The realestate development boom on the Baltic Sea continues at its best. Investments advertised as "luxury apartments by the sea" are springing up like mushrooms after the rain, and sales offers tempt potential buyers with visions of stable profits or blissful relaxation (delete as appropriate). The new Kolobrzeg investment in Grzybowo definitely fits into this trend.
I was surprised to see an advertisement for the investment "Apartments 100 m to the beach - stage IV". - The name suggested an intimate building located in an extremely attractive location, almost at arm's length from the sea. However, when I tried to find more information about this project, I encountered a surprising difficulty. The website did not contain any photos of the investment, only a laconic shot of the entire complex, the rest were interior renderings. Details were also missing from the sales listings. It wasn't until an extended search and analysis of maps, plans and building permits, as well as going on Google Street View, that I was able to locate the buildings - and discover that the reality was far different from the marketing promises.
It turned out that "Apartments 100 meters to the beach - stage IV" is in fact part (?) of the much larger Sunset Resort complex - consisting of as many as eight apartment buildings. I myself am lost in this offer, and I don't know if the developer is consciously using different terms for the same development, or just for part of it. Regardless of my confusion, however, the fact remains - we are dealing with a sprawling holiday development that significantly contributes to its surroundings and the local landscape.
Nature promised
The building was designed by architects from the Federacyjne Biuro Architektoniczne studio, while the investor is Noraco from Szczecin. The developer promotes the investment as elegant apartments integrated into the greenery, but it is worth noting the actual scale of the project. The project area is divided into two parts: northern and southern. According to the description, "In the northern part, guests will be able to enjoy beautiful relaxation and recreational infrastructure in the Natura 2000 garden and park with wooden pergolas, sunny piers and resting terraces." - only that it's clear from the Natura 2000 area maps that this is an area outside the project boundary. Such proximity also raises questions - is the construction of such a large complex in the vicinity of protected areas actually compatible with environmental protection? Intensification of tourist traffic in the Natura 2000 area may negatively affect local ecosystems.
Too beautiful and quiet
Although the development's website emphasizes "comfort and tranquility," in reality Sunset Resort is a project geared toward mass tourism. As the listing proclaims - "It's an amazing place where peace and quiet meets a business idea." As many as 430 outdoor parking spaces will be built at the complex. It unequivocally testifies to the expected large number of visitors. Such a huge number of cars means increased noise, exhaust emissions and a significant burden on local infrastructure. So it's hard to talk about a quiet, intimate vacation - rather, a large tourist center that changes the character of Grzybowo.
The developer uses a narrative familiar from many similar investments - "intimacy", "prestige", "proximity to nature". Meanwhile, the reality looks different: a large apartment complex, hundreds of parking spaces, mass short-term rentals and the transformation of Grzybowo into another tourist enclave.
Land plot vs. Natura2000 areas
Residents may wonder whether this is really a development of the village or another step toward its commercialization. Public space and natural assets are being subordinated to the interests of developers and seasonal tourists.
The developer's offer is mainly aimed at people who treat the purchase of an apartment as an investment. The sales model assumes the possibility of short-term rentals. Apartments are sold on the basis of separate ownership. This is a model familiar to many coastal towns, intended to bring regular income to the owners. In practice, instead of developing the local community, it means the emergence of "ghost estates", inhabited mainly by tourists, only in high season.
Some prices from the apartments are available, which clearly shows that the investment is not aimed at local residents. The purchase is dedicated to those willing to invest in real estate. The price per square meter exceeds 14 thousand zlotys, and in some cases even approaches 15 thousand.
A conscious decision by the municipality
It turns out that the investment was not created in a vacuum, and its location and nature were envisaged from the beginning in the local zoning plan[1]. The municipality, when adopting this plan, was fully aware of the "efficiency" of the plot and its possible development. Formally, the project site is located in the area designated as A18 UT, U, which covers 3.7310 hectares and is intended for a "tourist functional complex." In theory, Sunset Resort is located in a green area, but it is difficult to talk about preserving the natural landscape. Although the plan imposes the preservation of at least 30% biologically active area, in practice paved infrastructure dominates, and "greenery" is limited to small lawns and a few plantings.
The MPZP clearly states that the area was to be used for tourist services development - hotels and guesthouses, which the developer meticulously took advantage of, creating Sunset Resort - a complex of eight apartment buildings with more than 400 parking spaces. Significantly, the plan also allowed for complementary functions, such as retail, catering and even medical services. This made it possible to add a restaurant, gym or spa salon to the complex. Although in theory the plan allowed guesthouses and hotels, the developer cleverly shifted the emphasis toward commercial investment apartments, or de facto condo hotels.
An interesting aspect of the MPZP is the provision stating that "the development and layout of the site should be designed in such a way that the development will not be flooded in the event of land flooding." The Grzybowo area is prone to changes in groundwater levels and periodic flooding. High groundwater levels in the Kolobrzeg region, to which the village belongs, can lead to flooding, especially during prolonged rainfall. The plan indicated the need to take into account the organic subsoil and use appropriate hydraulic engineering solutions. It can already be seen that most of the resort's area has been built up and paved - so naturally the warning light under the title of "retention problems" and the increased risk of flooding during periods of intense rainfall turns on.
The plot on the MPZP
Looking at the content of the MPZP, it is difficult to say that the municipality was "surprised" by the scale of this investment. On the contrary, the plan allowed for intensive tourist development and largely defined what the development of this plot of land should look like.
Is this a good thing for Grzybowo? This is a question worth asking ourselves. On the one hand, the investment will attract tourists and increase income from short-term rentals, on the other - it will change the character of the village, affect the local landscape and may lead to environmental degradation. One thing is certain - the municipality knew well what it was doing, passing this plan and allowing such a large undertaking. The question now is what the consequences will be for residents and the future of the entire region.
Magdalena Milert
[1] Resolution No. XXXVIII/215/2006 of 2006-08-08 on the local spatial development plan for the town of Grzybowo, Kolobrzeg municipality Publication: Official Gazette of the Zachodniopomorskie Voivodeship No. 99 of 2006-09-25, item 1868 Entry into force: 2006-10-26
