Phases from the Design Brief are grouped in two blocks: BLOCK A – apartment block and Block B – hotel and condo hotel. Design choice for the presented spatial-functional concept, i.e. block formation is result of many analysis and which are so to say “ongoing”. The same could be elaborated in more details and presented, and are in fact a certain type of “construction suitability study” which includes following analysis: orthographic, with preparation of the terrain model scale 1:500, environmental analysis – impact of climate properties on the lot (insolation, humidity, ventilation), preparation of photo documentation (vistas analysis, gathering places, stop-byes), study on vegetation quality, existing planning documentation… After these analyses, MACRO STRATEGY development of future hotel tourist complex is defined in the following key words: INTEGRATION WITH NATURAL SURROUNDING, IDENTITY OF THE LOCATION, EXCLUSIVENESS, PRIVACY, BIOCLIMATIC COMFORT, PERCEPTION – MIX USE. After that, key sections were defined and resolved – i.e. blocks, sub-sections and adequate functionality of the zone and transportation (vehicular, pedestrian, access for people with disability, service access).
Establishing of spatial sections with blocks A and B is justifiable out of various reasons and gives a set of advantages: the first section BLOCK A – apartment block is positioned with a careful approach in terms of the existing terrain thus singling out two typologies of buildings: “vertical” and “horizontal”, with mutual ratio of 40%:60%. Due to great sloppiness of the terrain it was complicated to form cascades that would fit the natural terrain morphology; therefore cascade construction would be established only on the part of the terrain with smaller slope through four levels. It was also necessary to establish vertical elements to ensure lower interventions in the terrain, fully in line with urban and technical requirement. All apartments and rooms in the vertical elements are facing the sea with fantastic vistas. Public places, chiefly grouped at the access level, were treated with special attention. These semi-open spaces will have public services and massive frequency of people of different age. Climate analysis showed that the areas and levels allocated for “public space” have exceptional bioclimatic comfort and allow for diverse usage of space over the course of 12 months. The analysis also showed that the size of the location with hotel and condo hotel – BLOCK B is more suitable for hotel amenities, which apart from the sea views, have more suitable sloppiness, and provides exceptional views of the Old Town of Budva which contributes to exclusiveness and uniqueness of the location.
Development through phases is determined depending on the transportation solution in the following way: PHASE I of construction of BLOCK A – apartment block in the western side of the lot to allow for undisturbed construction of the complex and without final infrastructure, PHASE II of construction of the road at the same level as the underground technical road and PHASE III of construction is construction of BLOCK B with condo hotel and hotel. Transportation solution includes two roads, below and above grade mutually connected with ramps. Below grade road is connected with the garages through vertical – vehicular lifts which go directly into the garage. The laws sets out maximum 30 PS per single car lift. For that reason, it was necessary to form 5 separate garages for 5 car lifts.
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