Authors: Arbjona Çibuku and Erblin Vukaj Citizens.al
"Add water and add flour" is a popular Albanian expression that implies the grotesque tendency to fill the lack of content in speech with words.
It fits the story of the "Nova 5 Star Hotel" project, which tripled the intensity of construction in four years. This building is being built in the former Republican Guard area in Tirana, which was initially advertised as being added as a public space to the Artificial Lake park.
"5-star" elevation"
Three lines of cars flock every day to park next to the former offices of the Files Authority. In 2020, the road was opened to traffic after the relocation of the Republic Guard. On paper, the segment was supposed to be connected to the “Dora D'Istria” road as an extension of the “Ibrahim Rugova” road. But in reality it has remained a dead end.
The oblivion does not seem accidental, as the street today resembles a construction site yard where heavy machinery moves from construction projects that began in parallel with the Guard's relocation.
The largest project there is a five-star hotel called "Nova", which has been deepened and elevated twice as much as originally planned.
Building permits are considered a difficult development right to obtain in Tirana.
Hundreds of entrepreneurs in the capital remain hostage to property problems, restrictions from the local master plan, or even clashes with the public interest.
Overcoming these obstacles often takes years of consultation, plan changes, applications and re-applications. But in the case of the Nova Hotel, things seem to have flown quickly and smoothly. On the contrary, the project has managed to benefit and "new permit in old hole".
According to Detailed Local Plan, “Nova Hotel Five Star” was planned as a multifunctional building with 11 floors (2020, DONE by the studios Xaveer De Geyter and iRI), but with revisions received permit from the government for 14 floors.
Work began normally and after the opening and concreting of the investor pit (2024) got a new license, to be deepened from 3 to 6 floors underground and to be elevated from 14 to 35 floors.
If the first permit mentioned a coefficient of 40.4% that was given for roads or public spaces, the 2024 permit does not mention it at all, and the footprint of the structure has been expanded from 876.8 m2 at 1,160 m2.
In short, the investors have obtained the right to use more land and will elevate the building even further with a land use coefficient of nearly 80%, which has hardly been seen anywhere else in Tirana.
Moreover, from a building planned for a hotel and offices, the "new" project will also serve as housing. The implementing companies are Nova Construction 2012 and Ferro Beton, both part of the Nova group owned by brothers Kujtim and Ilir Shtufi, while Ferro Beton is in partnership with entrepreneur Mark Luli.
Nova Group enjoys a significant construction portfolio in the capital. In addition to this project at the former Garda and the 12-storey “City Hotel"in the former Bloc, they stand behind two of The 10 tallest towers in Tirana.
Projects like Mount Tirana – about 60 tower floors from ZEBRA; Bond Tower – about 50 tower floors from OODA on “Dritan Hoxha” street, Vertical Hora – two towers of 30-40 floors from OODA at the former "Dajti" complex, "Muhamet Gjollesha" street, are the ones that have attracted attention.
Meanwhile, earlier, they were able to develop Tirana Garden Building – massive building with two towers 16-24 floors from archea which was erected at the former Museum of Natural Sciences, "Rruga e Kavajës".
In October 2018 Tirana Mayor Erion Veliaj stated that the territory that had until then served as the Republic Guard would be returned to citizens as part of the Lake Park for recreation and entertainment.
But plans seem to have changed. Ciitzens reported in 2021 on the alienation of land to build towers and not a public park.
Rapid change of plans and projects approved in the same area is a clear indicator of influence peddling and the fact that the public good is treated as "merchant without god".
The case of "Nova Hotel" seems to be the clearest example of how promises for"public space", while behind the scenes, towers are being designed and floors are being added. Instead of a park, permission was initially given for an 11-story tower, which was turned into 14, and then into 35 floors. The project shows that the promise of a park remained only a facade, while reality is expected to take the concrete to the sky.
"Add water and add flour" is no longer simply a phraseological expression, but an urban formula by which Tirana loses its spaces. With this scheme, the public gains nothing, except the heavy shadow of the facades that steal the horizon and the green entrance to the Lake Park.
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