The first solution is to do nothing and let their currency appreciateDublin has left banks do anything EnglishWith a constant a message custom and polishedBranches need to have a broader radar visionThere was also an obvious error of timingIt is one of the most dynamic sectors of the EditionThe result of the vote fell in the eveningThe policy of site is fundamental in our strategyThe investigation should last several monthsIt should except surprise throw the spongeIn a context of great work of urban renewal and public finance limited, private promoters interested more in urban development, to be municipalities, donors of order and building lots. Without them, the cities would probably not afford to buy thousands of hectares that network Ferré de France will one day on the market; to acquire the land promised by the State; to create real land reserves and rebuild their centres.
Thanks the Act of 20 July 2005 on development concessions, the private sector today attempts some answers: "It is not question as in the 1980s, to buy vast lands and to say that we will take care of everything, in place of the community and public planners", reassures Jean-Luc Poidevin, Director General of Nexity and President of its subsidiary cities and projects involvedlike other, upstream projects, at the stage of their design and participates in the sides of a municipality and a mixed economy company often implementation in place of a program. "This does not mean will purchase us then all land charges or that cities will accept we sell! We make our evidence and to propose the best offers, even if we are investing for the future, in the hope of building then, as it is our job. "At Gennevilliers, Versailles, Dunkirk, elected officials have decided to go a long way to the side of this partner hired by a convention and unpaid for studies therefore produced at its own expense. The Federation of the SEM is not a total enthusiasm and means that its members agencies remain conductors of large urban planning operations. "See happen us on sites and for readable, not too complicated or too layer projects promoters in time, says one of its representatives." But as soon as there are complicated networks, heavy include or archaeological excavations there will more be large world. "At Nanterre, remodeling the station and the centre is not exactly just a small operation"readable ". The Epasa, the public establishment of Seine arch management, yet chose to associate a time, with the Altarea-Eiffage group for the development of 130,000 m2.
The MOU agreement commits these two partners on a joint financing of studies of the construction of a new shopping area, in the amount of EUR 2 million each: it includes, among other tasks, the definition of the program and the choice of operators, developers and architects. "Then, nothing does requires us to stay married." "If one of the signatories to denounce the contract he can, but I think that person would have interest, we would lose time and them lots of money", says Michel Calun, the Director General of the Epasa, who sincerely believes in a new commitment of sponsors for the quality and sustainability of projects. He chose this team competition after a selection of the best commercial spaces creating European specialists.
Innovative facilities
For most public actors, the best form of partnership with the private sector is still and first public control of the land. It is indeed by acquiring land until they are valued by a project that a community can ensure the profitability of an operation. It is also the best way to impose his views to a private partner and to build offices and sold homes, public spaces, facilities, and social housing, by definition not profitable.
The mounting of the redevelopment of the Seguin Island operation breaks new ground in this area. The context: private land, that of the old factories Renault, Avid proponents of land in the Hauts-de-Seine, especially along the River, a project now aborted Foundation of contemporary art. "Many actors, including perhaps the city of Boulogne, would have liked to make this operation without the intervention of the public sector, finds a good connoisseur of the record.". In fact, in 2001, a group of developers has signed a promise of sale for the land, to which he had to give up. "Since September 13, 2004, editing that sealed the future of the island and Trapeze 31 ha on the right bank of the Seine where extended the Billancourt factories meets a tripartite agreement between public and private partners: Renault, the Group of developers DBS (Nexity, Hines, Sorif and Capri) and the city.
"The originality of the film lies in its scale, explains Jean-Louis Subileau, the Director of the SAEM, the development of the sector." It avoids the town much of the land port for a project of 905.000 m2. I do not think that this already done. "The lands acquired by the municipality will be paid in 2006 for the first half, in 2008 for the second unless they are resold before. "History is not completely written." We have created a public ZAC, obtained 17 hectares for public spaces and a controlled quality, all this without declaration of public utility or expropriation. The Mayor wanted to avoid the financial risk to the community, it is now the case. But this type of editing is time consuming and could be simplified on legal and tax. I think, however, that operations of this size cannot dispense with public power. Private developers are not ready to take the risk of the development. Deficit in would be to the community without that she had a some control of the operation. "Boulogne, negotiations have been long. This partnership is based likewise on a balance of power between an owner and a holder of heavy weapons City: the PLU and the signing of building permits.
Complex operations
"Concepts developed an extraordinary attraction and the public-private partnership is part, is a developer." Major groups of promotion, affiliated or non-building and public works companies seem fairly likely to start. But the day where you say to the private sector: "go!", the cities désengageront and the first losers will be those who wanted to win. "Behind this dark omen looms remembrance of failed experiments, development initiated by the private sector, completed by the public, as the international city of Lyon, burden on the finances of the urban community. Conversely, very many communities still pay more than ten years after, the interests of loans contracted to acquire likely land, for nothing, since the 1990s, those of the flight and then the collapse of the real estate market.
The situation then was, in some respects, comparable to that of today with expensive land and the desire to move quickly to build and sell at the top of the market. A difference exists yet: nature even developments often polluted sites, dense fencing, or hateful image areas to which private do not rush, later to be sure, all box by the solidarity and urban renewal (SRU) Act more restrictive...
These conditions will involve more and more, costs of work or reclamation threatening in advance the balance of operations. This stack of barriers would justify the use of necessary in all jurisdictions, without competition. "Person can avail of excellence in all areas, should add boxes to tools of each", argues Jean-Luc Poidevin. Is it for this reason that have become sponsors as private planners Or because the Act of 20 July 2005 on the concessions management requires now the France to comply with the European rule and involves public and private partners on an equal footing... "Communities must now submit their projects to the competition, explains Dominique de Lavénère, the President of the national Union of planners developers (SNAL)." The landscape has completely changed since elected officials can more systematically refer to their usual SEM as a developer. They should, theoretically, pass two tenders, one for studies, one for development. However I do not see a community do not entrust the market to those who have worked on its definition. There is yet a problem of collusion that the decrees of the law should clarify.
Critical size problem
The other pitfall is the critical size of companies able to respond to these calls for tender. If national sponsors have not always, internally, able to tackle these major projects, planners teams they can appeal to big names such as Bernard Reichen, Nicolas Michelin, Alexandre Chemetoff or Jean-Paul Viguier that combine their talents a sufficient notoriety to impress municipal teams. Small businesses will be probably the greatest evil in contrast to return in this race. All do not have vocation to become planners, but most are aware of the danger: the stakeholders of the project promoters will be served first, will the crumbs.
