Masterplan Ulcinj - Ada Bojana

Picture 12.18:Green area concept proposalWoods area around the main road for thepassersCentral zone of deciduous forest on the onehand produces optic and functional separationbetween the areas similar to village setting in thenorth and high quality hotel complexes in thesouth of the module. At the same time the woodsarea provides for the green link between somegreen areas. There is the pedestrian path as wellas riding and bike paths through it.Pine trees woodPine trees woods zone in the south is a transitarea towards the beach which shade providesnice refreshment from the sun.Besides mentioned main elements it is plannedto plant trees - the avenues along the main andminor roads. Typical types of local trees need tobe protected.13 Detailed Urban Planning13.1 „Hotel Village “ModuleFor module 2 detailed urban plan withconstruction structure was made. This concretelydetailed presentation of the concept called„Land Use Detail “ is the proposal for which avisual look of possible facilities has to be made.The draft represents the realized ratio of thegreen area and beds. For each hotel bed a 100m2 of gross construction land is taken. For eachmodule there are ca.60-65 ha available. Fromthis, it turns out that there are 6,000 hotel beds.The modules are considered as independentunits and are divided in two segments of use:• Tourist Zone I:„Village Zone “ with hotels,apartments, weekend houses and public cafes,restaurants, shops• Tourist Zone II: Club facilities with„resort “- hotels with integrated equipmentTourist Zone I is planned to include smallfacilities – 3 star hotels(the smallest with 20 rooms) and touristapartments.Tourist Zone II offers construction land on thebeach (8-10 ha) for tourist complexes of700-800 beds and high standards (4-star).Zones1 and 2 are divided by the existing woods area.The green area conceptOther public areas will be planned into theexisting area in order to raise the quality ofvillage to a greater level contributing to thequality of stay. Formed green area, theboardwalk and the beach, as well s narrowgreen area should have a network concept of therecreation area.13.2 Construction structureConstruction structure in the north tourism zone Ihas the look similar to that of the village. Thefacilities along the road divide certain area.Where the main road passes, the area is moreclosed than the area of minor roads. Thebuildings are ca.15 m away from the road. In thatpart cars can stop in front of the hotels and park.In transit areas between the construction use andthe green, the structure is more relaxed, theconstruction in the line is interrupted byseparately built facilities.The areas are harmonized. Some facilities whichdominate need to stress the height.The village structure is supported by setting updifferent centers with adequate locations. Theselocations are central in the north area, they aremeeting points providing high quality service.There are restaurants there, cafes and smallshops. The „Village Zone “ includes apartmentsfor those who are employed in tourism. Mixing oftourists with local population has a special charmin villages.Small units will be offered for sale in the northzone. Size of the parcels varies between1,000 and 10,000 m2. They have to enable, inthe first place small investors in particulardomestic ones, to build restaurants, hotels andapartments. Construction structure is mixed.The facilities cannot be higher than 5 stories.South tourism zone II offers, within one module,the construction of 4 club facilities i.e. complexes.By this, certain complexes get 8-10 ha.If needed, more than one parcel can be joined.The construction will take place between existingwoods area.The number of stories in the south area dependson the selected type of the hotel i.e. architectureconcept. In the bungalow village the height is 2-3stories, and higher hotels can not have morethan 5 stories.