From vision to evidence
What must be true for The Dune to proceed?
The project will only become investable and publicly credible if the major unknowns are tested in the correct order.
Where the project actually stands.
Completed or available
- Working project name and narrative
- Early concept illustrations
- Initial room and spa ambition
- Proposed orientation principles
- Preliminary study coordinate
- Initial regulatory and tourism research
- Website and stakeholder-communication specification
Not yet secured or completed
- Confirmed landowner and site control
- Appointed architect
- Verified site survey and cadastral analysis
- Municipal planning assessment
- Environmental baseline studies
- Hotel and spa market feasibility
- Coastal, flood and geotechnical studies
- Mobility and infrastructure studies
- Preliminary engineering
- Reliable capex and operating model
- Financing and operator agreement
Six decision gates.
- 01
Land and first planning dialogue
Confirm relevant parcels, owners, willingness to explore and an initial municipal view of the study area.
- 02
Site fatal-flaw analysis
Test protection, shoreline, agriculture, flood, access, utilities, scale and visual impact.
- 03
Commercial feasibility
Test 100-room and spa demand, room mix, day market, pricing, seasonality, staffing and operator models.
- 04
Architectural vision study
Commission a multidisciplinary concept based on verified site information and alternative scenarios.
- 05
Investor and public decision
Decide whether to fund formal planning, land option extension and developed design.
- 06
Statutory planning and impact assessment
Proceed through required public and regulatory processes without presuming approval.
Required studies.
Site and land
Cadastral and land-register review, landowner and rights mapping, existing leases and easements, agricultural division and conversion issues, acquisition or joint-venture options.
Planning
Municipal plan and applicable zoning, shoreline building restriction, protected landscape rules, required planning procedure and impact assessment, regional and state authority interests.
Environment
Habitat and species surveys across relevant seasons, dune and vegetation assessment, birdlife and disturbance, hydrology, landscape and visual impact, light and noise, climate adaptation.
Technical
Topographical survey, geotechnical conditions, storm surge and erosion, road and emergency access, water, wastewater, power and digital infrastructure, energy concept, construction logistics.
Commercial
Hotel market and competitive set, spa day market and memberships, food and retreat demand, operator and brand strategy, staffing and seasonality, preliminary capex and return model.
Social and regional
Regional economic impact, employment and skills plan, local supplier strategy, public-access and visitor-management plan, stakeholder dialogue record.
The first documents that must exist.
Cadastral and land-register report
- What will be produced
- A professional review of parcels, registered owners, rights, easements and encumbrances across the study area and alternatives.
- Why it matters
- Nothing else can be relied upon until it is known who owns the land and what is already registered against it.
Site fatal-flaw analysis
- What will be produced
- A structured screening of shoreline policy, protected-area boundaries, agricultural status, flood and access against each candidate footprint.
- Why it matters
- It is the cheapest way to discover that a location cannot work, before design money is spent on it.
Biodiversity and bird baseline
- What will be produced
- Seasonal habitat and species surveys across the dune, beach and inland margin, carried out by qualified ecologists.
- Why it matters
- Jærstrendene carries plant and bird protection; impact cannot be assessed without a baseline first.
Landscape and visual-impact assessment
- What will be produced
- Verified viewpoints and accurate massing tested from the beach, the Scenic Route and inland farmland.
- Why it matters
- In a flat, open landscape, visual impact is the concern most likely to determine the outcome.
Hotel and spa feasibility
- What will be produced
- An independent market study covering room demand, the regional day-spa market, membership potential, pricing and seasonality.
- Why it matters
- No capacity, revenue or occupancy figure should be published before it exists.
Traffic, parking and public-access plan
- What will be produced
- A mobility study covering guests, staff, day visitors and deliveries, together with a public-access and visitor-management plan.
- Why it matters
- Local concern about traffic and beach pressure is legitimate and must be answered with analysis.
Open questions and risks.
These are the questions most likely to change or stop the project.
- Can a suitable site be identified outside unacceptable protected or agricultural conflict?
- Can approximately 100 rooms and a large spa be accommodated without dominating views?
- Can access and parking be solved without increasing pressure at Borestranda?
- Can a public roof route coexist with hotel operation, weather and safety?
- Is the regional and international market sufficient for the required investment?
- Can the project be financed while maintaining architectural ambition?
- Which public benefits are genuine, measurable and contractually secured?
The purpose of feasibility is not to defend the first image. It is to discover the version of The Dune that can responsibly exist.
Documents will be published as they are produced.
Non-confidential studies, summaries and decision material will appear in the document library with clear version and status information.