Gorelovo Industrial Park - about the park. Greenstate Industrial Park
Maxim Sobolev, director of commercial real estate at YIT St. Petersburg, told us about how this truly unique project is developing in the village of Gorelovo, what exactly the company offers to its clients and how it can be of interest to small and medium-sized businesses.
about the project
YIT has been operating in St. Petersburg for over 25 years, but Greenstate is the only industrial real estate project not only in our city, but in Russia as a whole. The company decided to enter a new market segment in 2007, and a year later the first enterprise was opened in Gorelovo. This experience after ten years can be assessed as quite successful. If only because at present more than 60% of the territory of the park is already occupied.
The industrial park is located on the border of the city and the region - on a plot of about 100 hectares. It houses industrial facilities - from large factories to small workshops or warehouses, which are provided with all the necessary infrastructure and are connected to engineering networks with a power reserve. Services to residents are provided by the management company, which also serves the general engineering networks.
About residents
We see the main demand from small companies. So, of the 14 clients that we have, about half are large businesses that came to us in 2008-2013, and since 2014 we see the main demand from Russian small and medium-sized businesses. Although their requests, it must be admitted, have been growing lately. For example, the last deal we closed is 5.5 hectares.
The terms we offer at Greenstate are, let's say, uplifting for small businesses. This explains its popularity among small enterprises that either already operate or continue to be built in the park.
Why is it beneficial
YIT for 25 years has accumulated extensive experience in communicating not only with representatives of regional authorities, but also with energy suppliers. These are the two areas that are essential for the implementation of development projects. In addition, our name plays for us: this is very important for foreign partners, since we are ready to work according to the standards they are used to and provide them with the tools that they need in the first place.
The most striking example is Siemens, as they conducted a comprehensive audit of our fleet before entering into a deal and purchasing land from us.
We offer built-to-suite projects. This means that the building - factory or warehouse - can be built in strict accordance with the requirements of the client, and then transferred to him for rent. This frees the client from investing significant amounts at the initial stage of the project.
In addition, we offer clients land plots with YIT's obligation to connect them to engineering networks. Previously, at the beginning of the construction of the park, we bought out all the necessary capacities for this.
As for tax incentives, they also exist - from the administration of the Leningrad region. The authorities provide tax incentives to investors who come to work in the 47th region with an investment of more than 300 million rubles. They relate to property and income taxes.
Project Features
The Greenstate Industrial Park has a number of features that may be of interest to individual investors. Thus, it is allowed to place enterprises from the third to the fifth hazard class in the park - this is important for chemical industry facilities that want to place logistics centers or production facilities here. It should be noted that there are very few such places near St. Petersburg.
In addition, the park has its own railway. A project of a unified sanitary protection zone has been developed and there is a reserve of engineering capacities (water supply and sewerage), which makes it possible to locate food industry enterprises. Actually, those are already working in Greenstate.
Within the framework of the PROEstate international forum, a business tour to the Greenstate industrial park in the Leningrad Region was organized by ZAO YIT Lentek. During the event, the presentation of the possibilities of the industrial park in Gorelovo, inspection of the entire territory, infrastructure facilities and industrial premises of the existing residents and a thematic round table with the participation of experts took place.
Numerous guests from various regions of the country carefully examined Greenstate with a total area of 112.4 hectares. The participants of the event highly appreciated the complete engineering preparation for construction and all the necessary communications. Thus, water supply (3000 m3/day) and sewerage (2700 m3/day) are carried out under an agreement with SUE “Vodokanal of St. Petersburg”. The electrical power of 27 MW was connected from JSC "Petrodvortsovaya Electric Network", a quarterly boiler house with a capacity of 30 MW was installed. On the territory of the industrial park, an automobile and railway, laid networks of storm sewers and fire water pipelines (a fire extinguishing pumping station was built). A gas pipeline has been laid on the territory of the park. Storm sewer networks completed.
“The entire territory of the industrial park in Gorelovo is divided into 2 functional zones: the zone of food enterprises and the zone of logistics and production of other enterprises.
In 2007, the land was purchased by CJSC YIT Lentek mainly for sale to Scandinavian companies. At the initial stage of the development of the site, it was supposed to accommodate 10-15 large residents, but 2008 made its own adjustments. Today we understand that about 50 more customers interested in buying small plots will soon be able to build their production here. The bulk of potential customers are Russian enterprises. It is planned to complete the conclusion of contracts with clients for the remaining part of the land within the next 5 years,” said Maxim Sobolev, real estate development director of CJSC YIT Lentek, during the tour.
Proximity to the junction of the Ring Road and the Tallinn Highway (1.7 km from the territory of the Industrial Park to the junction) provides easy access to the main highways of the city. The staff of enterprises located in the industrial park is delivered from the metro on corporate buses of residents, the travel time from the Prospekt Veteranov metro station is 10 minutes.
At present, a new generation logistics center Gorigo (90,000 sq. m.), a service station for the maintenance of rescue equipment of the Danish company VIKING Life-Saving Equipment (1,500 sq. m.) have already been put into operation. In 2010, the most modern meat processing plant in Russia (29,000 sq. m.), built by order of the Finnish concern Atria Group plc and operating under the Pit-Product brand, began operating in the industrial park. In March 2011, production facilities (8.2 thousand sq. m.) were put into operation for packaging cosmetic products of Dermosil, a subsidiary of Dermoshop in St. Petersburg.
“Currently, negotiations are underway with several dozen enterprises. By the end of the year, we plan to close several deals,” said Maxim Sobolev, real estate development director at YIT Lentek CJSC.
As for the financial component, today the volume of investments in the development of Greenstate, including the cost of full engineering support of the territory, exceeds 6 billion rubles. The operation of the general infrastructure of the industrial park will cost about 70-80 million rubles annually, this amount is distributed among the residents of the industrial park.
CJSC "YIT Lentek" offers its clients several options for cooperation: the sale of a land plot provided with engineering communications (connection points in the park), the construction of a facility in accordance with the requirements of the customer "built-to-suit" with subsequent sale and long-term lease of premises built according to customer requirements.
Genuine interest of the participants of the event, numbering more than 80 people, caused a round table, which took place in the second part of the business tour. During the business event, a lively discussion took place on the topic: "The advantages of the industrial park over others for the placement of new industries."
Round table participants:
1. Denis Zhuravsky, Executive Director, Association of Industrial Parks of Russia
2. Yulia Stefanishina, Senior Manager, Ernst&Young
3. Vyacheslav Kholopov, Department Director, Knight Frank
4. Peter Gebhardt, Development Director, Ozyory Industrial Park
5. Roman Isaenko, Business Development Manager, Aecom
6. Sergey Vasin, Executive Director, Ulyanovsk Region Development Corporation
Summing up the discussions, we can say that the experts agreed: the industrial park is separate. In its essence, it is, first of all, a service that allows reducing the numerous risks of future owners.
Paraphrasing the ancestor of the classical economics Adam Smith, we can say: "The builder must build, and the manufacturer must produce." Indeed, an independent attempt by investors to build an enterprise in Russian practice is not always successful. The greatest difficulties are experienced by small and medium-sized enterprises. The state primarily supports large investors. Thus, it is more profitable for a company to come to an industrial park, where the “lion's share” of issues will be solved not by a single future owner, but by a company that provides this very service to reduce risks. There are more than enough complex issues that require a competent solution: urban planning, equipping the territory with engineering communications and all the necessary technical components, ensuring transport accessibility and services, etc.
Moreover, today the market offers from 3,500 to 8,000 hectares of land for industrial development. There is a lot of land, but only a small part of 5-10% is prepared by engineering. Such a small proportion of engineered territories is primarily due to high cost, so for the complete engineering preparation of 1 hectare of the industrial park, it is necessary to invest 0.8 - 1 million euros. Not every developer can attract the required amount of investment. An unengineered industrial park is just another name for the land offered for sale.
As an independent area of real estate development, industrial parks are only at the beginning of their journey. Most of the parks on the territory of St. Petersburg and the Leningrad Region are undeveloped territories, the development of which is planned by the owners of the territories in the next few years.
Demand for land to accommodate production facilities in St. Petersburg and the Leningrad Region is sporadic. In 2011, the total volume of transactions is estimated at 100-150 hectares. With such demand, one should hardly expect a dynamic development of the sector. However, as the situation in the global economy stabilizes, we can expect a gradual increase in demand for industrial areas.
Greenstate Industrial Park is YIT's private industrial park. In 2014, the Group's revenues amounted to 1.88 billion euros. The company employs more than 6,000 employees in Russia and European countries. YIT shares are listed on the OMX Nordic Exchange Helsinki.
Industrial Park "Greenstate" offers prepared land for industrial construction with utilities and prepaid limits of engineering and technical support provided in accordance with the needs of the Customer's project. Plots are connected to the networks of local suppliers within the allocated capacities under existing contracts with supplying organizations:
- JSC "Petrodvorets Electric Networks": total allocated electricity capacity - 27 MW
- Energopromservice LLC: total heat supply – 30 MW
- SUE "Vodokanal of St. Petersburg": total allocated volume of water supply and sanitation 3000 m3/day
Telephone and Internet communication channels are provided with a fiber optic cable network.
Greenstate has an outstanding location in the Leningrad region on the southern border of St. Petersburg, just 1.5 km from the intersection of the Ring Road and the Tallinn Highway. Within a radius of 20 kilometers from the industrial park there are such important transport facilities of the city as Pulkovo airport, Moscow and Kiev highways, as well as the cargo port of St. Petersburg.
The territory of the Greenstate Industrial Park belongs to the Lomonosovsky district of the Leningrad region.
In the Greenstate Industrial Park, industrial land plots from 4,000 square meters are sold. Plots available for sale are currently the property of YIT. As part of the sale and purchase agreement, YIT undertakes the obligation to form a site of an agreed configuration and area, as well as register the property in the name of the buyer. Each site in the industrial park can be provided with engineering and technical support limits in accordance with the needs of the Customer's enterprise. Companies planning to invest in their own modern production have the opportunity to buy an industrial land plot with the necessary volumes of engineering support and, thus, secure the projected timeframe for launching their new production. In accordance with the approved plan of sanitary protection zones of IP Greenstate, industrial enterprises with a sanitary zone of no more than 100 meters can be located on the territory of the industrial park.
