SPECIAL PURPOSE COASTAL ZONE SPATIAL PLAN ULCINJ<\/b><\/p>\n
\u00a0<\/b><\/p>\n
2. CURRENT SITUATION <\/b><\/p>\n
Location <\/i><\/b><\/p>\n
Velika plaza is about 4 km away from the town of Ulcinj. This area is bordered with channel<\/p>\n
Port Milena on the West and Bojana River on the East. From the existing regional road (R15)<\/p>\n
in the North it extends to the sea. Its average width is about 1,5 km, and length about 13 km.<\/p>\n
Natural characteristics <\/i><\/b><\/p>\n
Geological characteristics<\/p>\n
Within the area of Velika plaza, the Quaternary formations are mainly developed. Covering a<\/p>\n
significant area, they are represented by alluvial formations and sands on the beaches.<\/p>\n
The alluvial sediments (al) are developed in the lower flow of the Bojana River and in larger<\/p>\n
parts of Velika plaza, where the alluvium is made of pebbles, sand, mud and sand-clay, i.e.<\/p>\n
of materials which form the catchment area.<\/p>\n
Beach sediments are sandy, formed on places where the sea penetrated into softer rocks<\/p>\n
and created enough space for the accumulation of its erosion work products, present all<\/p>\n
along Velika plaza.<\/p>\n
Geomorphologic characteristics<\/p>\n
Geomorphologic structure of the reviewed area is composed of elements of fluvialaccumulations<\/p>\n
and marine relief.<\/p>\n
The most characteristic parts of fluvial-accumulated relief <\/i><\/b>are situated in the area of<\/p>\n
Spatula. The Ulcinj valley represents an alluvial valley, where Zoganjsko Lake is situated, in<\/p>\n
its most part under salt works. Along river Bojana, in order to prevent periodic flooding of the<\/p>\n
valley, a dam was built. In the lower part of the flow, Bojana crossed Velika plaza, created a<\/p>\n
river island by meandering, and in the sea a relatively wide delta.<\/p>\n
The Marine relief was formed from the abrasion and accumulation processes at the border<\/p>\n
between sea and land, where at Velika plaza there are accumulative forms, represented as<\/p>\n
sandy beaches. Velika plaza, with a fluvial valley in the hinterland is made of fine-grained<\/p>\n
sand, originating from the ophiolitic zone of the Skadar Lake catchment area. This material,<\/p>\n
brought by Bojana River into the littoral part of the sea, was re-transported by the energy of<\/p>\n
sea water and accumulated on the low coast as beach. The wind also has impact on the<\/p>\n
sand movement. Some of these processes may be observed every day.<\/p>\n
Seismic characteristics<\/p>\n
For the area of Montenegrin Coast, the fault, tentatively called \u201ccoastal\u201d, which extends from<\/p>\n
Ulcinj along the seaside in the course north-west, is of great importance. It was identified that<\/p>\n
the seismic activities of seaside area are genetically connected to the movements of blocks,<\/p>\n
in this part of Earth\u2019s crust, formed after the main stage of folding of Dinaridi as a<\/p>\n
consequence of permanent activity of Adriatic mass in the boundary zone towards Dinaridi.<\/p>\n
The complex study of obtained data indicate the existence of several seismic zones, of which<\/p>\n
those in the southern part of Montenegro, i.e. the Skadar zone, zone of Ulcinj and zone of<\/p>\n
Budva are particularly important for the Seaside. In the stated zones there are forceful<\/p>\n
earthquakes, whose maximal intensity is around 9\u00b0MCS scale.<\/p>\n
The fact that the area of Velika plaza is mainly made of Quaternary formations, represents a<\/p>\n
great disadvantage from the aspect of seismic risk. It was marked as seismic sub-zone 9c<\/p>\n
with seismic coefficient 0,12 ks.<\/p>\n
On the basis of engineering-geological and seismic characteristics in the area of Velika plaza<\/p>\n
the following has been identified and marked:<\/p>\n
1. terrains with medium conditions of soil<\/p>\n
2. conditionally stable terrains:<\/p>\n
– conditionally stable sloping grounds with possible local instabilities<\/p>\n
– terrains besides sea, of sand parts, with high level of ground waters and possible<\/p>\n
local occurrences of liquefaction (besides the mouth of Bojana, parts of Velika plaza<\/p>\n
and Ada)<\/p>\n
– terrains with high level of ground waters, occasionally or constantly swampy.<\/p>\n
3. seismically unstable terrains (unstable sloping grounds of flych clay sediments on<\/p>\n
terrains besides Bojana River with permanent deformations since earthquake in 1979.)<\/p>\n
Mineralogical and energy potentials<\/p>\n
In the wider area of Velika plaza there is small number of occurrences and deposits of<\/p>\n
mineral raw materials, such as sea water (raw material for the production of sea salt), sand<\/p>\n
at the banks of Bojana River and Velika plaza of Ulcinj, occurrences of coal, supposed<\/p>\n
deposits of crude oil and gas in land and offshore zone.<\/p>\n
The results of oil deep wells, in five deep and four shallow wells near Ulcinj indicate to few<\/p>\n
occurrences of coal.<\/p>\n
The oil and gas exploring in the offshore zone show that there is noncommercial deposit,<\/p>\n
because of the water depth of 320 m. The results of so far conducted research, on land and<\/p>\n
in the offshore zone, show that objectively there were conditions for formation of<\/p>\n
hydrocarbon. Such expectations are proved by recent oil deposits in the Italian part of the<\/p>\n
Adriatic area, and also by long-term oil exploitation on the land of neighboring Albania.<\/p>\n
The deposits of Ulcinj sand occur immediately near the surface of the terrain, from channel<\/p>\n
Port Milena until river Bojana. Their thickness ranges from 4 m, along river Bojana, up to<\/p>\n
110m, at Velika plaza, while the average thickness of deposits is 17 m. The main<\/p>\n
components of these sands are fine fragments of carbonate and quartz. There were also<\/p>\n
around 17 other minerals found in small quantities (magnetite, chromate, titanite, ilmenite<\/p>\n
etc.). According to its granular-metric composition, the sand is fine-grained to very finegrained,<\/p>\n
and conforms to the requests of construction activities, for which purposes it is<\/p>\n
used, mainly from borrow-places in the east-south part of Velika plaza, along the backwater<\/p>\n
of Bojana. The perspective reserves of these sands are around 200.000.000 m3.<\/p>\n
Sulfurous thermal-mineral waters in the wider area of Ulcinj are the only ones of this type in<\/p>\n
Montenegro. The combination of these waters with curative muds, with which the area of<\/p>\n
Ulcinj is rich, enables their use for medical purposes, since in that way significant results may<\/p>\n
be obtained in the treatment of diseases of locomotor system (chronic rheumatic and other<\/p>\n
bone, joints and soft parts diseases), neurological diseases that damage the functioning of<\/p>\n
locmotor organs and chronic gynecological diseases (inflammations), and also some skin<\/p>\n
diseases.<\/p>\n
Sea salt, thanks to the salinity of sea water and favourable climate conditions of the area, is<\/p>\n
produced in Solana Ulcinj (salt works of Ulcinj) , in the process of water evaporation from the<\/p>\n
sea water pools and also industrial production.<\/p>\n
Climate characteristics<\/p>\n
Climate characteristics for the area of Velika plaza, are based on the information obtained<\/p>\n
and processed for the weather reporting station for Ulcinj.<\/p>\n
Maximum air temperature <\/i><\/b>has average monthly maximum values in the warmest months<\/p>\n
(July and August) around 29\u00b0C, and in the coldest months (January and February) it is<\/p>\n
around 11-12\u00b0C. The frequency of maximum temperatures shows that the concentration of<\/p>\n
highest daily temperatures is in August.<\/p>\n
Minimum air temperature <\/i><\/b>in winter months has average value around 5\u00b0C, and in summer<\/p>\n
months it is around 21\u00b0C.<\/p>\n
The average monthly air temperatures <\/i><\/b>show a very regular pattern with maximum during<\/p>\n
July-August and minimum during January-February. The annual oscillation is on the average<\/p>\n
around 17\u00b0C. The average temperature is never bellow 5\u00b0C. The average monthly<\/p>\n
temperature above 10\u00b0C begins rather early, in March already, and ends in December, i.e.<\/p>\n
the period with active temperatures lasts from March till November.<\/p>\n
The average monthly air temperature for Ulcinj is 15.8\u00b0C.<\/p>\n
Extreme monthly air temperatures <\/i><\/b>show a significant shift of limits. The absolutely highest<\/p>\n
values of temperatures during the winter period are around 17\u00b0C, and extremely low around<\/p>\n
0\u00b0C, while in the summer the extremely high temperatures are around 34\u00b0C, and extremely<\/p>\n
low around 17\u00b0C.<\/p>\n
The absolute maximum occurs in August 40.5\u00b0C.<\/p>\n
The absolute minimum occurs in February -6.4\u00b0C.<\/p>\n
Summer days, <\/i><\/b>when the highest daily temperature reaches 25\u00b0C or more, in the area of<\/p>\n
Ulcinj, on the average there are 108 per annum, while the greatest number of these days is<\/p>\n
in July and August (around 29 days per month).<\/p>\n
Tropical days, <\/i><\/b>when the highest daily temperature reaches 30\u00b0C or more, in the area of<\/p>\n
Ulcinj, on the average there are 27.6. Tropical days are registered mainly in June, July,<\/p>\n
August and September.<\/p>\n
Wintry days, <\/i><\/b>when the lowest temperature during 24 hours is bellow 0\u00b0C, in the area of<\/p>\n
Ulcinj, there are around 9 during the year. The occurrence of these days is typical for months<\/p>\n
December, January and February, and rarely March.<\/p>\n
The characteristics of general precipitation regime <\/i><\/b>on the Montenegrin coast, are the<\/p>\n
maximum during winter and minimum during summer period of the year. In total annual<\/p>\n
quantity of rainfall the greatest part is in October, November and December with around 30-<\/p>\n
40%, and the lowest June, July and August with only 10%.<\/p>\n
During winter period, the daily average of rainfall is 5-8l\/m2, although the greatest daily<\/p>\n
quantities may reach the value of more than 40 l\/m2. During the summer, the daily average<\/p>\n
of rainfall is only around 1 l\/m2.<\/p>\n
The physical distribution of average annual quantities of rainfall shows a relatively fair<\/p>\n
consistency in the zone immediately near the sea.<\/p>\n
The average annual quantity of rainfall <\/i><\/b>in Ulcinj is 1109,0 l\/m2 (the least at the Seaside).<\/p>\n
Wind, as the element of climate, at certain stations (for the period 1981-1995) shows<\/p>\n
different values of the frequency of directions and velocity, as well as the occurrence of<\/p>\n
calms.<\/p>\n
The frequency of occurrence for the Seaside in general characterize, as dominant, the winds<\/p>\n
from north-east and south-west, while in certain stations some specific characteristics are<\/p>\n
identified. The following is characteristic for Ulcinj: northeast (16.8%), east (16.3%), eastnortheast<\/p>\n
(11.6%), west (8%), west-southwest (7.7%), and north-northeast (7.4%), and only<\/p>\n
3.9% of calm.<\/p>\n
For the whole Seaside maximum velocity <\/b>have the winds from northern and southern<\/p>\n
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<\/p>\n
maximum speed the southwest wind (17 m\/s, with frequency 3.6%).<\/p>\n
The extreme annual wind blows at the Seaside have average speed of 33 m\/s (120 km\/h),<\/p>\n
and in Ulcinj 20 m\/s (72 km\/h) +\/- 5.38 m\/s.<\/p>\n
Relative air humidity shows a very stable pattern throughout the year. The maximum of<\/p>\n
average monthly values occurs during intermediary months (April-May-June and September-<\/p>\n
October), and the minimum mainly during the summer period, in some cases even during<\/p>\n
January and February.<\/p>\n
The values of average annual relative air humidity for Ulcinj are 65.9% (min 61.5% in July,<\/p>\n
max 69.3% in May).<\/p>\n
The increased values of cloudiness are characteristic of winter part of the year, contrary to<\/p>\n
the summer when these values are low. At the Seaside, during the year, at average there<\/p>\n
are 42 percent (42%) of the sky is covered with clouds. The cloudiness in the summer is<\/p>\n
lower than the average annual for about 40%.<\/p>\n
The average annual cloudiness for Ulcinj is 4.13 (min 1.8 in July and August, max 5.5 in<\/p>\n
December).<\/p>\n
On the average, the Seaside has around 2455 hours of sunny days, of which 931 hours in<\/p>\n
summer months (June, July and August), i.e. around 40%of annual sunny days belongs to<\/p>\n
one quarter of the year. In winter the sunny days is significantly reduced. During January the<\/p>\n
Seaside has only 125 hours, which is 5% of the annual value.<\/p>\n
Daily, during the entire year the Seaside has on the average around 7 hours of sun shine,<\/p>\n
with daily oscillations from +\/- 3.5 hours.<\/p>\n
The average monthly value of sunny days for Ulcinj is 212.90 (max 332.0 in July).<\/p>\n
Hydrographic characteristics<\/p>\n
There are no detailed information about the relief of sea bottom along this part of the coast,<\/p>\n
except for the part of maritime zone gravitating towards the coast of the municipality Ulcinj<\/p>\n
(according to the research of the Institute of Marine Biology- Kotor), where shore and \u201c\u0161elf\u201d<\/p>\n
are clearly developed, i.e. littoral ring (up to 200 m of depth) and the first part deep sea<\/p>\n
system. Shore is the narrow zone of sea bottom, lying between high and low water and thus<\/p>\n
it has the amphibious character, because during low tide it is covered by sea, and during<\/p>\n
high tide it is above the sea level. This zone is very much exposed to the mechanical<\/p>\n
activities of sea water and has frequent and periodic changes of physical-chemical<\/p>\n
conditions of environment. The beaches of Ulcinj are typical examples of developed shore.<\/p>\n
\u201c\u0160elf\u201d or littoral system is the part of sea bottom, which extends after shore usually in mild<\/p>\n
slope and spreads in the maritime zone in front of Ulcinj up to around 200 m of depth. There<\/p>\n
are three main and well-developed types in the physical structure of the sea bottom \u2013<\/p>\n
craggy, sandy and silty bottom \u2013 whose particles are of land and sea origine.<\/p>\n
The sea currents along the Montenegrin seaside are under immediate impact of the currents<\/p>\n
in the south Adriatic, whose greatest speeds range from 42 (incoming current) to 88 cm\/s<\/p>\n
(outgoing current, along Italian coastline) and up to six times greater than the ones in other<\/p>\n
parts of the Adriatic Sea. The main surface current moves from southeast towards northwest<\/p>\n
with speed of 42 cm\/s following the sea coastline from the strait of Otranto towards the<\/p>\n
northern part of the Adriatic.<\/p>\n
The salinity of sea water varies. The values of 29.70%, and lower, were registered in the<\/p>\n
area under the impact of river Bojana. At the same time, these values at the open sea<\/p>\n
increase up to 39%, in the periods of stronger inflow of the Mediterranean water.<\/p>\n
The sea color along the Montenegrin coast is blue, blue-green or green-blue, depending on<\/p>\n
the cloudiness, the nature of bottom and vegetation along the coast. In more than 90% it is<\/p>\n
unchanged, and it changes only in the part of the shore which is in the part of Bojana inflow.<\/p>\n
At the very mouth of Bojana river, the water color ranges from yellow-green to darkish yellow<\/p>\n
and dark yellow. Very dark blue to deep blue sea color is typical for the open waters of the<\/p>\n
south Adriatic Sea.<\/p>\n
The transparency of water in the greatest part of the coastal area of the Montenegrin seaside<\/p>\n
reaches to the bottom, except for the part exposed to the inflow of Bojana. Reduced and<\/p>\n
often small transparency of water at the mouth of river Bojana expands to Mala ulcinjska<\/p>\n
plaza. Towards the open sea the transparency increases, and in the middle part of the local<\/p>\n
waters it reaches the highest values up to \u2013 60 m.<\/p>\n
The average annual sea temperature is 17.1\u00b0C.<\/p>\n
The average monthly value for Ulcinj is 17.6\u00b0C. The average monthly values with<\/p>\n
temperature higher than 20.1\u00b0C occur in the period June-October (max 25.8\u00b0C in August).<\/p>\n
The average daily sea temperatures show very stable values. On the entire Seaside, on 20%<\/p>\n
of days per annum the temperature is bellow 16.5\u00b0C; 50% of the days bellow 17.9\u00b0C; 90% of<\/p>\n
days bellow 20.1\u00b0C; while only on 10% days, the temperature exceeds 20.1\u00b0C (on 40% days<\/p>\n
the temperature is between 17.9\u00b0C and 20.1\u00b0C).<\/p>\n
The direction of wave movement on the Montenegrin seashore is defined on the basis of<\/p>\n
registered frequency in certain stations, with the exemption of occurrences when the sea is<\/p>\n
without waves (calm). From the available information, the sea without waves is (not)<\/p>\n
registered in the station Ulcinj. The evident frequency of wave movement at station Ulcinj<\/p>\n
has east (41.5%), south (28.8%), then southwest and west direction (12.7%, i.e. 12.5%).<\/p>\n
The waves are more frequent in the winter, as follows: from the north (January, February,<\/p>\n
march), and south (November). The most frequent are waves high 0.5 to 1.5 (59-71%), while<\/p>\n
there is less frequency of high waves over 1.5 m (6-8%), mainly after long-lasting winds and<\/p>\n
from southern direction, and waves over 4.5% are the most rare (0.1%).<\/p>\n
The condition of the sea surface is described according to international grading from 0 to 9.<\/p>\n
Gradation calm smooth sea (0) in Ulcinj actually never occurs; mild waves (2) occur in 66.9%<\/p>\n
of cases, and slightly wavy (3) 16.0%. The frequency of other conditions of sea surface (4-7)<\/p>\n
is far less occurring, while the extreme situations, when the sea is very heavy (8) or<\/p>\n
extremely very heavy (9) are very rare cases.<\/p>\n
Pedological (soil) characteristics<\/p>\n
Several types of soil, with different physical-chemical features and quality are characteristic<\/p>\n
for pedological cover within the area of Velika plaza.<\/p>\n
Marine sand and gravel, created by sea waves, which formed it and settled it down along the<\/p>\n
low shore, appears in the area of Velika plaza Ulcinj and Ada. This is the widest open space<\/p>\n
of very fine, almost dusty sand in Montenegro.<\/p>\n
The alluvial soil appears in Donji Stoj and Gornji Stoj, river island Ada and on the riverbanks<\/p>\n
of Bojana. These soils, of mostly sandy-clayey composition, cover the lowest terrains and<\/p>\n
are therefore under the impact of close ground waters, which effect their \u201cgleization\u201d i\u201cturning<\/p>\n
into ponds\u201d processes, followed by the process of salting under the impact of sea water.<\/p>\n
The soil next to Bojana River becomes salted through its waters, also. In the coastal zone of<\/p>\n
this watercourse, the soil is also exposed to flooding, at sections without built dams.<\/p>\n
The mentioned processes are, mainly, present in micro-depressions in the area of Ulcinj<\/p>\n
(also known as \u201cknete\u201d). The soil in micro-depressions of Ulcinj area, IV-VI class of quality, is<\/p>\n
covered with swampy and marshy vegetation, and represents an excellent wildlife habitat,<\/p>\n
especially for birds. The higher grounds of Donji Stoj and Gornji Stoj, i.e. Brijeg mora and<\/p>\n
Spatula (2.2 \u2013 2.9 mnv), have better quality (III-IV class). This soil, partly cultivated, is<\/p>\n
dominantly used for the agriculture production of vegetables and fruits especially citrus fruits,<\/p>\n
then cereals and flowers; one part is under meadows and pasture grounds; while the main<\/p>\n
part of the area is covered in woods and low plants. The current quality of soil in Stoj and<\/p>\n
Ada (II and IV, rarely V quality class), may be improved up to one or two classes.<\/p>\n
Swamp-clayey soil appears on a small area of Spatula (at the hinterland of Velika plaza) and<\/p>\n
on Ada. The quality of this soil is bad (VI class), but may be improved and turn into cultivated<\/p>\n
and productive soil.<\/p>\n
Flora and fauna<\/p>\n
The research shows that typical for the eastern part of Velika plaza (around the mouth of<\/p>\n
Bojana river) and river island Ada is great biological diversity. Contrary to that, in the western<\/p>\n
part of Velika plaza the anthropogenic impacts may be clearly observed.<\/p>\n
The area of dunes (high grounds of sand detritus) as a habitat has special value for plants<\/p>\n
which favour salty terrains (halophytes). This is the habitat of a much endangered plant \u2013<\/p>\n
sand lily (Pancratum maritimum), which was entered in the National red list. Velika plaza and<\/p>\n
Ada are the last resort of salt soil plants on the Montenegrin coast. Beach access roads<\/p>\n
partly had impact on destroying the dune vegetation.<\/p>\n
The density and size of mixed woods increases towards the east in direction of river island<\/p>\n
Ada. Opposite to it, in the western part, the decrease of woods is noticeable. In some parts<\/p>\n
within the woods area there are built facilities.<\/p>\n
Hardwoods are composed of oak, poplar-tree, weeping willow, alder and other hardwood<\/p>\n
trees. Skadar Oak (Quercus robur L. Ssp scutariensis Cernj) is under special protection.<\/p>\n
On the other hand, the vegetation of meadows and ponds has, as estimated, the medium<\/p>\n
biotope values. Insignificant biotope value belongs to pine-wood, planted behind the zone of<\/p>\n
dunes, which provides stabilization for sandy terrain and sun protection.<\/p>\n
According to the Study on Impact of Tourism Development on Environment (prepared in<\/p>\n
2002 and 2003 as a study basis for the Regional Master Plan for Tourism Development for<\/p>\n
the Ulcinj region) the greatest ecological vulnerability and greatest value have the vegetation<\/p>\n
of halophytes in the dune zone and mixed woods.<\/p>\n
Important biotopes of flora:<\/p>\n
– coast zone with halophyte vegetation<\/p>\n
– existing woods in the eastern part and river island Ada, with oak, alder, ash-tree,<\/p>\n
poplar-tree and willow<\/p>\n
– smaller groups of trees in the west, with Skadar Oak<\/p>\n
– wood zone in the west part of Velika plaza with Skadar oak, ash-tree and poplartree Important biotopes of fauna:<\/p>\n
– both banks of Bojana river<\/p>\n
– eastern part of Velika plaza and Ada river island (important habitats for lizards<\/p>\n
and salamanders)<\/p>\n
– dunes as habitat for lizards<\/p>\n
Important biotopes of ornitho-fauna:<\/p>\n
– eastern part of Velika plaza (important bird nests)<\/p>\n
– sea zone in front of the mouth of Bojana river into the Adriatic sea (source of food<\/p>\n
for migratory birds)<\/p>\n
– river island Ada, important area of nests and food for pygmy cormorant<\/p>\n
(Phalacrocora pigmaeus) and other rare birds.<\/p>\n
– Sasko Lake and Solana are situated out of the area of Velika plaza, but they<\/p>\n
represent an important habitat for birds in their vicinity.<\/p>\n
Important biotopes for herpethofauna:<\/p>\n
– ponds and swamps, especially in the eastern part of Velika plaza. they should be<\/p>\n
protected, and where it is not possible (within the future construction sites), the<\/p>\n
animal species must be moved and settled on another area with expert<\/p>\n
assistance.<\/p>\n
Types of landscapes<\/p>\n
The landscape of hygrophilous woods and bushes is typical for the flooded area of Ulcinj.<\/p>\n
Seaside parts of channel Port Milena and Bojana river, beginning from the sea coast and<\/p>\n
then along its course through Montenegro, are covered with woods of white and brittle willow<\/p>\n
and bushes of reed and tamarisk, which border them and separate from sandy dunes and<\/p>\n
swampy alluvial valley of Ulcinj field. In the back of this harmonious landscape, high Albanian<\/p>\n
mountains Prokletije rise. Special charm comes from the attractive \u201ckalimere\u201d \u2013 traditional<\/p>\n
wooden water-huts with fishermen nets, which make the landscape recognizable.<\/p>\n
Swampy landscape covers the wide alluvial valley of Bojana river and surroundings of<\/p>\n
Zoganjsko blato (Zoganj mud). The large or small, compact, mainly clear groups of swamp<\/p>\n
plants, richly grown with the domination of reed, rushes and bull-rush are typical for this<\/p>\n
recognizable landscape. According to its physiognomic-forming characteristics it belongs to<\/p>\n
monotonous landscapes of low aesthetic value.<\/p>\n
Dune landscape covers the area of Velika plaza and coast zone of river island Ada. It is a<\/p>\n
zone of 13 km length, and width from several tenths to several hundreds of meters (400).<\/p>\n
The specific character of the landscape is formed by: very fine sand, clear micro-relief which<\/p>\n
quickly changes under the intensive impact of wind and waves, and rich vegetation of dunes<\/p>\n
(Ampholiteum mediterraneum). In the seaside area, the shifting sand is prevailing, and in the<\/p>\n
middle area clayey sand soils grown with high grass (Ammophila arenaria, etc.) are<\/p>\n
dominant. In depressions, in the hinterland of Velika plaza, hygrophilous bushes with reeds<\/p>\n
and woods with ash-tree and Skadar oak are present. This unique natural landscape is<\/p>\n
modified at the beginning of Velika plaza by the construction of hotel-tourist complex of<\/p>\n
buildings with arranged parks, in which exotic species prevail.<\/p>\n
Sandy beaches landscape covers the Velika plaza of Ulcinj, which has no equal on this part<\/p>\n
of the Adriatic coast by its size, characteristics and origin. It is long around 12 km, and the<\/p>\n
width of sand is about 50m. The beach was formed by fine grained sand, which comes into<\/p>\n
sea together with Bojana river. The beach sand easily moves by the wind, so in the<\/p>\n
hinterland the dune zone is formed, wide about several tenths to several hundreds of meters.<\/p>\n
In addition to fairly uncontrolled exploitation of detritus, Velika plaza in Ulcinj is relatively<\/p>\n
stable and so far the trend of erosive processes has not been identified.<\/p>\n
Built structures <\/i><\/b><\/p>\n
In addition to nudist settlement on the river island Ada, only on a small part of the territory on<\/p>\n
the northwest part of Velika plaza, hotel and apartment facilities were built. Those facilities<\/p>\n
were built 20 to 30 years ago in the socialist uniform style; they are simple and of lower<\/p>\n
category, but thanks to the beach and rather favourable prices they still have adequate<\/p>\n
clientele.<\/p>\n
Tourist complex \u201cOtrant\u201d is located at the beginning of Velika plaza in the area between the<\/p>\n
coast, channel Port Milena and the main road that connects Velika plaza with Ulcinj. The<\/p>\n
surface of the complex is around 60 ha.<\/p>\n
The following facilities were built in this area: hotel \u201cOtrant\u201d; rent-a-vile; reception desk;<\/p>\n
parking, road and pedestrian paths.<\/p>\n
Tourist settlement \u201cVelika plaza\u201d is located in the area between the sea shore and main road,<\/p>\n
i.e. between the complex \u201cOtranto\u201d and free space of the beach.<\/p>\n
In this settlement there are: hotel \u201cLido\u201d; hotel \u201cBelvi\u201d; hotel \u201cOlimpik\u201d; other hotel facilities;<\/p>\n
ancillary buildings; parking; roads; arranged green areas.<\/p>\n
Regardless of the fact that certain groups of facilities, due to their function and purpose were<\/p>\n
grouped into settlement complex in terms of infrastructure, communications, joint sport fields<\/p>\n
and arranged areas, they all make one entity.<\/p>\n
In the forest zone, in the western part of Velika plaza, there is a temporary settlement built<\/p>\n
for displaced persons. It is made of wooden huts on stilts (that used to be a camp). Next to it,<\/p>\n
there is a vacancy resort with small bungalows of bad quality, which was categorized with<\/p>\n
one star.<\/p>\n
In the hinterland of Velika plaza, in settlements Donji Stoj and Gornji Stoj, north from the<\/p>\n
road R 15, there are many individual objects with appartments for tourists. Those objects do<\/p>\n
not have typical style of construction, which make the town lose its distinctive qualities and<\/p>\n
recognizability in its wider area. South from the road there are individual houses, usually in<\/p>\n
private property.<\/p>\n
There are several facilities on the way out of town, along the road R15, near the bridge<\/p>\n
towards river island Ada (group of fish restaurants) and individually on the beach.<\/p>\n
The road R15 is the main communication between Ulcinj and Velika plaza. On the way out<\/p>\n
from Ulcinj the road is built in four lanes. The traffic jam occurs on the bridge over Port<\/p>\n
Milena, because there is room only for two lanes. According to GUP of Ulcinj a new bridge<\/p>\n
was planned at around 500 m to the north, which should be connected with the new<\/p>\n
boulevard.<\/p>\n
Along the sea shore, over Rt Djeran, there is a pedestrian path from the town of Ulcinj to<\/p>\n
Velika plaza, which is very narrow and therefore not quite passable.<\/p>\n
Cadastre (land-registry) information<\/p>\n
The area of Velika plaza is included in two cadastral municipalities Donji Stoj and Gornji Stoj.<\/p>\n
According to the information from the Real Estate Agency of the Republic of Montenegro, for<\/p>\n
the part which is within the Maritime zone (it is the part next to the road), it is possible to<\/p>\n
identify the following land structure.<\/p>\n
The total surface of area in parts k.o. along the sea shore and river Bojana is 2.367,6 ha, of<\/p>\n
which around 76% is fertile soil, and 24 % unfertile (constructed area).<\/p>\n
Within the fertile soil 50.4% is under pastures and 13.2% under meadows, 32.1 % under<\/p>\n
woods, 2% under cultivated fields, and irrelevant rest of 0.4% under orchards, vineyards and<\/p>\n
reeds.<\/p>\n
The owner structure shows that there are only 17% in private property, and in state property<\/p>\n
around 83%. Around 20% of fertile soil is in private property, and only 1% of infertile soil.<\/p>\n
3. STRATEGIES OF PHYSICAL PLAN \u201cMORSKO DOBRO\u201d <\/b><\/p>\n
The established division into key zones at the level of the Republic was the basis for further<\/p>\n
zoning of the area on the Montenegrin seaside, also having in mind other particularities of<\/p>\n
local governance units.<\/p>\n
Thus on the basis of physical characteristics, established potentials and limitations,<\/p>\n
development directions, defined network of settlements and centers, the division into smaller<\/p>\n
units (with length of several kilometers) was proposed, in which the final, and also the basic<\/p>\n
level, represents the area of Maritime zone, on the land as well as in the sea.<\/p>\n
Zones and sections planned in this manner represent significant instruments for the plan<\/p>\n
implementation, i.e. elaboration from the wider, republic and regional, to the local level.<\/p>\n
During the draft of these recommendations in general the following plans, i.e. their solutions,<\/p>\n
unless they were contrary to the basic statements of this plan, adopted recommendations for<\/p>\n
sustainable use of space, protection of biodiversity and area, were conformed to. In that way<\/p>\n
their flexibility, implementation and facilitated monitoring of all proposed solutions given in<\/p>\n
current plans, numerous studies and researches, officially adopted strategies, are achieved,<\/p>\n
and thus these short recommendations may be considered as collection of all used<\/p>\n
resources.<\/p>\n
In PP MD, the folowing guidelines for sections that cover the wider zone of Velika plaza are<\/p>\n
given:<\/p>\n
65. Rt Djeran \u2013 Port Milena (Djeran, bay and channel Milena) <\/b><\/p>\n
\u2022 tourist complex at Rt Djeran<\/p>\n
\u2022 settlement structure (housing, tourist, service and public programs)<\/p>\n
\u2022 alternative commercial mooring around the river mouth <\/i><\/p>\n
\u2022 protection of authentic landscape of Rt and channel with \u201ckalimere\u201d<\/p>\n
\u2022 undersea archeological locality \u2013 rt Djeran<\/p>\n
66. Velika plaza (Velika plaza \u2013 Ada; external sea coast) <\/b><\/p>\n
\u2022 tourist complex organized in 6 modules (in the northwest part)<\/p>\n
\u2022 settlement structure (housing, tourist, service and public programs) next to the<\/p>\n
highway in the function of tourist settlement<\/p>\n
\u2022 zone of wood and macchia (dense evergreen underbrush) (between tourist<\/p>\n
settlements)<\/p>\n
\u2022 sports and services zone (between the groups of existing and planned hotels)<\/p>\n
\u2022 more seasonal moorings<\/p>\n
\u2022 zone of vegetation on dunes in the hinterland of the beach<\/p>\n
\u2022 nature preserve (in the southeast part) with woods, swamps and meadows<\/p>\n
\u2022 restaurants zone (near the bridge for Ada \u2013 traditional \u201ckalimere\u201d and restaurants)<\/p>\n
\u2022 public-arranged bathing places Velika plaza with parts for hotels in the hinterland<\/p>\n
\u2022 natural beaches in the southeast part<\/p>\n
\u2022 preservation of authentic landscape, vegetation of dunes, swamps and forests \u2022 undersea archeological locality in the coastal area<\/p>\n
67. Ada Bojana (Velika plaza Ada, external sea shore and river Bojana) <\/b><\/p>\n
\u2022 tourist complex in the northwest part of the river island (part of the island to be left for<\/p>\n
nudist center)<\/p>\n
\u2022 \u201ceco-marina\u201d on Bojana<\/p>\n
\u2022 sandy beach<\/p>\n
\u2022 vegetation zone on dunes in the hinterland of the beach<\/p>\n
\u2022 nature preserve (in the southeast part) with woods, marshes and meadows<\/p>\n
\u2022 hotel arranged bathing place<\/p>\n
\u2022 natural beaches in the southeast part<\/p>\n
\u2022 preservation of authentic landscape, vegetation of dunes, marshes and forests<\/p>\n
Environmental protection <\/i><\/b><\/p>\n
The draft of PP MD proposes the following localities, which have the greatest number of rare<\/p>\n
plant species and communities, for protection as reserves of halophyte flora:<\/p>\n
a) saline areas near Tivat (abandoned Tivat and Soliosko polje) and Ulcinjsko polje<\/p>\n
(Stoj \u2013 Hinterland of Velika plaza) where the following plants grow: Arthrocnetum <\/i><\/p>\n
fruticosum (L.) Moq., Aster tripolium L., Buplerum tenuissimum L., Crypsis aculeate <\/i><\/p>\n
(L.) Ait., Limonium angustifolium (Tausch) <\/i><\/p>\n
b) combined halophyte and psammophyte habitats on sands, where the following<\/p>\n
species grow: Eryngium maritimum L., Cakile Maritima Scop., Eryngium maritimum <\/i><\/p>\n
L., Calystegia soldanela L.R.Br., Polygonum maritimum L. etc<\/i>.<\/p>\n
Sludgy salty shores are common on the Montenegrin coast, with links Thero-salicornion and <\/i><\/p>\n
Aerthoonemion fruticosi. <\/i>These habitats are mainly related to Ulcinj saltworks, mouth of river<\/p>\n
Bojana, Grbaljsko polje, abandoned Tivat saline areas, the area of Igalo, etc. These habitats<\/p>\n
are very specific and one of the rare habitats of this type on the Balkan Peninsula.<\/p>\n
Also important for the protection of fauna is the protection of habitats that provide safe<\/p>\n
shelter to significant representatives of wildlife.<\/p>\n
PP MD defines new proposals for providing protection (for flora and fauna, their diversity,<\/p>\n
surroundings \u2013 landscape, etc.) which are categorized according to IUCN categorization for<\/p>\n
managing the protected areas.<\/p>\n
The hinterland of Velika plaza (Donji Stoj) was proposed for the VI category of management.<\/p>\n
It is considered to be the major fauna area on the Coast. The protection of natural area that<\/p>\n
is out of the Coastal zone border should be resolved through the joint effort of municipality<\/p>\n
Ulcinj and PE \u201cMorsko dobro (Maritime zone)\u201d. The greatest part of Velika plaza hinterland<\/p>\n
along with the part of the beach (as set by the experts after necessary researches) should be<\/p>\n
excluded from the building of tourist complexes. The tourist exploitation should be adjusted<\/p>\n
to the category of area protection. The part that is in the maritime zone should be excluded<\/p>\n
from the hunting offer, especially from offer for foreign huting tourism. Sand excavation, and<\/p>\n
logging should be excluded, and pasture areas should be designated. The restraints and<\/p>\n
conflicts with local inhabitants should be settled in court, by compensations, etc.<\/p>\n
Category VI, according to IUCN, means the protected area whose resources are managed<\/p>\n
through sustainable use of natural eco-systems. The purpose of management is the longterm<\/p>\n
protection of biodiversity and other natural values of the area, by promoting the<\/p>\n
management practice based on sustainability, the protection of the base of natural resources<\/p>\n
from purpose changes which would damage the biodiversity of the area, contribution of the<\/p>\n
area in national and regional development.<\/p>\n
4. STRATEGIES OF GENERAL PLAN FOR ULCINJ <\/b><\/p>\n
The scope of GUP (General Urban Plan) of Ulcinj includes the coastal area of the Ulcinj<\/p>\n
municipality, a coastal belt of width of 1 to 5 km and length around 30 km.<\/p>\n
Besides the town of Ulcinj, i.e. the town territory of Ulcinj, the scope also includes the<\/p>\n
territory and parts of surrounding settlements: Kruta, Bratica, Kolonza, Pistula, Zoganje,<\/p>\n
Donji Stoj and Gornji Stoj, where the tourist zones S. Ulcinj, Valdanos, Velika plaza and Ada<\/p>\n
are located.<\/p>\n
The area included amounts to 9.021 ha, of which only 30% of land is built and arranged<\/p>\n
surface. The greater part is covered in woods, olive fields, wetlands, agricultural land,<\/p>\n
beaches, etc.<\/p>\n
The most important strategies of the development of town territory are as follows:<\/p>\n
– the linear organization of the territory at a greater part of the coastal area and its<\/p>\n
connection to the existing longitudinal road,<\/p>\n
– the main city center or central zone is formed on the stretch from Mala plaza to<\/p>\n
Port Milena,<\/p>\n
– secondary centers are formed in some tourist and housing centers in town and at<\/p>\n
Velika plaza, Donji Stoj, Zoganje and surrounding settlements,<\/p>\n
– the service zone and the zone of pure industry is located in the zone of Kodra.<\/p>\n
Tourism<\/p>\n
The planning of accommodation facilities in the area of GUP Ulcinj is mainly based on the<\/p>\n
natural potentials, i.e. on areas and capacities of beaches and free terrains adequate for<\/p>\n
building, terrains with network infrastructures, etc. The scope and structure of<\/p>\n
accommodation facilities was also influenced by the fact that Ulcinj is a typical area of mass<\/p>\n
tourism, where one may count on the standard tourist season of 150 days, and also by the<\/p>\n
fact that this area has good geographical position, favourable ambient and conditions for<\/p>\n
prevention and treatment of some illnesses, and other benefits.<\/p>\n
Planned capacities of tourist accommodation<\/p>\n
Hotels and <\/b><\/p>\n
tourist <\/b><\/p>\n
settlements <\/b><\/p>\n
Camps Private <\/b><\/p>\n
accommodation <\/b><\/p>\n
Other Total <\/b><\/p>\n
Stari Ulcinj – 800 200 – 1.000<\/p>\n
Valdanos 500 1.200 – 1.500 3.200<\/p>\n
Ulcinj – town 1.500 – 9.000 500 11.000<\/p>\n
Novi Ulcinj 13.600 – 6.750 – 20.350<\/p>\n
V. plaza – west 10.850 4.500 3.000 2.600 20.950<\/p>\n
V. plaza – east 5.350 8.250 – 3.500 17.100<\/p>\n
Ada 2.500 – – – 2.500<\/p>\n
Hinterland – – 200 500 700<\/p>\n
Total 34.300 14.750 19.150 8.600 76.800 <\/b><\/p>\n
Still, having in mind the material possibilities of this area it is estimated that by the end of the<\/p>\n
planned period from the total planned capacities 48.000 beds will be able to realize. The rest<\/p>\n
of the tourist capacities will be realized in the post-plan period. In addition to the planned<\/p>\n
capacities, for the purposes of tourism development, the construction of a marina with 1.100<\/p>\n
moorings is proposed, which is enabled by the bay Porto Milena, then the construction of<\/p>\n
port for nautical tourism bellow the Old town Ulcinj, special docks in Valdanos and Ada, then<\/p>\n
centers for sport fishing at Bojana and centers for positioning and renting boats.<\/p>\n
The size of tourist turnover provides Ulcinj with the possibility to develop catering facilities.<\/p>\n
The capacities and network of catering facilities has to follow the tourism development and<\/p>\n
its needs, which means the adequate development of accommodation and other capacities<\/p>\n
relating to tourist centers.<\/p>\n
The zone \u201cVelika plaza \u2013 west\u201d \u2013 covers the central area of Velika plaza, i.e. the area<\/p>\n
between the regional road Ulcinj \u2013 Ada and the sea. Planned capacities 20.950 (hotels<\/p>\n
10.850, camps 4.500, other 5.600).<\/p>\n
These programs will be built in three groups of about the same capacity: group I: 4.340 beds<\/p>\n
in hotels; group II: 3.750 beds in hotels and 2.880 beds in camps; group III: 3.500 beds in<\/p>\n
hotels, 1.620 in camps, and 3.100 hostels. Between the groups, the green spaces are<\/p>\n
foreseen with sport-recreational fields, parking lots, service and entertainment facilities, etc.<\/p>\n
Each of these units shall be provided relative independence in the daily tourist activities.<\/p>\n
The zone \u201cVelika plaza \u2013 east\u201d covers the eastern part of Velika plaza, i.e. the area between<\/p>\n
Velika plaza \u2013 west and river Bojana. The capacities are 13.590 (hotels 5.340 and camps<\/p>\n
8.250).<\/p>\n
These capacities are planned in two groups: group IV \u2013 hotels and group V \u2013 camps.<\/p>\n
Between the stated groups, green spaces for resting, sport and recreation are planned, and<\/p>\n
the eastern part is intended for agriculture.<\/p>\n
Sport and recreation<\/p>\n
For mass and organized recreation, considering the character and importance of the town of<\/p>\n
Ulcinj, the following zones and areas are planned:<\/p>\n
– main sports and recreational center as a special zone, located in the area of<\/p>\n
Porto Milena, including: sports field for 10.000 spectators, closed and open<\/p>\n
areas (football, tennis, athletics, basketball, water sports, etc.) for the needs of<\/p>\n
citizens and tourists, sports\u2019 associations and professional sport players and<\/p>\n
other participants;<\/p>\n
– the zone of public green areas and tourist zones, within which sport fields and<\/p>\n
playgrounds for mass sport-recreational activities are planned;<\/p>\n
– zone for picnics, encompassing the area of Bijela Gora, Valdanos, Pinjes, Sas<\/p>\n
Lake, etc.<\/p>\n
Within the tourist zones, the following beaches are planned to be arranged: Stari Ulcinj<\/p>\n
(5.000 m2), Valdanos (120.000 m2), Velika Plaza (500.000 m2), Ada (210.000 m2), which is<\/p>\n
in total 727.000 m2.<\/p>\n
Green areas<\/p>\n
The green areas along the coast cover the space between the beach and hinterland. It is a<\/p>\n
belt of various width, which in most cases concerns the tourist complexes areas, and rarely<\/p>\n
the agricultural land and independent forests and maquis.<\/p>\n
This belt has the most delicate role, because at the same time it has to fill the landscape with<\/p>\n
elements of art values and provide that this area has all planned sport, recreation,<\/p>\n
entertainment programs and other facilities necessary in the period of tourist season.<\/p>\n
Regarding its composition, the green areas should be fitted in the relief so that he existing<\/p>\n
sandy beaches and dunes keep their specific characteristics.<\/p>\n
The quantity of green areas should improve the micro climatic conditions, stop the movement<\/p>\n
of sand, reduce the unfavourable winds, increase the quantity of air humidity, support the<\/p>\n
groundwater regime and add the beauty to the landscape by rich Mediterranean flora. The<\/p>\n
planting of high and middle plants should not be done too close to the water, but instead<\/p>\n
leave the sandy beach as a wide belt and keep that natural phenomenon untouched, as the<\/p>\n
greatest value of this locality.<\/p>\n
Master plan for Tourism Development in Montenegro gives special attention to Ulcinj Riviera.<\/p>\n
The destination Ulcinj shall integrate fully:<\/p>\n
\u2212 with the market oriented, clearly positioned brand of bathing, sport and experience<\/p>\n
tourism, with authentic identity, high quality standard and adequate image;<\/p>\n
\u2212 with total 30-40.000 hotel beds, categories 3 and 4 stars at locations: Ulcinj \u2013 town,<\/p>\n
Velika plaza\/ Ada and bay Valdanos;<\/p>\n
\u2212 with additional accommodation capacities in boarding-houses and family hotels, in<\/p>\n
private rooms, villages and rural households, and also in camps in the hinterland and at<\/p>\n
Skadar lake;<\/p>\n
\u2212 with tourist infrastructure, which shall connect all features of interest\/sights and offer a<\/p>\n
wide spectre of different recreational alternatives, in order to meet the needs of most<\/p>\n
varied segments of market and provide a long summer season;<\/p>\n
\u2212 into a complete product, which shall not only emphasize the features of its identity, but<\/p>\n
also, for the best interest of sepcific tourism position, foster and further develop and rebuild<\/p>\n
them into atractive natural parks with exotic flora and fauna.<\/p>\n
\u2212 As a precondition of sustainable development, a permanent infrastructure for water and<\/p>\n
energy supply, waste and wastewater treatment, in accordance to internationally<\/p>\n
accepted standards, should be built.<\/p>\n
\u2212 Traffic connection with airport Podgorica shall be improved after the construction of<\/p>\n
tunnel Sozina.<\/p>\n
The regional master plan for tourism development in the region of Ulcinj has reccommended<\/p>\n
Velika plaza as a model of location for the development of high-quality tourist complex,<\/p>\n
\u2212 because the area of this beach represents a unique place on the eastern coast of the<\/p>\n
Adriatic Sea, and its main part is in the government ownership, thus the complicated<\/p>\n
property matters neednot to be resolved,<\/p>\n
\u2212 because in this area so far not much was built, so it represents a chance to make \u201ca<\/p>\n
great and permanent uniquely tailored concept\u201d, unusual for the Mediterranean,<\/p>\n
\u2212 because the size of the area enables permanent, and still intensive use to the extent that<\/p>\n
a significant economical effects, both for the region and Montenegro, may be achieved,<\/p>\n
\u2212 because Ulcinj, due to its geographical position at the borger, has remained so far<\/p>\n
undeveloped in terms of tourism, and<\/p>\n
\u2212 because the neighboring with Albania enables cross-border cooperation in many tourism<\/p>\n
areas.<\/p>\n
The planned aim starts with total cca 30.000 hotel beds and all ancilliary facilities, which<\/p>\n
should be built in separate development stages, over the next 10 to 20 years.<\/p>\n
The autonomy of Velika plaza enables isolated development, which does not have negative<\/p>\n
impact on other beach locations in Montenegro, and may not be threatened by them either.<\/p>\n
Velika plaza was chosen as a model-project in order to avoid unplanned building and at the<\/p>\n
same time define the aim framework for economically attractive and ecologically acceptable<\/p>\n
gradual reconstruction.<\/p>\n
6. PROGRAM PART <\/b><\/p>\n
Taking into consideration the guidelines from PPMD, current GUP of Ulcinj and regional<\/p>\n
master plan for tourism development, the goal is to create a tourist zone with 30.000 hotel<\/p>\n
beds at Velika plaza. From the aspect of tourism planning, it is important to find the relation<\/p>\n
between green areas and the number of beds, as follows 100 m2 of building land per one<\/p>\n
tourist i.e. one bed. This certanly contributes to the high quality in tourism and also shows<\/p>\n
great responsibility in the use of Velika plaza. From the relation surface\/bed arises the<\/p>\n
limitation of hotel bed capacities for Velika plaza.<\/p>\n
Spatial-functional concept<\/p>\n
The basic elements of this development concept are:<\/p>\n
\u2212 focusing on north-west part of the beach,<\/p>\n
\u2212 protection of its ecologically vulnerable south-east part,<\/p>\n
\u2212 tourist development in six modules, separated from each other by green zones,<\/p>\n
\u2212 the protection of coastal area,<\/p>\n
\u2212 standard of 100 m2 of green zone per bed.<\/p>\n
The construction on Velika plaza focuses on the western part, and ecologically vulnerable<\/p>\n
area in the eastern part shall be kept free as a natural park and protected from<\/p>\n
anthropogenic influence. The construction shall be divided into single units, so called<\/p>\n
\u201cmodules\u201d, which will be separated by public free zones. These green zones separate<\/p>\n
building facilities, prevent the apperance of continuous settlement, and inhabitants and<\/p>\n
tourists shall use them as recreational areas. The area north from Velika plaza should also<\/p>\n
be arranged, i.e. the area of Donji Stoj and Gornji Stoj, near the beach. The green zone<\/p>\n
should be extended further on towards Solana, and its shaping into green lanes in the<\/p>\n
northern part would make the impression that Solana is connected to the beach zone.<\/p>\n
The purpose of the area<\/p>\n
The area of Velika plaza is divided into several zones. From west towards east, as follows:<\/p>\n
\u2212 zone with existing hotels<\/p>\n
\u2212 new tourist zone with 5 modules for the construction of facilities, separated by green<\/p>\n
zones<\/p>\n
\u2212 transitional zone with one smaller module and a golf course<\/p>\n
\u2212 natural zone (reserve)<\/p>\n
Existing zone<\/p>\n
The existing hotels are situated in this zone. Their categories may be improved by renovating<\/p>\n
into objects with 2 \u2013 3 stars. This area should be kept for the low-scale clients. The number<\/p>\n
of available beds is 2.100. The transition into new tourist zone shall be through sportrecreational<\/p>\n
areas, service zones and entertainment park.<\/p>\n
Tourist zone<\/p>\n
The new tourist zone is made of 5 hotel modules with accommodation capacities from 3 to 5<\/p>\n
stars. Several modules are 800m wide and 800 m long on the average. The length is<\/p>\n
determined by the position between road R15 and the beach.<\/p>\n
The green zones that surround them are 250-300 m wide. In that way, the clear separation of<\/p>\n
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<\/p>\n
connected to the central pedestrian zone.<\/p>\n
The area between the facilities and the facilities is known by a high quality vegetation of<\/p>\n
halophytes, and no construction is planned there. The connection along the beach is a high<\/p>\n
wooden road or board-walk.<\/p>\n
Each module should not have more than 6.000 beds. The first module, which is directly<\/p>\n
connected to the existing zone, is smaller and has only 3.500 beds.<\/p>\n
Within each module, sports fields, accompanying programs and services, according to the<\/p>\n
category and capacities, are planned.<\/p>\n
The transitional zone<\/p>\n
It is planned that the transition between tourist zones to the area of natural zone should be a<\/p>\n
golf course, which should stop further building towards east. The golf enriches tourist offer<\/p>\n
and animates new target groups. In the west part of the golf course, a high quality<\/p>\n
appartments with 1500 beds could be built, which would make an economical unit together<\/p>\n
with the golf course, which would facilitate their placement on the market.<\/p>\n
The golf course shall be located in the already existing green structures. The existing trees<\/p>\n
and groups of trees should be kept to the greatest possible extent. The golf course with 18<\/p>\n
holes covers the area of 70 ha.<\/p>\n
The natural zone<\/p>\n
the east part of Velika plaza was proposed to be under protection. It was planned to build an<\/p>\n
information center for tourist and local visitors in the natural park. Otherwise, in this area<\/p>\n
there is no new buiding. Paths and roads for sightseeing lead from the information center. In<\/p>\n
specially valuable areas (\u201cthe protected zones\u201d) the activities that disturb natural features are<\/p>\n
forbiden and they shall be unavailable for visitors. They shall be defined after the<\/p>\n
manifestation of reserve.<\/p>\n
In the vicinity of the mouth of Bojana river, on both sides of the bridge, the zone of catering<\/p>\n
facilities and specific autochtonous fishermen houses and kalimera will be formed, but in a<\/p>\n
far smaller scope than the current situation. The accommodation of tourists is not planned<\/p>\n
there, but only restaurant services. This means the interruption of building and gradual<\/p>\n
removal of facilities, which do not fit into the zone of specific catering offer.<\/p>\n
Marina \u2013 mooring<\/p>\n
The analyses show that due to currents and ecological conditions for marina, the only<\/p>\n
possible location would be in the part of the mouth Port Milena. The most favourable place is<\/p>\n
rt Djeran, on the narrow part of the land which enters into sea. The orientation towards west<\/p>\n
enables that only small amounts of sand are brought into, because the sea currents flow<\/p>\n
from east to west. This enables to avoid considerable costs for its maintenance. Because of<\/p>\n
heavy winter storms, it is necessary to provide high protection made of concrete elements,<\/p>\n
rising 6 m above sea level, which could damage the entire outlook of the marina. This is why<\/p>\n
additional analysis should be made.<\/p>\n
As an alternative, the location in the part of the channel Port Milena should be considered,<\/p>\n
which can be better integrated in terms of urbanistic planning, but it has the following<\/p>\n
disadvantages: the planned areas are partly covered with private houses, and it would take<\/p>\n
permanent measures to remove the sedimented sand. The precondition for that is the final<\/p>\n
cleaning of channel from accumulated waste and wastewater.<\/p>\n
The model of space use within the modules<\/p>\n
The regional master plan for tourism development reccommended the model of space use<\/p>\n
witihin the module. The built structures in one module are divided into four zones, parallel<\/p>\n
with the coast.<\/p>\n
1 \u2013 In the north, along the main road, at the place where meadows are now, there is the<\/p>\n
\u201cvillage zone\u201d, planned for small hotels and weekend-houses complexes, and as place of<\/p>\n
living for the staff of the complexes. The densed building was planned, the height of facilities<\/p>\n
up to 2-3 floors. In this zone, small squares shall be constructed, with shops, cafes,<\/p>\n
restaurants, etc.<\/p>\n
2 \u2013 From its south side, the zone with fewer building objects shall extend, in which individual<\/p>\n
buildings shall be coonstructed. The hardwoods should be preserved in this area. The<\/p>\n
crossconnection to the main road runs through this zone.<\/p>\n
3 \u2013 Southwards from that road tourist facilities are planned. They will be also located in the<\/p>\n
area which is currently under meadows. The use of certain areas around facilities is divided<\/p>\n
into three functional zones. In the north, on the access road there are parking lots and sport<\/p>\n
fields. It is planned to build central hotel facilities next to them.<\/p>\n
4 \u2013 Furhter to the south there is the area with bungalow-settlements, which borders the pinewood,<\/p>\n
which should be preserved if possible.<\/p>\n
The \u201cvillage zones\u201d are planned to be divided into smaller lots, as well as the area of tourist<\/p>\n
facilities in the south. In order to provide accommodation in this area and stop the biolding of<\/p>\n
private houses, it is necessary that the buildings have at least 20 rooms i.e. to provide the<\/p>\n
planned construction (tourist village). It is concluded that the smallest surface of construction<\/p>\n
land is around 2.800 m2 (40 beds with 70 m2 construction land), which is enough for a<\/p>\n
building, swimming pool, garden and parking lot. It is planned to have 100 m2 per bed, of<\/p>\n
which according to the plan 70% is construction land, and 30% free space within the module.<\/p>\n
In the south, the module width of 800 m, is divided into four tourist zones. It is concluded that<\/p>\n
the average width of construction is 200 m, with 400 m length. Thus each complex would<\/p>\n
have 80.000m2, which is in accordance with the capacity of 800 beds (100m2\/bed).<\/p>\n
Capacities and balances <\/i><\/b><\/p>\n
Velika plaza covers the area of approximately 1.450 ha. 400 ha of that area is set for tourist<\/p>\n
groups, and 30 ha is set for communications. The arranged area for recreation covers<\/p>\n
approximately 120 ha, and the zone of beaches and dunes around 280 ha. The remaining<\/p>\n
620 ha is planned for free area \u2013 untouched nature (the protected area).<\/p>\n
The planned capacities per modules are as follows:<\/p>\n
Planned capacities + module I = 47 ha (4.000 beds) Module II = 71 ha (6.000 beds) <\/b><\/p>\n
Module III = 76 ha (6.000 beds) Module IV = 79 ha (5.500 beds) <\/b><\/p>\n
Module V = 87 ha (5.500 beds) Module VI = 20 ha (2.000 beds) <\/b><\/p>\n
In the area of Donji Stoj and Gornji Stoj, above the existing road R-15 according to the index<\/p>\n
of population and flats from 2003 there are 2.100 residents who live in 665 flats. On the<\/p>\n
assumption that each flat has 4 beds for renting, the total number of tourist beds is 2.660. In<\/p>\n
addition to these there are 2.660 registered weekend-houses. On the assumption that they<\/p>\n
have 6 beds on the average, the number of weekend inhabitants is 15.960.<\/p>\n
<\/p>\n