Urban Planning Implementation Tool for the Construction of 4 Residential Buildings - Bordighera (IM) - 2024\2025 - under construction

TERRITORIAL FRAMEWORK:

The area subject to the intervention extends over the entire residential lot designated as Zone C3-3 of the new P.R.G. (General Urban Plan).

The project site is located uphill from the town center in the area known as “Colla,” between Via dei Colli and Corso degli Inglesi.

The allowable residential building volume amounts to 2,178.00 cubic meters.

The area affected by the intervention lies across both the IDMA and ISMA zones of the current landscape plan.

PLAN VARIANTS

The plan variants consist of:

Modification of the access road to area C3-3, as the current PRG layout is difficult to implement, requiring the construction of a “bridge” with significant environmental impact. The proposed variant, which generally follows the planned route (see Drawing 02), allows access to the area without adversely affecting the territory.
Reduction of the minimum lot size from 20,000 sqm to 10,000 sqm, since area C3-3, following a PRG amendment by Regional Authorities, has been reduced to 11,242.55 sqm.
Possibility of constructing volumes exceeding 900 cubic meters – see Article 22, Type A, of the current technical implementation regulations of the PRG.

LAND MORPHOLOGY – VEGETATION:

The area subject to building intervention consists of land with a surface area of 10,890 sqm, currently partly covered by greenhouses, partly cultivated with fruit trees, and partly abandoned. It is composed of a series of terraces, some quite wide, with retaining walls made of dry stone and partly exposed concrete, ranging in height from approximately 1.00 m to 4.00 m.

From a settlement perspective, the surrounding areas are characterized by traditional buildings (typical Ligurian rural houses), as well as some newly constructed buildings with traditional features reinterpreted in a contemporary style.

There are also greenhouses, rural buildings, and high-value villas.

Examining the area subject to the proposed intervention, the following can be noted:

To the south, along Via dei Colli and Corso degli Inglesi, the area is characterized by dispersed and clustered development.

Parks and gardens form the natural green system—a framing element.

The agricultural strip, characterized by greenhouses (including abandoned ones), uncultivated land, and cultivated areas mainly with broom and mimosa, is relatively small and located between zone C3 (intended for villas) and zone B (fully built-up).

In the immediate surroundings, there is a high concentration of existing and under-construction buildings, and the area is highly urbanized, indicating a specific ISMA condition. The rhythm and spacing of new structures maintain the appearance, perception, and average distances between existing volumes.

Based on all the above, the project is considered compliant with PRG regulations and not in conflict with the ISMA zone.

DESIGN CHOICES:

The project предусматриes the construction of 4 buildings with service rooms in the semi-basement level and associated garages.

Their location, downstream within the buildable lot, has been designed to limit their visual impact on the upper side, which is more visible from a panoramic point of view. Internal roads within the intervention area are also minimized, leaving more space for green areas.

Access to the buildings (identified in the plan as A, B, C, and D) will be via the extension of an existing private road, designed approximately in the center of the intervention area.

Considering that the access road will be used only by the planned residences and lacks a broader public interest, a width of 5 meters is deemed sufficient.

From a typological standpoint, the proposed solutions are contemporary in style.

All buildings feature flat roofs designed as roof terraces, photovoltaic panels, and green roofs (Daku system).

External finishes include rough-textured plaster, reinforced externally with welded mesh for climbing plants, wooden window frames, and glass railings (sky-frame type).

The structural system will be reinforced concrete with cavity perimeter walls and integrated insulation.

Part of the buildings will be clad in exposed local stone.

External paving will be natural (travertine) or structured concrete (“Levocell”).

Fences will be made of painted iron or reinforced hedges.

All retaining walls will be constructed in exposed local stone.

The site is served by municipal water supply, electricity, and telephone lines.

Wastewater will be connected to the municipal sewer system running along Corso degli Inglesi.

Rainwater will be channeled into the adjacent natural stream with discharge into the sea (see attached plan), which has sufficient capacity.

The landscaped areas will include typical local species of medium and tall vegetation (olive trees, pines, cypresses, palms, citrus trees, oleanders, araucarias).

Private parking is adequately provided within each residential unit (garages).

Regarding distances between the proposed buildings, as specified in the implementation regulations attached to the SUA, the minimum distance of 25 meters applies only within the SUA area.

As provided by current PRG regulations, urbanization works are fully identified in the area known as C3/1 – Sapergo, to which the developers of the SUA C3/3 will contribute proportionally, based on the newly built volume.