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Title: Open discussion on the General Planning Design
Date: 12-06-2009

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Description: Open discussion on the General Planning Design – preliminary project of the town of Dobrinishte and ski-zone Dobrinishte  longines replica watches

A preliminary project has been developed for general planning design of a tourist and ski zone in Dobrinishte and general planning design for the town of Dobrinishte. The client is Bansko Municipality. The author of the urbanization project is the project company ‘IVIS – Projects and Design’ OOD with, as its Director, architect Emil Lekov.
The tourist and ski zone encloses the land area of the town of Dobrinishte in the territory outside the town and on the southern side of it, where there is an agricultural and forest reserve.
The general urbanization plan of the town of Dobrinishte includes the town and the adjoining territories that are in the immediate vicinity of the town. As a result of that, the zones envisaged in the mountain area are to be developed, and also accompanying urbanization activities carried out around the existing regulation border of the township.
The starting point of the concept on which both projects will be based is that the separation of the urbanization projects should not be done without proper consideration. As administrative procedures, they will be reviewed separately, but conceptually they are linked, said architect Emil Lekov, who is the leader of the project team. It is important this to be so, as it is necessary to avoid all negative influences of an eventual separate development of the town and the surrounding environment, arch. Lekov also pointed out.

Stages of the work
After the open discussion a type of development was chosen, on the basis of which the project designers made a preliminary project which was introduced to the municipality. The stage of the project is one of a preliminary project. It will benefit from an ÎÂÎÑ(?) also. The cadastral plan of the town of Dobrinishte is under way, and this will be a much better basis for the urbanization plans to follow.
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For the execution of the project ‘Ski Centre Dobrinishte’ in October, a joint company with the participation of ‘Orbel Development’ AD and Bansko Municipality was created, and an investor has been chosen. The newly formed company with shares ‘Dobrinishte BG’ assumes the functions of strategic investor for the execution of the project .
The ski zone contains the territory around the town and one mountain part. The project designers are of the opinion that the bed availability which will be offered to the tourists must be developed mainly in Dobrinishte. The sport and technical infrastructure that is necessary to service the summer and winter tourist flow must be in the mountain area. At the same time the project has the task of insuring the most suitable and realistic links between Dobrinishte and Bansko and its ski zone.

In a wider context, the whole territory of Predela, Bansko and Dobrinishte is one whole entity. The separate localities around the mountain villages, even self-contained, must be treated as one system for organization and distribution of the tourist flow. This is the main starting point in the concepts of the two projects, pointed out architect Emil Lekov, with the requirements of the general urbanization plans of Dobrinishte and the tourist ski zone next to it to provide the necessary spatial and urbanization links between these territories. This is the other important aspect for which a solution for development of the road infrastructure and the links between the different zones of the two projects will be sought.

The concept contains the idea for development of Dobrinishte as an all-seasons tourist resort

The possibility to develop not only winter sports, but actively to look for solutions which can attract tourists for all seasons, is something which is there because of the potential of the region. In the mountain area, it is possible to develop agriculture and cattle breeding, and from there all the satellite activities: village, by foot and cycling tourism.
In the high part of the mountain, it is envisaged to develop sports that are connected with winter tourism, classic ones as well as extreme sports, which can be practiced in the summer as well. Rock climbing, mountain-biking excursions, snowboarding and so forth are envisaged.





There are three zones to be formed in the forest area

The starting one is to the borders of the National Park Pirin and passes on approximately 1,500 m. altitude. The project contains a proposal for the park’s territory to be divided into two zones in connection with the altitude: the first one is from 1,800 m. to 2,000 m. altitude, and the other over 1,800 m. to 2,600 m. The division into these zones is necessary because of the different meteorological conditions, the possibilities for access, and also because every one offers possibilities for practicing different sports. It is not advisable to seek to establish direct link between the valley and the highest point of the mountain, because this will contribute to directing the whole flow of visitors directly to the highest part. The zone offering an optimum of possibilities within the project, and which has already been developed as a tourist attraction, is the area around the hut Gotze Delchev. This is the place envisaged to become the main reception area of the tourist flow. Access is secured through an existing road, part of which is in good condition, even at the moment. From this main access point, it is possible to form a network of equipment facilities and tourist ski runs that will give possibility to use the highest parts of the mountain area.
The zones which are already used as places for relaxation and which have country houses are also included in the project. This will allow the high part of the mountain to acquire additional development on the west of the hut Gotze Delchev, on the way to the locality Mogarata.

A specificity of the region that has to be taken into consideration when working on the project is the ownership issue. In difference to Bansko in the region of Dobrinishte, in the high mountain part on the top of the state and municipal property there is also private property of forest and agricultural reserves. Because of that, a different approach must be found, which will enable equilibrium between the different types of ownership, stressed the members of the project team.

To facilitate access to the high part of the mountain a gondola lift is proposed. The most important issue is to have minimal impact on the ecosystems and to protect nature to the highest degree possible, said architect Lekov. It is also important to make an evaluation, and to choose well the mid-point at which the transfer of tourists to tourist destinations will be performed from the hut Gotze Delchev and to the other zones which offer tourist possibilities, and where country houses have been constructed. This will be the zone at present formed around the existing trout farm. Here it will be possible to locate a zone for relaxation and tourism by foot in the summer and for skiers in the winter. During the summer season, several motorbike destinations will pass through here, something which will also benefit the access and the communication between the territories.

The links of Dobrinishte with the Bansko ski zone

Predela, Bansko and Dobrinishte are part of the concept of two development projects, and their consideration as one common tourist resort locality. The connection of Dobrinishte with Bansko is accomplished through the existing road, which is the main transport link between the zones where the influx of tourists is concentrated. The project contains a proposal for this link to be made in a double line to the south. It is envisaged that the Bansko orbital road be connected with the western suburbs of the town of Dobrinishte. This way, the tourist resorts which are only accessible at the moment through the existing field road between Bansko and Dobrinishte will also be served. This new road might be built to reach the old Roman road and Predela and to serve resorts alongside the new golf course, the buildings and complexes in the area which are under construction and are situated in the zone between Predela and Bansko.
This way the planned tourist localities will be connected with each other when they are being built. At the moment, these localities are not connected, and are on the principle of separate projects.
On the existing forest road, there is a useful footpath between the area of the tourist centre of the Council of Ministers in the land area of the city of Bansko, the hut Gotze Delchev, and the area Chavlin Valog.
This area in the land area of Bansko is the first place from where, a long time ago, winter tourism and ski sports started to be practiced. Here were located the first ski runs and ski schools, because there are convenient links both to the city of Bansko and the high mountain zone on the bed of the river Bunderitsa.
This forest footpath is envisaged under the project to continue as being mainly for walking, but it would also be for biking and serve as a ski track between the two zones.
At a later stage the links between the two zones can be made by means of a lift from the newly developed areas, which are on the west of the city of Bansko, to the hut Gotze Delchev and the locality Mogarata.

General urbanization plan for the town of Dobrinishte

In the general urbanization plan for the town of Dobrinishte, the opportunity to build within the framework of the existing neighbourhoods is envisaged, so as to use the structure of the city that is already in place. Because there are existing reserves within the boundaries of the settlement, the project designers propose these to be used without overloading the area. It is proposed to allow building in the parameters of the existing houses with low-rise buildings with a maximum bench mark cornice of 10 meters.
There is an existing investment interest in the region, which means that it is possible to develop the areas around the town where at the moment there is agricultural land.

Two new centres are planned for development

They will be for habitation, and will be situated to the south-east and south-west of Dobrinishte.
The area around the river will be preserved as the town’s park. Building works will not be allowed. This way the natural greenery will spread from the mountain into the town, said architect Lekov. In this area there will be a possibility for a link for walking between the two new habitation structures.
In the new territories for building, it is also envisaged to have low rise building works. Street networks and planning structure will be developed that will connect the existing structure of the town with the two new areas, and also between them by footpaths.
The existing street network of the town will be preserved. The project pays attention to the structural corridors and traced links which have to serve the territory. It is envisaged also to have a link with the hut Gotze Delchev and the locality Mogarata.
With the two common development projects, the most important thing is to achieve a balance between the local community and external visitors. As architect Emil Lekov said, if this balance is disturbed and the external visitors reach twice the number of the existing population, the town will lose its identity. The other important thing to be taken into consideration is what is acceptable by way of tourist flow to the mountain, and what is the ecological acceptability for the region.
The project for management of the National Park Pirin envisages the maintaining of the status quo, the existing lift and run are registered, and are designated as the zone for intensive sport and tourism. The maintenance of the status quo however presupposes the possibility will accepted only for a defined tourist flow. This will eventually restrict the tourist development of the town in the winter, as well in the summer, said architect Lekov.
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