Hotel Resort in Bečići, Municipality of Budva

TERMS OF REFERENCES

COMPETITION FOR THE CONCEPTUAL URBAN AND ARCHITECTURAL DESIGN OF THE „CAPITAL ESTATE“ HOTEL RESORT IN BEČIĆI, MUNICIPALITY OF BUDVA

1. Introductory notes

On the space within the settlement of Bečići, on the location that includes spatial units with the total coverage exceeding 67,000sqm, it is required to organize high quality tourist facilities. The treated location is situated near church of St. Tomas, mostly below the Adriatic road in the backland of the beach that is approximately 250m long. Due to its central position and size, the location provides numerous possibilities for a comprehensively designed, integrated and high quality 5* complex. In order to avoid a partial approach in designing spatial solutions for the subject location and concurrently promote the principle of integrated consideration of capacities and potentials of the location, the organization of the urban- architectural Competition for the entire location is encouraged. This model is to facilitate achieving optimum solutions that are sustainable in spatial and financial terms, while having full functionality and identity.

2. Legislative framework

Legislative framework for passing the Decision on Establishing the Location and Terms of Reference for Announcement of the Urban-Architectural Competition is included in Article 60a of the Law on Spatial Planning and Construction (OGM 51 51/08, 34/11, 35/13, 33/14).

The mentioned Article envisages that in case of facilities of general interest, the Government may determine a location in line with the guidelines contained in the plans relevant to wider territorial area.

The Government or the executive body of a local self-government unit shall issue a decision with the terms of reference for inviting an open Competition for urban planning design or urban and architectural design, to be announced and implemented by the Ministry i.e. the local self-government body, upon a prior consent of the Government.

Taking actions in respect of the Request by the Investor no. 419/15 dated 27.07.2015., the Ministry of Sustainable Development and Tourism has established that the conditions envisaged by Law have been met and the subject location is envisaged as a development zone with tourism as its primary use according to the Spatial Plan Budva and Special Purpose Spatial Plan for Maritime Domain. In conjunction, the Ministry of Sustainable Development and Tourism has prepared Terms of Reference for development of the Urban-Architectural Pre- concept for the Capital Estate Hotel Resort in Bečići.

The Government or the executive body of a local self-government unit brings a Decision by which and adopted urban planning i.e. urban and architectural design, after Competition, is an integral part of urban planning document and on the basis of the same are issued urbanistic and technical requirements for the development of project and technical documentation.

The costs of the Competition are borne by Capital Estate.

The method and procedure of public cCmpetition carrying out is envisaged by the Ministry in the Rulebook on the Method and Procedure of Conducting Public Competitions (OGM 55/13).

3. Planning base

The planning base for determination of the elements of the Terms of Reference is contained in

- Changes and amendments to the Spatial Plan of the Municipality of Budva, SPM Budva 2009 (OGM 11/09) - General urban plan of the Coastal zone of the Municipality of Budva, area Budva-Bečići (OGM 30/07) - Special Purpose Spatial Plan for Coastal Zone/Maritime Domain and Special Purpose Area, SPSPMD 2007 (OGM 30/07)

Changes and amendments to the Spatial Plan of the Municipality of Budva envisage the subject location for tourism development, while the narrow contact area in the backland of the beach is envisaged as functional backland of the hotel swimming area according to the Special Purpose Spatial Plan for Coastal Zone/Maritime Domain and Special Purpose Area.

4. Competition subject

The location that is the subject of the Competition for development of the urban and architectural design for the Capital Estate Hotel Resort in Bečići covers the seven pre-defined zones with total area 67,909sqm. (graphical presentation 1)

“Capital Estate” Hotel Resort shall cover the following cadastral land lots in their entirety and/or parts thereof: 476/1, 475/1, 474/1, 473/1, 477, 1468/1, 1047/1, 471/2, 471/1, 472, 1048/1, 1048/2, 1049/1, 1049/2, 470/1, 469/1, 473/2, 503/1, 504/1, 1046/1, 468/1, 476/2, 475/2, 474/2, 1468/2, 1047/2, 1046/2, part of 1057,part of 1452/1 and 1452/2 KO Bečići.

The Competition includes parcels 1457, 1458/1, 1458/2 and 486/4 KO Bečići that are not part of the location, and are treated for transport connections and connections between Zone 1 and Zone 3 in accordance with Terms of References.

→ ZONE 1 (total area 35,935sqm) 476/1, 475/1, 474/1, 473/1, 477, 1468/1, 1047/1, 471/2, 471/1, 472, 1048/1, 1048/2, 1049/1, 1049/2, 470/1, 469/1, 473/2

→ ZONE 2 (total area 6, 389sqm) 503/1, 504/1 and 1046/1

→ ZONE 3 (total area 18, 632sqm) 468/1

→ ZONE 4a (total area 3,535sqm) 476/2, 475/2, 474/2, 1468/2, 1047/2, part 1057 (in the zone of Maritime Domain)

→ ZONE 4b (total area 1,050m2) 1046/2 (in the zone of Maritime Domain)

→ ZONE 5a (total area 1,733sqm) 1452/1, (creek Kukac)

→ ZONE 5a (total area 635m2) 1452/2 (creek Kukac in the zone of Maritime Domain)

Cadastral plot Area Zone Ownership

476/1 3,524m2 ZONE 1 C.Estate

475/1 313m2 ZONE 1 C.Estate

474/1 5,388m2 ZONE 1 C.Estate

473/1 1,166m2 ZONE 1 C.Estate

477 149m2 ZONE 1 C.Estate

1468/1 597m2 ZONE 1 C.Estate

1047/1 1,721m2 ZONE 1 C.Estate

471/2 340m2 ZONE 1 C.Estate

471/1 11,076m2 ZONE 1 C.Estate

472 2,690m2 ZONE 1 C.Estate

1048/1 1,255m2 ZONE 1 C.Estate

1048/2 299m2 ZONE 1 C.Estate

1049/1 2,253m2 ZONE 1 C.Estate

1049/2 860m2 ZONE 1 C.Estate

470/1 2,293m2 ZONE 1 C.Estate

469/1 906m2 ZONE 1 C.Estate

473/2 1,105m2 ZONE 1 C.Estate

35,935m2 ZONE 1 C.Estate

503/1 3,817m2 ZONE 2 C.Estate

504/1 1,181m2 ZONE 2 C.Estate

1046/1 1,391m2 ZONE 2 C.Estate

6,389m2 ZONE 2 C.Estate

468/1 18,632m2 ZONE 3 C.Estate

18,632m2 ZONE 3 C.Estate

476/2 590m2 ZONE 4a State ownership

475/2 65m2 ZONE 4a State ownership

474/2 600m2 ZONE 4a State ownership

1047/2 2,051m2 ZONE 4a State ownership

1468/2 70m2 ZONE 4a State ownership

part of 1057 159m2 ZONE 4a State ownership

3,535m2 ZONE 4a State ownership

1046/2 1,050m2 ZONE 4b State ownership

1,050m2 ZONE 4b State ownership part of 1452/1 1,733m2 ZONE 5 Budva Municipality

1,733m2 ZONE 5 Budva Municipality

1452/2 635m2 ZONE 5a State ownership

635m ZONE 5a State ownership

Competition location total area 67,909m2

Graphical presentation 1: Competition location with the zones (1-5a)

Graphical presentation 2: Competition location with the treated part of the road

Urban and architectural design Competition is also to treat the area in the zone of the Adriatic road in the segment that ensures proper and functional traffic connection and connections of the resort on the main road to the cadastral lots 1457, 1458/1, 1458/2, 486/4 KO Bečići from the Zone 1, Zone 2 and Zone 3. This zone will be also analyzed with regard to connecting of zones 1 and 3 by a footbridge or underground passage. These zones are indicated in the Drawings – layouts.

Locations, such defined, are part of the analysis of the space and serve to better determine the planning parameters, in order to meet the required parameters for a 5-star resort.

With the Competition elaborate predict intervention in the following locations: Zone 1, Zone 2, Zone 3, Zone 4a, 4b Zone, Zone 5 and Zone 5a. The hotel resort should be a standard 5* (five stars) in accordance with the recommendations of the parameters of the given exercises. Capacities are presented in tables of Terms of Reference (except GCA and the maximum number of floors) may be redistributed and corrected if it is necessary in order to meet the standards of 5* and the rules of the operator.

5. Objectives of the Competition

One of the objectives of the urban and architectural Competition for the Capital Estate Hotel Resort in Bečići is the need for the quality preparation of investments in the development of tourism on Budva Riviera. In this sense, the goal is to present a preliminary concept that represents an best optimal urban-architectural solutions that takes into account all the below presented objectives, and demonstrates a vision, which means sustainability and environmental suitability of the built elements in terms of quality space organization, relations between constructed and open spaces, desirability and value creation objectives of the investor, in particular and the destination in general: 1) Integrated spatial potentials of the location;

2) Contemporary and sustainable spatial solutions that in the best possible way use numerous potentials of the location such as sea views, outdoor stay, sun, developed green areas, sense of comfort and privacy, and alike;

3) Optimal use of the land from the perspectives of: a) Physical attributes and features of the terrain b) Immediate natural and built environment c) Architectural heritage d) Available technology

4) In line with the optimal use of space, devise a micro-zoning / planning framework that: a) Addresses footprint use b) Frames recommended building heights c) Addresses the total user/guest population d) Defines the spatial volumes and silhouettes e) Protection & set-backs for special land features

5) Design tourist facilities, which will represent new value for the destination and secure long-term marketable competitive advantage of the project;

6) Urban designs that can be supplemented, adjusted and adapted to the needs that may arise in the subsequent resort exploitation phases;

7) Urban and architectural designs that facilitate full functionality and integration of all segments of the location (hotel, casino, spa etc. defined in more detail in the subsequent section of the brief) and all the facilities planned on it;

8) Design which will ensure sense of unity of different zones (defined below) inside the project;

9) Design which will pay special attention to the operational functionality of the project, in terms of optimization of the operational expenses and maintenance;

10) Design that will be in line with the contemporary energy efficient solutions. Defined capacity, parameters, disposition and micro location of the provided contents indicate that wider location shall not suffer consequences of reducing the quality and attractiveness of the planned intervention in the space, on the contrary, the goal is to increase the quality of tourist offer of this site.

6. Location

6.1. Montenegro Montenegro lies in the southwestern part of the Balkans. It stretches between latitudes 41º 52´ & 43º 42´ N., at longitudes 18º26´ & 20º22´ E. To the north, it borders Serbia, to the south-east Kosovo and Albania, to the south there is the Adriatic Sea and a sea border with Italy, to the west it borders Croatia and Bosnia and Herzegovina.

Montenegro belongs to southern-Europe, to the Mediterranean. It is one of the southernmost European countries facing the southern part of the Adriatic Sea. Some 500 km away from Rome, 1.500 from Paris and Berlin, and about 2.000 km from Moscow to the west, Montenegro is situated on the Balkans peninsula and in the very heart of Europe. It extends over an area of 14.000 km2 with population of about 670.000. Montenegro (Crna Gora) changed its name so many times throughout its history. From the Latin region known as Prevalis, medieval state of Zeta to the contemporary Montenegro, it changed its territories as well thanks to different civilizations remaining here over shorter or longer historical periods and leaving behind them an extremely rich and varied civilizational heritage. Throughout a turbulent history of this small land many civilizations have left their traces – immensurable cultural wealth of historical monuments spread all over this proud country. Its crystal blue sea, endless beaches, troubled waters of pure and stupendous rivers and gorgeous mountain massifs preserving the spirit of the remotest times, has endowed Montenegro with everything needed for an unforgettable vacation. Its sea, lakes, canyons and mountains offer so many possibilities to every visitor to choose the best way to enjoy his vacation. In just one day, a curious traveler may drink his coffee at one of numerous splendid beaches in Budva, have a lunch listening songs of birds of the Skadar Lake and have his dinner beside a fireplace in the very peaks of the Mount of Durmitor. Montenegro is an ecological state, and thanks to that fact it occupies one of the primary posts on the tourist map. Many sunny days during the summer period and abundant snow in winter months are a prerequisite that enables two best developed forms of tourism in Montenegro – on the coast during summer and winter tourism in the mountainous region of Montenegro. Montenegrin cities are abundant with a rich architectural heritage from different historical periods. During numerous festivals and other cultural events tourists are given the opportunity to learn more about cities, tradition and local customs. The Montenegrin coast 293km long has cherished the spirit of the Mediterranean with cobbled paths and walkways, urban settlements of ancient civilizations, botanic gardens with exotic plants brought by seafarers from faraway parts of the world, as well as with carnivals and other entertainments and events all over a year. Beaches are famous for its immense beauty, diversity and healing properties. During summer months, the coast is a center of all larger happenings from the domain of entertainment, film, music.

Graphical presentation 3. Administrative map of Montenegro

6.2. Broader location Budva is located in the central part of the Montenegrin Coast and it is at the same time considered to be the center of Montenegrin tourism. Budva Riviera covers the area of 122 sqkm, with population of around 19,000.

The coast in Budva Municipality is 25km long with over 20 beautiful beaches, of which it is exactly the beach in Bečići that is one of the most beautiful. Budva Riviera has 2500 sunny hours a year and over six months of the swimming season. Budva Riviera is the most popular tourist destination in Montenegro with around 50% of all visits. In 2014, 4.670.126 people visited Budva Riviera, which makes 46% of all tourist visits to Montenegro.

6.3. Micro location The location of the Capital Estate Hotel Resort is 4km away from Budva, 26km from Kotor, 22km from Tivat Airport, 61km from Podgorica Airport, 85km from Dubrovnik Airport and 158km from Tirana Airport. Total area of the location is 67,909sqm.

Graphical presentation 4: Broader location – Montenegro

Graphical presentation 5: Broader location – Budva

Graphical presentation 6: Microlocation – Bečići

The location is oriented towards south with an extraordinary view on the Adriatic Sea and very good potentials for spatial organization. Zone 1 below the Adriatic arterial road is practically flat with a mild slope in the north. Its compact area, good proportions and contact with the Adriatic arterial road provide numerous options for high-quality organization and distribution of future facilities. Zone 2 is adjacent to the mentioned one, on the other western bank of the Kukac Creek. It is a zone with an area of 6,389sqm, with mild elevation change, and direct contact with the Adriatic arterial road. This zone is dominantly oriented towards east or southeast. The plot above the Adriatic arterial road has a triangular shape and an irregular slope from north down to south of the location. This zone with abundant vegetation and an area exceeding 18,000sqm provides diverse potentials for organization of accommodation and supporting capacities. Zones 4a and 4b with an area exceeding 4,000sqm makes a narrow coastal belt in contact with the beach and beachfront promenade. The length of the contact area is around 250m and this space is within the borders of the Maritime Domain envisaged for the use ‘functional backland of the swimming area’. Zone 5 and 5a covers the area of the riverbed of the Kukac creek on the section of the watercourse below the Adriatic arterial road to the beach. The area of this zone exceeds 1,734sqm. The creek is active in the winter period, however it dries out during the summer period, as is the case with a large number of watercourses in Budva Riviera. Zone 5a includes plot 1452/2 with an area of 635m2, i.e. segment of the Kukac creek located in Maritime Domain.

Graphical presentation 7: photo of the location

Graphical presentation 8: photo of the location

Graphical presentation 9: photo of the location

Graphical presentation 10: photo of the location Location is designated by the following characteristic points:

6.3.1. Daylight analysis

It is a big advantage that the land is facing the view on the south direction, which also is positive in terms of the use of day-light. It is fortunate that the topography and any major built-up structures (other than the high rise residential development on the east side of the Zone 3) do not substantially shadow the plots nor limit their sun shine hours. Although the sunshine on the Zone 3 is present troughout the whole day, the western slopes of the valley may be in shade during afternoon hours.

The church and the park being located on a mound may limit the sun shine on any buildings located close that are on the lower or ground floors in the afternoon. As indicated above, the optimal use of the daylight is of utmost importance, therefore precautionary measures should be taken in the early master plan phase.

Analysis of the location in terms of insolation can be concluded that it is quality location that in all its segments has a high level of insolation. (grapfical presentation 11)

Graphical presentation 11: daylight analysis

6.3.2. View analysis With regards to the coastal plots, a more modern but dense and unattractive urbanization is seen towards the west side of the land. On the east side of the land, the developments are

less in number and elevation, showing similar characteristics, and these constitute the only two areas that lack prime unobstructed views.

The church and its surrounding park situated in the southwest corner of the plot forming a mound may be an obstruction to sea views and the rest of the bay. However, this provides a welcome and attractive focal point as well as a natural view framing device.

The only exception to this is the western flank of the creek, which already has a natural slope and has good views, not panoramic, from the ground level too, albeit only towards southeast/Sveti Stefan.

Potentials and limitation of the side include a detailed analysis of longitudinal and transverse denivelation. Zone 1 makes horizontal terrain with no significant difference in height, and the total height difference of the north to the south side of the Zone 1 approximate 11 meters. Zone 3 has a different slant and he moves to 26%, and an average of 10-12%.

Graphical presentation 12: view analysis

Graphical presentation 13: view analysis

Graphical presentation 14: view analysis

Graphical presentation 15: view analysis

Graphical presentation 16: view analysis

Graphical presentation 17: recommended views

7. Concept, facilities, capacities, recommendations

7.1. Concept The existing supply in the Budva area is highly concentrated on “hotel accommodation” that exists within a resort town/area. In the Capital Estate Project however the vision proposed is a resort that creates a vacation destination in its own right while offering Budva, Becici and the rest of the accessible coast line as a bonus rather than the main attraction.

Taking into consideration the location dynamics of Budva, it has been concluded that the tourism capacity of the subject location should consist of a central hotel that provides not only accommodation and related services to guests opting for this destination but also other programs. In order to ensure that the hotel resort incorporates self-sufficient attractions at a certain price point and upscale segment target, the hotel facility is proposed to have a component with recreational facilities (large green space, sports areas and the like).

In addition to the central hotel capacity on the location, it is necessary to design supporting capacities including retail, entertainment, restaurants, cafes and annexes. All the mentioned

23 facilities need to be carefully located in view of maximum preservation, exploitation and improvement of the location potentials.

Relevant urban development analyses should envisage and present possibilities for establishment of specific spatial back-ups that could be used in exploitation phases of the resort if new facilities need to be introduced or new business standards need to be adjusted. Such specified back-up capacities should not be designed but only indicatively given as an option for the future, primarily by numerical urban indicators for each of the urbanistic parcels. Back-up zones should be specified where it will be in the future possible to adapt, extend or add on the designed facilities within the borders of recommended areas from Preliminary Spatial Program.

Graphical presentation 18: massing study, analyses parameters

Graphical presentation 19: Competition location with proposed functional zones

The project should show responsible attitude towards environment and should be making a positive contribution to the potential of the destination. Considering the aforementioned, it is recommended that special attention should be paid to the concept of project organization and architecture as follows:

- A comfortable level of density that will provide a pleasant vacation-living environment is envisaged; - Design factors that will preserve the quality of the project in future (e.g. consider/predict potentially view blockage); - The non-resort elements of the overall development provide a pleasant back drop and adjacency to the resort hotel which is the anchor investment.

7.2. Facilities

In light of the desired concept of the project, the following functions are proposed to take place in the development:

A hotel complex with vacation rest and relaxation spaces will comprise of:

- Hotel with approximately 270/280 units including hotel apartments as a main part of this project. It is recommended that the hotel has approximate 32.000 sqm GBA; - Good size hotel rooms and suites, with an approximate suite ratio of 20% and approx. 80-85% capacities have views of the sea; - Hotel annexes representing exclusive accommodation units that will aim to attract families for seasonal stay; - Commodious public areas with indoor and outdoor spaces with open views (all day dining restaurant, lobby, lounges); - Spa and fitness center including out-door and in-door pool, saunas, facilities for various treatments, with maximized in-door/out-door connectivity, including a spa garden; - Outside shops for rent (boutiques, shops…); - A congress center that is big enough to host some major events in Montenegro and aims to make the project “the congress location”; - Shops, restaurants and cafes in the contact zone to the promenade and the beach - Car parking of adequate size;

Accompanying Uses:

- Annexes of small density with qualitative treatment of the environment, as accompanying hotel facilities aimed to complement the accommodation unit making a single unit with hotel a) Entrance area. The general ambience of the ‘entrance area’ should well designed and well lit. Accepting that the area is transient in nature, the ‘lobby’ spaces in or adjacent to the arrival should be exclusively for waiting, seated check-in, meeting before departing, etc., rather than one of the ‘living rooms’ of the hotel which should be located in non-transient spaces. b) The Lobby Lounge. This area will be the major seating area in winter and shoulder season times all throughout the day, therefore a variety of seating is suggested to be offered. c) Main Restaurant. The main restaurant is designed to host the vast majority of in-house guests in one single seating and in accordance with standards of five-star hotel. In this scenario, the operation should be concentrated on buffet style service; hence a dedicated buffet area (convenient access to the kitchen) should be envisaged. d) A la carte restaurant. The hotel should also have a specialty restaurant. e) Bar. The hotel also has a happening bar. f) Beach Front Cafe/Restaurant. Within the hotel system it is required to envisage cafes, restaurants and commercial premises in the beachfront and promenade area, in zone 4a and 4b. g) Library. The hotel also has a library. h) Kids Club. An indoor kids’ center is expected to be operational from October to May. The outdoor children center should be located near the outdoor pools and the beach and will be operational from May to October. i) Pools. The indoor swimming pool is suggested to be a ‘designer’ as a welcoming living space. Outdoor pool with fresh water with proximity to (or integrated to) children’s pool.

j) Spa. Spa and Health Club is suggested to be managed and operated by the hotel. Spa and fitness should have easy access from the hotel (preferably directly from the rooms) and also the availability of external users.

k) Conference Centre. It is anticipated that the conference center of the hotel will mainly be used for business conferences,

l) Outside facilities for rent. An approximate 1320sqm casino/entertainment center is suggested to be designed.

m) Rooms. Approximately 270/280 guest rooms and suites are recommended to be designed with net 42.5m². Suites are recommended to have more spacious basic areas starting with more generous dressing and bathrooms while also containing additional spaces. Hotel villas are suggested to be located close to the hotel on zone 2 southern end (where the view is prime on the plot and privacy is easily provided to the villas) with approx. 250/350 sqm. and 6-8 units are recommended to be designed.

n) Annexes. Within Zone 3 above the arterial road it is required to plan annexes in the total area of approximately 25,000sqm GDA. Within Zone 2 below the arterial road, to the west from the Competition location annexes need to be planned. In zone 2 it is necessary to plan annexes with the total area of approximately 1.800sqm GDA.

7.3. Capacities Below are the recommended function areas of the project with the approximate space allocation for each. (the areas are given only as a guideline to describe the general concept of the project and may change during architectural development.)

A. Hotel within zone 1 with approximate GBA of around 32,000sqm with approximately 270-280 accommodation units.

B. Villas and annexes within zone 2 with approximate GBA of around 7,500sqm

C. Villas and annexes within zone 3 with approximate GBA of around 25,000sqm

Preliminary spatial program with layout of capacities and areas should be taken into account that the capacities are preliminary and that participants to the Competition are free to offer designs that will partly deviate from the indicated areas if such designs provide the same level of comfort and ensure achieving of the Competition objectives. It is particularly related to the capacities specified in Zones 2 and 3.

In zones 5 and 5a in the area of the Kukac Creek it is not allowed to plan facilities that may threaten the flow of the creek, but only interventions aimed at landscaping and potential connectivity and communication between the two banks and Zone 1 and 2.

Accommodation capacities are not allowed to be designed within the Maritime Domain zone, i.e. zone 4 and 4a of this Competition location. Only support services of the hotel, such as wellness and spa, restaurants, bars, shops, kids playgrounds, etc. can be designed for this zone.

All the facilities in space are to be located in five units, i.e. urbanistic parcels: Urbanistic Parcel 1 that integrates previously specified Zone 1, Urbanistic Parcel 2 i.e. Zone 2, Urbanistic Parcel 3 i.e. Zone 3. Zone 5 (area of the Kukac Creek bed) should be specified as a separate Urbanistic Parcel 4. Zones 4a, 4b and 5a belonging to the Coastal Zone/Maritime Domain are defined trough special Urbanistic Parcel 5.

Graphical presentation 18: Competition location with urbanistic parcels

7.4. Recommendations 7.4.1. Access and Circulation In order to optimize building volumes, quality and number of accommodation units while conserving the green fabric, it appears to be necessary to minimize vehicular circulation within the project. It is therefore particularly important for Zone 3 to make innovative and high- quality approach designed project approach villas and annexes. It is recommended to analyze the possibility for limited internal circulation using potentials of central garage, parking and elevators or buggy vehicles for internal circulation in Zone 3. The other possibility is to establish double access, one from the western plot in accordance with higher elevations within zone 3 and one from the Adriatic arterial road. The third possibility is to organize internal communications with access to each facility. All these options or potential alternatives should be carefully analyzed, in order to assure optimal solution for the connectivity of plots is achieved, in line with the defined Competition objectives.

It is necessary to study the possibility of building a walkway/bridge/panoramic lift for pedestrians/buggies/elevators between the Zones 1 and 3 across the Adriatic road. In that way, full accessibility and functionality of all resort segments would be achieved. It is necessary to analyze the possibility that this form of circulation operates to the promenade and the beach.

The needs for capacities of standstill traffic should be carefully sized for each zone / plot in accordance with the Rulebook on the contents and form of planning documents, area use criteria, urban regulation elements and uniform graphic symbols, in view of ensuring full functionality and comfort for users of the Hotel Resort with economic and rational approach.

7.4.2. Vertical regulation In order to maximize the use of potential of views with coastal land, it is necessary to analyze the use of the terraces structure of the building, which would give the view from differenct levels.

It is suggested to analyze the possibilities of organizing the planned facilities through adequate number of floors adapted to the surrounding area that will not degrade in the visual sense the quality of the existing landscape, everything in line with the conducted analysis of greenery and the landscape inventory of the green fund. Underground levels in villas are recommended for technical premises and storerooms.

7.4.3. Landscaping and landscape architecture

In Competition location, especially in Zone 3 there is rich fund of green area. In landscape designing, the following criteria should be complied with: - protection of species and wholes of ecological and aesthetical importance and value, - introduction of new landscape elements in accordance with the existing fund and principles of landscape designing.

7.4.4. Materialization The issue of materialization should be treated integrally with the issue of shaping the designed structures. The general guideline as regards the materialization is related to the need of using stones as an autochthonous material along with modern interpretations of its processing, cutting, bonding, implementation. This guideline does not exclude the possibility of analyzing the use of other materials, such as wood, concrete, plaster etc. All structures covered by this Competition shall form an integral whole in terms of materialization and shaping.

8. Contents of the Competition submission

8.1. Textual part Every Competition submission shall contain the textual part presented in A3 paper sheets and with the following contents:

1. Explanation of Urban Concept with total area including development back-up capacities that should be stated through parameters for each parcel; 2. Explanation of Concept Design; 3. Detailed areas analysis stated in accordance with functional units and urban parcels (gross areas, structure of functional units - accommodation units, communication areas, supporting areas, urban development parameters). Area analysis are also to include development back-up capacities that are specified by the urban development concept, and may represent an option for improvement of the Hotel Resort in future, for each urban parcel separately; 4. Proposed schedule and phases of execution; 5. Guidelines for further design detailing of the offered solution if author finds this necessary; 6. Indicative priced bill of quantities by phases or functional units; 7. Graphic attachments reduced to A3 paper sheets.

8.2. Graphic part 1. Layout illustration – surroundings connectivity 1:5000 2. Layout illustration – concept illustration 1:1000

3. Layout illustration - zones, phases and plot sub-dividing 1:1000 4. Layout illustration – back-up development zones 1:1000 5. Layout illustration – physical structures plan with shades 1:1000 6. Layout illustration – traffic concept and connections to infrastructure 1:1000 7. Layout illustration – leveling, regulation, roofs 1:1000 8. Layout illustration – landscaping plan 1:1000 9. Layout illustration – ground floor for each zone or proposed plot 1:500 10. Characteristic longitudinal or cross sections illustrating the concept 1:500 11. Layouts or typical layouts in case of typical level units (cellar, basement, ground floor, mezzanine, floors) for each facility or mass of facilities making a functional unit 1:250 12. Characteristic cross-sections for each facility or mass of facilities making a functional unit 1:250 13. Characteristic facades for each facility or mass of facilities making a functional unit 1:250 14. Overview of typology of accommodation units 1:250 15. 3D visualization of urban-architectural design with layouts that illustrate the offered concept in a qualitative way

8.3. The winning submission The authors of the winning submissions, in cooperation with the Investors and the office licensed for urban planning in Montenegro, are obliged to submit additional project documentation within 14 days from the awards announcement.

Textual part: - introduction,

- analytical (natural potential and limitations of the land and the sea area, technical and infrastructural systems and utility equipment, construction status, natural and cultural heritage and environmental conditions),

- planning and design solution (planned model of land use, technical systems and utility infrastructure facilities of public functions, conceptual designs of facilities, Urban and technical requirements (UTU) for each urban parcel, demographic and economic market projections and phases and schedule of implementation, measures to build and equip the area, measures for environmental improvement, etc.),

Graphic part: - official topographic map, i.e. the official topographic and cadastral plan or other updated and certified surveys with the plan boundary,

- plan of land use,

- plan of measures, conditions, and regime of environmental/nature protection,

- status and plan of green and free spaces,

- condition and plan of transport infrastructure,

- condition and plan of hydro-technical infrastructure,

- status and plan of the electric power infrastructure,

- status and plan of the telecommunications infrastructure.

- allotment, leveling and regulation plan,

- plan with guidelines for the implementation of the planning document (implementation phases, forms of intervention, and further plan development).

9. Competition material

- Digital topographic survey with the indicated location boundaries; - Digital topographic survey with the use of the infrastructure and greenery valuation; - Catalogue of photos of the treated area and contact zones; - Preliminary study of geomechanics; - Study (defined under chapter 5.3. of the Terms and Conditions)