SPECIAL PURPOSE COASTAL ZONE SPATIAL PLAN ULCINJ

 

2. CURRENT SITUATION

Location

Velika plaza is about 4 km away from the town of Ulcinj. This area is bordered with channel

Port Milena on the West and Bojana River on the East. From the existing regional road (R15)

in the North it extends to the sea. Its average width is about 1,5 km, and length about 13 km.

Natural characteristics

Geological characteristics

Within the area of Velika plaza, the Quaternary formations are mainly developed. Covering a

significant area, they are represented by alluvial formations and sands on the beaches.

The alluvial sediments (al) are developed in the lower flow of the Bojana River and in larger

parts of Velika plaza, where the alluvium is made of pebbles, sand, mud and sand-clay, i.e.

of materials which form the catchment area.

Beach sediments are sandy, formed on places where the sea penetrated into softer rocks

and created enough space for the accumulation of its erosion work products, present all

along Velika plaza.

Geomorphologic characteristics

Geomorphologic structure of the reviewed area is composed of elements of fluvialaccumulations

and marine relief.

The most characteristic parts of fluvial-accumulated relief are situated in the area of

Spatula. The Ulcinj valley represents an alluvial valley, where Zoganjsko Lake is situated, in

its most part under salt works. Along river Bojana, in order to prevent periodic flooding of the

valley, a dam was built. In the lower part of the flow, Bojana crossed Velika plaza, created a

river island by meandering, and in the sea a relatively wide delta.

The Marine relief was formed from the abrasion and accumulation processes at the border

between sea and land, where at Velika plaza there are accumulative forms, represented as

sandy beaches. Velika plaza, with a fluvial valley in the hinterland is made of fine-grained

sand, originating from the ophiolitic zone of the Skadar Lake catchment area. This material,

brought by Bojana River into the littoral part of the sea, was re-transported by the energy of

sea water and accumulated on the low coast as beach. The wind also has impact on the

sand movement. Some of these processes may be observed every day.

Seismic characteristics

For the area of Montenegrin Coast, the fault, tentatively called “coastal”, which extends from

Ulcinj along the seaside in the course north-west, is of great importance. It was identified that

the seismic activities of seaside area are genetically connected to the movements of blocks,

in this part of Earth’s crust, formed after the main stage of folding of Dinaridi as a

consequence of permanent activity of Adriatic mass in the boundary zone towards Dinaridi.

The complex study of obtained data indicate the existence of several seismic zones, of which

those in the southern part of Montenegro, i.e. the Skadar zone, zone of Ulcinj and zone of

Budva are particularly important for the Seaside. In the stated zones there are forceful

earthquakes, whose maximal intensity is around 9°MCS scale.

The fact that the area of Velika plaza is mainly made of Quaternary formations, represents a

great disadvantage from the aspect of seismic risk. It was marked as seismic sub-zone 9c

with seismic coefficient 0,12 ks.

On the basis of engineering-geological and seismic characteristics in the area of Velika plaza

the following has been identified and marked:

1. terrains with medium conditions of soil

2. conditionally stable terrains:

– conditionally stable sloping grounds with possible local instabilities

– terrains besides sea, of sand parts, with high level of ground waters and possible

local occurrences of liquefaction (besides the mouth of Bojana, parts of Velika plaza

and Ada)

– terrains with high level of ground waters, occasionally or constantly swampy.

3. seismically unstable terrains (unstable sloping grounds of flych clay sediments on

terrains besides Bojana River with permanent deformations since earthquake in 1979.)

Mineralogical and energy potentials

In the wider area of Velika plaza there is small number of occurrences and deposits of

mineral raw materials, such as sea water (raw material for the production of sea salt), sand

at the banks of Bojana River and Velika plaza of Ulcinj, occurrences of coal, supposed

deposits of crude oil and gas in land and offshore zone.

The results of oil deep wells, in five deep and four shallow wells near Ulcinj indicate to few

occurrences of coal.

The oil and gas exploring in the offshore zone show that there is noncommercial deposit,

because of the water depth of 320 m. The results of so far conducted research, on land and

in the offshore zone, show that objectively there were conditions for formation of

hydrocarbon. Such expectations are proved by recent oil deposits in the Italian part of the

Adriatic area, and also by long-term oil exploitation on the land of neighboring Albania.

The deposits of Ulcinj sand occur immediately near the surface of the terrain, from channel

Port Milena until river Bojana. Their thickness ranges from 4 m, along river Bojana, up to

110m, at Velika plaza, while the average thickness of deposits is 17 m. The main

components of these sands are fine fragments of carbonate and quartz. There were also

around 17 other minerals found in small quantities (magnetite, chromate, titanite, ilmenite

etc.). According to its granular-metric composition, the sand is fine-grained to very finegrained,

and conforms to the requests of construction activities, for which purposes it is

used, mainly from borrow-places in the east-south part of Velika plaza, along the backwater

of Bojana. The perspective reserves of these sands are around 200.000.000 m3.

Sulfurous thermal-mineral waters in the wider area of Ulcinj are the only ones of this type in

Montenegro. The combination of these waters with curative muds, with which the area of

Ulcinj is rich, enables their use for medical purposes, since in that way significant results may

be obtained in the treatment of diseases of locomotor system (chronic rheumatic and other

bone, joints and soft parts diseases), neurological diseases that damage the functioning of

locmotor organs and chronic gynecological diseases (inflammations), and also some skin

diseases.

Sea salt, thanks to the salinity of sea water and favourable climate conditions of the area, is

produced in Solana Ulcinj (salt works of Ulcinj) , in the process of water evaporation from the

sea water pools and also industrial production.

Climate characteristics

Climate characteristics for the area of Velika plaza, are based on the information obtained

and processed for the weather reporting station for Ulcinj.

Maximum air temperature has average monthly maximum values in the warmest months

(July and August) around 29°C, and in the coldest months (January and February) it is

around 11-12°C. The frequency of maximum temperatures shows that the concentration of

highest daily temperatures is in August.

Minimum air temperature in winter months has average value around 5°C, and in summer

months it is around 21°C.

The average monthly air temperatures show a very regular pattern with maximum during

July-August and minimum during January-February. The annual oscillation is on the average

around 17°C. The average temperature is never bellow 5°C. The average monthly

temperature above 10°C begins rather early, in March already, and ends in December, i.e.

the period with active temperatures lasts from March till November.

The average monthly air temperature for Ulcinj is 15.8°C.

Extreme monthly air temperatures show a significant shift of limits. The absolutely highest

values of temperatures during the winter period are around 17°C, and extremely low around

0°C, while in the summer the extremely high temperatures are around 34°C, and extremely

low around 17°C.

The absolute maximum occurs in August 40.5°C.

The absolute minimum occurs in February -6.4°C.

Summer days, when the highest daily temperature reaches 25°C or more, in the area of

Ulcinj, on the average there are 108 per annum, while the greatest number of these days is

in July and August (around 29 days per month).

Tropical days, when the highest daily temperature reaches 30°C or more, in the area of

Ulcinj, on the average there are 27.6. Tropical days are registered mainly in June, July,

August and September.

Wintry days, when the lowest temperature during 24 hours is bellow 0°C, in the area of

Ulcinj, there are around 9 during the year. The occurrence of these days is typical for months

December, January and February, and rarely March.

The characteristics of general precipitation regime on the Montenegrin coast, are the

maximum during winter and minimum during summer period of the year. In total annual

quantity of rainfall the greatest part is in October, November and December with around 30-

40%, and the lowest June, July and August with only 10%.

During winter period, the daily average of rainfall is 5-8l/m2, although the greatest daily

quantities may reach the value of more than 40 l/m2. During the summer, the daily average

of rainfall is only around 1 l/m2.

The physical distribution of average annual quantities of rainfall shows a relatively fair

consistency in the zone immediately near the sea.

The average annual quantity of rainfall in Ulcinj is 1109,0 l/m2 (the least at the Seaside).

Wind, as the element of climate, at certain stations (for the period 1981-1995) shows

different values of the frequency of directions and velocity, as well as the occurrence of

calms.

The frequency of occurrence for the Seaside in general characterize, as dominant, the winds

from north-east and south-west, while in certain stations some specific characteristics are

identified. The following is characteristic for Ulcinj: northeast (16.8%), east (16.3%), eastnortheast

(11.6%), west (8%), west-southwest (7.7%), and north-northeast (7.4%), and only

3.9% of calm.

For the whole Seaside maximum velocity have the winds from northern and southern

quadrant, whose average speeds show very stable values (do not exceed 5 m/s). For Ulcinj, the greatest average speed has the south direction (3.6 m/s, with frequency 3.7%), and

maximum speed the southwest wind (17 m/s, with frequency 3.6%).

The extreme annual wind blows at the Seaside have average speed of 33 m/s (120 km/h),

and in Ulcinj 20 m/s (72 km/h) +/- 5.38 m/s.

Relative air humidity shows a very stable pattern throughout the year. The maximum of

average monthly values occurs during intermediary months (April-May-June and September-

October), and the minimum mainly during the summer period, in some cases even during

January and February.

The values of average annual relative air humidity for Ulcinj are 65.9% (min 61.5% in July,

max 69.3% in May).

The increased values of cloudiness are characteristic of winter part of the year, contrary to

the summer when these values are low. At the Seaside, during the year, at average there

are 42 percent (42%) of the sky is covered with clouds. The cloudiness in the summer is

lower than the average annual for about 40%.

The average annual cloudiness for Ulcinj is 4.13 (min 1.8 in July and August, max 5.5 in

December).

On the average, the Seaside has around 2455 hours of sunny days, of which 931 hours in

summer months (June, July and August), i.e. around 40%of annual sunny days belongs to

one quarter of the year. In winter the sunny days is significantly reduced. During January the

Seaside has only 125 hours, which is 5% of the annual value.

Daily, during the entire year the Seaside has on the average around 7 hours of sun shine,

with daily oscillations from +/- 3.5 hours.

The average monthly value of sunny days for Ulcinj is 212.90 (max 332.0 in July).

Hydrographic characteristics

There are no detailed information about the relief of sea bottom along this part of the coast,

except for the part of maritime zone gravitating towards the coast of the municipality Ulcinj

(according to the research of the Institute of Marine Biology- Kotor), where shore and “šelf”

are clearly developed, i.e. littoral ring (up to 200 m of depth) and the first part deep sea

system. Shore is the narrow zone of sea bottom, lying between high and low water and thus

it has the amphibious character, because during low tide it is covered by sea, and during

high tide it is above the sea level. This zone is very much exposed to the mechanical

activities of sea water and has frequent and periodic changes of physical-chemical

conditions of environment. The beaches of Ulcinj are typical examples of developed shore.

“Šelf” or littoral system is the part of sea bottom, which extends after shore usually in mild

slope and spreads in the maritime zone in front of Ulcinj up to around 200 m of depth. There

are three main and well-developed types in the physical structure of the sea bottom –

craggy, sandy and silty bottom – whose particles are of land and sea origine.

The sea currents along the Montenegrin seaside are under immediate impact of the currents

in the south Adriatic, whose greatest speeds range from 42 (incoming current) to 88 cm/s

(outgoing current, along Italian coastline) and up to six times greater than the ones in other

parts of the Adriatic Sea. The main surface current moves from southeast towards northwest

with speed of 42 cm/s following the sea coastline from the strait of Otranto towards the

northern part of the Adriatic.

The salinity of sea water varies. The values of 29.70%, and lower, were registered in the

area under the impact of river Bojana. At the same time, these values at the open sea

increase up to 39%, in the periods of stronger inflow of the Mediterranean water.

The sea color along the Montenegrin coast is blue, blue-green or green-blue, depending on

the cloudiness, the nature of bottom and vegetation along the coast. In more than 90% it is

unchanged, and it changes only in the part of the shore which is in the part of Bojana inflow.

At the very mouth of Bojana river, the water color ranges from yellow-green to darkish yellow

and dark yellow. Very dark blue to deep blue sea color is typical for the open waters of the

south Adriatic Sea.

The transparency of water in the greatest part of the coastal area of the Montenegrin seaside

reaches to the bottom, except for the part exposed to the inflow of Bojana. Reduced and

often small transparency of water at the mouth of river Bojana expands to Mala ulcinjska

plaza. Towards the open sea the transparency increases, and in the middle part of the local

waters it reaches the highest values up to – 60 m.

The average annual sea temperature is 17.1°C.

The average monthly value for Ulcinj is 17.6°C. The average monthly values with

temperature higher than 20.1°C occur in the period June-October (max 25.8°C in August).

The average daily sea temperatures show very stable values. On the entire Seaside, on 20%

of days per annum the temperature is bellow 16.5°C; 50% of the days bellow 17.9°C; 90% of

days bellow 20.1°C; while only on 10% days, the temperature exceeds 20.1°C (on 40% days

the temperature is between 17.9°C and 20.1°C).

The direction of wave movement on the Montenegrin seashore is defined on the basis of

registered frequency in certain stations, with the exemption of occurrences when the sea is

without waves (calm). From the available information, the sea without waves is (not)

registered in the station Ulcinj. The evident frequency of wave movement at station Ulcinj

has east (41.5%), south (28.8%), then southwest and west direction (12.7%, i.e. 12.5%).

The waves are more frequent in the winter, as follows: from the north (January, February,

march), and south (November). The most frequent are waves high 0.5 to 1.5 (59-71%), while

there is less frequency of high waves over 1.5 m (6-8%), mainly after long-lasting winds and

from southern direction, and waves over 4.5% are the most rare (0.1%).

The condition of the sea surface is described according to international grading from 0 to 9.

Gradation calm smooth sea (0) in Ulcinj actually never occurs; mild waves (2) occur in 66.9%

of cases, and slightly wavy (3) 16.0%. The frequency of other conditions of sea surface (4-7)

is far less occurring, while the extreme situations, when the sea is very heavy (8) or

extremely very heavy (9) are very rare cases.

Pedological (soil) characteristics

Several types of soil, with different physical-chemical features and quality are characteristic

for pedological cover within the area of Velika plaza.

Marine sand and gravel, created by sea waves, which formed it and settled it down along the

low shore, appears in the area of Velika plaza Ulcinj and Ada. This is the widest open space

of very fine, almost dusty sand in Montenegro.

The alluvial soil appears in Donji Stoj and Gornji Stoj, river island Ada and on the riverbanks

of Bojana. These soils, of mostly sandy-clayey composition, cover the lowest terrains and

are therefore under the impact of close ground waters, which effect their “gleization” i“turning

into ponds” processes, followed by the process of salting under the impact of sea water.

The soil next to Bojana River becomes salted through its waters, also. In the coastal zone of

this watercourse, the soil is also exposed to flooding, at sections without built dams.

The mentioned processes are, mainly, present in micro-depressions in the area of Ulcinj

(also known as “knete”). The soil in micro-depressions of Ulcinj area, IV-VI class of quality, is

covered with swampy and marshy vegetation, and represents an excellent wildlife habitat,

especially for birds. The higher grounds of Donji Stoj and Gornji Stoj, i.e. Brijeg mora and

Spatula (2.2 – 2.9 mnv), have better quality (III-IV class). This soil, partly cultivated, is

dominantly used for the agriculture production of vegetables and fruits especially citrus fruits,

then cereals and flowers; one part is under meadows and pasture grounds; while the main

part of the area is covered in woods and low plants. The current quality of soil in Stoj and

Ada (II and IV, rarely V quality class), may be improved up to one or two classes.

Swamp-clayey soil appears on a small area of Spatula (at the hinterland of Velika plaza) and

on Ada. The quality of this soil is bad (VI class), but may be improved and turn into cultivated

and productive soil.

Flora and fauna

The research shows that typical for the eastern part of Velika plaza (around the mouth of

Bojana river) and river island Ada is great biological diversity. Contrary to that, in the western

part of Velika plaza the anthropogenic impacts may be clearly observed.

The area of dunes (high grounds of sand detritus) as a habitat has special value for plants

which favour salty terrains (halophytes). This is the habitat of a much endangered plant –

sand lily (Pancratum maritimum), which was entered in the National red list. Velika plaza and

Ada are the last resort of salt soil plants on the Montenegrin coast. Beach access roads

partly had impact on destroying the dune vegetation.

The density and size of mixed woods increases towards the east in direction of river island

Ada. Opposite to it, in the western part, the decrease of woods is noticeable. In some parts

within the woods area there are built facilities.

Hardwoods are composed of oak, poplar-tree, weeping willow, alder and other hardwood

trees. Skadar Oak (Quercus robur L. Ssp scutariensis Cernj) is under special protection.

On the other hand, the vegetation of meadows and ponds has, as estimated, the medium

biotope values. Insignificant biotope value belongs to pine-wood, planted behind the zone of

dunes, which provides stabilization for sandy terrain and sun protection.

According to the Study on Impact of Tourism Development on Environment (prepared in

2002 and 2003 as a study basis for the Regional Master Plan for Tourism Development for

the Ulcinj region) the greatest ecological vulnerability and greatest value have the vegetation

of halophytes in the dune zone and mixed woods.

Important biotopes of flora:

– coast zone with halophyte vegetation

– existing woods in the eastern part and river island Ada, with oak, alder, ash-tree,

poplar-tree and willow

– smaller groups of trees in the west, with Skadar Oak

– wood zone in the west part of Velika plaza with Skadar oak, ash-tree and poplartree Important biotopes of fauna:

– both banks of Bojana river

– eastern part of Velika plaza and Ada river island (important habitats for lizards

and salamanders)

– dunes as habitat for lizards

Important biotopes of ornitho-fauna:

– eastern part of Velika plaza (important bird nests)

– sea zone in front of the mouth of Bojana river into the Adriatic sea (source of food

for migratory birds)

– river island Ada, important area of nests and food for pygmy cormorant

(Phalacrocora pigmaeus) and other rare birds.

– Sasko Lake and Solana are situated out of the area of Velika plaza, but they

represent an important habitat for birds in their vicinity.

Important biotopes for herpethofauna:

– ponds and swamps, especially in the eastern part of Velika plaza. they should be

protected, and where it is not possible (within the future construction sites), the

animal species must be moved and settled on another area with expert

assistance.

Types of landscapes

The landscape of hygrophilous woods and bushes is typical for the flooded area of Ulcinj.

Seaside parts of channel Port Milena and Bojana river, beginning from the sea coast and

then along its course through Montenegro, are covered with woods of white and brittle willow

and bushes of reed and tamarisk, which border them and separate from sandy dunes and

swampy alluvial valley of Ulcinj field. In the back of this harmonious landscape, high Albanian

mountains Prokletije rise. Special charm comes from the attractive “kalimere” – traditional

wooden water-huts with fishermen nets, which make the landscape recognizable.

Swampy landscape covers the wide alluvial valley of Bojana river and surroundings of

Zoganjsko blato (Zoganj mud). The large or small, compact, mainly clear groups of swamp

plants, richly grown with the domination of reed, rushes and bull-rush are typical for this

recognizable landscape. According to its physiognomic-forming characteristics it belongs to

monotonous landscapes of low aesthetic value.

Dune landscape covers the area of Velika plaza and coast zone of river island Ada. It is a

zone of 13 km length, and width from several tenths to several hundreds of meters (400).

The specific character of the landscape is formed by: very fine sand, clear micro-relief which

quickly changes under the intensive impact of wind and waves, and rich vegetation of dunes

(Ampholiteum mediterraneum). In the seaside area, the shifting sand is prevailing, and in the

middle area clayey sand soils grown with high grass (Ammophila arenaria, etc.) are

dominant. In depressions, in the hinterland of Velika plaza, hygrophilous bushes with reeds

and woods with ash-tree and Skadar oak are present. This unique natural landscape is

modified at the beginning of Velika plaza by the construction of hotel-tourist complex of

buildings with arranged parks, in which exotic species prevail.

Sandy beaches landscape covers the Velika plaza of Ulcinj, which has no equal on this part

of the Adriatic coast by its size, characteristics and origin. It is long around 12 km, and the

width of sand is about 50m. The beach was formed by fine grained sand, which comes into

sea together with Bojana river. The beach sand easily moves by the wind, so in the

hinterland the dune zone is formed, wide about several tenths to several hundreds of meters.

In addition to fairly uncontrolled exploitation of detritus, Velika plaza in Ulcinj is relatively

stable and so far the trend of erosive processes has not been identified.

Built structures

In addition to nudist settlement on the river island Ada, only on a small part of the territory on

the northwest part of Velika plaza, hotel and apartment facilities were built. Those facilities

were built 20 to 30 years ago in the socialist uniform style; they are simple and of lower

category, but thanks to the beach and rather favourable prices they still have adequate

clientele.

Tourist complex “Otrant” is located at the beginning of Velika plaza in the area between the

coast, channel Port Milena and the main road that connects Velika plaza with Ulcinj. The

surface of the complex is around 60 ha.

The following facilities were built in this area: hotel “Otrant”; rent-a-vile; reception desk;

parking, road and pedestrian paths.

Tourist settlement “Velika plaza” is located in the area between the sea shore and main road,

i.e. between the complex “Otranto” and free space of the beach.

In this settlement there are: hotel “Lido”; hotel “Belvi”; hotel “Olimpik”; other hotel facilities;

ancillary buildings; parking; roads; arranged green areas.

Regardless of the fact that certain groups of facilities, due to their function and purpose were

grouped into settlement complex in terms of infrastructure, communications, joint sport fields

and arranged areas, they all make one entity.

In the forest zone, in the western part of Velika plaza, there is a temporary settlement built

for displaced persons. It is made of wooden huts on stilts (that used to be a camp). Next to it,

there is a vacancy resort with small bungalows of bad quality, which was categorized with

one star.

In the hinterland of Velika plaza, in settlements Donji Stoj and Gornji Stoj, north from the

road R 15, there are many individual objects with appartments for tourists. Those objects do

not have typical style of construction, which make the town lose its distinctive qualities and

recognizability in its wider area. South from the road there are individual houses, usually in

private property.

There are several facilities on the way out of town, along the road R15, near the bridge

towards river island Ada (group of fish restaurants) and individually on the beach.

The road R15 is the main communication between Ulcinj and Velika plaza. On the way out

from Ulcinj the road is built in four lanes. The traffic jam occurs on the bridge over Port

Milena, because there is room only for two lanes. According to GUP of Ulcinj a new bridge

was planned at around 500 m to the north, which should be connected with the new

boulevard.

Along the sea shore, over Rt Djeran, there is a pedestrian path from the town of Ulcinj to

Velika plaza, which is very narrow and therefore not quite passable.

Cadastre (land-registry) information

The area of Velika plaza is included in two cadastral municipalities Donji Stoj and Gornji Stoj.

According to the information from the Real Estate Agency of the Republic of Montenegro, for

the part which is within the Maritime zone (it is the part next to the road), it is possible to

identify the following land structure.

The total surface of area in parts k.o. along the sea shore and river Bojana is 2.367,6 ha, of

which around 76% is fertile soil, and 24 % unfertile (constructed area).

Within the fertile soil 50.4% is under pastures and 13.2% under meadows, 32.1 % under

woods, 2% under cultivated fields, and irrelevant rest of 0.4% under orchards, vineyards and

reeds.

The owner structure shows that there are only 17% in private property, and in state property

around 83%. Around 20% of fertile soil is in private property, and only 1% of infertile soil.

3. STRATEGIES OF PHYSICAL PLAN “MORSKO DOBRO”

The established division into key zones at the level of the Republic was the basis for further

zoning of the area on the Montenegrin seaside, also having in mind other particularities of

local governance units.

Thus on the basis of physical characteristics, established potentials and limitations,

development directions, defined network of settlements and centers, the division into smaller

units (with length of several kilometers) was proposed, in which the final, and also the basic

level, represents the area of Maritime zone, on the land as well as in the sea.

Zones and sections planned in this manner represent significant instruments for the plan

implementation, i.e. elaboration from the wider, republic and regional, to the local level.

During the draft of these recommendations in general the following plans, i.e. their solutions,

unless they were contrary to the basic statements of this plan, adopted recommendations for

sustainable use of space, protection of biodiversity and area, were conformed to. In that way

their flexibility, implementation and facilitated monitoring of all proposed solutions given in

current plans, numerous studies and researches, officially adopted strategies, are achieved,

and thus these short recommendations may be considered as collection of all used

resources.

In PP MD, the folowing guidelines for sections that cover the wider zone of Velika plaza are

given:

65. Rt Djeran – Port Milena (Djeran, bay and channel Milena)

• tourist complex at Rt Djeran

• settlement structure (housing, tourist, service and public programs)

• alternative commercial mooring around the river mouth

• protection of authentic landscape of Rt and channel with “kalimere”

• undersea archeological locality – rt Djeran

66. Velika plaza (Velika plaza – Ada; external sea coast)

• tourist complex organized in 6 modules (in the northwest part)

• settlement structure (housing, tourist, service and public programs) next to the

highway in the function of tourist settlement

• zone of wood and macchia (dense evergreen underbrush) (between tourist

settlements)

• sports and services zone (between the groups of existing and planned hotels)

• more seasonal moorings

• zone of vegetation on dunes in the hinterland of the beach

• nature preserve (in the southeast part) with woods, swamps and meadows

• restaurants zone (near the bridge for Ada – traditional “kalimere” and restaurants)

• public-arranged bathing places Velika plaza with parts for hotels in the hinterland

• natural beaches in the southeast part

• preservation of authentic landscape, vegetation of dunes, swamps and forests • undersea archeological locality in the coastal area

67. Ada Bojana (Velika plaza Ada, external sea shore and river Bojana)

• tourist complex in the northwest part of the river island (part of the island to be left for

nudist center)

• “eco-marina” on Bojana

• sandy beach

• vegetation zone on dunes in the hinterland of the beach

• nature preserve (in the southeast part) with woods, marshes and meadows

• hotel arranged bathing place

• natural beaches in the southeast part

• preservation of authentic landscape, vegetation of dunes, marshes and forests

Environmental protection

The draft of PP MD proposes the following localities, which have the greatest number of rare

plant species and communities, for protection as reserves of halophyte flora:

a) saline areas near Tivat (abandoned Tivat and Soliosko polje) and Ulcinjsko polje

(Stoj – Hinterland of Velika plaza) where the following plants grow: Arthrocnetum

fruticosum (L.) Moq., Aster tripolium L., Buplerum tenuissimum L., Crypsis aculeate

(L.) Ait., Limonium angustifolium (Tausch)

b) combined halophyte and psammophyte habitats on sands, where the following

species grow: Eryngium maritimum L., Cakile Maritima Scop., Eryngium maritimum

L., Calystegia soldanela L.R.Br., Polygonum maritimum L. etc.

Sludgy salty shores are common on the Montenegrin coast, with links Thero-salicornion and

Aerthoonemion fruticosi. These habitats are mainly related to Ulcinj saltworks, mouth of river

Bojana, Grbaljsko polje, abandoned Tivat saline areas, the area of Igalo, etc. These habitats

are very specific and one of the rare habitats of this type on the Balkan Peninsula.

Also important for the protection of fauna is the protection of habitats that provide safe

shelter to significant representatives of wildlife.

PP MD defines new proposals for providing protection (for flora and fauna, their diversity,

surroundings – landscape, etc.) which are categorized according to IUCN categorization for

managing the protected areas.

The hinterland of Velika plaza (Donji Stoj) was proposed for the VI category of management.

It is considered to be the major fauna area on the Coast. The protection of natural area that

is out of the Coastal zone border should be resolved through the joint effort of municipality

Ulcinj and PE “Morsko dobro (Maritime zone)”. The greatest part of Velika plaza hinterland

along with the part of the beach (as set by the experts after necessary researches) should be

excluded from the building of tourist complexes. The tourist exploitation should be adjusted

to the category of area protection. The part that is in the maritime zone should be excluded

from the hunting offer, especially from offer for foreign huting tourism. Sand excavation, and

logging should be excluded, and pasture areas should be designated. The restraints and

conflicts with local inhabitants should be settled in court, by compensations, etc.

Category VI, according to IUCN, means the protected area whose resources are managed

through sustainable use of natural eco-systems. The purpose of management is the longterm

protection of biodiversity and other natural values of the area, by promoting the

management practice based on sustainability, the protection of the base of natural resources

from purpose changes which would damage the biodiversity of the area, contribution of the

area in national and regional development.

4. STRATEGIES OF GENERAL PLAN FOR ULCINJ

The scope of GUP (General Urban Plan) of Ulcinj includes the coastal area of the Ulcinj

municipality, a coastal belt of width of 1 to 5 km and length around 30 km.

Besides the town of Ulcinj, i.e. the town territory of Ulcinj, the scope also includes the

territory and parts of surrounding settlements: Kruta, Bratica, Kolonza, Pistula, Zoganje,

Donji Stoj and Gornji Stoj, where the tourist zones S. Ulcinj, Valdanos, Velika plaza and Ada

are located.

The area included amounts to 9.021 ha, of which only 30% of land is built and arranged

surface. The greater part is covered in woods, olive fields, wetlands, agricultural land,

beaches, etc.

The most important strategies of the development of town territory are as follows:

– the linear organization of the territory at a greater part of the coastal area and its

connection to the existing longitudinal road,

– the main city center or central zone is formed on the stretch from Mala plaza to

Port Milena,

– secondary centers are formed in some tourist and housing centers in town and at

Velika plaza, Donji Stoj, Zoganje and surrounding settlements,

– the service zone and the zone of pure industry is located in the zone of Kodra.

Tourism

The planning of accommodation facilities in the area of GUP Ulcinj is mainly based on the

natural potentials, i.e. on areas and capacities of beaches and free terrains adequate for

building, terrains with network infrastructures, etc. The scope and structure of

accommodation facilities was also influenced by the fact that Ulcinj is a typical area of mass

tourism, where one may count on the standard tourist season of 150 days, and also by the

fact that this area has good geographical position, favourable ambient and conditions for

prevention and treatment of some illnesses, and other benefits.

Planned capacities of tourist accommodation

Hotels and

tourist

settlements

Camps Private

accommodation

Other Total

Stari Ulcinj – 800 200 – 1.000

Valdanos 500 1.200 – 1.500 3.200

Ulcinj – town 1.500 – 9.000 500 11.000

Novi Ulcinj 13.600 – 6.750 – 20.350

V. plaza – west 10.850 4.500 3.000 2.600 20.950

V. plaza – east 5.350 8.250 – 3.500 17.100

Ada 2.500 – – – 2.500

Hinterland – – 200 500 700

Total 34.300 14.750 19.150 8.600 76.800

Still, having in mind the material possibilities of this area it is estimated that by the end of the

planned period from the total planned capacities 48.000 beds will be able to realize. The rest

of the tourist capacities will be realized in the post-plan period. In addition to the planned

capacities, for the purposes of tourism development, the construction of a marina with 1.100

moorings is proposed, which is enabled by the bay Porto Milena, then the construction of

port for nautical tourism bellow the Old town Ulcinj, special docks in Valdanos and Ada, then

centers for sport fishing at Bojana and centers for positioning and renting boats.

The size of tourist turnover provides Ulcinj with the possibility to develop catering facilities.

The capacities and network of catering facilities has to follow the tourism development and

its needs, which means the adequate development of accommodation and other capacities

relating to tourist centers.

The zone “Velika plaza – west” – covers the central area of Velika plaza, i.e. the area

between the regional road Ulcinj – Ada and the sea. Planned capacities 20.950 (hotels

10.850, camps 4.500, other 5.600).

These programs will be built in three groups of about the same capacity: group I: 4.340 beds

in hotels; group II: 3.750 beds in hotels and 2.880 beds in camps; group III: 3.500 beds in

hotels, 1.620 in camps, and 3.100 hostels. Between the groups, the green spaces are

foreseen with sport-recreational fields, parking lots, service and entertainment facilities, etc.

Each of these units shall be provided relative independence in the daily tourist activities.

The zone “Velika plaza – east” covers the eastern part of Velika plaza, i.e. the area between

Velika plaza – west and river Bojana. The capacities are 13.590 (hotels 5.340 and camps

8.250).

These capacities are planned in two groups: group IV – hotels and group V – camps.

Between the stated groups, green spaces for resting, sport and recreation are planned, and

the eastern part is intended for agriculture.

Sport and recreation

For mass and organized recreation, considering the character and importance of the town of

Ulcinj, the following zones and areas are planned:

– main sports and recreational center as a special zone, located in the area of

Porto Milena, including: sports field for 10.000 spectators, closed and open

areas (football, tennis, athletics, basketball, water sports, etc.) for the needs of

citizens and tourists, sports’ associations and professional sport players and

other participants;

– the zone of public green areas and tourist zones, within which sport fields and

playgrounds for mass sport-recreational activities are planned;

– zone for picnics, encompassing the area of Bijela Gora, Valdanos, Pinjes, Sas

Lake, etc.

Within the tourist zones, the following beaches are planned to be arranged: Stari Ulcinj

(5.000 m2), Valdanos (120.000 m2), Velika Plaza (500.000 m2), Ada (210.000 m2), which is

in total 727.000 m2.

Green areas

The green areas along the coast cover the space between the beach and hinterland. It is a

belt of various width, which in most cases concerns the tourist complexes areas, and rarely

the agricultural land and independent forests and maquis.

This belt has the most delicate role, because at the same time it has to fill the landscape with

elements of art values and provide that this area has all planned sport, recreation,

entertainment programs and other facilities necessary in the period of tourist season.

Regarding its composition, the green areas should be fitted in the relief so that he existing

sandy beaches and dunes keep their specific characteristics.

The quantity of green areas should improve the micro climatic conditions, stop the movement

of sand, reduce the unfavourable winds, increase the quantity of air humidity, support the

groundwater regime and add the beauty to the landscape by rich Mediterranean flora. The

planting of high and middle plants should not be done too close to the water, but instead

leave the sandy beach as a wide belt and keep that natural phenomenon untouched, as the

greatest value of this locality.

Master plan for Tourism Development in Montenegro gives special attention to Ulcinj Riviera.

The destination Ulcinj shall integrate fully:

− with the market oriented, clearly positioned brand of bathing, sport and experience

tourism, with authentic identity, high quality standard and adequate image;

− with total 30-40.000 hotel beds, categories 3 and 4 stars at locations: Ulcinj – town,

Velika plaza/ Ada and bay Valdanos;

− with additional accommodation capacities in boarding-houses and family hotels, in

private rooms, villages and rural households, and also in camps in the hinterland and at

Skadar lake;

− with tourist infrastructure, which shall connect all features of interest/sights and offer a

wide spectre of different recreational alternatives, in order to meet the needs of most

varied segments of market and provide a long summer season;

− into a complete product, which shall not only emphasize the features of its identity, but

also, for the best interest of sepcific tourism position, foster and further develop and rebuild

them into atractive natural parks with exotic flora and fauna.

− As a precondition of sustainable development, a permanent infrastructure for water and

energy supply, waste and wastewater treatment, in accordance to internationally

accepted standards, should be built.

− Traffic connection with airport Podgorica shall be improved after the construction of

tunnel Sozina.

The regional master plan for tourism development in the region of Ulcinj has reccommended

Velika plaza as a model of location for the development of high-quality tourist complex,

− because the area of this beach represents a unique place on the eastern coast of the

Adriatic Sea, and its main part is in the government ownership, thus the complicated

property matters neednot to be resolved,

− because in this area so far not much was built, so it represents a chance to make “a

great and permanent uniquely tailored concept”, unusual for the Mediterranean,

− because the size of the area enables permanent, and still intensive use to the extent that

a significant economical effects, both for the region and Montenegro, may be achieved,

− because Ulcinj, due to its geographical position at the borger, has remained so far

undeveloped in terms of tourism, and

− because the neighboring with Albania enables cross-border cooperation in many tourism

areas.

The planned aim starts with total cca 30.000 hotel beds and all ancilliary facilities, which

should be built in separate development stages, over the next 10 to 20 years.

The autonomy of Velika plaza enables isolated development, which does not have negative

impact on other beach locations in Montenegro, and may not be threatened by them either.

Velika plaza was chosen as a model-project in order to avoid unplanned building and at the

same time define the aim framework for economically attractive and ecologically acceptable

gradual reconstruction.

6. PROGRAM PART

Taking into consideration the guidelines from PPMD, current GUP of Ulcinj and regional

master plan for tourism development, the goal is to create a tourist zone with 30.000 hotel

beds at Velika plaza. From the aspect of tourism planning, it is important to find the relation

between green areas and the number of beds, as follows 100 m2 of building land per one

tourist i.e. one bed. This certanly contributes to the high quality in tourism and also shows

great responsibility in the use of Velika plaza. From the relation surface/bed arises the

limitation of hotel bed capacities for Velika plaza.

Spatial-functional concept

The basic elements of this development concept are:

− focusing on north-west part of the beach,

− protection of its ecologically vulnerable south-east part,

− tourist development in six modules, separated from each other by green zones,

− the protection of coastal area,

− standard of 100 m2 of green zone per bed.

The construction on Velika plaza focuses on the western part, and ecologically vulnerable

area in the eastern part shall be kept free as a natural park and protected from

anthropogenic influence. The construction shall be divided into single units, so called

“modules”, which will be separated by public free zones. These green zones separate

building facilities, prevent the apperance of continuous settlement, and inhabitants and

tourists shall use them as recreational areas. The area north from Velika plaza should also

be arranged, i.e. the area of Donji Stoj and Gornji Stoj, near the beach. The green zone

should be extended further on towards Solana, and its shaping into green lanes in the

northern part would make the impression that Solana is connected to the beach zone.

The purpose of the area

The area of Velika plaza is divided into several zones. From west towards east, as follows:

− zone with existing hotels

− new tourist zone with 5 modules for the construction of facilities, separated by green

zones

− transitional zone with one smaller module and a golf course

− natural zone (reserve)

Existing zone

The existing hotels are situated in this zone. Their categories may be improved by renovating

into objects with 2 – 3 stars. This area should be kept for the low-scale clients. The number

of available beds is 2.100. The transition into new tourist zone shall be through sportrecreational

areas, service zones and entertainment park.

Tourist zone

The new tourist zone is made of 5 hotel modules with accommodation capacities from 3 to 5

stars. Several modules are 800m wide and 800 m long on the average. The length is

determined by the position between road R15 and the beach.

The green zones that surround them are 250-300 m wide. In that way, the clear separation of

modules should be achieved. All modules can be reached through road R15. The internal ring road was planned, which would enable the access to each module. All modules are

connected to the central pedestrian zone.

The area between the facilities and the facilities is known by a high quality vegetation of

halophytes, and no construction is planned there. The connection along the beach is a high

wooden road or board-walk.

Each module should not have more than 6.000 beds. The first module, which is directly

connected to the existing zone, is smaller and has only 3.500 beds.

Within each module, sports fields, accompanying programs and services, according to the

category and capacities, are planned.

The transitional zone

It is planned that the transition between tourist zones to the area of natural zone should be a

golf course, which should stop further building towards east. The golf enriches tourist offer

and animates new target groups. In the west part of the golf course, a high quality

appartments with 1500 beds could be built, which would make an economical unit together

with the golf course, which would facilitate their placement on the market.

The golf course shall be located in the already existing green structures. The existing trees

and groups of trees should be kept to the greatest possible extent. The golf course with 18

holes covers the area of 70 ha.

The natural zone

the east part of Velika plaza was proposed to be under protection. It was planned to build an

information center for tourist and local visitors in the natural park. Otherwise, in this area

there is no new buiding. Paths and roads for sightseeing lead from the information center. In

specially valuable areas (“the protected zones”) the activities that disturb natural features are

forbiden and they shall be unavailable for visitors. They shall be defined after the

manifestation of reserve.

In the vicinity of the mouth of Bojana river, on both sides of the bridge, the zone of catering

facilities and specific autochtonous fishermen houses and kalimera will be formed, but in a

far smaller scope than the current situation. The accommodation of tourists is not planned

there, but only restaurant services. This means the interruption of building and gradual

removal of facilities, which do not fit into the zone of specific catering offer.

Marina – mooring

The analyses show that due to currents and ecological conditions for marina, the only

possible location would be in the part of the mouth Port Milena. The most favourable place is

rt Djeran, on the narrow part of the land which enters into sea. The orientation towards west

enables that only small amounts of sand are brought into, because the sea currents flow

from east to west. This enables to avoid considerable costs for its maintenance. Because of

heavy winter storms, it is necessary to provide high protection made of concrete elements,

rising 6 m above sea level, which could damage the entire outlook of the marina. This is why

additional analysis should be made.

As an alternative, the location in the part of the channel Port Milena should be considered,

which can be better integrated in terms of urbanistic planning, but it has the following

disadvantages: the planned areas are partly covered with private houses, and it would take

permanent measures to remove the sedimented sand. The precondition for that is the final

cleaning of channel from accumulated waste and wastewater.

The model of space use within the modules

The regional master plan for tourism development reccommended the model of space use

witihin the module. The built structures in one module are divided into four zones, parallel

with the coast.

1 – In the north, along the main road, at the place where meadows are now, there is the

“village zone”, planned for small hotels and weekend-houses complexes, and as place of

living for the staff of the complexes. The densed building was planned, the height of facilities

up to 2-3 floors. In this zone, small squares shall be constructed, with shops, cafes,

restaurants, etc.

2 – From its south side, the zone with fewer building objects shall extend, in which individual

buildings shall be coonstructed. The hardwoods should be preserved in this area. The

crossconnection to the main road runs through this zone.

3 – Southwards from that road tourist facilities are planned. They will be also located in the

area which is currently under meadows. The use of certain areas around facilities is divided

into three functional zones. In the north, on the access road there are parking lots and sport

fields. It is planned to build central hotel facilities next to them.

4 – Furhter to the south there is the area with bungalow-settlements, which borders the pinewood,

which should be preserved if possible.

The “village zones” are planned to be divided into smaller lots, as well as the area of tourist

facilities in the south. In order to provide accommodation in this area and stop the biolding of

private houses, it is necessary that the buildings have at least 20 rooms i.e. to provide the

planned construction (tourist village). It is concluded that the smallest surface of construction

land is around 2.800 m2 (40 beds with 70 m2 construction land), which is enough for a

building, swimming pool, garden and parking lot. It is planned to have 100 m2 per bed, of

which according to the plan 70% is construction land, and 30% free space within the module.

In the south, the module width of 800 m, is divided into four tourist zones. It is concluded that

the average width of construction is 200 m, with 400 m length. Thus each complex would

have 80.000m2, which is in accordance with the capacity of 800 beds (100m2/bed).

Capacities and balances

Velika plaza covers the area of approximately 1.450 ha. 400 ha of that area is set for tourist

groups, and 30 ha is set for communications. The arranged area for recreation covers

approximately 120 ha, and the zone of beaches and dunes around 280 ha. The remaining

620 ha is planned for free area – untouched nature (the protected area).

The planned capacities per modules are as follows:

Planned capacities + module I = 47 ha (4.000 beds) Module II = 71 ha (6.000 beds)

Module III = 76 ha (6.000 beds) Module IV = 79 ha (5.500 beds)

Module V = 87 ha (5.500 beds) Module VI = 20 ha (2.000 beds)

In the area of Donji Stoj and Gornji Stoj, above the existing road R-15 according to the index

of population and flats from 2003 there are 2.100 residents who live in 665 flats. On the

assumption that each flat has 4 beds for renting, the total number of tourist beds is 2.660. In

addition to these there are 2.660 registered weekend-houses. On the assumption that they

have 6 beds on the average, the number of weekend inhabitants is 15.960.

 

Source: http://albaniamakelaar.nl/SPECIAL_PURPOSE_COASTAL_ZONE_SPATIAL_PLAN.pdf