3 Component Matrix
The component matrix has been created for the 305 hectare project site of Olviya on the Montenegro coast. The following section outlines the optimum mix of facilities and services required and will identify the space devoted to each element including all residential; leisure; and commercial aspects.
The component matrix has been developed as a direct result of the market study for the Olviya site and Montenegro, conducted by GAA-Marta Consulting and Select Contracts.
The component matrix will evolve with the other deliverables set out in the conceptual design phase, including the master plan, footprints and business plan. All figures and estimated sizes are accurate representations of the concept at this stage, and may change as a direct result of positioning these features onto the master plan and with the laying out the internal footprints.
3.1 Conceptual Ideology
The concept behind the development will be to create an elegant mixed-use resort destination on the beautiful coastline of Montenegro, which will capture residents, visitors and investors imagination. The entire development will have a minimalist and environmentally sensitive approach to luxury and comfort, whilst being true to its host's heritage and culture.
The development will be simple luxury that is reflected by its unique location and should be blended with an elegant design, serene ambiance, trendy lifestyle, exceptional service and proportionate facilities.
Montenegro is a stunningly beautiful country and will almost certainly become the next "Monaco" of the Mediterranean. The Montenegrin architecture is incredibly simple but striking, and is only found in some scenic areas. Big towns and cities have expanded using low cost construction and building methods. The beauty of Montenegro should be reflected in the architecture of the buildings for the Olviya project site, whereby using as much of the traditional style as possible, whilst at the same time, keeping with modern interiors to provide creature comforts that buyers will be accustomed to.
3.2 Project Components
The following elements will be reflected in the master plan and conceptual artwork of the development, which will ultimately demonstrate the unique style and vision of the project.
3.2.1 Golf Course, Club House and Boutique Hotel
An 18-hole golf course will be designed to offer both the professional and amateur golfer a fantastic round of golf in a magical setting, with plenty of fairways, stunning ocean views and bordered by exquisite villas. Located adjacent to the clubhouse will be chipping and putting greens, and a separate storage facility for members to keep their golf clubs in a safe and secure environment year round.
The stylish and elegantly designed clubhouse will offer panoramic views of the 18-hole signature golf course. With a superb range of dining facilities, no matter whether it's a quiet dinner for two or a gathering of family and friends, the clubhouse will be able to provide the venue. Various food and beverage outlets will be located around the club's grounds, offering a wide selection of styles and tastes, open throughout the day to members, players and their guests alike. The outlets will include a pool restaurant; clubhouse bar; and a fine dining restaurant.
There will be a Golf Pro Shop, which offers a variety of high quality merchandise from some of the leading suppliers of golf, leisure and sportswear available together with branded gifts and mementos.
An indoor swimming pool, a fully equipped fitness centre & spa, a gymnasium, aerobics room, individual massage rooms, solarium, Jacuzzis, steam room and sauna will be just some of the facilities available at the clubhouse. Separate male and female locker rooms with changing facilities and storage space specific to the needs of golfers.
Stylish function, meeting and event facilities are available for weddings, celebrations, business presentations and seminars, as well as other events. A library & business centre featuring high-speed internet access will also be available.
A games room with pool, snooker and a darts board will provide guests a place to relax and unwind after a round of golf, or escape the sunshine.
The 150-bedroom boutique golf hotel will be a hip, trendy and minimalist style property located right on the golf course, with fantastic views of the fairways and greens. The boutique hotel will be integrated into the clubhouse, offering a seamless, elegant hospitality facility.
The interiors will have very subtle and sleek finishes, whilst the exterior will have a traditional fagade.
The rooms will all have modern facilities, be large and all stunning views. The common areas will be luxurious, but maintain a minimalist style throughout. There will be a restaurant and bar which will be integrated into the golf club house, and guests will enjoy all the facilities which are extended to members of the golf club, including all recreational, food and beverage, and entertainment.
3.2.2 5* Hotel
The 300-bedroom 5* hotel will be the epitome of luxury and comfort showcasing the highest quality of hospitality and style. The ocean front property will have hotel units, which offer the best views of the Adriatic Sea, set within the height of luxury and service.
There will be a combination of deluxe rooms, junior suites and presidential suites each varying in size. Each of the rooms will be furnished to the highest quality, with beautiful blends of traditional culture and art. The services contained within the rooms will reflect that of a 5* hotel.
There will be a number of restaurants located throughout the hotel, with the main restaurant located on the ground floor of the main hotel, with smaller specialist restaurants located elsewhere, and a pool restaurant and bar making for casual dining throughout the day.
There will also be services geared towards the international businessman, including a business centre, meeting rooms and a banquet hall.
There will be a dedicated separate spa for the hotel guests' exclusive use which will have a range of treatment rooms, a Jacuzzi, sauna and steam room facilities. Next to the spa will be the health club, which will provide excellent recreation facilities, including a 24hr gymnasium with a full range of cardiovascular equipment.
The pool will be an outdoor infinity style swimming pool, with beautiful decking looking right out over the coast and Adriatic Sea beyond.
3.2.3 4* Hotel
The 220-bedroom 4* hotel will be located on the peak of the entire development, with incredible views over the villas, golf course and to the Adriatic Sea. A truly beautiful looking building using traditional Montenegrin architecture will blend in perfectly with its surroundings, whilst internally, the tasteful decor will have a minimalist, urban chic design about it.
There will be a variety of guest bedrooms, including standard, superior and deluxe rooms and each will feature an elegant, minimalist design. Each room will be configured differently, to offer guests a different level of comfort. Each room will have IDD telephones, wireless internet, cable TV with a plasma screen, a safe, coffee and tea making facilities, and a writing desk. All the rooms will have en suite bathrooms, which will have either spacious shower stalls, or shower and bathtub combinations.
A club lounge will offer guests a slightly enhanced level of service, comfort and convenience for busy travelers.
There will be a main hotel restaurant, which offers a combination of international cuisine, serving both a la carte and buffet style menus. There will be a bar and a separate lounge for a more relaxed, informal entertainment.
There will be a health club, which provides excellent recreation facilities, including a 24hr gymnasium with a full range of cardiovascular equipment. There will also be an outdoor swimming pool, Jacuzzi, sauna and steam room facilities, plus a range of luxurious massages including aromatherapy and reflexology.
3.2.4 Business Hotel
The 300-bedroom business hotel will be a cut above the rest of its local competitors in terms of style, design and interiors. The fresh, modern looking interiors will be in stark contrast to its traditional external features. The business hotel will be located within close proximity to the Exhibition and Conference Centre, allowing visiting delegates close proximity to their accommodation.
The hotel will have all the services and facilities to meet the demands of the business traveller, and will include an international restaurant, a small boutique shop, a business centre, and a bar for evening entertainment. Room service will be provided during restaurant hours. A small swimming pool with a gymnasium will be associated within the hotel.
The bedrooms will be comfortable and inviting. In room facilities will include coffee and tea making services, IDD telephones, cable tv, wireless internet, a safe and mini bar. Each of the rooms will have en suite facilities that include a bath/shower, toilet and washbasin and each room will command majestic views of the coast.
An international operator should be expected to manage the hotel, and by having a recognised hotel chain to manage the operations, the staff and facilities will be of the best standard; the experience, which the operator brings with them, will be invaluable; and the marketing and exposure will be significantly larger than if it were a private operation.
3.2.5 Exhibition & Conference Centre
The 41,500m2 Exhibition & Conference Centre will offer meeting and exhibition space that combines superior design with multi-purpose functionality. There will be various halls in which events and exhibitions can take place.
The Main Hall will be the principal venue for large events, with 7,000m2 of column-free floor space. The versatility and flexibility of this hall are its greatest assets. Divisible by operable soundproof walls, this 12m high, state-of-the-art venue can be customised for any event from plenary sessions and concerts to sporting events and theatrical productions.
The Exhibition Halls will be an impressive 12,000m2 of column-free exhibition space, across 4 interconnected halls. The air-conditioned halls will all located on a single level, and can be directly accessed from the loading areas through a series of vehicle entry doors. The Exhibition Halls will all be linked to the Main Hall via an air-conditioned concourse.
Located at the rear of the exhibition halls will be a loading and unloading bay for the service and delivery trucks. This area will be completely hidden from the public view, with a separate road access to allow for minimal traffic congestion.
There will be a total of 15 meeting rooms over 6,000m2 in a variety of sizes all located on the 1st floor. Equipped with advanced communication infrastructure, the rooms will be available for use as hospitality suites, boardrooms, pressrooms, organisers' offices and speakers' reception rooms, as well as for conferences and seminars.
3.2.6 Hospitality Training School
A hospitality training school will be developed to provide a means of supporting the local tourism industry and training local students to learn about hotels, tourism and the service industry.
Courses will range from 3 months to 12 months and provide a hands-on approach to the hospitality industry. Students will have an opportunity to gain experience in hotels located within the site, and will be provided with accommodation at the college.
Facilities at the college will include lecture rooms, an auditorium, kitchens, dining rooms and food halls, as well as grounds for future expansion, as the college obtains a reputation for excellence in service training.
The college will be strategically located within the site itself, close to the business hotel, exhibition and conference centre, retail village and 5* hotel, allowing for the students to experience in full the course and its surroundings.
3.2.7 Retail Village
Located near the main entrance of the development will be the retail village, which will be a hype of activity during the day and well into the evening. Shops, restaurants and cafes selling an assortment of items will all line up along an assortment of cobbled streets, set in a quaint and typical Montengrin village style.
The entire retail village will be a traffic free environment, with car parking to the rear of the shops and retail areas. Apartments will be located on the upper floors of the shops and the tram station will be located on the outskirts, near to the coastal edge of the retail village.
The types of shops, restaurants and bars will all cater to the various requirements of the entire development and ensure residents and tourists alike don't have to travel far for their essential purchases.
3.2.8 Sports Complex
A sports complex will provide the venue for indoor and outdoor sports to service the entire development. With state of the art facilities, residents and visitors alike will be able to enjoy a wide array of sports, including but not limited to tennis, squash, netball, badminton and basket ball.
There will be an indoor swimming pool, a gymnasium and a variety of healthy food and beverage options.
There will be an indoor stadium, which can host a variety of different sports, with interchangeable seating arrangements.
3.2.9 Entertainment Centre
There will be an entertainment zone for children and families. A fully themed building will be dedicated to the art of fun, activities and excitement. Contained within the entertainment centre will be an array of attractions creating a mini indoor theme park, which will keep the children occupied for hours on end. Activities will include an ice-rink, bowling alley, an airpark, climbing wall, laser quest, simulation games and video games.
Everything contained within the entertainment centre will be themed around a futuristic environment, sparking the imagination of the children and adults inside. The entire theming will be created to enhance the fun and excitement of the entertainment zone.
There will be an assortment of different luxury villa developments carefully placed and spread out within the site. There will be 2-bed, 3-bed, 4-bed and 5-bed villas located either along the golf course, providing exceptional real estate investment opportunities; along the coast offering stunning views of the Adriatic Sea; along the hillside, which will offer residents views of the entire development, including the golf course and the sea.
Each cluster of villas will be a gated with security controlled access, providing a way of life within a working and living secure community, which will encompass landscaped gardens, stone streets and a relatively traffic free environment.
Each villa cluster will be slightly different to the next, not just by the number of bedrooms they have, but also in the style, shape, design and fagade. Each development will offer the utmost in luxury and quality of building and finishes. Externally, the villas will adopt the local architecture, to blend in with the rest of the development.
The 2-bed villas will be a beautifully designed with scenic landscaping making it a perfect environment for young families and couples. Each of the 206 villas will be 210m2 in size and will have a kitchen, living room, study, laundry room and bathroom on the ground floor. On the 1st floor will be the two bedrooms, each en suite and with small balconies. There will be space for two cars to be parked in the garage at the front, and the walled garden will be located at the rear.
There will be 398 3-bed villas, and each will have approximately 276m2 of living space. The internal layout of these luxury villas will be similar to the 2-bed villas, but will have a 3rd bedroom on the 1st floor. The living space will be slightly bigger on the ground floor with larger gardens.
There will be 351 4-bed luxury villas will have 346m2 of living space and will have yet larger gardens. All the villas will be spread out in a spacious community environment with winding roads and landscaped. Each of these luxury villas will have plenty of internal space. On the ground floor will be a living room and dining room, with a large kitchen and separate family room. Also located on the ground floor will be a laundry room, storage space and a bathroom. A terrace will open up from the family room and lead to the garden. On the first floor will be the master bedroom with a walkthrough closet and en suite bathroom and 3 other double bedrooms with their own bathrooms.
There will be 342 5-bed luxury villas, which will be the exclusive address to have with 425m2 of living space, large gardens and will be located along the coast, with magical views. On the ground floor of the 5-bed villas will be a living room and dining room, with a large kitchen and separate family room. Also located on the ground floor will be a maid's room, laundry room, storage space and a bathroom and a separate guest bedroom with an en suite bathroom. On the first floor will be the master bedroom with a walkthrough closet and en suite bathroom and 3 other double bedrooms with their own bathrooms. There will be an additional family room located on the first floor.
There will be a variety of apartment buildings located throughout the site, offering studio, one and two bedroom apartments. The majority of the apartments will be located on the main hill, have an external design featuring traditional architecture and be constructed in formation down the slope so each apartment enjoys the coastal views. There will be a selection of exclusive apartments located above the boardwalk shops, which offer the residents the prime location.
Each of the apartments will be fully air-conditioned, and have sleek and neutral interior finishes, which will be of the highest standard, blending modern design with local cultural influences. The apartments will all offer the modern amenities and facilities, which you come to expect from innovative residential properties. These will include:
Each of the apartments will have external car parking, which will be accessed from the front of the buildings.
3.2.12 Holiday Village
Located towards the upper section of the development site will be a holiday village, which will have 193 chalets located in a very spacious setting with beautifully landscaped gardens.
The chalets will essentially be log homes and provide a rustic, natural external setting with a modern internal living. Each of the chalets will be able to accommodate up to 4 people, and will be serviced through two main community centres.
Self contained, the chalets will be the perfect place for guests to enjoy the surroundings without having the luxury of staying in a hotel. With local services and amenities close by, any essential food items can be purchased locally.
3.2.13 Community Park
The entire development will have plenty of parkland and playground space for the family to enjoy. With lots of landscaping, the park will be a great place to take the children for walks, play ball games or simply relax in the sun.
With small jogging tracks and picnic areas with gazebos, the park will be a place of activity but also relaxation.
3.2.14 Beach Club & Restaurant
Located adjacent to the newly extended beach will be a beach restaurant, serving lunches and dinners to beach goers. The restaurant will offer a variety of dishes, but mainly serving snacks and quick meals, in a comfortable and relaxed atmosphere.
There will be changing facilities, showers and locker rooms for beach goers, so there belongings and personal effects will be safe and secure, whilst they swim in the Adriatic Sea.
A tram station will be connected to the upper floors of the beach club restaurant, providing direct access to the retail village.
A traditional style hill-climbing tram will be used to connect the beach club restaurant to the retail and commercial area. The tram will offer visitors and residents alike, fantastic views of the coast and will be an efficient, exciting and congestion free way of moving from the top of the development to the beach, avoiding any parking issues in a small, enclosed area by the beach.
The style of the tram will be very traditional and old fashioned, making the experience very authentic.
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