The Special Court has ordered the SPAK to register the proceedings for Baks-Rrjolli, following the complaint of residents who claim that the land where Baks Bay is being built was acquired through forged documents. Fatmir Shpellza and “Gener 2” are mentioned in the report, while the ownership conflict has already passed into the hands of special prosecutors.
The strongest document for the land is in the resort’s official file itself. Permit no. 360/1, dated January 15, 2026, was granted to “ABA BLUE BORGO” sh.pk for 33 accommodation and service structures over 147 ha, while identifying five properties in ZK 1076: 81/3, 73/3, 116/26, 189/5 and 73/7.
The second page of the permit also shows the land route. On October 30, 2024, Fatmir Shpellzaj and Gener 2 signed a contract for the development of 1,171,946 m². On December 10, 2024, Gener 2 transferred the construction investment rights and obligations to ABA Blue Borgo “without consideration”. In the contract of January 24, 2025, Gener 2 is marked as the “land owner”, while ABA Blue Borgo is the investor.
Meanwhile, Baks-Rrjolli had been preparing for the big tourist development for years.
Baks-Rrjolli had entered the state planning machine years before these contracts. On October 23, 2019, the National Council of the Territory approved the initiative for the drafting of the Detailed Plan of the Area of National Importance. On December 28, 2020, the plan was approved.
The KKT document also clearly shows the role that AKPT had. The request of the Ministry of Tourism and Environment for the approval of the plan went through the National Agency of Territorial Planning, while together with the decision, the Detailed Development Plan, regulations and maps that would determine the way the area would be developed were approved.
AKPT was in charge of checking the compatibility of other planning documents with the PDZRK of Baks-Rrjolli and was among the institutions charged with the implementation of the decision. Local plans, strategic projects and developments affecting the territory had to respect the approved framework for the area.
AKPT is headed by Adelina Greca.
The development plan report shows more clearly than any map what changes were being prepared for Baks-Rrjolli. In the existing state, 70.60% of the territory was classified as a natural system, 10.71% as an agricultural system and 10.51% as a water system; only 7.11% was an urban system. The document itself described the area as a territory dominated by natural, agricultural and water systems and where urban and infrastructural developments were few.
The plan then defined the new direction. For a projected capacity of about 6,000 vacationers, the report wrote that, based on the natural and agricultural character of Baks-Rrjolli, the conversion into an urban and infrastructural system was “inevitable”. Among the proposed conversions, the transition from a natural system to an urban system was directly related to the construction of 4-5 star resorts.
The document goes even further to subsection 6/1. The territories there are described as large areas with “strong natural character”, with the potential to turn into high quality 4-5 star resorts. The method of intervention determined by the plan was: Urbanization.
So AKPT was not just managing a map where hotels appeared somewhere. The plan that passed through the institution of Greca determined the transformation of the use of the territory, the touristic capacity, the areas that would be urbanized and the resorts that would be located on a space that the document itself described as mainly natural.
Meanwhile, the report highlighted the Viluni Lagoon, Renci Mountain, wetlands, sand dunes and the Rana e Hedhu Nature Monument as values of the area. Among the issues that needed to be addressed, the “non-identification of environmentally sensitive areas” was also mentioned.
The plan that the Agency administered also had the concrete project written on it. The official map of priority projects bears the note “Design Studio – Atelier 4”, while the table of the action plan states “Construction of 3-4 resorts with 4-5 stars according to national and international standards”.
Atelier 4 is the studio of the Efthimi brothers, early and close collaborators of Adelina Greca in the planning of the territory. According to Pamphlet information, the Greca-Efthimi relationship is close and consolidated for years. Public documents also show previous institutional collaborations between AKPT and Atelier 4.
On January 29, 2019, at the forum for the territorial strategies of Peqin, Roskovec, Patos and Mallakastra, the minutes record the consultants of Atelier 4 and show that the meeting was opened by Adelina Greca herself, in the capacity of the General Director of the AKPT. After her, the project manager from Atelier 4 received the presentation of the project.
A little later, the same studio would design Baks-Rrjolli.
The role of AKPT continued even after the approval of the plan. In 2023, when the KKT changed the 2020 decision and removed the Rana e Hedhun part, the proposal came from the National Spatial Planning Agency. Baks-Rrjolli remained in force, while AKPT was tasked with updating the documentation in the National Register of Territorial Planning.
From the approval of the plan, the control of compliance and until the intervention of 2023, AKPT has been part of the process that determined the development rules of Baks-Rrjolli.
In 2024, the environmental documents issue “GENER 2” sh.pk and “ABA BLUE BORGO” sh.pk as developers of Blue Borgo, with a land area of about 1.47 million m². Blue Borgo is the project that is now known as Baks Bay.
That same year, Atelier 4 appeared again in a major AKPT competition.
The Agency organized “Pair-Competitions for the Development of Public Property”. For G1, Lot 1 – Public Administration Cluster, the team Coldefy et Associés was declared the winner | Atelier 4 | Sempervirens | AEI Project | Jacopo Foggini.
Among the jury members were Adelina Greca, Elira Kokona and Edi Rama.
The story of Greca at the head of the Agency meanwhile had a serious precedent with KLSH
KLSH, after the audit of the AKPT, asked the Ministry of Infrastructure and Energy to assess the responsibility of the AG, General Director of the AKPT, and to start the disciplinary procedure with measures ranging from “Remarks with warning” to “Removal from duty”.
KLSH listed four issues: “The Academy of 100+ Villages”, the project of the Magistrate’s School, the Compliance Act for the PPV of Shkodra and the procurement of Mandatory Local Plans. AG was Adelina Greca.
At the “Academy 100+ Villages”, the auditors found 3,230,000 ALL in economic damage and wrote that for the 38 paid experts there was no documented evidence of their engagement in the project. KLSH demanded that the holder of AKPT follow the legal ways to collect the amount.
The ministry was asked to start a procedure for Greca’s removal from office. Greca remained at the head of AKPT.
According to Pamphlet information, its history in territorial planning has a more serious track. Editorial sources say that Greca acted in certain episodes also on behalf of the interests of a mafia group, using her position and influence in the planning processes.
The file that was opened today has its own documents. The Blue Borgo/Baks Bay license gives the names, contracts and areas: Fatmir Shpellzaj, Gener 2, ABA Blue Borgo, 1,171,946 m² in the development contract and transfer of investment rights to the resort company without consideration.
Before that, the plan that passed through AKPT had described Baks-Rrjolli as a territory dominated by nature, agriculture and water, had called its urbanization “inevitable” for tourist development and had put 4-5 star resorts on paper. The studio that designed it was Atelier 4 of the Efthimi brothers. / Pamphlet
