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MONTENEGRO

_____________________
MINISTRY OF SUSTAINABLE DEVELOPMENT AND TOURISM

DIRECTORATE FOR CONSTRUCTION


Number: 05-1974/13
Podgorica, 11November, 2015

AG PROJEKT Ltd.
NIKSIC
P+5/60 Milovana Pekovia Street

Urban development and technical requirements dated 30 November, 2015 are submitted for
the development of technical documentation for the construction of a tourist settlement, on the
building lots UP26 and UP138 within the boundaries of DUP Prcanj, the municipality of
Kotor.

Head of the Division for Licensing and Urban development and technical requirements
Milica Abramovi, B.Sc.C.E.

Processed by:
Olja Femic, BArchSc
Natasa Pavicevic, LL.B.
Ljubica Bozovic, BSGE
DIRECTOR GENERAL
Danilo Gvozdenovi

___________________________________________________________________________
19 IV Proleterske brigade Street, 81000 Podgorica
Tel: (+382) 20 446-292
Web: www.mrt.gov.me

DIRECTORATE FOR CONSTRUCTION


Number: 05-1974/13
Podgorica, 11November, 2015
Ministry of Sustainable Development and Tourism, pursuant to Article 62a of the Law on
Spatial Development and Construction of Structures (Official Gazette of Montenegro, 51/08,
34/11, 35/13 and 33/14) and upon the request of AG PROJEKT Ltd. from Niksic, issues:

URBAN AND TECHICAL REQUIREMENTS


for development of the technical documentation for the construction of tourist
settlement on the building lots UP26 - block 1, consisting of the cadastral lots No. 172,
174 and part of the lot No. 175/1 Cadastral Municipality Prcanj I and UP138 block 7,
consisting of parts of the cadastral lots No. 175/1 and 175/2 Cadastral Municipality
Prcanj I, within the boundaries of DUP Prcanj, the municipality of Kotor.
LOCATION
The building lot UP26 block 1 has an area of 1535m2 and consists of the cadastral
lots No. 172, 174 and part of the lot 175/1 Cadastral Municipality Prcanj within the
boundaries of Detail urban plan Prcanj, the municipality of Kotor.
The building lot UP138 block 7 has an area of 2132m2 and consists of parts of the
cadastral lots No. 175/1 and 175/2 Cadastral Municipality Prcanj within the boundaries of
Detail urban plan Prcanj, the municipality of Kotor.
EXISTING STATE
Cadastre records
The cadastral lots are entered into the Title Deed No. 119 Cadastral Municipality
Prcanj I, as follows:
172 with an area of 52m2
174 with an area of 1116m2
175/1 with an area of 382 m2
175/2 with an area of 2169m2
The building for trade, hospitality and tourism has been built on the cadastral lot No. 174.
Purpose
According to the graphic annex No. 3 Existing purpose, the concerned location is
by purpose:
UP26 - areas for landscaping and areas for tourism
UP138 - areas for landscaping
PLANNED STATE
The planned purpose of the areas on the concerned building lots is the area for
tourism tourism settlements.

Tourism settlement is a specific type of a catering facility comprising of more separate


functional construction units with a capacity of at least 50 accommodation units, a restaurant,
a bar, a shop and various other tourism amenities. Apart from accommodation capacity, as a
minimum requirement, a tourism settlement must have a central reception and a lounge, as
well as a food service room for guests with a kitchen.
Guests within the tourism settlement are provided with accommodation services in
accommodation units which are, as a rule, rooms but they can be apartments as well, studio
apartments, suite apartments, junior apartments.
In the area of Prcanj, tourism settlements are planned at the location of Markov Rt
(block 7) and at the stretch of St. Toma (UP26 block 1 and UP138 block 7).
ANALYSIS OF NATURAL CONDITIONS
Engineering and hydrogeology characteristics. - The ground is on the coastal area
of Prcanj, anthropogenic, terraced with carrying capacity of 120-200kN/m2. The base of the
ground in this zone, with approximate width of 300 m, is carbonate-silicate. The higher zones
with carrying capacity of 100-1500kN/m2 can be affected by erosion. The ground is brown on
a limestone base.
Because of the relatively fast drainage through the ground, water balance is not
favourable, so there is a water deficiency in the critical periods (vegetal period and period of
tourism season).
The biggest quantity of water flows in the sea through karst base by underground
paths which are very complex and not sufficiently explored, and the great part of it flows into
the surface below the sea (submerged springs). The result of this water drainage is a relative
poverty of the Coast in surface-current water and stagnant water. Rapid streams are
characterized by periodic appearance and short flow. Brackish springs appear by the sea.
Seismics and terrain stability. This part of the area of the municipality of Kotor
doesnt have more visible longitudinal, transverse and diagonal faults. Almost the whole area
of the municipality is located in the zone of IX degrees Mercalli scale for the return period of
100 years.
The earthquake recorded in 1979 destroyed numerous objects in the area of Prcanj
which didnt have seismic reinforcing, so the sanitation of the constructive frame of objects
was performed afterwards.
The map of seismic regionalization of the territory of Montenegro containing the
parameter of basic level of seismic intensity shows the basic, natural and seismic potentials of
the area.
A few characteristic seismic zones stand out on the map, which during the history
manifested themselves in a specific way: coastal region with Skadar depression, then Budvas
and Boka Bays zone characterized by very high level of seismic activity with possible
maximum intensity( in the conditions of medium ground) of IX degree Mercalli scale etc.
The area of Kotor reflects fluvial accumulation type of relief characteristic for slopes
with inclination of about 30 or more, created on water resistant rocks of cretaceous
paleogenic and paleogenic flysch of geotectonic unit of the zone of Budva.
Represented by steep sections, escarpments, river valleys in V shape, narrow and
sharp reefs, numerous ravins and gullies, it is separated within special zones from Igalo,
through Boka Bay, Budva and Bar and up to Ulcinj.
Strong denudation and erosion processes in this type of the relief, which are also
strengthened by seismic tectonic events, resulted into numerous forms of mass movement
(landslide, rockslide, screes), stream capture occurrence and flow diversions.

Bioclimatic characteristics. Extremely humid climate of Boka Bay coast, with dry
summers and a big quantity of rainfall during the year, is different from the continental
medium European and Mediterranean climate. It is very similar to monsoon type of
subtropical climate. Mild climate, with a big percentage of iodine and other medicaments in
the air distinguishes Prcanj from other settlements in the bay. There are small differences in
temperature between the coldest and the warmest month. The coldest month is January with
approximate temperature of 7,4C while the hottest month is July with approximate
temperature of 25C.
The temperature is higher than 18C in excess of 140 days. Medium annual
temperature in Prcanj is 15,4C. Summers are warm and dry, and autumns and winters are
mild and rainy, with high approximate cloudiness. According to the absolute quantities of
rainfall, the area of the municipality of Kotor has an annual rainfall of 2000 mm which makes
it one of the rainiest settlements on the Adriatic coast. Dominant wind is Sirocco that is warm
and humid because it blows from the sea.
In the area of Prcanj the insolation lasts 8h 56min in summer, 4h 20min in winter and
6h 36min in spring and autumn.
CONSTRUCTION RULES
GENERAL CONSTRUCTION RULES
General construction and development rules are defined based on the blocks and
purpose zones and they are arranged as a collection of land subdivision and alignment rules
for the specific type and purpose of the objects which can be constructed in that zone.
Apart from the general construction rules, the construction rules for the following
types of buildings have been prescribed:
residential objects
objects of central service
tourist objects
mixed-use objects
cultural objects
education and social care objects
sports and recreation objects
public greenway
acheological and historical area
public areas and streets
areas of other infrastructure
The construction rules are given for all urban parcels.
The construction rules don't determine the rules for construction on the individual
cadastral lots but on the ones determined by this plan.
The construction rules are the basis for issuance of Urban and technical requirements
for the purpose of obtaining a building permit for the locations where the street regulations are
clearly defined and for which the Plan doesn't prescribe further elaboration by urban plans
and tenders.
Within the location, regardless of the type and purpose of the object and type of the
construction, all urban indicators must be respected, land occupancy index (LOI) and lot
coverage index ( LCI), as well as all prescribed contruction rules.
Construction and reconstruction of the objects is permitted on all lots for which the
Plan defined a building line and respective urban parametres (graphical annex 07: Urban and
techical requirements).

The construction of the planned objects is permitted within the boundary lines of the
urban lot, respectively, within the determined building lines of objects according to the
development and construction rules determined by the Plan.
The existing objects, constructed in accordance with the building permit whose
urban parameteres are bigger than the paremetres provided by this Plan, remain in the
existing clearance. In case of demolition of the existing object and constuction of the new
one, the urban parameteres prescribed by this Plan shall be applied.
All building permits issued in accordance with the previous Plan are considered
acquired obligations.
The construction of objects isn't permitted in the street regulation, except for those
objects which fall under traffic and communal structures and urban equipment ( public
transport, canopies, billboards etc) and objects and public traffic network and communal
infrastucture network.
The construction of objects of any type isn't permitted in the protected zones of
infrastructure corridors and objects.
Landscaping and creation of green belt towards the adjacent urban parcels,
communications and parcels of other purpose is obligatory between the boundary line
BR and building line BL. Thus, the continuing row of objects won't be created and there
will be green breaktroughs between the individual objects as well as between the groups of
objects. There is a possibility for construction of the parking place towards the
communications which has to be coated with grid elements of grass paving blocks. It is
mandatory to plant 1 tree at every third parking place. If you want to cover the parking space,
it is mandatory to do it with pergolas upon which greenery can be trained.
For the location in block 1 (UP26) and block 7 (UP138) in its entirety, and pursuant
to Article 30 of the Law on Spatial Development and Construction of Structures, it is
mandatory to announce open competitions. International open competition should be
conducted in accordance with the Law on Spatial Development and Construction of
Structures (Official Gazette of Montenegro, 51/08, 34/11, and 35/13) as well as according to
Rulebook on the manner and procedure for conduction of the open competitions.
Designing of Heritage Impact Assessments (HIA) with visual impact study is
mandatory for these locations as well as for all objects with the gross extended building
floor area (GEBFA) bigger than 3000m2( Article 18 of the Law on Protection of Natural
and Cultural-Historical Area of Kotor). For designing of HIA study and visual impact
study a legal entity that possess adequate curator license should be engaged.
BOUNDARY LINE
Boundary line (BR) is a line that divides the public area from the areas of other
purposes.
The distance between two boundary lines defines the profile of infrastructure corridor
and it is determined depending on the type of communications.
For minimal distance between boundary lines for street and road categories foreseen
by the Plan, for the purspose of protection from noise, the total width of green belts located
within the boundaries of street boundary lines are given as follows:
city communications 8,8m at minimum,
the secondary road network 8,3m at minimum.
Distance between building and boundary line for all objects whose construction is
permitted by this Plan is given in graphical annex No. 7 Urban and technical requirements.

The schematic review of boundary line

Building lot
width

Building lot

Communications
width

BUILDING LINE
Building line is a line on, above and below the ground or water up to which the
construction is permitted and it represents the distance from boundary line, i.e. from
communication or other public area.
Building line below the ground (BL 0) is a line that determines the clearance of the
underground parts of the object or underground objects and it doesnt have to match with the
overground one, but it cant exceed the boundary, lateral and rear border towards the
neigbour.
Building line on the ground (BL 1) is a line that defines the border up to which it is
possible to plan the overground part of the object to the height of the ground floor.
Building line above the ground (BL 2) is a line that determines the clearance of the
overground part of the object above the ground floor as well as for overground objects which
dont contain the ground level. It marks the position of the building towards the street and its
boundary line.
For underground levels of the building with the purpose of shelter, basement storage
and underground garages, the counstruction is permitted up to boundary line, unless it violates
the infrastructure facilities, and in the interior of the urban parcel at a distance of 1m towards
the neighbouring borders.
Building line towards the public area is defined graphically with numerical data, and
building lines towards the adjacent lots are defined descriptively (as a distance in relation to
the border of respective lot).
One building line is defined by this plannning document (towards the public area) and
it represents the building line on the ground and above the ground (BL 1 = Bl 2).
For objects whose building line on the ground (BL 1) and building line above the
ground (Bl 2) is parallel with boundary line, it is allowed to plan the cantilever discharges
bay window and balconies, which can be maximum 1,80 m outside of the drawn building line
and at a height of minimum 4,20 m above the pavement.
Bay window discharges on the buildings are permitied within the urban lot as well,
respecting the minimal distance from the borders of the adjacent lots.
For objects where an entrance to the garage is planned to be, the minumum distance
between building and boundary line is 3,0m.
Area encompassed by bay windows, loggias and balconies is part of the gross building
area(GBA) defined by the planning parameters of the treated parcel.
Building line towards the public area is defined in the graphic annex 7 Urban and
technical requirements. The other building lines are provided descriptively.

For free-standing object the distance of basic clearance of the object (without
overhang) from the border of the lot with side neighbour is:
1,5m at minimum provided that the height of the parapet on the holes of the
opposite facades is minimum 1,5m or
2,5m at minimum provided that the height of the parapet on the holes of the
opposite facades is 0,0m or more.
For semi-detached objects the minimum distance from the border of the adjacent
construction lot at the lateral part of the garden is 3,0m.
The existing objects going beyond the planned building line with their clearance are
retained. In case of demolition of the existing object and construction of the new one, the
building line proscribed by this Plan shall be respected.
LAND OCCUPANCY INDEX
Land occupancy index is a parameter representing an urban dimension which
indicates occupancy density, i.e what part of the construction land is encompassed by the
construction.
Land occupancy index is the quotient of the built-up area under buildings and the total
area of a construction land unit (building lot or block). The index is a rational number with
two decimals and it is calculated according to following formulae:
Iz = Pg / Pgz
In the formula above, Iz is occupancy index; Pg is ground area under buildings; Pgz is
area of construction land unit.
As for new construction, for each new lot the planned ratio of new gross ground area
under buildings and area of building lot is given as a limitation factor.
The existing objects having the land occupancy index bigger than the index
prescribed by this Plan are retained. In case of demolition of the existing object and
construction of the new one, the land occupancy index proscribed by this Plan shall be
respected.
LOT COVERAGE INDEX
Lot coverage index is a parameter representing coverage intensity, i.e utilisation of
the construction land at the level of an building lot or a block.
Lot coverage index is the ratio of gross building area, i.e. of the sum of gross areas of
all built-up levels and the total area of construction land unit (building lot or block). The index
is a rational number with two decimals and it is calculated according to the following
formulae:
Ii = Pbr / Pgz
In the formula above, Ii is Lot coverage index; Pbr is area of all levels; Pgz is area of
construction land unit.
If cellar levels of an object serve to ensure a necessary capacity for parking vehicles
within a parcel and, as such, relieve public spaces thereof, they shall not be included in the
gross building area according to which the lot coverage index is calculated.
Size of garage and ancillary rooms (service spaces necessary for functioning of the
underground garage, technical systems of the objects, storage room, boiler room, etc.) are not
included in calculation of gross building area. Underground garage can have a free height
depending on the parking system (scissors parking system, lifts) but if it is a basement one,
buried from all three sides, it cant have a height bigger than 2,4m.

Service area necessary for functioning of the underground garage and technical
systems of the objects isnt calculated in gross building area.
Lot coverage index value for undeveloped, newly established building lots is given in the
construction rules.
The existing objects having the lot coverage index bigger than the index
prescribed by this Plan are retained. In case of demolition of the existing object and
construction of the new one, the land occupancy index proscribed by this Plan shall be
respected.
Parameters proscribed by this Plan (Iz -occupancy index, Ii - Lot coverage index,
number of floors) are mandatory for the whole territory of the Plan and they cant be
changed by any new urban projects, conditions or opinions.
SIZE OF THE OBJECT
Gross building area is a total size of an area that is determined by external measures of
the final processed construction elements that form it (faade walls, fences etc.).
Constructed land (ground area under buildings) consists of sum of gross sizes of all
objects on the building lot, block, zone or plan, including external contours of faade walls.
Gross extended building floor area of an object represents the built-up area of the
object, including those areas under communications, structural elements, walls, balconies,
loggias, terraces, bay windows, etc.
The existing objects going beyond the planned gross extended building floor area
with their clearance are retained. In case of demolition of the existing object and
construction of the new one, the maximum gross extended building floor area proscribed
by this Plan shall be respected.
Position and number of the objects on the lot
Objects on the urban parcel are allocated as:
free- standing an object doesnt touch any border of the lot,
objects in a row - an object touches one or two lateral borders of the lot
Position of an object is determined by the building line towards the public area and
borders of adjacent lots, i.e. an object is allocated with its front faade on the building line or
within an area bounded by the building line. Objects with their clearance mustnt fully
obstruct the sea view to adjacent objects, respectively, the position and height of the object
must be such that adjacent object has a completely open collimation line towards the sea from
the level of the highest storey at minimum. A ridge of lower object can have a maximum
height of 1m above the floor level of the last storey of the object located in the background.
Construction of only one main object on one building lot is permitted on the
undeveloped newly established lots, with a possibility of constructing an ancillary object
provided that the maximum urban parameters and construction rules are respected. In case
that the size of building lot is bigger than 1000m2, the construction of a number of objects on
the building lot is permitted respecting the maximum parameters prescribed by this Plan.
HEIGHT OF AN OBJECT
Height of an object is a distance from the communications or zero level of the object
to the cornice of the object.
Apart from the minimum height of the storey, which is 2,8m for the residential object
and 3,0m for business one, maximum levels of storeys have been adopted by this Plan, and
depending on the purpose they are:

up to 3,0m for garages and technical rooms,


up to 3,5m for residential storeys,
up to 4,5m for business storeys and
exceptionally, the largest height of a ground storey to ensure the access for
emergency and delivery vehicles is 4,5m.
Storey heights of the objects may be higher if it is required by the special purpose of
the objects or the application of the special regulations (parking systems and etc).
Ground level of the new objects on the flat terrain cant be lower than the finished
level of accessed communications.
The proposal for construction on the parcel
with inclination towards the communications

Communications
width

BL

Communications
width

BL

Building
lot border

Building
lot border

The proposal for construction on the parcel


with inclination from communications

Floor level of the ground floor of a new object can be mostly up to 1,5m higher than
zero level, and for objects having non-residential purpose (business) on the ground floor, the
level of the ground floor is maximum 1,2m above the pavement level. Every higher
delevelling should be solved within the object.
Roof of the object to be designed as a skew (multi-pitched), with inclination from 16
to 20, or as a plain roof.
On the lots where the inclination is larger than 10, the objects should cascadingly
follow the line of the terrain without covering the collimation line. Parcel development should
be planned by construction of stone retaining walls that form terraces. The recommended
maximum cascade height of a retaining wall is 1,5m, but if it is necessary because of the
terrain configuration it may be up to 2,0m. On lots with tourism purpose for the reason of
ensuring the necessary number of parking lots, the maximum height permitted is up to 2,4m.
Minimum depth of a cascade terrace is 0,6m. The basis of the object should be adjusted to
terrain configuration by maximum preservation of morphology of terraced plateaus and stone
retaining walls.
GUIDELINES OF URBAN CONSTRUCTION DESIGN ON THE LOT
The purpose of guidelines of urban design is to formulate the manner, procedure and
rules for establishment of urban assembly according to the urban requirements defined by the
Plan. Exterior regulation is provided by the building line as shown in the following picture
and it may not be harmed, i.e. it may not go beyond its border.
The schematic review of a building line
Building line
A line of a maximum possible extraction of an object
towards the exterior area. This line is invariable and it
forbids the exit of any part of the object beyond it
Building lot border

It is mandatory to preserve and restore the existing architecture of the ground


floor, respectively, delevellation of terrain, stone border, stairs, paved and
cobblestoned parts of the garden, fences, pergolas, gates and etc. during the
house restoration.
It is possible to perform the addition of amenities in the ground floor and its
adjustment to modern needs without harming the original development principle with
obligatory preservation of minimum percentage of green and free areas.
During the construction of new objects on the building lots it is mandatory to develop
the ground floor according to the mentioned principles of the traditional architecture. New
objects must not be in competition with old ones in terms of clearance, management,
materialization, they can't imitate but have to be in compliance with proportions, materials in
order to distinguish old from new.
New residential or tourism construction to be designed secludedly in relation to
street regulation along the coast with mandatory front garden.
On the building lots definied by special construction requirements within the lot
of olive-groves a landscape evaluation is mandatory before project
development.
Objects with its clearance mustnt fully obstruct the sea view to adjacent
objects, respectively, the position and height of the object must be such that
adjacent object has a completely open collimation line towards the sea
minimum from the level of the highest storey, i.e a ridge of lower object can
have a maximum height of 1m above the floor level of the last storey of the
object located in the background.
Base of the object should have a regular rectangular shape or developed form of
a basic shape in accordance with the tradition of a place. Base of the object
through delevelling withing the object should be adjusted to terrain
configuration.
Inherited tissue which means horizontal and vertical regulation, retaining walls of
cascade lots, valuable trees and spontaneously formed communications should be respected
and fitted in the new urban and architectural solutions. Height of subwall during the forming
of terraces on terrain is maximum 2m, exept for tourism objects that have a need to ensure a
sufficient number of parking lots, the maximum height is 2,4m, if it is necessary in
accordance with the characteristics of the lot. While for all other objects the recommended
height is 1,5m.
To preserve and protect all quality existing trees, and the project on future
objects to be complied with existing vegetation.
During the construction and reconstruction on the building lot, first of all, to
reserve an obligatory area under greenery, then an area for parking and
garaging, then an area of the main object, and finally the remaining areas.
Green area can be reduced if the Investor has a wish to build a pool whose size
isnt within the total permitted gross extended building floor area (GEBFA) of
the building lot.
Landscaping and creation of green belt towards the adjacent building lots,
communications and lots of other purpose is obligatory between the
boundary line BR and building line BL. Thus the uninterrupted row of
objects would not be formed and a green breakthrough would be realised both
between the individual objects and between the groups of objects. There is a
possibility for construction of the parking place towards the communications
which has to be coated with grid elements of grass paving blocks. It is
mandatory to plant 1 tree at every third parking lot. If you want to cover the

parking space it is mandatory to do it with pergolas upon which greenery can be


trained.
GUIDELINES OF ARCHITECTURAL DESIGN
The primary direction of action is strengthening of the Mediterranean character of a
settlement, i.e recognition of traditional forms and their implementation in the newly
established tissue. This, moreover, does not imply a mere imitation of the past but rational
recognition of basic legality of the construction practice. The conditions for all interventions
on the objects with characteristics of the traditional construction, objects for demolition,
housings and protected objects, which also implies the development of ground floor
architecture of the mentioned objects, prescribes Administration for Protection of Cultural
Properties.
The basic form of the objects. During the designing of the objects to aim at simple
forms in accordance with the found traditional forms of rectangular-shaped stone houses, or
developed forms of basic shape. Support is provided to composing of a large number of basic
volumes (cubes) and annexes.
Architectural design should be conducted by proper organization of the base and by using the
elements like porches, covered terraces, canopies, eaves etc. The conditions to be respected
are related to all objects and all ambiences of the settlements.
The shape, arrangement and number of balconies on the object should be aligned with the
traditional principles in the settlement, with stone balustrades or iron rails.
Materialization of facades. It is suggested the usage of local construction materials
construction stone for faade design, bricking the ground parts of the object, subwall, stairs.
The usage of stone is also mandatory during the development of free areas on the lots and
during the development of promenade by the sea and along the watercourse.
The used materials have to be quality, durable and visually unnoticeable, i.e. with stone or
beige, from dark beige to grey white faade, with smaller proportional openings and shutters
on them. The composition of faade, openings and ornaments on the faade has to be simple
with rectangular openings.
The usage of pillars and sub-pillars on the facades is not recommended. The usage of
imitations and pseudo-imitations of pillars in styles of some classical orders (Ionic, Doric,
Corinthian, Tuscan etc.) is forbidden.
Materialization of main facades is permitted by modern and traditional (stone)
materials of neutral light colours (beige, dark white to grey-white). Side facades can be coated
with stone, painted in beige, dark white up to grey-white, or dark earthy tones of mortar in
accordance with the tradition of the place.
The openings for doors should be made of materials of neutral colour with a
possibility of installing the shutters in green or white.
The stone frame of the opening is a characteristic of the objects in Boka Bay, so its
usage is recommended.
New development should depict the time when it has been created but with
respect to spatial-visual components of the old part of a settlement, i.e it must not be
intrusive.
Existing objects that with their appearance and colour disturb the appearance of a
settlement have to carry out the painting of the facade in neutral tones during the
reconstruction, adaptation and other works until the deadline prescribed by a competent
administrative body and to cover the elements that deviate from the basic principles of
management of Prcanj settlement by using the corrective greenery. It is advisable to conduct
an identification of such objects through adequate study of competent institutions for
protection and administration bodies.

Design of roofs. The basic shape is a double-pitch roof covered with Mediterranean
roof tile, i.e. with hollow tiles. Roof of the object should be designed as a skew (multi-pitch),
with inclination from 16 to 23, or as a flat roof. It is possible a construction of four-pitch
roofs of the same maximum inclinations. The number and proportions of the traditional room
dormers (vielica), if they are provided by a project, have to be in accordance with the
tradition of a settlement, i.e in accordance with the conservatory guidelines.
Construction of new objects, as well as reconstruction works of the old ones, should be in a
way to preserve the typical architecture of a settlement and achieve the homogenous
construction.
Respect for native architectural style. The existing architectural style has to be
respected during the construction, superstructure, extension, adaptation etc. During the
extension of any parts of the existing building, or during its adaptation- extension of a
building, adding on a building, closing and opening of various parts, replacement of roofs etc,
it is necessary that all new parts and works are done in architectural style in which the existing
building was built. The change of the construction style is not permitted. The native faade
has to be preserved during the adaptation, revivification, addition of colours and ornaments
which havent existed on the original object, inventing a new faade etc.
In case of the request for extension, reconstruction etc. of the already built
unappropriate objects to design in the sense of architectural reconstruction in accordance with
shaped, urban and other guidelines of the Plan.
Decoration of courtyard facades. In many cases the courtyard facades and gables
of the objects participate in forming of the image of a settlement. In order to pay more
attention to these ambiences, courtyard facades and side-visual facades need to be processed
in adequate manner, in the sipirt of these conditions.
Prevention of kitsch. A new ambience, object etc. must not be formed on the basis
of those elements and compositions that lead to kitsch, such as false postmodern architecture,
striking folklorismus, historical ethno elements of other ambiences (balustrades, decorative
figures and gypsum works). Pseudo architecture based on prefabricated, stylistic, concrete,
plastic, gypsum and other elements, addition of false mansard roofs ( so called fur hat),
architectural violent conversion of flat roofs into pitched ones ( so called roof conversion) etc.
Implementation of DUP, transitional and final provisions.
Use of corrective greenery. Use of corrective greenery is advisable where other
measures are not possible. Usage of greenery for the correction of artistic and architectural
imperfections of the existing objects is acceptable and advisable. In this sense, a vertical
landscaping, a roof landscaping, use of climbers is supported.
Use of materials and colours. To use light dim colours in the processing of a
faade, in accordance with characteristic colours of the region (beige, dark white to greywhite). In implementation of materials in the final processing of a faade to take care of
resistance on atmospheric impacts and increased salinity of air. Autochthon stone should be
used for bricking and stone cladding and bricking and stone cladding should be performed in
traditional manner.
Decoration of public spaces. Public spaces should be cleared from unadequate,
unsightly, artless, urban equipment and amenities (sales booths and terraces of catering
facilities that are inappropriate for a place where they are located).
PARKING AND GARAGING
Parking or garaging of motor vehicles is ensured on its own lot and outside public areas
according to the following criteria:
hotels 5 to 20 PL (parking lots) on 1000m2

If a residential unit has the gross extended building floor area (GEBFA) bigger than
100m2, on every 50m2 the number of parking lots is to be increased for 0,5.
If garaging is performed within the object, then it should be foreseen in the cellar
levels or at most in one basement level, providing that the other necessary number of
parking lots should be placed in cellar levels.
Conditions for a movement of persons with special needs within the boundaries of
DUP during construction of communications and pedestrian areas, as well as at the entrance
to objects for public use (education, social and medical care, culture, state authorities and
administration, post office, bank) are as follows:
cross inclination of pavement on direction of movement amounts 2% at the most,
for surmounting the height difference between the pavement and road surface the
maximum inclination of a skew part may be 20% (1:5),
access to objects for public use to be foreseen on part of the object whose ground
level is in the level of a terrain or it is less elevated in relation to a terrain.
WASTE EVACUATION
It is necessary to ensure direct and undisturbed access to locations for garbage,
provided that the maximum distance from the transfer place to public works vehicle is 15m
(the maximum manually pushing of garbage container) along the flat surface without the
stairs.
Containers for garbage have to be placed within the parcel, in the box or niche, adequately
enclosed by stone, hedge etc.
ENGINEERING - GEOLOGICAL CONDITIONS
For all objects on the slope or those which are buried more than 4 m from terrain line
to level of foundation engineering, it is necessary to do a technical and technological project
and organization of solution for projects development within the conceptual and main project,
and in accordance to Articles 16, 18 and 19 of the Law on Geological Research (Official
Gazette of Montenegro 28/93, 27/94, 42/94, 26/07).
For every newly planned object to do detailed researches that shall define the exact
level and manner of foundation engineering of an object.
CONNECTION TO INFRASTRUCTURAL NETWORK
Objects shall be connected to infrastructural network with conditions and approval of
competent communal institutions. Surface water from one construction parcel must not be
directed to other parcel.
CONSTRUCTION RULES FOR TOURISM OBJECTS
The Plan defines spaces with tourism purpose where it is possible a construction of a
hotel (T1) and tourism settlements (T2).
Construction of a hotel and tourism settlement is permitted on the areas for tourism in
accordance with Rulebook on classification, minimum requirements and categorization of
catering services.
Number of beds per accommodation unit is calculated as follows:
hotel accommodation unit includes 2 beds;
tourism settlement accommodation unit includes 3 beds;
villa accommodation unit includes 6 beds.

Average gross building area per one hotel bed (T1) shall be 100 m in five-star
category objects, 80 m in 4-star category objects, and 60 m in 3-star category objects.
Average gross building area per one tourism settlement bed (T2) shall be 80m in five-star
category objects, 60 m in 4-star category objects, and 40m in 3-star category objects.
Share of accommodation units in hotels (T1) must be 70% in the central hotel object at
minimum, and 30% in villas and hotel annexes at maximum. Total planned area of the space
allocated for the central hotel objects shall be 70% at minimum, whereas total planned area of
the space planned for hotel annexes or villas shall be 30% at maximum.
Share of accommodation units in tourism settlements (T2) must be 30 % in the central objects
at minimum, whereas 70% in villas and hotel annexes at maximum.
The mentioned size of accommodation unit represents the average size for tourism
complexes on the territory of a settlement, and it may be smaller or bigger depending on the
category of an apartment and planned number of beds per accommodation unit and in
accordance with Rulebook on classification, minimum requirements and categorization of
catering services.
Total accommodation capacities foreseen in hotels and tourism settlements are around
300 beds (tourism settlements 220 beds, a hotel in block 1 80 beds)
Designing of Heritage Impact Assessments (HIA) with visual impact study is
mandatory for these locations as well as for all objects with the gross extended building
floor area (GEBFA) bigger than 3000m2( Article 18 of the Law on Protection of Natural
and Cultural-Historical Area of Kotor). For designing of HIA study and visual impact
study a legal entity that possess adequate curator license should be engaged.
CONSTRUCTION RULES FOR TOURISM SETTLEMENTS
Two locations for tourism settlement are foreseen within the Plan:
on the location of Markov Rt (130 beds) and
on the stretch of St. Toma (90 beds).
Conceptual project on tourism settlements has to include a whole complex. The Plan
suggests subdivision of tourism settlements that can be changed by a conceptual project, but
with obligatory respect for plan parameters in sense of land occupancy index, lot coverage
index, total GEBFA and maximum number of objects.
Tourism settlement parameters are:
land occupancy index Iz = 0,35;
lot coverage index Ii = 1,0;
number of floors P (ground floor) + 2
Minimum percentage of green and free areas on the lot is 25%.
Derogations to these parameters are permitted in the case of existing objects
having larger parameters than stipulated ones, or locations with issued building permits.
For all urban parcels with a purpose of a tourist settlement it is applied that
there is a possibility for a phase realization in a way that it will be possible to issue
urban and technical requirements for two or more objects, provided that it is necessary
to previously do a conceptual project for a whole complex that must satisfy the urban
parameters stipulated by the Plan lot occupancy index, lot coverage index, floor
numbering, minimum number of parking lots, building line, condition of architectural
design and urban arrangement as well as protection of ambience, landscape and profile
of a settlement.
Floor heights per storeys of objects in a tourism settlement are:
for ground floor (busines and public amenities) up to 4,50m;
for upper storeys( rooms and apartments) up to 3,50m.

Daylight height of parapet of an attic must not be larger than 1,20m.


Acesses to lots within tourism settlements are achived by vehicular or pedestrian
communications or by other lot within a tourist settlement.
For all tourism settlements it is mandatory to design a conceptual architectural-urban solution.
Settlements shall be designed in accordance with principles of inherited architecture and
authentic or tecnologically adjusted modern materials. Phase construction is premitted in such
way that a final constucted object does not exceed the urban parametres stipulated by this
Plan.
Massive monolithie forms that are not adeaquate to location should be avoided and
setllements should be designed in simple, moderate clearance with big open spaces and
terraces oriented towards the sea.
The mentioned number of beds represents the maximum allowed number. The size of
an accomodation unit is flexible depending on the category of complex and needs of users.
Free spaces on the lot have to be landscaped and horticulturally arranged and enriched
with urban equipment in accrodance with the guidelines for landscape arrangement provided
by this Plan. There is a possibility for construction of a pool within free areas whose size isnt
included in the calculation of land occupancy index and lot coverage index.
Every object has to maintain an attractive appearance in accordance with its natural
environment and location.
The faade of a tourism object, along with its sign and exterior lighting, should give a
clear architectural appearance and quality of an object.
All objects should have adequate parking areas in accordance with its manner and
style of
business. When forming a cascade of retaining walls on the parcel with tourism purpose due
to ensuring a necessary number of parking lots, an allowed maximum height is up to 2,4m. If
parking lots are not foreseen on such building lot, the height of retaining walls may be 2,0m at
maximum.
Open parking areas should be arranged, well-lit and preserved. It is recommended to
construct green pergolas as a protection from the Sun.
Main entrance and exterior sings of the object should reflect the style and the quality
of an object.
Building lots are enclosed according to the basic ruled given in Chapter 16.
Tourism settlement on the stretch of St. Toma (UP26 block 1 and UP138 block
7). Within this tourism settlements it is planned a construction of a main hotel object on
UP26 in block 1 and villa objects on UP138 in block 7. It is necessary to ensure maximum
90 beds in this tourism settlement.
There is a hotel object on UP26(block 1) that is in a really bad construction shape,
without horizontal and vertical concrete ring beams with the bondruk (the post and petrail)
ceiling. The construction of a new hotel objects of the number of floors P (ground floor) + 2 +
Pk (attic) is permitted, provided that the attic storey forms a tympanum as on the existing
object. The height of subwall is 1,20m at maximum. It is possible to make roof dormitories
(vidjelica) on the lateral roof sides of the object. A new hotel object must have the same size
capacities as the existing objects on cadastral lot No. 174 that is an integral part of UP26 and
it amounts GEBFA = 2250m2. In sense of a shape it must include all elements of the
traditional construction with mandatory stone cladding. The clearance of a hotel must be
similar to one of the existing object with mandatory retention of restaurants open terrace at
the same place where it is now. Open terrace can be covered by the pergola as it has been
given in general conditions and guidelines for architectural design.
Prior to construction of a main hotel object it is mandatory to prepare the Study
on demolition of the old existing object.

For this location, pursuant to Article 30 of the Law on Spatial Development and
Construction of Structures, announcing of international open competitions is obligatory.
International open competitions should be conducted in accordance with the Law on
Spatial Development and Construction of Structures (Official Gazette of Montenegro,
51/08, 34/11 and 35/13) as well as in accordance with Rulebook on the manner and
procedure for conduction of the open competitions.
For this tourism settlement as a whole (UP26 block 1 and UP138 block 7) it is
necessary to design Heritage Impact Assessments (HIA) and visual impact study. For
designing of HIA study and visual impact study a legal entity that possess adequate
curator license should be engaged.
The previous conservatory conditions of Administration for Protection of
Cultural Properties are necessary for this location as well as an obligation to design
Heritage Impact Assessments (HIA) and visual impact study as it is foreseen by this
Plan.
Apart from accommodation units in the main hotel object on UP26 in block 1 to
ensure: a reception, a lobby and a restaurant with kitchen, as well as other catering services
but to foresee only accommodation capacities in villas on UP138 in block 7.
Parking area, technical rooms and storage rooms that are in the function of a hotel
have to be in cellar part of a hotel object, in the backside of the building lot. The sizes of these
rooms arent in the calculation of land occupancy index and lot coverage index of a building
lot.
When forming a cascade of retaining walls on the lot with tourism purpose due to
ensuring a necessary number of parking lots, an allowed maximum height is up to 2,4m. If
parking lots are not foreseen on such urban parcel, the height of retaining walls may be 2,0m
at maximum.
At least 5 parking lots should be ensured on 1000m2 of net size of an object of the
tourism settlement. Maximum 15 parking lots should be placed in the garage of the main hotel
object.
The roof of a hotel objects should be designed as a combination of double-pitch,
multi-pitch and flat with modeling of the frontal part of an attic storey similarly to the existing
object.
Due to a parallel between boundary line (BL) with building line (BL) cantilever
discharges are allowed (bay window, loggias and balconies) which can be 1,80m at maximum
in depth and at a height of more than 4,20m above the pavement.
There is a possibility for construction of an open space pool within the wellness and
spa center whose size isn't in the calculation of the total GEBFA.
No more than six villa objects are planned to be constructed on UP138 (block 7).
Each villa object can be designed with maximum GEBFA up to 350,0m2.
Roofs of the objects may be flat od double-pitch (with inclination of 16 to 23).
The facades can be painted (shades of white, beige, dark white to grey-white) or
coated with stone with the utilization of other natural materilas (wood).
Free areas should be enriched with water and green areas in accordance with the
guidelines for landscape arrengement of the settlement provided by this Plan.
All other construction rules and conditions should be taken from Chapter General
construction rules .

RULES FOR CONSTRUCTION OF NETWORK AND OBJECTS OF OTHER


INFRASTRUCTURE
Execution of works on networks and other infrastructures is necessary to be done in
accordance with valid standards and technical normative that are separately stipulated for
each infrastructure.
Secondary network of infrastructure (waterworks, sewage, power engineering,
electronic communications) is installed in the regulation zone.
For installing a secondary network of infrastructure in regulation zone of
communications, the conditions from the competent body, organization or company are
necessary.
Underground lines of infrastructure may be installed on other building lot as well
(outside the regulation zone) with previously regulated mutual relations with the owner- user
of the building lot.
Overground lines of infrastructure may be installed on other urban parcel as well
(outside the regulation zone) with previously regulated mutual relations with the owner- user
of the urban parcel.
After the construction of overground lines of infrastructure the existing property status
on the ground is kept except for the places for columns.
In order to ensure the functioning of the infrastructure system, it is mandatory to
determine a protection zone where it is not possible to construct objects and execute works
contrary to the purpose, for which it was established. The width of a protection zone is
determined upon the type of the infrastructural system.
Other infrastructural systems may be installed in the protection zone with the obligation of
respecting the conditions of crossing and parallel conduction.
WATER SUPPLY AND SEWAGE SYSTEM
Connection to communal infrastructure network is performed according to the
exsiting, i.e. planned technical possibilities of a network in a way that is foreseen by urban
plan and technical documentation and in accordance with the rules and conditions of public
enterpises.
Water supply of an object should be solved by connecting to the settlements water
distribution network according to the conditions of Public utility Water Supply and Sewage
System.
Along the public water distribution network fire prevention hydrants are installed and
namely overground ones, wherever the conditions allow that, respectively, where they dont
disturb the traffic.
Diameters of public water distribution network are at least 100mm.
Each object should be connected to public water supply and sewage network after its
construction.
Water meters should be foreseen for each consumer separately. A water meter should
be placed in concrete or masonry manhole dimension of 1x1m at minimum in accordance
with the existing legislation.
If more consumers are placed on one lot, water meters shall be foreseen for each
consumer separately and all water meters should be placed in one water meter shaft. In these
cases the construction of a separate network for sanitary and fire protection is foreseen. Both
networks may be placed in the same ditch. It is allowed to drill a well for own purposes on an
individual building lot. In the residence zone the well can capture only water of the first
water-bearing bed. In the zones of business, work, sport and public purposes the well can
capture water of the second water-bearing bed depending on the necessary capacities, in all,

according to the conditions of competent public water management enterprise and the
existing legislation for certain activities.
Connection to the public sewage network should be performed preferably in
manholes. The bottom of the connection channel (household connection) has to be elevated
from the level of the bottom of the collector (preferably in the upper third).
During the construction of a public sewage network and collector manholes should be
foreseen in all ruptures, connections and straight sections of the routes on the proscribed
distances. Drainage of effluent and atmospheric water should be solved by connection to the
the settlements sewage network, provided that there is no wetting of the walls of the adjacent
objects or flooding of the adjacent lot.
On the places where the public sewage network is not constructed water resistant
septic tanks are used.
The construction of the septic tanks should be performed according to the following
conditions:
to be accessible for a vehicle water tanker to empty them,
chambers have to be made of water resistant concrete,
to be away from the adjacent objects and border line 3,0m at minimum,
to be easily reoriented to public sewage network after its construction,
to be away from a well at least 8,0m.
Atmospheric water is drained from the parcel by gravity towards the drain pipe, i.e.
towards the street ( at regulated sewage- towards the ditches). Atmospheric water may not be
directed from one building lot to other building lot. Free, i.e. green areas can accept part of the
water, depending on their size.
In case of the construction of a garage in the basement of an object, ramp inclination
for access to the garage is oriented towards the object, and drainage of surface waters is done
by drainage or in any other convenient manner.
OBJECTS OF POWER ENGINEERRING NETWORK AND NETWORK OF
ELECTRONIC COMMUNICATIONS
The supply of objects on the territory covered by the Plan is planned partially from the
existing, respectively, from the newly planned substations of appropriate power that will be
constructed on the included area in accordance with the phases of realization of individal
objects or complexes.
All energetic lines (HV and LV) should be taken out by the undergorund cables.
Cables should be installed in green areas next to the communications and walking paths at
the distance of 1,0m at minimum from the road surface and 0,5m from the walking paths. The
depth of cable digging shouldnt be less than 0,8m. Cables under the road surface, pavement
or concrete surfaces should be installed in the protective pipe or cable ducts with spare
openings. For the cables of the same purpose that are installed in the same direction, it is
obligatory to keep the mutual route ( ditch, channel).
Above the cable route when changing a route direction and other changes, cable labels
with appropriate signs shlould be placed at 50m of a straight line.
All electrical works should be preformed according to the valid technical legislation
and normative and YUSCII standards taking into account the minimum allowed distances
from other installations and objects.
For the protection of atmospheric drainage on the planned objects classical lightning
installation should be foreseen and installed according to the valid technical legislation for
lightning installations.

Table Value of the minimum allowed distances in relation to burried installations


Minimum allowed distances
Water supply, sewage system
Low and high voltage electrical cables
Telephone cables
Technological sewage system
Concrete manholes and channels
High-level greenery
Foundation of a building structure
Local roads anad streets
Highway and regional roads

Crosssing
0,2m
0,3m
0,3m
0,2m
0,2m
1,0m
1,3m

Parallel routing
0,4m
0,6m
0,5m
0,4m
0,4m
1,5m
1,0m
0,5m
1,0m

The supply of street lightning lamps should be solved by low voltage underground
cables. The suply and management of street lightining should be planned form the special free
standing cabinets installed in immediate proximity to a substation.
Telephone connection should be solved from the existing TT street network according
to the conditions of the competent enterprise. Telephone installation of an object should be
installed in all according to the valid technical regulations.
During parallel routing of energy and telecommunication cables, the smallest distance
have to be 0,5m for up to 10 kV voltage cables, respectively, 1,0m for over 10 kV voltage
cables. Crossing angle should be 90.
During the crossing with water supply and sewage network, a vertical distance must
be bigger than 3,0m, while during the approximation and parallel routing it must be 0,5m.
During the development of technical documentation it is necessary to respect the
following recommendations of the Montenegrin Electric Enterprise (EPCG):
Technical recommendation for connection of the consumers on low voltage
network TP-2( II extended edition)
Technical recommendation typing of measuring points
Manual and technical condition for selection and installment of current load
limiter
Technical recommendation TP-1b Distribution and transformer station DTS
EPCG 10/0.4 kV
RULES AND CONDITIONS FOR ENVIRONMENTAL PROTECTION AND
PROTECTION FROM NATURAL DISASTERS
CONDITIONS FOR RATIONAL ENERGY CONSUMPTION
In the field of energy consumption rationalisation two basic measures are
recommended: saving and the use of alternative, respectively, renewable energy sources. The
basic saving measure suggested by this DUP is improvement of heat insulation of rooms
which in summer period doesnt allow overheating and in winter period retains the heat. Apart
from the adequate thermal insulations it is necessary to take into acount the adequate size of
the opening, having in mind the micro climate conditions of this territory.
The primary factors are:
To achive the maximum heat insulation, structucal compactness and to
eliminate thermal bridges. All component of objects membrane must be
isolated with k coefficient value under 0,15 W/(m2K), that is achieved by the
thickness of insulation betwenn 25 and 40 cm.

The windows must have triple panes and insulated frames with the k coefficient
lower than 0,80 W/(m2K), including the window frame, and g value of 0,5 (total
transparency of solar energy) for panes.
To achieve the air tightness of an object which is tested through the result of
compress door testing that have to be lower than 0,6 air changes per hour.
The secondary factors are:
Fresh air can be previously heated in winter and cooled in summer by heat
exchangers of geothermal heat ( energy well).
Passive use of solar energy achieved by souther orinetation and avoidance of
shadows in winter saves energy for heating.
The required energy for getting hot water may be produced by solar collectors
(energy requirements for circulating pump 40/90 W/l). In summer, heat can be
also used for energy efficiently cooling. Dish washers and washing machines
may be connected to hot water in order to save energy necessary for heating
process.
These conditions are recommended during the construction or reconstruction of
objects in DUP coverage in order to create the conditions for sustainable development of
settlements.
CONTROL MEASURES AND REDUCTION OF SEISMIC RISK

When designing and constructing new and/or reconstruction of the existing


objects it is necessary to apply the following:
a. It is necessary to strictly and consistently comply with all adequate rulebooks
that regulate design and construction in accordance with seismic requirements
(about technical normative for building construction, about reconstruction and
revitalization of objects damaged by an earthquake etc);
b. Regular and consistent control of implementation of regulations of
construction and reconstruction is necessary;
c. Based on the previous rigorous evaluation of sensitivity of the existing objects
on seismic risk and hazard, firstly the object with a high sensitivity should be
reinforced (for example schools, hospitals, childrens institutions etc.);
d. Other objects should be reinforced as well, especially those that are valuable
from the aspect of requirements of cultural heritage and that dont allow the
required seismic standards of a construction in the given(determined) zone;
When designing and constructing new objects it is necessary to use constructive
systems that are less vulnerable as well as use of materials enabling light
constructions( steel, laminated timber), and all in accordance with previously done
studies.

LANDSCAPE DECORATION
GREEN AREAS OF LIMITED PURPOSE
Greenery for tourism hotels and greenery for tourism tourism settlements.
Green areas around the hotel should be shaped in accordance with the size of a free area as
well as according to the requests of tourism offer, putting highly-decorative plant species in
the space. The emphasis should be put on decorative function of the greenery and the
character of the cultural landscape should be preserved by landscape decoration. To use
landscape and architectural solutions relying on the experiences and forms of the traditional

garden architecture of the Mediterranean which at the same time represent the sign of the
modern age both in form and choice of plants and materials as well.
In order to maximally preserve and fit in the valuable specimen and groups of
greenery in the new landscape solution, it is necessary to perform the previous detailed
analysis and evaluation of the exisitng plant resources (dendometer characterisics, vitaliy,
decorativity).
The minimum percentage of green areas on the parcels in the scope of tourism purpose
is 35% of the size of the lot.
The Plan foresees two locations for tourism settlements: the locations of Markov rt
and St. Toma.
The construction of tourism settlements with accompanying amenities with high-level
of greenery on the lots is planned. The free, recreation and green areas of luxury finish are
planned. The normative for these areas is 80m2 per bed for the 4-star objects.
Guidelines for decoration:
plantations should be compositionally solved in free landscape style in groups or
in forms of piles in combination with spacious ground areas of greenery (lawns,
flower gardens)
the greenery should be representative. Autochthon species and species of the
Mediterranean territory should used for the backbone of the solution.
when choosing the plant material and their combining to take into account the
collimation line, number of floors and architecture of the object.
to foresee the promenade, squares, recreation plateaus and the system of
pedestrian paths
to form lanes with plantations of high trees along the main pedestrian
communications. Planting of trees should be planned on plateaus, squares and
other covered areas
to plan water areas (pools, fountains, cascades)
the objects of parterre architecture should be designed in accordance with the
principles of architectural heritage with authentic(stone, arches, wood) and
technically adjusted modern materials. The selection of the materials and
composition of the covered areas should be representative.
to green faades, terraces of the objects and flat roof surfaces with the usage of
climbers
to form green roofs on the flat roof surfaces (cluster planting of bushy species,
medium-high tree seedlings and climbers along pergolas).
to use the species that are well-resistant to hoar frost along the coast
to ensure the connection between the perimeter massifs of greenery with the
contact green areas
to preserve the existing high greenery to the maximum extent. If it is not possible,
to avoid removal of some vital trees, to replant them on the free area of the parcel.
The manner of replanting should be shown in the technical documentation,
equipment should be adjusted to the Mediterranean ambience, planned amenities
and exclusiveness of the complex.
The use of transplanted seedlings 3,5m in height at minimum
To design a hydrant network for watering
The guidelines given for this category of greenery should be applied on alleys.
Decoration should be done according to the project solution. The existing greenery
should be shown in the technical documentation in the scope of the parcel decoration.
Decoration should be done according to the project solution.

GENERAL PROPOSAL FOR PLANTING MATERIAL


When making a selection of seedling, collimation lines and architecture of the object,
colour must be taken into account. When making a selection of planting material, the
following conditions must be fulfilled:
to use species that are resistant to ecological conditions of the environment and
in accordance with the compositional and functional requirements
to give preference to the autochthon species(rosemary, lavender, ivy, sage).
The seedlings must be healthy, properly grown in the nursery, of standard
dimension, with a sod.
to avoid the species of other areal ( for example Thuja orentalis) and invasive
plant species (Preliminary list of plant invaders in Montenegro, Danijela
Stesevic and Danka Petrovic, Faculty of Natural Sciences and Mathematics,
Podgorica)
The proposal for the planting material:
Coniferous trees: Cupresssus sempervirensvar. pyramidalis, Pinus pinea,
Pinus maritima
Deciduous trees: Quercus pubescens, Celtis australis, Fraxinus ornus,
Castanea sativa, Ziziphus jujube, Acacia sp., albizzia julibrissin,
Lagerstroemia indica.
Evergreen trees: Quercus ilex, Olea europaea, Ceratonia siliqua, Citrus
aurantium, Eriobotrya japonica, Ligustrum japonicum, Magnolia grandiflora
Bushy species: Laurus nobilis, Neirum oleander, Tamarix sp., Pittosporum
tobira, Punica granatum, Myrtus communis, Citrus reticulate, Viburnum tinus,
Camellia japonica, Buxux semperviren, Erica mediterranea, Arbutus unedo,
Aucuba japonica, Feijoa sellowiana, Callistemon citrinus, Poinciana gilliesii,
Yucca sp, Agave Americana.
Climbers: Bougainvillea spectabilis, Hedera sp., Lonicera caprifolium,
L.implexa, Wistaria sinensis, Tecoma radicans, Rhynchospermum jasminoides,
Parthenocissus tricuspidata.
Palm trees: Phoenix canariensis, Chamaerops humilis, Chamaerops excels,
Cycas revolute, Washingtonia filifera.
Perennial plants: Canna indica, Hydrangea hortensis, lavandula angustifolia,
Rosmarinus officinalis, Santolina viridis, chamaecyparissus, Cineraria
maritime, Armeria maritime, Delosperma cooper, Aptenia cordifolia.
FENCING
The fence towards the street may be mansonry(stone one or in combination with
concrete and stone, where the stone would be a dominant material with its representation of at
least 60%) with minimum height of 0,6m from the pavement level, or transparent. Doors and
gates on the street fence may not be opened outside the boundary line. The fences with their
position and height must not obstruct the sea view of the adjacent lots. The maximum allowed
height of the fence is 2,20m.
The adjacent building lots may be fenced by a hedge that is planted in the axis of the
lot's border or by transparent fence of minimum height of 0,6m, and all with the consent of
neighbours. Mansonry and other types of fences are installed on the boundary line so that the
fence, columns of the fence and gates will be on the land of the owner of the lot. The lot
whose level of the grade line is higher for 0,9m than the adjacent one may be enclosed by a

fence up to 1,4m in height, that may be placed on the subwall and whose height is determined
by the competent authority.
The consent of the owner of the adjacent building lot is necessary for the fences over
1,4 m in height, so that the walls of the fence will be on the land of the owner of the lot. The
fences on the slopping terrain, depending on the inclination should be done cascadedly so that
their height at the heighest part doesnt exceed the height of 2,0m.
TELECOMMUNICATION NETWORK
-

Law on Electronic Communications (Official Gazette of Montenegro 40/13)


Rulebook on the width of protection zone and type of radio corridors where it is not
allowed planning and construction of other objects (Official Gazette of Montenegro
40/13)
Rulebook on technical and other requirements for connection, construction and use of
electronic communication network, electronic communication infrastructure and
connection of the equipment and objects (Official Gazette of Montenegro 41/15)
Rulebook on requirements for planning, construction, maintenance and use of certain
types of electronic communication networks, electronic communication infrastructure and
connected equipment (Official Gazette of Montenegro 59/15)
Rulebook on mutual use of electronic communication infrastructure and connected
equipment (Official Gazette of Montenegro 52/14)

OTHER REQUIREMENTS
1. Investor is obliged to prepare and sign the project task for development of techical
documentation for construction of the concerned object/s with obligatory respect of
urban and technical requirements.
2. Before the development of techical documentation, pusuant to Article 7 of the Law on
Geological Research (Official Gazette of Montenegro 28/93, 27/94, 42/94, 26/07) to
develop the Project on geological research of the ground for the concerned location
and Study on the results of the performed geological researches.
3. Techical documentation should be developed in accordance with Rulebook on the
method of calculation of size and volume of the objects (Official Gazette of
Montenegro 47/13).
4. During the development of technical documentation to respect Rulebook on the
method for preparation, proportion and more detailed contents of the technical
documentation (Official Gazette of Montenegro 23/2014 dated 30 May 2014)
5. Technical documentation shall enable the access and use of the object/objects to
persons with limited mobility in accordance with Article 73 of the Law on Spatial
Development and Construction of Structures and Rulebook on detailed conditions and
manner of adaptation of objects for access and movement of persons with limited
mobility and persons with disabilities (Official Gazette of Montenegro 48/13).
6. Technical documentation shall foresee requirements and measures for environmental
protection in accordance with the provisions of the Law on Environment (Official
Gazette of Montenegro 48/08) and the Law on Nature Protection (Official Gazette of
Montenegro 51/08) based on the developed environmental impact assessment. In cases
where it is necessary to perform environmental impact assessment, along with the
request for issuing of building permit on the main project, Investor has to submit the
Decision on need for environmental impact assessment, pursuant to Article 13 of the
Law on Environmental Impact Assessment.

7. Technical documentation shall foresee measures for fire protection according to the
regulations for this type of objects. With the aim of protection from natural disasters to
act in accordance with the Law on Protection and Rescue(Official Gazette of
Montenegro 13/07, 05/08, 86/09 and 32/11) and Rulebook on safety measures from
natural disasters (Official Gazette of Montenegro 8/93).
8. Pursuant to Article 7 of the Law on Safety at Work (Official Gazette of Montenegro
79/04), during the development of technical documentation to foresee the prescribed
measures for safety at work in accordance with the technological project task. During
the reconstruction of the object it is necessary to prepare Study on construction site
organization in accordance with the act of competent Ministry pursuant to Article 8 of
the Law on Safety at Work (Official Gazette of Montenegro 79/04).
9. In case of finding an archeological site during the construction work, all works must
be stopped and competent institution must be informed in order to undertake all
necessary actions for their protection, and later the Investor is conditioned by
insurance of archeological supervision over exhumation works.
10. Technical documentation should be done in accordance with these requirements,
requirements of public enterprises in the field of infrastructure, valid technical
regulations, normative and standards for designing, construction and use of this type
of objects and based on the project task of the Investor.
Note:
Article 62, paragraph 5 of the Law on Spatial Development and Construction of
Structures (Official Gazette of Montenegro, 51/08, 34/11, 35/13 and 33/14) stipulates that the
requirements that are according to the special regulations issued by competent bodies and
other legal entities and that are necessary for the development of the technical documentation,
as well as Title Deed and the copy of the title plan, are obtained ex officio by administration
body, i.e. local administration body from the competent bodies and legal entities. Paragraph 7
of the same Article of the Law prescribes that if competent bodies, i.e. legal entities dont
submit the requirements from paragraph 5 of this Article within 10 days from the date of
receiving of the request for their submission, they shall be considered to have been agreed
with the urban and technical requirements determined by the planning document.
Article 16 of Rulebook on the method for preparation, proportion and more detailed
contents of the technical documentation (Official Gazette of Montenegro 23/14 and 32/15)
prescribes that technical documentation contains the Study on parceling according to the
planning document.
Starting from the quoted legal provisions, this Ministry states that the integral part of
these requirements, graphic annexes, extracts from the plan, as well as technical conditions
for the development of technical documentation have been obtained from the following
competent institutions:
- Decision No. UP/I 1604-2188/15 dated 19 November 2015, issued by the Municipality
of Kotor - The Secretariat for Development of entrepreneurship, communal affairs
and traffic which determines the water conditions for disposal of sanitary waste water
of the objects on the cadastral lots No. 172, 174, 175/1, 175/2 Cadastral Municipality
Prcanj I;
- The Act of the Municipality of Kotor - The Secretariat for Development of
entrepreneurship, communal affairs and traffic, No. 16-16599/15 dated 24 November
2015, that issued the general traffic and technical conditions for the development of
technical documentation for the construction of a tourism settlement on the building
lots: UP26-Block 1 which is made up of cadastral lots No. 172, 174 and part of the
cadastral lot No. 175 Cadastral Municipality Prcanj I and UP138 - Block 7, which is

made up of parts of cadastral lots No. 175/1 and 175/2 Cadastral Municipality Prcanj I
in the stretch of the Detailed Urban Plan Prcanj- the Municipality of Kotor.
The opinion on the draft of Urban and technical requirements for the construction of
the concerned object No. 04-UPI-228/15-6326/2 dated 18 November 2015, issued by
the Ministry of Interior and Public Administration Directorate for Emergency
Situations.
The opinion on the draft of Urban and technical requirements for the construction of
the concerned object No. 02-D-2638/2 dated 26 November 2015, issued by Agency
for Environmental protection, Podgorica.
Conservation conditions for the reconstruction of the hotels object Rivijera in Prcanj,
No. UP/I-03-10/2013-1 dated 16 May 2013(No. UP/I-05-206/2015-2 dated 27
November 20125) issued by Administration for protection of cultural assets, Kotor
Regional Office.

Pursuant to Article 62, paragraph 7 of the Law on Spatial Development and


Construction of Structures, within a legally established deadline of 10 days from the date of
proper receiving of the request, the technical requirements from the following competent
bodies havent been submitted:
The Act of this Ministry, No. 05-1974/5 dated 13 November 2015 according to the
competent body : Public Enterprise Water Supply and Sewage System Kotor, for issuing of
the water conditions service receipt No. 05-1974/5 dated 16 November 2015 with the date
of the proper receiving the signature with post office stamp dated 17 November 2015.
Head of the Division for Licensing and Urban development and technical requirements
Milica Abramovi, B.Sc.C.E.
Processed by:
Olja Femic, BArchSc
Natasa Pavicevic, LL.B.
Ljubica Bozovic, BSGE

DIRECTOR GENERAL
Danilo Gvozdenovi

KARTE I LEGENDE

MONTENEGRO
THE GOVERNMENT OF MONETENGRO
THE MINISTRY OF INTERIOR AND PUBLIC ADMINISTRATION
Directorate for Emergency Situations
Number: 04-UPI-228/15-6326/2
Podgorica, 18 November, 2015
THE MINISTRY OF SUSTAINABLE DEVELOPMENT AND TOURISM
Directorate for Construction

PODGORICA

According to your letter No. 05-1974/3 dated 12 November 2015, the Opinion on the draft
urban and technical requirements for the development of the technical documentation for the
construction of a tourism settlement on the building lots UP26 Block 1 and UP138 - Block
7, in the stretch of Detail urban Plan Prcanj is given as an Annex to the Act. The
Municipality of Kotor Number: 04-UPI-228/15-6326/2 dated 18 November, 2015.

Processed by:
Goran Samardzic, Independent Adviser I

DIRECTOR GENERAL
Mirsad Mulic

Montenegro
Jovana Tomasevica bb Street, 81000 Podgorica
tel: +382 20 481 801, fax: +382 20 481 833, e-mail: mup.emergency@t-com.me
www.mup.gov.me

MONTENEGRO
THE GOVERNMENT OF MONETENGRO
THE MINISTRY OF INTERIOR AND PUBLIC ADMINISTRATION
Directorate for Emergency Situations
Number: 04-UPI-228/15-6326/1
Podgorica, 18 November, 2015
THE MINISTRY OF SUSTAINABLE DEVELOPMENT AND TOURISM
Directorate for Construction
Acting upon your request No: 05-1974/3 dated 12 November 2015, asking this body to submit the Opinion on
the draft urban and technical requirements for the development of the technical documentation for the
construction of a tourism settlement on the building lots UP 26 Block 1 which is made up of cadastral lots No.
172, 174 and part of the cadastral lot No. 175/1 Cadastral Municipality Prcanj I and UP138 - Block 7, which is
made up of parts of cadastral lots No. 175/1 and 175/2 Cadastral Municipality Prcanj I in the stretch of the
Detailed Urban Plan Prcanj- the Municipality of Kotor , in order to issue the final urban and technical
requirements by your Ministry, after the review of the submitted material and pursuant to Article 62a of the Law
on Spatial Development and Construction of Structures (Official Gazette of Montenegro, 51/08, 34/11 and
35/13), Article 89 of the Law on Protection and Rescue (Official Gazette of Montenegro, 13/07, 05/08, 86/09
and 32/11), Article 13a of the Law on Flammable Liquids and Gases (Official Gazette of Montenegro 26/10
and 31/10) and Article 196 of the Law on General Administrative Procedure (Official Gazette of the Republic
of Montenegro 60/03) gives the following:
OPINION
-

We suggest a special line in the urban and technical requirements for the development of the technical
documentation Fire protection measures in accordance with the regulations for this type of objects,
with the text: The construction - installment or reconstruction of the thermo-energy block ( the
reservoir with flammable liquids and gases for the needs of heating, kitchen appliances, technological
process, aggregates and other equipment for the needs of the concerned objects) is allowed provided
that they satisfy the technical regulations in the field of fire protection from the aspect of danger
zones and safety distances in accordance with the Law on Protection and Rescue (Official Gazette of
Montenegro, 13/07, 05/08, 86/09 and 32/11), Rulebook on construction of facilities for flammable
liquids and on storing and redistribution of flammable liquids (Official Gazette of the Socialist
Federative Republic of Yugoslavia, 20/71 and 23/71) and Rulebook on the construction of facilities for
liquefied petroleum gas and on storing and redistribution of liquefied petroleum gas (Official Gazette
of the Socialist Federative Republic of Yugoslavia 24/71 and 26/71), i.e. based on the Study- location
elaboration- and appropriate opinion on the same to satisfy the technical regulations in the field of
fire protection and explosions.

Processed by:
Goran Samardzic, Independent Adviser I
DIRECTOR GENERAL
Mirsad Mulic
Montenegro
Jovana Tomasevica bb Street, 81000 Podgorica
tel: +382 20 481 801, fax: +382 20 481 833, e-mail: mup.emergency@t-com.me
www.mup.gov.me

THE MUNICIPALITY OF KOTOR


THE SECRETARIAT FOR DEVELOPMENT OF ENTERPRENEURSHIP, COMMUNAL AFFAIRS AND TRAFFIC

UP/I No. 1604 2188/15


Kotor, 19 November, 2015
The Secretariat for Development of enterpreneurship, communal affairs and traffic of the Municipality
of Kotor, pursuant to Article 114 and 115 of the Law on Water (Official Gazette of the Republic of
Montenegro 27/07, 32/11,47/11), Article 196 of Law on General Administrative Procedure (Official
Gazette of the Republic of Montenegro 60/03, 32/11), Article 26 of the Decision on Local Government
(Official Gazette of the Municipality of Kotor 11/05, 09/07 and Official Gazette of the Republic of
Montenegro- municipal regulations, 13/11 and 01/12), deciding upon the request of Ltd. AG
PROJEKT in the proceedings of establishing the water conditions for disposal of sanitary waste water
of the objects on the cadastral lots No. 172, 174, 175/1, 175/2 Cadastral Municipality Prcanj I(UP
26 and 138), issues a:
DECISION
The water conditions for disposal of sanitary waste water of the objects on the cadastral lots No. 172,
174, 175/1, 175/2 Cadastral Municipality Prcanj I are determined, and they are:
1. The project on sewage system should be done in a way that satisfies the requirements from Article
17 and 18 of Rulebook on waste water quality and manner of their discharge into public sewerage
system or natural recipient (Official Gazette of the Republic of Montenegro 45/08), i.e. the quality
of wastewater shall meet the conditions from Article 5 of the concerned Rulebook.
Argumentation
Directorate for construction referred to this Secretariat with the request filed under UP/I No. 16042188/15 dated 18 November 2015, to request the establishing of the water conditions for disposal of
sanitary waste water of the objects on the cadastral lots No. 172, 174, 175/1, 175/2 Cadastral
Municipality Prcanj I. On the above mentioned location there is no public sewage system, but there is
a damaged underwater discharge so it is necessary to design the connection to the system for
wastewater treatment with fulfilled conditions in disposition of the Decision.
The draft urban and technical requirement of the Ministry of Sustainable Development and Tourism,
Directorate for construction UP/I 05-1974/4 dated 12 November 2015 is presented together with the
request.
Based on the above mentioned and quoted legal regulations it is has been resolved as in the
disposition.
LEGAL REMEDY: This decision is subject to appeal to The Chief Administrator of the
Municipality of Kotor within 15 days, with evidence on paid administrative fee in the amount of 5,00
on the bank account No. 530-9226777-87.
The appeal is filed directly or via this institution.
PROCESSED BY:
Budislav Vasic

SUBMITTED TO:
1. INVESTOR
2. record book
3. archive

SECRETARY:
Zoran Stankovic

THE MUNICIPALITY OF KOTOR


THE SECRETARIAT FOR DEVELOPMENT OF ENTERPRENEURSHIP, COMMUNAL
AFFAIRS AND TRAFFIC
No. 16-16599/15
Kotor, 24 November, 2015
The Secretariat for Development of entrepreneurship, communal affairs and traffic of the Municipality
of Kotor, pursuant to Article 62a, paragraph 5 of the Law on Spatial Development and Construction
of Structures (Official Gazette of Montenegro, 51/08, 40/10, 34/11,40/11, 35/13, 39/13 and 33/14),
Article 8 of the Decision on municipal and un-categorized roads (Official Gazette of Montenegromunicipal regulations 14/10) and Decision on adoption of the detailed urban plan of Prcanj (Official
Gazette of Montenegro- municipal regulations 30/15), deciding upon your request of the , Ministry of
Sustainable Development and Tourism, Directorate for construction filed under the No. 16-16599/15
dated 17 November 2015, issues the following:

GENERAL TRAFFIC AND TECHNICAL REQUIREMENTS


For the development of the technical documentation for the construction of a tourism settlement on the
building lots: UP 26 Block 1 which is made up of cadastral lots No. 172, 174 and part of the
cadastral lot No. 175/1 Cadastral Municipality Prcanj I and UP138- Block 7, which is made up of
parts of cadastral lots No. 175/1 and 175/2 Cadastral Municipality Prcanj I in the stretch of the
Detailed Urban Plan Prcanj- the Municipality of Kotor.

1. GENERAL TRAFFIC AND TECHNICAL REQUIREMENTS

a) Every building lot must have vehicular entrance/exit to the public traffic area;
b) Vehicular entrances/exits should be planned from the lower-level communications;
c) Vehicular entrances/exits should be moved away in relation to the crossroad, position
of the zebra crossing, public transportation stops and other objects that may influence
the traffic safety;
d) Visibility triangles on the connection spot should be defined in relation to the level of
the communication and allowed vehicle speed;
e) The conflicts between the pedestrian traffic on the pavement and the number of the
open vehicular entrances/exits should be minimized in the width of the building lot
front;
f) Entrance/exist on the building lot should be planned via reinforced pavements and
flush curbs so that the pedestrian traffic should stay in continuity;
g) Vehicular entrances/exits should be planned so that they meet the transit conditions
for all passenger vehicles and competent vehicles (if a vehicular entrance is in the
scheme of tourism buses, utility vehicles etc.);
h) The connection zone on the street network should be dimensioned so that each parcel
can be entered (or exited) by walking upfront without additional maneuvering;
i) Turn radii at entering/exiting should be dimensioned according to the prescribed
normative for passenger vehicles and competent vehicles (tourism buses, utility
vehicles etc.)

j)

k)

l)

m)

n)
o)
p)

q)

r)
s)
t)

The width of the access road should be planned depending on the purpose of the lot/s,
planned amenities, expected intensity of vehicular and pedestrian traffic and
competent vehicles;
If there is a ramp, it should be planned behind the pavement, i.e. behind the boundary
line, from the viewpoint of the street, with allowed inclination of the ramp( for
outdoor 12% at maximum, and indoor 15% at maximum)
Ramps and pedestrian communications should be planned in accordance with the
valid Rulebook on conditions for planning and designing of objects in relation to
undisturbed moving of children, the elderly persons, the handicapped and disabled
persons (the inclination up to 8% and the width 0,9m at minimum);
The number of parking lots(outdoor/garage) should be planned depending on the
purpose and amenities of the building plot, in accordance with the valid normative so
that all vehicles ( passenger, utility vehicles, buses, motorcycles...) are placed to the
related lot;
Parking lots depending on the parking angle( 30, 45, 60, 90) and side disturbances
should be dimensioned according to the valid normative;
Parking lots and places for maneuvering of vehicles should be planned with the
maximum inclination of 5%;
Out of the total number of parking lots, according to the valid Rulebook, a certain
number of lots should be ensured for the disabled and handicapped persons. The lots
should be located in the vicinity of the vertical communications and entrances/exits
from the object;
If a vehicle access to the garage is planned by using a car lift, the interior dimensions
of the car lift platform have to be 5,5m x 2,5m at minimum. If the entrance to the lift
is directly from the public traffic area , the entrance and exist must by walking
upfront;
The drainage of atmospheric and used water should be foreseen in a way that from the
building lot or access road it must not arrive at the communications.
Fire-fighting path around the object should be planned in accordance with the valid
Rulebook on technical normative for access roads;
Vertical and horizontal signalization at place of connection of the building lot to the
communications should be done depending on the purpose of the lot/s, planned
amenities and expected intensity of the vehicular and pedestrian traffic;

OTHER REQUIREMENTS:
For every building lot it is necessary to develop traffic and technical documentation for
connection to the public communications and project of vertical and horizontal signalization;
Before the beginning of the construction of the object a place for washing or removing the
mud from the wheels or chasiss of the vehicle should be planned, from boundary line to towards the
interior of the parcel, in order not to be brought on the tarmac.
PROCESSED BY:
Budislav Vasic

SUBMITTED TO:
1. The Ministry of Sustainable Development and Tourism
B.Sc.
2. Secretariat 16
3. Archive

SECRETARY:
Zoran
Stankovic,

MONTENEGRO
THE GOVERMENT OF MONTENEGRO
ENVIRONMENTAL PROTECTION AGENCY
Number: 02-D-2638/2
Podgorica, 26 November 2015
ER

MINISTRY OF SUSTAINABLE DEVELOPMENT AND TOURISM


DIRECTORATE FOR CONSTRUCTION

Podgorica
19 IV Proleteske brigade Street

In regard to your request, number 05-1974/2 dated 12 November 2015, for asking the Opinion on the
need for Environmental Impact Assessment for the construction of a tourism settlement on the
building lots UP 26 Block 1 which is made up of cadastral lots No. 172, 174 and part of the cadastral
lot No. 175/1 Cadastral Municipality Prcanj I and UP138- Block 7, which is made up of parts of
cadastral lots No. 175/1 and 175/2 Cadastral Municipality Prcanj I in the stretch of the Detailed Urban
Plan Prcanj- the Municipality of Kotor , in order to issue urban and technical requirements for the
development of the technical documentation to the company Ltd. AG Projekt from Niksic, we
inform you about the following:
The Decree on the projects which Environmental Impact Assessment is done for (Official
Gazette of Montenegro, 20/07 and Official Gazette of Montenegro, 47/13 ) has determined a list of
projects for which Environmental Impact Assessment is mandatory and projects for which impact
assessment may be requested.
Through the insight into the list of projects it is determined that in the List No. 2 of the
mentioned Decree it is foreseen that for the tourist settlements outside the urban areas as well as their
accompanying amenities ordinal number 14, the procedure for Environmental Impact Assessment is
conducted by a competent body for the affair of environmental protection.
Having in mind the above mentioned, and because it is determined through the insight into the
submitted documentation that , in this concrete case, it is about the construction of a tourist settlement,
it is mandatory for the holder of the project to commit himself to conducting the procedure for
Environmental Impact Assessment before Environmental Protection Agency by urban and
technical requirements for the development of the technical documentation for implementation of the
concerned project and in accordance with the Law on Environmental Impact Assessment Official
Gazette of Montenegro, 20/07 and Official Gazette of Montenegro, 80/05, 40/10, 73/10, 40/11 and
27/13).
Processed by:
Emir Redzepagic, B.SC. in Biology
Deputy Director
Ilija Radovic, Bachelor of Technology
DIRECTOR
Ervin Spahic
Submitted to:
- The addressee
- a/a

MONTENEGRO
MINISTRY OF CULTURE

ADMINISTRATION FOR PROTECTION OF CULTURAL PROPERTIES

KOTOR REGIONAL UNIT


Number: UP/I 05 206/2015-2
Kotor, 27 November 2015

Ministry for Sustainable Development and Tourism


Directorate for Spatial Planning

Administration for Protection of Cultural Properties acting upon the request of Ministry for
Sustainable Development and Tourism, - Directorate for Spatial Planning No. 05-1974/7 for
giving the conservatory conditions for the construction of a tourist settlement on the cadastre
lot No. 172, 174, part of the cadastral lot No. 175/1, part of the cadastral lot No. 175/1 and
part of the cadastral lot No. 175/2, all of them Cadastral Municipality Prcanj I, after having
insight into the available documentation has determined that the conservatory conditions for
the above mentioned location have been issued by the Decision No. UP/I 03 10/2013 dated
16 May 2013.
The above mentioned Decision No. UP/I 03 10/2013 dated 16 May 2013 is attached to this
document.

Director
MSc Anastazija
Miranovic

- the submitter of a request


- case files
- a/a

MONTENEGRO
ADMINISTRATION FOR PROTECTION OF CULTURAL PROPERTIES

KOTOR REGIONAL UNIT


Number: UP/I 03 10/2013-1
Kotor, 16 May 2013

Administration for Protection of Cultural Properties Kotor Regional Unit, acting upon the
request of Ministry for Sustainable Development and Tourism, - the Department for Spatial
Planning, Podgorica, No. 0403-2616/1 dated 18 February 2013, 05-1974/7 for issuing the
conservatory conditions for the reconstruction of the hotel object Rivijera on the cadastre lots
No. 172, 174, 175/1 and 175/2, Cadastral Municipality Prcanj I, and pursuant to Article 102 and
Article 148 of the law on Protection of Cultural Properties (Official Gazette of Montenegro, 49/10)
and in relation to Article 196 and Article 200 of Law on General Administrative Procedure
(Official Gazette of Montenegro, 60/2003), issues the following:

CONSERVATORY CONDITIONS
For the reconstruction of the hotel object Rivijera,
On the cadastral lot 172, 174, 175/1 and 175/2, Cadastral Municipality Prcanj I

I
1. To foresee the measures which will establish to a maximum extent the original appearance of
the building, labeled as the object 1 on the cadastre lot No. 174, Cadastral Municipality Prcanj
I, as well as the appearance of its immediate surroundings.
2. The Projects should foresee the measure to enable preservation of inherited spatial relations
within the complex that apart from the residential building and the church of St. Anton (the
family chapel of the Lazari family) consisted of the arranged coast, courtyard, garden and
cultivable estate on the cadastral lot No. 175/1 and 155/2.
3. To keep the existing vertical and horizontal clearance of the residential, building on the
cadastral lot No. 174, Cadastral Municipality Prcanj I. To remove the exterior ties and the
measures of static insurance should be foreseen in accordance with the requests for
preservation of the original architectural values of the building.
4. To keep the existing roof solution, the inclination of the roof plains; the space under the roof is
possible to use without being built onto or the change of inclination.
5. As a roof coverage to foresee a hollow tile.
6. To keep the existing arrangement and the size of the openings, the appearance of the
additional wide windows on the ground floor should be corrected according to the original
windows.
7. To foresee the removal of the ground annex in the southwest corner (the annex with sanitary
blocks).

8. The reconstruction of the restaurant annex should be foreseen in the spirit of the traditional
architecture while keeping the horizontal clearance and the existing heights of the object.
9. Decoration of the free areas from the west and south side should be foreseen by following the
traditional model of garden decoration (stone pavement, vegetation, stone benches.) and
cascade estates on the slopes of hills.
10. New objects should be foreseen only in case they are planned by the appropriate planning
document and in accordance with the same. New objects with its volume, architectural
expression and materialization have to be in accordance with the inherited characteristic of the
concerned location and its surroundings.

II
After the project has been done in accordance with the above mentioned conditions and urban and
technical requirements issued by the competent body, it is the responsibility of the owner, i.e.
investor to submit the prepared project to prior approval to Administration for Protection of
Cultural Properties Kotor Regional Unit.

ARGUMENTATION
Ministry of Sustainable Development and Tourism the Department for space management, has
referred to Administration for Protection of Cultural Properties Kotor Regional Unit with
the request for issuing the Conservatory conditions for the reconstruction of the hotel object
Rivijera on the cadastre lots No. 172, 174, 175/1 and 175/2 Cadastre Municipality Prcanj I.
The Title Deed No. 106-956-2-10207/2012 dated 11 October 2012 issued by Real Estate
Department, Kotor Regional Unit, draft urban and technical requirements, copy of the plot plan
issued by the Directorate for Real Estate, Kotor Regional Unit and extracts from the Urban plan
for small settlements Prcanj dated 20 November 2012 are submitted along with the request.

In the implemented procedure and having insight into the reports of Marija Nikolic,
BArch and mr.sc. Zorica Cubrovic, BArch, senior conservator, dated 15 May 2013 as well
as in the submitted and available documentaion, it is determined as follows:

The building 1 on the cadastre lot No. 174 Cadastre Muunicipality Prcanj I,
originally represented the residential building that belonged to Lazari family, one
of the most significant maritime and trade families from Prcanj. The building
together with the family church of St. Anton, which was constructed next to its
northern faade (cadastre parcel No. 172) as well as with the decorated coast with
the dock (cadastre plot No. 236) and cultivated estate (cadastre parcel 175/1 and
175/2) was a spatial and functional unit typical for the urban planning of Prcanj in
the period from 16th to 19th century.
By turning it into the object with catering service, the building on the cadastre lot
No. 174, Cadastre Municipality suffered a couple of interior changes during 20th
century as well as the adding of the annex from the north and west side. These
changes had influence on reduction of its original architectural and ambience
values.
The front faade of the object 1 on the cadastre lot No. 174 Cadastre Municipality
Prcanj I is on the line of the pavement of the road Kotor-Tivat. The object has the
number of floors: P (Ground floor) +2 + Attic with simple rectangular base.
The roof is double-pitch and there are two roof dormers with two windows on the front
and back side of it. The object was added on using stone but after the earthquake in 1979

its construction was reinforced by reinforced concrete cornices which are visible in
relation to the faade surface.
The lower object with floor numbers basement and ground floor was added on next to the
back faade of the original residential building of Lazari family by turning it into the

object with catering service. Along the lot border, the part of the object with
narrow and elongated base was constructed vertically on the back faade, having a
ground floor, where sanitary blocks are located.
On the north side of the building, parallel with the direction of the road, the ground
annex where the restaurant used to be was added on.
The church of St. Anton leans along the north side of the object
All added objects have rendered facades.

Starting from the above mentioned factual state, and bearing in mind that it is about the object
that is located in the natural, cultural and historical area of Kotor, inscripted into the
UNESCO World Heritage List, the conservatory conditions for the reconstruction of the hotel
object Rivijera on the cadastre lots No. 172, 174, 175/1 and 175/2, Cadastre Municipality
Prcanj I have been determined, and all this have been determined in more detail in the
disposition, according to which the project documentation has to be developed.
Based on the conservatory conditions it is necessary to ask for the urban and technical
requirements from the competent municipal Secretariat.
The project developed in accordance with these conditions as well as with the acquired urban
and technical requirements is obligatory to submit for prior approval to Administration for
Protection of Cultural Properties Kotor Regional Unit, and pursuant to Article 103,
paragraph 3 of the Law on Protection of Cultural assets.
In accordance with the above stated it is resolved as in the disposition.
LEGAL REMEDY: These conservatory conditions are subject to appeal to Ministry of
Culture in Cetinje within 15 days from the day of receiving the same, and it is submitted via
Administration for Protection of Cultural Properties Kotor Regional Unit.

Acting Director
Ruica Ivanovic
Processed by:
Bozana Zivkovic
To submit to:
- the submitter of a request
- case files
- a/a