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Attachment 1B - Architects Design Statement.pdf
NOOSA SPRINGS BOUTIQUE HOTEL ARCHITECTS’ DESIGN STATEMENT CONTEXT - MACRO The Noosa region is internationally recognised for its attraction as a tourism destination, largely predicated on a particular character of different landscapes including from coastal wallum to semi rainforest often on steep hills leading to the water’s edge. Much of the area is low lying behind the famous Noosa Headlands and encompasses a range of wetlands and lakes which make up part of the Noosa River System. Interspersed in the landscape are rolling hills of sand dunes, most now completely covered by the coastal landscape, and varying scales of water bodies with distant views to mountains in the western coastal plains, remnants usually of ancient volcanoes. This combination often provokes dramatic sunsets with stunning orange mackerel skies. Within the immediate hinterland and behind a major range of sandy coastal dunes lies Noosa Springs. Developed over the past 20+ years as a valued community of high quality homes integrated with dense landscape around a highly respected golf course interspersed with ponds and lakes emanating from the springs which give this place its name. The general composition of the community, on a very sizeable property on the eastern edge of Lake Weyba, one of the largest lakes in the system, is influenced by the natural topography. The site itself is like a shallow 3 sided bowl opening onto Lake Weyba to the west. The Golf Course has generally been located on the lower parts of the site up to the edge of Lake Weyba, with a visually stunning landscape of gently rolling hills, water bodies and a combination of retained and new landscape with a bias toward native and indeed indigenous vegetation greener and more lush to be found in the wetter areas of the region on the richer soil of the flood plains. CONTEXT - MICRO Informally arranged around the western and northern sides of the site , generally larger in scale, of 1 and 2 storeys, are detached houses with a reasonably consistent typology influenced by traditional Mediterranean buildings of similar scale with lighter coloured washed walls and terracotta tiled rooves. With the lushness and density of the sub-tropical landscape and architectural designs with a concern for quality, access to views and privacy, the major 2 areas of housing embody a resemblance of a holiday villages with a more contemporary edge, to be found on parts of the northern Mediterranean, well known as great exemplars of how buildings and communities can be integrated with landscape. A variety of views are available to Lake Weyba to the south, the western plains and mountains and the highly vegetated sand hills and parts of the Noosa Headlands to the north and east. EXISTING FACILITIES An important part of the facilities which contribute to a strong sense of community are the existing golf club house and health and fitness centre tucked into the lower parts of the large sandhill on the eastern edge of the site enjoying spectacular views over the golf course landscape and Lake Weyba. Although these buildings are larger in scale, they have been carefully composed to articulate the scale and integrate the landscape. They are not large bulky buildings but rather more intimate in feel with most circulation under cover of generous external verandahs and courtyards. These buildings are well patronised by both the Noosa Springs community and the wider Noosa community. A smaller pilates studio compliments these facilities and is also tucked into the landscape along with the golf course maintenance facilities in an exceptionally discreet manner to render them almost not visible. [OCR of page images] marchesepartners NOOSA SPRINGS BOUTIQUE HOTEL ARCHITECTS’ DESIGN STATEMENT CONTEXT - MACRO The Noosa region is internationally recognised for its attraction as a tourism destination, largely predicated on a particular character of different landscapes including from coastal wallum to semi rainforest often on steep hills leading to the water’s edge. Much of the area is low lying behind the famous Noosa Headlands and encompasses a range of wetlands and lakes which make up part of the Noosa River System. Interspersed in the landscape are rolling hills of sand dunes, most now completely covered by the coastal landscape, and varying scales of water bodies with distant views to mountains in the western coastal plains, remnants usually of ancient volcanoes. This combination often provokes dramatic sunsets with stunning orange mackerel skies. Within the immediate hinterland and behind a major range of sandy coastal dunes lies Noosa Springs. Developed over the past 20+ years as a valued community of high quality homes integrated with dense landscape around a highly respected golf course interspersed with ponds and lakes emanating from the springs which give this place its name. The general composition of the community, on a very sizeable property on the eastern edge of Lake Weyba, one of the largest lakes in the system, is influenced by the natural topography. The site itself is like a shallow 3 sided bowl opening onto Lake Weyba to the west. The Golf Course has generally been located on the lower parts of the site up to the edge of Lake Weyba, with a visually stunning landscape of gently rolling hills, water bodies and a combination of retained and new landscape with a bias toward native and indeed indigenous vegetation greener and more lush to be found in the wetter areas of the region on the richer soil of the flood plains. CONTEXT - MICRO Informally arranged around the western and northern sides of the site , generally larger in scale, of 1 and 2 storeys, are detached houses with a reasonably consistent typology influenced by traditional Mediterranean buildings of similar scale with lighter coloured washed walls and terracotta tiled rooves. With the lushness and density of the sub-tropical landscape and architectural designs with a concern for quality, access to views and privacy, the major 2 areas of housing embody a resemblance of a holiday villages with a more contemporary edge, to be found on parts of the northern Mediterranean, well known as great exemplars of how buildings and communities can be integrated with landscape. A variety of views are available to Lake Weyba to the south, the western plains and mountains and the highly vegetated sand hills and parts of the Noosa Headlands to the north and east. EXISTING FACILITIES An important part of the facilities which contribute to a strong sense of community are the existing golf club house and health and fitness centre tucked into the lower parts of the large sandhill on the eastern edge of the site enjoying spectacular views over the golf course landscape and Lake Weyba. Although these buildings are larger in scale, they have been carefully composed to articulate the scale and integrate the landscape. They are not large bulky buildings but rather more intimate in feel with most circulation under cover of generous external verandahs and courtyards. These buildings are well patronised by both the Noosa Springs community and the wider Noosa community. A smaller pilates studio compliments these facilities and is also tucked into the landscape along with the golf course maintenance facilities in an exceptionally discreet manner to render them almost not visible.
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Page 2
THE SITE The site for a new smaller boutique hotel is adjacent and immediately to the north east of the existing clubhouse and health and fitness centre, bounded also by Resort Drive which winds around the site from the east to the north, the main entry drive to the bottom of the sand hill to the west and unusually an odour contour emanating from the Noosa Sewage plant across Resort Drive and further to the north. Currently 2 terraces of car parking and 2 terraces of Tennis courts have been cut into the hillside, but with significant vegetation in between. The landscaping here has matured very well and provides a degree of sun shading to the carpark and avoids the appearance of a series of open contiguous flat areas. Apart from these sectional and planning constraints a 8 metre height contour above the extrapolated natural ground level further controls the scale of development. A significant part of the client brief for this project has been to design and integrate the new hotel development, notwithstanding its size compared to all other buildings on the site, with the existing club house and health and fitness centre enabling its operation and perception as all being part of a larger resort facility, including maintaining full access for all existing Noosa Springs residents and the wider community as has always been the case. DESIGN RESPONSE – BUILT FORM The developing here presents a significant challenge, the site area is very constrained, vehicular access from the other facilities is limited, the site is very steep and visible to a small part of the golf course and some residences on the other side of the golf course. The development site is possibly visible within Lake Weyba itself. The brief implies potentially bulkier buildings than have been built to date and the design whilst negotiating all these planning constraints must also be imbued with a unique character to achieve a quality rating which is attractive to guests all year round, notwithstanding that it is same distance from the beach. The design proposed was developed from a rigorous analysis of the site, including views to and from the site and the potential difficulties in offering convenient pedestrian access and departure for guests. The desire to have a single address for the whole complex influenced the decision to maintain the current beautifully tree lined drive and Porte Cochere, this is intuitive and avoids confusion. So, here is our starting point for the guest experience. Whilst many different configurations of building and groups of buildings were considered, it became obvious quite early that the focus of the hotel experience itself needed to be a large central space with an integrated water and landscape design with a predominantly northern aspect and that any buildings which encompassing this area should be of a smaller scale, and so the key “parti” for the hotel is derived from the traditional hill village, where smaller buildings step up, down and around a central community space which assists in creating community especially with dining and entertaining integrated into this area, both inside and outside. Hotel operations for maximum efficiency also influenced an easily navigable and legible, generally double sided corridor circulation with elevators at key node points and access to natural light and views. The final built form proposed dramatically breaks down the building into a series of linked smaller pavilions, which step up and around the main ground level overlooking a large non regular shaped swimming pool offering a range of different swimming and lounging experiences. The advantage of this approach was that we were also able to minimise any excavation and make use of the existing terraces already created for the tennis courts. [OCR of page images] THE SITE The site for a new smaller boutique hotel is adjacent and immediately to the north east of the existing clubhouse and health and fitness centre, bounded also by Resort Drive which winds around the site from the east to the north, the main entry drive to the bottom of the sand hill to the west and unusually an odour contour emanating from the Noosa Sewage plant across Resort Drive and further to the north. Currently 2 terraces of car parking and 2 terraces of Tennis courts have been cut into the hillside, but with significant vegetation in between. The landscaping here has matured very well and provides a degree of sun shading to the carpark and avoids the appearance of a series of open contiguous flat areas. Apart from these sectional and planning constraints a 8 metre height contour above the extrapolated natural ground level further controls the scale of development. A significant part of the client brief for this project has been to design and integrate the new hotel development, notwithstanding its size compared to all other buildings on the site, with the existing club house and health and fitness centre enabling its operation and perception as all being part of a larger resort facility, including maintaining full access for all existing Noosa Springs residents and the wider community as has always been the case. DESIGN RESPONSE — BUILT FORM The developing here presents a significant challenge, the site area is very constrained, vehicular access from the other facilities is limited, the site is very steep and visible to a small part of the golf course and some residences on the other side of the golf course. The development site is possibly visible within Lake Weyba itself. The brief implies potentially bulkier buildings than have been built to date and the design whilst negotiating all these planning constraints must also be imbued with a unique character to achieve a quality rating which is attractive to guests all year round, notwithstanding that it is same distance from the beach. The design proposed was developed from a rigorous analysis of the site, including views to and from the site and the potential difficulties in offering convenient pedestrian access and departure for guests. The desire to have a single address for the whole complex influenced the decision to maintain the current beautifully tree lined drive and Porte Cochere, this is intuitive and avoids confusion. So, here is our starting point for the guest experience. Whilst many different configurations of building and groups of buildings were considered, it became obvious quite early that the focus of the hotel experience itself needed to be a large central space with an integrated water and landscape design with a predominantly northern aspect and that any buildings which encompassing this area should be of a smaller scale, and so the key “parti” for the hotel is derived from the traditional hill village, where smaller buildings step up, down and around a central community space which assists in creating community especially with dining and entertaining integrated into this area, both inside and outside. Hotel operations for maximum efficiency also influenced an easily navigable and legible, generally double sided corridor circulation with elevators at key node points and access to natural light and views. The final built form proposed dramatically breaks down the building into a series of linked smaller pavilions, which step up and around the main ground level overlooking a large non regular shaped swimming pool offering a range of different swimming and lounging experiences. The advantage of this approach was that we were also able to minimise any excavation and make use of the existing terraces already created for the tennis courts.
Page 3
DESIGN RESPONSE – HUMAN SCALE AND MATERIALITY A guest arrival experience starts with a drop off at the central Porte cochere and then a short walk through a heavily landscaped cutting, lined in stone with seating and a small pond, in the hillside to elevators which arise to the main ground floor where all check in and public facilities including a dramatic 2 storey high ceiling and folding glass walls giving the widest possible northern aspect over the large meandering pool and sub-tropical landscape. The elevators are intended to employ glass walls and doors for a dramatic and memorable guest experience, especially when arriving for the first time at the reception level to be greeted by the double storey pool. From this part of the hotel easy access is afforded to elevators with only ever a short walk naturally lit and with views to the guest’s room. The material palette is largely an evolution of that already in use to ensure continuity of experience and to reinforce that sense of all buildings being part of a single complex, feeling quite organic as the built forms navigate the vicissitudes of the site. This arrangement also allows for high levels of privacy to all rooms, which are pall provided with a balcony and day bed. Some rooms at the lower ground levels will open directly on to private courtyards and the views. All rooms will enjoy excellent views either over Lake Weyba, the golf course or surrounding forest. Options for larger Presidential and Standard suites have also been provided. The large central courtyard extends out into the northern landscape and includes 2 new tennis courts, overflow car parking for major events, which can also be used for alternative recreation and entertainment functions. The re-establishment of the semi rainforest is an important part of the architecture and integrated landscape concept. SERVICING/BOH Service to the site is by extension of the existing service road to the south east where almost all supplies and waste will be handled in the first instance at the main central facility. The new hotel includes a very discreet loading dock and associated Back of House facilities, slightly sunken below the ground floor generally in a manner which will make them oblivious to the guests. An existing southern lawn, used for temporary entertaining which enjoys views over Lake Weyba is also retained and slightly expanded with easy catering access from the Back of House facilities and for guests from the lobby. All of these key planning strategies combine to make a hotel of special experience, appropriate and memorable for the multitude of experiences it will provide. All air conditioning is out of view, the pool treatment and equipment and harvested rainwater will be discreetly located under the lower tennis court. It should be noted that the whole development employs an explicit sustainable design agenda which is set out in the accompanying document. [OCR of page images] DESIGN RESPONSE — HUMAN SCALE AND MATERIALITY A guest arrival experience starts with a drop off at the central Porte cochere and then a short walk through a heavily landscaped cutting, lined in stone with seating and a small pond, in the hillside to elevators which arise to the main ground floor where all check in and public facilities including a dramatic 2 storey high ceiling and folding glass walls giving the widest possible northern aspect over the large meandering pool and sub-tropical landscape. The elevators are intended to employ glass walls and doors for a dramatic and memorable guest experience, especially when arriving for the first time at the reception level to be greeted by the double storey pool. From this part of the hotel easy access is afforded to elevators with only ever a short walk naturally lit and with views to the guest’s room. The material palette is largely an evolution of that already in use to ensure continuity of experience and to reinforce that sense of all buildings being part of a single complex, feeling quite organic as the built forms navigate the vicissitudes of the site. This arrangement also allows for high levels of privacy to all rooms, which are pall provided with a balcony and day bed. Some rooms at the lower ground levels will open directly on to private courtyards and the views. All rooms will enjoy excellent views either over Lake Weyba, the golf course or surrounding forest. Options for larger Presidential and Standard suites have also been provided. The large central courtyard extends out into the northern landscape and includes 2 new tennis courts, overflow car parking for major events, which can also be used for alternative recreation and entertainment functions. The re-establishment of the semi rainforest is an important part of the architecture and integrated landscape concept. SERVICING/BOH Service to the site is by extension of the existing service road to the south east where almost all supplies and waste will be handled in the first instance at the main central facility. The new hotel includes a very discreet loading dock and associated Back of House facilities, slightly sunken below the ground floor generally in a manner which will make them oblivious to the guests. An existing southern lawn, used for temporary entertaining which enjoys views over Lake Weyba is also retained and slightly expanded with easy catering access from the Back of House facilities and for guests from the lobby. All of these key planning strategies combine to make a hotel of special experience, appropriate and memorable for the multitude of experiences it will provide. All air conditioning is out of view, the pool treatment and equipment and harvested rainwater will be discreetly located under the lower tennis court. It should be noted that the whole development employs an explicit sustainable design agenda which is set out in the accompanying document.
Page 4
SUMMARY By integration with the existing facilities guests will have access to quiet private balconies or courtyards, swimming, tennis, golf, a full range of spa facilities, an extensive gym, exercise pool, restaurant, café, bars, poolside service outdoor entertainment spaces, a fire pit for night time retreats set amongst the water and landscaping, conference and function rooms, and the spectacular , all encompassed and imbued with a strong contemporary sub-tropical character. The architecture purposely ensures no long lengths or areas of large walls or rooves, a variety of window shades, a colour palette used across all buildings derived from the existing residences which further breaks down the scale and smaller areas of terracotta tiled rooves which assist in giving a sense of a community of places rather than one building. This proposal is less about making any kind of heroic architecture statement, rather it is about making the experience of the immediate and longer distance landscape, intimate and wider ranging, the principal memorable experience, with the built forms providing discreet places of retreat and a complex which is complimentary to the existing highly regarded Noosa Springs community. There is no precedent for a resort hotel of this nature and offer of such a private experience anywhere else in Australia, and by its nature offers yet another dimension to the Noosa experience, whilst respecting those principles which have given Noosa its popularity; integration of landscape and architecture, the allowance for an eventually dominant landscape experience, respect for the experience of existing residences and their visual and aural privacy., quality architecture in a quiet secluded place having little impact on the surrounding precinct. We intend this as an exemplar of one approach to the development of sensitivity for larger and higher quality guest experiences as the region develops. [OCR of page images] SUMMARY By integration with the existing facilities guests will have access to quiet private balconies or courtyards, swimming, tennis, golf, a full range of spa facilities, an extensive gym, exercise pool, restaurant, café, bars, poolside service outdoor entertainment spaces, a fire pit for night time retreats set amongst the water and landscaping, conference and function rooms, and the spectacular , all encompassed and imbued with a strong contemporary sub-tropical character. The architecture purposely ensures no long lengths or areas of large walls or rooves, a variety of window shades, a colour palette used across all buildings derived from the existing residences which further breaks down the scale and smaller areas of terracotta tiled rooves which assist in giving a sense of a community of places rather than one building. This proposal is less about making any kind of heroic architecture statement, rather it is about making the experience of the immediate and longer distance landscape, intimate and wider ranging, the principal memorable experience, with the built forms providing discreet places of retreat and a complex which is complimentary to the existing highly regarded Noosa Springs community. There is no precedent for a resort hotel of this nature and offer of such a private experience anywhere else in Australia, and by its nature offers yet another dimension to the Noosa experience, whilst respecting those principles which have given Noosa its popularity; integration of landscape and architecture, the allowance for an eventually dominant landscape experience, respect for the experience of existing residences and their visual and aural privacy., quality architecture in a quiet secluded place having little impact on the surrounding precinct. We intend this as an exemplar of one approach to the development of sensitivity for larger and higher quality guest experiences as the region develops.