Planning Regulations and Development Value in Coastal Albania

My study focuses on an analyze and description of recent developments on the Albanian seaside, in particular ?touristic villages? built at ?Lalzi Bay? and their environmental approach in connection to Planning Regulations. By working particularly with one of these projects, ?San Pietro Resort?, by comparison to other projects nearby and by consideration of requirements set by the General Territorial Plan of Durres Municipality, I try to illustrate how it shows reasonably more respect for the location, not because of Planning regulations, but despite of them. Furthermore, I try to describe that is the market itself pushing for environment friendly developments and the sensibility towards market indications works better than limitations put by governments. My modest suggestion, based on actual projects and literature review is that public policy should be revised and considered not just as ?obligatory minimum standards? but as a smart way of incentivizing competitiveness and innovation, under very carefully selected working models.