Master plans for an efficient portfolio

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1 Leeuwarden Groningen Assen Alkmaar Amsterdam Haarlem Hoofddorp/Schiphol Zwolle Lelystad Apeldoorn Deventer Almelo Master plans for an efficient portfolio Den Haag Rijswijk Rotterdam Leiden Utrecht Amersfoort Zoetermeer Arnhem Delft Gouda Driebergen Ede Gorinchem Nijmegen Dordrecht Den Bosch Breda Zutphen delburg Goes Roosendaal Tilburg Eindhoven Venlo Roermond Rijksgebouwendienst Real Estate directorate Kees Wassenaar Maastricht Heerlen 17 September augustus 2011

2 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 ) At least 70 million each year 2

3 Leeuwarden Groningen Assen Current office TOP 20 Alkmaar Zwolle Lelystad Amsterdam Haarlem Hoofddorp/Schiphol Leiden Den Haag Utrecht Apeldoorn Amersfoort Deventer Zutphen Almelo Enschede m m2 Middelburg Zoetermeer Arnhem Rijswijk Delft Gouda Driebergen Ede Rotterdam Gorinchem Nijmegen Dordrecht Den Bosch Breda Roosendaal Tilburg Goes Eindhoven Venlo > m2 Roermond Other m2 Maastricht Heerlen 3

4 Leeuwarden Groningen Assen Government officelocations 2020 Alkmaar Lelystad Zwolle Amsterdam Haarlem Hoofddorp/Schiphol Leiden Den Haag Utrecht Apeldoorn Amersfoort Deventer Zutphen Almelo Enschede m m2 > m2 Middelburg Zoetermeer Arnhem Rijswijk Delft Gouda Driebergen Ede Rotterdam Gorinchem Nijmegen Dordrecht Den Bosch Breda Roosendaal Tilburg Goes Eindhoven Venlo Other Roermond Mono culture office cities m2 Maastricht Heerlen 4

5 Leeuwarden Groningen Assen Master plan Zeeland Alkmaar Zwolle Lelystad Amsterdam Haarlem Hoofddorp/Schiphol Leiden Den Haag Utrecht Apeldoorn Amersfoort Deventer Zutphen Almelo Enschede m m2 > m2 Middelburg Zoetermeer Arnhem Rijswijk Delft Gouda Driebergen Ede Rotterdam Gorinchem Nijmegen Dordrecht Den Bosch Breda Roosendaal Tilburg Goes Eindhoven Venlo Other Roermond Mono culture office cities m2 Zuidstad 5

6 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

7 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

8 Scenarios 1. Efficient use without investment 2. Investment in capacity Local scenario 8

9 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 (departments) Real Estate (Rgd) Political issues (OBR) 9

10 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

11 Current Portfolio Zeeland

12 Scenario 1 Zeeland Justice Move to Breda 12

13 Scenario 1 Zeeland 13

14 Scenario 3 Zeeland 14

15 CREM model Political issues Real estate management Clients core business Cost control 15

16 Assessment of scenarios (financial) Rent payed by departments Cost of sale in euro Zeelnd vrt1 Zeelnd vrt3 Zeelnd vrt1 Zeelnd vrt Scenario 1 Scenario 3 Savings on rent 2,6 million euro 2,7 million euro Present value 96,3 million 94,8 million 16

17 Assessment scenarios (departments core business) Scenario 1 Scenario 3 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) Terneuzen Concentration in Middelburg From Goes to Middelburg 17

18 Assessment scenarios (political issues) Scenario 1 Scenario 3 Assessment +/- + Loss of employment to other regions limited Loss of employment to other regions limited Offices closing in Terneuzen Department of Finance stays in Terneuzen 18

19 Assessment scenarios (real estate) Scenario 1 Scenario 3 Assessment - - Inflexibele and inefficiënt portfolio. Energielabel C to B. Risk of sale 2,6 million euro Inflexibele and inefficiënt portfolio. Energielabel C to B. Risk of sale 0,2 million euro 19

20 Decision making Scenario 3 Scenario 3 Political issues Real estate management Clients core business Cost control Scenario 1 Scenario 3 20

21 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