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Mixed Use Rezorti u Kontekstu Održivog Razvoja Turizma (Primjer: Crna Gora) /Mixed Use Resorts in the Context of Sustainable Tourism Development (Case: Montenegro)

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Ratković R., Šoć M.

ECONOMICS

2015

vol. 3

issue 2

33-54

U radu se istražuje fenomen mixed use resorts kao savremeni oblik razvoja smještajne industrije. Cilj rada je da se ova vrsta resorta precizno definiše, predstave neki uspješni modelu u svijetu i sagledaju izazovi u pogledu razvojne održivosti ove vrste smještajnih objekata. Posebno se analizira prvi internacionalni projekat mixed use resorts u Crnoj Gori, poznat pod imenom Lustica Bay. Održivost na konkretnom primjeru se analizira sa aspekta Strategije održivog razvoja turizma Crne Gore i teorijskih postulata o održivosti razvoja turizma. Razvoj turizma je praćen problemom insuficijencije finansijskih resursa za razvoj. Kreditno i kapitalsko finansiranje ima svoja stanovita ograničenja u pogledu obima kapitala i obima i cijene kreditnih sredstava. Zbog toga se pribjegava kombinaciji sa modelom prodaje nekretnina, koje bi se, u dobrom dijelu, uključile u operativno poslovanje mixed use resorts. Ta ograničenja su u Crnoj Gori, kao zemlji u tranziciji, još više izražena. Kada se tome doda i nepostojanje potrebne infrastrukture za podršku inostranim investitorima (sposobna i efikasna administracija, fleksibilni urbanistički planovi, dobro istražene lokacije sa aspekta održivosti, kredibilne domaće razvojne kompanije-lokalni diveloperi koji bi bili pouzdan partner ino investitorima i sl), onda je jasno da se u posljednje 2-3 decenije neuporedivo brže grade vikend stanovi i kuće (second homes) nego hoteli, risorti i slićni objekti koji imaju najveći uticaj na ekonomiju i društvo. U radu su identifikovani glavni izazovi i prijetnje takvoga razvoja, gdje se često puta, mixed use resorts zloupotrebljavaju kao ulaznica za razvoj novih naselja za prodaju, a ne novih smještajnih objekata za turističko privređivanje. Izazovi koji prate izabrani slučaj za istraživanje, ukazuju na konkretno ispoljavanje generalno identifikovanih problema i razvojnih prijetnji.

This paper examines the phenomenom of mixed use resorts as a contemporary form of development of accommodation industry. The aim is to precisly define this type of resort, to represent some succesful models in the world and to consider the challenges of sustainable development of this type of accommodation facilities. In particular, we analyze the first international project of mixed use resorts in Montenegro, known as Lustica Bay. Sustainability of a concrete example is analyzed in terms of the Stategy of sustainable tourism development of Montenegro and theoretical aspects of the sustainability of tourism development. Tourism development is accompanied by the problem of insufficiency of financial resources for development. Credit and equity financing have their constant limitations regarding the extent of capital and cost of credit funds. Therefore, it is combined with a model of real estate sales, which, in good part, would be involved in the operational business of mixed use resorts. These restrictions are even more emphasized in Montenegro, as a country in transition. When we add to that the lack of the necessary infrastructure to support foreign investors (capable and efficient administration, flexible urban plans, well-explored areas in terms of sustainability, credible domestic developed companies-local developers who could be reliable partner for foreign investors and so on), then it is clear that in the last 2-3 decades, weekend flats and houses (second homes) are incomparably more rapidly built than the hotels, resorts and similar objects which have the greatest impact on the economy and society. This paper identifies the main challenges and threats of such development, where mixed use resorts are often abused as an entry ticket for the development of new resorts for sale instead of new accommodation facilities for tourism economy. The challenges of a selected case for research suggest a concrete manifestation of generally identified problems and development threats.

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1 ECONOMICS

1 Ratković R.

1 Šoć M.

1 2015

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Mixed Use Rezorti u Kontekstu Održivog Razvoja Turizma (Primjer: Crna Gora) /Mixed Use Resorts in the Context of Sustainable Tourism Development (Case: Montenegro)