Ondřejník or Smrk? In Ostravice, You Choose a Home to Suit the Way You Want to Live

Nine clusters of three houses, plus a tenth building offering residents private wellness facilities, a sauna, swimming pool and gym. The Beskydská Brána development in Ostravice is being built by developer František Doležal, who will be moving into one of the homes himself. How has that influenced the decisions he has made throughout the project?

This is a residential development combining modern living with the immediate proximity of the mountains. Why did you choose Ostravice in particular?

I have a personal connection to the Beskids – I come from the region, I enjoy coming back here, and for some time I have been watching Ostravice develop into a fully fledged year–round destination. The initial idea came during the pandemic, when I was looking for a place in nature for my own family. Ostravice offers an exceptional combination: you are at the foot of Lysá hora, close to the river and golf courses, while still within easy reach of Ostrava and Frýdek–Místek. That is why we did not want to build holiday cottages, but proper homes for year–round living.

Modern architecture in a mountain setting. What brief did you give the architect, and what was important to you?

The brief was to create something modern, but respectful of its surroundings. Together with architect Marek Danyš, we did not want to copy a traditional mountain cottage or transplant an urban villa into the Beskids. We were looking for a contemporary design that incorporates a pitched roof, timber, stone and the surrounding landscape, while also offering generous glazing, plenty of natural light and comfort. The durability of the materials and carefully considered details were also important. I see the Architects’ Award in the 2024 Real Estate Project of the Year competition for the Moravian–Silesian Region as confirmation that we managed to strike the right balance.

The project comprises 27 houses, arranged as nine clusters of three. How did you address the future owners’ privacy in the design?

The clusters of three allowed us to retain the intimate scale of the development while using the site efficiently, but privacy was a key consideration from the outset. Each house has its own entrance, garden and terrace, and their orientation limits direct views between neighbours. The large glazed areas primarily face the surrounding landscape rather than the neighbouring house. The aim was not to create an anonymous housing estate, but a place where people can meet and interact without sacrificing the peace and privacy of their own home.

You have divided the houses into two types, Smrk and Ondřejník. Who is each option designed for?

Both types have a three–bedroom layout with an openplan kitchen and living area, but they differ in size and how the space can be used. Ondřejník, with a floor area of approximately 119 to 120 square metres, is more compact and is well suited to couples, smaller families or owners looking for a second home with reasonable running costs. Smrk offers around 156 to 166 square metres, providing more space for family life, guests and working from home. It is not a question of one option being better than the other; each is designed to suit a different way of life.

You place a strong emphasis on high standards throughout the development. What does a genuinely high–quality home mean to you personally?

For me, quality is not primarily about a list of expensive brands, but about creating a home that continues to work well even years later. It starts with a well–considered layout, plenty of natural light and solid workmanship, continues with energy efficiency and ends with materials that age gracefully. That is why the standard specification includes, for example, a Viessmann heat pump, underfloor heating, large–format triple glazing, high–quality bathrooms, durable façades, larch terraces and preparation for electric vehicle charging. We did not want clients to have to make major alterations to their homes after taking possession.

The development will include private wellness facilities exclusively for residents. What led you to the idea of creating shared amenities?

We wanted to offer more than just a collection of individual houses. The shared ‘tenth house’ will provide residents with wellness facilities including a sauna and swimming pool, a gym, a communal lounge and three guest apartments. This means owners do not need to have all these facilities in their own homes, while still having access to them. At the same time, it creates a natural place for people to meet. You cannot force a sense of community, but you can create the right conditions for it – and that, to me, is the main purpose of the shared amenities.

You will also be one of the homeowners yourself. Has that changed the way you view the development? Did it ever lead you to make different decisions during construction?

Definitely. When you know that you are going to be one of the residents, you stop assessing the development purely in terms of spreadsheets and deadlines. You think much more about everyday use, maintenance, privacy and what the development will look like in ten or twenty years’ time. In some cases, that meant choosing higher–quality, longer–lasting solutions, even if they were not the cheapest. At the same time, it sends a clear message to clients: I am not only behind the development as its developer, but also as a future neighbour.

Beskydská Brána is being built in two phases. Where does the development stand today?

The first phase, comprising twelve houses, has been completed and is awaiting final approval, which we expect to obtain before the end of this year. The second phase, comprising fifteen houses, is under construction and is scheduled for completion in spring/summer 2027. What matters to us is that this is no longer just something people can see in visualisations: prospective buyers can come and walk around the completed part of the development, see the actual standard and how the houses relate to the surrounding landscape, and talk to people who have already found their place here. When it comes to making a decision, that is far more powerful than any brochure.

How do you see Beskydská Brána in five or ten years’ time?

Above all, I hope it will be a vibrant place that retains its architectural value and blends naturally into Ostravice. Not a gated resort, but a desirable place for both yearround living and second homes, where neighbourly relationships and shared amenities work well. If, years from now, the owners say they still look forward to coming back here and that their homes have stood the test of time, both technically and in terms of value, that will be the most important measure of success for me.