Masterplan Ulcinj - Ada Bojana

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12.3 Land Use PlanUrban area is divided in several parts. From theWest to the East are• existing zone with the existing hotels,• tourism zone with 5 modules for theconstruction of the facilities with green areas inbetween,•transit zone with a small module and golfcourse,• natural zone and finally in the East• the island of Ada.Urban area covers 1,950ha. Out of this ca.320ha (16%) accounts for tourism area, in whichconstruction is allowed, and 30 ha is for the mainroad. The rest of 82% is planned as free area,out of which 1,160 ha (59%) as untouched nature(protected area).Then there is developed area for recreation(green area,140 ha)and the beaches/dunes (300ha).Existing zoneIn the existing zone there are old hotels. Byrenovating them they can be 2-3 stars hotels.This area should be kept for cheaper tourism.There are ca.2,100 beds. The existing zone isquite built and if it is additionally built it would betoo much.New tourism zone will be approached from an„attractive zone“, with sports equipment, facilitieswith service such as „the Fun-Park “.Tourism ZoneTourism zone from the east has 5 hotel modules.Some modules are ca.800 m wide and 800 mlong. The length is determined by the positionbetween the road R15 and the beach.The green areas, which surround them, are ca.250-300 m wide. They clearly divide modules.Some modules are approached from R15.Internally there is a circular course whichenables access. Modules are centrally connectedby the main walking spine (Pedestrian Spine).There is a high quality halophytic vegetation inthe area between the facilities and the beach ,facilities are not built there. The „board-walk” isalong the beach- raised wooden path.Every module should have more than 6,000beds. The first module, which directly leans onthe existing zone, is smaller with only 3,500beds.Transit zoneTransit area from tourism zones to the naturalarea should be the golf-course which is toprevent further construction eastwards. Golf willcontribute to tourism offer and it shall animatenew target groups. In the west part of golfcourses, high quality apartments can be built withca.1,500 beds, which would make an economicwhole with golf course which would facilitate theplacement on the market for both sides.Natural zoneEast part of Velika Plaza and the island of Adawill be placed under protection. Informationcenter for tourists and domestic visitors isplanned in the natural park. In this area there cannot be new construction.Through the natural park from the informationcenter there are paths for watching. Inparticularly valuable areas „the protected zones“it will not be possible to carry out intrudingactivities.AdaFor the east area different use is not envisaged.The existing offer should be replaced by high
quality eco-natural village by keeping existingcapacities with 1,000 hotel beds.the coast mage 12.Special use GolfThe concept envisages the construction of thegolf course as the end of the construction part.Thus it will serve as the buffer zone between thepart which is intensively used for recreation andtourism and east zone of untouched nature.Golf course shall be built on the existing greenstructure. There will be trees and groups of treeswhich should be protected as much as possible.The golf course with 18 holes covers ca.69 ha.MarinaAs part of the plan prof.dr Sava Petkovic, civilengineer, made the feasibility study for theconstruction of marina. This study deals withresearch on 4 different locations in Ulcinj whichmight be used.The study came up with the results that the onlypossible location is Porta Milena because of thecurrents and ecological situation. The mostconvenient place is on the narrow part of the landwhich goes into the sea -Djeran.The first test-planning for the marina shows thefollowing concept:The port for the yachts on this place offersmooring for 380 boats. The port is reachedavoiding the place where waves hit the coast,which facilitates the navigation. The port’sposition is westwards meaning that the sand isavoided, because sea currents go from east towest. This means that its maintenance is notexpensive.Because of the strong sea winds, high protectionof concrete walls is necessary, which goes ca.6m above the water. This technical facility wouldnegatively affect the look. This is why it isnecessary to make economic and architecturalstudies before the decision on construction ispassed.As alternative, one spot in Porta Mielna channelshould be considered, which can be integratedurbanely but it has the following failures:• private houses are partly located in necessaryareas,• permanent measures would be necessary inorder to remove the sand from the access area.Picture 12.4:Golf courseImage 12.5 Potential marine locationImage 12.6Djeran sightImage 12. 7Study on marine
Page 2 and 3:
Table of ContentsPart 1: Introducti
Page 4 and 5:
Image 5.14:Dolcigno, Bakrorez Lasco
Page 6 and 7:
1. IntroductionMontenegro Is a smal
Page 8 and 9: the nature is polluted by awful was
Page 10 and 11: 5. Conceptual aims2.1 Market orient
Page 12 and 13: ownership, the complex issues ofown
Page 14 and 15: This recommendation relates to all
Page 16: vacation type (hotel, club, holiday
Page 20 and 21: Therefore, regional brand for Ulcin
Page 22 and 23: prevented and the tourism branch at
Page 25 and 26: 4. Framework requirements4.1 Ulcinj
Page 27 and 28: While telecommunications function i
Page 29 and 30: issued in several languages - i.e.,
Page 31 and 32: sand is not particularly photogenic
Page 33 and 34: Image 5.14:Dolcigno,bakrorez Lasco
Page 35 and 36: - worth seeing. Tourist potential c
Page 37 and 38: Euronatur’s ornithologists believ
Page 39 and 40: 6 Tourist Offer6.1 Offer in Montene
Page 41 and 42: a level of a three-star. There have
Page 43 and 44: Picture 6.15: Price comparisonImage
Page 45 and 46: 7 The concept of space planning7.1
Page 47 and 48: 8 Physical Development Plan8.1 Phys
Page 49 and 50: 48,000 beds. They are divided betwe
Page 51 and 52: 10 Urban area of VelikaPlaza and th
Page 53 and 54: 10.5 The green and the recreation a
Page 55 and 56: Image 10.3: Study of the Impact on
Page 57: the number of beds and the green ar
Page 61 and 62: diversity on the road. Wood can be
Page 63 and 64: • This solution is opted for only
Page 65 and 66: Picture 12.18:Green area concept pr
Page 67 and 68: Plan „Flora and fauna “ shows c
Page 69 and 70: • Mediterranean climate,• Skada
Page 71 and 72: In order to attract foreign investo
Page 73 and 74: 30.EURASIAN WIGEON Anas penelope*31
Page 75 and 76: 211.COLLARED FLYCATCHER Ficedulaalb
Page 77 and 78: other species to ecological climate
Page 79 and 80: development, the most important is
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Masterplan Ulcinj - Ada Bojana

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