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Appendix G2 - Design Report · MCU21/0146
HOFMANN DRIVE NOOSAVILLE, QLD DESIGN REPORT AUGUST 2021 BRISBANE Plaza Level, Mosaic, 826 Ann St Fortitude Valley, QLD 4006 T +61 7 3253 9900 E [email protected] These designs and plans are the copyright of MODE DESIGN Corp. Pty Ltd and cannot be reproduced without written permission.
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Page 2
CONTENTS
1.0 SITE INTRODUCTION
Location, Matrix & Site Yield, Design Intent
2.0 DEVELOPMENT DIAGRAMS
Planning Information
3.0 DIAGRAMS
Design Intent
4.0 RENDERS
Overall Building Perspectives
5.0 DRAWINGS
(DA Drawing Set)
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SITE INTRODUCTION Location, Matrix & Site Yield, Design Intent ont f mil } i | . | lee SS
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Hofmann Drive
Residential Development, Noosaville, QLD
SUBJECT SITE
NOOSAVILLE, QLD
SITE
The site is located on Hofmann Drive at the southern
edge of the Noosa Business Centre. This vibrant local
setting is fringed by watercourses and bushland edges.
The Noosa Business Centre provides a range of centre
activities including business, retail, administrative,
community and industrial uses. The site is bounded
to the east by heavy bushland and the north by
green buffer to the Noosa Civic Shopping Centre.
Noosa is famed for the natural beauty of its headlands,
rock pool and beaches with a rich connections to
rivers and waterways set amongst a vegetated
backdrop. The proposal seeks to optimise and
enhance its bushland setting by paying regard to
the surrounding context, accentuating landscaped
green space, affirming natural outlooks, and providing
a high level of residential amenity for residents.
The development seeks to capitalise on its
proximity to neighbouring business amenity by
providing a diversity of housing types with a local
feel sympathetic to the character and identity of
Noosaville with an emphasis on pedestrian movement.
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Hofmann Drive
Residential Development, Noosaville, QLD
Hasting St
Tewantin DEVELOPMENT SUMMARY
Noosa
National
Park
Noosa !
Heads "# $
Sunshine
Beach
Noosa Village
Aldi
Noosa
Waters % % % % % % % % %
! !
"
"
Noosa Civic
Sunrise
Noosa Beach
Springs
"
To Maroochydore - 34kms
SITE - Residential Development Hoffman Drive
Shops
Industrial
Noosa
&
% % % % % % % %
Noosa
Industrial Precinct !
Noosa
Industrial '
!
SITE - Residential
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Hofmann Drive
Residential Development, Noosaville, QLD
PROJECT OVERVIEW
DESIGN STATEMENT
Noosa’s defining sense of place lies in its abiding connection to the
local landscape of natural coastal beauty and bushland backdrop. The
spectacular coastal scenery of the headlands, the leafy Eucalypt forests,
the woodlands, wetlands, and heathlands permeate daily life in Noosa
Shire. This design celebrates Noosa’s connection of people and place
through a considered climatic response which is integrated in the local
landscape.
The catalyst for this proposal is the provision of plentiful open space and
communal recreation uses reflecting the proximity of nature in subtropical
environments and Noosa’s outdoor based lifestyle. Copious space is allowed
for vegetation and landscaping with large shade trees in private and public
spaces.
With an emphasis on landscaped open space, the built form sits comfortably
within and does not dominate the natural environment. The provision
of substantial landscape buffers to neighbouring boundaries results in
buildings that are not obtrusive and are experienced through filtered views
in the landscape.
The low-rise nature of the individual buildings and provision of discrete
underground car parking imbues a low-key village feel which is appropriate
to the character of Noosa. Strong connections are maintained between
built form and landscape through substantial connected courtyards and
the provision of framed bushland vistas from dwellings. Internal pathways
emphasise pedestrian movements and connect residents to the communal
recreational areas.
The built form is contemporary in design and uses building materials
appropriate to the character and diversity of the subtropical environment.
Buildings are arranged to capture winter sunlight and allow breezes to
penetrate. Hoods, louvers, screens, and awnings temper climate extremes
where appropriate and provide patterns of light and shadow consistent with
traditional Queensland architecture. Large, shaded balconies are provided
for indoor/outdoor living spaces to be used all year round. Articulated walls
with lightweight materials and pitched tin roof forms reference coastal
vernacular character. Muted colours and tones are adopted to fit within the
natural landscape.
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Hofmann Drive
Residential Development, Noosaville, QLD
PROJECT OVERVIEW
PROJECT STATEMENT
Four key design elements referencing the local natural habitat and
representing the essence of the of the Noosa experience have driven the
design language at planning, built form and material scales.
Rich Native Bushland
Connections are established with existing bushland. These connections are
enhanced and integrated with the architecture with “in between spaces”
filled with natural deep planting and green edges permeating into the fabric
of the built-form to reduce building bulk and to enhance relationships with
the environment.
Rocky Coastal Outcrop
The built form is grounded in the use of natural materials referencing the
rocky coastal outcrops of Noosa heads. Natural rock facings provide warmth
and colour with earthy tones alluding to local coastal character.
Screens and windbreaks
Balconies are designed to be open and light weight in appearance with
transparent and open balustrading. Climate is modulated by screens and
windbreaks which control temperature, shading and comfort. Batten and
rocky coastal outcrop
screens & windbreaks
louver screens are both functional and aesthetic in providing privacy and
rich native bushland
screening utilities whilst creating patterns of light and shadow. Colours
shade from the sun
allude to golden sands of Noosa’s shoreline.
Shade from the sun
Protection from the sun is fundamental to comfortable living on the coast.
Sunhoods, awnings, deep eaves and overhangs respond to the hot summer
climate allowing filtered light to enter the building while affording weather
protection. The use of shading devices reduces extremes of temperature and
urban heat island effected. These features provide built character, articulate
the building façade, add visual interest and are quintessential to the Noosa
character.
7
Page 8
8
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Hofmann Drive
Residential Development, Noosaville, QLD
DESIGN CONCEPT ELEMENT
rich native bushland
9
Page 10
Hofmann Drive
Residential Development, Noosaville, QLD
DESIGN CONCEPT ELEMENT
rocky coastal outcrop
10
Page 11
Hofmann Drive
Residential Development, Noosaville, QLD
DESIGN CONCEPT ELEMENT
screens & windbreaks
11
Page 12
Hofmann Drive
Residential Development, Noosaville, QLD
DESIGN CONCEPT ELEMENT
shade from the sun
12
Page 13
13
Page 14
Hofmann Drive
Residential Development, Noosaville, QLD
MATERIALITY
A B C D E F G H I J
AL GR ST NA CO LI HO EX PR GL
N
EE
U
TE
IV
A
EE
TI
N
N
KA
M
SS
CR
ED
AC
VE
LF
RN
NE
IN
GE
BA
ETE
YB
IUM
ENC
BLO
A
PLA
RY W
S
L FC SHEET
LCONY
ALCONy
CKWOR
B A T TE N
NTING
ING
IRE RO
K
S
PE
IN
S
G
JI
LEGEND
I
A Privacy screening
C H
B Arrival
C Courtyards B
F
F
D Landscape pockets E
E Carparking surfaces
F Landscaping
G Honed Blockwork F
H Fibre Cement Sheeting
A
I Privacy balcony B
J Glass balcony
F
J A
C
I
H
A
C B
G
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Page 15
y) DIAGRAMS 7 Development Diagrams
Page 16
Hofmann Drive
Residential Development, Noosaville, QLD
Communal Open Space
EVOLUTION OF BUILT FORM
Shopping centre Bushland Bushland
Buffer To Centre Amenities
ve
Dri
Future nn
fma
Development Ho
Buffer to Street
2
1
• Communal Open Space
• Regard to Context • Landscape Buffers
• Bounded by Urban Settings to the North and West • Connection to Native Bushland
• Bushland to the East
Communal Open Space
Bushland
Vehicle Movements
3
4
• Distinct Low Level Built Forms • Articulated Facades
• Separation of Vehicle & Pedestrian Movements • Ventilated Plan
• Breathable Architecture • Building Entry Statements
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Page 17
TITIiiLih 4 1
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Hofmann Drive
Residential Development, Noosaville, QLD
Building Cross Ventilation
WORK WITH LOCAL CLIMATE
Wind direction
PASSIVE DESIGN
Wind path highlight
• Access to Natural Ventilation, Cooling & Natural Light
• Buildings separated by Landscaped Courtyards
• Open and Permeable Built Form
E
IV
DR
N
MAN
HOF
E
IV
DR
N
MAN
F
HO
Internal Cross Ventilation
WIND AND VENTILATION
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Page 19
Hofmann Drive
Residential Development, Noosaville, QLD
GREEN SPACE Bushland
WORK WITH LOCAL CLIMATE
Pedestrian pathways
GREEN SPACES AND OUTDOOR AMENITY
Landscaping
• Connection to Native Bushland
• Integrated Design connecting indoor and outdoor spaces
• Vegetation incorporated into Building Design to create
shade and cooling around buildings
• Hard surface areas reduces, vegetation and landscaping
accentuated.
E
IV
DR
N
MAN
H OF
Landscape Buffer to Centre Activities
Bushland
Landscape Buffer to Roadway Landscape Buffer to Roadway
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Page 20
Hofmann Drive
Residential Development, Noosaville, QLD
Vehicle Access
Main traffic road
Access to basement
Truck swept path
Pedestrian movements
E
IV
DR
N
MAN
HOF
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Page 21
Hofmann Drive
Residential Development, Noosaville, QLD
WORK WITH LOCAL CLIMATE
SOLAR DESIGN
E
• Access to Natural Light; North East exposure maximised; High Ceilings
• Shade to East and West Walls
• Wide Eaves and Awnings
• Material Colours that reduce Solar Heat Gain
E E
S
N
S S
N N
MAY
DECEMBER
W FEBRUARY
W MARCH
SUMMER AUTUMN
01 December - 28 February 01 March -31 May W
NORTH-EASTERLY EXPOSURE
E
E
S
N S
N
JUNE
AUGUST
AUGUS W DECEMBER
DECEM BER SEPTEMBER
W
WINTER SPRING
01 June - 31 August 01 September - 30 December
TO EAST & WEST FACING WALLS
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Page 22
Hofmann Drive
Residential Development, Noosaville, QLD
SOLAR DESIGN
• Access to Natural Light; North East
exposure maximised; High Ceilings
• Shade to East and West Walls
• Wide Eaves and Awnings
• Material Colours that reduce Solar Heat
Gain
BALCONY
LIVING BEDROOM
SUMMER SOLAR EXPOSURE STUDY
BALCONY CONDITION WITHOUT SOLID EDGE
9AM
10AM
11AM
12AM
BALCONY
LIVING BEDROOM
SUMMER SOLAR EXPOSURE STUDY
BEDROOM CONDITION
9AM
10AM
11AM
LIVING COURTYARD
BEDROOM
12AM
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Page 23
Hofmann Drive
Residential Development, Noosaville, QLD
SOLAR DESIGN
• Access to Natural Light; North East
exposure maximised; High Ceilings
• Shade to East and West Walls
• Wide Eaves and Awnings
• Material Colours that reduce Solar Heat
Gain
BEDROOM
LIVING BALCONY
WINTER SOLAR EXPOSURE STUDY
BALCONY CONDITION WITHOUT SOLID EDGE
9AM
10AM
11AM
12AM BEDROOM
LIVING BALCONY
WINTER SOLAR EXPOSURE STUDY
BEDROOM CONDITION
9AM
BEDROOM
10AM
11AM
LIVING COURTYARD
12AM
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