EBRD - construction and management of a tourism resort of world class (ME-Podgorica)

Country:

Montenegro

City/Locality:

PONTGKORITSA

Notice/Contract Number:

eu:67916-2008

Publication Date:

Mar 11, 2008

Deadline:

Jun 20, 2008

Buyer:

MINISTRY OF DEFENCE OF MONTENEGRO

Original Language:

English

Address:

MINISTRY OF DEFENCE OF MONTENEGRO
PODGORICA
Montenegro

Email:

Click here

Notice Type: 4008
-
Call for expressions of interest
Regulation of Procurement: European Investment Bank, European Bank for Reconstruction and Developpement, European Monetary Institute
EU Official Journal Publication: 49/2008
, #
67916-2008
Contract Nature: Combined contract
Procedure Type: Call for expressions of interest
Type of Bid Required: Not defined
Awarding Criteria: Not defined

Summary:
GOVERNMENT OF MONTENEGRO PRIVATISATION COUNCIL
Tender Commission for Tourism
Kumbor, Trašte - Bigovo
CALL FOR EXPRESSION OF INTEREST
The Government of Montenegro invites experienced international investors
with adequate financial capabilities and proven track record in design,
construction, marketing and management of exclusive, environmentally
sensitive and economically profitable resorts to express their interest
for long-term lease of former military complex "Orjenski bataljon" in
Kumbor, on the Adriatic coast, in Boka Kotorska Bay, including the
construction and management of a tourism resort of world class.
The intention of the Government is to provide adequate and comprehensive
development of this destination into a unique, multifunctional upscale
tourism resort, offering a range of leisure activities in the manner which
conceptually, aesthetically, functionally and environmentally is in
harmony with the beauty of the natural surrounding and environmental
richness of the site.
I. Project Description The Boka Kotorska Bay constitutes the most complex
and at the same time the most attractive morphological unit at the
Montenegrin Coast, consisting of four smaller interconnected bays - Herceg
Novi, Tivat, Risan and Kotor bays. The Boka Kotorska Bay is located in the
southeast Adriatic, nestled between the mounts of Orjen and Lovćen. This
natural pearl, being at the same time the largest bay on the whole
Adriatic, is placed among thirty most beautiful bays of the world; due to
its exceptional features it is the most thrilling part of the whole
Montenegrin Coast. It is 30 km long, some 1 500 m wide at its mouth, while
the total length of its shores is 106 km. Total water surface area is 87
km², with the greatest sea depth exceeding 60 m. It embraces several
islets with interesting fortifications and sacral buildings. At the very
entrance there is the isle of Lastavica, known also as Mamula, named so
after the Austro-Hungarian fortress located there, the St Marko's,
otherwise known as Stradioti and Our Lady of Grace with the old cloister
in the Tivat Bay, while deeper inside the bay, in front of Perast there
are two islets, one natural, St George's, named after the monastery of the
same name located there, and the other man-made, Our Lady of the Rock,
named after the church of the same name standing there.
Thanks to its suitable geomorphologic and geographic features, the area of
the Boka Kotorska Bay was inhabited already in prehistoric times, while
first written documents date back to ancient historians and geographers.
The several millennia long human existence in this limited space left
numerous traces embodied in settlements and towns formed along a narrow
coastal strip preserving great heritage - archaeological sites, profane
buildings, churches, monasteries and fortresses whose historic,
architectural, artistic, ambience, and other values were created over
early Middle Ages, Renaissance and Baroque, testify of a high degree of
cultural development of this exceptional area. The urban area of Herceg
Novi stands out for its multitude of monuments and specific development,
with its medieval fortresses and Savina monastery from 15th to 18th
century, then the urban area of Perast, with its baroque palaces and the
two sacral monuments on the two isles - St. George's monastery and baroque
church of Our Lady of the Rock, with its interior decorated with the
pictures of Tripo Kokolja, the best known baroque painter originating from
these areas and the urban unit of Kotor encircled with magnificent
ramparts, with its winding narrow streets and irregular-shaped little
squares with churches and palaces built in Romanesque, Gothic, Renaissance
and Baroque styles, among which the Romanic cathedral of S. Tryphon from
1166 and the church of St. Lucas from 1195 stand out for their
architectural and artistic features.
Well preserved architectural heritage and the appealing natural
environment led to the inscription of the part of the Boka Kotorska Bay,
from the Bay of Kotor to the Verige strait, as a World Heritage Site.
The place of Kumbor, whose name originates from the Italian word
'conborgo' - suburbs, is located at the shores of Boka Kotorska Bay, some
6 km away from Herceg Novi. Precisely, it is positioned at the Kumbor
strait connecting the Herceg Novi and Tivat bays. Today Kumbor is known as
a tourism resort belonging to Herceg Novi Riviera. Along the local road
following the shoreline there is many a small beach and good restaurants
on the very seafront. At the southernmost part of the Kumbor strait, at a
relatively short waterway distance from the open seas, and at the same
time well protected by the Lustica peninsula, there is the site of the
military barracks "Orjenski bataljon". This site with former barracks
complex covers the total area 241 695 m², with 90 buildings with the gross
area of 62 782 m². This property is registered in the Property Sheet 111
KO Kumbor, as a cadastre parcel no. 674, registered to the state
Montenegro as the sole owner. This parcel bears the encumbrance as "Morsko
Dobro" (belonging to the coastal zone). There is infrastructure available
on site, with functioning power supply grid, water and sewage network. At
the very centre of the site, close to the main road within the complex,
there is a smaller one-nave church registered with the Institute for
Monument Protection. The site is well connected with airports in Tivat,
Dubrovnik and Podgorica.
II. Purpose Due to its well preserved natural environment, the location
of Kumbor military barracks offers extraordinary opportunities for the
development of one of the most exclusive hotel resorts in the whole
Adriatic.
The natural surrounding of Boka Kotroska and Kumbor strait impose the
development concept of an exclusive hotel resort to be built in harmony
with the natural surrounding without jeopardizing the value of the natural
and cultural landscape, offering at the same time a wide range of leisure
activities. The whole site falls within the coastal zone, thus
necessitating the Location Study as envisaged by the Special Purpose
Spatial Plan for the Coastal Zone. The complex is to provide tourist,
nautical and commercial amenities with leisure facilities to be designed
and operated in accordance with international standards of 4+**** and
5***** to be managed by a renowned brand name international tourism
operator(s).
The proposed project should provide a model of a high-level sustainable
development. It is expected that the resort will be a flagship project in
which the natural surrounding and leisure facilities coexist and
complement each other. Bidders will be expected to use the architecture,
design and engineering in accordance with highest international standards,
but also a style well suited to and complimenting the natural setting,
enabling both the current and future generations to enjoy this unique
scenery. The Lessor believes that achieving a well-integrated and
environmentally sensitive development is an important commitment it has
towards the people of Montenegro and expects the project to play an
important role in the overall development of the Montenegrin coast.
III. Financial Requirements The Leaseholder shall pay the annual rent
based on the turnover, but the minimum guaranteed rent will also be
stipulated. The amount, the deadlines and the structure of the rent
proposed by the Leaseholder will be an important criterion for Bid
evaluation.
The Leaseholder will be requested to submit the investment plan for the
period of 36 months from the Lease Agreement signing date, and the amount
of intended investment will be an important criterion for Bid evaluation.
A long-term Lease Agreement will be signed with the successful Bidder, of
such duration so as to enable the profitability of the investment for the
Leaseholder.
ALTERNATIVE:
As an alternative to the long-term lease arrangement, Montenegrin
Government retains the right to consider, until the tender conclusion,
also the possibility of a joint venture model, if it is to provide for
better valorisation of the site in the best interest of contracting
parties.
IV. Bidder Qualification To be eligible as a Bidder, prospective Bidders
must comply with each and every of the requirements stipulated below. A
prospective Bidder may express interest to submit Bid as a separate
entity, or on behalf of a Group, only provided that the bidding entities,
including any of the related members of the Group, collectively meet the
following requirements:
- The Bidder itself must be, or must include as a part of offer of the
Group, 1 international hotel operator and a brand renowned and recognised
internationally as a successful operator of numerous resorts, similar in
quality, scope and level of the offer or resorts at the level of 4+****
and 5*****. Such an operator should be recognised for its exceptional and
high-quality design and operational standards and must bring essentially
valuable and relevant brand, as well as the marketing abilities and
resources for the subject of the bid and must be renowned within the
target market for its environmental awareness, upscale market guests, as
well as distributors, and influential personalities.
- Prospective Bidder has to have experience in planning, development and
management of similar projects of such degree of complexity and
environmental sensitivity, having as its target group the demanding and
high-yield clientele and has to have the technical experience and
expertise to ensure the timely, full and comprehensive compliance with the
spatial, aesthetical, architectural, engineering, technical and regulatory
requirements to be addressed by the projects of this level of complexity,
magnitude and environmental sensitivity. Prospective Bidder needs to prove
his intent and ability to fully complete the proposed project, in a timely
fashion and as committed by the bid.
- Prospective Bidder must have at least 10 years of continuous experience
in development, marketing and management of various hotels of at least
4+**** or more according to international standards, or the above
mentioned experience in management of such resorts and its physical
surrounding.
- Bidder must show and prove to have resources available to finance the
project, in terms with the time frame to be specified in the Instructions
to Bidders.
Each Bidder will be expected during the tender process to:
- Submit the development and design concept for the former military site
within Boka Kotorska Bay, which is aligned with the stipulations of the
Special Purpose Spatial Plan for the Coastal Zone, including the
architecture, design and engineering in accordance with highest
international standards reflecting the style and aesthetical sensibility
fully in compliance with and complementary to the natural setting.
- Ensure that the developed facilities are designed according to highest
international standards, that the materials used and the finishing are
typical of leading luxury hotels and resorts worldwide and to offer a
unique and durable appeal even for the most choosy among the international
customers;
- Manage and maintain the resort and the beach in terms with the special
Agreement it is obliged to enter into with the public company "Morsko
dobro" (Marine Zone Management), as well as to preserve its environmental
integrity, but also to address a number of environmental issues,
including, without limitation, carbon emissions, renewable energy,
resources use and recycling, etc.
Detailed information of the site and the tender procedure will be included
in the Tender Documents (Instructions to Bidders, Information Memorandum,
Draft Lease Agreement, etc.), that prospective Bidders may purchase upon
the tender announcement.
V. Expression of Interest Through this Invitation for Expression of
Interest, prospective Bidders as invited to express their interest and
provide own qualifications and data. The Expression of Interest should
contain both financial and operational resources, then the list and
summary of relevant projects and experiences, the description of all
members of the Group, including the investment and management entities, as
well as the general overview of the very concept and scope of the proposed
development.
In addition, in the Letter of Intent, the prospective Bidder may present
possible justification for a joint venture model.
All parties expressing their interest may be arranged a site visit and
obtain necessary additional information.
Expression of interest must be submitted to the address provided below by
20.6.2008.
VI. Tender Procedure
Bid Submission and Evaluation
The detailed documents that are to assist you in preparing your Bid may be
found in the Tender Documents. They include the details concerning the
purpose of the site, required components of the Bid, documents to be
submitted, etc. Each Bid should contain the detailed conceptual, design
and operational plans, to be evaluated by the Tender Commission by
applying the scoring system. This system will be explained in detail in
the Information Package provided to each Bidder. Each Bidder will be
required to provide the financial proposal that is to include proposed
duration of the lease, the amount of rent, the structure, terms and any
other piece of information the Leaseholder may provide which is of
importance for the Lessor, such as investments in public infrastructure.
It is expected that the international tender for tourism development of
this site will be published in July 2008.
Negotiations and Finalization
After the selection of the best bid and notification to the selected
Bidder, we will commence the negotiations, which will eventually result in
agreement conclusion. If such an Agreement may not be concluded with the
selected Bidder for whatsoever reason, the second best Bidder shall be
selected and the negotiation shall recommence.
You are invited to express your interest and submit Bids for this superb
site.
All communications and enquiries concerning this Invitation should be
directed to:
Ministry of Defence of Montenegro, Ul. Jovana Tomaševića 29, 81000
Podgorica, Montenegro. Tel: +382 81224042. Fax: +382 81224702. Contact
person: Marina Pavićević, secretary to the Commission. E-mail:
kabinet@mod.cg.yu

EBRD - construction and management of a tourism resort of world class (ME-Podgorica)

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