Istria - Projects and People in Tourism

Journal for the Hotel Industry – Gastronomy – Tourism in the Alpe-Adria Region | Spedizione in a.p. - 70% - DCI Bolzano - Taxe percue - Economy/C - I.R. 

Future Market Croatia 

The new Top Destination xxx 

Special | Hotelbau-Journal | Edition 09 | December 2004 | Copies 20,000 | Michaeler & Partner

HOSPITALITY 

Hotel Interiors by Selva: 

We don't just pamper your guests. 

We do the same with you. 

Selva Hospitality: the calling card of only 

the most particular establishments - large and small alike. 

We provide handmade furniture, 

complete solutions, customized perfection, 

a unique flair - and 

total satisfaction. 

Selva AG/SpA 39100 Bozen/Bolzano (Italy) 

Via Luigi Negrelli Straße 4 

Tel. +39/0471 240111 Fax +39/0471 240211 

selva@selva.com www.hospitality.selva.com 

SELVA HOSPITALITY - 

A DIVISION OF SELVA STYLE INTERNATIONAL 

CLASSICS 

Aichner Clodi A/C 

photo: © Moreno Maggi

Croatia offers its visitors dreamy is- 

lands, idyllic bays and crystal clear 

waters. It stretches along the Adriatic 

from the Istria peninsula to the entrance 

to Kotor’s Montenegrin bay. 

On a coastal strip of 1,800 km and 

approx. 1,200 islands, this country 

has developed into a new touristic 

destination in the Mediterranean. It 

is especially charming, because in 

addition to unspoilt nature, famous 

sites and historic cities, it is also 

considerably more economical when 

compared with other destinations in 

Mediterranean. Croatia has recorded 

booming touristic development 

over the past few years, whereby 

this source of income provides a lot 

of revenue to the Croatian economy. 

The change in government, which 

took place four years ago, led to it 

to today becoming one of Europe’s 

top destinations. Particularly important 

towards this development was 

the admission to the WTO and the 

signing of the Stability Pact with the 

European Union. Their next hope is 

to begin negotiations on EU membership. 

Within the next few years numerous 

Hotel & Resorts will develop 

along this wonderful coast, and will 

characterize the touristic market in 

a sustainable way. In this special 

edition we will introduce you to 7 

projects, one of which has already 

been implemented. The other six are 

still in their starting phases. In part, 

these projects consist of Resorts, 

which have the same bed capacity 

of a small village and which also 

offer apartments, villas, leisure infrastructure, 

shops, restaurants and 

much more, in addition to hotels 

with infrastructures like Wellness & 

SPA to the highest levels, and also 

convention centres. In this way they 

are able to offer a unique holiday 

adventure to their guests. All seven 

projects are realised with the participation 

of Michaeler & Partner. 

Enjoy reading! 

3 | Special Marienbad 

Otmar Michaeler

IMPrInt 

A production of 

Via Isarco 1, I-39040 Varna 

tel. +39 0472 978 140 

Fax +39 0472 978 141 

www.michaeler-partner.com 

info@michaeler-partner.com 

Erika Kusstatscher 

of Michaeler & Partner 

is responsible for the Hotelbau Journal. 

srl 

Editor: Dr. Otmar Michaeler 

registration at the Provincial Court Bolzano 

on 12.02.02 

responsible for the content: Willy Vontavon 

Graphic design: Brixmedia srl 

Lay-out & DtP typesetting: Heidi Oberhauser 

Italian translation: Studio Bonetti, Bolzano 

English translation: Elvira Schmid, terento 

Cover picture: 

Falkensteiner Club Funimation Dalmatien.Zadar 

Print: Athesia Druck srl 

Editor credits: 

Iris Costazza of Michaeler & Partner 

6 

34 

60 

6 Falkensteiner Hoteli Borik - A top-class 4-star Resort 

10 The Falkensteiner Club Funimation Dalmatien.Zadar 

24 The Falkensteiner Hotel Adriana Select 

34 Novi Thalasso & SPA Resort - Kvarner Bay 

40 The Punta Skala Resort - Along the Punta Skala Riviera 

46 The Skiper Resort - Istria 

52 The Draghonera Resort - Brioni Riviera - Istria 

56 Hotel Park Punat - Krk Island 

58 Camping Pila - Krk Island 

60 Future Market Croatia 

5 | Special Croatia

Services in the area of 

“Consulting & Project Management” 

Feasibility study, project development, 

project management for the 

“Falkensteiner Hoteli Borik” project. 


“Planning & Engineering” 

Master planning, overall project 

management with regard to general 

planning, execution planning, submission 

planning, local construction processing 

and invoicing for the “Falkensteiner 

Hoteli Borik” project. 

TECHNICAl REvIEw 

Falkensteiner Hoteli Borik Project 

4 Realization: from 2001 to 2004 

4 Building contractor: Hoteli Borik d.d. 

4 New areas: Reconstruction and renovation 

of several hotel complexes, pool facility, 

infrastructure 

4 Classification: 4-star 

4 Homepage: www.falkensteiner.com 

Special Croatia | 6

Falkensteiner Hoteli Borik 

A top-class 

4-star Resort 

Tourism has always been one of the most important 

economic sectors in Croatia. The change of government 

and the associated road to European has led 

to positive development of this renowned holiday 

destination, which is why the Falkensteiner Business 

Group decided to invest into this booming region. 

The already restructured and newly 

conceived Borik Resort with its 100 

acres (40 ha) is located in the vicinity 

of Zadar on the Dalmatian coast 

and offers its guests a varied offer 

for the most individual of holiday 

needs. The dreamily positioned 

hotel facility has been extensively 

restructured from 2001 to 2004. It 

consists of the already finished 4* 

Hotel Adriana and the Club Hotel 

Funimation. The 3* Hotels Puntamika 

and Hotel Donat and the 2* Hotel 

Zadar are to be further restructured 

and extended in the near future. 

Not only does the Borik Resort dispose 

of a spacious, cared-for and 

directly accessible beach section 

with fine sand, but also of a parklike 

garden facility with lawns and 

a little pine forest for short and re- 

7 | Special Croatia

ONE-STOP VENDOR IN THE OBJECT AREA 

Parquet floors • Carpets • Fabrics • Accessories 

Special Croatia | 8 

TAPIMOS AUSTRIA 

Textilproduktions- und HandelsgesellschaftmbH 

St. Peterstraße 5a, A - 9020 Klagenfurt 

Phone: +43 (0)463 382120, Fax +43 (0)463 382219 

e-mail: tapimos@happynet.at

Park facility with pool Adriana Hotel 

laxing walks, which offers wonder- 

ful views of the bay and the beach 

promenade. Another highlight is 

the excellent and unique pool area: 

on approx. 700 m 2 water area the 

guests can enjoy bubble benches, 

Jacuzzis, relaxation grotto, wild wa- 

ter track and a separate children’s 

pool. The Wellness and Thalasso 

Centre is still in the realizing phase. 

A comprehensive offer on approx. 

1,500 m 2 will make a stay in the 

Borik Hotel facility even more at- 

tractive, especially during low seasons. 

The Adriana Hotel and the hotels 

Novipark and Barbara are now con- 

nected under the name of Funimation 

Hotel. The first building phase 

took place in the autumn of 2001 

and early in the summer of 2002 

when they were converted from 2* 

quality into international 4* hotels. 

Vorreiter, a Munich planning office, 

was responsible for the redevelopment 

and design of the hotel rooms 

in both hotels. The second construction 

stage was finished in the 

summer of 2004 and covered the 

conceptual and architectonic planning 

of extensions and the completion 

of outdoor and pool facilities 

by the Ralf Dejaco Architects Office 

from Bressanone, as well as the fur- 

nishing planning of all public areas 

and of the four suites in the Funima- 

tion Hotel by the RaBe Interior Design 

company from Bressanone. 

Via Castelliere, 1 

I - 39042 Bressanone 

Phone: +39 0472 977200 

e-mail: info@ralfdejaco.it 

9 | Special Croatia

The Falkensteiner Funimation 

Club Dalmatien.Zadar 

Special Croatia | 10

This club facility was created 

through the combination of the No- 

vipark and the Barbara Hotel and is 

equipped with everything needed in 

order to provide families with chil- 

dren with an exciting yet relaxing 

holiday. A newly conceived, gener- 

ously glazed connection tract con- 

nects the tasteful white buildings 

in modern style and also contains 

small shops, which offer souvenirs, 

swim wear and a lot more. The 

splendid pool area which consist 

of several pools and Jacuzzis and 

many other extras, is surrounded by 

the two buildings and the connec- 

tion tract. Generous equipment with 

lawns and parasols, tasty drinks at 

hotel projects of the special kind 

11 | Special Croatia


Tvrtka 

HANDLING d.o.o. 

Ob Nasipu 34 

2342 RUSE, SLO 

Tel: ++386 2 66 88 591 

E-Mail: handling@email.si 

FITTING OUT WITH FABRICS 

Your One-Stop Vendor for 

Hotels and Private Households! 

Various carpet f loors, high-quality axminster 

carpets, PVC and parquet f loors, curtain and 

furniture fabrics, complete decorations, 

upholstered furniture like sofas, 

leather armchairs, etc. – seating 

Projects implemented in cooperation with 

the Michaeler & Partner Team: 

Falkensteiner Hotel Lido Ehrenburgerhof, Dream Hotel ...liebes 

Rot-Flüh in Haldensee, Falkensteiner Hotel Hubertus in Katschberg, 

AVITA Thermal Hotel Bad Tatzmannsdorf, Falkensteiner Club 

Funimation Dalmatia in Zadar, Falkensteiner Grand SPA Hotel 

Marienbad, Falkensteiner 

Hotel Am Schottenfeld in Vienna, Falkensteiner 

Club Funimation in Katschberg. 

Monika Kruselburger GmbH 

A-6020 Innsbruck • Schützenstraße 46e • Phone 0043-(0)512-266999 • Fax DW 22 

office@home-einrichten.at • www.home-einrichten.at 

Vam pruza 

Kvalitetnu pripremu vode u Vasim 

bazenima sa naplavnom ili pjescanom 

fi ltracijom prema DIN normama 

OD IDEJE DO KLJUCA

the outdoor bar and direct access 

to the well-tended beach section 

round off the pleasure of sunbathing. 

In addition, the ground floor in 

the Barbara Hotel also holds an 

indoor pool with relaxation area 

and a small fitness centre, which 

provide a sporty compensation in 

bad weather. The Thalasso Centre 

is still in its realizing phase and is 

expected to enrich the wellness of- 

fer with an area of approx. 1,500 

m 2 . Furthermore it is to consider- 

ably increase the attraction of the 

hotel facility during low seasons. 

Selected animation and entertain- 

ment programmes offer the opportunity 

for active enjoyment. 

13 | Special Croatia 

Hotel hall with reception 

vicolo Castelliere, 3 


Phone: +39 0472 200423 

e-mail: info@ra-be.com 

www.ra-be.com


lobby

The outdoor stage with a stair-like 

rostrum, integrated in the pool area 

offers interesting shows, but thanks 

to its positioning, also caters for 

an incomparable atmosphere in the 

evening. 

Of course children play a special 

role in the Funimation Club Hotel. 

Besides a comprehensive frame- 

work and care programme, they 

can play, read or watch movies in 

the spaciously arranged children 

area. For this purpose, a gigantic 

jumping castle, a small cinema and 

a cosy cuddle corner were estab- 

lished for children. All-round care 

by professionals is offered in the 

children area, so parents can un- 

hesitatingly leave their off-spring for 

a few hours and relax themselves, 

or participate in one of the many 

interesting excursions. The lovingly 

designed children’s restaurant is 

further proof of the great attention 

that is given to kids in the Funima- 

tion Hotel. Positioned adjacent and 

in good view of the ordinary dining 

room, everything in this restaurant 

is tailored towards kids. The “Af- 

rica” design theme stretches con- 

sequently through the entirely re- 

markable room. It is equipped with 

group tables, which are not only 

funny to look at, because of their 

surface in fur design, but which 

also promote the inter-mingling of 

children. Especially designed, tex- 

tile wall covers with funny steppe 

animals in comic design round off 

the picture. 

The Funimation Club Hotel also 

offers a well-tended and Mediter- 

ranean atmosphere, which eas- 

ily manages the bridging between 

family hotel and excellent design 

with a love for details. The entrance 

hall is an adventure in itself. The 

hall is characterized by an impos- 

ing mosaic floor from local natural 

stone in black and beige. Tuned to 

the floor are the wall designs from 

rough natural stone walls and mag- 

nificent bamboo coatings; a mate- 

rial which consequently stretches 

through the entire hotel facility and 

leaves an incomparable impression. 

The reception for example, is cov- 

ered in thick bamboo canes and the 

sealing of hall and connection tract 

is also decorated with bamboo in 

an interesting way. In connection 

with light objects made from rice 

paper, seating corners made from 

dark wickerwork with bright covers 


Tramontana Bar


Gebrüder Wehle 

Carpenter and Cabinet-Maker 

A-6123 Terfens, Auweg 44 

Tel. 0043/5224/68337 

Fax 0043/5224/68337-10 

www.tischlerei-wehle.at 

Email: office@tischlerei-wehle.at

and extravagant accessories like 

tree roots, this provides an idyllic 

mix between natural elegance and 

ethno style. This impression also 

continues in the Cigar Bar and in 

the Tramontana Bar. The latter is 

also furnished with an imposing 

mosaic floor, while the Cigar Bar is 

furnished with a dark wooden floor, 

which matches the dark wickerwork 

furniture with bright covers, the 

niche-providing airy fabrics in the 

side seating corners and the bar 

in dark wooden tones. This quiet 

and relaxing atmosphere sprays 

an almost Caribbean flair and in- 

vites one to linger. The Tramontana 

Bar is somewhat livelier, but also 

here , the many intimate seating 

corners offer an opportunity to 

retreat. From there you reach the 

spacious terrace with a beautiful 

view of the pool area, the garden 

and the open sea and the large hotel 

hall with many inviting seats. All 

the restaurants in the Funimation 

Club Hotel are grouped around a 


Dining room

spacious greened inner courtyard, 

which is also used for food serv- 

ices and which convinces by way 

of a well thought-out design. The 

restaurants are arranged in front 

of and behind the large buffet area 

and vary in size and interior design. 

In one part rather warm tones, dark 

wood and rough natural stone walls 

and impressive large tailored lights 


prevail, while the other areas are 

painted in green tones and com- 

bined with bright wood types. The 

furthest corner in the restaurant fa- 

cility is even designed with Japa- 

nese Zen tones. All restaurants are 

however designed with local materi- 

als like natural stone floors, make 

favourable use of fabrics for room 

design and are characterized by an 

Family Suite 

easygoing and friendly atmosphere, 

where every guest can find a seat 

to suit his taste. The central buffet 

area is not only incredibly spacious, 

but is also designed in a very in- 

viting way through fresh and fruity 

colours, original decorations and 

graphic refinements. Well thought- 

out island creation and room zoning 

make the buffet an individual ad

xxx 

light-flooded bathroom 

living area with kitchenette in the luxury Suite 

venture, which is accompanied by 

culinary and optical impressions. 

The Luxury Suites in the Funimation 

Club Hotel 

In addition to the spacious family 

rooms, which have an inviting 

impression thanks to dark yellow 

and ochre walls, bright couches 

and tailored side furniture made 

from bright, rough wood in archaic 

shapes, the Funimation Hotel also 

offers the absolute highlight of four 

penthouse-luxury-class suites in 

the attic storey. These suites are 

somewhat different in design and 

thereby unique and provide a top 

class holiday adventure. The spatial 

programme of each suite consists 

of two bedrooms with a bathroom 

each, a dressing area, an inviting 

entrance area, a spacious living 

room with well equipped kitchen 


area, a spacious dining area and a 

visitor’s toilet. Two suites respec- 

tively are arranged at the opposite 

end of the long building and dis- 

pose of an enormous terrace with 

small pool and a sensational view 

of the sea and the old town. A small 

wellness area with sauna, Hamam 

Bath and massage area, which can 

booked upon request, has further- 

more been assigned to one of the 

suites. 

All four suites are furnished in a 

noble way and looked after to the 

smallest detail. All rooms are fur- 

nished with parquet floor in dark 

tones throughout, which matches 

the tailored furnishing in material 

and colour. Dark precious woods 

provide an interesting contrast to 

bright walls and upholstered fur- 

niture. The design of the build-in 

furniture and furniture drafts follows 

the principle of clear lines in combi- 

nation with thriftily used graphic or- 

namental millings. All bedrooms are 

furnished with stylish four-poster 

beds and gain individuality through 

varied details and through a select- 

ed colour concept with regard to 



luxury Suite bedroom

fabric accessories, which stretch- 

es through the respective suite 

and provides the highlight through 

coloured walls and tuned abstract 

paintings. The high quality of furniture 

design and materials used 

also continues to the equipment of 

the bathrooms. Freely placed bathtubs 

and first-class washstands are 

supplemented with tailored glass 

doors and precious wall tiles with 

an unusual pattern. All in all, the 

four suites offer a holiday of the 

special and unforgettable kind, 

which appeals to all senses. 


Spacious pool area 

CoNSTRuCTIoN PARTNERS 

Further reference projects with our 

construction partners can be found at 

www.hotelbau.net 

Project: Falkensteiner Club Funimation 

Dalmatien.Zadar 

4 Planning phase 1: Vorreiter Architects 

info@vorreiter-ip.de 

4 Planning phase 2: Dr. Arch. Ralf Dejaco 

info@ralfdejaco.it 

4 Interieur Design: RA.BE 

www.ra-be.com 

4 Feasibility study, Master planning, 

overall project management with regard 

to general planning, execution planning, 

submission planning, local construction 

processing, invoicing, project development 

and management: 

Michaeler & Partner 


4 Fabrics: Home 

www.home-einrichten.at 

4 Planning and delivery of lighting appliances: 

lichtatelier walter & Georg 

info@elektrowg.com 

4 Heating, air conditioning, sanitary, ventilation: 

Instalomont Maurer 

instalomont-maurer@ck.tel.hr 

4 Electro installation: Mrdjen d.o.o. 

mrdjen@zg.htnet.hr 

4 Carpentry: wimmer Schreinerei 

www.schreiner-wimmer.de 

4 Seating: Arredonet Srl 

www.atmosphera.biz 

4 Carpentry: 

Gebrüder wehle 


4 Carpet floors: Tapimos Austria 

tapimos@happynet.at 

4 Kitchen, equipment: FHE Franke 

www.fhe.at 

4 Pipework: Handling do.o. 

handling@email.si 



The Falkensteiner 

Hotel Adriana 

Select 

While the Funimation Club Hotel is 

primarily tailored for families with 

children, the Adriana Hotel is pri- 

marily tailored for couples travel- 

ling without kids and for business- 

men. The building consists of a 

long and tasteful old building with 

two floors, whereby the ground 

floor holds a reception and lobby, 

a bar and dining rooms. The old 

building was extended on both 

sides with a modern and time- 


lobby-Bar 


less new building of three levels; 

the harmonic overall impression is 

underlined by the inner courtyard- 

like garden facility - which resulted 

from the restructuring - with a qui- 

et pool, spacious breakfast terrace 

and a wonderful view of the sea. 

The side wings hold hotel rooms, 

a tasteful gourmet restaurant and 

a selected wine presentation. 

The interior architectonic design 

is characterized by a Mediterra- 

nean and at the sane time, elegant 

line, which meets the demands 

of the target group. Floors from 

local natural stones underline the 

overall impression. An excellent 

mix of dark and exotic materials 

like coco veneer and sisal, 

and bright forest woods like ol- 

vicolo Castelliere, 3 


Phone: +39 0472 200423 

e-mail: info@ra-be.com 

www.ra-be.com 


Restaurant 

instalomont maurer d.o.o. 

Bana Josipa Jelacica 1 

40000 Cakovec 

Croatia 

fax: 0038540395706 

tel: 0038540395077 

INSTALLATIONS 

HEATING 

VENTILATION 

SANITATION 

AIR CONDITIONING 


ive ash-tree in combination with 

stylish upholstered seats and for- 

mally reserved and consequently 

designed tailored furnishings, offer 

an overall impression, which 

combines elegance and lightness 

and leaves the demanding guest 

without any unfulfilled wishes. The 

light-flooded and spacious rooms 

on the ground floor provide an intimate 

atmosphere, thanks to clever 

zoning with light, textile partitions 

and canopies, which at the same 

time offer a splendid view of the

garden and the sea. Thanks to 

their clever division, the rooms in 

the Adriana Hotel leave the im- 

pression of small suites. Through 

the arrangement of beautiful look- 

ing, moveable partition elements, 

the room is divided into spacious 

dressing, living and sleeping ar- 

eas and also a bathroom, which 

is connected to the bedroom by 

a large glass wall. An elegant 

washstand made from glass with 

an elegant basin, the shower and 

the bath-tub in connection with 

the splendid view, offer a special 

bathing adventure. The materials 

in the remaining rooms are 

represented by light wood and 

abstractly patterned fabrics in 

warm tones, which provide the 

room with Mediterranean flair. 

The original panelling in the area 

of the spacious seating corner is 

provided with small light niches, 

which provide an idyllic atmosphere 

- in particular at night time. 

All rooms dispose of a fully glazed 

facade with a balcony to enjoy the 

Suite with separate living and bedroom 

Via Castelliere, 1 


Phone: +39 0472 977200 

e-mail: info@ralfdejaco.it 



Sleeping area

Bathroom 

splendid view of the sea and the 

park facility. 

In addition to the rooms on the 

ground floor, one of the two side 

wings is to be converted into a 

conference and seminar area in 

the near future. The historic build- 

ing section is to be brought up 

to the newest state through basic 

redevelopment and is to shine in a 

new gleam. Spaciously arranged 

suites in the attic may represent a 

luxurious expansion of the exist- 

ing room layout and lay the path 

to a 5* Adriana Hotel. A special 

core feature of the Adriana Se- 

lect Hotel is the inner courtyard- 

like quiet park. Despite the direct 

access to the beach, it offers a 

lot of peace and relaxation for its 

guests. A pool, which is provided 

with neck showers, completes this 

harmonic picture. The unique high 

Croatian pines protect the sun- 

bathers from unwanted looks and 


Obrt je u toku svoje dugogodišnje prakse izveo 

mnoge radove na izgradnji i rekonstrukciji stambenih, 

poslovnih i industrijskih objekata te objekata pod 

zaštitom spomenika kulture.Izvodimo rekonstrukcije 

hotela, uređenja okoliša te izgradnju zabavnih sadržaja. 

Jamčimo vrhunsku kvalitetu izvedenih radova i 

pouzdane rokove izgradnje. 

UPRAVA: Pirovec Gornji 30, 10000 Zagreb, Hrvatska 

TEL/FAX: +385 1 4637 055 

E-mail: g.o.ivancic@zg.htnet.hr 


- 

GRAÐEVINSKI OBRT 

vl. Ilija Ivančić 

"MRDEN" d.o.o. 

Poduzece ´ za proizvodnju, gradevinarstvo - 

unutarnju i vanjsku trgovinu d.o.o. 

10000 Zagreb, Brozova 30 

tel./fax. 36 68 197, 36 48 532 

Maticni broj: 3556042 

^ 

- izvodimo armiranobetonske i betonske radove 

- izrada fasada i štukaturni radovi 

- izrada cementnih estriha 

- završni radovi u graditeljstvu 

ELEKTROGRUPA

Spacious pool facility 

the busy beach life. The entire 

Borik hotel facility provides the 

right offer for all guests. Families, 

couples or singles of all ages and 

Fine - Dining - Restaurant 

in all price classes are part of the 

target group in the Hoteli Borik 

Resort. 

CoNSTRuCTIoN PARTNERS 

Further reference projects with our 

construction partners can be found at 

www.hotelbau.net 

Project: Falkensteiner Hotel 

Adriana Select 

4 Planning: Dr. Arch. Ralf Dejaco 

info@ralfdejaco.it 

4 Interieur Design: RA.BE 

www.ra-be.com 

4 Feasibility study, Master planning, 

overall project management with regard 

to general planning, execution planning, 

submission planning, local construction 

processing, invoicing, project development 

and management: 

Michaeler & Partner 


4 Fabrics: Home 

www.home-einrichten.at 

4 Planning and delivery of lighting appliances: 

lichtatelier walter & Georg 

info@elektrowg.com 

4 Heating, air conditioning, sanitary, ventilation: 

Instalomont Maurer 

instalomont-maurer@ck.tel.hr 

4 Electro installation: Mrdjen d.o.o. 

mrdjen@zg.htnet.hr 

4 Carpentry: wimmer Schreinerei 

www.schreinerei-wimmer.de 

4 Seating: Arredonet Srl 

www.atmosphera.biz 

4 Carpentry: 

Gebrüder wehle 


4 Delivery Safe/Minibar: Kreuzer GmbH 

www.kreuzer-gmbh.com 

4 Carpet floors: Tapimos Austria 

tapimos@happynet.at 

4 Kitchen, equipment: FHE Franke 

www.fhe.at 

4 Pipework: Handling do.o. 

handling@email.si 

4 Construction works pool Adriana: 

G.o. Ivancic 

g.o.ivancic@zg.htnet.hr 




Resort concept study and feasibility study 

for the „Novi - Thalasso & SPA Resort” 



Master planning for the 

„Novi - Thalasso & SPA Resort” 


„NOVI“ 

Thalasso & SPA Resort 

Kvarner Bay 

From a touristic point of view Novi Vinodolski is a destination 

suitable for a season comprehensive hotel product. 

For this reason, the “Novi Thalasso & SPA Resort” will be 

developed as an all-year holiday resort for sportily active 

and enjoyable recovery, based upon a Thalasso & SPA 

concept connected to the sea. The aim is to establish the 

resort in a medium to highly segmented market.

Novi Vinodolski is a picturesque 

town with an old tradition in the 

tourism sector southern Rijeka on 

the Kvarner Bay, which consists of 

an older, compacter district on the 

hill and a newer district at the coast. 

The latter disposes of a harbour, a 

beach promenade, hotels and numerous 

villas. Thanks to the mild 

climate and the good touristic offer, 

Novi Vinodolski received the official 

status of sea bath and health resort 

back in 1906. Characteristic for this 

town are the white facades and red 

chimneys of the houses, which rise 

from the heart of the old town at 

the sea shore to the church and the 

tower on the hill. 

Basic Idea 

The “Novi Thalasso & SPA Resort” 

shall become the market leader of 

all regional tourism products. 

The project shall be positioned as 

the role model for the development 

of a unique multi-purpose resort in 

the heart of Kvarner Bay. Each conceptual 

cornerstone has to assume 

regional leadership with regard to 

profile and contents. 

Furthermore, the choice of products 

offered will allow the creation of a 

unique combination providing the 

guests with unforgettable experiences 

during each stay. This will 

encourage them to return to the 

resort again as different motives of 

stay are covered. 

Each component has its own clear 

profile and positioning. Furthermore, 

the numerous possibilities of com- 

bining different product components 

allow for the offering of tailor-made 

tourism products to a demanding 

international clientele with different 

motives of stay. 

As the resort covers a large area, 

clear zoning is essential to make 

the resort pleasant to its guests. 

This does also include the necessity 

to keep the resort free from car 

traffic. This does not only provide 

calmness, but is also a useful tool 

in preventing accidents, which is a 

security feature that will be highly 

appreciated by parents with children 

or elderly people. Therefore, the 

main entrance that is the gateway 

to all the facilities of the resort has 

to be laid out as a welcome area. At 

this place the central reception for 

the apartment village will be located. 

Arriving guests can leave their car 

in a secure environment and will be 

assisted in getting to their point of 

interest. Those guests who prefer 

not to go by foot within the resort 


Existing main building

can rent a type of electro car upon 

request. 

All facilities with a high flux of nonresident 

guests (e.g. filling station, 

discotheque, Fast Food Restaurant) 

should be positioned along the road 

or close to the main entrance to 

minimize undesirable interference 

between resident and non-resident 

guests. 

The heart of the resort will be the 

new main building that will be centrally 

located directly on the sea 

front. It should be well understood 

that “main building” in this context 

does not mean the erection of a 

huge complex similar to a multistorey 

shopping-mall. In fact the 

structure of the main building should 

reflect the village style that has to 

be typical for the whole resort. 

Hotels 

The 4* Lifestyle Hotel with 220 spacious 

rooms and the 5 star All-Suite 

Hotel with 85 exclusive suites with 


Deluxe 

Villas 

NOVI 

THALASSO & SPA RESORT 

5* 

All- Suite- 

Hotel 

up to 120 m 2 as well as the Fine 

Dining Restaurant will be located 

at one of the most prominent sites 

within the whole resort. The basic 

idea is to position both hotels as 

the places to go within the Kvarner 

Bay for an upscale lifestyle orien- 

tated clientele that is looking for a 

The Novi Thalasso & SPA Resort will enjoy the following main USP 

(unique selling propositions): 

Unique multi-purpose resort facility of Croatia with a true „village“ character 

W 

Catering for upscale expectations 

W 

Unique and clearly positioned lodging facilities 

W 

Best Thalasso & SPA product in Region 

W 

Sports, leisure, culinary delights 

W 

Spacious green area 

W 

Traffic free zone 

W 

Breathtaking sea views and magnificent coastal strips 

W 

Immediate vicinity to Krk airport 

W 

Only 1,5 hours drive from Zagreb 

W 

More than 40 mill. inhabitants within 8 hours drive 

Thalasso & SPA 

4* 

Lifestyle Hotel 

Piazza: Gastronomy & Shops 

Sports & Entertainment 

Conventions & Meetings 

4* 

Apartment 

Village 

unique holiday experience may be it 

in peak season or for a short break 

during the off-season. Architecture 

and interior design must reflect this 

spirit in an unrivalled manner. The 

locations have to ensure, that the 

guest’s expectations in regard to 

quietness, privacy and exclusivity 

are fulfilled. 

Apartment Village 

In addition to the 276 existing apart- 

ments, 60 additional apartments (85 

m 2 net living space) shall be added 

to the Apartment Village. Both the 

existing units and the new ones are 

laid out according to international 

4 star standards providing at least 

three rooms, kitchen, bathroom and 

balcony or terrace with sea view. 

To create added-value new leisure 

facilities will be added in order to 

make the Apartment Village more 

attractive and to differentiate it from 

competitors. Furthermore guests 

can enjoy the full range of infra- 

structures and services offered in

Existing main building and new apartments 

the entire resort, thus making the 

holiday experience a unique one. 

The facilities to be added within the 

Apartment Village are as follows: 

•Outdoor 

family pool area in the 

garden area of the Apartment Vil- 

lage with several outdoor pools in- 

cluding baby pool, fun pool, water 

slides and water attractions 

•Ample 

lie-down spaces 

•Pool-side 

multi-purpose themed 

restaurant 

•Pool-side 

indoor and outdoor play 

areas for children 

•In 

the garden area of the Apartment 

Village children’s play ground, 

beach volley ball court and multipurpose 

sports field 

•Mini 

Market for daily consumer 

needs 

•Outdoor 

relaxation pool area for 

guests looking for tranquillity and 

ample lie down spaces 

Deluxe Villas 

At a later stage, an area with Deluxe 

Villas shall be developed within the 

resort. This will also provide a strong 

contribution to the role model idea 

of the entire resort in becoming the 

leading multi-purpose holiday resort 

in Kvarner Bay. 

Thalasso and SPA Centre 

The Thalasso and SPA Centre is 

designated to become one of the 

conceptual highlights of the entire 

resort. Thalasso treatments do bring 

about considerable health benefits 

and the respective facilities make 

the entire resort even more attractive 

during off-season. 

Located in the new main building, 

the floor levels need to be optimally 

arranged (certain treatment areas 

with sea view, with outside areas for 

open air treatments). Furthermore, 

fresh sea water can be continuously 

pumped into the treatment rooms. 

Laid out in a Mediterranean SPA style, 

a comprehensive choice of facilities will 

be available on the various floor levels 

and sections: 

• Thalasso treatment area 

• Massage area with physiotherapy 

• Sauna area with several sauna types 

•Cardio 

/ Fitness area 

• Beauty area with cosmetic cabins 

•Anti-Aging 

Centre and health/ 

medical care 

•Solarium 

•Pool 

area with diverse pools and 

spacious relaxation areas 

The comprehensive offer of the 

above Thalasso & SPA Centre applies 

to men and women of all age 

groups. Furthermore, it is of high 


interest throughout the whole year 

not only for individuals but also for 

groups (e.g. sports groups like ten- 

nis, football, swimming, basketball, 

volley ball, skiing, etc.). It can be 

expected that the Thalasso & SPA 

Centre will be a major tool in creat- 

ing demand for the resort especially 

in off-season periods during spring 

and autumn. 

Convention Centre 

At a later stage a Convention Centre 

shall be developed within the resort. 

Currently the gastronomy area of the 

4 star lifestyle hotel is designed in a 

special way, so that it can also be 

used for conventions. The future 

Convention Centre will be designated 

to become the place to go within 

the Kvarner Bay for conventions, 

meetings and incentives. Providing 

state-of-the art equipment and 

professional handling of any kind of 

event it will cater to the needs not 

only of business professionals but 

will also allow the creation of unique 

incentive experiences in combination 


with the wide range of infrastructures 

and services available in the resort. 

Piazza: Gastronomy and Shops 

Adjacent to the new main building 

a Piazza will be the meeting place 

within the resort. A variety of shops, 

restaurants and bars will allow the 

apartment and hotel guests to enjoy 

genuine hospitality and to conveniently 

cater for their daily needs. 

The facility comprises of the following: 

•Two 

themed restaurants with spacious 

terrace 

•Piazza 

pub with terrace as point of 

communication for sundowners and 

night-owls 

•Choice 

of shops, e. g. clothing, souvenirs, 

tobacco and newspapers, 

bicycle rental and excursions 

Other Facilities 

The following facilities are further 

planned: 

•tennis 

academy and golf driving 

range 

•night 

club and discotheque 

•water 

sports activities centre and 

go-kart park 

Apartment on two floors 

5 

8

13 

Children’s room Apartment 

4 

12 

1 

7 

2 

9 

Novi Resort 

1 Resort Reception 

2 Parking 

3 4* lifestyle Hotel 

4 5* All-Suite-Hotel 

3 

5 Deluxe villas 

6 4* Apartment village 

7 Piazza 

8 Fast Food 

9 Thalasso & Spa 

9 Convention Meeting 

6 

10 

11 


9 Theatre 

10 Relaxation Pool 

11 Family Pool 

12 Tennis Academy 

13 Discotheque 

6




for the project 

„The Punta Skala Resort“ 



Master planning concept and 

development for the project 

„The Punta Skala Resort“ 

Special Croatia | | 40 

„The Punta 

Skala Resort“ 

Along the Punta Skala RIVIERA - Dalmatia

The Punta Skala Resort in the North of Zadar City is located on a site of approx 

217 acres (88 ha). Currently, this ground is declared as a touristic area; further 

detailed development plan regulations are described below. On part of the site, 

on approx. 62 acres (25 ha,) a first-class holiday resort to be realised in several 

construction phases, will be developed during the 1st construction phase. The 

result of the development will be a first-class holiday resort with various hotels, a 

golf course, villas and apartments and all the necessary infrastructure like wellness, 

shopping centre, restaurants and cafés, night club and a small marina. 

Partial view of the existing facility 

Basic Idea 

The terrain will be developed via the 

current main road. A resort recep- 

tion will be placed directly at the en- 

trance area. To the left of the main 

access road, a „Village“ in Dalmatian 

style with diverse shops, shopping 

centre, service suppliers, cafés, 

restaurants, a night club and a 4* 

Family SPA Hotel are to be built. 

Along the main road in the direc- 

tion of the 4* Active and Wellness 

Hotel at the spit of land, villas and 

apartments will be built to the left of 

the sea in a prime location. To the 

right of the main access road, which 

will be implemented as a beautiful 

two-lane avenue with sidewalks, 

separated by green strips, a Senior’s 

Residence with the necessary 

infrastructure will be built. 

The existing apartment facility will 

be entirely redeveloped, in order 


to be commercialized as a 5 star 

Vacation Club facility. Each apart- 

ment facility will dispose of several 

communal pools. The concept of 

vacation hotel apartments further 

includes the use of the hotel infra- 

structure and its services. 

Below the Vacation Club, beside 

the apartments and the Senior‘s 

Residence, a central underground 

car park for approx. 1,000 cars is 

foreseen. At a later stage, a golf hotel 

and further golf villas are planned 

on the adjacent golf course area. A 

total of approximately 2,500 beds 

will be realised on the peninsula. 

The Punta Skala Resort 

is to establish itself as the leading 

Active & Wellness Resort in 

Dalmatia 

Each product component will 

assume regional leadership 

Deluxe 

Villas 


THE 

PUNTA SKALA RESORT 

4* 

Active & Well- 

ness Hotel 

The choice of product components 

will offer unique adventures 

to the guests 

“The Punta Skala Resort” will enjoy 

the following main USP (unique selling 

propositions): 

Product Components 

„The Punta Skala Resort‘s“ main 

product components are: 

•4* 

Active & Wellness Hotel with 

250 rooms and conference area, 

as well as Wellness & SPA Centre 

with main emphasis on Thalasso, 

inclusive of spacious indoor and 

outdoor areas. 

•4* 

Family SPA Hotel with 210 family-friendly 

rooms and appropriate 

infrastructure 

•Several 

apartment facilities with a 

total of 390 units 

•36 

high-quality villas with their own 

pool directly at the sea 

4* 

Family SPA Hotel 

Village: Gastronomy & Shops 

Sports & Golf 

Conventions 

Wellness & SPA 

4* 

Apartment 

Village 

•“Village” 

in Dalmatian style with diverse 

shops, gastronomy, leisure 

and service offers 

•Sports 

and leisure facilities 

•Attractive 

promenades with shops, 

bars and restaurants at the sea 

Hotels 

The Active & Wellness Hotel will 

achieve positioning and image building 

within its segment in Dalmatia. 

Thanks to its size, it will be capable 

of reaching international popularity 

and thereby contribute further 

to image building and significantly 

increase the popularity of the entire 

region. Besides hotel architecture 

and interior design , the positioning 

as an Active & Wellness Hotel also 

includes the Wellness Centre with 

2,400 m2 indoor area as an integral 

component. 

Basically, within the entire „The 

Punta Skala Resort“ we will find 

the following: 

•Activity 

and sports 

•Wellness, 

Thalasso and health 

•Gastronomy 

and shopping 

•Conventions 

and seminars where 

others spend their holidays 

The Family SPA Hotel also corresponds 

to an international 4* standard 

and is based upon the following 

offer components: 

•Children 

are the stars 

•Wellbeing 

for the entire family 

•Fun 

and action for the kids 

•Wellness 

for the parents 

•All-year 

resort for a demanding 

family holiday 

Besides hotel architecture and interior 

design, the positioning as a 

Family Hotel also includes the family-oriented 

Wellness Centre as an

integral component: with a 650 m2 indoor adventure world for kids and 

youths, as well as a varied outdoor 

play and fun area. For various age 

groups we provide BabyClub, Kids- 

Club, TeensClub and FamilyClub 

with care and entertainment. 

The 2,000 m2 large indoor Wellness 

& SPA area of this hotel will dispose 

of similar offer components as the 

Active & Wellness Hotel’s Wellness 

& SPA area. However, organization, 

structure, size and design of the single 

areas will be tuned especially to 

the needs of families. This applies 

to the pool area in particular. A children’s 

area with several pools, slides 

and water and game attractions will 

be built. The outdoor area too, will 

be arranged into a spacious children‘s 

area and a separate adult‘s 

area. Of course spacious lie-down 

and garden areas with playing pos- 

sibilities are also planned for here. 

The treatment area will dispose of 

its own “Junior SPA” for kids and 

youths, where treatments suitable 

for various ages will be offered. 

Apartment Facility 

Sunny and quiet high-quality apart- 

ments with private, relatively closed- 

off open spaces with a sea view and 

spacious terraces and roof terraces 

in a modernly interpreted Dalmatian 

stone house style are planned for 

the apartment facilities (4 different 

apartment types with 40 m 2 , 60 m 2 , 

80 m 2 and 120 m 2 net living space). 

Construction and furnishing qual- 

ity have to meet an international 

4* standard. Quantity and type of 

apartments shall deviate from an 

urban high-quality concept and 

bear in mind the structures deriving 

from the mix of utilization. The 

individual apartment types should 

„The Punta Skala Resort“ will enjoy the following main USP 

(unique selling propositions): 

Unique multi-purpose resort facility in Dalmatia with a true “village” character 

W 

Catering for upscale expectations 

W 

Unique and clearly positioned lodging facilities 

W 

Varied wellness options 

W 

Sports. Leisure, culinary delights 

W 

Spacious green areas 

W 

Own peninsula with oasis character 

W 

Own golf course 

W 

Breathtaking sea view and magnificent coastal strip 

W 

Vicinity to Zadar airport 

W 

Only 2.5 hours drive from Zagreb 

W 

More than 90 mill. inhabitants within 10 hours drive 

be conceived with a variable and 

extendable system if necessary. A 

spacious community pool for each 

40 apartments is to be planned for 

all apartment facilities. 

Deluxe Villas 

The high-quality, luxurious villas will 

be implemented on spacious plots 

directly at the sea in the “Villas I” 

and “Villas II” zones. 

The two types of villas with 200 

m 2 and 300 m 2 of living and floor 

space shall each dispose of a pri- 

vate pool and relatively closed-off 

open areas, sea view and spacious 

terraces / roof terraces. Upon re- 

quest and for a fee, the villa tenants 

can also make use of hotel services 

like housekeeping or room service. 

Such a resort with full and high- 

quality offers and services, offering 

a maximum of privacy and variation 

in offers in a first-class holiday des- 

tination, is unique in Dalmatia and 

underlines the high quality of the 

entire “The Punta Skala Resort” in 

an image-building way. 

Village 

In a central resort location, a Dal- 

matian style Village with Piazza 

character, which will become the 

meeting point of the Resort, will be 

realized. The Piazza will dispose of 

a spacious gastronomy area with 

terraces. Planned are a Dalmatian 

restaurant, a Salad-Noodles-Pizza 

restaurant and an ice-cream par- 

lour/cafeteria/bar/pub. Away from 

the Village, in the Villa area, a Fine- 

Dining Restaurant, and in the Marina 

area a high-quality fish restaurant 

and a cocktail bar/nightclub are 

planned. 

Furthermore, in addition to a Mini- 

Market with food and daily-needs 


products, various shops and tobac- 

conist and newsagent are planned. 

The service providers in the Village 

comprise a bank/exchange office, 

hairdresser, travel and excursions 

agent, rent a car and a games room. 

An Amphitheatre for events will be 

built at the sea in the Marina area. 

Sports Facilities 

The Nautic Sports & Activity Cen- 

tre holds a DiveBar with terrace 

and offices for the sailing, surfing 

and diving schools, a classroom, a 

first-aid station and sports equip- 

ment rental. With regard to sports 

facilities, the Resort will dispose of 

6 tennis courts (2 of which can be 

covered if needed), 2 multi-function 

pitches, 2 beach volleyball courts, 


one bike station and a Sports Bar 

with terrace. Furthermore, a Marina 

and an 18-hole championship golf 

course are planned. The golf course 

will be developed in parallel to the 

Resort and the opening is planned 

for the end of the 1st construction 

phase in spring 2007. 

Resort Commercialisation and 

Administration 

Although professional commercialisation 

of property in a vacation 

club system seems to be the most 

profitable from an economic point of 

view, due to the current market situation 

a mixture between property 

and vacation club system seems 

to make the most sense. This fact 

is also underlined by current and 

successful samples from international 

hotel groups. The intention 

is, that the planning and building of 

the infrastructure be implemented 

by a single corporation, which will 

also take over the following administration 

with invoicing for the 

individual proprietors. This administrative 

corporation can further offer 

and implement security, gardening, 

maintenance and so on as an additional 

service. 

A comprehensive service of this kind 

can guarantee the feeling of being 

on holidays for buyers of property 

from the very beginning, with the 

option of further services such as 

renting out the acquired grounds 

or buildings, car rental service, bus 

shuttle and similar. Since buyers

of holiday properties usually have 

little or no knowledge of the local 

construction sector, planning and 

implementation works can be of- 

fered by a local on-site partner. In 

addition to individual planning, vil- 

las are also offered ready to hand 

over. Due to the large number of 

sites, sample types can be offered 

in accordance with the planned ar- 

chitectural development. 

7 

Punta Skala 

1 Resort Administration 

2 Family-SPA-Hotel 

3 Sports Facilities 

4 village & Marina 

5 Golf course expansion 

10 

8 

6 

9 

6 Apartments vacation Club 

7 Active & wellness Hotel 

8 Apartment village 

9 Senior’s Residence 

10 Deluxe villas 

4 

3 

2 


5 

1



Resort concept study and 

feasibility study for the project 

„The Skiper Resort“ 



Master planning concept and 

area lay-out for the project 

„The Skiper Resort“ 

Existing “Residencja Skiper” 


„The Skiper Resort” 

Istria 

The completely newly built apartment and villas facility 

“Rezidencija Skiper” was opened in 2002 and is located 

in the holiday village Alberi in the outer north-west of the 

Istrian peninsula close to the Slovenian border. The region 

is renowned as being one of Istria’s most favourably 

located regions with many forests and scenic small parks. 

Umag, on of Istria’s most renowned tourism destinations 

is approx. 10 km from the resort.

The ground comprises of approx. 

116,000 m 2 , and is located directly 

at the sea on a coastal plateau and 

stretches out to the east and west. 

The sea-side main components of 

the facility are located to the north, 

the car parks and sports facilities to 

the south. 54,000 m 2 are currently 

developed with apartments and vil- 

las. In a second development phase 

a touristic expansion of approx. 

62,000 m 2 and a 27-hole champi- 

onship golf course on an area of 

approx. 217 acres (88 ha) are now 

planned. 

“Residencija Skiper” Existing 

Facilities 


The facility of the existing “Rezidencija 

Skiper” currently covers an area 

of approx. 54,000 m2 and comprises 

the following product components: 

•Apartments 

(Completed in 2002) 

Three U-shaped buildings hold 180 

Deluxe 

Villas 

units with living spaces of between 

35 m 2 and 88 m 2 . 

•Apartments 


Below the existing three apartment 

buildings, seven new buildings with 

a total of 61 units and living spaces 

of between 83 m 2 and 129 m 2 were 

built. 

•Villas 


In an specially favourable location 

within the facility, at the plateau falling 

steeply to the sea, six individually 

placed and very spacious twofloor 

villas with approx. 140 m2 of 

net living space and own swimming 

pool are located. The combination 

of size and furnishing quality and 

direct sea view provide the villas 

with a USP (Unique Selling Proposition), 

unique to Istria. 

•Car 

park, leisure and sports facilities, 

gastronomy, other facilities 

The “Rezidencija Skiper” further offers: 

•Guarded 

car park 

•sports 

facilities (four tennis courts, 

THE SKIPER 

RESORT 

4* 

First Class Hotel 

Piazza: Gastronomy & Shops 

Golf & Sport 

Convention & Meetings 



4* 

Apartment Village 

multi-purpose small pitch, beach 

volleyball court) 

•Children’s 

playground 

•Freshwater 

pool with pool bar 

•Mini 

Market 

•A bathing platform of 3,600 m2 at 

sea level 

•Skiper 

Restaurant with approx. 

40 indoor seats and a small icecream 

parlour with 20 seats, which 

offers a terrace and an attractive 

and wide view of the sea up to 

Slovenia and Trieste. 

Directly to the west of the existing 

facility, the extension area (approx. 

62,000 m2 ) for future product components 

like hotel, villas, convention 

centre, wellness centre and Marina, 

is located. 

Future Development of 

“The Skiper Resort” 

Basic Idea 

“The Skiper Resort” is to become 

Istria’s first “real” international First-

Class Resort. Since it will be newly 

built, it can interpret modern busi- 

ness needs in a conceptual and 

architectonic timely manner. Oth- 

er resorts or hotels, arising from 

modernized and rebuilt facilities, 

could not always be implemented 

optimally and be architectonically 

convincing, due to given construction 

related structures. Therefore, 

“The Skiper Resort” assumes a 

leading role within the region and 

leads Istria into a new phase in the 

development of touristic products: 

away from transformation, towards 

innovation. 


The Skiper Resort 

will become the “really” international 

First-Class-Resort in 

Istria and offers the best mix 

between: 

Hotel 

Apartements and Villas 

Wellness and Sports 

Golf and Marina 

Seminar and Convention 

Culinary Delights and Shopping 

Each product component will 

assume regional leadership 

The choice of product components 

offers a unique opportunity 

to the guests. 

The unique positioning and distinctiveness 

of the “Skiper Resort” is based 

upon the fact, that it is the destination 

in Istria, which can be reached relatively 

easy by important source markets and 

which offers a “true” all-round offer, 

which sets the benchmark in Istria. 

After completion of the entire resort, the 

first really new and innovative resort, 

which comprises of a homogenous (interior) 

architectonic modern and appealing 

complete offer, and which makes a 

stay attractive during all seasons and 

makes people want to return again, will 

have been realised in Istria. 

Skiper Resort Hotel - Activity, Wellness 

& Golf 

The focal point of the expansion is the 

international 4* First-Class Activity, Well-

ness & Entertainment Hotel with 150 

rooms and suites, which will offer a 

unique view of Trieste Bay. The adjacent 

generous Wellness Centre with outdoor 

and indoor areas provides direct access 

to the hotel and is at the disposal of all 

“Skiper Resort” guests. The hotel will be 

conceived in a way in which all rooms 

offer direct or side views of the sea, and 

it will also hold a restaurant and bar for 

hotel guests. 

Wellness & SPA Centre 

Amongst others, the following facilities 

are planned for the indoor Wellness & 

SPA area on a net area of approx. 2,600 

m2 : 

• Wellness reception, lounge with vital 

bar 

• Day cloakroom with shower and WC 

Restaurant Skiper 

• Indoor pools with lie-down spaces directly 

connected to the outdoor pools 

• Sauna area with various sauna types 

and steam baths 

• Treatments (beauty, massage, baths, 

shop) 

• Fitness area with main focus on cardio 

and stamina training; in addition sepa- 

rate gymnastic room 

• Medical Centre (personal coaching, 

check, prevention, cosmetic surgery) 

A sauna area with outdoor sauna, 


living area villas 

cold dip basin, hot Jacuzzi and lie- 

down area are planned for the outdoor 

Wellness & SPA area. Furthermore, 

several outdoor pools for adults and 

children as well as lie-down spaces are 

planned. A pool bar with 30 seats is 

also planned. 

Convention Centre 

Another important component for suc- 

cessful positioning is represented by 

the convention centre. It will be con- 

ceived in such a way so as to provide 

the most modern and best equipped 

facility of its type in Istria for events of 

up to 250 people. In addition to the 

Croatian domestic market, Italy will be 

a main source market for conventions, 

seminars and incentives. 

Being an individual building, but pos- 


sibly directly connected to the hotel, it 

will dispose of a large dividable room, 

additional smaller seminar rooms, foyer 

areas and the necessary side rooms. 

Deluxe Villas 

In line with the existing villas, plots of 

approx. 500 m2 each shall be developed 

with 36 similarly luxurious villas 

with approx. 200 m2 of floor space 

each and their own private pool, as well 

as relatively closed-off open spaces, 

sea view and spacious terraces. 

Such a resort with s complete and 

high-quality offer, offering a maximum 

of privacy and variation of offers in a 

first-class holiday destination, is unique 

in Istria and underlines the high quality 

of the entire “The Skiper Resort” in an 

image-building way. 

The villas will be sold and will used by 

the new owners for private purposes. 

Upon request and for a fee, the villa tenants 

can also make use of hotel services 

like housekeeping or room service. 

The owners will contribute to the costs 

of Facility Management (safety service, 

care of outdoor facilities, maintenance, 

supply and disposal, invoicing) in terms 

of allocated charges. 

Piazza 

In a further construction phase, a Mediterranean 

Piazza is to be developed 

in the “Skiper Resort”. It shall provide 

the entire Resort with a central meeting 

point, and will be regarded as the 

natural centre. 

The Piazza will dispose of a spacious 

gastronomy area. Planned are

a Salad-Pizza-Noodles Restaurant, 

an ice-cream parlour/cafeteria with 

cocktail bar/pub and a discotheque/ 

nightclub. Further planned are vari- 

ous shops and boutiques, souvenir 

shops, arts and crafts shop (paint- 

ings, pots, sculptures, ceramics) and 

a Mini Market with food, tobacco and 

newspapers. 

The service offers on the Piazza com- 

prise rent a car, bicycle rental, cash 

dispenser / exchange office, hairdress- 

er, excursions agent. Further planned 

are a KidsClub and a playroom. 

Other Facilities 

“The Skiper Resort” will further dispose 

of facilities like car park, leisure and 

sports facilities and gastronomy out- 

lets. The existing “Restaurant Skiper” 

will remain one of the gastronomic 

highlights with Fine-Dining concept 

into future. 

In a second construction phase, the 

natural bay will be converted into the 

Marina, which will dispose of boat 

berths and the necessary infrastruc- 

ture and service facilities. Above the 

Marina, a Seafood Restaurant with a 

view over the sea and of the cliffs will 

provide the gastronomic highlight. 

Golf Course 

To the south of the existing tennis 

courts and therefore only 100 metres 

from the main entrance to the “Skiper 

Resort”, an area of approx. 217 acres 

(88 ha) will be converted into a 27-hole 

championship golf course, which will 

be the first of its type in Istria. The 

facility, whose natural composition 

allows for differences in altitude of almost 

50 m, will dispose of attractive 

fairways, a club house, driving range 

and a putting green. 

www.skiper.net 





for the „The Draghonera Resort” 




Area lay-out for the 

„The Draghonera Resort” 

„The Draghonera 

Resort“ 

Brioni Riviera - Istria 

The project location is positioned on the West coast of 

the Istria peninsula opposite Brioni Island (national park 

and Tito’s ancient summer residence). Pula, Istrias capital, 

is 10 km from the Resort. 

The project location is part of the community of Vodnjan. 

The area to be developed comprises of 92 acres (37.4 

ha). The zoning plan bears in mind the realisation of variedly 

structured touristic urbanisation, which is compatible 

with the landscape and shall be established at the higher 

quality end. For this reason, an architectural competition 

with 8 participants will take place in spring 2005. A total 

of approximately 3,000 beds will be realised on the peninsula.

Basic Idea 

Taking possible construction phases 

into consideration, the facility was 

divided into individual units/zones, 

whereby the single units vary with 

regard to development type and 

density. With regard to infrastructure, 

connection to the existing water 

supply, the electrical system and 

the telephone system, as well as to 

the wastewater treatment plant is 

planned. Furthermore, the zoning 

plan includes an internal transport 

and development concept. 

The entire architectural concept and 

the design implementation have to be 

based upon traditional elements and 

in typical architecture for Istria’s landscape. 

With regard to scale, shape 

and size of buildings and the choice 

of materials, it is to provide the entire 

resort with a unique character, which 

still remains, however, typical for this 

landscape. 

The fenced-in terrain will be developed 

via the current main road, 

which will be implemented as a beautiful 

two-lane avenue with sidewalks, 

separated by green strips, which will 

run along the sea in a northerly and 

southerly direction. 


An important factor for the entire resort’s 

image and brand building will 

be the international brand name for 

the 5-star plus hotel, whose quality 

and standards will be applicable to 

the entire Draghonera Resort. 

Hotels 

In terms of quality, the Resort Hotel 

has to meet an international 5-starplus 

standard. With regard to design, 

elements typical for the region 

shall be emphasised on one hand 

and distinctiveness shall be strived 

for on the other. The hotel shall become 

a business example in Croatia 

and achieve positioning and image 

building as one of the leading resort 

hotels in the country. 

The most important offer components 

of the hotel include: 

•140 

double rooms with a net area 

of 40 m2 •72 

suites with a net area of up to 

200 m2 •Typical 

example entrance with reception 

and lobby with sea view 

•Fine 

dining restaurant with two additional 

private dining rooms 

•Extra 

breakfast and conference 

restaurant 

•Luxurious 

indoor Wellness & SPA 

area on 3,200 m2 , inclusive of 2 

luxury SPA suites and medical centre 

with cosmetic surgery 

•Own 

Beach Club 

Deluxe 

Villas 

THE 

DRAGHONERA RESORT 

5*+ 

Resort - Hotel 

Sports & Leisure 


4* Family 

SPA - Hotel 

Village: Gastronomy & Shops 

Convention & Entertainment 

•Conference 

Centre for up to 1,000 

people 

The most important offer components 

of the 4* Family Hotel include: 

•120 

Standard Family Rooms with 

a net area of 40 m2 •30 

Deluxe Family Suites with a net 

area of 55 m2 •Large 

children’s playing area on 

several floors, inclusive of climbing 

wall 

•Wellness 

& SPA area, inclusive 

“Junior SPA” on 1,750 m indoor, 

with infrastructure for families 

Town Houses & Rural Houses 

Expected from the architects is the 

planning of sunny, quiet high-quality 

apartments with private, relatively 

closed-off open spaces with a sea 

view and spacious terraces and roof 

terraces in a modernly interpreted 

Istrian stone house style, whilst bear- 


4*/5* 

Apartment 

Village

ing in mind the rest of the structures 

yet to be built. Quantity and type of 

apartments are to deviate from an 

urban high-quality concept. 

The “Town Houses & Rural Houses” 

(total of 478 units) have to meet an 

international 4* or 5* standard and 

be implemented with a net area of 

up to 150 m 2 . Furthermore, several 

outdoor pool facilities with infrastruc- 

ture are part of the concept. 

Villas South & North 

The villas (total of 67 units) are lo- 

cated at the most northern and 

most southern ends of the resort 

and have to meet an international 

5* standard. Furthermore, they shall 

be implemented with the following 

typology: 

•150 – 350 m2 of floor space 

•Spacious 

living and dining area 


5 

•Separate 

kitchen 

•2 

– 4 bedrooms with a bathroom 

each 

•In 

some, separate guest area 

with own entrance, bathroom and 

kitchen 

•Terrace 

and own outdoor pool 

•2 

car parking spaces for each 

unit 

Village 

The Village shall be convincing by 

way of density and a mix of functions. 

The area is to enrich the entire 

resort and be rounded off in the offer. 

The Village is to become the centre 

of the entire resort. A total of 15,000 

m2 of floor space can be built upon. 

The Village is attached to the Marina 

and therefore offers access to, 

and a view of the sea, as well as a 

land-sided area. The mix of utilisation 

plans for the following elements: 

1 

•Gastronomy: 

Restaurants, bars, 

pubs, café, ice-cream parlour, tavern 

and beach bar at the southern 

transition to the beach (total of 12 

units) 

•Amphitheatre 

for events 

•Shopping 

centre with supermarket 

and three factory outlet stores 

•Shopping: 

Daily needs and luxury 

needs, clothing, souvenirs, bakery, 

magazines, cigarettes 

•Services: 

Bank, doctor, travel 

agency, self-service laundry, rent 

a car, hairdresser, property dealing 

office, etc. 

•Church 

with bell tower as the resort’s 

symbol and outlook post 

Marina 

The harbour, surrounded by a pedestrian 

promenade, shall provide the 

anchorage for resort guests’ boats 

or inhabitants only. The planned 

2 

8

7 

3 

The Draghonera Resort 

1 5* Resort Hotel 

2 4* Family SPA Hotel 

3 4* Town Houses 

4 5* Rural Houses 

harbour capacity shall not exceed 

50 – 60 boats with a length of 4 

to 10 m, and two docks for tourist 

boats (arriving from Fazna, Pula 

and Brioni). 

Water Sports & Activity Centre 

Infrastructures and services for water 

sports activities like sailing, surfing 

and diving and the respective rental 

services and Dive Bar are established 

at the southern end of the resort. 

Sports Facilities 

Inland, along the main access road, 

diverse sports facilities will be established. 

This includes approx. 12 tennis 

courts, 2 soccer pitches, 2 multifunction 

pitches, 2 beach volleyball 

courts, archery, bicycle rental, skate 

track/halfpipe, golf driving range with 

putting green and 3-hole exercise 

facility and a Sports Bar. 

5 villas North 

6 villas South 

7 village 

8 Marina 

9 Aquatic Sports & Nautic Centre 

4 

9 

6 




Feasibility study for the project 

„Hotel Park Punat“ 



Master planning for the project 

„Hotel Park Punat“ 


**** Hotel Park Punat 

Krk Island 

Project Description 

The existing Punat Park Hotel is cur- 

rently being operated as a 3* hotel 

and has been integrated into the 

adjacent annex in 2002. The hotel 

currently has 87 rooms and the annex 

has 183 rooms. 

The intention now is to extend the 

3* hotel by way of comprehensive 

investment and convert it into an international 

4* standard. The planning 

intends to connect the two existing 

buildings, the hotel and the annex, 

with a multi-storeyed building section 

and further extend the room 

tracts in a later construction phase. 

Furthermore, an additional floor is to 

be added to the existing hotel and 

the remaining rooms, which have not 

been modified, are to be brought up 

to 4* standard. 

After completion of this measure, the 

entire project will have a total of 325 

rooms. Within the framework of the 

rebuilding in 2006, the hotel development 

and the internal functions will 

also be changed completely. The development 

will take place across the 

northern section between the two 

existing buildings, where the hotel

entrance will be. Across an attractive 

lobby with reception, offices, lobby 

bar with panoramic café terrace, 

from where the guests will be spread 

out into the individual areas, rooms 

or suites with a wonderful sea view 

will be arranged across this planned 

development area. The basement 

floor with a newly conceived restau- 

rant, which also includes spacious 

terraces and free areas, can also be 

reached from the lobby area. 

A generous central buffet, and a 

new highly modern large kitchen with 

delivery below ground are planned. 

On the same level, a spacious and 

attractive wellness area with indoor 

and outdoor pool which is connect- 

able in summer time is also planned. 

From there, the sauna facility, beauty 

department and numerous treatment 

rooms as well as a cardio fitness 

room will be developed through a 

wellness reception. 

An attractive park will limit the pool 

areas with baby’s pool, children’s 

playground, barbeque area, lawn 

and terrace area, from the beach 

promenade. 

In a further construction phase, the 

construction of two adjacent build- 

ings with attractive rooms facing the 

park or the sea is planned. Further- 

more, at a later stage, a spacious 

convention and seminar area is 

planned in the access area. 

In regard to parking spaces, a new 

underground car park is planned for 

the first construction phase in the 

new access area. Another under- 

ground car park with direct access to 

the main building is planned for the 

second construction phase. Small 

shops along the beach promenade 

and a public café – restaurant, round 

off this attractive hotel project. 

Basic Data after Completion: 

Number of rooms 

m 2 gross floor area 

m 3 enclosed space 


325 

approx. 30.000 

approx. 100.000 

m 2 water area indoor/outdoor pool 

m 2 site 

approx. 500 

approx. 45.000 

Underground parking spaces 

147 

Parking spaces above ground 

38 

Bus parking spaces above ground 

3



Feasibility study for the project 

„Camping Pila“ 



Master planning for the project 

„Camping Pila“ 


Camping Pila 

Krk Island 

Croatia is a country, which has developed a strong camping 

product. The camp site is a popular touristic product 

and is suitable for all target groups, mainly because of the 

preserved nature, the clean sea, the pleasant climate and 

the excellent localities. Through comprehensive investments, 

the Pila Camping on Krk Island is set to reach an 

international 4* standard by 2007. 

5 

4 

6 

3 

Modern camping nowadays is not 

only related to nature, but modern 

campers also consider quality and 

comfort to be more and more important. 

Not only the trend towards private 

bathing spaces is a development 

of the future camp site but also the 

frame programme such as animation 

and excursions are a clear development 

of modern campers. 

7 

8 


1 Reception 

2 Grill, Pizzeria 

3 Beach Bar, Restaurant 

4 Pools 

5 Theater 

6 wellness 

7 Mini Market 

8 Bungalows 

Younger, more attractive pensioners 

have become regulars at camp sites 

and the camper’s spending power is 

increasing continuously. Another important 

factor in the layout of camping 

sites is the increasing trend towards 

health. People are staying active for 

a longer period of time. The interest 

in recreation and sports is increasing 

continuously and recreation repre- 

1 

2

sents one of the major demands of a 

holiday. Values like enjoyment, health 

and harmony are central factors in 

deciding the holiday destination. 

This is the reason why the layout of 

a camping site, the recognition of its 

character and the insertion into na- 

ture are also very important. The most 

important components with regard to 

the planning of a camp site are the 

significance of its character, the per- 

sonalising of the camp site, wellness 

as a form of specific recreation and 

the aim of convincing pensioners of 

a camp site holiday during the low 

seasons. 

Existing Facility 

The Pila Camping was opened on 

Krk Island in the seventies. Alongside 

many small family camp sites, it is one 

of the four major textile camp sites. 

Pila is located in the village centre and 

a comparative advantage is provided 

by scale and location. 

Currently, the camp site is classified 

as 3* standard and has a capacity of 

1,500 visitors on an area of 86,000 

m 2 . Due to various service offers for 

food & beverage and for leisure ac- 

tivities, Pila is already a popular des- 

tination for campers. The camp site 

holds a total of 230 plots, which are 

however, not very clearly divided. 

Future Project 

Investment and changes are neces- 

sary, in order to change the existing 

structure into a 4* category with the 

same capacity. The corresponding 

project intends renewals in all areas. 

A clear division of plots is crucial and 

the individual units shall be fenced-in 

with green areas and stone and conc- 

rete walls. Furthermore, the construc- 

tion of 50 bungalows in coastal ar- 

chitecture in a system of small villas, 

with two separate bedrooms, living 

room and own terrace, is planned. 

Every bungalow is to be located on 

the ground floor and dispose of a pri- 

vate car park or a separate car park 

in close vicinity. 

A new entrance and reception area 

with internet room, library, dining and 

housekeeping room complete the offer 

and the attraction for guests. With 

regard to the conception of sanitary 

facilities, special attention is given 

to size, design and architecture. In 

addition to the planned solar system 

for warm water treatment, ecologic 

use of rain water is also considered. 

Concerning water areas, an outdoor 

pool with separate children’s pool and 

some attractions are planned. At the 

same time, a children’s playground 

will be developed. The so-called horticultural 

garden architecture finally intends 

the realisation of several islands 

and green areas as single plots. 



“The gods wanted to 

crown their creation and on the 

last day they turned tears, stars 

and the sea breeze into the 

isles of Kornati” 

George Bernard Shaw

Future Market Croatia 

Croatia is special, not only because of its clean blue sea, but also thanks 

to the various cultures, which have alternated throughout this country over 

the course of thousands of years. Nowhere else in the Mediterranean are 

there so many islands, so many bays, nor sun-flooded rocky riffs like in 

Croatia. Four National parks and five Nature parks underline the beauty of 

the Adriatic coast. Natural wonders and cultural treasures are numerous 

and provide this holiday region with its unique flair. 

Those, who visit Croatia for the first 

time, will be surprised by the variety 

of the country and by the beauty and 

the hospitality offered. Completely dif- 

ferent types of landscape meet up in 

Croatia. What is very distant in other 

countries is very close in Croatia: sea, 

karst, foresty mountains and fertile 

plains. Even though the Adriatic is 

the tourists’ main target, the inland 

region is also extremely scenic. Croatia 

is one of Europe’s smallest countries, 

nevertheless, it offers a lot variety on 

limited terrain, that other countries can 

only dream of. And all this is only a 

few hours drive from the centre of Europe. 

The sea on the Croatian coast is 

one of the clearest in the world. The 

countries’ beauty is not only natural, 

but they also do everything possible 

to keep it this way. Croatia is an 

extremely interesting and qualitative 

touristic destination. 

The Country 

Croatia’s coast measures approx. 

528 km as the crow flies. However, 

the actual length of the coastal strip 

with all its incisions amounts to approx. 

1,800 km. 4,000 km of coastline 

from the more than 1,200 islands can 

be added to this. 

Croatia’s population amounts to 90 

percent Croatians and 10 percent 

Serbs, Italians, Hungarians, Albanians 

and Slovenians. With the new constitutional 

amendment in 2002, the 

minority’s rights were strengthened. 

Despite the improved economic situation, 

Croatia remains an emigrant 

country. 

The Croatian Boom 

Croatia is one of the strongest growing 

countries in Europe. In 2003, the 

increase in GDP reached a considerable 

five percent, a further increase 

of four percent is expected for 2004. 

The positive economic development 

of the last few years continues and 

Croatia is on its way to private industry. 

In general however, privatization is 

taking place too slowly. The country 

has to fight various problems resulting 

from its socialist past. One of these 

problems is the missing transparency 

in contract awarding and in the distribution 

of funds. Another problem is 

the continuously increasing balance 

of trade deficit. As a result of the war, 

Croatia has to import more goods for 

reconstruction than it can export, since 

domestic companies can not keep up 

with production. There is an economic 

differential within Croatia. While the 

region of Istria and the area around 

the capital Zagreb in North Croatia are 

better-off economically due to industrial 

accumulation and raw product deposits, 

other areas are still experiencing 

an economic slow down. Foreign 

investors increasingly develop interest 

in this efflorescent country. About ten 

billion dollars of foreign capital have 

been invested since 1993. Behind 

Hungary and the Czech Republic, 

Croatia is in third place with regard to 

the transition countries. With around 

25% of invested capital since 1993, 

Austria was able to position itself as a 

large investor ahead of Germany and 

the USA. Hereby, the building and 

construction industry, financial services 

and tourism provide the main 


markets. Austria’s foreign trade even 

goes so far as to mention Croatia as 

an “expanded domestic market”. 

For Croatia itself, tourism provides the 

number one economic sector. About 

21% of GDP is gained from this in- 

dustry. 13.8 percent of all employees 

in Croatia are employed in the tour- 

ism industry and touristic investment 

amounts to 670 mill. US$, or 10.6 per- 

cent of total investment in the Croatian 

economy. For the next ten years, the 

World Travel and Tourism Council 

expects a yearly increase in employ- 

ment of 3.3 percent and a yearly in- 


Skiper Resort 

Draghonera Resort 

Hotel Park Punat 


Novi Thalasso & SPA Resort 

Punta Skala Resort 

Hoteli Borik 

crease in investments of 5.5 percent. 

Croatia was elected a top destination 

by Conde Nast Traveller. According 

to the results of the survey, Croatia 

reaches an excellent seventh place 

in the ranking of Europe’s top touristic 

destinations. Just like Italy, this country 

profits from the trend towards holidays 

by car or train and is developing itself 

into a trend destination thanks to its 

easy accessibility. Furthermore, com- 

pared with its neighbouring countries, 

Croatia is more reasonable and there- 

fore gains special popularity with fami- 

lies. Almost two million Germans visit 

ProWellness srl•Riva di Sotto 33•I-39050 S. Paolo (BZ) 

Phone 0471 637 512•Fax 0471 637 649•info@prowellness.it•www.prowellness.it 

the country every year and are there- 

fore the number one Croatian holiday 

makers. 7.2 million foreign guests 

visited Croatia in 2004. As a result, 

the touristic year of 2004 is valued as 

being the most successful for Croatia. 

This means 6 percent more visitors 

than on the previous year. Croatia is a 

destination for summer and sun tour- 

ism, whereby tourism concentrates on 

the period from April to September. 

Croatian tourism mainly occurs at 

the coastal destinations and in areas 

close to the coast. Unlike other Medi- 

terranean destinations, Croatia has 

no sand beaches. However, it offers 

a varied coast and one of the most 

attractive island worlds in the entire 

Mediterranean. 

Pool technology at the highest 

level for crystal-clear, hygienically 

faultless bathing water 

Sauna, Swimming Pool and much more

Falkensteiner Club Funimation Dalmatien.Zadar 

alfwimmer@t-online.de - www.schreinerei-wimmer.de 

wimmercarpenter 

Phone: +49 (0)8631 13020 63 – | Fax: Special +49 Croatia (0)8631 161965 

design is a must 

- exclusive furniture for hotels, guesthouses, shops, banks, 

practices and private households – object construction 

- waste wood furniture – special wood surfaces 

- floorboards – special parquet flooring 

- hand crafted single items – furniture restoration 

- designer furniture – doors – stairways

Mic h a e l e r & Pa r t n e r 

Michaeler & Partner – 

Projects & People in Tourism 

Due to the company’s international success and increasing demand, Michaeler & Partner 

are taking up two new business fields under their holding brand “Project & People in 

Tourism”, which has been carried out by their partner company Hotelplan & Partner up 

to date. As of February 1st, the core activities will be divided into the present „Consulting 

& Project Management“ and the two new business fields „Planning & Engineering“ 

and „Real Estate & Development“. The company‘s biggest competency lies in the area of 

planning and project management for touristic objects. In the process of this management 

process, an investment volume of 75 to 100 million Euros is looked after each year. 

The company, founded by Otmar 

Michaeler in 1995, has in a reference 

list in the meantime of more than 

300 clients - reaching far beyond 

the borders. The years of experience 

in the single core areas, the competent 

employees and the integral 

and flexible company philosophy and 

management are the source of the 

company’s success. Currently approx. 

40 people are employed with 

Michaeler & Partner at the various 

branches in Varna/Bressanone (I), 

Vienna (A), Villach (A), Zadar (HR), 

Zagreb (HR) and Prague (CZ).The 

company‘s activities embrace the 

entire Alpe-Adria region with a main 

emphasis on the Italian, Austrian, 

Croatian and Czech markets. 

Consulting & Project Management 

The company‘s biggest competency 

lies in the business field of Tourism 

Project Development & Project 

Management. Within the framework 

of new constructions, expansions 

or the restructuring of a business, 

professional tourism project 


Project Development 

& Project Management 

Feasibility Studies 

& Project Analysis 

development is fundamental for 

investors. Tourism Project Manage- 

ment covers the whole spectrum 

from coordinational and organisa- 

tional structure, to cost and sched- 

ule management, to correspondence 

with all partners involved in the build- 

ing process. 

Hotel & Tourism 

Consulting 

Wellness 

& SPA Consulting 

Another focal point is the draw- 

ing up of feasibility studies and 

project analyses. Due to the bank’s 

new financing criteria all investments 

have to be fundamentally analysed, 

Master Planning 

& Resort Development 

General Planning 

Construction Processing 

Real Estate Development 

Real Estate Commercialization 

Touristic Property Development 

which makes this business field more 

and more important. Realistic facts 

and figures make the feasibility and 

limitations of a planned construction 

project clear to banks and investors, 

and also analyze possible 

scenarios. 

In the area of Hotel & Tourism 

Consulting, Michaeler & Partner 

have extensive experience in the 

obtaining of funds and in the acquisition 

of investors and operators 

for large touristic projects. Another 

important area is efficient financial

controlling. By drawing up an an- 

nual budget and by acquiring a con- 

trolling system, the individual cost 

areas are continuously monitored 

and fast reaction is made possible, 

since it is the final results only, which 

make further investments possible. 

A competent team ensures optimal 

positioning of a product on the mar- 

ket, and in addition delivers strategic 

marketing concepts. 

Another interesting activity is the 

management of touristic infrastruc- 

tures or co operations in the hotel 

and tourism sector. Within this area 

we are talking about the drawing 

up of budgets with cost controlling, 

liquidity planning, controlling and im- 

plementation of all marketing and 

administrative tasks, the search for 

employees and detailed reports to 

the contract awarder. 

Michaeler & Partner are already experienced 

in destination management, 

in particular with regard to the 

compilation of future developmental 

The management of Michaeler & Partner 

Dr. otmar Michaeler 

strategies together with tourism associations 

or communities, which 

then determine further procedures 

for a destination. 

The area of Wellness & SPA Consulting 

covers all services, in order 

to offer wellness at the highest 

level. 

Planning & Engineering 

Due to their functional and architectural 

demands, touristic facilities, in 

particular, vary with regard to constructional, 

technical, economical 

and design requirements, and various 

experts are necessary in order 

to achieve an optimal result. This 

begins with the master planning of 

a touristic object, whereby the basic 

idea of an investment is presented in 

an outlined form with consideration 

to the future construction phase, and 

initial structural engineering values 

are compiled. Due to their international 

experience Michaeler & Partner 

assume complete responsibility for 

Dr. Ivo Pezzei Dipl. Ing. Thomas oberhofer 

Dr. Thomas Schartel Andreas Knapp Ing. Herbert Kusternigg 

Herwig oberrauner 

integral touristic hotel and resort 

development in an international 

network at the highest level. The 

service spectrum of general planning 

includes urban development, 

draft planning and conception, approval 

planning, implementation and 

detail planning, house engineering 

planning, detailed tenderings and 

performance awarding, and dealing 

with official approval procedures. In 

cooperation with international designers, 

Michaeler & Partner are 

responsible for a functional and architecturally 

innovative product. 

Continuous quality controls in the 

area of construction processing 

carried out by local builders, the 

management, the senior management 

and the project management 

and the final invoicing process protect 

against building mistakes and 

processing errors. Meetings, which 

take place on a regular basis in order 

to discuss the project, and precisely 

scheduled building plans, further reduce 

the risk of overrunning both 

time schedules and building costs. 

Real Estate & Development 

In future, another focal point will be 

Real Estate & Development. The 

business area ranges from the acquisition 

of grounds, to the distribution 

of holiday properties, to touristic 

property development activities. In 

addition to professional competence 

in all areas of holiday properties, the 

company also ensures a high level 

of safety and trust for their clients. 

Excellent contacts and the global 

touristic knowledge allow for optimal 

care from the word go right 

through to the realisation of a business, 

which is advantageous to all 

parties involved. 


Mic h a e l e r & Pa r t n e r 

Michaeler & Partner CEE 

A Consulting Company in Expansion 

The growth of the leading touristic 

consulting company continues to 

gain momentum. Michaeler & Partner 

is expanding in Vienna (A) and in 

Zagreb (HR). 

Through this strategic new orientation 

and through taking on the two 

new business field “Planning & Engineering” 

and “Real Estate & Development”, 

Michaeler & Partner now cover 

the entire Alpe-Adria region in terms 

of touristic consulting. This was also 

the reason for the establishment of 

“Michaeler & Partner CEE“ (Central 

European East), which will start its operations 

at the beginning in February 

with an office in Vienna and a further 

office in Zagreb. The central and east 

European region will, in particular, be 

covered by Michaeler & Partner CEE. 

To manage this company we were 

able to engage Dr. Thomas Schartel. 

Who has had many years of experience 

in tourism and recently worked in 

the area of financing and management 

as head of the board of the S-Tourism 

Fund, where he assisted numerous 


Villach 

national and international hotels on 

their way to success. 

The entire spectrum of touristic services 

will be offered at the same high 

standard through the existing knowhow 

stemming from the headquarters 

in Varna. 

Touristic project development and 

implementation represents a core 

competency, whereby the experience 

gained in successfully implemented 

large projects on the domestic and foreign 

markets will be brought in. From 

conception through to implementation 

and acceptance, end-to-end project 

management, aimed particularly at 

professional construction companies, 

will be assumed together with proponents, 

financiers and operators. The 

detailed planning process is also implemented 

in a professional and competent 

way, based upon international 

empirical values accumulated over the 

years. Resort development and hotel 

conception provide the core fields of 

this business field. 

Another main area of responsibility can 

Dr. Thomas Schartel 

be seen in the introduction and implementation 

of controlling instruments. 

Hereby, a supplementing inclusion 

of elements from cost accounting is 

made possible due to the valuable 

expertise in the bank industry. Even 

though this area is not very strong in 

the hotel industry yet, its importance 

will increase in future when it comes 

to assessing, which operating areas 

are profitable and which are not, and 

when respective measures should be 

taken accordingly. 

Of late, increased demand for professional 

management of shares 

from institutional investors will also 

be satisfied by the implementation 

of management, which can result in 

comprehensive business management 

operations in various forms. 

Of course, all traditional consulting 

services, such as the drawing up of 

feasibility studies, the evaluation of potential 

and quality analyses and the 

assessment and continuous operative 

support of hotels will continue to be 

offered. 

Contact Michaeler & Partner CEE 

Dr. Thomas Schartel 

Gonzagagasse 4 

1010 Vienna (A) 

Phone: +43 664 5008310

RASTIMO 

ZAJEDNO 

KADA SE IDEJE POCNU ˇ RAZVIJATI, 

sˇire se i horizonti: nove perspektive, 

koje kao vodeća financijska grupa regije Alpe-Jadran 

zˇelimo podijeliti s Vama. Razvijajte se zajedno 

s nama i nasˇom mrezˇom poslovanja koja obuhvaća visˇe 

zemalja. I promijenite s nama granice iz prosˇlosti 

u mogućnosti za budućnost. 

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BANK LEASING CONSULTANTS 

HYPO ALPE-ADRIA-BANK INTERNATIONAL AG 

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Istria - Projects and People in Tourism

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