1. PROJECT TITLE

Hotel with Supporting Facilities within the “Kastel” Fortress Complex

2. SECTOR

Tourism and Hospitality

3. LOCATION

Banja Luka

4. SHORT PROJECT DESCRIPTION

As defined in the Development Strategy of the City of Banja Luka, the “Kastel” Fortress should become the backbone of the city’s tourism offer and the center of cultural events in the city on the Vrbas River, through the reconstruction and rehabilitation of all areas within the fortress, organized into 9 functional units.

Unit 1 – Hotel with Supporting Facilities represents a part of the fortress complex encompassing the area within the fortress walls, as well as the spaces outside the walls bordered on the west and north by Teodora Kolokotronisa Street, on the east by the left bank of the Crkvena River from the bridge to its confluence, and on the south by the bank of the Vrbas River up to the Patre Bridge.

The future hotel location is situated in the immediate vicinity of the bridge and includes the area from the entrance to the “Kastel” Fortress near the “Kapi Tower” to the upper terrace of the Vrbas riverbank.

5. DETAILED PROJECT INFORMATION
5.1. WHAT TYPE OF PROJECT IS IT?

Brownfield location owned by the City of Banja Luka. The existing building requires reconstruction with the possibility of extending supporting facilities. The new purpose of the building is a hotel with supporting amenities.

Below is a presentation of the proposed solution according to the detailed design project commissioned by the City of Banja Luka following an international competition for the selection of an architectural and urban design solution for the reconstruction and remodeling of the Kastel Fortress. The design fully complies with the requirements prescribed by the Republic Institute for the Protection of Cultural, Historical and Natural Heritage.

Architectural Design

The facility consists of two construction units forming a single functional and architecturally unified complex.

One part consists of the existing Artillery Barracks building intended for reconstruction, mainly planned for hotel accommodation units, while the second part is a newly designed section housing the supporting facilities necessary for the proper functioning of this technologically demanding program.

In addition to its accommodation function, this space is intended for hosting various social events, formal receptions, weddings, promotions, and similar activities.

The hotel is defined through several main functional units:

  • Accommodation section (total of 20 accommodation units);
  • Hospitality facilities (restaurant, kitchen with supporting spaces);
  • Public areas.

In the zone between the reconstructed building and Bastion 9, within the area of the existing shelter, the construction of a ceremonial hall is planned, suitable for smaller conferences, presentations, and similar events.

Together with the restaurant on the basement level, this area forms a complex where multiple social events can be held simultaneously.

  • Auxiliary facilities (cloakroom, toilets, garage, reception desk).

In Bastion 9, physically connected to the hotel at the underground level, the planned space is intended for various social events – a small chamber stage, cultural promotions, a café club for young people and visitors of the “Kastel” Fortress, etc.

5.2. PROJECT STATUS

Following the international competition for the reconstruction and remodeling of the “Kastel” Fortress, a conceptual design was prepared, after which the City of Banja Luka financed the preparation of the detailed design project.

In May 2014, the Commission to Preserve National Monuments of Bosnia and Herzegovina declared the Historical Area – Kastel Fortress in Banja Luka a national monument of Bosnia and Herzegovina.

Approval for the detailed design project was also obtained from the Republic Institute for the Protection of Cultural, Historical and Natural Heritage.

So far, with the support of the European Union, which recognized the importance of the project, more than BAM 7 million in grants has been invested in the restoration of the “Kastel” Fortress. Within Unit 2, part of the Cultural Center with supporting facilities has been restored, while within Unit 9, the Historical Museum – Educational Center with supporting facilities has been renovated.

Unit 2 – Cultural Center with Supporting Facilities

Unit 9 – Historical Museum – Educational Center with Supporting Facilities

At the same time, the City of Banja Luka invested approximately BAM 2.1 million.

Summary of Available Documentation:

  • Urban planning approval for the reconstruction and revitalization of the “Kastel” Fortress (for all 9 units);
  • Detailed design project for the reconstruction and revitalization of the “Kastel” Fortress (for all 9 units);
  • Environmental permit;
  • Approval from the Republic Institute for the Protection of Cultural, Historical and Natural Heritage.
5.3. REASONS FOR INVESTING IN THE PROJECT

The “Kastel” Fortress represents the birthplace of the City of Banja Luka. In the mental map of both city residents and visitors, it occupies a central position within the city.

The lack of adequate accommodation capacities for high-end tourism creates an opportunity for a hotel facility within the walls of the “Kastel” Fortress to become one of the most sought-after locations for tourist accommodation, smaller conferences, wedding ceremonies, and numerous other social events.

The Kastel Fortress is also the center of cultural events under the slogan “All Events in Banja Luka in One Place,” such as: “Kastel Rock Fest”, “Fresh Wave Festival”, “Dukat Fest”, “Summer on the Vrbas”, and many other multi-day cultural and tourism events.

These events primarily attract visitors traveling to and staying in Banja Luka, thereby generating demand for accommodation.

The planned hotel location is fully equipped with infrastructure and offers an exclusive view and direct access to the riverside area.

Currently, within the fortress complex, there is one hospitality facility in operation – the “Kazamat” restaurant – without accommodation capacities.

As Banja Luka is the university, economic, financial, political, and administrative center of Republika Srpska, and considering that the city hosts a Secondary School for Hospitality, Trade and Tourism, a qualified workforce is readily available.

6. PROJECT FINANCING
6.1. ESTIMATED PROJECT VALUE IN EUROS

EUR 5,300,000.00 (The amount is subject to change in accordance with current market conditions)

Value of the Hotel with Supporting Facilities (EUR 4,500,000.00) + Bastion 9 area (EUR 800,000.00), including construction and craft works, landscaping, technological equipment, plumbing installations, electrical installations, HVAC installations, elevator system, and fire protection equipment.

6.2. PLANNED SOURCES OF FINANCING

Public-private partnership or concession.

6.3. INPUTS PROVIDED BY THE LOCAL PARTNER

EUR 150,000.00

(infrastructure, urban planning approval, project and technical documentation, construction permit, environmental permit)

6.4. INPUTS PROVIDED BY THE INVESTOR

EUR 5,150,000.00

(Hotel with Supporting Facilities + Bastion 9; construction and craft works, landscaping, technological equipment, plumbing installations, electrical installations, HVAC installations, elevator system, and fire protection equipment).

7. HAS A PHYSICAL LOCATION BEEN DETERMINED FOR PROJECT IMPLEMENTATION?

The “Kastel” Fortress location is situated in the central urban area of the city, within the scope of the Regulatory Plan for the area between the following streets: Boulevard of Tsar Dušan, Omladinska, Radoja Domanovića, Branka Morače, Patre, Teodora Kolokotronisa, and the left bank of the Vrbas River (working title: South 7). The land and building in question are owned by the City of Banja Luka. Supporting infrastructure is available.

8. HAVE ACTIVITIES RELATED TO PROJECT IMPLEMENTATION ALREADY STARTED?

Project and technical documentation has been completed, and Urban Planning Approval and an Environmental Permit for the entire “Kastel” Fortress complex have been obtained.

9. PROJECT SUBMITTER WITH CONTACT INFORMATION

CITY OF BANJA LUKA

Department for Economy and Local Economic Development

Contact: Verica Kunić

Phone: +387 51 220 282

E-mail: verica.kunic@banjaluka.rs.ba