 derelict industrial buildings (65 listed buildings) dating from 1897 to 2003 ; 90.000m2; Woods, canals, nature reserve, etc

Problem• Soil pollution and zoning (ships with dangerous substances)

limit use;• Since 2003 vacant, no clear redevelopment policy;• Reluctant (local and State) authorities.

GoalRedevelop and sell

Strategy• Agreement between State, Province and Local Council

about step-by-step approach with open end; • Restoration of first of 65 listed monuments (2012);• Cleaning of soil pollution (oil, mustard gas, etc);• Short term contracts and (temporary) use; Temporary

activities and use to cherish location; See and love it.


7.Redevelop heritageIndustrial complex since 1800, KAIKUKATU 5, Helsinki, FinlandGrain silos, a smithy and foundry, a mill and storage, different type of industrial usage.

Good location but not yet prime. Region transforming from industrial to offices and housing.

Problem• Major contamination fond. • Demolition as an option for 3 of the 5 buildings due to

protection problematic. • Transformation problematic due to CH protection.

GoalProperty class A with safe and healthy office spaces, after years of "grey zone".

Strategy• New zoning makes transformation and demolition possible. • Plans for about 15.000 m2 of new or renovated office for

Tax Administration with a total investment budget of around 52 million euro.


8.Less than balance valueOffices, Heerlen, The Netherlands43.500m2 offices (1974-84) , since 2009 partially vacantExcellent location; Excellent technical condition; Partially in use as temporary offices for starting firms,

Problem• Still in use by Governmental Revenue office (6.000m2) • Heritage of the coal age (National Mining Museum)• Office for city council cancelled due to economical crisis;• Too large for mono-function;• Shrinkage region with high unemployment• Maintenance costs and balance sheet value (15 million)

GoalDecrease costs

Strategy• Creative workshop with stakeholders (April 2011);• Accept loss on balance sheet of 14,5 million: Sold for 0,5

million to private company with help of municipally (May 2012)

• Development into urban farming, offices, creative and cultural functions and housing for students. Creation of est. new 700 workplaces.


9.Better business modelBlokhuispoort, Leeuwarden, the NetherlandsFormer State prison (since 1499-2007)Since 2007 many temporary cultural activities and users (a.o. 120 creative businesses) and museum (2010-2012);Strong relation to the city; of great social importance for inhabitants of Leeuwarden; historical site (WO II) with many monumental (listed) buildings;

Problem• Temporary activities do not pay rent;• Redevelopment only possible with a solution for parking;• High balance sheet value, maintenance and protection

costs;• Strong local pressure groups and squatters.

GoalRedevelopment and sale

Strategy• Market consultation (2011/12) as base for

redevelopment;• Agreement with city council expected (2012)• End of temporary use for free;• Develop parking facilities in the city centre.

19 Pure-Net | 19 september 2012

10.Uneconomical officesEROTTAJA, Helsinki, FinlandSell government owned offices, Very good location with enough market potential.

Problem• Large repairs (accessibility, air conditioning, etc) necessary

to meet today's workplace requirements.• Location not suitable for Finnish Customs or any other

government use.• Investment impractical and/or uneconomical. • Only developers are interested. They see only risks and the

risks affect the price.

GoalSell to market parties.

StrategyAdapt current zoning for public buildings.


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11.Overcome limitations

Dømmesmoen in Agder, NorwayFormer academy of horticulture, since 2010- 147 acre, 25 buildings from 1700 – 2002,

10 000 m2, (several protected) - archaeological sites, landscape and nature

preservation zones.- Strong wish of further state ownership to guarantee

preservation (local and national);Problem• limitations due to preservation rules, limited

possibilities to adaptation to new use• The project (started in 2006) did not succeed in

finding users;• Rent within current regulations for Statsbyggs

activities not possible;• No alternative governmental tenant found.

GoalSell property (2009)

Strategywith approval from the minister, the property is sold to Grimstad municipality at approx. 3 000 000 nok (March 2012)


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Problem Strategy B C D

1 Rent and open to public

Salsta castle, Sweden Keep castle open with long-term tenants

Finding long-term tenant X

2 Develop historic site

Bohus fortressSweden

NeglectNo infrastructure for visitors

10 year development plan X

3 Potential tenants Blaker skanse,Norway

Finding tenants to cover costsor state ownership is at risk.

Negotiation with interested party for low rent

? ?

4 Choices for re-use National Gallery, Norway

What investment is politically acceptable?Public debate over use

4 scenario’s X

5 Public consultation

Peschiera del Garda (Verona),Italy

Create conditions for PPPNew approach to redevelopment

Long term lease concession to private national/ international actors (up to 50 years)

X

Cases (1)


Concept

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Problem Strategy B C D

6 Redevelop heritage

Hembrug complex,The Netherlands

derelict industrial buildings Limited use due to soil pollution and zoning

Agreement local authorities; Step-by-step;Clean soil, start restoration;

? X

7 Redevelop heritage

Kaikukatu, Finland CH-Protection limits update to modern offices

New zoning X

8 Less than balance value

CBS-complex, Heerlen, The Netherlands

Balance sheet value (15 million) vs real value (0,5 million)

Accept loss on balance sheet of 14,5 million

X

9 Better business model

Blokhuispoort, Leeuwarden,The Netherlands

Redevelop former State prison

Market consultationAgreement local municipalityParking facilities

? X

10 Uneconomical offices

Erottaja,Finland

Investment impractical and/or uneconomical

Adapt zoning X

11 Overcome limitation

Dömmesmoen,Norway

Limited options (state) ownership to guarantee preservation in the future.

Sold to Grimstad municipality

X

Cases (2)


Concept

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Questions1. Compare strategies

• Interesting subjects?• What is applicable at home?

2. Cultural Heritage portfolio: • Specific policy needed ?• As part of Real Estate policy ?


Questions?


working table cultural heritage g.w.o. boissevain msc the hague 2012 pure-net | 19 september 2012

Documents

state strategies purenet

state necessary

state arguments

grey zone purenet

state owned sweden

soldxxxx slide

nationx state tenants

historic site slide