For the third consecutive day, residents of the Baks–Rrjoll area in Shkodër have continued their protests against the construction of a luxury tourist resort promoted by businessman and media publisher Bashkim Ulaj. The demonstrations, marked by tension and confrontations with police forces, have reignited a national debate in Albania over land ownership, strategic investments, and the balance between economic development and citizens’ rights.
On the third day of protests, the 25 residents who had been detained by police a day earlier were released and immediately returned to the protest site, joining dozens of other locals opposing the works on the ground. Their message remains clear and unwavering: they claim that their land has been unlawfully seized and that the state is using force to suppress their resistance.
Clashes with Police and Allegations of State Pressure
During the protest, clashes were reported between residents and police officers deployed to secure the construction area. Law enforcement forces pushed protesters away from the road where preparatory works for the tourist resort have begun. Residents accuse the authorities of siding with private interests and using intimidation tactics to silence opposition.
According to protesters, the land in question belongs to local families who have lived and worked in the area for generations. They argue that the development is being imposed without proper consultation, transparency, or fair compensation, turning what is presented as a strategic investment into a symbol of injustice.
“This is our land, and we are being treated like intruders,” several residents stated during the protest, emphasizing that their resistance is peaceful but determined.
Strategic Location and Political Sensitivity
The construction site is located in a highly sensitive and symbolic area between Rana e Hedhun and Velipoja, a coastal zone known for its natural beauty and environmental importance. The area is also politically sensitive, as it is associated with properties linked to the Berisha family, a detail that has further intensified public attention and political debate.
Environmental activists and local organizations warn that large-scale construction in this zone could cause irreversible damage to fragile ecosystems, dunes, and coastal biodiversity, adding an environmental dimension to the residents’ legal and social concerns.
Government Approval and Legal Framework
Despite the growing opposition, the project has received full institutional backing. On 15 January 2025, Albania’s Minister of Infrastructure and Energy, Belinda Balluku, officially signed the construction permit for the massive tourist complex. The project is planned to extend over approximately 146 hectares, making it one of the largest tourism developments ever approved in northern Albania.
Earlier, on 31 December 2024, businessman Bashkim Ulaj, together with his brothers Astrit Ulaj and Ahmet Ulaj, was granted the special status of “strategic investor” for the project known as “Blue-Borgo.” The development will be implemented by the company “Aba Blue Borgo” sh.p.k., and is promoted as a flagship investment expected to boost tourism, employment, and regional development.
The strategic investor status allows for accelerated procedures, priority treatment, and state support—mechanisms that critics argue often come at the expense of local communities.
Residents’ Claims: Land Grabbing and Lack of Transparency
Residents of Baks–Rrjoll insist that their land has been incorporated into the project area through unfair and opaque processes. They claim they were never properly informed, consulted, or offered acceptable compensation. Many argue that cadastral records and property titles have been ignored or overridden in favor of private investors.
For the protesters, the issue goes beyond a single resort. They see the Blue-Borgo project as part of a broader pattern in Albania, where large-scale tourism investments are approved rapidly, while citizens are left fighting lengthy legal battles with little institutional support.
“This is not development; this is dispossession,” has become a recurring slogan among protesters.
A Broader Albanian Context
The Shkodër protests resonate strongly across Albania, where public trust in strategic investment projects remains fragile. While the government promotes tourism as a pillar of economic growth, critics argue that unchecked development risks deepening social inequality, environmental degradation, and the erosion of property rights.
Cases similar to Baks–Rrjoll have emerged in coastal areas from the south to the north of the country, fueling concerns that local voices are systematically marginalized in favor of powerful business interests.
The involvement of a high-profile businessman like Bashkim Ulaj, who is also a well-known media publisher, has further intensified scrutiny, with many questioning potential conflicts of interest and the role of media narratives in shaping public perception.
What Happens Next?
As protests continue, residents vow not to back down. They are calling for:
- Immediate suspension of construction works
- Independent verification of land ownership
- Transparent dialogue with state institutions
- Respect for property rights and environmental standards
For now, police presence remains strong, and construction preparations appear to be ongoing, setting the stage for further confrontations.
The Baks–Rrjoll protests have become a powerful symbol of resistance, raising a fundamental question for Albania’s future: Can economic development coexist with justice, transparency, and respect for citizens’ rights?
The answer may well begin on the dusty roads of Shkodër’s coastline.