FEASIBILITY STUDY FOR THE ECO-INDUSTRIAL PARK (EIP) SEŽANA
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The feasibility study EIP Sežana_____________________________________________________________
FEASIBILITY STUDY FOR THE ECO- INDUSTRIAL PARK
(EIP) SEŽANA
Krško, December 2011
Project Number: 11167-00 1
21. December2011
The feasibility study EIP Sežana_____________________________________________________________
FEASIBILITY STUFY FOR THE ECO-INDUSTRIAL PARK (EIP) SEŽANA
Phase: FINAL REPORT
Customer: Incubator Sežana,
Kraška ulica 2,
6210 Sežana
Project number: 11167-00
Producer: Savaproject, d.d.,
Road krških žrtev 59, Krško
CEO: Peter Žigante, Bsc Biology
Responsible task manager: Aleš Janžovnik, Bsc Landscape Architecture
Collaborators: Damjana Pirc, Bsc Landscape Architecture
Aleš Janžovnik, Bsc Landscape Architecture
Tamara Tepavčević, Bsc Geography and Sociology
ms.Vinko Volčanjk, Bsc Electricity
Andrej Trošt, Bsc Geography
Andrej Pirc, Bsc Mechanical Engineer
Damjan Mežič, Electricity Engineer
Mate Drmić, Bsc Economy
Tina Božičnik, Bsc Architecture
Ivo Lah, Bsc Architecture
Tatjana Zupančič, Building Technician
EPLAN d.o.o., Nataša Jaklič, Bsc Economy
Translation: SLANG – Translation, Primož Trobevšek, SpA
Project Number: 11167-00 2
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CONTENTS
1. INTRODUCTION ...........................................................................................................................................................................7
1.1. ECO-INDUSTRIAL PARK.................................................................................................................................................................... 7
1.2. PURPOSE AND GOALS OF THE PROJECT ........................................................................................................................................... 7
1.3. EXPERT PLATFORMS AND CRITERIA OF THE EIP ................................................................................................................................ 7
2. ANALYSIS OF THE SITUATION ........................................................................................................................................................9
2.1. ADJUSTING THE INVESTMENT PROJECT WITH DEVELOPMENT STRATEGIES ......................................................................................... 9
2.2. MUNICIPAL REGULATIONS ............................................................................................................................................................... 9
2.3. BASIC DEMOGRAPHIC CHARACTERISTICS OF THE MUNICIPALITY ...................................................................................................... 10
2.4. WORK FORCE ANALYISIS AND INFLUENCE ON EMPLOYMENT FROM THE POINT OF VIEW OF ECONOMIC AND SOCIAL STRUCTURE OF THE
SOCIETY 10
2.5. PLANNED ACTIVITIES IN THE EIP .................................................................................................................................................... 10
2.6. EXPECTED NEEDS OF COMPANIES IN THE EIP ................................................................................................................................. 11
2.7. THE ANALYSIS OF MARKET OPPORTUNITIES ................................................................................................................................... 11
3. CONCEPT OF THE EIP SEŽANA .....................................................................................................................................................12
3.1. THE PROJECT FOR ARRANGING THE ECO-INDUSTRIAL PARK ............................................................................................................ 12
3.2. APPLYING MODERN BUILDING TECHNIQUES, NEW TECHNOLOGIES AND MATERIALS........................................................................... 13
3.3. PLANNED ECONOMIC PUBLIC INFRASTRUCTURE ............................................................................................................................. 14
3.3.1. TRAFFIC INFRASTRUCTURE ...................................................................................................................................................... 14
3.3.2. WATER SUPPLY ....................................................................................................................................................................... 14
3.3.2.1. Drinking water and water for sanitary use ................................................................................................................................... 14
3.3.2.2. Hydrant network ................................................................................................................................................................... 15
3.3.3. SEWAGE SYSTEM .................................................................................................................................................................... 15
3.3.3.1. Waste meteoric water ............................................................................................................................................................ 15
3.3.3.2. Waste communal water .......................................................................................................................................................... 15
3.3.4. WASTE ................................................................................................................................................................................... 16
3.3.5. ELECTRIC GRID ....................................................................................................................................................................... 16
3.3.5.1. Electric energy supply ............................................................................................................................................................ 16
3.3.5.2. Solar power station ............................................................................................................................................................... 16
3.3.5.3. Public lighting ...................................................................................................................................................................... 16
3.3.5.4. Buildings ............................................................................................................................................................................ 17
3.3.5.5. Electric charging station ......................................................................................................................................................... 17
3.3.6. TELECOMMUNICATION NETWORK ............................................................................................................................................. 17
3.3.7. PARK’S ENERGY STRUCTURE ................................................................................................................................................... 17
3.3.7.1. Trigeneration ....................................................................................................................................................................... 17
3.3.7.2. Wood biomass boiler house .................................................................................................................................................... 17
3.3.7.3. Energy system with diffused gas-fired boilers .............................................................................................................................. 18
3.4. ARCHITECTURAL SOLUTIONS ......................................................................................................................................................... 19
3.4.1. PLAN FOR BUSINESS-ADMINISTRATIVE BUILDING ....................................................................................................................... 19
3.4.1.1. Construction and processing ................................................................................................................................................... 19
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3.4.2. PLAN FOR THE CENTRAL SERVICE BUILDING ............................................................................................................................. 20
3.4.2.1. Construction and processing ................................................................................................................................................... 20
3.4.3. PLAN FOR THE PRODUCTION BUILDING ..................................................................................................................................... 21
3.4.3.1. Construction and processing ................................................................................................................................................... 21
3.4.4. GREEN BUILDING IN ARCHITECTURE ......................................................................................................................................... 22
3.4.5. PLAN FOR ENERGY- EFFICIENT BUILDINGS ................................................................................................................................ 23
3.4.5.1. Energy-efficient building and projecting ...................................................................................................................................... 23
3.4.5.2. Difference between low-energy buildings and passive buildings....................................................................................................... 23
3.4.5.3. Shape and plan of buildings, materials, windows, light ................................................................................................................... 24
3.4.5.4. Green roofs ......................................................................................................................................................................... 25
3.4.5.5. Orientation of buildings .......................................................................................................................................................... 25
3.5. PROJECT COSTS ASSESSMENT ...................................................................................................................................................... 26
3.5.1. Traffic infrastructure .................................................................................................................................................................... 26
3.5.2. Other arrangements ................................................................................................................................................................... 26
3.5.3. Water supply ............................................................................................................................................................................. 26
3.5.4. Waste communal water ............................................................................................................................................................... 26
3.5.5. Waste meteoric water ................................................................................................................................................................. 27
3.5.6. Electric grid and telecommunication network ................................................................................................................................... 27
3.5.7. Gas main network ...................................................................................................................................................................... 27
3.5.8. Heating .................................................................................................................................................................................... 27
3.5.8.1. Heating minimal number of buildings ......................................................................................................................................... 28
3.5.8.2. Heating - 1st building phase of the park ..................................................................................................................................... 28
3.5.8.3. Heating - 1st and 2nd building phases of the park ........................................................................................................................ 29
4. ANALYSING THE INVESTMENT’S EFFECTS ......................................................................................................................................30
4.1. ENVIRONMENTAL SUITABILITY AND ECOLOGICAL CONSIDERATIONS ................................................................................................. 30
4.1.1. Air .......................................................................................................................................................................................... 31
Effect during building................................................................................................................................................................................... 31
4.1.2. Waters .................................................................................................................................................................................... 32
Effect during building................................................................................................................................................................................... 32
Effect during operating ................................................................................................................................................................................ 32
4.1.3. Soil and waste ........................................................................................................................................................................... 33
Effect during building................................................................................................................................................................................... 33
Effect during operating ................................................................................................................................................................................ 33
4.1.4. Noise ...................................................................................................................................................................................... 33
Effect during building................................................................................................................................................................................... 33
Effect during operating ................................................................................................................................................................................ 33
4.2. BALANCED REGIONAL DEVELOPMENT ............................................................................................................................................ 33
4.2.1. Potential of forest biomass and abandoned agricultural land ................................................................................................................ 34
4.2.2. Sustainable development of the society ........................................................................................................................................... 34
5. DEFINING SCENARIOS ................................................................................................................................................................35
5.1. COMPARISON between »ORDINARY« and ECO-INDUSTRIAL PARK (EIP) ................................................................................................ 35
5.1.1. SELECTING THE OPTION .......................................................................................................................................................... 36
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5.2. DEFINING SCENARIOS IN THE VIEW OF DIFFERENT MICRO-LOCATIONS ............................................................................................. 37
5.3. SPATIAL VARIANTS A AND B OF EIP SEŽANA .................................................................................................................................... 38
5.4. DEFINING SCENARIOS IN THE VIEW OF EXTENT ............................................................................................................................... 39
5.5. DEFINING SCENARIOS IN THE VIEW OF TIMING AND IMPLEMENTATION DYNAMICS .............................................................................. 40
5.6. DEFINING SCENARIOS IN THE VIEW OF FINANCING METHOD ............................................................................................................. 40
5.6.1. Classic method of funding ............................................................................................................................................................ 40
5.6.2. Public private partnership ............................................................................................................................................................. 40
6. INVESTMENT COSTS ASSESSMENT AND THE PLANNED IMPLEMENTATION DYNAMICS ............................................................................43
6.1. SCENARIO WITH AN INVESTMENT (SCENARIO B) .............................................................................................................................. 43
6.1.1. SUPPOSITIONS FOR ASSESSING INVESTMENT COSTS AND INVESTMENT COSTS IN FIXED PRICES ................................................. 43
6.1.2. PLANNED IMPLEMENTATION DYNAMICS WITH FIXED PRICES ....................................................................................................... 46
6.1.3. INVESTMENT COSTS AND PLANNED IMPLEMENTATION DYNAMICS IN VARIABLE PRICES ................................................................ 46
6.2. MINIMAL SCENARIO (SCENARIO A) .................................................................................................................................................. 47
6.2.1. SUPPOSITIONS FOR ASSESSING INVESTMENT COSTS AND INVESTMENT COSTS IN FIXED PRICES ................................................. 47
6.2.2. INVESTMENT COSTS AND PLANNED IMPLEMENTATION DYNAMICS IN FIXED PRICES ...................................................................... 49
6.2.3. INVESTMENT COSTS AND PLANNED IMPLEMENTATION DYNAMICS IN VARIABLE PRICES ................................................................ 49
7. FINANCIAL ANALYSIS .................................................................................................................................................................50
7.1. SCENARIO WITH INVESTMENT (SCENARIO B) .................................................................................................................................. 50
7.1.1. BASIC SUPPOSITIONS OF THE FINANCIAL ANALYSIS ................................................................................................................... 50
7.1.2. FINANCIAL ANALYSIS ............................................................................................................................................................... 51
7.1.2.1. Planned income ................................................................................................................................................................... 51
7.1.2.2. Planned costs ...................................................................................................................................................................... 53
7.1.2.3. Indicators of the project .......................................................................................................................................................... 53
7.1.2.4. Financial coverage of the project .............................................................................................................................................. 56
7.1.2.5. Calculation of the community contribution ................................................................................................................................... 56
7.2. MINIMAL SCENARIO (SCENARIO A) .................................................................................................................................................. 59
7.2.1. FINANCIAL ANALYSIS ............................................................................................................................................................... 59
7.2.1.1. Planned income ................................................................................................................................................................... 59
7.2.1.2. Planned costs ...................................................................................................................................................................... 60
7.2.1.3. Indicators of the project .......................................................................................................................................................... 60
7.2.1.4. Financial coverage of the project .............................................................................................................................................. 62
7.2.1.5. Calculation of the community contribution ................................................................................................................................... 62
8. ECONOMIC ANALYSIS ................................................................................................................................................................66
8.1. ECONOMIC ANALYSIS – THE SCENARIO WITH INVESTMENT .............................................................................................................. 66
8.2. ECONOMIC ANALYSIS – MINIMAL SCENARIO .................................................................................................................................... 67
8.3. BENEFITS WHICH CANNOT BE EVALUATED ...................................................................................................................................... 68
9. ROUGH FINANCIAL CONSTRUCT WITH THE ANALYSIS OF SUITABILITY OF PUBLIC-PRIVATE PARTNERSHIP ................................................69
9.1. POSSIBLE SOURCES OF FINANCING ............................................................................................................................................... 69
9.1.1. Rough financial construct in fixed prices – for the scenario with investment ............................................................................................. 69
9.1.1.1. Scenario 1 - the municipality independently implements the scenario with investment .......................................................................... 69
9.1.1.2. Scenario 2 – the scenario with investment is implemented as a public-private partnership ..................................................................... 69
9.1.2. Rough financial construct in fixed prices for the minimal scenario .......................................................................................................... 70
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9.1.2.1. Scenario 1 - the municipality implements the minimal scenario independently .................................................................................... 70
9.1.2.2. Scenario 2 – the minimal scenario is implemented as a public-private partnership ............................................................................... 70
9.1.3. Analysis of suitability of including a public-private partnership ............................................................................................................... 71
9.2. ANALYSIS OF SENSITIVITY AND ANALYSIS OF RISK .......................................................................................................................... 72
9.2.1. Analysis of sensitivity .................................................................................................................................................................. 72
9.2.2. Analysis of risk .......................................................................................................................................................................... 74
9.2.2.1. Description of risks and measures to manage these risks............................................................................................................... 74
10. ROUGH TIME FRAME FOR THE INVESTMENT’S IMPLEMENTATION ........................................................................................................77
10.1. TIME FRAME FOR THE INVESTMENT’S IMPLEMENTATION – THE SCENARIO WITH INVESTMENT ....................................................... 77
10.2. TIME FRAME FOR THE INVESTMENT’S IMPLEMENTATION – THE MINIMAL SCENARIO ...................................................................... 78
11. SELECTION OF THE OPTIMAL OPTION............................................................................................................................................79
12. CONCLUSION............................................................................................................................................................................80
13. ECONOMIC ANNEXES .................................................................................................................................................................83
14. GRAPHIC ANNEXES ...................................................................................................................................................................84
P-1: THE PROJECT FOR ARRANGING THE ECO-INDUSTRIAL PARK (EIP) SEŽANA ........................................................................................ 84
P-2: PLANNED ECONOMIC PUBLIC INFRASTRUCTURE ............................................................................................................................. 84
P-3: CONCEPT OF THE SUBDIVISION..................................................................................................................................................... 84
P-4: ARCHITECTURAL SOLUTIONS: ........................................................................................................................................................ 84
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1. INTRODUCTION
1.1. ECO-INDUSTRIAL PARK
The Eco-industrial park (EIP), hereafter referred to as EIP, is a community of production and service companies
at a common location. The member companies seek better environmental, economic and social success through
cooperation in solving issues connected with environment and use of resources. Through cooperation, the
community’s companies try to reach a common benefit which is greater than the sum of individual benefits
achieved by each company through improving its success.
The EIP’s goal is to improve economic success of the included companies and in the process minimise
environmental impacts. Integral parts of this approach are green planning of infrastructure and business premises
in the park, cleaner production, prevention of pollution, energy efficiency and greater inter-entrepreneurial
cooperation. The EIP seeks benefits also for the local population and creates possibilities for new jobs.
The main priorities deriving from the definition of the EIP include the following:
– Arranging the area in a way which preserves its natural and landscape characteristics, collecting, storing in
processing natural water, preserving autochthonous vegetation and using autochthonous plants where
possible, etc.
– Planning and building infrastructure and buildings in accordance with standards for efficient deployment of
natural resources and by using renewable materials and energy.
– Attracting companies who strive for efficient deployment of natural resources and minimal pollution, including
those which support basic industries in reaching these goals through the services and products they offer.
– Management which supports financial, environmental and social success of the companies in the EIP.
– Strong connections with the neighbouring communities through economic development and social and
environmental programmes.
–
1.2. PURPOSE AND GOALS OF THE PROJECT
The main goal of the EIP Sežana is – with an ecological concept and sustainable arrangements – to create
conditions for entrepreneurs and businessmen to develop their activities, which will in turn stimulate economic
development at local, regional and international level. Uniting of companies in the park’s area reduces its
operating costs and increases their competitive edge, since they operate in an ecological park, where facilities
are arranged to be sustainable, so matter and energy circulate in a system in a way minimising losses and
environmental impacts. In this way economic development is stimulated, the good position in regard to transport
in the wider area is taken advantage of, possibilities for employment are greater, the added value of eco-products
increases, competitive edge of the economy improves through positioning high-tech activities and the current
environmental conditions are ameliorated. The goal of the arrangement is to preserve the existing landscape
characteristics, the landscape picture (Karst meadows and Karst groves), natural-geographic characteristics and
relief forms (sinkholes). The preservation of landscape elements is included in the concept of a green system,
which has a decisive role in planning of the EIP.
1.3. EXPERT PLATFORMS AND CRITERIA OF THE EIP
Spatial town planning arrangements and the concept of the EIP is based on the model SEPA and takes into
account the following criteria and conditions:
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The feasibility study EIP Sežana_____________________________________________________________ 2. ANALYSIS OF THE SITUATION 2.1. ADJUSTING THE INVESTMENT PROJECT WITH DEVELOPMENT STRATEGIES The feasibility study for the EIP Sežana takes into account starting points and goals from the following national documents: – The development strategy for Slovenia (SRS), – The national development programme (DRP), – The strategies for spatial development of Slovenia (SPRS), – The national strategic frame of reference (NSRO), – The regional development programme (RRP), – The operative programme for strengthening regional development potentials for the period 2007 – 2013. All the mentioned programmes define competitive edge of the economy and faster economic growth, efficient creation of two-way flow and use of knowledge for economic development and quality jobs, higher employment and integration of measures for achieving sustainable development. 2.2. MUNICIPAL REGULATIONS The area of the EIP Sežana is in the Decree on changes and supplements of spatial elements in the long-term plan of the Municipality Sežana for the period from 1986 to 2000 and in the middle-term social plan of the Municipality Sežana for the period from 1986 to 1990 (the Official Gazette of the Republic of Slovenia, no. 81/02, 86/02) defined as an area for production activities. Besides this, the area is regulated by the Decree on town planning scheme of the town Sežana (the Official Gazette of the Republic of Slovenia, no. 75/04). The area for production will accept production, business activities, a market for occasional supply, service activities and catering industry as an activity accompanying the main use. Sport and recreation are allowed as a change in the intended use in the areas for production, whose intended use can be gradually changed. In accordance with the Spatial Planning Act (the Official Gazette of the Republic of Slovenia, no. 33/07, 70/08-ZVO-1B, 108/09, 80/10- ZUPUDPP (106/10 amend.), 43/11-ZKZ-C), the Municipality Sežana began designing municipal spatial plan (MSP). At the moment is in the phase of acquiring directives for the draft MSP. This area is in the draft MSP defined as an industrial park (IP) intended for trading, storing, traffic, merchant, business and production activities. The detailed municipal spatial plan (DMSP) is intended for the two locations arranged for this unit. Image 1: Location of EIP in Sežana Image 2: EIP in Municipal Spatial plan of Sežana (Spatial Information System of municipalities, 2011). Project Number: 11167-00 9 21. December2011
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2.3. BASIC DEMOGRAPHIC CHARACTERISTICS OF THE MUNICIPALITY
The Municipality Sežana is a part of the Littoral-Karst statistic region. The municipality has 217 km2. From 1999 to
2010, the number of population in the municipality gradually increased. The growth was at first moderate, yet
slightly more pronounced from 2007 on. The main reason for the increase in the number of population was
immigration into the municipality, which affects a positive migration balance. More people immigrate into the
municipality than emigrate from it. The municipality had 12,883 inhabitants in 2010, the population density was 58
2 2
inhabitants/km , which is much less the Slovenian average (100 inhabitants/km ). The natural growth of
population, which reflects the ratio between the number of births and deaths from 1995 to 2009 in the Municipality
Sežana, is negative – except in the years 1996 and 2008. In the first years of the said period, until 2005, the
negative natural growth of population was more pronounced, while it diminished in recent years and became
positive in 2008. Despite slightly increased fertility rates in recent years, the main reason for the increased total
number of population in the municipality is the process of immigration). The increased number of immigrants is
evident after the year 2006, particularly in 2008, when the number of immigrants exceeded the number of
emigrants by 338. Most of the immigrants moved to the town Sežana. Intensive immigration thus makes the total
growth of population positive.
2.4. WORK FORCE ANALYISIS AND INFLUENCE ON EMPLOYMENT FROM THE
POINT OF VIEW OF ECONOMIC AND SOCIAL STRUCTURE OF THE SOCIETY
The majority of working population is employed in the town Sežana, which is the main employment centre in the
municipality with business-employment, merchant, industrial and logistic activities. Apart form Sežana, important
employment centres are also the settlements Dutovlje, Lokev and Lipica In the last six years, the municipality
Sežana had the largest working population, residing in the municipality’s area, in 2008 the municipality had 5864
working people. Due to jobs in Sežana and other smaller localities in the municipality (Lokev, Dutovlje), the
municipality Sežana is characterised by immigration. Sežana has as a regional centre the highest immigration
rate in the Karst area, which means that it attracts population of all neighbouring municipalities. In view of the
extent of its hinterland, the size of its population and traffic position within the wider area, the potential for
development of the EIP is great. From the point of view of economic and social structure of the society,
positioning of the park in the area of the town Sežana represents an important developmental impulse for the
domestic population, particularly in regard to creating new jobs, improving educational structure of the population,
better standard of living, improving the existing infrastructure, new green surfaces for resting, recreation and
sports, as well as better control of environmental protection.
2.5. PLANNED ACTIVITIES IN THE EIP
The planned arrangements in the area of the EIP will through the ecological concept and sustainable manner of
building create conditions for entrepreneurs and businessmen to develop their activities, which will stimulate
economic development on local, regional and international level. For this purpose the new park plans the
following activities, determined according to the standard classification of activities 2008 (SCA): information and
communication activities; expert, scientific and technical activities and other various business activities. Planned
are also construction activities and processing activities (treating and processing wood; products made of wood,
cork, except furniture; printing and copying, products made of rubber and plastic masses, non-metal mineral
products; metal products, except machines and equipment; computers, electronic and optical products; electric
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appliances; motor vehicles, trailers and semitrailers; other vehicles and vessels; other various processing
activities; mending and mounting of machines and equipment etc.). Besides the mentioned activities, the park will
also provide maintenance and repair of motor vehicles. The supply in this area will be provided, apart from those
already mentioned, also by possible catering activities – serving food and drink.
2.6. EXPECTED NEEDS OF COMPANIES IN THE EIP
According to the plans, the industrial park will be allocated primarily to the representatives of the Incubator,
companies which are more ecologically oriented or companies which in their activities strive for more integral
solutions of environmental problems and for higher environmental standards. Since the area is in immediate
vicinity of the border with Italy, both Slovenian and Italian investors are expected.
2 2
At the moment approximately 10 industrial halls are required, sized between 3,000 m and 5,000 m and
approximately 5 business production premises with ground plan dimensions (800m2, 2000m2, 2500m2).
st
Due to the demand and building storeys of the EIP, the construction would be divided into two phases - the 1
nd st
beginning in 2014/2015 and the 2 which will expand after the 1 phase is finished.
2.7. THE ANALYSIS OF MARKET OPPORTUNITIES
No initiatives for eco-industrial parks have been made so far in Slovenia. In the last three years, however, similar
ideas have sprung up in the neighbouring Furlania Julian region (Gorica, Videm, Tolmeč).
The "E-cube park" project has been launched in Gorizia (Italy) in cooperation with the University of Trieste, the
project combines economy, energy and environment. It is a typical EIP, a park with renewable resources in which
an integrated plant would produce energy by using biomass, solar energy, wind energy and geothermy.
"Ecoparco del Cormor" Martignacco – Udine: in Furlania near Udine (Martignacco) they in 2011 began planning –
under the title "Ecopark del Cormor" – some kind of a new industrial district, with emphasis on mobility (light
railway), hotel accommodations, exhibitions and fairs, culture, leisure time and shopping. Here eco approach
prevails in planning, yet it does not have typical contents of an eco industrial park.
SEPA park Tolmeč (Tolmezzo): the project plans the realisation of an eco industrial park beside the existing
industrial park in accordance with the rules for the project SEPA. We can suppose that this park will be in its
concept similar to the EIP in Sežana, yet it will probably to a larger extent favour industrial activity.
The EIP Sežana will not be focused on a single branch, yet it can be expected that certain typology of activities
will prevail. The most probable potential users will be local small entrepreneurs, including those who will develop
their innovative activities in the entrepreneurial incubator, while the other segment of users are expected to be
innovative companies from Italy, among others also those which have developed their activities in cooperation
with research institutions, such as the nearby AREA Science Park.
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3. CONCEPT OF THE EIP SEŽANA
The basic concept of the planned EIP rests on two concepts which are interconnected. The first is the concept of
preserving the existing spatial, landscape in cultural-historic and other elements of the Karst region, which give
the said region a unique identity and for which it is crucial to be preserved when positioning buildings in the site.
The second concept is the introduction of manners of building, new technologies and materials which reduce
negative environmental impacts and contribute to the reduction of energy consumption, lower emissions of
greenhouse gases, reduce water consumption and other environmental impacts.
3.1. THE PROJECT FOR ARRANGING THE ECO-INDUSTRIAL PARK
The scheme for the park follows the position and shape of sinkholes at the said area. The main idea of the park’s
scheme is that spatial positioning of buildings and planning infrastructural buildings avoid, if possible, sinkholes.
The basic town planning form of the park is represented by the basic ground plan and buildings which is
according to the relief reduced in size and thus adjusted to the characteristics of the location.
The basic construction line of buildings is dictated by the corridor of the by-pass which goes along the west edge
of the planned EIP. The buildings are placed parallel to the planned by-pass – the longer side is parallel to the
road. The road passes the area at 30° angle – this represent still admissible deviation for construction of energy-
efficient buildings.
2
The maximal ground plan for buildings is approximately 40 x 28 m (2200 m ), the smallest template is
approximately 27.5 x 20 (550 m2). The buildings are as a rule placed 7.5 m from the border of the parcel. The
vertical template for business administration building is G+3, for central service building G+2, for parking house
G+2, while other buildings have G+1 (ground floor and 20 % of the attic is used). Business production buildings
have maximal height 12 m, with the possibility to construct interstoreys. The maximal storey height of the
business administrative and central service building is 4 m.
The idea for the park is based on combining the classic and the modern concept of thinking when designing
industrial parks. The classic concept means that a building has an appropriately large manipulation space with
parking lots for employees and customers. This is supplemented with a more ecologically aware idea, according
to which a green park is established without traffic and with green surfaces, which are obtained particularly by
reducing unnecessary manipulation surfaces. For this purpose a parking house is planned for the park, enabling
employees to park their cars and either walk to their jobs or hire bicycles at the parking house. Since the classic
way in case of our park still exists, great attention is paid to arranging the park so as to separate cars,
pedestrians and bicyclists (security, noise, health).
The park is designed in a way to enable pedestrians in bicyclists to move (walk and drive) safely among the key
points within the park (business and central building, parking house), as well as in the wider area, in a pleasant
environment, in a way which requires as little crossing of a busy road as possible. The traffic is thus planned in
two layers. Central communications (roads) are supplemented by bicycle paths and pavements which completely
reduce distances between important points and enable fast flow.
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Walking paths go behind the buildings away from roads. The entry facades of the buildings are thus planned as
those exposed to traffic, while backyard facades are arranged as a park.
All paths are planned so as to lead from the central square, which is designed between business (administrative)
and the central (service) buildings, in the direction of important points (NV, cultural heritage) and to where
buildings are omitted to achieve more park-like solutions.
Pavements, corridors for pedestrians and bicycle paths are asphalted, walking paths are paved with stepping
stones. Among them grows grass. The external arrangement itself is based on the intermittent empty and full
spaces.
Since it is an industrial park in which buildings are as a rule large, the external arrangement is designed primarily
with larger surfaces which gain volume particularly by lower plants and individual larger trees. A characteristic dry
extensive Karst meadow is planned to be arranged between individual trees. In comparison with the classic
concept, which as a rule includes well-ordered foliage and grass surface, in the case of the EIP we plan the
arrangement of an extensive blossoming meadow which will give the impression that buildings are simply placed
into a Karst environment and that the exterior is seemingly not designed.
To further intensify this effect, the existing sinkholes are being gradually abandoned to develop growth of
autochthonous bush species.
To augment this effect and protect the sinkholes, we plan to arrange around the sinkholes a lower Karst dry stone
walls, which can be today also seen in the area under discussion. It is therefore a transfer of of a characteristic
landscape element in the park’s new design.
By fencing the sinkholes and maintaining autochthonous vegetation they are becoming a designed element of
the park and also its main distinguishing feature. Elliptic or round motif of sinkholes is thus transposed also to the
fences around Karst caves (park of protected NV) and on the arrangement of the central square, where the motif
of ellipse is incorporated in a larger paved surface. The motif of dry stone wall is repeated in the central part of
the square with a Karst meadow. The central motif includes also a stone sculpture which points to the central part
of the eco-industrial park. The planned extensive meadow between the buildings is at parts planted with higher
trees of autochthonous species. The same plant species are used also near tree-lined roads and near
manipulation surfaces in front of the buildings. Planting tree-lines is necessary for several reasons: shadow for
buildings and parking lots, creating pleasant microclimate, retention of rain water.
Scheme for the arrangement of the industrial park (conceptual town planning solutions) is in the annexes at the
end of the study. (See P-1).
3.2. APPLYING MODERN BUILDING TECHNIQUES, NEW TECHNOLOGIES AND
MATERIALS
In order for the buildings in the EIP to be as environment-friendly as possible, the design focused on manners of
construction known in construction of energy-efficient buildings. In this way energy-efficiency is increased and
losses reduced, which consequently means lower energy consumption. Even more – to secure sustainable
development and in a way provide also supply for the park, the park design takes into account also the possibility
to use alternative sources of energy, particularly solar energy – solar collectors and photovoltaic panels.
Project Number: 11167-00 13
21. December2011The feasibility study EIP Sežana_____________________________________________________________ In order to reduce the emissions into the environment, we also try to reduce direct leakages from the buildings. For this purpose all buildings in the EIP are heated with a central heating system located elsewhere (the biomass heating station). As the alternative, there is also a possibility that the park is heated by natural gas. In this case the buildings are not heated from one source but individually through the public network for distribution of the energy-generating product. Electrical energy se is provided by photovoltaic panels, water is heated also with heat pumps or cogeneration. To maximise the output of electricity production, the buildings’ roofs are flat, which enables optimal mounting of panels. The buildings which are not planned to have photovoltaic panels mounted on roofs should have green roofs, which improves their thermal insulation and at the same time prevents sudden outflow of rain water from the roofs. Meteoric water from the roofs is collected in reservoirs for rain water from which water returns into the system (washing of pans or production processes). The excessive water from reservoirs either flows into the meteoric drainage and from there into the wastewater treatment plant, or it goes into smaller meteoric water drainage networks from where it seeps into the ground at several points. The second option is due to the Karst terrain and potential pollution of Karst water undesirable. Faecal waters flow through the faecal canalization into the wastewater treatment plant, which is in the immediate vicinity of the planned industrial park. 3.3. PLANNED ECONOMIC PUBLIC INFRASTRUCTURE 3.3.1. TRAFFIC INFRASTRUCTURE The EIP Sežana is located near the highway A3 Divača – Fernetiči, which connects to the highway A1 or the Eastern Pan-European corridor. At the western part of the park a new by-pass is planned, it will connect to the highway, which represents the main traffic link of the park. The planned traffic infrastructure is connected with the said by-pass and with the existing local road, which leads to the settlement Orlek. Inside the park are planned also smaller internal roads, three roundabouts, manipulation premises, a turning point, parking lots (public and internal), bicycle paths and walking paths and two parking houses. In the first phase the construction of a public parking lot is planned, in the second phase a parking house will be built on it. Individual parcels will according to the plan get internal parking lots for personal vehicles and manipulation surfaces which are required for the activities (deliveries …). Personal traffic within the park will be conducted predominantly on foot, with the possibility to hire electric cars or electric bicycles for shorter trips outside the park. The intention is to provide more surfaces for pedestrians and bicyclist. Designing walking surfaces from natural autochthonous materials (stepping stones with grass surfaces – the Karst meadow). 3.3.2. WATER SUPPLY 3.3.2.1. Drinking water and water for sanitary use Supply of drinking water for the buildings will be provided from the public waterworks, which will also serve as a hydrant network. Individual buildings will be outfitted with waterworks plumbing with external water-meter shafts on individual parcels. Project Number: 11167-00 14 21. December2011
The feasibility study EIP Sežana_____________________________________________________________ Drinking water will be used for those purposes for which rain water from roofs or appropriately treated meteoric water cannot be used because of the negative chemical influenced or hygiene hazards (used primarily for drinking, washing and cleaning). Purified rain water from the roofs will be used for other purposes (supply toilet bowls and urinals, watering external green surfaces). For this purpose individual systems for collecting and distributing rain water will be implemented (containers or reservoirs, filters, pumps, separate pipe distributions). The systems will when necessary (during dry seasons when there is no rain water available) have the possibility to use also drinking water. In case implementing appropriate previous treatment proves reasonable, it is possible to use also surface meteoric water and to combine it with the rain water system. 3.3.2.2. Hydrant network The hydrant network will be an integral part of the public waterworks network. It will be conducted through communal corridors near traffic or access roads in the form of loops and half-loops on which will be mounted above-ground hydrants. The distance between the hydrants will be approximately 80 m and they will be distributed in a way which enables putting out fire on a building from at least two hydrants simultaneously, taking into account the prescribed distances (max. 80 m and min. 5 m from the building). Each hydrant will be connected to the waterworks network with a slide valve. Those buildings which will have in addition to sanitary drinking water also an internal hydrant network will be equipped with an appropriately dimensioned water connection with a combined water-meter. The points where plumbing connects to the main waterworks will be arranged in a way to enable flow of the loops or half-loops and preventing stagnation of water in junctions. 3.3.3. SEWAGE SYSTEM 3.3.3.1. Waste meteoric water Surfaces of stationary traffic (the minimal required number of parking lots within an individual parcel) will be arranged with grass plates on appropriately prepared grounding to prevent possible pollution of groundwater with petroleum products (felt, foil, tampon …). Meteoric water from hard surfaces should be drained as diffusely as possible, surface draining should be enabled (open ditches). In case of central collecting, cleaning is provided in oil interceptors, with the final disposal of cleaned water into underground streams. Seeping of meteoric water is in principle planned within individual parcel for reasons of streamlining. Admissible are also larger – collective underground streams. For draining of meteoric water from public surfaces we plan meteoric water collector, in which meteoric water from public surfaces is collected (roads, public parking lots, bicycle and walking paths …) and drained in the direction of the existing larger sinkholes. The final disposal of clean meteoric water is thus seeping into natural sinkholes or sewage ponds or underground streams. Draining of meteoric water from roof surfaces – it collects in dug-in reservoirs (cisterns) and is used as sanitary water in the buildings. 3.3.3.2. Waste communal water The existing water treatment plant according to the obtained data does not provide sufficient degree of cleaning for secondary use of water. It is thus maybe reasonable in the long run to plan tertiary cleaning, e.g. constructed wetland. Project Number: 11167-00 15 21. December2011
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