Turin, Variante 200 Urban planning strategy, investment framework and goals
Summary Overview Metro line 2 Governance and delivery strategy Real estate market and project opportunities Financial strategy Way forward Dogma, 2010
Location Overview
Overview Location: The scheme: facts and figures 15 min. from Turin city centre 50 min. to Milan city centre by train, less than 2h by motorway future direct connection to airport (20 min.) New metro line: will connect to city center in (11 min.) Size: 130 ha 870,000 sq.m GDA (30% existing buildings, 70% new buildings) Public sector funding in the area: In place : 8 km central backbone (urban boulevard partially on top of over 15 km underground railway tracks) 1,5 bl euros In place: Urban regeneration programme 25ml Social housing projects on going Airport train connection 160 ml euro Metropolitan railways system
Overview The site
Variante 200 development data total Area Type of urban project Integrated transport infrastructure 125 ha Brownfield redevelopment 7,2 km metro line 12 stations Timing 2011 2021 Target figures Programme 16.000 inhabitants (90% new) 13.000 jobs TOTAL: 870.000 sq.m: 475.000 sq.m residential (approx. 6.000 units) (out of which approx. 10% social housing) 395.000 sq.m office and retail (retail centre of 35.000 sqm underway) The scheme Approx. 4.000 public parking units Approx. 300.000 mq park/green area (inc. approx. 4 km botanical promenade) school, hospital facility future sport university
The scheme Flexible mix of uses GDA 311.000 sqm GDA 562.000 sqm
Land ownership current
Land ownership mainly by December 2010* *Taking into account undergoing and foreseen acquisitions of approx. 100.000 sq.m areas (from public and private owners)
The scheme Development data Municipal land only Area Target figures Programme 67 ha 9.800 newinhabitants 5.400 new jobs TOTAL: 456.000 sq.m* 294.000 sq.m residential (approx. 3.900 units) 162.000 sq.m office and retail *from now on rounded to 455.000 sq.m Land GDA Residential Commercial/ retail mq mq mq mq Spina 4 292.813 204.408 122.645 81.763 Scalo Vanchiglia/Trincerone 375.900 251.869 171.462 80.407 TOTAL 668.713 456.277 294.107 162.170
The scheme Approach delivery Società di Trasformazione Urbana, i.e. Urban Development Company created as the project SPV public sector driven entrepreneurial and profit driven approach urban and economic development one stop shop (efficiency) potential for public private partnership can call best advisors, masterplanners, architects less vulnerable to political vagaries and changes of local government Local authority role: Ad hoc technical body to assist with public sector works and planning applications Build and sustain a strong local economic and social partnership (main stakeholders and community)
The scheme SPV boundaries 130 ha
Metro line 2 Metro line 2 Automatic system Total: 14,8 km, 24 stations Extension to Orbassano: 6 km Catchment area: 19 sqkm, 156.000 pop. Users: 15 ml 48 ml Fee: 0,39 gross Staff: 125 1 2 60.0 50.0 40.0 30.0 20.0 10.0 0.0 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 Domanda base Completamento linea 2 Effetto politiche mobilità TOD
Metro line 2 Metro line 2 first section Rebaudengo corso Vittorio: 7,2 km, 12 stations Construction costs: 650 ml Time: 2+5 years Traditional tender, Project finance or leasing
Governance and delivery strategy Urban Development Company Società di Trasformazione Urbana Mission: to realise the full potential of the urban, social and economic development of the area Initially 100% Municipality owned In charge of: Land and property management and development Receiving part of the compulsory and additional development duties Masterplan and design guidelines Realising with own money all the strategic urban infrastructure Co financing the metro line Promoting local economic development and change (from industrial to office headquarters) Promoting social cohesion, community development and involvement Shareholder of part of the real estate funds and advisor role
Governance and delivery strategy Urban development and metro line reciprocal value creation
Overall governance Governance and delivery strategy State (CIPE) Piemonte Region 60% 390 ml Finance 20% 130 ml Sites and development rights Comune di Torino Tri lateral Agreement 190 ml 50 ml Società di Trasformazione Urbana (UDC) Delivery of urban development plan Real assets value maximisation 80 ml Finance towards metro line costs Total 20% 130 ml Infra.To Design of the metro line and tendering process 650 ml
Real estate market and project opportunities Local real estate market Medium values and quality Some social issues Currently, not many strong selling points (except accessibility) BUT.. One of the most dynamic areas in town in terms of real estate product innovation and social change The market is showing a great interest
Real estate market and project opportunities Attractive developments in the area Ex Ceat Residential 3.500 /sq.m Basic Village Office space 200 /sq.m/year Lavazza Via Aosta 8 Residential 3.200 /mq Former flower market La Fabbrica via Bologna 220
Spina 4 Masterplan concept
Scalo Vanchiglia Masterplan concept
So far, a very positive reaction from the market Two sizeable sites have already: sorted out land assembly already presented development plans to the town (to be approved by December) full financing in place Regaldi Plan, in Scalo Vanchiglia 85.000 sq.m (inc. 20.000 sq.m retail centre sold at 3.000 /sq.m) Gondrand Plan, in Spina 4 35.500 sq.m 70% residential, 30% office/shops)
Clusters Use UDC Funds Metro sq.m sq.m sq.m Residential 111.000 128.000 57.000 Commercial/ retail 54.000 72.000 33.000 TOTAL 165.000 200.000 90.000 UDC 165.000 sq.m Real estate funds 200.000 sq.m Metro developer 90.000 sq.m
Preliminary investment information Cluster Cluster 1 - UDC Cluster 2 - Funds Cluster 3 - Metro SPV GLA (sqm) Land cost ( mn) Other costs ( mn) GDV ( mn) IRR Unl (pre-tax) % Profit/ All in Costs % 165,000 86 269 462 21.5% 27.8% 200,000 na na 101 na na 90,000 na na 47.1 na na Sale prices /sqm All costs* /sqm Residential 2,800 Commercial 2,500 Retail 2,300 Residential 1,630 Commercial 1,467 Retail 1,419 * Construction costs, urbanization costs, service costs, financial expense