LOCATION

Arza Cape is situated in Montenegro, a modern country in the Southeastern Europe, which spans along the
coast of the Adriatic Sea. Montenegro symbolizes the unspoiled nature, authentic settlements, clean air, crystal clear waters and tradition
of hospitality. These elements are well founded in the local architectural style which is preserved in
many villages.
Arza Cape, positioned at the very entrance of the Boka Kotorska Bay, and coupled with Prevlaka across
the way, makes the Gate of Boka Kotorska and the important visual indication from the sea. The trademark of the location is the Fortress from the 19th Century, which represents the physical identifi cation of the Cape, ever since it was built.

NATURAL CHARACTERISTICS
One of the most important characteristics of the Montenegrin landscape is the highly variable physical
structure of terrain. On the sea side of the Lustica Peninsula, as a result of geological and seismic alterations, the coastal layout offers rich scenery, varying from high mountains down to profoundly indented shore. The cliffs spread out the implausible background
to the gritty sea shore, turbulent blue sea and the villages in between. The rich Mediterranean vegetation also greatly contributes to such a prosperous and beautiful landscape. The typical wind resistance rose of the Mediterranean area affects the airiness of the region, clean air and pleasant surroundings for people to stay. Furthermore, the wider background is plentiful of natural clean water springs.

LOCATION PLANNING
According to the new spatial plan of the municipality ofHerceg Novi, Arza Cape is situated in the tourist zone which has the priority in development dynamics. In the Location Study, there is a presentation of the possibility for building the luxury Resort, designed in such a way that it highlights the importance of the timeless Fortress, and completely incorporated in the natural setting. Arza Cape Resort is planned to become the trademark of the entrance to Boka Kotorska Bay, as one of the fi rst fi ve star international destinations in Montenegro, sophisticated and of high standard, standing on the important historical site. As planned, the natural construction methods, preservation of water, garbage disposal, using the local materials and controlled energy consumption are the basic elements for responsible approach to building on this location and respond to a Declaration of Ecological State of Montenegro.

CHARACTER
Since the word is about a high category resort, the concept is made upon the compatibility between the traditional spirits of the clime and maximum comfort of the space which is redolent of luxury. Each level of comfort, from functionality to aesthetics, is made by simplicity, wideness and by applying the elements of clear proportion. The integration into traditional ambience of the environment is accomplished by implementing the elements of established Mediterranean architecture of the locality from different time periods: the square-piazzeta as the basic urban element, stone walls as the elements of the local architectural tradition, and secondary elements such are pizuo/stone
bench/, bifora/gothic style window/, fenca/fence/, skale/stairs/, ponistra/Dalmatian window/. The complete ambient of this complex is projected to refl ect the beauty and unique value of Montenegrin traditional architecture and adapted tradition towards the modern language and lifestyle, with local identity.
The Fortress, nature and the ambient of Resort would allow every guest to sense the rich historical culture which is shaped by centuries- long political and commercial struggle and ethno cultural tradition.

CONTENTS
Formation of objects has come out of historical roots of traditional matrix. In general, the Resort is divided into a residential zone, a zone with public facilities and port.
Residential zone:
it is divided into sub zone with apartments, villas, hotel and hotel bungalows. The hotel is situated in the center of the site, as the landmark of the complex. Its formation consists of two blocks-wings with the residential units that connect the central block with the public facilities. The position of the residential blockswings has come out of the most optimal orientation regarding the cardinal points/the sun/ and the sea view. The number of hotel fl oors is between 4 and 10, depending on cascades of the natural terrain. The most luxurious block of the hotel is the bungalows, which are planned to be on the exact sea shore, on the north from the Fortress. The apartments are situated as multiple, independent objects around hotel. They are planned as two-module apartments with possible junction. Zone with villas is positioned on the south side of complex. It is planned that each villa has its own pool, to have a ground fl oor and fi rst fl oor, with two parking spots in one part of the basement. Since each villa is located on the cascade, the wide view to the open sea is guaranteed.
Zone with public facilities:
The most attractive space near the sea, with the biggest frequency of circulation, is intended for the public facilities. All facilities are connected with clear pedestrian tracts. Gathering points are the amphitheatre,piazzettas, and “gumna”/lifted up, circular plateau, sometimes surrounded by columns/. Especially attractive trace is from the existing Fortress on the Cape itself, over the promenade and to the central square/ piazzetta/. The Fortress, reconstructed upon the needs of the restaurant, is another special attraction of this zone. The piazzetta is formed by multipurpose objects with public entertainment on the ground level /shops, galleries, cafes, bookshops/ and the apartments on two above ground levels. The wellness center is placed in the public zone, nearby the Fortress, on the main pedestrian walk path, in between the two
swimming pools. It has two fl oors, with a view to the sea from each room.
Water area:
The existing sandy beach is the main Resort beach, equipped with all the necessary following contents / the beach club, sheds, cafes/. On the rocky seacoast, which starts northerly from the Fortress and spreads towards the south along the complex, are planned multiple, small, private bathing areas which are to be built on the newly formed and interconnected plateaus. The access to these bathing spots and promenade is possible on many points, by pedestrian walking paths with stairs and through the escalators on the southern part.
Three swimming pools are planned as well. One, next to the hotel, the other, next to the Spa Center, and the third on the very Cape next to the Fortress. The pools are equipped with shades, bars and all the other necessary contents. Tennis courts are planned on the northeastern side of the complex, oriented in direction north-south.

The Port
The port is planned on the end point of the northern side of complex, at the beginning of Miriste Bay, which the local fi shermen often use as the shelter from the sea storms. Besides these contents, which are necessary for the port, this zone is also planned for yachting club, different shops, clubs and technical services for smaller boats.

CIRCULATION /traffic/
Traffic map
It is planned to build the two car accesses to the complex, and one from the sea. The access from the sea is within the port, for both the smaller individual vessels and taxi boats. Car access is planned from the existing local coastal road and from the planned municipal road on the northeastern side of location. After the security entrance to the complex, the road becomes the two-way street. Each object is accessible by vehicles, whereat the access to the higher objects is maintained from the main road, while the small individual objects are accessible by electrically powered vehicles through pedestrian and vehicle paths. With such traffi c solution, and appropriate slopes, turning radius and road widths, the fi re regulations are fully obeyed.
Parking
Parking space is provided for each residential unit within the complex, and according to the following
procedure:
-there would be an underground garage underneath
the hotel, for the guests
-there would be two underground garages underneath
the apartments, for the guests
-there would be two parking spots on the property of
each villa
Pedestrian communications
Pedestrian communications are projected so that the main paths are clearly visible, with crossroads connecting every built points of the complex. The main pedestrian stream ranges from the existing Fortress on the Cape, over the promenade and to the central square/piazzetta/, and then alongside the hotel and right to the port. Aboard the coast, there is a long promenade with the resting points, starting from the port on the northeast and all the way to the plateau on the far southeast of the complex. Circulation is enriched by resting places, sheds with sofas, aisles, benches and different greenery.

BUILT AREA:
Lot area 11ha=110.000m²
Objects area P=110.700m²
Underground levels area P= 88.150m²
Above ground levels area P= 22.550m²
Under the objects area P= 30.600m²
Urban parameters:
The following urban parameters are reached by the
implemented area of the planned objects:
-the occupancy rate of the lot 27,8%
-built area coeffi cient 0,8