This document is the final report from Viacheslav Ivanov's internship at Realdania By from December 2014 to June 2015. The report summarizes the key findings of Ivanov's research and master's thesis on Realdania By's partnership model for urban development projects in Denmark. It analyzes the perception and impact of Realdania By's four major projects, identifies strengths, weaknesses, opportunities, and threats, and proposes three strategic initiatives to help overcome challenges and ensure the long-term success of the partnership model. Interviews and questionnaires with internal and external stakeholders were an important part of Ivanov's research.

1. Realdania By
Internship
Final Report
Viacheslav
Ivanov
2015

2. Introduction
• The internship took place from
December 2014 to June 2015.
• Data collected during the internship
have been used for my master thesis
and the final report.
• Master thesis results were highly
evaluated by the academic council
by graduation with honors.
• The results were used during the
preparation of the draft federal law
in Russia.
• The research was based on literature
review, field studies interviews
and questionnaires for internal
and external stakeholders of the
Realdania projects. (Realdania
executives and employees, project
directors, real estate agents,
potential investors, municipal
representatives).
Jarmersplads , 2015
Photo by: Viacheslav Ivanov

3. Key findings
• The ultimate goal of the report was
to define the future perspectives of
Realdania By’s partnership model.
• Realdania By is seen as an urban
development company.
• Distinctive features: long-term
horizon, multi-disciplinary aproach
and wide range of implemented
strategies and methods.
• The four big projects have
different levels of awareness and
attractivness.
• Positive sides of the projects are
related to -------------------------.
• Weaknesses of the projects
are related to the -------------
components.
• Distinctive capabilities of Realdania
By are: ----------------------------
----------------------------------
Bryghusprojektetet, 2015
Photo by: Viacheslav Ivanov

4. Key findings
• ------------ is the main threat to the
future application of the partnership
model.
• Simplification of the model may lead
to a loss of core value - ------------
---------.
• Using current strengths and
capabilities of the company it is
possible to overcome threats by
implementation of the 3 strategic
initiatives:
1. -------------------------------
2. -------------------------------
3. ------------------------------
• These initiatives could be developed
in future research, discussions
and workshops with internal
stakeholders.
Kvaesthusprojektet, 2015
Photo by: Viacheslav Ivanov

6. stakeholders’ Perception of Realdania By
• For the most respondents, the main
characteristic of Realdania By
correlates with -------------------
• The ------------------- aspect of
the company’s activities is also
important for a significant number
of respondents.
• However, the questionnaire showed
that almost nobody sees Realdania
By as -------------------.
• This could mean that the
respondents underestimate the
capabilities of Realdania By as a
-------------------.
Which words express your perception of
Realdania By best? (% of answers)

7. specific qualities of Realdania By
Internal Stakeholders
What are the main distinguishing competences
of Realdania By compared to other companies of
Realdanias foundation.
«Knowledge and anchoring processes for large
long-term spatial development»
Which competences skills and resources could be
used in a better way?
«Realdania By has ------------------- ----------------------
--------------------------------------------------------------------
--------------------------------------------------------------------
-------------------------------------------------------------------
--------------------------------------------------------------------
-----------.»
external Stakeholders
What is in your opinion the main distinguishing
features of Realdania By projects compared to
other urban development projects in Denmark?
«Strong on -----------------------------------------------------
-------------------------------------------------------------».
«------------------- of Realdania makes --------------------
------------------.»
«...----------------------------------------------------------------
-------------------------------.»
«Realdania By is great in -----------------------------------
-----------------------------------------.»
«------------------- - projects also embrace ---------------
-------------------------------------------------------------»

8. FREDERICIAC Køge Kyst
NærHeden RingkøbingK

9. FREDERICIA C
Ringkøbing K
NærHeden
Køge Kyst
four partnership projects
• Køge Kyst and FredericiaC show how
to transform former industrial and
port areas into modern, attractive
neighborhoods. Ringkøbing K is
an example of respectful urban
development in a scenic area, and
NærHeden - of sustainable suburb for
the future .
• All of them are being developed in the
partnerships with municipalities with
approx. population of 50 000 people.
3 of 4 projects are based on a mixed
functional zoning.
• They differ from each other by the
project area (20-84 ha), share of
Realdania By (50-75%), construction
volume (120 000 - 500 000 sq. m) and
basic value created for residents.
• The municipalities where projects
are being implemented are also very
different. They are located in 4 different
regions of the country and face specific
challenges which are usually common
for surrounding municipalities.

10. perception of partnership projects
Attractivness and awarenessof «4 Big
projects»
(1 - very low, 4 - very high)
internal and external stakeholders
Positive attributes associated with
Realdania By projects
(% of respondents mentioned each
attribute)
internal and external stakeholders
---------------------------------------------------------------------
---------------------------------------------------------------------
---------------------------------------------------------------------
---------------------------------------------------------------------
---------------------------------------------------------------------
---------------------------------------------------------------------
------------------------------------------------------------------

11. response to challenges
in partnership projects
Realdania By’s four big
projects could be used as an
example for the future urban
development in Denmark how
to response to these and other
challenges in large urban
development projects.
unnatractive
location
protection
of historical
centers
construction
in natural
areas
industrial
wastelands
Decreasing
population
urban sprawl
FREDERICIAC Køge Kyst
NærHeden RingkøbingK

12. REALDANIA BY Municipality
urban development
company
Part of an enduring
partnership
Active owner
Philanthropic
investor
Supplier of
competences to
the company
Part of an enduring
partnership
Active owner
Investor
Authority
Board
Directorwith
secretariat
partnership
model

13. key rESOURCES and capabilities
• -----------------------------------------------------------------------
------------------------------------------------------------------------
-----------------------------------------------------------------------
-----------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
--------------------------------------------------- is a unique
resource. Its main quality is ----------------------
-------------------------------------------------------------
• ------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------
• ------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
---------------------------------
• -----------------------------------------------------------------------
------------------------------------------------------------------------
-----------------------------------------------------------------------
-----------------------------------------------------------------------
-----------------------------------------------------------------------
------------------------------------- specific resources
and competencies are being used on ----
----------------------------------.
• -------------------------------------- ---------------------------
----------- -------------------------------------- makes it
possible to formulate a ------------------------------
-------- in a comprehensive document.
• ------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
------------------------------------------------------------------------
----------------.

14. VRIO ANALYSIS of rESOURCES and capabilities
Resources/
Capabilities
Valuable? Rare?
Difficulty
to
imitate?
Exploitedby
company?
Financial resources
Brand Realdania
Key employees
Development plan, formalizaing a
strategic vision for the future of the
project shared by stakeholders
Quality programs to ensure that
development must meet the planned
high level of quality
Competence of administrative
consulting in the field of urban
development
Dynamic organization’s capability for
self-learning

15. • Municipal representatives mentioned ------
--------------------------------------
• Realdania representatives mentioned -----
---------------------------------------
• Some of the project directors and key
employees of Realdania have doubts
about --------------------------------------------
• The inability to -------------------------------------------- is
one of the main threats to the partnership
model.
• Approaches, processes and instruments
have -------------------------------------------- and could
be implemented at the -------------------------------
-------------.
• Thelossof--------------------------------------- thelack
of ------------------------------------------- can potentially
lead to the loss of core competencies of
the company.
future PERSPECTIVEs of the model

16. Strengths
Realdania -----------
----------- competences
----------- organization
Key -----------
Opportunities
Need for ----------- in
Danish cities.
Lack of -----------
Weaknesses
Economic -----------
Political -----------
Threats
Inability to -----------
----------- of the model
by deterioration of
quality
swot Analysis
SW-strategy
1. Reduction of ---------
ST-strategies
4. Realization of the
projects on -----------.
5. Formalization of a
-----------
OW-strategies
2. Search for n-----------
3. ----------- application
of the model
OT-strategy
6. Promotion of a
----------- through
education and
consulting activities.

17. strategic
initiatives
Determination of ----------------
---------------- is the most recognizable
positive attribute associated with Realdania By
projects. -------- is the most mentioned word
by different stakeholders. But there is no ------
-- which ---------------- -------- concept.
improvementofthe----------------
Organizational capability of ------------
------------ can be utilized by Realdania
By to improve------------------------
implemented through ---------------------
-----------
Reorientation to ----------------
The absence of -------- could lead to
to -------- of the company. Due to
the fact that ---------------- --------
reorientation to ---------------- is the
only possible way to ------------------
------.
• SWOT-analysis at the intersection
of different qualities of internal
and external environments shows
six different strategies by which
Realdania By could overcome its
weaknesses and threats.
• All of them could be implemented
through 3 strategic initiatives.

18. implementation
in Russia

19. • Master thesis theme «the institute of
redevelopment of urban areas through
public-private partnerships in Denmark
and the possibility of its adaptation in
Russia».
• The objective of the study was to assess
the possibility of adapting the urban
development tools used in Denmark in a
Russian context.
• Comparative analysis of urban
legislation in different countries showed
greater authority of municipalities
in developed countries, compared to
Russian municipalities
• Analysis showed that the Danish
legislation gives municipal authorities a
wide range of tools but this toolkit is not
exhaustive.
implementation in Russia

20. • Analysis of the possibility of adaptation
of the Danish experience has shown
that redevelopment tools could be
implemented in the Russian practice.
• However, the tools available in other
countries, could solve some of the
problems more effectively.
• Master thesis results were used during
the preparation of the draft federal law
which is aimed to expand the municipal
authority inurban development
• The results of the study confirm the
validity of the direction of development
of legislation in Russia.
• Proposals for redevelopment processes
in Russia and the approach to urban
development practiced by Realdania
By can be used in Russian urban
development practice.
«Viacheslav’s desire to use the
acquired knowledge and positions
from international experience with
regard to the Russian practice is
worth a special mention, as well as the
implemented analysis of the law on the
transformation of industrial areas in
the Russian Federation. As a result, the
author was able to offer very significant
ideas for the legislative process,
as well as management practices
recommendations».
Eduard Trutnev,
Ph.D. in Architecture.
Director of the Sector
“Real Estate Reforms”
at the Institute for
Urban Economics
Сo-author of Urban
Planning Code of the
Russian Federation”
implementation in Russia

21. Other findings
• In the next 15 years the
population of Denmark will
increase by 6% and reach
almost 6 million.
• 88% of this growth in 20% of
municipalities.
• The trend is the same:
growth in the capital region
and in the municipalities of
the west coast of Jutland.
• There is a significant
correlation between the
population growth and
capital budget expenditures
in urban development (0.96)
• In municipalities with
low growth or declining
population development
projects are more difficult to
implement.
Population projections in Denmark towards 2030.

22. 5150
5200
5250
5300
5350
5400
5450
5500
5550
5600
5650
-10000
0
10000
20000
30000
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
Totalpopulation
Increaseofresidents
Detached houses Semidetached and terraced houses Multidwelling houses Total population
Other findings
• 67% of the population of Danes
live in detached or semi-detached
houses (,
• 31% lives in multidwelling houses.
• Since 2008, there is a tendency of
growth of the population living in
multi-dwelling houses.
• In 2012 a decrease in the number
of residents living in detached
houses took place.
• Last year the number of empty
detached houses has increased by
1000 or 2%.
• There has been an inverse
correlation between the provision
of dwellings (sq m per person), and
population growth.

23. interviews with employees
• Michael Guldager
• Claus Ravn
• Ann Hein
• Ole Møller
• Tim Andersen
• Louise Bjerre
• Susanne Schou
• Casper Paustian
• Filip Zibrandtsen
Questionnaire respondents
• Senior management of Realdania
group;
• Project directors;
• Investors/potential investors;
• Real estate agents;
• Municipal representatives.
list of references
• http://en.wikipedia.org/wiki/
List_of_wealthiest_charitable_
foundations
• Evaluation of Realdania By and its
partnership model developed by
Oxford Research
• og dets partnerskabsmodel
• Udarbejdet af Oxford Research A/S
• http://www.realdania.org/
• http://statbank.dk/
• http://www.realdaniaby.dk/
• http://issuu.com/realdania.dk/
docs/realdania_in_figues
• Author’s master thesis
• Review for the master thesis by E.
Trutnev
data sources

24. Jarmersplads , 2015
Photo by: Viacheslav Ivanov