Mixed Use Rezorti u Kontekstu Održivog Razvoja Turizma (Primjer: Crna Gora) /Mixed Use Resorts in the Context of Sustainable Tourism Development (Case: Montenegro) Academic research paper on "Economics and business"

HDEGRUYTER ECONOMICS

_ _ OPEN

Vol. 3, No 2, 2015

_ISSN 2303-5005

MIXED USE REZORTI U KONTEKSTU ODRZIVOG RAZVOJA TURIZMA

(PRIMJER: CRNA GORA)

MIXED USE RESORTS IN THE CONTEXT OF SUSTAINABLE TOURISM DEVELOPMENT

(CASE: MONTENEGRO)

Rade Ratkovic; Milica Soc

Fakultet za Biznis i turizam Budva, Crna Gora Faculty of Business and tourism Budva, Montenegro

Strucni clanak DOI 1515/eoik-2015-0016, UDK 338.486.1.02(497.16) Professional paper

REZIME

U radu se istrazuje fenomen mixed use resorts kao savremeni oblik razvoja smjestajne industrije. Cilj rada je da se ova vrsta resor-ta precizno definise, predstave neki uspjesni modelu u svijetu i sagledaju izazovi u pogle-du razvojne odrzivosti ove vrste smjestajnih objekata. Posebno se analizira prvi interna-cionalni projekat mixed use resorts u Crnoj Gori, poznat pod imenom Lustica Bay. Odr-zivost na konkretnom primjeru se analizira sa aspekta Strategije odrzivog razvoja turizma Crne Gore i teorijskih postulata o odrzivosti razvoja turizma.

Razvoj turizma je pracen problemom in-suficijencije finansijskih resursa za razvoj. Kreditno i kapitalsko finansiranje ima svo-ja stanovita ogranicenja u pogledu obima kapitala i obima i cijene kreditnih sredsta-va. Zbog toga se pribjegava kombinaciji sa modelom prodaje nekretnina, koje bi se, u dobrom dijelu, ukljucile u operativno po-slovanje mixed use resorts. Ta ogranicenja su u Crnoj Gori, kao zemlji u tranziciji, jos vise izrazena.

Kada se tome doda i nepostojanje potrebne infrastrukture za podrsku inostranim investi-torima (sposobna i efikasna administracija, fleksibilni urbanisticki planovi, dobro istraze-ne lokacije sa aspekta odrzivosti, kredibilne domace razvojne kompanije-lokalni divelope-ri koji bi bili pouzdan partner ino investito-rima i sl), onda je jasno da se u posljednje 2-3 decenije neuporedivo brze grade vikend stanovi i kuce (second homes) nego hoteli, ri-

ABSTRACT

This paper examines the phenomenom of mixed use resorts as a contemporary form of development of accommodation industry. The aim is to precisly define this type of resort, to represent some succesful models in the world and to consider the challenges of sustainable development of this type of accommodation facilities. In particular, we analyze the first international project of mixed use resorts in Montenegro, known as Lustica Bay. Sustainability of a concrete example is analyzed in terms of the Stategy of sustainable tourism development of Montenegro and theoretical aspects of the sustainability of tourism development.

Tourism development is accompanied by the problem of insufficiency of financial resources for development. Credit and equity financing have their constant limitations regarding the extent of capital and cost of credit funds. Therefore, it is combined with a model of real estate sales, which, in good part, would be involved in the operational business of mixed use resorts. These restrictions are even more emphasized in Montenegro, as a country in transition.

When we add to that the lack of the necessary infrastructure to supportforeign investors (capable and efficient administration, flexible urban plans, well-explored areas in terms of sustainability, credible domestic developed companies-local developers who could be reliable partner for foreign investors and so on), then it is clear that in the last 2-3 decades, weekend flats and houses (second homes) are incomparably more rapidly built than the ho-

© Oikos institut Bijeljina

sorti i slicni objekti koji imaju najveci uticaj na ekonomiju i drustvo.

U radu su identifikovani glavni izazovi i prijetnje takvoga razvoja, gdje se cesto puta, mixed use resorts zloupotrebljavaju kao ula-znica za razvoj novih naselja zaprodaju, a ne novih smjestajnih objekata za turisticko pri-vreâivanje. Izazovi koji prate izabrani slucaj za istrazivanje, ukazuju na konkretno ispolja-vanje generalno identifikovanih problema i razvojnih prijetnji.

Kljucne rijeci: mixed use resorts, second homes, smjestajna industrija, odrzivi turizam, ekologija, strateski pokazatelji

Turisticki sistem u savremenom svijetu po-civa na dva kljucna podsistema: hospitality industrija i sektor turistickih putovanja. Prvi obuhvata veoma disperziranu industriju smje-staja i F&B sektor, kao predominantne stu-bove hospitality industrije. Njima se dodaju segmenti za zabavu i rekreaciju i segment tu-risticke trgovine, kao vezivno tkivo oba podsistema turizam. Sama putovanja i turizam objedinjavaju turisticki transport raznih vrsta, turisticke agencije, turoperatore, turisticke vodice i sl. (Walker, 2010).

Hospitality industrija u svom smjestaj-nom dijelu dozivljava snaznu disperziju i kreiranje novih savremenih oblika turi-stickog smjestaja. Krajem 90-ih godina proslog vijeka imali smo veoma razudenu strukturu smjestajne industrije, sto poka-zuje shema 1:

tels, resorts and similar objects which have the greatest impact on the economy and society.

This paper identifies the main challenges and threats of such development, where mixed use resorts are often abused as an entry ticket for the development of new resorts for sale instead of new accommodation facilities for tourism economy. The challenges of a selected case for research suggest a concrete manifestation of generally identified problems and development threats.

Keywords: mixed use resorts, second homes, accommodation industry, sustainable tourism, ecology, stategic indicators.

INTRODUCTION

Travel system in the modern world is based on two key subsystems: hospitality industry sector and tourist travel. The first involves much diversified accommodation industry and F & B sector, as the predominant columns of hospitality industry. They also include segments of entertainment and recreation and tourist trade segment, as the connective tissue of both tourism subsystems. The travel and tourism combine various types of tourist transport, tourist agencies, tour operators, tourist guides, etc. (Walker, 2010).

Hospitality industry in its accommodation part is experiencing strong diversification and creation of new contemporary forms of tourist accommodation. At the end of the 90s of last century, we had very diversified structure of the accommodation industry, which is shown in scheme 1:

Izvor: Projekcija autora prema Pompl, 1997, sir. 144

Source: Autors projection following Pompl, 1997, p. 144

Shema 1. Tipovi smjestaja u hospitality industriji

Scheme 1. accommodation types in hospitality industry

U novom milenijumu dolazi do dalje ek-spanzije i disperzije sektora smjestaja, a naro-cito hotela, sto pokazuje i Tabela 1.

In new millennium it comes to the further expansion and dispersion of accommodation sector, especially the hotel, as shown in Table

Tabela 1

Savremeni oblici hotela

Table 1

Contemporary hotel types

Tipovi hotela Poslovni naglasak

[Hotel types] [Business focus]

Gradski hoteli (Gradski Centri) Javna i biznis putovanja

[City Hotels (City Centers)] [Public and business trips]

Resorti Turisti, pretezno porodice, radi odmora i razbibrige

[Resorts] [Tourists, mainly families, vacation and leisure]

Za poslovne ljude, putnike i ostale internacionalne putnike i putnike na vece

Aerodromski hoteli udaljenosti

[Airport Hotels] [For business people, travelers and other international passengers and long

distances travelers]

Napomena: Tabela 1 se nastavlja na sljedecoj strani

Note: Table 1 continues on the next page

Za kraci smjestaj mototurista i ostalih putnika, ogranicen servis

[For shorter period accommodation for bikers and other travelers, limited

service]

Drumski hoteli i moteli [Hotels and motels on roads]

Casino hoteli [Casino Hotels]

Radi zabave u igraonicama [Entertainment]

Hoteli-konvencije [Convention Hotels]

Za ucesnike raznih konvencija [For people attending conventions]

Sirok dijapazon usluga mahom poslovnim putnicima i drugim turistima raznih motiva

[A wide range of services mainly business travelers and tourists, variety of other motives]

Hoteli punog servisa [Full service Hotels]

Ekonomski/Badzet hoteli [Economy/Budget Hotels]

Uzi krug obaveznih usluga, skromnije enterijer, ali povoljne cijene [Shortlisted mandatory services, modest interior, but good prices]

Butique hotel [Boutique Hotels]

Jedinstvenog stila, arhitekture, dizajna i manje velicine [Unique style, architecture, design and smaller size]

Hoteli za produzeni boravak [Extended stay Hotels]

Vecina gostiju boravi duzi period

[Most of the guests staying for longer period]

Opremljeni dodatnim sadrzajuma (kuhinja, dnevni boravak, radni sto...) za duzi boravak

[Equipped with additional amenities (kitchen, living room, a desk...) for longer stays]

Apartmani za duzi boravak [Apartments for longer stay]

Kondo hoteli [Condo Hotels]

Kombinacija hotela i kondominijuma (stana) [Combination of hotels and condominiums (flats)]

Hotel mjesovite namjene [Mixed use Hotels]

Hoteli koji mogu imati i rezidencije koje se ne rentiraju [Hotels which can have residences which are not for rent]

Objekti u kojima zivi i vlasnik, ili u blizini koji prizaju turistima smjestaj i dorucak

[Buildings in which lives also owner, or close to that offering accommodation and breakfast for tourists]

Pansioni

[Bed & Breakfast]

Izvor: Walker, 2010, str. 100-109

Source: Walker, 2010, str. 100-109

U ovome radu je naglasak na hotele, odno-sno resorte mjesovite namjene, zbog cega ce se njima posvetiti najveca paznja.

U nastavki cemo temu razraditi po sljedecim dijelovima: (1) odrzivo dizajniranje mjesta; (2) definisanje mixed use resorta; (3) primjer mixed use resorta u svijetu; (4) primjer mixed use resorta u Crnoj Gori i njegova odrzivost.

ODRZIVO DIZAJNIRANJE TURISTICKOG MJESTA

In this paper, the emphasis is on hotels, mixed use resorts, and that is why they will be devoted the most attention.

Below we elaborate this topic by following parts: (1) Sustainable design of places; (2) Definition of mixed use resort; (3) An example of mixed use resorts in the world; (4) An example of mixed use resort in Montenegro and its sustainability.

SUSTAINABLE DESIGN OF TOURIST SITES

Odrzivost turistickog razvoja, kao sto je poznato, ima tri dimenzije: ekolos-ku, socijalnu i ekonomsku, pri cemu je nuzno naci balans izmedu ove tri bitne dimenzije.

Pojedini autori (Hough, 1995) isticu tri principa u dobrom dizajniranju mjesta, i to:

The sustainability of tourism development, as it is known, has three dimensions: ecological, social and economic where it is necessary to find a balance between these three important dimensions.

Some authors (Hough, 1995) emphasize the three principles of good design, including:

1. Proces - Tendencija gledanja na fenomen kao staticki dogadaj, kao zamrznutog u vremenu, je korjenit uzrok estetskih dilema sa kojima se suocavamo. Kad se priro-da vidi kao kontinum, argument sto je lije-po ili sta je manje lijepo u pejzazu postaje, ako ne besmislen, onda veoma drugacijeg poredka i znacenja .

2. Raznovrsnost- u ekoloskom smislu ra-znolikosti podrazumijeva zdravlje. U ur-banom okruzenju, raznolikost cini, kako socijalni, tako i bioloski smisao jer za-htjev beskrajno raznolikog urbanog drus-tva podrazumijeva mogucnost izbora.

3. Povezanost - kao sistemski pristup, poka-zuje ultimativnu povezanost svega sa sva-cim. Da biste razumjeli lokalnu sredinu,to zahtijeva razumijevanje sireg konteksta, ukljucujuci ne samo ekonomski, socijal-ni i politicki kontekst, vec takode i kon-tekst zivotne sredine kao sto su "preokreti u bio-regiji u kojoj se nalazimo" (Hall, 2008, str. 228).

Dakle, odrzivo dizajniranje je proces koji mjesta posmatra u kontinumu, kao zivu stvar, koja se vremenom mijenja, a samo mjesto cini jedinstvo razlicitosti, koje su dinamicne i medusobno povezane, kako u socijalnom, tako i u biloloskom smislu.

Liderstvo u planiranju razvoja mjesta podrazumijeva sljedece:

1. Liderski razvoj zahtijeva otvorene marke-tinske strategije.

2. Liderski razvoj zahtijeva upravljanje for-mulisanom politikom, sprovodenje i proces evaluacije.

3. Strategija i upravljanje moze biti projekat, podrucje i / ili osnivanje grada.

4. Marketing se odnosi na stvaranje i dovo-denja u sklad ponude i traznje faktora u implicitnoj razmjeni u urbanom kontekstu.

5. Uspjeh ne zavisi od odnosa javnog prema privatom finansiranju ili inicijaciji.

6. Dizajn i planiranje treba da proizlaze iz socijalnog odnosa stanovnika, preduzeca

1. Process - The tendency of looking at the phenomenon as a static event, as frozen in time, is the radical cause of aesthetic dilemma we face. When nature is seen as a continuum, the argument of what is beautiful or what is less beautiful in landscape becomes, if not meaningless, then very different in standings and meanings.

2. Diversity- in ecological terms diversity implies health. In an urban environment, diversity stands for both, social and biological meaning . . . because demand of infinitely diverse urban society implies a choice.

3. Connectivity - as a systemic approach, shows the ultimate connectivity with all sorts of things. Understanding the local environment, that requires an understanding of the broader context, including not only the economic, social and political context, but also the context of the environment such as '' turning points in the bio-region in which we find ourselves" (Hall, 2008, p. 228).

Therefore, sustainable design is a process of observing the site in the continuum, as a living thing that changes over time, where the place makes unity of diversity, which are dynamic and interconnected, both in social and in biological terms.

Leadership in development planning of the site implies following:

1. Leadership development requires open marketing strategies.

2. Leadership development requires the management of the formulated policy, implementation and evaluation process.

3. Strategy and management can be a project, area and/or the establishment of the city.

4. Marketing refers to the creation and managing supply and demand factors in the implicit exchange in an urban context.

5. Success does not depend on the attitude of the public towards the private financing or initiation.

6. Design and planning should result from the social residents' relations, business-

i organizacija u odredenim podrucjima i onima predvidenim za to podrucje.

7. Ekonomske prednosti se ne spustaju na nepovoljni polozaj.

8. Sve organizacije moraju preuzeti odgo-vornost za uticaj njihovog razvoja na dru-ge kako bi se odrzalo trziste rada, kako iz ekonomskih tako i iz moralnih razloga.

9. Politicki legitimitet i ekonomska nuznost ce sve vise zahtijevati ucestvovanje lokal-nog stanovnistva i drugih interesa u poli-tici i procesu razvoja, kako bi se pomoglo odrzavanje socijalne stabilnosti, stvara-nje konkurentnog urbanog "proizvoda" i stvaranje novih trzista za razvoj unutar urbane ekonomije.

10. Saradnja se moze proizvesti u korist svih strana, ali to ce biti politizirani proces, ravnoteza prednosti bice predmet konfi-kata ekonomije grada.

11. Ucestvovanje je bitno za transformaci-ju urbane privrede i odnosa unutar nje i kljucno je pitanje za upravljanje.

12.Uprava mora utvrditi tehnike i znati olaksati i ubrzati politiku i procese razvoja, a ne zatvaranje niza procesa. Pristup upravljanju mora biti je-dan od servisa a ne kontrole (Ibidem, str. 238).

Analiza zivotnog ciklusa je istrazivacki alat koji se sve vise koristi za procjenu utjicaja na okolinu proizvoda i usluga preko sistema vijeka trajanja proizvoda, kako bi se podsti-cali oblici odrzivije proizvodnje i potrosnje . Analiza zivotnog ciklusa polazi od emisije vrijednosnih papira na trzistu kapitala i re-sursa koji se koriste tokom proizvodnje dis-tribucije, upotrebe i skladistenja proizvoda u njegovom zivotnom vijeka (Dijagram 2). U citavom procesu afirmise se ekoloski pristup, koji podrazumijeva energetsku efikasnost, ekolosku i ekonomsku odrzivost kao kljucnih znacajki. Rezultati Analize zivotnog ciklusa takode se mogu koristiti za informisanje po-trosaca radi izbora po kriterijumu uticaja na okolinu razlicitih vrsta proizvoda, odnosno relativnih troskova i koristi od razlicitih vr-

es and organizations in certain areas and those planned for that area.

7. Economic benefits are not descending to the disadvantage.

8. All organizations must take responsibility for the impact of its development on the others in order to maintain the labor market, because of both economic and moral reasons.

9. Political legitimacy and economic necessity will increasingly require the participation of local people and other interests in politics and development process, in order to help maintain social stability, creating a competitive urban "product" and create new markets for development within the urban economy.

10. Cooperation can be produced for the benefit of all parties, but it will be politicized process, the balance of benefits shall be subject of conflicts of the city economy.

11. Participation is essential for the transformation of the urban economy and the relationships within it and it is a key issue for management.

12. Administration may establish techniques and should know how to facilitate and accelerate the development of policies and processes, rather than closing a number of processes. Access control must be one of services rather than control (Ibidem, p. 238).

Life cycle analysis is a research tool that is increasingly used for the evaluation of the influence on environment of products and services through a system of product life, in order to encourage more sustainable forms of production and consumption. Life cycle analysis is based on the issuance of securities in the capital markets and resources used during the production, distribution, use and storage of the product in its life cycle (Diagram 2). The whole process promotes the ecological approach, which includes energy efficiency, environmental and economic sustainabili-ty as key features. Results of analysis of the life cycle can also be used to inform consumers about choice according to the criteria of environmental impact of different types of products, or the relative costs and benefits of

sta koristene energije radi podsticanja odrzive potrosnje (ecolabelling).

Analiza zivotnog ciklusa obuhvata sve vri-jeme od uvodenja proizvoda ili usluge na tr-ziste do njegovog povlacenja. Obicno se sa-stoji od tri analiticka koraka. Prvo, definisanje stvarnih procesa koji se odvijaju u zivotnom ciklusu proizvoda. Drugo, odredivanje utica-ja na okolinu (emisija, zagadenja, koristenje resursa) tokom zivotnog ciklusa. Trece, pro-cjena uticaja na okolinu kako bi se utvrdili pokazatelje ucicaja.

different types of energy used to encourage sustainable consumption (Eco labeling).

Life cycle analysis involves all the period from the introduction of products or services on the market until its withdrawal. It usually consists of three analytical steps. Firstly, it consists of the definition of the actual processes which are taking place in the life cycle of the product; second, determining the impact on the environment (emissions, pollution, resource use) throughout the life cycle; third, environmental impact assessment to determine the impact indicators.

Shema 2. Procjena zivotnog ciklusa

U svim fazama zivotnog ciklusa turisticke destinacije (Grafikon 1) potreban je stalni monitoring odrzivosti, kako u pocetnim faza-ma i fazama sazrijevanja, tako i u prelomnim fazama, kada se treba odluciti izmedu opcije podmladivanja turisticke destinacije i njenog zatvaranja.

Scheme 2. Life cycle assessment

At all stages of the life cycle of tourist destinations (Graph 1) it is required a constant monitoring of sustainability, both in the initial phases and stages of maturation, as well as in the crucial stages when you need to decide between rejuvenation of tourist destination and its closure as options.

Grafikon 1. Faze razvoja turisticke destinacije

U centru paznje u svakoj fazi je odrzivost u sve tri njene dimenzije: ekoloskoj, drustvenoj i ekonomskoj. Dakle, odrzivost nije dovoljno programirati, vec je potrebno stalno je odrza-vati i dopunjavati shodno napredovanju tehni-ke i tehnologije i sistema menadzmenta.

DEFINISANJE MIXED USE RESORTA

Graph 1. Stages of development of tourist destinations

In the center of attention at every stage is the sus-tainability in all its three dimensions: environmental, social and economic. Thus, sustainability is not enough to program, but it is necessary to constantly maintain and amend according to advancement of technology and management systems.

DEFINITION OF MIXED USE RESORTS

Mjesoviti resort ja nastao kao odgovor inve-stitora na teskoce u finansiranju i poslovanju klasicnih hotela. Integracijom raznih formi objekata (hoteli, apartmani, vile, depadansi, stanovi ) i nacina finansiranja (kapital inve-stitora, krediti, apartmani i stanovi u indivi-dualnom vlasnistvu ) u okviru istog resorta, stvaraju se uslovi za bolju ekonomsku odrzivost i efektuiranje investicija. Mixed use re-zort objedinjava hotel s condominium vilama, apartmanima, rezidencijama, djelimicnim/ podijeljenim vlasnickim proizvodima (fractional), wellness centrima, golf igralistima, skijalistima i/ili drugim sadrzajima ili komer-cijalnim ponudama. Zbog ove integrativne funkcije veoma cesto se mixed-use rezorti na-zivaju i integrisani rezorti. Bitno je naglasiti da je osnovna karakteristika mixed-use rezor-ta odrzavanje koncepta tzv. "toplog kreveta" to jest da individualna vlasnistva soba, vila, apartmana (pojedinacnih vrsta smjestaja unu-

Mixed use resort was developed in response to investors' difficulties in the funding and operation of the classic hotel. By integrating various forms of facilities (hotels, apartments, villas, annex, apartment) and ways of financing (equity investors, lenders, apartments and flats in the private property) within the same resort, the conditions for greater economic sustainability and the realization of investments are created. Mixed use resort combines hotel with condominium villas, apartments, residences, partial / shared equity products (fractional), wellness centers, golf courses, ski resorts and/or other facilities or commercial interests. Because of this integrative function it is very often that mixed-use resorts are also called Integrated Resorts. It is important to emphasize that the basic characteristics of mixed-use resort is the maintenance of the so-called "Hot beds", which means that individual ownership of rooms, villas and suites (individ-

tar rezorta) ne mijenjanju poslovnu namjenu rezorta ili bilo kojeg njegova dijela, to jest da taj projekt uvijek posluje kao integralni komercijalni turisticki posao. Pojava hotela mjesovite namjene je zabiljezena i u savreme-nim univerzitetskim udzbenicima. Tako, na primjer, Walker devinise. "Neki novi hoteli se razvijaju kao vlasnistvo mjesovite namjene, sto znaci da je hotel moze imati "reziden-cije"- stanove koje ljudi koriste, tako da oni nisu za iznajmljivanje kao kondohoteli, SPA, sportskie objekte i sl. Hoteli mjesovite namjene takode mogu biti dio velikog urbanog ili resort razvoja, sto moze ukljucivati poslovne zgrade, kongresne centare, sportske objekte, ili soping centrie" (Walker, 2010, str. 109).

PRIMJERI MIXED USE RESORTA U SVIJETU

Ovaj savremeni tip turisticke aglomeracije zazivio je i u vecini turistickih zemalja Medi-terana. Ovdje cemo ukratko prikazati tri mixed use resorta iz tri zamlje: Grcka, Turska i Spanija (HorwathHTL, 2013, str. 30-59).

Costa Navarino Rezort - Grcka

Rezort se nalazi u mjestu Messinia na ostrvu Peloponez prostiruci se na cetiri mikrolokaci-je. Obuhvata povrsinu od 1.000 ha, a kad se dovrsi razvoj ovog rezorta, on ce ukljucivati:

1. cetiri luksuzna hotela s 5*,

2. 3-4 golf terena,

3. kuce za odmor (second homes) ciljnog volumena oko 100.000 m2 u svim oblici-ma turistickih nekretnina.

Trenutni sadrzaji rersorta su: dva luksuzna hotela s 5* koja su brendirana s globalnim hotelskim brendovima (Romanos Luxury Collection sa 445 soba, te Westin sa 335 soba), spa, konferencijski centar, trgovacko-servisne sa-drzaje, 2 golf terena.

Dalji planovi razvoja ukljucuju razvoj hotela zasnivaju se na privlacenu brendova (u planu su Banyuan Tree i Four Seasons).

ual types of accommodation inside of the resort) is not changing the business purpose of the resort or any part of it, that is to say that the project still operates as an integrated commercial tourist business. The appearance of the hotel mixed-use was observed in the modern university textbooks. Thus, for example, Walker defined "Some new hotels being developed as a mixed-use property, which means that the hotel may have a" residence "- homes that people use, so that they are not for rent as condo hotels, spa, sports facilities and the like. Hotels mixed use can also be part of a large urban or resort development, which may include office buildings, conference centers, sports facilities or shopping centers (Walker, 2010, p. 109).

EXAMPLES OF MIXED USE RESORTS IN THE WORLD

This modern type of tourist agglomeration was initiated in most tourist countries of the Mediterranean. Here we will briefly present three mixed use resorts from three countries: Greece, Turkey and Spain (HorwathHTL, 2013, p. 30-59).

Costa Navarino Resort - Greece

Resort is located in Messinia Peloponnese on the island stretching into four micro-locations. It covers an area of 1,000 ha, and when it completes the development of resorts, it will include:

1. Four luxury 5* hotel

2. 3-4 golf courses,

3. Houses (second homes) targeting volume of about 100,000 m2 in all forms of tourism real estate.

The current content of the resort are: two luxuries 5* hotels which are branded with the global hotel brands (Romanos Luxury Collection with 445 rooms and Westin with 335 rooms), spa, conference center, shopping and service facilities, two golf courses.

Further development plans include the development of the hotels and are based on attractive brands (plan is Banyan Tree and the Four Seasons).

Kempinski Hotel & Residences Barbaros Bay, Bodrum - Turska

U Turskoj je aktuelno vise projekata resorta mjesovite namjere. Za jednog od njih dajemo osnovne podatke:

1. Investitor: Safir Group

2. Operator: Viceroy Hotel Group

3. Sadrzaji:

- Boutique hotel sa spa; vile, apartmani i stambene zgrade,

- Hotel : 84 smjestajne jedinice,

- Nekretnine: 166 rezidencija,

Turska je danas jedna od vodecih turistickih ze-malja svijeta i prestizna investiciona destinacija u hotelsku industriju. "Trenutno se u Turskoj gradi 58 hotela sa gotovo 10 hiljada hotelskih soba, od kojih polovina u gradu Istanbulu" (Ibidem, 2013, str. 40). U investicionoj politici se posebno podrza-va izgrdnja hotela, cime se jos vise popravlja, inace jako dobra globalna struktura smjestajnih kapaci-teta, gdje dominiraju primarni, odnosno osnovni smjestajni kapaciteti, a medu njima najvise hoteli.

Sotogrande Marbella, Spanija

Radi se o veoma uspjesnom projektu koji je izraziti mega projekat na bazi mixed use resort koncepcije. Radi se o kompleksu smjestaja, rezidencija, sportsko-rekreativnih sardzaja, koji sadrzi sljedeca kvantitativna obiljezja:

1. disperzirane rezidencijalnih jedinica u 5.500 na 2.000 hektara zemljista (pretez-no su "second home" visokog standarda).

2. 3 Hotela:

- Almenara Hotel 4* (NH) , 148 soba, 10 apartmana,

- Hotel NH Sotogrande 4*, 106 soba, 3 apartmana,

- Club Marítimo Hotel 4*, 31 soba, 10 apartmana.

3. Klubovi:

- Beach Club-ovi (Beach Club El Cucurucho, Beach Club El Octógono, Santa María Polo Club), (11 polo igralista),

Kempinski Hotel & Residences Barbaros Bay Bodrum - Turkey

Currently, in Turkey there are few projects of mixed-use resort. We are mentioning the basic information about one of them:

1. Investor: Safir Group

2. Operator: Viceroy Hotel Group

3. Amenities:

- Boutique hotel with spa; villas, apartments and residential buildings,

- Hotel: 84 accommodation units,

- Properties: 166 residences,

Turkey is one of the leading tourist countries of the world and prestigious investment destination in the hotel industry. "Currently Turkey is building 58 hotels with almost 10 thousand hotel rooms, of which half in Istanbul (Ibidem, 2013, p. 40). The investment policy specifically supports the construction of the hotels, which further improves, otherwise very good global accommodation structure, dominated by primary or basic accommodation, mostly hotels.

Sotogrande Marbella, Spain

This is a very successful project which is expressed mega project based on the concept of mixed use resort. It is a complex of accommodations, residences, sports and recreation facilities, which contains the following quantitative characteristics:

1. dispersed residential units in 5500 to 2,000 hectares of land (mainly the "second home" high standard).

2. 3 Hotels:

- Almenara Hotel 4 * (NH), 148 rooms, 10 suites,

- Hotel NH Sotogrande 4 *, 106 rooms, 3 suites,

- Club Marítimo Hotel 4 *, 31 rooms, 10 suites.

3. Clubs:

- Beach Clubs (Beach Club El Cucurucho, Beach Club El Magnolia, Santa María Polo Club (11 polo field),

- Sotogrande Konjicki & Polo Centar,

- Sotogrande Raquet Centar,

- Real Club Marítimo Sotogrande.

4. Golf tereni Sotogrande:

- 5 golf terena, golf skole,

- La Almenara (27 rupa, dizajnirao Dave Thomas),

- La Reserva (18 rupa, dizajnirao Cabell Robinson),

- Valderrama (18 rupa, dizajnirao Robert Trent Jones),

- Real Club de Golf de Sotogrande (18 rupa, dizajnirao Robert Trent Jones),

- La Cañada (18 rupa, javni golf teren, dizajnirao Robert Trent Jones),

5. Rezidencijalna podrucja (ukupno 5.500 rezidencijalnih jedinica).

6. Prirodni rezervat.

7. Restorani, barovi, kafei.

8. Trgovacki centar.

9. Usluge.

10. Putnicke agencije, Medicinski i veterinar-ski centri, Internacionalne skole, Djecji park.

11. Nauticke usluge.

12. Royal Sailing Club, bazeni, Water ski, jedrenje, Jet-ski, kanui, Canoeing, Windsurf, Optimist, Hobbicat.

13. Spa.

14. Zdravstveni klub, Hidroterapija, Sauna, Gym, Solarium, Massages.

15. Elyseum Centar (NH Hotels).

16. Drustvene aktivnosti.

17. Golf championships (Ryder Cup '97, PGA European Tour Volvo Masters 8 uza-stopnih godina), zabave, tenis championships, teatar, plazni i nocni klubovi.

18. Internacionalna skola (za djecu 3-18 godi-na starosti).

Spansko zakonodavstvo ne definise poseb-

no mixed use resorte. U praksi su pozna-

ta rezidencijalna naselja ("master planirana

naselja") koja, kao primarne objekte, imaju

- Sotogrande Equestrian & Polo Centre,

- Sotogrande Raquet Center,

- Real Club Marítimo Sotogrande.

4. Golf Courses Sotogrande:

- 5 golf courses, golf schools,

- La Almenara (27 holes, designed by Dave Thomas),

- La Reserva (18 holes, designed by Ca-bell Robinson),

- Valderrama (18 holes, designed by Robert Trent Jones),

- Real Club de Golf de Sotogrande (18 holes, designed by Robert Trent Jones),

- La Cañada (18 hole, public golf course, designed by Robert Trent Jones).

5. Residential areas (a total of 5,500 residential units).

6. Nature Reserve.

7. Restaurants, bars, cafes.

8. Shopping Center.

9. Services.

10. Travel agencies, medical and veterinary centers, international schools, Children's park.

11. Nautical services.

12. Royal Sailing Club, Swimming Pools, Water skiing, sailing, jet-ski, canoe, Canoeing, Windsurfing, Optimist, Hobbicat.

13. Spa.

14. Health club, Hydrotherapy, Sauna, Gym, Solarium, Massages.

15. Elysium Center (NH Hotels).

16. Social activities.

17. Golf championships ('97 Ryder Cup, PGA European Tour Volvo Masters 8 consecutive years), entertainment, tennis championships, theater, beach and night clubs.

18. International School (for children 3-18 years old).

Spanish legislation does not specifically define the mixed use resort. In practice are known

residential settlements ("master planned

settlements") which, as primary structures,

stambene jedinice, a turisticki objekti i sport-sko-rekreativni i zabavni sarzaji imaju ka-rakter dodatnih elemenata. Nasuprot tome, turisticki rezorti se karakterisu preteznom turistickom namjenom, s manjim prisustvom nekretninske komponente (namijenjene za stambene/turisticke svrhe), uz raznovrsne po-nude trgovackih, sportsko-rekreativnih i za-bavni sadrzaja, marina, tematskih parkova i slicno. Rezorti u Spaniji podrazumijevaju vise hotela koji integrisu zajednicke ostale sadrzaje te tako konstruisu svojevrsne mixed-use reszorte.

U pogledu stimulisanja investicija, na naci-onalnom nivou postoje opste seme stvaranja investicionog ambijenta (stimulativni porezi zbog zaposljavanja, finansijska podrska u sl), a na regionalnom nivou se uvode stimulativne mjere zavisno od razvojne politike regije. Turisticki, odnosno hotelski biznis se u Spaniji generalni podstice mjerama fiskalne politike (stopa poreza na dodatu vrijednost za hotel -ske i restorantske usluge je 10%, a za hotele sa 5* 21%).

PRIMJER MIXED USE RESORTA U

CRNOJ GORI I NJEGOVA ODRZIVOST-LUSTICA DEVOPMENT

Poluostrvo Lustica, koje je sastavni dio je-dinstvenog zaliva Boka Kotorska, ima povrsi-nu od oko 47 km2, duzinu oko 13 km, a oba-lom od oko 35 km. Najveci vrh je visok 586 m. Ima oko 400 stalnih stanovnika, raspore-denih u 13 ruralnih autohtonih sela. Prostire se na podrucju dvije opstina, Tivat i Herceg Novi. Planska zona pripada Mjesnoj zajednici Krtoli, a zauzima djelove katastarskih opstina Radovici i Nikovici. Spomenicka svjedocan-stva pokazuju istorijski kontinuitet jos od XIII vijeka, a flora i fauna preporucuju poluostrvo kao spomenik prirode.

Lustica ima veoma povoljan saobracajni polozaj, kako sa kopna (Jadranska magistrala i prikljucni putevi), tako i sa mora (postojeci plovni putevi) i iz vazduha (blizina Tivatskog aerodroma, relativna blizina aerodrome Cilipi

have residential units, while tourist facilities, sports- recreational and entertainment facilities have the character of additional elements. In contrast, tourism resorts are characterized predominantly by tourist purposes, with a smaller presence of real estate components (designed for residential/tourist purposes), with various offers for shopping, sports and recreation and entertainment comfort, marinas, theme parks and so on. Resorts in Spain include several hotels which integrate other common facilities and thus construct a kind of mixed-use resorts.

In terms of stimulating investment, at national level, there are general schemes of creating an investment environment (stimulating employment taxes, financial support etc.), and at the regional level incentives are introduced depending on development policy in the region. Tourist or hotel business in Spain generally encourages measures of fiscal policy (the rate of value added tax for hotel's and restaurant's services is 10%, while 21% for 5* hotels).

EXAMPLE OF MIXED USE RESORTS IN MONTENEGRO AND ITS SUSTAINABILITY-LUSTICA DEVELOPMENT

Peninsula Lustica is an integral part of Boka Kotorska Bay , covers an area of 47 km2, length is about 13 km and the coastline about 35km . The highest peak is 586 m high. Lusti-ca has about 400 permanent residents, in 13 rural indigenous villages. It stretches over an area of two municipalities, Tivat and Herceg Novi. The planning area belongs to the local community Krtoli, occupying parts of cadastral municipalities Radovic and Nikovici. The monumental testimony shows historical continuity since the XIII century, flora and fauna recommend peninsula as a natural monument.

Lustica has a very favorable traffic position, from the mainland (the Adriatic highway and connecting roads), and from the sea (existing waterways) and from the air (close to Tivat airport, relatively close to the airports of Cilipi Dubrovnik

Dubrovnik i Podgorica), sto omogucava ve-oma lak i brz pristup lokaciji. Ova prednost, uz cinjenicu da su emisiona podrucja Opstina Kotor i Herceg Novi veoma blizu i lako dos-tupna, su ociti dokaz veoma povoljnog polo-zaja ovog razvojnog podrucja.

and Podgorica), which allows a very easy and fast access to the site. This advantage, together with the fact that the emission areas of the municipality of Kotor and Herceg Novi are very close and easily accessible, are obvious evidence of a very favorable position of this area of development.

Slika 1. Poluostrvo Lustica

Picture 1. Peninsula Lustica

U planerskom smislu Lustica je, do sada, tretirana u tri razvojna plana: Master plan razvoja turizam CG do 2020 godine, ekspertiza prostornog planere Sase Cvetkovica i proje-kat Lustica Development investitora Orascom iz Svajcarske.

Tretman Lustice u Master planu razvoja turizam Crne Gore

In planning terms Lustica is treated in three development plans: Master Plan of Tourism of Montenegro until 2020, expertise of land-scaper Sasa Cvetkovic and project Lustica Orascom Development by investors from Switzerland.

Lustica Treatment in Master Development Plan for tourism in Montenegro

Lustica bi moglo da se osmisli kao dnevna tura iz Budve, Tivta i Herceg Novog. Za to su potrebni samo natpisi i regulisanje saobracaja. To bi onda moglo dovesti do produzenja sezone. Lustica ne treba da bude samo mjesto za odmor, sa predjelima za kupanje, koji su uradeni sa mno-go maste, vec bi predstavljali dodatno znacajno kvalitativno obiljezje sireg priobalnog podrucja. Slicne ideje su uspjesno implementirane i na dru-gim lokacijama (Kanarska ostrva, Karibi, Turska rivijera i Crveno more i sl.). Medutim, ponuda bi mogla da bude jedinstvena zahvaljujuci ambijen-talnoj unutrasnjoj i spoljasnjoj arhitekturi, kao i osmisljenoj kombinaciji opreme za unutrasnji i spoljasnji prostor, koji bi u potpunosti bili pode-seni i za periode loseg vremena. Mastovito dizaj-nirane vjestacke plaze sa pripodnim materijalima prosirili bi kapacitet lijepih mjesta za kupanje i razbibrigu. Plaze i njhova okolina treba da budu tako uredeni da gost moze danima tu da boravi, da ima cime da se bavi i da se prijatno osjeca. - a

Lustica could be designed as a day tour from Budva, Tivat and Herceg Novi. This requires only signs and traffic regulation. This product could extend the season. Lustica should not be just a place for a rest, with areas for swimming, which are made with a lot of imagination; it should represent a significant qualitative characteristic of a broader coastal area. Similar ideas have been successfully implemented in other locations (Canary Islands, Caribbean, Turkey and the Red Sea Riviera, etc). However, the offer could be more unique due to ambient internal and external architecture, as well thought combination of equipment for interior and exterior space, which could be fully prepared for the periods of bad weather. Imaginatively designed artificial beaches with natural materials could expand the capacity of nice places for swimming and pleasure. The beaches and their surroundings should be arranged so that the guest can spend

to bude nova ponuda tipa "eco greenfield-pro-jekta". Za tu svrhu treba izabrati neka zemljista. Njihovom koriscenju u svakom pojedinacnom slucaju trebalo bi da prethodi inovativna proje-katska studija, koja je orijentisana na trziste kao i analiza o podnosljivosti po zivotnu sredinu. Real-no je predpostaviti da ce dio zemljisnih povrsina od ukupno 3.644 ha bolje posluziti kao ekoloski biotop ili kao park sa ciljem cjelogodisnjeg kvali-tativnog turizma, nego kao gradevinsko zemljiste za mega komplekse.

Ovakvo polaziste predstavljalo bi novinu, odnosno inovativnu ponudu u Crnoj Gori. Njegova relizacija bi povecavla atraktivnost sireg podrucja Boke Kotorske i Budve. "Ako Crna Gora uspije da tako nesto ostvari kod svih "greenfield-projekata", a istovremeno postujuci standarde ISO-a 14001, onda za marketing moze da upotrijebi trajnu ozna-ku „morski turizam", koje ne steti okolini (USP)." Za razvoj odrzivih "greenfield-pro-jekata", na podrucju Radovici-Lustica Master plan predvida 130 h zemljista. Autori Master plana posebnu sansu vide za one koji voze bickla zbog odmora i oporavka, a pre-feriraju lagane sljunkovite staze ili staze pre-svucene katranom, sto je bogom dana ponu-da za Lusticu.

Regionalni Master plan za Boku Kotorsku sugerise da je za Herceg Novi preporucljiva kvalitativna rekonstrukcija postojecih obje-kata, a ne preporucuje se prosirenje kapaci-teta i izgradnja novih. Autori smatraju da njegova sansa lezi u u njegovom stilu zivota i njegovom sarmu, sto podrazumijeva podi-zanje standarda i kvaliteta usluga postojecih objekata,modernizaciju i prosirenja plaza, brizljivom njegovanju parkova, organizaciji sportskih, zabavnih i kulturnih programa, a narocito u zoni gradske promenade.

Razvojni potencijal se nalazi na rubovima i u okolini grada, gdje se navodi i poluostrvo Lu-stica. U Regionalnom konceptu Boke Kotorske se dodaje da se u Tivtu i na Lustici moze obez-bijediti 10-15000 ili cak vise hotelskih kreveta, koncipiranih za dugu sezonu,te otvoriti isto to-liki broj direktnih i indirektnih radnih mjesta i time dobiti odgovarajuci ekonomski efekti.

few days there feeling comfortable. For this purpose it is necessary to find a location. An innovative project-study should be preceded before their usage in each individual case, which should be oriented to the market as well as the analysis of environmental tolerance. It is reasonable to assume that a part of the total land area of 3,644 ha will better serve as an ecological biotope or park with the aim of qualitative tourism throughout the year, instead of building land for mega complexes.

This starting point would be a novelty or innovative offer in Montenegro. Its realization would boost the attractiveness of the wider area of the Bay of Kotor and Bud-va. "If Montenegro manages to accomplish something like that" Greenfield projects ", while respecting the standards of ISO 14001, then marketing can use a permanent label" sea tourism ", which does not harm the environment (USP)." For sustainable development of "Greenfield projects" in the field Radovic - Lustica, Master Plan provides 130 h of land. Authors of Master Plan see special opportunity for those who ride a bike for rest and recovery, and prefer light or gravel trails covered with tar, which is a very good at Lustica.

Regional Master Plan for the Bay of Kotor suggests that Herceg Novi should have qualitative reconstruction of existing facilities rather than capacity expansion and new construction. The authors consider that its chance lies in its lifestyle and charm, which involves raising the standards and quality of service of existing facilities, modernization and expansion of beaches, careful nurture of parks, organized sports, entertainment and cultural programs, especially in the area of urban promenade.

Potential for development is located on the edges of the city, stating the Peninsula Lustica. In the Regional concept of the Bay of Kotor it is stated that Tivat and Lustica can provide 10-15 000 or even more hotel beds, conceived for a long season, and open the same number of direct and indirect jobs and obtain the corresponding economic effects.

Autori dalje navode da se do sada Lustica, u dobroj mjeri, odrzala u svojoj prvobitnoj for-mi. To nedvosmisleno preporucuje i Prostorni plan, da Lustica i Tivat (Solila) budu uvrsceni u prirodne spomenike te da se nad njima spro-vedu mjere zastite.

Da bi se Lustica, u skladu sa svojim sar-mom, razvila kao pejzazni park, potreban joj je u prvom redu poseban prostorni plan ko-jim ce biti utvrdeno sta, gdje, kako smije da bude izgradeno, i u kojem ce njena funkcija, uz poljoprivredu, biti prosirena i na turisticku eksploataciju. Vrijedne su razmisljanja i plaze na liticama, lakse i srednje teske biciklisticke i pjesacke staze, manji pansioni i apartmani za odmor u seoskim domacinstvima i kao magnet, etno-sela, poput Sirogojna kod Zlati-bora, srpskog muzeja na otvorenom. "Onako kako turisticka privreda Zlatibora u velikoj mjeri profitira od te atrakcije i mreze puteva koji do nje vode, Lustica bi mogla da znacaj-no poveca predsezonsko i postsezonsko inte-resovanje za Budvu, Tivat i Herceg Novi, a da tako doprinese i rasterecenju svih tipova smjestaja. I Majorka je nekada imala isti problem kratke letnje sezone. Uvrstavanjem za-leda u spektar dozivljaja i atrakcija za svoje goste, Balijsko ostrvo prevazislo je problem."

Lustica, poluostrvo na suprotnoj strani, i Vrmac koji se uzdize iznad Tivta nude ideal -ne mogucnosti za pjesacenje, voznju bicikla i golf u lijepom predjelu. Lustica je oznacena kao spomenik prirode.

Tretman Lustice u ekspertizi Sase Cvetkovica

Cvetkovic (2006) naglasava da je potrebno skoncentrisati se na sprecavanje trenutnog unistavanja zivotne sredine i ponovo procije-niti, preispitati i potencijalno preusmjeriti da-lji razvoj ka principima integralna odrzivosti. Istice da postoji potencijal za razvoj strates-kog plana za odrzive zajednice i zdrav zivot u skladu sa prirodom. Potrebno je razvijati kreativna dizajnerska rjesenja koja bi mogla istovremeno sluziti nasim kulturnim potreba-ma i izrzavati postovanje za prirodne puteve.

The authors note that Lustica, in good measure, is so far held in its original form. It is unequivocally recommended by spatial plan that Lustica and Tivat (Solila) should be admitted as natural monuments, and to implement protection measures for them.

In order for Lustica to develop, with its charm, as a landscaped park, it needs firstly spatial plan, which will determine what, where, how it should be built, and how its function, regarding agriculture, could be expanded on the tourist exploitation. We should also think about the beaches on the cliffs, easy and medium difficult bicycle and pedestrian paths, smaller guesthouses and apartments for rent in rural households, and like a magnet, ethno-village, such as Sirogojno near Zlatibor, Serbian open-air museum. "Just as the tourist industry of Zlatibor greatly profits from these attractions and from road network which lead to it, Lusti-ca could significantly increase the preseason and postseason interests for Budva, Tivat and Herceg Novi, and in that way to contribute and relieve all types of accommodation. Mallorca once had the same problem with a short summer season. Substituting the hinterland of the range of experiences and attractions to its visitors, Balinese island overcome the problem."

Lustica, peninsula on the opposite side and Vrmac hill, which rises over Tivat city, offers ideal opportunities for walking, biking and playing golf in beautiful area. Lustica is specified as natural monument.

Treatment of Lustica in Sasa Cvetkovic's expertise

Cvetkovic (2006) emphases that it is important to focus on preventing the currently detriment of environment and reevaluate again, revise and potentially direct further development towards sustainable principles. He also noticed that there is a potential for development of strategic plan of sustainable communities and healthy life in accordance with nature. It is necessary to develop creative designer's solutions which could be utilized at the same time for our cultural needs and expresses our deepest respect for nature.

Lustica je jedan nerazdvojni i integralni dio Bokokotorskog regiona, iako njegova geo-grafska predispozicija kao izolovano poluo-strvo govori suprotno.

Od primarnog je znacaja, po Cvetkovicu, odrzavanje istorijskog nasljeda ocuvanjem i podsticanjem potencijala i odredivanjem i otklanjanjem problema koji ga ometaju i pro-movisu stetno okruzenje. Poluostrvo Lustica ce imati priliku da raste i razvija se u bezbjed-nom, proaktivnom i zdravom pravcu. Izgrad-njom klimatski odgovarajucih objekata i nje-govanjem starih tradicija stolarije, kamena, ribolova, jedrenja, vinarstva moze se usposta-viti istorijski balans sa prirodnim zakonima i principima dok treba da se njeguju i stare kulturne tradicije predaka. Takva dugorocna privlacnost je obicno zastupljena u narodnim ocuvanim praksama i ukorenjenim lokalnim obicajima i tradicijama.

Poluostrvo Lustica i priobalni pojas Grbalj sve do zalivske plaze Jaz, brdovita je oblast, najvecim dijelom iskoristena u poljoprivredne svrhe. Do sada je, u turistickom smislu, osta-jala po strani, izuzimajuci hotelski kompleks ,,Plavi horizont" i tri-cetiri male plaze u zali-vima, sa atraktivno rusticnim plaznim restora-nima. I dok pjescana plaza ,,Plavi horizonti" ispunjava najzahtjevniji san o odmoru u stilu juznog mora, ovaj priobalni pojas raspolaze uglavnom strmom stjenovitom obalom koja na prvi pogled izgleda slabo naseljena. Da i stje-novita obala moze biti preuredena u plaze vi-sokog kvaliteta, sredstvima moderne pejzazne arhitekture, a na bazi prirodnog kamenja i bilja, svjedoci prvi pokusaj te vrste u Plocama, gdje cak mogucnosti za to i nisu bile optimalne.

Ovdje bi, bez sumnje, atraktivne vjestacke plaze mogle biti ugradene u stijenu. Vrijedna je zatim i jos jedna sansa koju, prije svega, nudi Lustica. Mala sela u tipicno mediteran-skom stilu, lijepe crkve, nekoliko sivih tvrda-va iz vremena Habzburgovaca, ilirske grobni-ce, tradicionalne susnice, te napustene solane u blizini Tivta, koje su danas obiljezene kao zasticena zona ptica, nude bogate ciljeve za dnevne ture, sto je do sada jedva razvijena po-nuda za produzetak sezone.

Lustica is one integral and inherit part of Boka region, although its geographic predisposition like isolated peninsula indicates contrary.

The most significant, according to Cvetk-ovic, is the maintenance of historic heritage by conservation and encouraging potential and determining and eliminating the problems that hinder harm the environment. Lustica peninsula will have the opportunity to grow and develop in a safe, healthy and proactive way. Construction of a climate of appropriate facilities and cherishing the old tradition of carpentry, stone, fishing, sailing, wine making can establish a historical balance with natural laws and principles as the need to nurture traditions of the ancestors. Such long-term attractiveness is usually represented in preserved national practices and entrenched from local customs and traditions.

Lustica peninsula and riverside Zeta until the Gulf beach Jaz, is hilly area, mainly used for agricultural purposes. So far, in terms of tourism, has stayed on the sidelines, excluding hotel complex,, Plavi horizonti "and three or four small beaches in bays, with an attractive rustic beach restaurant. And while the sandy beach,, Plavi Horizonti "meets the most demanding dream for vacation in style at southern sea, this coastline has mostly steep rocky coastline which at first glance seems sparsely populated. The rocky coast can be converted into high quality beach, by modern means of landscape architecture, based on natural rocks and plants, and this can be testified by first attempt of its kind in Ploce, where the chances for doing this were not optimal.

Here, no doubt, attractive artificial beach could be built into the rock. Another chance which primarily offers peninsula is also worth. Small villages in typical Mediterranean style, beautiful churches, a few gray fortress from the time of the Habsburgs, Illyrian tombs, traditional ovens and abandoned salt pans near Tivat, which are now marked as protected zones birds, offer rich targets for daily tours, which has so far hardly developed to offer an extended season.

U citavoj oblasti, dvije medusobno poveza-ne vizije mogle bi biti razvijene: susjednim gradovima Herceg Novom, Tivtu i Budvi -glavnim centrima turisticke privrede - hitno je potrebna ponuda sirokog spektra za produ-zenje ljetnje sezone. U prvom redu treba mi-sliti na starije ljude koji putuju i nakon peri-oda skolskih raspusta, i koji zele da izbjegnu ljetnje vrucine. Njih zanima priroda, kultura i ljepote predjela. Oni vode racuna o svom zdravlju i na odmoru upraznjavaju lake ak-tivnosti kao sto su setnja, dan planinarenja ili voznja bicikla. U ovoj oblasti to je mogu-ce isvesti na izuzetan nacin. Lustica osobito posjeduje potencijal za pejzazni park - nesto sto do sada jos nije realizovano nigdje na Sre-dozemnom moru, kao sto o tome u disertaciji ubjedljivo govori Sasa Cvetkovic. Istina je da takva inicijativa zahtijeva investicije. Ali, to bi podrzalo strategiju odrzivosti koju zahtijeva Master plan i zakoni, te donijelo znacajne korist turistickoj privredi, te otvorilo perspektive stanovnistu koje zivi u toj oblasti.

Nazalost, danas nakon skoro dvije decenije modernizacije, samo neki fragmenti privlac-nosti su ostali u zdravom i kulturnom duhu. Nacini nekadasnje gradnje su potpuno zapo-stavljeni. Takode je zaboravljena izrada stola-rije i izrada od kamena zbog postepeno uve-denih novih tehnologija. Ipak, stari temeljni uslovi su dovoljno jaki da odrze ravnotezu izmedu izgradenih i prirodnih sredina. Ako bi se adekvatno zastitili i njegovali, ovi zeljeni i pozitivni uslovi neugrozenih ekosistema i nji-hovi preostali fragmenti predstavljaju neop-hodan potencijal za buducu zdravu evoluciju poluostrva, zakljucuje Sasa Cvetkovic.

Tretman Lustice u Lustica Development (Lustica bay)

Turisticki kompleks Lustica Development predstavlja potpuno novo urbano podrucje uz zaliv Traste (planirano ukupno 16.000 lezaja). Koncipirano je u vise urbanisticno-arhitektur-nih cjelina turisticnog programa (hoteli, vile, aprtmanska naselja, sportsko-rekreacijski kom-pleksi) koje ce se izgradivati oko lokalnih cen-

Throughout the area, two interconnected visions could be developed: the neighboring towns of Herceg Novi, Tivat and Budva - the main centers of tourism industry - need urgently a wide offer for extension of the summer season. In the first place you should be thinking of older people who travel beyond the period of school holidays, and who want to escape the summer heat. They are interested in nature, culture and beauty of landscapes. They take care of their health, exercise easy activities on vacation such as walking, hiking or ride a bike. It is possible to perform this in an outstanding way. Lustica particularly has the potential for landscape park - something that has not yet been implemented anywhere in the Mediterranean, what is emphasized in Sasa Cvetkovic's dissertation. It is true that such an initiative requires investment. But that would support sustainability strategy, which is required by Master Plan and laws, and bring substantial benefit the tourism industry, and would open perspectives for population living in this area.

Unfortunately, after almost two decades of modernization, only some fragments of attraction remained in healthy and cultural spirit. The former building architecture is completely neglected. Joinery manufacture and production of stone is also forgotten because of gradually introduced new technologies. However, the old basic conditions are strong enough to maintain the balance between the built and natural environment. If they would be adequately protected and nurtured, these desired and positive conditions from non-threatened ecosystems and their remaining fragments are necessary potential for future healthy evolution of the peninsula, concludes Sasa Cvetkovic.

Treatment of Lustica in Lustica Development (Lustica Bay)

Tourist Complex Lustica Development represents a completely new urban area with Traste (planned total of 16,000 beds). Constructed in more urban and architectural ensemble of tourist programs (hotels, villas, apartment resorts, recreational complexes) that will be built around local centers - central

tara - podrucja centralnih djelatnosti: novi tradi-cionalni mediteranski gradic (Donji Radovici), lokalni centar na Lustici i lokalni centar na Gra-bovac-Bigovu (II faza). Prva faza Lustica Development obuhvata 1610 hotelskih soba, 1.300 apartmana i 550 vila (ukupno 7.612 lezaja).

Na povrsini od oko sedam miliona kvadrat-nih metara, jedna veca povrsina ce biti pretvo-rena u povrtnjake i njive na kojima bi lokalni farmeri uzgajali povrce i voce, a to bi kupova-li upravo turisti i stalni stanovnici novog na-selja koje je, u projektu, nazvano Lustica bay

areas of activity: a new traditional mediterranean town (Donji Radovici), a local center in Lustica and local center on Grabovac-Bigovo (phase II). The first phase of Lustica Development includes 1 610 hotel rooms, 1,300 apartments and 550 villas (a total of 7,612 beds).

In an area of about seven million square meters, a larger surface area will be turned into vegetable gardens and fields where local farmers will grow vegetables and fruits, which will be bought by tourists and permanent residents of the new settlement, which is in the project, called Lustica Bay.

Slika 2. Projekat Lustica bay

Lustica Development je osnovana 2008. godine, kao joint venture kompanija izmedu svajcarske firme Oraskom Developmenta koji ima 90% i Vlade Crne Gore sa 10% ucesca u kapitalu.

Lustica Bay spada u velike projekte koji, prema zamisli inicijatora, dodatno podizu kvalitet crnogorskog turizma u globalnim okvirima. Cilj im je da posvete punu paznju razvoju jahting turizma jer Crna Gora, po nji-hovom misljenju, postaje sve vise prepozna-ta kao destinacija za ovaj segment turisticke ponude.

Inicijatori projekta, na svojim promotiv-nim stranama, posebno isticu da je marina, koja je u graditeljskom smislu veliki izazov, jer se gradi na potpuno nepristupacnom tere-nu, kao i ostali sadrzaji, objekat od krucijal-nog znacaja za cijeli projekat, te obecavaju da ce biti zavrsena u predvidenim rokovima. Izgradnja marine je dio prve faze projekta, i jedan od njegovih najzahtjevnijih segme-

Picture 2. Project Lustica bay

Lustica Development was established in 2008 as a joint venture company between the Swiss company Orascom Development, which has 90% and the Government of Montenegro with 10% of equity.

Lustica Bay is one of the major projects which, according to the ideas of the initiators, further improve the quality of Montenegrin tourism in global terms. Their goal is to devote full attention to the development of yachting tourism as Montenegro, by their opinion, is becoming increasingly recognized as a destination for this segment of the tourist offer.

The initiators of the project, in their promotional parties, particularly point out that the marina, which is in architectural sense a big challenge, because it is built on a completely inaccessible place, as well as other facilities, the building is of crucial importance for the whole project, and there is a promise that it will be completed in deadlines. The construction of the marina is part of the first phase of the project, and one of its most compet-

nata. Marina ce imati dva lukobrana, a prvi glavni lukobran, cija je duzina preko 400 m, bice zavrsen do kraja godine (2015). Plani-rano je da u konstrukciju bude ugraden jedan milion tona kamena i 25 hiljada tona cementa. Procijenjena vrijednost radova iznosi 25 miliona eura.

U projekat Lustica bay do sada je, prema informacijama sa njihovog sajta, ulozeno oko 50 miliona eura. Kompanija je takode dobila prvu dozvolu u Crnoj Gori za izgradnju golf terena. U pitanju je profesionalni golf teren sa osamnaest rupa sa potpisom dizajnera i cuve-nog golf igraca Geri Plejera koji ce se nalaziti iznad samog grada Lustica bay.

Od ukupnih 690 hektara povrsine u Lustici bay, samo ce 6% biti naseljeno, a preostalih 94% ce ostati netaknuta priroda. U okviru tih 6% bice izgradeno vise od 1.000 stano-va, preko 500 stambenih vila i kuca, sedam hotela, golf teren, kao i dvije marine i drugi objekti koji ce upotpuniti izgled i funkcio-nalnost grada. Inspiracija za arhitekturu grada pronadena je u tradicionalnoj arhitekturi crnogorskog primorja. Tokom gradnje se, kako tvrde inicijatori, postuju najvisi eko-loski standardi. Naime, Lustica Bay je prvi registrovani LEED projekat za izgradnju stambenih jedinica u Evropi, dok se odrzi-vost grada ogleda i u ukljucivanju lokalne zajednice u njegov zivot, cesto isticu na sajtu Inicijatora projekta.

Kao sto je predhodno objesnjeno, ovaj projekat predida izgradnju rezidencijalnog naselja, jer stambeni objekti predominiraju da bi se mogao tretirati kao mixed use resort. Planirani broj turista u svim vidovima smjestaja iznosi 16.000 (16.000 kreveta), a broj stalnih stanovnika na poluostrvu Lustica iznosi 400. Racio inteziteta turizam je 40 : 1, a optimalan odnos je 1,1:1, a neo-drziv svaki racio iznad 1,6:1! Projekat ce proizvesti nezabiljezeni demografski sok i potpunu marginalizaciju stalnih stanovnika ravnu njihovom raseljenju.

itive segments. Marina will have two breakwaters, the first main breakwater, whose length is more than 400 m, will be completed by the end of the year (2015). It was planned to be incorporated into the construction of one million tons of stone and 25 thousand tons of cement. Estimated value of the works is 25 million.

The project Lustica Bay so far, according to information from their site, invested about 50 million euro. The company also received the first license in Montenegro for the construction of the golf course. It is a professional golf course with eighteen holes with the signature of the designer and famous golf players Gary Player who will be located above the town of peninsular Bay.

Only 6% will be inhabited out of the total 690 acres of land in Lustica Bay, and the remaining 94% will remain untouched nature. Within the 6%, it will be built more than 1,000 apartments, over 500 residential villas and houses, seven hotels, a golf course and two marinas and other facilities that will complement the look and functionality of the city. The inspiration for the architecture of the city is found in the traditional architecture of the Montenegrin coast. During construction, according to the initiators, the highest environmental standards are adhered. The peninsular Bay is the first LEED registered project for the construction of housing units in Europe, while the sustainability of the city is reflected in the involvement of local communities in its life, often pointed out by the initiators of the project site.

As previously discussed, this project provides the construction of residential complex housing because residential complexes predominate in order to be treated as a mixed use resort. The planned number of tourists in all forms of accommodation is 16,000 (16,000 beds), and number of residents on the peninsula Lustica is 400. The ratio of tourism intensity is 40: 1, and the optimal ratio is 1.1: 1, while unsustainable is each ratio above 1.6 1! The project will produce an unrecorded demographic shock and complete marginalization of permanent residents directly to their displacement.

ZAKLJUCAK

Princip odrzivosti je imperativ svakog turistickog planiranja. Planiranje koje ignori-se integralne principe odrzivosti ne moze do-vesti do izgradnje turisticke ponude koja ce biti u harmoniji sa privredom, socijalnim vri-jednostima i i principima ekonomske efektiv-nosti na dugi rok. Programi koji ne ispunjava-ju kriterijume odrzivosti stetni su za lokalnu zajednicu i stanovnistvo.

Analizirani slucaj poluostrva Lustica je vrlo indikativan. Imamo tri razvojna koncepta, od kojih su prva dva ekspertska, a treci predu-zetnicki.

Ekspertski projekti gledaju na Lusti-cu kao na integralni dio sireg okruzenja (Boka Kotorska i Budva), te njeno razvoj-no promisljanje stavljaju u siru destina-cijsku ravan. Pri toma Lustica dobija ka-rakter razvojnog resursa koji bi pokrenuo ekonomske aktivnosti ne samo na svom lokalitetu, nego i sirom, cijelog klastera i okoline. Autori se odnose sa postovanjem i velikom paznjom prema istorijskom i kul-turnom nasljedu i prirodi, tretirajuci poluo-strvo Lusticu kao park prirode. Realizaci-jom proteziranih razvojnih ideja Lustica bi predstavljala turisticki inovativni projekat od znacaja ne samo za klester Boka Kotorska i okolina, vac i za citavu Crnu Goru kao turisticku destinaciju.

Nasuprot ekspertskim koncepcijama, baziranim na usvojenom Master planu razvoja turizam Crne Gore, preduzetnic-ki koncept predvida izgradnju mega re-zidencijlnog naselja ukupnog kapaciteta 16 hiljada kreveta. Ono sto Master plan i ekspertska studija iskljucuju, preduzet-nicki projekat uzima kao prioritet. Radi se o razvoju koji se ne zasniva na principu kompleksne odrzivosti projekta, kao ba-lansu izmedu ekonomskih, ekoloskih i so-cijalnih zahtjeva. Projekat dakle ne uva-zava Vladinu strategiju odrzivog razvoja turizam, ali se zato Vlada pojavljuje kao jedan od partnera i inicijatora projekta.

CONCLUSION

The principle of sustainability is imperative of each tourism planning. Planning that ignores the integral sustainability principles cannot lead to the construction of tourist offers, which will be in harmony with the economy, social values and principles of economic effectiveness in the long term. Programs that do not meet the criteria of sustainability are harmful to the local community and population.

Analyzed case of Lustica Peninsula is very indicative. We have three development concepts, of which the first two done by experts, and the third by entrepreneurial.

Expert projects are looking at Lustica as an integral part of the wider environment (Bay of Kotor and Budva), and its development is placed in general plan of destination. Therefore Lustica gets the character of development resource that would raise economic activity not only in their locality, but also in the entire cluster and the wider environment. The authors relate with respect and great attention to the historical and cultural heritage and nature, treating Lustica Peninsula as a nature park. The realization of the proposed development ideas for penisula would represent an innovative tourism project which is important not only for cluster of Kotor Bay and the environment, but also for the whole Montenegro as a tourist destination.

Contrary to expert concepts, based on the adopted Tourism Master Plan of Montenegro, entrepreneurial concept envisages the construction of mega residentials characterised by total capacity of 16 thousand beds. What Master Plan and experts' studies have excluded, entrepreneurial project has put as a priority. It is about development that is not based on the principle of a complex project sustaina-bility, as balance between economic, environmental and social requirements. The project therefore does not respect the government's strategy for sustainable tourism development, but the Government appears as one of the initiators and the project partners.

LITERATURA

Bartoluci, M. (2013). Upravljanje razvojem turizma i poduzetnistva. Zagreb: Skolska knjiga.

Cvetkovic , S. (2006). Towards a Healthy Architecture Lustica Peninsula. Retrived October, 15, 2015, from https://uwspace. uwaterloo.ca/handle/10012/2790.

Genov, G. (2011). Menadzment turisticke destinacije. Viskoka turisticka skola strukovnih studija Beograd.

Hall, M. C. (2008). Tourism Planning, Policies, Processes and Relationships. Harlow: Pearson Education Limited.

Hough, M. (1995). Cities and Natural Process. New York: Routiedge.

Jovicic, D. (2002). Menadzment turistickih destinacija. Beograd: Zelnid.

Jovicic, D. (2010). Turizam i zivotna sredina. Beograd: Ton Plus.

Ministarstvo odrzivog razvoja i turizma. (2011). Drzavna studija lokacije "Sektor 36" (Rt Kociste - Brajanovica). Podgorica: Autor.

Pasinovic, M. M. (2006). Menadzment prirodnih i kulturnih resursa. Bar: Fakultet za turizam, hotelijerstvo i trgovinu.

Pompl, W. (1997). Touristik management. Berlin: Springer-Verlag.

Ratkovic, R. (2009). Razvoj hotelijerstva u Crnoj Gori, geneza, stanje i perspective. FBT Budva.

Vlada Crne Gore. (2001). Master plan razvoja turizma Crne Gore do 2020. godine. Autor.

Walker, J. R. (2010). Interduction to hospitality management. New Jersey: Pearson Prentice Hall.

LITERATURE

Bartoluci, M. (2013). Managing Tourism Development and Entrepreneurship. Zagreb: Skolska knjiga.

Cvetkovic , S. (2006). Towards a Healthy Architecture Lustica Peninsula. Retrived October, 15, 2015, from https://uwspace. uwaterloo.ca/handle/10012/2790.

Genov, G. (2011). Management of tourist destinations. Viskoka turisticka skola strukovnih studija Beograd.

Hall, M. C. (2008). Tourism Planning, Policies, Processes and Relationships. Harlow: Pearson Education Limited.

Hough, M. (1995). Cities and Natural Process. New York: Routiedge.

Jovicic, D. (2002). Management of tourist destinations. Beograd: Zelnid.

Jovicic, D. (2010). Tourism and Environment. Beograd: Ton Plus.

Ministarstvo odrzivog razvoja i turizma. (2011). State Location Study "Sektor 36" (Rt Kociste - Brajanovica). Podgorica: Autor.

Pasinovic, M. M. (2006). Management of natural and cultural resources. Bar: Fakultet za turizam, hotelijerstvo i trgovinu.

Pompl, W. (1997). Touristik management. Berlin: Springer-Verlag.

Ratkovic, R. (2009). Hotel development in Montenegro, genesis, state and perspective. FBT Budva.

Vlada Crne Gore. (2001). Tourism Master Plan of Montenegro until 2020. Autor.

Walker, J. R. (2010). Interduction to hospitality management. New Jersey: Pearson Prentice Hall.