Groningen
Leeuwarden
Assen Assen
Alkmaar
Zwolle Lelystad Lelystad Haarlem
Amsterdam Apeldoorn Apeldoorn
Hoofddorp/Schiphol Leiden
Den Haag
Utrecht
Amersfoort
Zoetermeer Zoetermeer Rijswijk
Delft
Gouda
Rotterdam
Almelo
Master plans for an efficient portfolio
Deventer
Zutphen
Arnhem DriebergenEde
Gorinchem
Nijmegen Dordrecht Den Bosch
Breda Roosendaal
ddelburg Goes
Tilburg Venlo
Eindhoven Roermond
Rijksgebouwendienst Real Estate directorate Kees Wassenaar
Heerlen Maastricht
17 September 2012 25 augustus 2011
Motive Mark Rutte Cabinet, smaller government, 6,56 billion yearly Cuts central government 1,79 billion yearly Program `Compact government` 800 million yearly
“Concentration Office locations” (MR 21-9-2011) At least 70 million each year
2
17 september 2012
Groningen
Leeuwarden
Assen
Current office TOP 20
Alkmaar
Zwolle Lelystad Amsterdam
Haarlem
Apeldoorn Hoofddorp/Schiphol
Enschede
Leiden
Utrecht
Den Haag
Amersfoort
Delft
Gorinchem Dordrecht
Nijmegen
Den Bosch
Breda
50.000 – 100.000 m2
Roosendaal
Middelburg
100.000 – 150.000 m2
Driebergen Ede
Gouda
Rotterdam
Zutphen
Arnhem
Zoetermeer Rijswijk
Almelo
Deventer
Tilburg Goes Venlo
Eindhoven
> 150.000 m2
Roermond
Other Heerlen
10.000 – 50.000 m2
3
Maastricht
17 september 2012
Groningen
Leeuwarden
Assen Assen
Government officelocations 2020
Alkmaar
Zwolle Lelystad Lelystad Amsterdam
Haarlem
Apeldoorn Apeldoorn Hoofddorp/Schiphol
Enschede
Leiden
Utrecht
Den Haag
Amersfoort
Zoetermeer Zoetermeer Rijswijk
Delft
Nijmegen
Den Bosch
Breda
100.000 – 150.000 m2 Roosendaal
Middelburg
> 150.000 m2
Driebergen Ede Gorinchem
Dordrecht
Zutphen
Arnhem
Gouda
Rotterdam
50.000 – 100.000 m2
Almelo
Deventer
Tilburg Goes Venlo
Eindhoven Roermond
Other Mono culture office cities
Heerlen
10.000 – 50.000 m2
4
Maastricht
17 september 2012
Groningen
Leeuwarden
Assen Assen
Master plan Zeeland
Alkmaar
Zwolle Lelystad Lelystad Amsterdam
Haarlem
Apeldoorn Apeldoorn Hoofddorp/Schiphol
Enschede
Leiden
Utrecht
Den Haag
Amersfoort
Zoetermeer Zoetermeer Rijswijk
Delft
Nijmegen
Den Bosch
Breda
100.000 – 150.000 m2 Roosendaal
Middelburg
> 150.000 m2
Driebergen Ede Gorinchem
Dordrecht
Zutphen
Arnhem
Gouda
Rotterdam
50.000 – 100.000 m2
Almelo
Deventer
Tilburg Goes Venlo
Eindhoven Roermond
Other Mono culture office cities Zuidstad
10.000 – 50.000 m2
5
17 september 2012
What is a master plan? Overall plan per province • • • •
Finance (direct en indirect costs) Real estate portfolio (flexibility, risks, quality) Political issues (vacancy in office buildings; employment) Organizational, core business of departments
Focus on portfolio and core business of tenants
Master plan dictates • • •
When will a government organization be housed in which building; Is temporary housing needed?; Financial consequences ? Who will pay for what?
Guideline for housing-projects 6
17 september 2012
Starting points Reduce vacant workstations • New norm for workplace (0,9 – 0,7 workplace/fte, 24,5 m2 GFA/workplace) • Adjustments only during planned renovations • Office sharing Clusters of offices • Relocation primarily to larger offices > 1000 m2. • Local movements preferably in clusters (economy of scale, flexibility). • Locations preferably in or near transport hubs.
Concentration in property • Limit extension of rental agreements/ leases • Prevent splitting up organisational units • Limit the number of moves
7
17 september 2012
Scenarios 1. Efficient use without investment 2. Investment in capacity ---3. Local scenario
8
17 september 2012
How do we make a masterplan There are 3 key players • The departments (demand for housing for primary process) • Rgd (current en future portfolio) • OBR (proposes housing frames fixed) Task distribution • Rgd; to report; match supply and demand; financials calculation Judgement scenario’s • Core business / Primary Process • Real Estate (Rgd) • Political issues (OBR) 9
17 september 2012
(departments)
Planning realization Master Plan Preparation • The departments (information of the demand side) • Rgd (information of the supply side (portfolio)) Making scenarios • Matching process • Calculations Judgement scenarios Decision makings process • Selection preferred scenario • Consultation province 10
17 september 2012
Current Portfolio Zeeland 19
5
13
1
17
14
4
15 6
16 11 3
18
12 8
11
2
9
10
7
17 september 2012
Scenario 1 Zeeland Justice
17 4 16
Move to Breda 18
12
17 september 2012
Scenario 1 Zeeland
13
17 september 2012
Scenario 3 Zeeland
14
17 september 2012
CREM model
Political issues
Clients core business
15
Real estate management
Cost control
17 september 2012
Assessment of scenarios (financial) Cost of sale in euro
Rent payed by departments Zeelnd vrt1
Zeelnd vrt3
Zeelnd vrt1
Zeelnd vrt3
3.000.000
10.000.000 9.500.000
2.500.000
9.000.000 8.500.000
2.000.000
8.000.000 7.500.000
1.500.000
7.000.000 1.000.000
6.500.000 6.000.000
500.000
5.500.000 5.000.000
2012
16
2013
2014
2015
2016
2017
2018
2019
2020
-
2021
2012
2013
2014
2015
2016
2017
2018
2019
Scenario 1
Scenario 3
Savings on rent
2,6 million euro
2,7 million euro
Present value
96,3 million
94,8 million
17 september 2012
2020
2021
Assessment scenarios (departments core business) Scenario 1 Assessment
+ Dep- finance: Concentration in 1 location, preferably not Terneuzen; Dep- infrastructure: Seperate locations for local offices; Dep- agriculture: maintain office in Goes Dep-Justice: Concentration in Courthouse in Middelburg)
17
Scenario 3
17 september 2012
+/Terneuzen
Concentration in Middelburg From Goes to Middelburg
Assessment scenarios (political issues) Scenario 1 Assessment
18
+/-
Scenario 3 +
Loss of employment to other regions limited
Loss of employment to other regions limited
Offices closing in Terneuzen
Department of Finance stays in Terneuzen
17 september 2012
Assessment scenarios (real estate)
Assessment
19
Scenario 1
Scenario 3
-
-
Inflexibele and inefficiënt portfolio. Energielabel C to B.
Inflexibele and inefficiënt portfolio. Energielabel C to B.
Risk of sale 2,6 million euro
Risk of sale 0,2 million euro
17 september 2012
Decision making
Scenario 3
Political issues
Clients core business Scenario 1 20
Scenario 3
Real estate management
Cost control Scenario 3 17 september 2012
Planning Master Plans • Zeeland; August preferred scenario selected • Tranche 1 • (Friesland, Groningen, Drenthe, Overijssel, Utrecht en Limburg) • Start September 2012 • December 2012 starting selection preferred scenario • February 2013 starting decision making process • Tranche 2 • (Flevoland, Gelderland, N-Holland, Z-Holland, N-Brabant) • Start January 2013 • April 2013 start of selection of the preferred scenario • June 2013 start of decision making process • End of 2013 all the Master Plans established 21
17 september 2012
