BASIC INFORMATION
PROJECT CONCEPT
Pasman Resort is the place where different cultures merge and live the Mediterranean dream. Project is prepared as DBFMO model where it is expected from investor to design, build, finance, maintain and operate the project and to achieve profit by commercialization of project in the market. Project owner (public sector representative) will retain ownership of land during the whole contract period and investor will be granted wright to build and land lease through contract period.
Integration, social interaction and the formation of close ties amongst community members are strongly encouraged. Investor is expected to provide special attention to local community and people, for example: provide local people with opportunity to open and run businesses within the resort and employment opportunities that range from farming to managerial positions. Please assess attractiveness of this approach to investor.
As community spirit is heart of Pasman Resort, landscapes are lungs of Pasman Resort. It is expected from investor to create and manage large recreational and agricultural areas that includes parks, promenades, landscaping, outdoor lightning, olive groves, vineyards and other plantations of mediterranean cultures. It is also expected that investor uses these agricultural products as part of his tourist offer. Is this approach acceptable for investor?
Investor will be granted "right to build" and land lease in project zone. If, for example, 95% of land is publicly owned, but 5% is privately owned and it is expected from investor to find way to integrate these private owners in project concept, please assess attractiveness of this approach to investor.
Is proposed level of project documentation acceptable for investor as project scope and start basis for competitive dialogue?
ARCHITECTURAL AND URBAN PROJECT PRINCIPLES
One of strategic goals of project owner is enabling sustainable tourist development on the Island of Pasman while preserving natural characteristics of the area and respecting local tradition and cultural heritage. Resort development focuses on achieving symbiosis of modern and traditionally atmosphere. For this purpose specific project principles are identified and certain obligation will be conditioned to investor.
It is expected from investor to design facilities and buildings contained in project design solution for resort in accordance with traditional architectural heritage of local area and Mediterranean. Is this approach in design of facilities and buildings acceptable for investor?
It is expected from investor to design project solution for resort (eg. spatial distribution of facilities, preserved natural character of free surface etc.) in accordance with traditional architectural and landscape heritage of local area and Mediterranean. Is this approach in developing design solution of resort acceptable for investor?
ECOLOGICAL PROJECT PRINCIPLES
One of strategic goals of project owner is achieving environmental acceptable and sustainable project in order to support sustainable development of local area. For this purpose specific project principles are identified and certain obligation will be conditioned to investor.
It is expected from investor to design project solution with maximum possible share of ecologically acceptable materials and environmentally acceptable technical solutions (eg. waste management, water and wastewater management, use of renewable energy sources etc.). Are these principles acceptable for investor?
It is expected from investor to implement construction with application of sustainable and environmentally acceptable principles (eg. FIDIC - Project Sustainability Management). Is this approach to construction acceptable for investor?
It is expected from investor to carry out operations of resorts with application of sustainable and environmentally acceptable principles (eg. use of renewable energy, use of recycled water, recycling of solid waste, use of electrical vehicles in resort etc.). Is this approach to resort operation acceptable for investor?
It is expected from investor to carry out agricultural activities of growing Mediterranean cultures during operation period with application of traditional agriculture and organic farming principles. Is this approach to operation acceptable for investor?
COMMUNITY PROJECT PRINCIPLES
One of strategic goals of project owner is achieving community integration in resort operation in order to support sustainable development of local area. For this purpose specific project principles are identified and certain obligation will be conditioned to investor.
It is expected from investor to include as many of local population in operation of resort (eg. employment of local population in various jobs in the resort). Is this principle acceptable for investor?
It is expected from investor to include as many of local crafts and companies in operation of resort (eg. rental of project content to local crafts and companies, purchase of fish from local fishermen, etc.). Is this principle acceptable for investor?
It is expected from investor to include own organic agriculture (eg. wine, olive oil, lemons and other Mediterranean agricultural products) and local food products (eg. purchase of fish from local fishermen and vegetables from local farmers…) in the tourist gastronomic offer during operation period. Is this principle acceptable for investor?
It is expected from investor to enable use of facilities of resort local population on commercial terms. Is this principle acceptable for investor?
RISK ALLOCATION
Risk allocation means transferring risk to investor, retaining risk with project owner or sharing risk between investor and project owner. The subject that bears risk have to manage risk entirely and bears the full consequences of risk if it should materializes.
It is expected from investor to finance project realization in agreement with banks and other equity providers. Project owner is not involved in acquiring finance or guarantying for financing. Is this principle acceptable for investor?
It is expected from investor to assume “finance” risk in whole. This risk means that investor needs to ensure and manage complete financing of project without any intervention of project owner in respect to involvement in acquiring or guarantying for finance. Is assumption of this risk acceptable for investor?
It is expected from investor to assume “construction” risk in whole. Is assumption of this risk is acceptable for investor?
It is expected from investor to assume “revenue” risk in whole and there are no payments guaranties from project owner to investor if revenue generation is low. Is assumption of this risk acceptable for investor?
COMPETITION
Main documentation basis that represents mandatory conditions for tender procedure is spatial plan of Municipality of Pasman. Master plan (or Terms of reference) represents starting base for competitive dialogue. In competitive dialogue competitors are expected to develop and propose own concept solutions. Selection model will be “Economically Most Advantageous Tender”.
Do you agree with selection of competitive dialogue as tender procedure for this project?
Do you support inclusion of fund for compensation of costs for participation in bidding that is paid by the winning competitor?
Due the fact that only 3 fittest competitors will be allowed to participate in dialogue, what is optimum amount of bidding fund that is paid by the winning competitor to remaining two competitors for participating in dialogue.
This represent time period from announcement of tender to final application date. This time period is needed for interested candidate to qualitatively consolidate or structure consortium to apply for this type of project and tender procedure. What is the optimum duration of prequalification invitation.
Prequalification model is set up in two steps. In the first step, capable competitors are selected by using absolute model of evaluation where each competitor should meet the qualifying requirements. In the second step, best 3 suitable competitors are selected by using the relative model of evaluation which measures mutual quality of competitors. Only these 3 suitable competitors will be invited to participate in the competitive dialogue. Is this prequalification model acceptable for you?
Please comment the reasons why not and state yours recommendations.
Qualifying requirements
Qualifying requirements include the following aspects of financial capacity, technical capabilities and operational capabilities. Are these qualifying requirements acceptable for you?
Sufficient financial capacity for project realization
(competitor income is at least double the amount of the estimated capital value of the project)
Please comment the reasons why not and state yours recommendations.
Proven ability of designing high quality coastal hotels
Please comment the reasons why not and state yours recommendations.
Proven ability of building high quality coastal hotels and tourist buildings with “turnkey” models
Please comment the reasons why not and state yours recommendations.
Proven ability of managing high quality hotels
Please comment the reasons why not and state yours recommendations.
Proven ability of managing holiday resorts with accompanying boat berths
Please comment the reasons why not and state yours recommendations.
If you think that additional criteria for proving ability of competitors for this project should be added, please provide suggestions.
Conditions for selecting best suitable competitors
Conditions for selecting best suitable competitors include the following aspects of financial, technical and operational quality. Are these conditions acceptable for you?
(best 3 will be invited to participate in the competitive dialogue)
Financial quality of competitors
(preferably a lower debt ratio)
Please comment the reasons why not and state yours recommendations.
Application of sustainability principles during construction
(preferably a greater experience)
Please comment the reasons why not and state yours recommendations.
Management of top quality hotels
(preferably a greater experience)
Please comment the reasons why not and state yours recommendations.
If you think that additional conditions for selecting best suitable competitors for this project should be added, please provide suggestions.
This represent time period from beginning to competition of competitive dialogue in which competitors develop their project solutions to the extent of conceptual design. Technical starting basis for development of conceptual design solution are project’s Spatial plan and Master plan. What is the optimum duration of this period in order for competitor to develop quality conceptual design solution within competitive dialogue procedure.
After acceptable conceptual design solution is developed through competitive dialogue procedure, competitors are expected to prepare offers for submission. What is the optimum time period for offer preparation.
INVESTOR’S PERCEPTION ABOUT PROJECT
Participation triggers for investor
During project preparation, important project documentation is drafted and project activities are accomplished. Indicate the importance of drafted project documentation and completed project activities that you would consider investing in project and participate in competition?
(Relevance of project size for investor)
Specify sufficient capital value of the project
(Project facilities are clearly proposed and principles for further development of project scope are clearly defined)
(Terms of Reference is baseline for competitive dialogue and further design solution development)
(Investor have clear descriptions of risks that they are assuming in project)
(eg. positive profitability indicators are calculated, contract documentation is completed, competitive dialogue procedures are clearly defined etc.)
(Competitors and procuring authority have clear and effective communication channel during tender and competitive dialogue procedure)
(Investor and authority have clear and effective interaction system established for governing implementation of contractual obligation of both sides)
( outline the optimum scheme of investor for this project and explain the specifics of investors organization structure regarding this project ) Upload image
If you think there are additional important project elements that would make you consider carefully your participation in competition, please state them in detail.
Are there relevant project risks for investor ?
(Risk name, source, event, consequence and response)
(Risk name, source, event, consequence and response)
(Risk name, source, event, consequence and response)
(Risk name, source, event, consequence and response)
Sustainability is most important approach in project development. Sustainability is integrated in project with application of architectural and urban project principles, ecological project principles and community project principles as well as materialization of expected economical benefits of project. If you have recommendation on how to further integrate sustainability approach in project, please state your recommendations below.
The strategic vision is that “Pasman resort” be a representative project of high-quality sustainable tourism in the world ! We want to measure concept, preparation and realization of Pasman resort with the world best practices and be the best project on market ! Are there any tourism infrastructure projects that you would highlight as being a model approach?
ADDITIONAL COMMENTS AND RECOMMENDATIONS
If you have any additional comments and recommendations regarding any aspect of this project that could benefit project to make it better, more attractive and with more added value for all stakeholders, please state them in the box below.
- All answers provided in this questioner will be treated as representation of company’s stance as potential investor and not as personal opinion of individual answering questioner. Please consolidate all answers provided in this questioner in your company, as they will represent company’s stance regarding this project! We greatly appreciate your time and effort for answering this questioner!