MCU10/2083 Development Application part 2 - Attachment 3 - Architectural Design Report and Statement of Landscape Intent

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Architectural Design Report        					                                     						
		


Background

The scheme replaces an existing Nursery / Gardening Centre with a retail Centre consisting of a variety of food outlets,
cafes, bakery, delicatessen and a general store.

The design approach responds to the commercial requirements of convenience shopping through the provision of:
   · easily visible and accessible carparking,

    ·   clear definition of vehicular and pedestrian entry,

    ·   legible retail identification through the appropriate building siting,

    ·   Built form and use of signage.

In addition to considerations of commercial viability, the design proposition also responds sensitively to the locale. The
building design has:
    · a hardscape composition that is intended as a ‘designed’ and memorable part of the development which
         incorporates significant existing and proposed landscaping,

    ·   a highly articulated roof form that relates to adjacent residential building forms, thereby mitigating any
        possible issues with building mass and scale,

    ·   a series of joining skillion roofs which associate with contemporary sunshine coast architecture ,

    ·   material and colour selections which associate with domestic architecture of the sunshine coast region,

    ·   building form and materials detailed in manner that is responsive to the quality of light on the Sunshine
        Coast,

    ·   signage that is integrated in a considered manner as part of the building design.



Site Characteristics


Locality & adjoining buildings

The site is located along an arterial road diagonally opposite a significant retail shopping precinct with external
carparking at the intersection of Skipper Place and Gibson Road Noosaville. The site is immediately neighboured by a
residential area to the southern and western boundaries consisting of multi-residential and single residential dwellings.

Transportation

The site is accessed primarily by motor-vehicle. This pattern is likely to continue with a portion of users on bikes and
pedestrians (local residents and workers).

Topography

The site is regular rectangular site with a street frontage to Gibson Road of approximately 80m. The site could be
considered generally flat with the main grade located at approximately RL 4.0




                                                                      ARCHITECTURAL DESIGN REPORT    P1      Issue B 22/10/2010

 DONOVAN HILL                                                                             THE HIVE Noosaville - 980

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Building Proposal


Siting

The building is sited to the rear of the property to enable easily visible and accessible carparking located to the front
of the site, set amongst existing and proposed native landscape. The building is sited to maintain a presence to the
street front, at an appropriate domestic scale, with the majority of the building setback so as not to dominate the
street edge.

Building Character


It is critical to understand the brief from Marquette Properties has been to incorporate the often residual, though
large proportions of retail developments (ie. the car zone with is 70% of the site) into the composition so as to be
a memorable and comfortable place to shop. The over-riding presence of the development, therefore, will be that
it is a complete composition of interior and exterior elements, including building exterior and interiors, landscape,
coloured and patterned hardscape, lighting, bollards, signage, etc.


Distinctive parts of the composition include:
    1. The undulating roof, scaled to have an affinity with the architecture of the region. As the roof cantilevers
         towards the user, it provides a protected and light reactive pedestrian circulation zone. At night, directional
         lighting will transform the soffit undulations into distinctive, folding planes of colour. This formal resolution
         has some association with examples of domestic architecture of the region, along with the south-east
         Queensland residential work of Donovan Hill. Additionally, it is a technique incorporated into the awarded
         Domain Resort Community Building at Point Lookout, North Stradbroke Island.
    2. The use of colour. A coloured bulkhead above the glazed shopfront, along with the ‘supergraphics’ of the
         carpark ground plane will compare against the more conventional shopfront installation. The colour and
         pattern of the carpark surface will continue into the tenancies to more fully integrate the spatial relationship
         between building interior and external spaces.
    3. The use of bespoke, purpose made fixtures and fittings that match the building design (such as light fittings,
         bike racks, refuse bins, bollards and signs) will form part of an overall integrated design approach to the
         centre.
    4. Project specific signage incorporated into the exterior fabric and detail of the development. This will be
         strictly monitored through the life of the building through tenant guidelines. A pylon sign, of type and detail
         to match the building design, is proposed to signify the development and it’s tenants from the approach
         along Gibson Road. Tenant signage is located under the undulating roof form, against the coloured bulkhead.


Building Planning

The building is single storey and ‘L’ shaped. The development is planned with a variety of column free tenancy
spaces, sized and allocated to suit intended market mix. Tenancies fronting each street include covered outdoor
spaces to activate the public realm in an appropriate manner.
Utilities and amenities have been provided for the development. They include bicycle parking, toilets, bike showers,
bike lockers, toilet for persons with disability, refuse collection station, bin wash down area and gas bottle store.
Lockable bicycle parking is allocated adjacent the vehicular / pedestrian access points to the site. The utilities and
amenities are planned to the corner of the building for screening from public view. The refuse recycling station is
located inside a room to mitigate impacts of visual amenity, acoustic disturbance, and odours to neighbours.


Building Section

The building has a series of joining skillion roofs. The roof pitch rises towards the street front so as not to present
the roof sheeting in the publicly visible elevation. The parapet walls to the rear of the building project above
the gutter line so as to visually screen and acoustically conceal rooftop plant and equipment from neighbouring
dwellings. The roof cantilevers beyond the building line to provide covered protection to the tenancy walkway and
outdoor terraces to the gable ends of the building. The gable ends, with sloping roof and cantilevered canopies
present to the street frontages at an appropriate domestic scale.
The entire development including bespoke, sculptural pylon signage are under the 8m height datum.



                                                                    ARCHITECTURAL DESIGN REPORT       P2     Issue B 22/10/2010

 DONOVAN HILL                                                                           THE HIVE Noosaville - 980

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Construction System and Materials

The building will be built from a hybrid structural system consisting of coloured tilt panel construction with
braced steel framed portals. Roofing is colourbond metal deck, with gable infills where the skillions ‘join’
finished with painted fibrous cement, (in the manner of residential architecture). Roof flashings and profiles will
be finely detailed to match the roof colour and profile. Shop fronts will be flush glazed with coloured frames.
Bulkhead infill wall between the shopfront head datum and the undulating roofs will be painted fibrous cement,
and will incorporate a tenancy signage band.


ESD

The development will incorporate ESD initiatives. Rainwater will be harvested for landscape irrigation and refuse
bin washdown. A recycling refuse area will also be provided for handling various waste type. Wheelie bins will
be used to separate glass, plastics and cardboard/paper recycling. A refrigerated cool room will hold bins for
food scrap. Bicycle parking, showers, and bike lockers will also be provided for use by the building staff and
patrons.




Response to Locale


Addressing Streetscape

The proposed design integrates with the streetscape through a composition that includes relatively small scale
building gables ‘fronting’ each street. The wall elevation facing Gibson Road is approximately 16 m long, while
the wall elevation facing Skipper Place is approximately 8m long. In addition, each elevation opens onto an
occupied and covered outdoor terrace. Additionally a landscape buffer is provided to the full length of the site
frontage to Gibson Road and Skipper Place, broken only by vehicle and pedestrian cross over.



The gable ends are therefore domestic in scale, and express the residential skillion roof forms of the cross
section, along with the cantilevered canopy. This approach will present appropriately scaled building forms to
the streetscape in a manner that is complimentary to the contemporary Sunshine Coast vernacular and locale.
Landscape intent will also play a significant role in integrating the building into the local environment. Where
noted on the plans existing significant vegetation will be retained. Native vegetation is planned to the carparking
area and landscape buffers to the perimeter of the as described above. In addition to the landscape being
incorporated in the total composition of the specific development, it will also integrate the idea of ‘buildings in
the landscape’ as part of the broader landscape setting of the locale.

Neighbourhood Impact

A 3m setback is provided along neighbouring boundaries with a 2m high fence. There will be a 2m wide
landscape buffer and 1m wide service path planned as part of the 3m wide setback. As described above, the
building is domestic in scale, and single storey in height along the southern and western boundaries. In some
instances the proposed development is lower than the height of neighbouring buildings. As previously noted the
roof profile will be articulated into a series of smaller scale parts.




                                                                   ARCHITECTURAL DESIGN REPORT       P3      Issue B 22/10/2010

 DONOVAN HILL                                                                          THE HIVE Noosaville - 980

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Development Summary

A full summary of the development statistics are recorded on the Development Application drawings (DA 003).

Conclusion

The development replaces the current Nursery and Garden Centre with a new and improved retail offering. The
development will improve the streetscape by a structured and considered building form with minimum impact to
the street scape. The development is conscious of neighbourhood impact by providing landscape zones, acoustic
screens and fence and keeping high points away from adjoining sites. It retains the current pattern of traffic
access and service vehicles are fully manoeuvrable within the site. The development is under the permitted
plot ratio and 8m height datum. Furthermore, the development proposes a high design standard and intended
tenant mix above that of a typical retail development offering, and in planning and architectural terms a positive
contribution to Noosaville .




                                                                 ARCHITECTURAL DESIGN REPORT      P4      Issue B 22/10/2010

DONOVAN HILL                                                                         THE HIVE Noosaville - 980

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Statement of Landscape Intent
Cardno-Splat


Landscape Character

Noosaville is a charming mix of residential and low key urban development. The streets are well vegetated,
mostly lined with mature street trees and feature extensive landscaping within the road reserves and
roundabouts. Local native Eucalypts and Melaleucas are the dominant tree species, with Pandanus used as a
feature tree, particularly in roundabouts and front gardens.

The town’s main urban centre lies to the north of the site, along Gympie Terrace and opposite the Noosa River.
Extensive riverside parklands line the Noosa River through Noosaville, featuring large and mature shade trees,
amenity buildings, open grass areas, picnic areas and direct views through to the river.

The site for the proposed retail centre is located on the corner of the arterial Gibson Road and local street
Skipper Place, south of Noosaville’s urban precinct. Diagonally opposite, and sharing the intersection, is a much
larger retail outlet and MacDonalds restaurant with extensive car parking to the Gibson Road frontage. The
car parking is buffered from the road through the use of canopy trees combined with low growing plants and
gardens to their base.

Gibson Road is well vegetated with street trees and extensive gardens in both the road reserve and adjacent
properties. This is a deliberate planning outcome that has been encouraged by Council. Most residences are
accessed from other local streets, which has enabled the establishment of extensive vegetative buffering to the
arterial road, and lending a canopy forest-like character to the local area. Similarly, Skipper place is lined with
closely planted Melaleuca and Eucalypts, effectively forming a small gateway into the adjacent residential area.

The proposed car parking will be located to the Gibson Road and Skipper Place frontage. The proposed retail
centre’s landscape will seek to retain the existing vegetation along these frontages, especially the mature
Eucalypts. Additional tree plantings will ensure adequate shade provision to the car park area. Gardens
are proposed to the site’s perimeter, to both road frontages and along its shared residential boundaries. It
is intended that the landscape development on the site will, over time, result in a well shaded and pleasant
shopping precinct that contributes positively to the vegetative character of the local area while providing the
visual exposure required by the retail outlets within the centre.


Visual Impacts

The retention of significant vegetation in the road reserves and on the periphery of the proposed car park
area will go a long way towards minimising the visual impact of the proposed development on the existing
streetscape and local area. Historically, the site has accommodated commercial / retail land uses, most recently
an established retail nursery. Therefore the visual impact of this new development on the street is unlikely to be
locally controversial. The site is not especially visible from scenic vantage points or other public spaces, such
that scenic amenity considerations will not apply to the site, with the exception of retaining existing canopy trees
where possible, and establishing a well shaded car parking area.


Landscape Buffers

Landscaping is required to buffer the adjacent residences from the activities in the proposed retail centre. The
landscape will consist of a two metre wide, slightly mounded planting area against the boundary fence, and
edged with a one metre wide pathway providing pedestrian access to the rear of the proposed retail centre. The
species used will need to include tall slender and bushy shrubs to act as a visual screen above the fence, and to
soften the impact of the fence on the narrow back-of-house zone associated with the residential development.
Species will be selected from Council species lists for the Open Forest/Woodland character area to ensure their
appropriateness to the site and soil conditions.




                                                                 STATEMENT OF LANDSCAPE INTENT    P1      Issue A 18/10/2010

DONOVAN HILL                                                                         THE HIVE Noosaville - 980

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Water Sensitive Design Initiatives

The storm water design for the site includes bioretention areas in the car park and rain gardens along the
boundaries with adjoining residences. Both areas will be similarly landscaped, utilising key design and
construction principles developed by the Healthy Waterways partnership. Plant species will include Carex,
Isolepis, Dianella, Gahnia and Juncus, selected for their suitability for their water purifying qualities, general
hardiness and ease of maintenance.

Climatic Considerations
The site is oriented to the north east. Negative influences, predominantly cold westerly winds and hot north-
westerly winds are buffered by the building. The use of clear trunked canopy trees and low understorey
plantings to the northern and eastern boundaries will ensure that any prevailing north easterlies can enter and
effectively cool the site. Canopy trees along the northern alignment will shade the car park area through the
summer months.




                                                                   STATEMENT OF LANDSCAPE INTENT     P2       Issue A 18/10/2010

 DONOVAN HILL                                                                          THE HIVE Noosaville - 980