Lustica Estate Large Scale Residential Zone, Tourism Zone

Lustica Estate is set within the holiday resort of Lustica and provides the ideal location for a secluded boutique spa hotel and/or managed apartments and four luxury villas. It is situated a 15 minute drive away from the UNESCO protected town of Kotor and overlooks Herceg Novi and the Bay of Kotor. The area is rich in cultural heritage, panoramic views and beautiful beaches.

The Estate sits in the heart of the village of Zadrdje. It is located in a quiet and secluded area and is only a short walk down to the coast where one can take full advantage of swimming in the warm waters of Kotor Bay. An added advantage is that it is only a short ride from the ever expanding town of Budva.

Site Description

Although this site is ideal for a boutique hotel, the design concept is flexible, with the ability to incorporate an alternative scheme of managed luxury apartments. North-East slopes open out towards panoramic views of the sea and mountains. The land has a spacious feeling (as the closest neighbours are at the back of the ruins and well screened from view) and it is undeveloped and has an ‘away from it all’ feel. There are two access points onto the land from the main road.

Planning Statement

Lustica Estate is located within the Detailed Urban Plan (DUP) of the Lustica Peninsula (KO Zabrde, Herceg Novi). In addition to the existing planning rights defined by the current building structure, the DUP for this specific area allows for a total building density ratio of 80% (over 3 levels). Therefore, Building Permit applications are in the process of submission for: (i) extensions to the existing old stone buildings and (ii) additional new (complimentary) buildings. It should be noted that the entire area immediately in front of the borders of this asset is a designated Green Zone (and therefore the view is protected).

Project Description

This project design will incorporate the two ruin complexes on the site – named the ‘The Pool House’ and ‘The Stone House’. The additional new buildings will be designed in a traditional architectural style that complements the existing ruins. This juxtaposition of old and new offers a rich architectural experience to visitors to the development. The site has lovely views, not only to the sea but also across the wooded valley to the hill and villa in the East. This East view is especially desirable as the land at “Pool House” (the lower ruins complex) slopes down towards it and it catches the morning sun. This view is protected as the neighbouring land has been designated a Green Zone.

The proposal is for a luxury boutique type hotel offering 19 keys split between rooms, suites and villas. With the exception of 4 rooms, each room has a private sun terrace. The ruin complexes work very well as hotel accommodation.

A spa has been sited in the long ruin towards the front of the site. The garden in front can be kept private for the spa. An indoor-outdoor heated therapy pool (one can swim through under a glass barrier) is sited in the existing ruin. Four treatment rooms can be placed along the back edge with a planted roof cover, changing rooms, stores and the plant and pool pump are in the basement. The spa is sited slightly higher than the restaurant terrace and the pool spills over into a surrounding lower reflection pond which will offer a foreground from the restaurant terrace. This should be especially effective at sunset.

The entrance to the hotel is from a parking area under trees at the southern end of the site. This land is only suitable for parking owing to building lines. The entrance to the hotel is on foot along the existing reconditioned and paved stone wall-lined ‘put’. Guests would walk along this very scenic path through the hotel gardens to the hotel reception. One will then walk through the lounge to the restaurant, veranda, terrace, pool and garden which unfold below.

In summary, the site is divided up into:

1. ‘The Pool House’ the lower complex of ruins converted into hotel rooms upstairs with reception, restaurant and bar + terraces, pool and garden
2. ‘The Stone House’ the upper complex of ruins converted into hotel rooms upstairs and downstairs with a manager’s flat. Service spaces in basement and a wine cellar
3. Four luxury villas (1 or 2 bedroom units) are situated in the garden on the walk from the parking to the hotel reception
4. Hotel Spa with private garden and separate relaxation pool.

The suite and villas are to be designed in the vernacular style of stone walls and Mediterranean style roofs. The proportions of the buildings, the roof pitches and the window and door openings will also be traditional. The only exception would be bigger sliding doors on the view side – but these would be shaded by a veranda or pergola. The hotel and spa are largely accommodated in the existing fabric. An addition to ‘The Pool House’ is a planted flat roof (to minimise visual impact). There will be glass skylights between the old and new buildings to introduce light down into the building.

Infrastructure & Transport Access

A newly built road and pathway connect the site with the main road. Storm water on this site will be collected in surface channels and fed into a storm water disposal system. A grey water system is to be installed to recycle water within the development. Where possible rainwater is to be harvested from roofs and is to be used to water the hotel gardens. It is proposed that an integral drainage system be designed to discharge into septic tanks supplied with eco filters. The septic tanks should be strategically located to allow for communal access.