The updated Spatial Plan of Podgorica, which encompasses Zeta and Tuzi, outlines the transformation of 3,600 hectares (or 36 million square meters) of agricultural land into construction land.

This Plan acknowledges the ongoing reality; since the last revision in 2012, there has been an increase in construction on agricultural properties, alongside numerous new requests for parcelization and the conversion of agricultural land into development land.

It is emphasized that a permanent alteration in land use can only occur if the urban plan, or a detailed spatial plan, permits such a change. The Spatial Plan of Montenegro for the Podgorica subzone does not expressly prohibit the permanent conversion of agricultural land.

“The designated settlement areas have expanded by 73 percent. Agricultural lands have decreased by approximately 958 hectares, primarily to accommodate settlement expansion and road infrastructure,” the proposal details.

According to data from Monstat, food and beverage imports in the first half of this year totaled 450 million euros, equating to about 2.5 million euros daily, or four euros per person each day. The National Strategy for Sustainable Development of Montenegro identifies agriculture, energy, and tourism as key development sectors; however, the requests for land conversion indicate that agricultural landowners do not envision a future in this direction.

The Plan notes the existence of laws concerning agricultural land which necessitate compensation for conversions, since maintaining agricultural lands serves the public interest.

“To safeguard agricultural land, any temporary use for non-agricultural purposes and changes in usage must be compensated, unless otherwise stipulated by the Law on Agricultural Land. Compensation applies only to those areas designated for conversion in the approved plan and cannot be extended to other agricultural areas,” the Plan articulates.

The authors advocate for reviewing legal and regulatory frameworks to enhance the protection and improvement of agricultural land. They propose measures like incentives for converting uncultivated lands to arable land, confiscating neglected arable lands after a certain period, and providing them for free use temporarily.

Additionally, they suggest implementing a law to discourage the fragmentation of agricultural parcels during inheritance, along with a law on land consolidation.

“Effective legislative implementation is crucial for better agricultural land management by public institutions,” the planners assert.

In the once-vibrant agricultural hub of Montenegro – Zeta, the area designated for agricultural use has plummeted from 6,957 hectares in 2012 to its current 5,878 hectares. This represents a 16 percent decrease, equating to 1,080 hectares, or nearly 11 million square meters. Specifically, in the Golubovci region, agricultural land diminished from 615 to 427 hectares, a decline of 31 percent.

“The intended focus of urbanization on existing settlement areas to protect agricultural land has not been realized. Significant demographic growth and continuous urbanization along main roads and vital communications have occurred. The merging of individual settlements into unstructured urban agglomerations partly stems from the absence of confirmed planning documents… Agricultural areas are now situated on the periphery of the urban zone of Golubovci, isolated from the city’s urban part, with the plan maintaining large arable zones but dividing them into smaller parcels,” the Plan notes.

Planners express that they have endeavored to preserve as much agricultural land as feasible while planning drainage measures for wetlands where applicable, alongside protecting agricultural spaces from ongoing gravel extraction.

“Urban development should concentrate in the urban sectors of Golubovci and Beglake-Golubovci. In other locations, urban growth will be confined within the current settlement limits. All agricultural complexes suitable for intensive farming will be permanently protected. Organized land reclamation and consolidation (irrigation and drainage) are also outlined,” the guidelines indicate.

Simultaneously, the area allocated for settlements in Zeta is projected to grow from 1,378 hectares in 2012 to 1,821 hectares as planned.

The Highest Quality Lands in the National Park Protection Zone

The most fertile agricultural areas reside within the boundaries of the “Skadar Lake” National Park, as well as land boasting tourism development potential. This presents both primary opportunities and challenges for growth within this conservation area.

“All measures must encourage the advancement of intensive agriculture (fruits and vegetables), enhance the urban, traffic, and utility standards of settlements within existing construction zones; land drainage and tourism potential enhancement should comply with the national park regulations. Mineral extraction should be limited to areas amenable to recultivation and not located in national park or intensive agriculture zones. Current gravel and sand extraction from the Morača river and its tributaries has severely damaged the Zeta Plain area and groundwater, thus, rehabilitation measures for the degraded environment must be enacted,” the Plan specifies.

Intensive agriculture must adhere to protective measures for both groundwater and surface waters, as well as safeguarding ecosystems and natural attributes within the “Skadar Lake” National Park and its surrounding zones.

Expansion of Building Land in Tuzi by 73 Percent

In the Tuzi region, the agricultural land area continues to shrink, decreasing from 6,574 to 5,619 hectares, a reduction of 958 hectares or almost 10 million square meters.

Concurrently, the built-up area has expanded, rising from 661 hectares in 2012 to a planned 1,146 hectares.

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