Spatial plan

The purpose of the land is defined by the Spatial Arrangement Plan of the Pašman Municipality, Amendments and Supplements 2015 (Official Gazette of Pašman Municipality, No. 04/15):

Article 115

Article 112 is amended to read:

“The Plan defines all zones of tourist-hospitality purposes outside the borders of settlements within the protected coastal sea area, namely:

Settlement/area Location Type Surface (ha) Capacity (No. of beds)
Ždrelac Kablin T2 10.00 500
Ždrelac Cape Zverina T1 2.00 200
Ždrelac Cape Zverina T3 3.00 300
Banj By the settlement T3 9.00 500
Pašman Bržine T3 10.00 500
Pašman Polačine T2 9.00 500
Dobropoljana / Neviđane Stivanjska Gora T2 9.00 500
Neviđane Šipnata T3 1.00 100
Mrljane Zuborovica T3 1.00 50
Pašman Barotul T3 2.50 200
Kraj Bartolaščina-Zamatin T2 3.00 200
South Pašman Bay Soline T2 50.00 2500
South Pašman Bay Žinčena T2 50.00 2500

Article 116

Article 113 is amended to read:

“(1) Hospitality-tourist zones can be planned only on the basis of a previously drawn up programme which clearly showed the conceptual spatial solution with programme determinants which must contain:

  • the most favourable forms of tourist offer from an economic point of view
  • spatial carrying capacity in accordance with spatial morphologic and ecologic characteristics
  • relationship of the proposed solution with the wider situation
  • rational connection to transport network
  • equipment with water supply and waste water drainage devices

(2) When making the spatial solution it is necessary to select such systems which will respect all values of the environment for the purpose of its full protection.”

Article 117

Article 114 is amended to read:

“The Plan defines an obligation to develop an urban spatial plan (USP) for construction and arrangement of all planned separate zones of tourist-hospitality purposes outside the settlement.”

Article 118

Article 115 is amended to read:

“The Plan prohibits any kind of construction and/or arrangement of terrain within the zones of tourist-hospitality purposes before the adoption of the urban spatial plan.”

Article 119

Article 116 is amended to read:

“This Plan defines the general conditions for construction and arrangement for all separate zones of hospitality-tourist purposes outside the settlement, namely:

  • rational use of space
  • (auto) camp is planned in a separate construction area (outside the settlement) within the hospitality-tourist purpose area, with the surface of up to 15 ha, respecting the natural vegetation of the shore and other spatial values
  • one spatial unit within a separate construction area (outside the settlement) of hospitality-tourist purposes cannot be larger than 15 ha
  • it is possible to form several individual units of hospitality-tourist purposes of a unique urban concept for which it is necessary to produce a complete urban arrangement plan in the scale of 1:5000
  • a spatial unit of hospitality-tourist purposes with a width over 500 m by the shore must have at least one public road-pedestrian access to the shore
  • density of use for the new hospitality-tourist areas may be 50-120 beds/ha
  • at least 40% of every building plot within the hospitality-tourist purpose area must be arranged as a park area or natural greenery area
  • construction of accommodation buildings must be planned at least 100 m from the shoreline or at least 25 m for accommodation units within the (auto) camp zone. The accommodation units in camps may not be attached to the ground in a firm way
  • within the (auto) camp it is not permitted to build firm accommodation units or concrete platforms for accommodation of typical (prefabricated) accommodation units
  • plan walking paths, green areas, sports-recreation and accompanying hospitality contents within the shore strip of 100 m, and functionally connected such contents to the beach strip
  • new accommodation buildings are planned in areas of lower natural and landscape value
  • follow the local architectural units and landscape value in terms of shape, style and size
  • the type and capacity of accompanying contents and public areas are defined proportionally to each accommodation building construction phase
  • the planned number of floors must follow the permitted number of floors of the surrounding settlements
  • respect the existing paths and dry stone walls as folk architecture heritage during spatial arrangement of planned contents within the hospitality-tourist zones. Minor corrections for the purpose of conduction of traffic are permitted. It is recommended to use the natural and built values as shape and physical parameters of the new structure
  • small nautical tourism ports with clearly defined public space may be formed in tourist zones. The capacity of such ports must be adjusted to the capacity of the tourist settlement. The permitted lot coverage of the port public area is maximum 10%. The following contents may be accommodated in the port: hospitality, shops, services, sports and park recreational contents and bathing appliances
  • tourist zone with a port must be treated as a unique urban unit.”

Article 120

Article 118 is amended to read:

(a) in the introduction paragraph, the words “tourist-hospitality” are deleted, and words “hospitality-tourist” are added.

(b) indent 3 is amended to read:

  • “in the tourist-hospitality purpose zones it is permitted to plan installations for production of electrical and thermal energy from renewable sources for the needs of the zone. The installations for energy production can be placed as roof or façade installations, installations within parking areas etc.”

Article 121

The subtitle from article 119 is amended to read: “2.3.2.1. Special conditions for construction and arrangement of construction areas of hospitality-tourist purposes in the area South Pašman/settlement Kraj.”

Article 122

Article 120 is amended to read:

“For the construction area of hospitality-tourist purposes (Bay Soline and Bay Zinčina) in the area South Pašman/settlement Kraj, apart from the general conditions for hospitality-tourist purposes from item 2.3.2. from these provisions, the following additional criteria for construction and spatial arrangement are defined:

  • form smaller spatial units of unique urban concept within the hospitality-tourist purposes zones defined by the Plan, for which it is necessary to produce a complete urban arrangement plan in the scale of 1:5000
  • construct a tourist settlement with accompanying contents within the zone, under the following conditions:
  • maximum number of floors: basement + lower ground floor, ground floor, first floor.
  • the permitted height of buildings is 7.50 m. Exceptionally, certain constructional elements may be higher, but no higher than 12.0 m (towers, patrol towers, infrastructural elements, recreation and sports equipment)
  • the maximum zone lot coverage is 30%
  • the maximum exploitation of above-ground floors in the zone is 0.5. The total coefficient of exploitation in the zone is 0.8
  • anticipate an area for gathering with central contents
  • secure at least 40% of the surface of every building lot for park areas and greenery
  • up to 30% of accommodation units can be planned as hotel accommodation under the following conditions:
  • maximum number of floors: basement + lower ground floor, ground floor, second floor
  • the permitted height of the hotel building is 10 m. “

Article 123

The subtitle from article 120 is amended to read: “2.3.2.2. Special conditions for construction and arrangement of other zones of the tourist settlement of hospitality-tourist purposes (T2).”

 

Article 124

Article 121 is amended to read:

“The following criteria are defined for the construction and arrangement of the tourist settlement of tourist-hospitality purposes (T2):

  • plan and construct buildings which will follow the expression of traditional Dalmatian architecture in terms of material and shape: plastered façade with the finishing coat in white colour, possible combination with stone, but not Benkovac plate stone, mono-pitched roof covered by canal roof tiles or Mediterranean roof tiles, roof pitch must follow the ground contour lines
  • construct the tourist settlement with accompanying contents within the zone
  • maximum number of floors: basement + lower ground floor, ground floor, first floor
  • the permitted height of buildings is 7.50 m. Exceptionally, certain constructional elements may be higher, but no higher than 10.0 m (towers, patrol towers, infrastructural elements, recreation and sports equipment)
  • the maximum zone lot coverage is 25%
  • the maximum exploitation of the zone is 0.4. The total coefficient of exploitation of the zone is 0.6
  • secure at least 40% of the surface of zone for natural greenery and native plant species.

The business purpose zone (K)  in the function of the planned hospitality-tourist purpose zone – South Pašman (T2)

Article 100

New article 109d is added to read:

“(1) The separate ​​business purpose zone defined by the Plan outside the settlement building area (K) is a construction area of ​​a business park for the construction and development of service, commercial and utility-service contents in the function of the planned hospitality-tourist purpose – South Pašman (T2).

(2) The planned zone from the previous paragraph covers an area of ​​up to 5,0 hectares and is located outside 1,000 m from the coastline. The size and position of the planned business zone is mapped in the cartographic presentation of the Plan (Sheet No. 1 Use and purpose of surfaces in scale 1: 25 000 and Sheet No. 4.7 Construction area of ​​the settlement – Kraj in scale 1: 5000).”

Article 101

New article 109e is added to read:

“(1) Within the business purpose zones (K) the Plan permits the construction and arrangement of buildings and facilities in the function of hospitality-tourist purpose zone – South Pašman (T2), namely:

  • workshops for maintenance and repair of equipment and accompanying contents of hospitality-tourist and sports-recreation purposes,
  • storage space for hospitality-tourist and sports-recreational equipment, food and other,
  • smaller shops,
  • office and service areas,
  • underground and over-ground garages,
  • plants for the production of heat and refrigeration energy and electricity from renewable or ecologically acceptable sources,
  • plants and facilities for collection and sorting of waste, other facilities and activities in the function of hospitality-tourist purpose.

(2) Within this zone it is not possible to plan industrial facilities, structures for accommodation of guests and residential buildings. Housing is allowed only in the function of the core business (accommodation of employees etc.). Residential buildings in the function of the core business can cover up to 5% of the total (gross) building surface of all planned buildings within this zone.

Article 102

New article 109f is added to read:

“The plan defines the conditions for the construction and arrangement of the business zone (K), namely:

  • to plan the complete zone arrangement based on the criteria for preserving the natural values of the landscape
  • planned buildings need to respect the existing spatial values ​​and characteristics by purpose, position, size and design. All activities should be located inside the buildings. Exceptionally, due to technological reasons, areas where work operations take place should be protected by the construction of barriers, walls or green buffer zones and alike, in order to protect the views from public surfaces.
  • the minimum size of building land plot is 800 m2
  • the maximum building plot exploitation coefficient is 0,3 for buildings and 0,4 for garages that are planned as self-standing constructions
  • unconstructed parts of building plots should be arranged in protective and decorative greenery using indigenous plant species.

The permissible number of floors is 3 basement + lower ground floor + ground floor, height up to 6,0 m. 30% of the total building surface (layout view) can be 3 basement + lower ground floor + ground floor +1st floor and height up to 9,0 m. Exceptionally, the height may be even higher if required by technological process, installations or devices, but not more than 12,00 m.

  • all building plots should have a secured vehicle access with minimum width of 6,0 m
  • building plots must have a common connection to a traffic surface without the possibility of direct connection of each building plot to the said surface
  • building plots should be provided with electricity supply, water supply and connection to electronic communication networks. Drainage should be solved by a closed drainage system within the zone or public drainage system with pre-treatment of wastewaters.”

Article 103

New article 109g is added to read:

“The required number of parking spaces is defined by these provisions in item 5 – Conditions for determining the corridor or route and the areas of ​​traffic and other infrastructure systems.”

Article 104

New article 109h is added to read:

“(1) The Plan establishes the obligation to draft an urban arrangement plan for a mixed business zone area (K) in parallel or in a single procedure with hospitality-tourist purpose zone – South Pašman (T2).

(2) When designing the urban arrangement plan, all the aforementioned conditions for the construction and arrangement of the business zone must be respected (K).

(3) The construction and arrangement of the business purpose zone is only possible after the urban arrangement plan has been adopted and in accordance with it.”