The development proposal is designed to follow the best international design standards and the local urban form and atmosphere. The result is a proposal that seeks to achieve the highest urban standards.
The result is a proposal that seeks to achieve the highest urban standards. In some respects it is not fully in line with current urban spatial plans, as follows:
Purpose of location
Most of the Area is classified as “undeveloped area - urban transformation (3.1.)”. Undeveloped areas are defined as unfinished areas of the city in transformation, urbanely undefined and only partly built with underdeveloped street network, subject to rehabilitation or urban regeneration and a high degree of modification. That urban regeneration is the purpose of this project.
Mix of uses
According to the GUP provisions on usage and purpose, most of the Area is classified as “M”, being a mixed (residential, commercial and touristic) usage zone, some are classified as “ZP”, meaning green areas, and finally five “R6” areas, classified as a beach.
The proposed combination of uses includes residential buildings, hotels, retail, tourist facilities, and educational and recreational facilities.
Special requirements include:
The proposal includes 7200 m2 for retail facilities on the ground floor and 5000 m2 for restaurants on the ground floor of the buildings.
As already mentioned, the proposal includes 41,400 m2 of the park whose purpose is to become the centre of urban life, which will attract families, children, and the elderly with cultural, recreational, and sports activities, complemented by the Adriatic Culinary Centre.
Three new public institutions have been proposed: multigenerational, multipurpose, and educational, and two private facilities, a congress centre and a health institution.
Maritime domain
The maritime domain stretches at least six meters from the line that is horizontally distant from the middle of the highest water level. The proposal includes repairing the coast and extending the beach. All plots and buildings are located 25 m away from the area of the original maritime domain.
Location boundaries
The project is focused on the location of Batižele as defined by the company Batižele d.o.o. However, the need to address relations with the coast and surrounding areas has led to some interventions in public spaces and for areas outside the strict boundaries of the location.
Connectivity
The proposal has been adapted to the road infrastructure according to the GUP. The proposed road layout has been adapted to the new main approach to the city as envisaged by the GUP, from which the internal mobility of the site is articulated.
Street width
According to Article 60, paragraph 3 of the GUP, the width of a street is defined according to its importance:
o city highway: 20 m
o main street 10 m
o city street 8 m
o for other streets and public transport areas the width is 5 m except in areas where this is not possible due to local conditions or where they allow a smaller width.
The proposal is in line with these parameters.
Provisions regarding parking
Based on the parking requirements set by the GUP, 2,490 new parking spaces are needed for this development. The proposal includes a parking strategy that offers 2650 new parking spaces (street parking spaces are not included).
Building parameters
The current law includes a series of parameters for building design. The current proposal includes, for the purpose of feasibility analysis only, the choice of building types. However, the final design solution of the building is not the goal of this document.
In summary, the proposal is in line with all provisions of the spatial plan except the following three:
Construction coefficient
• The city’s plan provisions limit the maximum building block occupation of a plot to 0.3 for detached buildings, 0.35 for semi-enclosed buildings, and 0.4 for embedded buildings. Part of the residential and hotel land does not comply with these coefficients.
• The intention of the development is to create a new city centre, with an active and lively public space similar to the current centre of Šibenik. This requires a certain density that will not be possible to achieve with the specified construction coefficient.
• It is proposed that the GUP specify the zones in the location where these restrictions do not apply. These zones would include the coast and residential plots around the central park.
Distance between buildings
• As mentioned earlier, the proposal is the creation of a vibrant and dynamic urban environment that is not in line with the disaggregated planning defined by the GUP. According to the special provisions for the location, the minimum distance of the building from the adjacent building plot is half the height of the taller building, but not less than 5 m, and the minimum distance from the regulation line is 10 m. Again, we suggest that this restriction be lifted for certain zones on the site.
Height and possibility of construction
• The number of floors is limited to 4, except for 5% of development which can reach up to 10. The high density of residential buildings and hotels located on the coast could reach up to 5 floors to achieve the desired building capability and desired urban density for this proposal. Thus, more than 5% of development could not meet GUP standards.
