Masterplan Ulcinj - Ada Bojana

The subject of the legislation on „Sea Property” isthe area stretching 6 more meters further fromthe imaginary line. Further, the subject of theregulation is the water area used for sailing ofthe ships and for fishing as well as the waterarea which is used for other sea purposes. Therecan be exceptions to this regarding the width ofcertain areas as determined by the Governmentof Montenegro. Therefore entire area of VelikaPlaza is the subject of regulation.Sea property is the ownership of the state. Theycan be used by private owners under certainconditions. Public institution (The Sea Property)defines, under the law, the time of use and thelevel of lease.The sea property is managed by „The SeaProperty“.The competent authority signs contract with theuser of the sea property (e.g. for the cafes on thebeach, renting beach chairs, construction ofmarinas etc).The compensation which is collected is used forthe protection and development of the seaproperty i.e. for infrastructure projects. Privateowners can build facilities with the approval bythe construction authority (The Ministry forPhysical Development).The Ministry for PhysicalDevelopment passes the approval together withthe municipality in line with the plan written bythe experts (The Sea Property). Such facilitiesare then the subject of the legislation „on the seaproperty “.ComponentsThe Development Plan of the Sea Propertyincludes the existing facilities in the West VelikaPlaza and the island of Ada and other additionalareas. Tourism areas which are to be extendedare most often completed areas with existingfacilities. In the West Velika Plaza, east of theexisting tourism use, with the narrow green areaseparating it, there isPicture 8.3: Master Plan; zones of Ulcinj andVelika Plazaa large area of the urban land for tourism. It islocated in the existing area of the mixed woods.Due to the fact that in Montenegro there is localgovernment, and that technical competence isunder „the Sea Property “, it often comes todifficulties in the activities with neighboring areas.Special difficulties appear in adapting the plans,because different development plans includedifferent components. In Velika Plaza theconstruction land shown by the Sea Property isquite smaller than that of the valid GUP of thetown of Ulcinj.8.2.3 Overall town planningThe Ulcinj General Urbanism Plan (GUP)At the level of the municipality of Ulcinj there isurban plan (ULCINJ GENERAL URBAN PLAN).It was made after the earthquake in1979 with the assistance of the United Nationsand it was passed in 1984.Although it has been valid for 18 years now, itwas never implemented. During 90-ties theimplementation was difficult due to Balkanconflict. The consequence of that is thateconomic development in Montenegro suffered alot, in particular tourism, because of which itsimplementation was always postponed. The townof Ulcinj had development in mind even at thattime and to a great extent prevented theconstruction of private houses in the urban areaof Velika Plaza.GUP divides tourism centers in Ulcinj in 4 tourismzones:• the old town of Ulcinj with Mala Plaza,• Valdanos Bay in the West,• Velika Plaza and• Ada Bojana (in delta of the river Bojana).The Plan for the area of Velika Plaza envisagesthe construction of facilities on five constructionlots. Between these construction facilities thereare large green areas. East and westconstruction areas are planned for camps, twoin the middle should be used for campinggrounds looking westwards, and eastwards ahotel complex. The village on Ada shall beextended in the east. Some construction lots areaccessed by the roads which come from theexisting road R 15.Plan envisages extension of the existingaccommodation capacities till the year 2010 by