The location of the project site is Koper on the Adriatic coast. Koper is the economic, administrative and educational centre of the Slovenian Istria and the new centre for logistics, transport, trade and education will be constructed just 1.5 km from the old town centre on the main road to Croatia.
The project envisages the redevelopment of the industrial zone. There will be four buildings on separate land plots. The logistics and distribution centre will be the largest featuring both warehousing and office space. A shopping centre with retail and storage space will be in the second, much smaller building, and the other two buildings connected into a single facility will accommodate a polytechnic and an institute of technology. The fact that the site for redevelopment borders on the Secondary Technical School Koper and on the Technological Park Hidria Koper is a guarantee that future owners and tenants will have easy access to a pool of skilled labour and to R & D facilities.
According to the detailed municipal spatial plan, the use of the brownfield site is the northern section of the industrial land of the TOMOS factory, is manufacturing and it is surrounded by residential zones. In 2012, the master developer filed the application with the competent authorities to change the use of the zone to the so-called central activities: supply, service and social activities and residential use. The detailed municipal spatial plan is expected to enter into effect by the end of 2013 and will provide for the construction of the buildings for the distribution and services activities such as retail, catering, health and related services, professional and other business services, as well as public administration services, education, healthcare and social protection, cultural, entertainment, recreational and sports activities. The construction of accommodation facilities (a hotel, holiday apartments, pubs and restaurants) is allowed under the spatial plan, as well as office buildings (bank branches, post offices, insurance agencies …) and various amenities (gyms, playgrounds …). Production facilities are also welcome as long as the smart growth aspects of the redevelopment are environment friendly. The buildings for logistics and distribution are particularly interesting in light of the fact that the site is close to the Port of Koper and both road and rail connections are excellent.
Investment project opportunities
The multi-use development will bring economic and environmental benefits to the owners and tenants, as well as to the local community. By definition the new polytechnic – a business-facing institution producing graduates in vocational disciplines and applied research – will complement the Koper Technological Park. It is a high tech centre set up by Hidria, a leading European and global provider of integral solutions for climate and automotive technologies, with strong R & D attributes mainly for the automotive industry. Hidria’s business unit Mototec is a Tier One supplier for the prestigious motorcycle manufacturers such as BMW and Ducati. Hidria Alutec develops and manufactures innovative, high-tech solutions for steering-wheel systems of the upscale car makers such as Audi, Mercedes, Jaguar and others.
The redevelopment project comprises also improvements to the existing road infrastructure in order to ensure easy and quick access to the zone. New connections to commercial electricity, water and sewer services is a guarantee for trouble-free operations of various businesses.
The detailed municipal spatial plan leaves free hands to investors to design space and construct building according to their specific needs. The commercial buildings can be up to two storeys high, but high rise buildings of up to 30 metres tall are also allowed. A residential neighbourhood can also be constructed. There is practically no building setback from the lot lines. The setback for the structures constructed below the ground level is 4 metres and the setback for the towers with advertisements is 3 metres.
Approximate size of the parcels and buildings:
- One-storey building, gross floor area 21,200 sq. m., area of the plot 26,000 sq. m.
- Ground-floor building, gross floor area 2,200 sq. m., area of the plot 7,800 sq. m.
- One-story buildings, gross floor area 13,000 sq. m., area of the plot 18,600 sq. m.
With one or more levels in the basement, the parcels could accommodate up to 250,000 sq. m. of constructed space. For high visibility of the new zone, towers with billboards and advertisements rising 30 metres are envisaged. Some 720 open-air parking lots will be available. Further parking space can be constructed both below and above the ground level.
An environmental assessment study has been prepared with the aim to establish all the impacts of the redevelopment project and the decision in which any potential environmental effects are identified is expected to enter into force at the end of 2013.
Advantages of the project
The developer is the limited liability company Tomos Invest d.o.o., the investment arm of the Hidria Group. The cutting edge of the project is the brownfield site for commercial and residential use in the total area of some 56,000 sq. m. and the potential to construct buildings with the total gross floor area of 36,400 sq. m. practically at the heart of a dynamic area in the immediate vicinity of the old town of Koper on the Adriatic coast. With two EU Member States at half an hour drive (Croatia and Italy) and Austria and Hungary are easily reached by road and rail, Koper is well connected to millions of consumers, a pool of well-educated and highly trained workforce. Time-pressed corporate executives can fly to Ljubljana or to Portorož, and the roster of summer and winter sports so close to Koper is incredible.
Another advantage is the fact that investors can choose the design according to their needs, wishes and taste. Landscaping is simple with trees planted to provide shade, canopies and similar structures are allowed on parking spaces, as well as installation of solar panels. Construction works can be organised in stages. Each construction stage has to be fully completed and ready for use.
»Tomos-sever« will feature four buildings:
- Building 1: a state-of-the-art logistics and distribution centre featuring warehousing with the floor area of 10,600 sq. m., 980 sq. m. for office space, 30 parking places for trucks and 180 parking lots for cars.
- Building 2: a hypermarket of a household name in food and non-food products offering high quality at convenient prices. The floor area for retail activity is 2,200 sq. m., there will be 160 parking places and all the amenities and facilities necessary.
- Buildings 3 & 4 will accommodate an educational institution complete with an institute of technology (a laboratory). The institute will engage mostly in research projects that encourage and support development of innovation-led, high-growth, knowledge-based businesses. This unique environment dedicated to the transfer of technology from the laboratory to the marketplace will stretch over the floor area of 13,000 sq. m. There will be 300 parking places.
The “built-to-suit” zone with top-of-the-line facilities at a prime location will provide 200 jobs of which 100 in the logistics and distribution centre, 30 jobs in retail and 70 in the polytechnic as an arm of Univerza na Primorskem – the university of the Primorska region.
Hidria Fin d.o.o.
Mr. Andrej Lavrič
Nazorjeva ul. 6A, SI-1000 Ljubljana
Tel. +386 30 609605