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Attachment D - Architect's Statement
NOOSA RIVER HOUSES - DA - PLM22/0031 128 GYMPIE TERRACE, NOOSAVILLE ARCHITECTS STATEMENT In response to the Advice and Information comments written by Lisa Pienaar and Mark Lewis at Noosa Council dated 6 July 2022; this Architect’s Statement has been prepared by Sparks Architects in support of the new development application PLM22/0031. Supporting documents supplied: SD 0.1 - Cover Page SD 1.1 - Site Plan SD 1.2 - Basement Floorplan SD 1.3 - Ground Floorplan SD 1.4 - Driveway/Ramp design SD 1.5 - First Floorplan SD 2.1 - North Elevation SD 2.2 - East Elevation SD 2.3 - South Elevation SD 2.4 - West Elevation SD 3.1 - Section A SD 3.2 - Section B SD 3.3 - Section C SD 4.1 - Streetscape Comparison SD 4.2 - Dwelling Comparison SD 4.3 - Dwelling Comparison SD 4.4 - Dwelling Comparison SD 4.5 - Indicative Materials and Details SD 4.6 - Proposed Flood Water Barrier SD 5.1 to 5.3 - Perspectives - Northern End SD 5.4 to 5.7 - Perspectives - Southern End SD 5.8 & 5.9- Perspectives - Ground Floor SD 5.10 & 5.11 - Perspectives - First Floor Vehicle Swept Paths provided by DME Projects. Landscape Concept Proposal provided by Conlon Group. Sparks Architects Pty Ltd Architects Registration No. 3974 ABN 89124611721 p: (+617)5471 3033 e:[email protected] shop 5, 212 david low way,, peregian beach, qld, 4573 Page 1 of 9 PO box 198, peregian beach, old, 4573, Australia Noosa River Houses Architects Statement www.sparksarchitects.com
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SPARKS ARCHITECTS.
It has always been our utmost ambition to bring about positive change to the world we all
share.
Change, in the sense of seeking balance between the natural and built environments, how
we engage with one another and how much we can minimise our impact.
TENT HOUSE - 2016
We are passionate about designing buildings that contribute a bone-fide, positive quality to
life, not only for the individual, but also the community and natural environment that surround
them.
Sparks Architects Pty Ltd
Architects Registration No. 3974 ABN 89124611721
p: (+617)5471 3033 e:[email protected]
shop 5, 212 david low way,, peregian beach, qld, 4573
Page 2 of 9 PO box 198, peregian beach, old, 4573, Australia
Noosa River Houses Architects Statement www.sparksarchitects.com
Page 3
SPINNAKER HOUSE - 2018
Thoughtful and generous architecture is what we embody, rather than grasping every inch.
Through the use of form, materiality and considerate integration of natural landscaping and
vegetation we are able to evoke a sense of belonging; connection. Which we feel we have
achieved with the Noosa River Houses.
OUR PROPOSAL:
Channeling our belief, the Noosa River Houses have been designed with a means of
creating a highly engaging project to the public eye whilst maintaining privacy and the
ultimate living experience for the two units it contains.
The subject site is located in a residential area characterised by developments not dissimilar
in size and typology; generally one or more dwellings of a 2 storey nature per site. Careful
consideration was taken into how we can achieve the same level of amenity and yield
without obstructing the natural environment.
In this unique instance with its proximity to the Chaplin Park and Noosa River, there is a
distinctive direction and expectation that needed to be met; something that responds to the
natural environment whilst significantly contributing to the present and future of the natural
and architectural fabric of the area.
Sparks Architects Pty Ltd
Architects Registration No. 3974 ABN 89124611721
p: (+617)5471 3033 e:[email protected]
shop 5, 212 david low way,, peregian beach, qld, 4573
Page 3 of 9 PO box 198, peregian beach, old, 4573, Australia
Noosa River Houses Architects Statement www.sparksarchitects.com
Page 4
Key points of inspiration have been drawn from these areas and more generally the local
flora of Northern Queensland, which is evident with the proposed high degree of green
integration into the project. Key views toward these areas are maximised for the user with
timber decking and pools edging out onto the horizon, whilst allowing greenery to spill out
into to the park and creep into the built form enabling a greater sense of connection.
Architectural details and materiality were taken from the surrounding context such as yacht’s
sailing by on a daily basis forming a distinctive relationship between land and water, for the
dweller and the passerby.
A crisp and clean palette of whites and greys allow for greenery to be celebrated whilst
creating a distinctive reminiscence of yacht masts sitting still in the distance behind the
treetops.
Furthermore, we have also taken careful consideration into ESD through the use of various
sustainable methods.
Tensile membrane sails and window hoods will provide passive solar shading for the
summer and winter months. Large operable windows throughout and an internalised garden
on the first floor will allow natural light and ventilation to channel through the two units.
Summer breezes will be evaporatively cooled naturally from the two pools as they draw into
the Northern living spaces. And photovoltaic arrays will be maximised on the roof to service
both units, significantly reducing the carbon footprint of both units.
With this and all of the above in mind, we have aspired to achieved the best possible
outcome for the client and also as a means significantly contributing to the quality of Noosa’s
built environment.
Basic Information:
Applicant/Owner: Michael Cullen.
Independent Planner: Ben Walsh, Malee Group.
Project Architect: Alex Hunt, Sparks Architects Pty Ltd.
Traffic Engineer: DME Projects.
Property Information:
128-132 Gympie Terrace, Noosaville 4566 QLD.
LOT 1 on MCH 3881.
Noosa Plan 2020.
Site Area: 556m2
Note: There is no intention to proceed with the existing approval over Lots 1, 2 & 3
(MCU13/0211).
Development Permit for MCU (Dual Occupancy) - 2 storeys, plus basement carpark. Access
via easement BSP305586 accessing from Mill Street over Lot only.
Proposed Building Height:
7.5m from pad level 2.4m (as legally changed).
Sparks Architects Pty Ltd
Architects Registration No. 3974 ABN 89124611721
p: (+617)5471 3033 e:[email protected]
shop 5, 212 david low way,, peregian beach, qld, 4573
Page 4 of 9 PO box 198, peregian beach, old, 4573, Australia
Noosa River Houses Architects Statement www.sparksarchitects.com
Page 5
Proposed Side Setbacks:
2.4m approx.
Front and Rear Setbacks:
6m.
Site Cover:
42% at 237.5m2 with 71% of the 58% being soft landscaping.
Private Open Space:
42%.
Plot ratio:
0.45:1 - Ground Floor 122.3m2 / First Floor 132m2 (Total 254.3m2).
Eaves:
600mm deep eaves at various locations resulting in 75% coverage.
COUNCIL CONCERNS / ARCHITECTS RESPONSE:
In relation to the applicable codes; Noosaville Local Plan Code, Medium Density Residential
Zone Code, Dual Occupancy and Multiple Dwellling Code and All Works Codes, the
following concerned noted by Council have been addressed accordingly.
Design and Character:
Council Note: The street elevation is very heavy in appearance (not lightweight) and has a
boxy appearance on the upper level. It has a parapet appearance, with no roof pitch visible
from the street.
Architects Response: Due to the nature of the subject site’s narrow block, the proposal is
consequently narrow and tall. Due to the limiting allowances we have with setbacks and
available space the elevation drawing (South in particular) appears to be as you say, “boxy”.
While this may be the reality of the two-dimensional drawing, it is certainly not the case with
the built form.
The ground floor front entry is set back 10 metres from the front boundary, with a further 7
metre step toward the North.
Above this is the first floor unit, which is only 6 metres from the front boundary; a significant
cantilever which clearly diminishes any opinion of boxiness / parapet appearance.
Furthermore, again due to the narrow site, the roof sweeps back toward the north on a 5
degree pitch. While it is subtle, the gentle roof line will be visible from the street from all
angles.
In terms of appearance, the cantilever in juxtaposition to our choice in materiality promotes a
lightweight, layered feel. Crisp white, light-weight cladding with a refined articulation of white
thin window hoods, high tension cables/sun sails and semi-transparent mesh which, when
sunlight is applied will advocate a distinct level of weightlessness. It will, in no way, look
heavy.
Sparks Architects Pty Ltd
Architects Registration No. 3974 ABN 89124611721
p: (+617)5471 3033 e:[email protected]
shop 5, 212 david low way,, peregian beach, qld, 4573
Page 5 of 9 PO box 198, peregian beach, old, 4573, Australia
Noosa River Houses Architects Statement www.sparksarchitects.com
Page 6
Council Note: There are no roof overhangs to the walls of the building. Noosa Plan requires
eaves to 75% of the perimeter of the building.
Architects Response: Apart from protection provided by the significant cantilever mentioned
above, all windows to the East and West have a 600mm deep eave, in a less traditional
sense however, they are articulated to suit the windows unique shapes which we feel adds
more value to the appearance of the overall building rather than a typical eave.
They are also reminiscent of the iconic window hoods on traditional Queenslander roofs
which fold down directly onto walls below.
The North deck has a 2.2m eave and South balcony has a 0.9m eave, and 1.3m when the
sun sail is included.
When calculating the overall coverage to the perimeter of the building (being 77m) the eaves
add up to 58 metres equating to 75%. This is excluding the first cantilever over the front
entry.
Council Note: The street facade lacks a variety of finishes, texture and detailing to break up
the upper storey bulk.
Architects Response: As mentioned above, the proposal boasts a variety of complimentary
materials, finishes and details which ultimately does break up the upper storey bulk
significantly.
The upper level cladding would be of a weatherboard-type nature, windows would be white
aluminium with white aluminium hoods/eaves at a various sizes and shapes to suit. The
North and Rear elevations are heavily articulated with bold architectural steel outriggers not
dissimilar to a yacht mast, where high-tension cables brace off and connect to one another,
holding up a series of ‘sun sails’ to act as overlooking screens and sun shades for both units
and the front pedestrian path way.
To act as a visual deterrent for privacy and overlooking, a perforated screen or mesh will be
applied to the front balcony balustrade and some of the North and East window hoods. This
measure also allows for natural light to easily penetrate into the habitable rooms behind.
Furthermore, a high degree of natural vegetation will be incorporated into these materials via
the high-tension cables to break up the high degree of white material.
As for the ground floor, the materials will primarily consist of concrete and white aluminium,
which further adds to the breaking up of the materials above.
Council Note: The balcony to the street is not open and is very much enclosed.
Architects Response: The balcony to the street is indeed open, again we are at a
disadvantage with the North and South elevation drawings and it is difficult to distinguish
what is what. In reality, the balcony will be highly visible and easy to identify. Although it is to
a degree concealed behind a perforated balustrade and sun shade but when looking up from
the street (as you will find from the complimentary renders provided with this application) this
will not have the same impact of appearance as the elevation drawing does.
Sparks Architects Pty Ltd
Architects Registration No. 3974 ABN 89124611721
p: (+617)5471 3033 e:[email protected]
shop 5, 212 david low way,, peregian beach, qld, 4573
Page 6 of 9 PO box 198, peregian beach, old, 4573, Australia
Noosa River Houses Architects Statement www.sparksarchitects.com
Page 7
We feel our approach to this balcony is justified and to help our argument there is another
dwelling further down the road on Gympie Terrace where the balcony is in our opinion far
more enclosed. Please refer to the Streetscape Analysis provided.
Council Note: Plot ratio 0:4.1 significantly exceeds the Medium Density Residential Zone
code.
Architects Response: Previously, the proposal had a plot ratio of 0:6.1. After careful
reworking of the design we have managed to slim it down to 0.45:1.
We have acknowledged the fact the original plot ratio was indeed well over the requirement
but in order for this project to be a success we are hoping a 0.45:1 ratio can be granted.
Whilst we are still a little over the required 0.4:1, it is worth noting that the previously
approved DA (MCU13/0211) approved a plot ratio of 0.45:1 also.
Council Note: It is required that 40% of the site is landscaped and 60% of this is soft
landscaping.
Architects Response: As it stands, the total site cover is 42% which includes the first floor
pool however, 71% of the remaining 58% deep soil, soft landscaping.
With regard to the ground floor pool, we wish not to include this as site cover due to its
relation to the flood immunity minimum finished floor level of 2.7 and the new legally
changed natural ground level of 2.4, which the pool only sits 0.85m above. We feel this is
justifiable in terms of practically and privacy to the ground floor unit. See below for
supporting arguments for the ground floor pool.
Setbacks and Amenity:
Council Note: Basement setbacks do not comply.
Architects Response: In order to allow for sufficient parking/navigation, bin and personal
storage and services without taking up valuable space at ground level, we feel the basement
is justified. This will also avoid generating a garage door heavy streetscape, and keep at
least 5 cars off parking out on Gympie Terrace at any one time.
Council Note: Lower level pool and deck does not comply with the 6m rear boundary
setback, it is also 1m above existing ground level due to the loss of amenity to adjoining
property and limits opportunity for meaningful landscape buffering between structures and
the boundary. It also adds to the bulk of the building where viewed externally, particularly
from Chaplin Park.
Architects Response: Currently, the pool and deck to the ground floor unit sits 1.8m above
existing natural ground level. There are a number of justifiable reasons for this which we
hope you can take into consideration.
- Due to the minimum floor level requirement informed by Council’s Flood Level Certificate,
the finished floor level to the ground floor unit is at RL 2.7m, which is 1.2m higher than the
Sparks Architects Pty Ltd
Architects Registration No. 3974 ABN 89124611721
p: (+617)5471 3033 e:[email protected]
shop 5, 212 david low way,, peregian beach, qld, 4573
Page 7 of 9 PO box 198, peregian beach, old, 4573, Australia
Noosa River Houses Architects Statement www.sparksarchitects.com
Page 8
existing natural ground level outside the Northern boundary line. In order to make the
private open space relevant to the ground floor unit, the deck and pool is also lifted to offer
practicality but also privacy from Chaplin park. If the pool and deck were lower there
would be little privacy.
- In any case there will be a 1.8m high fence along the southern boundary. Our response to
this is to use the pool shell as this fence. It offers a safe pool fence height as well as
privacy from the park. Even if the pool was lower, or no pool at all, the fence would still
stand at 1.8m and the same look and feel would exist. We have also set the pool shell/
fence back 1.2m from the Northern boundary, which allows for any pool spillage and a
fuller, more lush garden along the boundary spilling into the park.
- The raised pool and deck allows for deeper soil for more significant vegetation.
Council Note: A roofed structure within the rear setback is not supported.
Architects Response: We recognise this and we have removed the roofed structure. There is
now only a series of steps to two gates.
Council Note: First floor pool does not comply as it overlooks the private open space of the
neighbouring property.
Architects Response: The first floor pool does not overlook private open space to the
neighbouring property.
- There is a 550mm wide planter to the perimeter of the East and Western edge of the pool
so that when you are standing in the pool at 1m deep, overlooking is avoided. The northern
edge of the pool is also set back 700mm with a wet edge water catchment which avoids
overlooking from the North-Western corner. The planters will also be filled with vegetation
which will further deter any means of overlooking.
- The high-tension cables support a series of large privacy screens blocking any means of
overlooking. We recognise your concern so we have moved the screens further to the North
so that when you are standing at the edge of the pool deck there is no overlooking into the
neighbours property as it will be blocked by the screen.
Basement:
Council Note: Pump system is not feasible during floor events where the river will inundate
the basement as noted on the back of the floor search statement. Council advises that if
there are openings to basements these openings require a minimum level at least equal to
the minimum floor level (2.7)
Architects Response: We have retained the pump system in the basement however in order
to achieve flood immunity, instead of raising the entrance to the basement ramp to 2.7, we
have proposed a patented proprietary product called Flow Defence concealed and self
closing Flood Water Barrier system.
The barrier system is self activating by use of a buoyant barrier (no electricity required) in
the event of a flood and is situated on the boundary line within the shared easement
driveway. The barrier can lift above the 2.7 level which will block any flood water from
entering the driveway / ramp.
Sparks Architects Pty Ltd
Architects Registration No. 3974 ABN 89124611721
p: (+617)5471 3033 e:[email protected]
shop 5, 212 david low way,, peregian beach, qld, 4573
Page 8 of 9 PO box 198, peregian beach, old, 4573, Australia
Noosa River Houses Architects Statement www.sparksarchitects.com
Page 9
The Southern (front) garden is also lifted to 2.7 with a series of retaining walls so the front
driveway is completely protected.
The Northern entry from Chaplin Park and pedestrian access from Gympie Terrace also
steps up to 2.7RL so in any scenario where a flood even reaches 2.4m, the basement will
not be inundated. The ramp design has been coordinated with DME Projects to ascertain the
functionality of access requirements for the basement ramp.
Access:
Council Note: It is recommended that the applicant confirms that the lawful rights exist prior
to making any application.
Architects Response: Due-diligence confirms legal access for Lot 1 MCH3881 as benefitted
land.
Council Note: It is expected that vehicles entering and existing the site along the easement
will need to travel in a forward gear with a total of 3 movements. Swept paths to be included
as evidence.
Architects Response: Please refer to DME Projects swept paths provided with this
document.
Site works and Acid Sulfate Soils:
Council Note: Any application will need to include sufficient detail to demonstrate how the
proposed development will address this overlay. Site investigation, dewatering plan and
construction methodology.
Architects Response: TBC, this will be provided once we engage a landscape architect.
Council Note: Detail on how the structural integrity of adjoining lands and/or buildings will be
maintained both during and after construction.
Architects Response: Necessary means will be met to ensure structural integrity of adjoining
lands including council owned, which will be protected and maintained both during and after
construction. Generally, a dilapidation report and details on protection can be produced by
the selected contractor prior to site works commence.
Sparks Architects Pty Ltd
Architects Registration No. 3974 ABN 89124611721
p: (+617)5471 3033 e:[email protected]
shop 5, 212 david low way,, peregian beach, qld, 4573
Page 9 of 9 PO box 198, peregian beach, old, 4573, Australia
Noosa River Houses Architects Statement www.sparksarchitects.com