The construction of a new hotel and a complex of tourist villas in the now untouched bay of Brdišta, as well as the conversion of the local temporary small marina company "Saniteko" into a permanent marina and mooring with a capacity of 75 berths, are key novelties in the Draft of Amendments and Supplements to the State Location Study (DSL) "Kalardovo - Island of flowers - Brdišta".
These facilities are planned in Brdišta bay, where the destroyer "Zagreb" was sunk in 1941 and national heroes died Milan Spasic i Sergej Mashera.
The Government has put the Draft of this document on public discussion, and the central round table will be held in Tivat on October 29, organized by the Ministry of Ecology, Spatial Planning and Urbanism, which is also the customer of the changes and additions to this DSL.
The basic document was prepared in 2010 by the Podgorica company "Urbi Montenegro", the Government of the Prime Minister Zdravka Krivokapića at the end of October 2021, adopted a decision on drafting amendments to the DSL for this location, and introduced a moratorium on construction in that area, until the amended planning document is drawn up. Only 13 months later, the Prime Minister's Government Dritan Abazović made a decision on the appointment of the head of the preparation of amendments to the DSL and appointed an architectural engineer to that position Ksenija Vukmanović.
She and her team, according to the program task established by the Krivikapić Government, were ordered to review the planning solution from 2010, "primarily taking into account the complexity and complexity of the location that is located within the protected environment of the area of Kotor, which is inscribed on the UNESCO World Heritage List, while the Prevlaka peninsula itself has the legal status of an immovable cultural property based on a decision from 1949, with the preservation of the cultural landscape of fortified summer houses from the early Middle Ages of Dančulovina and Grgurevina."
It was stated that therefore the spatial organization should be reconsidered "in order to create the preconditions for the development of tourism of the five-star category". The program task especially emphasizes the need for the Administration for the Protection of Cultural Properties to prepare a study on the protection of cultural properties in the area of this DSL, which did not exist until now, and to prescribe adequate preservation measures for these properties.
Changes to the DSL were made in 2021 with the aim of "protecting and preserving the cultural, historical and natural values at this location". It is the first time in the recent history of Montenegro that a planning document that envisaged the mass construction of hotels, villas and apartments on the coast was officially revised and the planned construction reduced due to the need to protect natural and cultural-historical treasures. The area of this DSL includes several important cultural and historical sites, such as numerous remains of Roman and ancient buildings, the area of the former early medieval monastery on Prevlaka, summer houses of the medieval nobility of Kotor, old churches, as well as monuments from the recent era, such as the Brdišta bay where the people died heroes Spasić and Masera.
However, even the draft amendment to this DSL, which is now under public discussion, has not deviated much from that original solution because it still foresees the apartmentization of the coast and the construction of a marina in a place of historical importance.
This DSL includes the area of the beach and the excursion point and Kalardovo beach, maquis and agricultural land along the southwestern edge of the Tivat airport complex, the residential structure of Brdišta and the tourist complexes of the Island of Flowers and the bay of Brdišta, and it was originally valid until 2020. The total area covered by DSL is 146,24 hectares, while its area at sea is 54,5 hectares.
Further apartment development of the coast
The draft of amendments to the DSL does not envisage the possibility of complete reconstruction of the early medieval monastery on Prevlaka, which, by the way, was requested from the state on several occasions by the Metropolitanate of Montenegro and the Littoral. Despite the proclaimed intention of the client to protect the cultural heritage and reduce construction, the draft of the amended DSL foresees the construction of a new hotel and complex of tourist villas in the now untouched bay of Brdišta, as well as the conversion of the local small marina of the company Saniteko, which has been functioning for years as an officially temporary facility in in the marine property zone, in a permanent marina and mooring "with a capacity of 75 berths, for the mooring of excursion, nautical and fishing boats, as well as transshipment of smaller quantities of cargo."
This means that the authors of the DSL, even though the clients officially asked them otherwise, in the end decided to build a new permanent marina in the Brdišta bay in the middle of the grave of national heroes - the sixth facility of its kind on the Tivat Riviera.
Even here, the planners have not given up on the so far disastrous concept of apartmentization of the Montenegrin coast and the construction of condo hotels, which is confirmed by the sentence from their economic analysis that "when it comes to housing capacities, we start from the assumption that about 50% of the capacities will be used for tourist purposes .”
"It is desirable to introduce the sale and leaseback model for apartments (residential units), which would give investors the flexibility to buy and offer their residential unit (when it is not in use). The recommended average selling price is 2.500 e/m², depending on the size and level of equipment," says Vukmanović's team.
The planners claim that this concept of theirs "fully supports the Tourism Development Strategy and its vision of creating high-quality destinations that will be active throughout the year", and they predict that the Municipality of Tivat will collect a little over 10 million euros from utility bills for the construction of all the facilities planned here. , and that the annual fiscal revenues of the state from the activities that will be performed here will be at the level of around 5,8 million euros.
The planners predicted that 65.445 square meters of this space would remain under buildings, creating a total of 116.636 square meters of gross construction area of new and existing buildings, of which over 56.500 square meters would be for tourist activities, and almost 22.000 square meters for housing. All this, according to the authors of the amended DSL, will be available to a total of 1.586 people, as they estimate that there will be "space users" here.
The total area covered by DSL is 146,24 hectares, while its coverage at sea is 54,5 hectares.
What all needs to be renovated and built
The new concept created by Vukmanović's team foresees the rehabilitation and extension of the network of vehicular and vehicular-pedestrian roads, the creation of parking areas, the construction of the Lungo mare promenade by the sea, which will enable a pedestrian connection with the contact areas of the Tivat salt flats on the one hand, and the area Kukuljina, on the other hand, the arrangement of the Island of Flowers through the formation of the Miholjska prevlaka monastery complex, the hospitality and tourism zone, and public green areas; construction of new high-category hotel facilities of typology T1 and T2 in Brdišta bay, which, according to the planners, will "provide an adequate tourist offer"...
In addition, there is also the construction of a "mooring for the needs of tying fishing boats and tourist vessels"; reconstruction of buildings in Dančulovina and Grgurevina with catering facilities, establishment of the Kalardovo swimming pool and construction of sports facilities in its immediate vicinity, reconstruction of existing and construction of new low-density housing facilities, within which the capacities of complementary tourist accommodation and catering will be provided; construction of a new religious building and expansion of the Brdišta cemetery, as well as landscaping of green areas.
Bonus video:
