PRE-PROJECT (PRE-INVESTMENT

VOLUMETRIC-STRUCTURAL) STUDY FOR THE DEVELOPMENT OF RESORT-

RESIDENTIAL COMPLEX

“MARINA BAY-ROYAL YACHT CLUB”

Prepared by Professor Ivan Nikiforov, Chief Town Planner of the City

of Varna and Head of the Department of Architecture of the Varna

Free University.

Marina Bay - Varna Royal Yacht Club - Our vision

Back in the late 90s, the Eurolink Investment Group, started buying huge

plots of land on the south side of the Varna Sea Lake. Most people, including “sophisticated” investors, were then laughing at us; they could not see the potential of that land. When Eurolink ended up owning 14 million square meters of land, which amounted to almost 85% of the available land in the area, many were anticipating the economic collapse of the Group; they were certain this would be imminent…

Only ten years after, the Eurolink land was classified as one of the best locations in Bulgaria, by national and international land specialists and publications. These include the Knight Frank Report, the Hot Property Magazine, and the Bulgarian Real Estate Agents Association. At present, the newly approved Master Plan of the Municipality of Varna states that 80% of the new city of Varna will be constructed on Eurolink land. This decision is final! The works for the required infrastructure have already commenced.

Needless to say, the appreciation in the value of our land has been tremendous. One could say that our mission has been accomplished. But this is where we differ from our competitors. For us, our true mission is only about to begin. We had the vision back in the 1990s to see what was coming. We were right! And now we have the vision to see where the market is heading in the next 30 years, at least. Like in the past, we are again confident to say that the investment to be carried out in the Eurolink land in Varna, Bulgaria, will prove to be one of the most lucrative ones of its kind, worldwide. We trust that this message will be shared by our new strategic investors.

The gem of the Eurolink land is Marina Bay! Its development will determine the image of New Varna and will set the standards for the subsequent development of the surrounding areas. Marina Bay has to be a unique project that will satisfy even the most demanding investors in the world. It will provide a first class product that will justify every euro spent by the investor! In order to achieve this, we have managed to create partnerships with brilliant strategic investors, architects, engineers and designers, who share our vision and enthusiasm for the project.

Located in the heart of the “New Varna” region, Marina Bay is set in a peaceful serene spot, only a 10-minute drive from the city center of Varna. It is surrounded by huge virgin forests and areas that are decorated by thousands of wild flowers and fruit trees. Even a short visit there will convince you that Mother Nature has been very generous with Marina Bay. The aroma of the wild rose, mixed with that of the wild mint, and complimented by the sea breeze coming from the shores, is the seal of

pure nature at its best!

In the proposed plan you are about to see for Marina Bay, part of the land will be excavated. The Sea Lake water will then invade the land and fill the canals. The moorings, as well as the residential and commercial units will be built on solid land around the canals. Small and exclusive islands will be created in the middle. As the underground layers of the region consist of pure yellow sand, all the sand from the excavation will be used to recreate the surrounding beach, which for years has been left to erode.

The Marina Bay project will offer at least 650 mooring places. It is estimated that more than 150 building plots will have direct access to the water, while another 250 plots will enjoy a fantastic view of the marina and Sea Lake, from the surrounding amphitheatrically positioned terrain. With plots of minimum size of 1,000 square meters, and houses covering an area of maximum 20-25% of these plots, the ‘green element’ is guaranteed to live forever. The private swimming pools and landscaped gardens will add to the character of the project and will ensure that a balance is maintained between the elements of nature in the area.

In addition to exclusive residences, Marina Bay will house shops, restaurants and recreational units that will bring life to the community. We aim to create a unique character, similar to that of a picturesque and cosmopolitan Greek island in the Aegean. Visitors and inhabitants will be able to spend their day there, wine and dine in cozy and tasteful restaurants and cafes, and take a stroll in gorgeous walk ways, paths and bridges!

Those who love fishing and sailing, or just want peace of mind, Marina Bay will be their dream retreat. Marina Bay will satisfy all senses. It will allow the ears to enjoy the relaxing sound of water, flowing around you from everywhere. It will let the eyes ‘swim’ in the blue and green colors of the surrounding idyllic landscape. It will fill your nostrils with the aromas of hundreds of flowers and trees. It will enable you to touch flora and fauna that is almost extinct around the world.

The proposed plan for the development of Marina Bay aims to create a modern community from scratch. This privileged community will be able to lead an exceptional lifestyle with all modern amenities available within the vicinity. The proposed lifestyle will offer peace of mind, tranquility and a balance that is hard to find. The lifestyle we aim to achieve will take advantage of the latest technology, including green energy projects, but will ensure that people have the option to go ‘back to nature’! We dream of that moment when our children will once again be able to live close to nature in safe and beautiful surroundings. Previous generations used to grow up and recognize the aromas of flowers and sounds of birds. So will the new generations of Marina Bay.

Who wouldn’t want to wake up to see and hear the hundreds of birds singing their morning overtures, and breathe the oxygen from the forest morning breeze? Who could say ‘no’ to the cool sensation of the mid-day winds filtering through the forest’s trees? Who could turn his back to the gorgeous purple-pink sunset over the bay? The festive combination of shades of green, changing as the sun rises and sets, is a feast to the eye. Marina Bay will become a spot of paradise for people of all ages and needs!

We have waited long enough to find partners, who share our vision and see the potential that Marina Bay offers. The puzzle is now close to completion. Marina Bay and the surrounding area are destined to become a preferred community for international people, who look for luxury and tranquility? We ask you to share our vision and embark on this adventurous trip with us!

Pre-project (pre-investment volumetric-structural) study for the development of resort-residential complex “Marina Bay – Varna Royal Yacht Club on the land of Eurolink Investment

Group at the village of Konstantinovo, Municipality of Varna

1. What does the Town Plan of the Municipality of Varna provide for the

region of Konstantinovo The area of the village of Konstantinovo possesses generous natural recourses:

- varied topography of the terrain, providing magnificent views of the lake to the North and of the ancient forest of Avren to the South,

- favourable microclimate and protection from strong East winds,

- numerous small rivers and ravines, picturesquely flowing through the region and running into the lake,

- preserved high and low vegetation,

- clean air and soil favourable for all crops and especially for vines.

These qualities of the area have not remained unnoticed by the locals. In the past decades numerous holiday zones and urban formations have sprung in it /Lazur, Panorama, Pripek, Chereshova Gradina, Krushova Gradina and more/, but without the necessary technical and social infrastructure /roads, water, sewer, electricity, shops and restaurants/

The general idea of the new Town Plan for the development of the territory of Varna to the South, on the southern shore of the lake, turns Konstantinovo into an urban area full of value, attractive for habitation and recreation.

The Town Plan intends to improve the communications of the southern territories with the northern city. Using the designed new bridge at Kazashko the inhabitants of Konstantinovo will be able to reach the Western Industrial Zone, the airport and new shopping malls in the shortest time. They will be able to reach the resorts of “St. Constantine and Helen”, "Golden Sands” and “Albena” without passing through the city center. They will be able to get on the highways “Hemus” and “Cherno More”, and through them head to all directions in Bulgaria.

The Town Plan drafts to build a new road directly connecting highway “Cherno More" with Konstantinovo, as an extension to the West of the existing link to the Galata neighbourhood. At its intersection with the Beloslav road the construction of a main social center of the Konstantinovo region is planned.

In perspective for the transit to the West a bypass from the South of Konstantinovo is projected. All this will relieve the existing busy road from Varna to Konstantinovo and Beloslav passing South of the lake.

Highway “Cherno More" is part of the Trans-European Corridor No. 8, which means that from Konstantinovo you can go directly to Skopje, Durres in Albania and from there you can reach Italy and western Europe.

The plan provides for the entire southern shore of the Varna Lake to become a resort area with marinas, fishing quays, an amusement park, a large zoo and a golf course.

According to the Town Plan, in perspective, the Konstantinovo area will be able to offer a great place for permanent and temporary habitation to 35-40 thousand inhabitants. In the centre of this essentially new residential area of Varna all necessary administrative, commercial, cultural, sports and suchlike buildings and facilities will be arranged. A specialized secondary school, intended for residents throughout the municipality is also planned.

Adjacent to the district center of Konstantinovo the arrangement of a high-tech park, which may be of regional or national significance, is proposed. The previously existing farmyard of the Co-operative Farm now provides for a modern industrial park, but only for clean production.

The Town Plan provides for full maintenance of all green areas on the territory of the

village and for the reorganization of some of them into urban and regional parks and gardens.

One of the most interesting ideas of the Town Plan for the Konstantinovo region is the

project for an ethnographic village. It is located on the southern slope of the river Konstantinovska, East from the village. In this unusually plastic area, pastures nowadays, an ethnographic exhibition park is proposed to be built, where copies of typical houses from different regions of the country /Rodopi - Ustovo Raikovo, Shiroka Luka; Stara Planina - Jeravna, Elena, Tryavna; Sredna Gora – Koprivshtitsa, etc/ will be shown.

Adjacent to the river will be placed copies of old mills, fulling-mills and others, craft

workshops and, of course, numerous and diverse catering and entertainment.

The idea of this exhibition park is to show to the Bulgarian and foreign tourists,

gathered in one place, the wealth of the Bulgarian architectural and ethnographic heritage of the 18th and 19th centuries.

One of the most important foresights of the Town Plan of Varna for the Konstantinovo region is the construction of a yacht port with a marina in the outflow of the river Konstantinovska at its entry into the lake.

On an area of 26 hectares a water area for berth places (total of 8.076 hectares), two islands and quay walls 3880 m long are planned for construction. Next to them there will be yacht clubs, hotels, private villas, shops, restaurants and suchlike.

South of the marina a park (39, 6 hectares) with a system of three lakes, a wide beach, a sports complex and various facilities for recreation are designed. To protect the park from floods an existing irrigation canal is preserved, which can absorb large volumes of stormwater without polluting the lakes.

The territory lying between the channel and lakes is provided for the construction of a villa area (11.11 hectares with 26 villa properties on an area between 2000 and 5000 sq. m.)

On the East side of the park and villa zones four typical hills are situated, partially covered with a coniferous forest, which is fully maintained. For the ridge parts of the hills housing-recreational groups of individual residential buildings with land between 3000 and 6000 sq. m., lined-up houses with and without land and a relatively small percentage of the collective residential sections and corridor type, are designed. Each of these groups have been provided with necessary facilities for commercial and residential services, schools, kindergartens, sports and recreation facilities.

Adjacent to the main road Varna-Konstantinovo-Beloslav on an area of 11.35 hectares a

shopping center is designed, with office buildings, designed for service to the adjoining as well as the incoming population.

A residential group with an area of 30.49 hectares is designed and to the West of the park it is provided with the necessary public services.

The yacht port with the marina, the park, the villa zone, the coniferous forest and the residential groups around them form a resort and residential complex called “Marina Bay – Varna Royal Yacht Club ", because all its sectors are visually related to the lake.

Basic data for the projected resort-residential complex “Marina Bay – Varna Royal Yacht Club”

1. Yacht port with marina - Territory 262 390 sq. m. incl. 80 761 sq.m. of water areas and 3880 linear meters of

quay walls;

- Functional content: yacht clubs, hotels, individual residential buildings with plots, lined-up residential units with and without plots, shops, restaurants, sports and entertainment units and facilities;

- SBA (Spread built-up areas) 91 000 sq. m.

2. Residential-recreational zone - Territory 304 940 sq. m. - Functional content: individual, self-contained and lined-up residential buildings with

and without plots, residential buildings with joint ownership, school, kindergartens, shops and establishments;

- SBA – 300 000 sq. m.

- Approximate number of residents - 6 000;

3. Park with water areas, a beach, sports and recreational places of entertainment; - Territory – 396 000 sq. m.

4. Villa zone, consisting of 27 individual residential buildings, situated on independent

plots with an area of between 2000 and 5000 sq. m. and recreational establishments;

- Territory – 111 000 sq. m.

- SBA – 56 000 sq. m.

- Number of residents – 130

5. Residential zone, consisting of individual, lined-up and residential buildings with

joint ownership with and without plots and 12 villa buildings on independent plots with an area of between 3 000 and 6 000 sq. m., school, two kindergartens, shops and establishments for commercial and public services;

- Territory – 337 430 sq. m.

- SBA – 320 000 sq. m.

Approximate number of residents – 5 400;

6. Resort-residential zone, consisting of individual, lined-up and residential buildings

with joint ownership with or without plots and 13 villa buildings on independent plots with an area of between 2 000 and 4 000 sq. m. kindergarten, shops and establishments for commercial and public services;

- Territory – 159 480 sq.m. - SBA – 73 000 sq.m.

- Approximate number of residents – 1800;

7. Resort-residential zone, consisting of individual, lined-up and residential

buildings with joint ownership with and without plots and 8 villa buildings on independent plots with an area of between 2 000 and 5 000 sq. m. kindergarten, shops and establishments for commercial and public services;

- Territory – 112 480 sq. m.

- SBA – 68 000 sq. m.

- Approximate number of residents – 1200;

8. Resort-residential zone, consisting of individual, lined-up and residential buildings with joint ownership with and without plots and 8 villa buildings on independent plots with an area between 2 000 and 5 000 sq. m. kindergarten, shops and establishments for commercial and public services;

- Territory – 89 650 sq. m. - SBA – 40 000 sq. m. - Approximate number of residents – 900;

9. Resort residential zone, consisting of individual, lined-up and residential

buildings with joint ownership with or without plots and 13 villa buildings on independent plots with an area of between 2 000 and 5 000 sq. m. school, kindergarten, shops and establishments with commercial and public services;

- Territory – 112 680 sq. m.

- SBA – 76 000 кв.м. - Approximate number of residents – 1360; 10. Commercial center with offices and places of entertainment;

- Territory -113 500 sq. m. - SBA – 120 000 sq. m.

11. Wood park, consisting of coniferous forest with a total area of 448 200 sq. m.

Summarized data of the resort-residential complex ‘Marina Bay– Varna Royal Yacht Club’

- Territory – 2 447 750 sq. m. (244,775 hectares);

- Spread built-up area – 1 154 000 sq. m. - Number of residents – 16790.

Prepared by Prof. architect I. Nikiforov, Doctor of Architectural Sciences Varna, 2011

The developed territory compared to

the Town Plan of the city of Varna

The developed territory compared to

the Town Plan of the city of Varna

Aerial view to the area for the projected resort-residential complex “Marina Bay – Varna Royal Yacht

Club”

View from the road to the area for the projected resort-residential complex “Marina Bay – Varna Royal Yacht

Club”

View to the area for the projected yacht port - marina

View to the hills for the projected individual residential buildings

Photographs of the model of the entire developed territory