-
What investment is needed
?
- The Istria project:
The land is priced
at € 23.50 per m2 (£ 18 m. not negotiable) and we estimate
the golf concept will cost € 40 - 42.000.000 depending on optional
construction..
Hereof there may
be available up to 50 % in various EU or USA guarantees, soft-loans,
infrastructure help etc.
The land will be
contributed to the project, in one form or another, dependent on the
final proposal. Local zoning laws are fully developed and adjustable
to the final model chosen.
Golf
development plan
The
site is located in Istria, near Umag and Novigrad.
The site is 76,5 hectares, with possibility of extension for an additional
20 hectares, which is more than adequate for the proposed plan herein.
Nearest airports:
Pula, 60 km
Rijeka (Krk), 90 km
Split, 300 km
Trst, 80 km
Zadar, 200 km
Zagreb, 270 km
The project is on
a site, which is fully owned by a single company.
For negotiations on sale please contact CroatiaInvestments.
The golf course has
been included in the county town plan.
Site
INTRODUCTION
The government of the Republic of Croatia has, upon proposal of the Ministry
of Tourism adopted the Program of Golf Development as Element of Development
Strategy of the Croatian Tourism in l999. One of the sites where that
is possible, is in Istria.
CONSTRUCTION AREA
The area of the planned construction is situated in the hinterland of
the village.
VALID TOWN PLANNING
DOCUMENTATION
There is planning permission at all levels, from the Town-planning Strategy
of the Republic of Croatia and Town-planning Program of the Republic of
Croatia, to the Town Plans of the Istarska County and the Amendments to
the Town Municipality plan.
THE TOWN PLAN OF THE
ISTARSKA COUNTY (Official Gazette of the Istarska
County):
The golf course has been included in the county town plan.
Golf courses are constructions important for the State (chapter 2, Art
32. and 33) The area for catering and tourism is, apart from the building
area of the residential and tourist communities, also planned in separate
building areas outside towns and villages.
The priority in the plan is to ensure localities for new and attractive
facilities, like golf
courses, high-class tourist and recreational programs etc.
Technical description
The site is adjoining
a forest in the east, fields in the west, and the village in the south,
while in the north there is an uninhabited area. The height above sea
level is 17 to 33 m for the construction area.
PUBLIC / CHAMPIONSHIP
COURSE
The public and at the same time championship course is a standard course
with 18 holes PAR 72, consisting of 2 standard parts with 9 holes stretching
from the golf house to the resting-place in the southwest and back to
the club facilities. This course takes up ca. 40 ha, while together with
the rough and biotope it covers the area of ca. 55 ha.
The evening lighting of the pitch and putt course with the driving range
in the summer months when days are too warm is recommended. A large parking
area is situated near the entrance and can take up to 100 vehicles.
THE TENNIS CENTER
The tennis center is situated between the hotel and the residential area,
east from the golf house and the parking area. The center consists of
three tennis courts, ground, turf and grass. The stadium is situated near
the ground tennis court with 450 seats, toilet facilities, equipment renting
and a small bar (total 1 ha).
WATER SURFACES
Considering the seasonal need for water, as well as the out-of season
supply, large lakes are planned, filled from the spring in the periods
of high waters and used in the summer. Planting reed and putting stones
on the upper edges shall ensure the invisibility of levelling in the lakes
that are at the same time water hazards and tanks. 4 major lakes shall
be dug out or built, all connected into a single canal system extending
from the east to the west in order to achieve natural circulation. The
need for additional insulation should be examined on a test sample. The
dugout soil will, if not necessary for the elevation of lakes, be used
for elevation of fairways, tees and greens.
VILLAS AND APARTMENTS
In order to make investment into golf complex profitable, the construction
of ca. 20.000 m2 of residential facilities will have to be taken up, which
are planned on the northern hillside near the driveway. Such position
will ensure an attractive view over the golf course and enough of sun
for all units, while one half of the rooms wills Overview Sea. The buildings
are planned in several variations as duplex buildings on two levels with
access from the higher main road and the lower auxiliary road (total 7,5
ha).
GOLF HOUSE - HOTEL
The golf house with ca. 1.000 m2 indoor space is situated in the northern
part and, together with the parking area and the driveway, takes up ca.
2 ha. The facility with the irregular layout will integrate the functions
of a golf house and accommodation capacities and will represent a hotel
with all necessary facilities in accordance with the accommodation category.
OUTBUILDINGS
The outbuildings close the inner yard on two sides and cover ca. 550 m2.
The access to the outer yards and the official parking area is possible
from the south near the supply driveway (total ca. 1 ha).
GREENHOUSE
\The area between forth, fifth and sixth hole is excellent for growing
of grass coverings and other horticultural elements necessary for maintenance
of the whole complex (ca. 2 ha).
OTHER
Driveways, paths, buffer zones etc. cover additional 7.5 ha.
PUBLIC/CHAMPIONSHIP
COURT
As it has been pointed out before, a standard complex with 18 holes in
two circles with 9 holes has been planned. Each circle of the large course
has two PAR 3, two PAR 5 and five PAR 4 fairways, which makes up PAR 36
per circle, i.e. standard PAR 72 for two circles. The specific traits
of this project are long single tees. Their length is for PAR 3 ca. 50
m, for PAR 4 ca. 90 m and for PAR 5 ca. 130 m.
These tees make the
construction somewhat more expensive in the beginning, but are later easily
maintained. Large greens of ca. 600 m2 are planned. Although the
prevalent orientation of all fairways is western, all fairways, except
the western ones, are protected from the western sun. The width of the
fairways is determined by the irrigation system.
A double system has been planned here and the fairways will be ca. 50
m wide. Each tee will have a bench, cleaning set, wastebasket and the
table of the course. Other necessary equipment includes green directions,
out-at-bound pegs, flags and protective nets near the roads.
DRIVING RANGE
The driving range consists of 6 pitch and putt holes, putting green and
chipping green with bunkers with sand wedge. Small or family courses are
to be situated in the northwest and be between 70 and 150 m long. The
idea is that schools for future golf players are run here so that the
driving range can be used from the west, as well as the family court,
without disturbing the game on the large course. This is practical for
weekend tournaments and for family members who are still learning. The
chipping green is situated near the tee off of the driving range where
chip and run and similar strokes can be practiced over and from the sand
bunker.
A 100 m wide and 275 m long driving range has been planned on the eastern
side with 30 m deep tee off. On top of tee offs there will be two eaves
with 6 tee offs, so there will be a total of 12 roofed tee offs with two-side
targets. The driving range is equipped with a ball dispenser and facilities
for washing balls. The driving range has 9 target greens and 9 bunker
imitations. The balls are collected with a manual collecting device being
150 cm wide. The necessary equipment to be provided includes sets and
carts for rent, ca. 12.000 driving range balls, bag racks, mirrors,
swing crate etc.
Preliminary site analysis
Basic view criteria
ESTHETIC VIEW CRITERIA
The largest part of the site offers open views towards the coast and the
sea. With the
increased constructions in the area near the sea, it can be expected that
the view will be opened on some other places as well. The whole area can
be viewed from the point of future accommodation capacities or golf house
- hotel, which are planned on the highest point of the site.
EXISTING VEGETATION
The site is on all sides circled by Macchia and some Oak and Hop Hornbeam
trees. The valley is partly cultivated, while other parts are mostly used
as pastures. The largest part of the land has not been cultivated for
years and is only from time to time used for pasture.
A survey is recommended of the present valuable of vegetation and analysis
of possibilities of their incorporation into the final solution of the
course.
HISTORICAL REMAINS
The Istria area is known for a large number of historical sites, however,
immediately on the site there are no historical remains.
ACCESS
At the moment access is possible straight from the road from the village
on the southern edge of the site. For those arriving via Istrian Y, there
will be a branch for this broader area. This site is easily accessible
from all neighbouring tourist facilities. The technical driveway is from
the auxiliary road.
ENVIRONMENT
The environment is excellent for development of a golf complex. According
to the town plan, the area on the western side of the side is intended
for tourist facilities.
Technical criteria
WATER FOR MAINTENANCE
OF THE GRASS
The main water source to be used for irrigation should be re-examined,
but according to available information, sufficient supplies are located
in the immediate vicinity of the site. The need for this project for standard
18 + 9 holes of the driving range is estimated to 250.000 m3 per year.
VIEWS OF THE LOCAL
POPULATION
The present owners agree with the proposed site contents and no major
disapproval is
expected from the local population, especially considering the complete
development of this region, as a special tourist area near the sea. A
serious public campaign in order to present the goals of construction
of the golf complex and its benefits for the local community is recommended.
Sports criteria
PREVALENT ORIENTATION
The site is open to all directions; its prevalent orientation is to the
west, which is good
for insulation, but is at the same time more demanding for the designer
when planning western fairways and especially the situation of the driving
range.
INCLINATION OF THE
GROUND
The relief is in part not sufficiently wavy, therefore in the lower part
of the valley artificial undulation will be necessary. Inclinations are
necessary for sports, technical and aesthetic reasons. Present inclinations
have been used to the utmost, but there is also a possibility of additional
levelling of ground for better planning of the golf course.
EFFECT OF WIND
The site should be well insulated from the northeastern wind, which is
one its substantial advantages. The southern wind is not so harsh in this
region and it also brings moisture, which is good for the grass.
EFFECT OF NOISE
Apart from the possible disturbance from the agriculture works in the
neighbouring fields, there is no other threat for disturbance of peace
on the site.
EFFECT OF UNPLEASANT
SMELLS AND DUST
Fortunately, there are no industrial facilities that could disturb natural
conditions.
Economic criteria
DISTANCE FROM THE
POPULATED AREA/TOURIST CAPACITIES
The distances from the main tourist capacities are fairly similar for
several destinations and favorable. Additionally, this golf course could
easily be included in the offer of the Slovenian coast and Trieste. The
course is close enough to northern Italy are as well as Venice for weekend
stays. Road sign in Istria are in many places also in Italien and the
area is well known to the Italian markets.
The golf course is
also favourably situated for the local population.
DISTANCE FROM THE
SOURCE OF ELECTRIC POWER
A new transformer station is planned on the site in order to satisfy new
needs. The connection for the facilities in the south and the outbuildings
is possible from town, but that consumption and voltage drop are insignificant
in comparison to the accommodation capacities, golf house and pumping
station in the north.
DISTANCE FROM MAJOR
ROADS
The Istrian main road will pass only a few kilometres away.
DISTANCE FROM MAJOR
AIRPORTS
Except for the existing neighbouring airports (Pula, Trieste), two small
alternative airports are recommended for the needs of sports and recreation
air travel.
DISTANCE FROM DRINKING
WATER
Connection to the residential and tourist network should not be problematic.
The southern facilities and outbuildings could be connected to the present
network, due to limited consumption and distance.
POSSIBILITY FOR FURTHER
EXTENSION
The extension of the golf course will be under strong pressure of urbanization
in the neighbouring area.
At the same time we
can expect a reaction of private owners to the positive effects of golf
on environment and economy and they will be more ready to cooperate than
they have been in the beginning. Balancing between these two opposite
extremes can be controlled by appropriate urbanization policy that will
have enormous positive effect on the population, which has so far not
been very inclined to this matter. If only 9 holes are built in the first
phase, there is a possibility of change of the plans and incorporation
of central private plots after some time. The project would then undergo
serious changes (for the better) because it would be possible to make
standard fairways with 9 in and 9 out holes.
QUALIFIED GOLF STAFF
Skilled labour force for golf-related work is not available in this area.
The unskilled labour and workers in the field of catering can be easily
found in the neighbouring towns and villages. With time, young employees
will grow into future caddies, pros., chief green keepers and golf managers.
Until then some investment into training of young people is advisable.
SUMMARY
From highly positive to highly negative:
be our subjective comprised findings:
o view - very good
o vegetation - very good
o access - very good
o environment - excellent
o water - very good
o land quality - very good
o surface - satisfactory
o configuration - good
o present infrastructure - good
o possession and ownership matters - excellent
o town plans - very good
o views of the local population - very good
o prevalent orientation - very good
o inclination of the ground - very good
o effect of wind - very good
o effect of noise - excellent
o effect of smell and dust - excellent
o possibility of extension - excellent
o possibility for hiring labour - good
Distance:
o from towns and villages and tourist capacities - very good
o from the source of electric power - very good
o from major roads - excellent
o from major sea ports - very good
o from major airports - very good
o from the source of drinking water - very good
In conclusion, the
site is appropriate for construction of a golf complex with 18 holes with
auxiliary facilities and possibility of extension for further 9 to 18
holes or more.
Since golf courses best function when they are include in smaller or larger
golf groups, it is possible to extend in the region or cooperate more
tightly with the planned golf courses in Porec and further in the whole
region of Istria, which would ensure best business results, already in
the first years of operation.
This
report is amended by www.EastEuroConsult.com
for www.CroatiaInvestments.com
Climate:
The Adriatic Coast
has a typical Mediterranean climate with hot dry summers and mild winters.
It is one of the
sunniest and warmest coasts in Europe with an average of 2.600 hours
of sunshine per year and an average summer temperature of 27° C./
80.6° F.
The summer sea temperature
average is 26° C./ 79° F.
The average December
temperature is 10° C./ 50° F.
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