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

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