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Resedential apartments settlers cove DA Lot 9 30th [As Published] · 132008.176
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LOT9 residential apartments
settlerscove
DA January 2008
[OCR of page images]
LOT 9
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contents
1.0 application details 6.0 development summary 9.0 architectural intent
1.1 application details & consultants 7 6.1 development summary 34 9.1 lower level ground floor plan 60
6.2 development summary 35 9.2 level 1 / ground floor plan 61
2.0 executive summary 9.3 level 2 floor plan 62
2.1 executive summary 11 7.0 landscape intent 9.4 level 3 floor plan 63
7.1 landscape masterplan 38 9.5 level 4 floor plan 64
3.0 location & context 7.2 landscape intent statement 39 9.6 roof plan 65
3.1 context 14 7.5 recreational precinct 40 9.7 sections aa 66
3.2 location 15 7.6 forecourt precinct 41 9.8 sections bb 67
7.7 private open space plan 42 9.9 unit type floor plans 68
4.0 planning & urban analysis 7.8 pools and water features 43 9.10 unit type floor plans 69
4.1 settlers cove masterplan 18 7.9 materials and finishes 44 9.11 elevations 70
4.2 current approval 19 7.10 materials and finishes 45 9.12 elevations 71
4.3 current approval 20 7.11 planting and species 46
4.4 current approval 21 7.12 planting and species 47
4.5 precinct and height analysis 22 7.13 planting and species 48
4.6 circulation & connectivity 23 7.14 planting and species 49
5.0 site analysis 8.0 architectural intent
5.1 site photo - serenity close facing north east 26 8.1 Concept layout design 54
5.2 site panorama - view along fire break trail and wetland 27 8.2 architectural intent statement 55
5.3 site view - facing south east 28 8.3 materials and finishes 56
5.4 site photo - view facing north west 29 8.4 colour samples 57
5.5 constraints and opportunities 30
5.6 cross sections 31
lot 9
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application details 1.0 [OCR of page images] >">? aoplication detals 1.0
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Application Details And Consultants
1.1 application details & consultants
Client / Applicant: Cape Bouvard Investments Pty Ltd
Site Description: Serenity Cove
Settlers Cove
Noosa Heads QLD
Lots 9 on Lot 4, SP 100064, Parish of Weyba
Site Area Approval 2005 = (6 534m2)
Current = (6 664m2)
Proposed = (6 032m2)
Application Details Code Accessible Development Application for a Material Change Of Use
Consultants Architecture & Urban Design: DBI Design
Contact: Ewald De Weerd (07) 5539 9788
Statutory Planning: Martoo Consulting
Contact: Nadine Gorton (07) 5455 5425
Landscape Design: DBI Design
Contact: Scott Godfredson (07) 5539 9788
lot 9
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executive summmar y 2.0 [OCR of page images] 27> executive summmary 2.0
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Executive Summary
2.1 executive summary
The subject site (0.66 ha) forms part of the Settlers Cove masterplanned community, with an outstanding location and size, providing opportunity for a high
class residential development.
Settlers Cove is centrally located in Noosa Heads and a future boardwalk along the creek will allow people to access the beach, public transport or Hastings
Street within 10 minute walk.
The proposed development is on lot 9 which slopes steeply towards the park with southern views of Noosa Shores, wetlands and distant hinterland.
The Proposal includes 22 apartments with a mix of large 2 and 3 bedroom units and 2 penthouses.
All car parking is accommodated in basements with few short term visitor spaces at grade near the main entry.
Visitors to Settlers Cove will arrive via Banksia Avenue with lot 9 on the “cul de sac” of serenity close.
Main access to the site is from Serenity Close with a grand arrival fore court and porte cochere with water features and strong visual axes between reception,
over reflection ponds, resort pool and landscape feature in park.
The architectural treatment will be consistent and en extension of the proposed 5 star resort hotel but respond and fit within the current Settlers Cove
Masterplan and residential built form.
Height limit is 4 storeys and a low site cover of below 25% allow for opportunities to improve existing vegetation with high class landscaped recreational
facilities and connectivity with park, streetscape and wetland.
The development consists of 2 buildings 4 storeys in height and focus on achieving north-south aspect and cross flow ventilation
lot 9
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location & context 3.0 [OCR of page images] >">? location & context 3.0
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3.1 context
Page 15
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3.2 location
SUBJECT
SITE
n
lot 9
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SUBJECT
SITE
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Page 16
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planning & urban analysis 4.0 [OCR of page images] 27> olanning & uroan analysis 4.0
Page 18
SUBJECT
SITE
18
4.1 settlers cove masterplan
[OCR of page images]
PROPOSED
Plea
Page 19
19
4.2 current approval
lot 9
[OCR of page images]
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Real: Property Description
kidd
NOOSA SHIRE COUNCIL +CO
LANS APPROVED
designers
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PROPOSED NEW
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LOT 9 SERENITY CLOSE
NOOSA HEADS
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SETTLERS COVE
Det
SITE PLAN 1:250
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to further application under
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to be in accordance with NSC
landscaping guidelines 25/05/95
‘Coastal Beachfront Areas’
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Page 20
20
4.3 current approval
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PLANS APPROVED
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designers
20 Duke Street
‘Sunshine Beach QLD 4567
PO Box 262
Noosa Heads QLD 4587
Telephone 07 5447 5633
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CONSTANTS
AMENDEMENT
WONIL 191004
Revised locston of all bukings
Project
PROPOSED NEW
UNIT DEVELOPMENT
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~ NOOSA HEADS
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Page 21
21
4.4 current approval
lot 9
[OCR of page images]
EAST ELEVATION...
NOOSA SINRE COUNC!
PLANS APPROVED
sianatere, KiCoyle
DAH y May 2005
kidd
rae
designers
21
20 Duke Street
‘Sunshine Beach OLD 4567
PO Box 262
Noosa Heads OLD 4567
Telephone 07 5447 5633
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Protect
PROPOSED NEW
UNIT DEVELOPMENT
Location
LOT 9 SERENITY CLOSE
NOOSA HEADS
Cent
SETTLERS COVE
Detait
ELEVATION SHEET 4
Seale Date
1:200@A2 OCT 04
Drawn By
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Drawing No.
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Page 22
22
4.5 precinct and height analysis
4 3
4 storeys storeys
storeys 2
storeys
4
storeys
2
storeys
proposed resort
4 storeys
approval for
4 storey
residential
apartments
2
storeys
2
storeys
Page 23
23
4.6 circulation & connectivity
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vehicular circulation
pedestrian circulation
lot 9
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site analysis 5.0 [OCR of page images] >>? site analysis 5.0
Page 26
26
5.1 site photo - serenity close facing north east
[OCR of page images]
26
Sn eel
Page 27
27
5.2 site panorama - view along fire break trail and wetland
lot 9
[OCR of page images]
27
Page 28
28
5.3 site view - facing south east
Page 29
29
5.4 site photo - view facing north west
lot 9
[OCR of page images]
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Page 30
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General Observations
5.5 constraints and opportunities
> south east aspects
> wetlands view amenity
> site not located along major road
ri > adjacent to multi unit residential
ve
r
> bounded by firebreak trail on east and
vegetation buffer to the sun
south easterly prevailing breezes
main arrival route
high point
low point
proposed boardwalk link to Hastings St
fire break trail/footpath
park views
architectural feature / entry statement
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31
5.6 cross sections
a
section aa
a
lot 9
[OCR of page images]
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5.6 cross sections
SECTION AA
Twamon idea
15m HEIGHT LIMIT - NGL
lot 9
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development summar y 6.0 [OCR of page images] 27> develooment summary 6.0
Page 34
34 SITE SUMMARY
29/01/2008 Development Application
6.1 development summary
Superseded Planning Scheme
(IPA-ised) Proposed Scheme
Setbacks Road Frontage: Non Compliant
6m - 1 to 2 storeys Part of building A,
10m - 3 to 4 storeys projecting 1m into setback
Side: zone
Half building height
6m Setback to Landscape Buffer Non Compliant
Zone Part of Building B
basement and bbq pavilion,
projecting 1m into setback
zone
Building Separation Buildings seperated by 1.5m + 0.5 Compliant
per storey 7m
Length of Wall Walls to limited to 15m in length Compliant
Carparking No cover parking to be located Compliant
between frontage and build
Landscaping 6m Landscaping setback Compliant
2m to visitor parking
20% of site to be deeply planted
Site Areas Min 600sqm Compliant
Population Density 250persons / hectare Compliant
250 x 0.66 = 165 persons 72 Persons
Gross Floor Area Max population x 40 - not Compliant
exceeding 13,600sqm in any Max GFA = 6600
building GFA - 4,400sqm
Site Cover 40% Compliant
1,445 sqm or 22% of total
site area
Landscaped Open Population x 14 Compliant
Space 165 x 14 = 2,310sqm 5,000sqm
Building Height 4 Storeys, 15m max Compliant
Carparking 1.5 cars per unit Compliant
22 Units total = 33 cars
reqd - 43 Cars provided
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DEVELOPMENT MIX
6.2 development summary
Lot 9_Settlers Cove
29-January-2008 Development Application
BUILDING
BUILDING A
Level Building Use/ Area Apartments Population
2BRM 3BRM TOTAL
Level 4 Apartments 2 2 6.6
Level 3 Apartments 2 2 6.6
Level 2 Apartments 2 2 6.6
Level 1/ Ground Apartments & Car Park 2 0 2 4.8
Sub Total 2 6 8 24.6
BUILDING B
Level Building Use/ Area Apartments Population
2BRM 3BRM TOTAL
Level 4 Apartments 2 2 6.6
Level 3 Apartments 2 2 4 11.4
Level 2 Apartments 2 2 4 11.4
Level 1/ Ground Level Apartments 4 4 13.2
Lower Ground Level Apartments & Car Park 0 0 0
Sub Total 4 10 14 42.6
TOTAL FOR SITE 2brm 3brm total population
Apartments & Density 6 16 22 67
Cars x1.5 x1.5
Total Required 9 24 33
lot 9
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landscape intent 7.0 [OCR of page images] >">? landscape intent 7.0
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38
7.1 landscape masterplan
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Statement on Intent
7.2 landscape intent statement
The Settlers Cove Lot 9 design intent is to reinforce a sense of sanctuary with relaxed leisure opportunities whilst acknowledging the sites prominent location and ecological sensitivity
close to the heart of Noosa.
A lanceolate leaf shaped pool, cascading water feature, barbeque facilities, entertaining terrace and flowing bands of various plant communities create a sense of space that is varied
in scale and form. The promotion of key vistas, pedestrian links and placement of sculptural artwork establish clear points of reference. Outdoor living spaces are orientated to take
advantage of the views, solar aspect and to complement the adjoining internal spaces.
Clean lines with state of the art finishes, materials and lighting effects are intended to produce a contemporary and stimulating environment that caters for the sophisticated tastes
of patrons and residents while encouraging recreational, social and communal activities. These materials intend to complement the buildings finishes, blurring the spatial divide from
inside to out. A combination of semi-permeable screening panels, solid masonry elements, strategic changes in levels and carefully selected planting profiles will be used to control
visual connection between the public and private residential realms.
Bands of vegetation consisting of endemic plant communities define edges and emphasises connectivity to the broader context. The differing plant communities form patterns on the
landscape, mimicking the rhythms of ocean while changing through the seasons to create spatial and visual variety.
The patterns of plant communities provide a unique educational opportunity by creatively showcasing a palette of endemic Noosa flora. Contextually appropriate species have been
selected in response to the sites coastal location to fill niche roles within the landscape. A variety of trees and shrubs spatially define areas providing screening, visual interest and
shading whilst contributing to the amenity of the precinct.
Best practice ESD principles will be implemented including stormwater harvesting and the use of native plants with low water requirements. Solar and wind access will be controlled
through appropriately positioned screens, baffles, shelter elements and plantings. The use of solar heating, pool backwash collection and treatment along with energy efficient
external lighting will showcase ESD technologies.
lot 9
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1. Building Entry
9
7.5 recreational precinct
2. BBQ Pavilion
4
3. Entry Water Feature
3
4. Raised Feature Planting
16
5. Lobby
6. Lap Pool
12 7. Terraced Storm water Treatment
8. Storm water Harvesting
5
9. Basement Car park Ramp with Pergola
1 10. Private Plunge Pools
12
11. Stairs & Ramp
11 12. Endemic Plant Community Bands
13. Spa
14. Pool Concourse
5 15. Gym
16. Possible future connection to adjoining
15
development
14
10
6
10
7 13
12 14
2
8
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Building Entry .1
7.6 forecourt precinct
Entry Water Feature .2
13
Raised Feature Planting .3
Lobby .4
Lap Pool .5
Public Walk .6
Basement Car park Ramp with Pergola .7 10
Stairs Access .8
Ramp Access .9
Endemic Plant Community Bands .10
10
Pool Concourse .11
Gym .12
Possiblle connection to Lots 10 & 11 .13
Public Walk .14
1
7
3
10 4
2
14
10
8
8
10
8 11 9
12
8
11 5
lot 9
Page 42
Total Area=5,000sqm
42
7.7 private open space plan
[OCR of page images]
Total Area=5,000sqm
7.? private open space plan
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7.8 pools and water features
lot 9
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7.9 materials and finishes
[OCR of page images]
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Page 45
Hardscape Palette
application: streetscape
material: insitu oxide coloured concrete
finish: broom
a colour: to match existing streetscape
size: N/A 45
application: hotel / pool concourse
7.10 materials and finishes
material: insitu oxide coloured concrete
finish: broom
b colour: to future selection
size: N/A
application: hotel / pool concourse
material: precast concrete pavers
finish: honed
colour: to future selection
c size: 400 x 400mm
application: hotel
material: porphyry cobblestone
finish: natural
d colour: natural
size: 200 x 200mm
application: pool fence
material: metalwork fence
finish: powdercoated
e colour: black
size: 1200mm high
application: screen fence
material: timber battens / metalwork
finish: natural & powdercoated
f colour: natural timber / black metal
size: 1500 - 1800mm high
application: feature walls
material: porphyry stone clad block
finish: walls
g colour: natural
size: natural
varies - 1800mm max.
application: general walls
material: rendered block walls
finish: painted render
h colour: to match building
size: varies - 1800mm max.
application: general signage
material: to match architectural detail
finish: to match architectural detail
i colour: to match architectural detail
size: varies
application: bridge, boardwalk & lookout
material: steel & timber
j finish: galvanized & oiled
colour: natural steel and timber
size: varies
lot 9
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7.11 planting and species
[OCR of page images]
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TREES
7.12 planting and species
ACMENA smithii
ALLOCASUARINA littoralis
ALLOCASUARINA equisetifolia
BANKSIA aemula
BANSIA integrifolia
CASUARINA glauca
CUPANIOPSIS anacardioides
CYATHEA cooperii
ELAEOCARPUS reticulatus
HARPULIA pendula
HIBISCUS tiliaceus
MELALUECA quinquenervia
PANDANUS tectorius
SYZYGIUM oleosum
PALMS
ARCHONTOPHOENIX alexandrae
LIVISTONA australis
SHRUBS / GROUNDCOVERS
ASPLENIUM nidus
ALPINIA caerulea
BANKSIA robur
BANKSIA spinulosa
BLECHNUM spp.
CARPOBROTUS glaucescens
CRINUM pedunculatum
CORDYLINE rubra
DIANELLA spp.
GREVILLEA spp.
LEPTOSPERMUM liversedgei
LOMANDRA spp.
POA labillarderii
VIOLA hederacea
CLIMBERS
HARDENBERGIA violacea
HIBBERTIA scandens
WETLAND
BAUMEA rubiginosa
GAHNIA aspera
ISOLEPIS nodosa
JUNCUS usitatus
lot 9
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48
7.13 planting and species
Each planting band is a community of Noosa endemic
plants. A planting band is made up of a grove of trees or
palms, shrubs and groundcovers that are seen in the natu-
ral environment of Noosa along with varying mulch to ac-
centuate the band. The bands are large enough to work as
revegetation but vary enough to evoke a unique character as
viewed from above in the development and provide a point
of difference from the ground.
Page 49
Screw Pine Cabbage Palm Brush Box Coast Honeysuckle
Pandanus tectorius Livistona australis Lophostemon confertus Banksia integrifolia
TREES
Zamia Palm Grass Tree Sticky Hop Bush Midyim
Macrozamia lucida Xanthorrhoea johnsonii Dodonea viscosa Austromyrtus dulcis
SHRUBS
Coast Honeysuckle Common Flax Lily Straw Tree Fern Mat Rush
Banksia integrifolia Dianella caerulea Cyathea cooperi Lomandra longifolia
GROUNDCOVERS
Pebbles Shells Wood Chips Gravel
MULCH
lot 9
7.14 planting and species
49
Page 50
Bands of vegetation showcasing a palette of endemic
Noosa flora, define edges and emphasises connectivity
to the broader context.
The differing plant communities form patterns on the landscape, mimicking the rhythms of ocean
while changing through the seasons to create spatial and visual variety.
Page 51
51 lot 9 [OCR of page images] 51
Page 52
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architectural intent 8.0 [OCR of page images] >">? arcnitectural intent 8.0
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8.1 Concept layout design
ess
acc
ar
sol
cross flow
ventilation
building b
middle
condition
s fore
ew access to site
vi court
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Page 55
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architectural intent statement
8.2 architectural intent statement
The topography of the site has impact on the design concept, with a steep fall form north to south and strong connection with park.
The key design objectives are:
1. Building to address the street and providing an entry or arrival point for visitors.
2. To break the mass and built form, providing two buildings but with a strong axes and visual connection between and from fore court and arrival platform, over recreational facilities and
pool area, towards the park.
3. All apartments to be “ambidextrous”, retaining views to the park but also face within north, providing solar aspect and cross flow ventilation. The apartments don’t turn their back to the
community but rather address the streetscape and activate the edges.
4. The buildings step down and follow the natural topography of the site.
Building B is anchored through physical connection to the land with combination of “base” and “frame”.
The penthouse or “top” are skilfully introduced into top floor of the building.
Building A “cantilever” and float over the “park” with the rear connected to the ground with only a 3 storey built form facing the street.
5. The landscape relates to the built form and is integrated within and around the architecture.
lot 9
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8.3 materials and finishes
‘floating roof’
metal sheeting
‘lightweight’ infill
glass or rendered board
‘frame or base’
rendered concrete and block wall
‘balustrades’
glass
‘awning’
alluminium Screens
‘base’
sandstone cladding
Page 57
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8.4 colour samples
site photo site photo site photo site photo site photo site photo site photo
site photo mantle & pewter colorbond terrain & castle rock solitaire & barley white putty & chenin
lot 9
Page 58
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architectural drawings 9.0 [OCR of page images] 27> architectural drawings 9.0
Page 60
60
9.1 lower level ground floor plan
[OCR of page images]
60
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Page 61
61
9.2 level 1 / ground floor plan
[OCR of page images]
LOT 8
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SSL 14.000
Page 62
62
9.3 level 2 floor plan
[OCR of page images]
LOT 8
SERENITY CLOSE
BUILDING B
SSLT7.000
SSL17.000
BUILDING A
SCALE = 1200
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63
9.4 level 3 floor plan
[OCR of page images]
LOT 8
SERENITY CLOSE
&
BUILDING B
$81 20.000
$SL20.000
BUILDING A"
SCALE = 1200
Page 64
64
9.5 level 4 floor plan
[OCR of page images]
SERENITY CLOSE
LOT 8
BUILDING A
$SL73.000
BUILDING B
1 0
=
SCALE = 1200
Page 65
65
9.6 roof plan
[OCR of page images]
SERENITY CLOSE
SCALE = 1200,
Page 66
66
9.7 sections aa
[OCR of page images]
66
Setback requirement for 0.5 of building height. -
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PROPERTY BOUNDARY
Page 67
67
9.8 sections bb
[OCR of page images]
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PROPERTY BOUNDARY
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=
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w
a
ee
oe
Setback requiren
PROPERTY BOUNDARY
67
A
ent for 0.5 of building height
~ KE>
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Page 68
68
9.9 unit type floor plans
[OCR of page images]
68
1108
7350 450
aS Ce
~\BEDROOM 1
|
|
|
|
|
On pl aL
19800
UNIT TYPE 3A
SCALE -1-100
INTERNAL | BALCONY/S | TOTAL
3BEDROOM 190sqm | 29 sqm | 219 sqm
UNIT TYPE 3C - LOWER
SCALE -1:100
INTERNAL | BALCONY/S | TOTAL
1 BEDROOM Soeur | 17sqm | 73 sqm
9700
550 L uo
= BEDROOM 1
20460
UNIT TYPE 3C - UPPER
SCALE 1100
INTERNAL | BALCONY/S | TOTAL
2BEDROOM 150 sqm | 47 sqm | 167 sqm
‘2100
3900 4050 i)
[e
| 0
all
[e
BEDROOM 1
fl
Pa
ig! (LENS
WIR
21000
A
a
w
m
oS
a
So
wo
ao Cle
|
|
|
UNIT TYPE 3B
SCALE -1:100
| INTERNAL | BALCONY/S | TOTAL
'3 BEDROOM 192 sqm | 51 sqm 243 sqm
BEDROOM 1
BEDROOM3 | BEDROOM2. ||| /
IP
|
UNIT TYPE 3D
SCALE -1 100
INTERNAL | BALCONY/S | TOTAL
2 BEDROOM 212 sqm 33 sqm 245 sqm
13057
Page 69
69
9.10 unit type floor plans
lot 9
[OCR of page images]
son 13300
S100
5550 4 40 uso h ust
i > a [| | r
| & > Osa conr Eo a =
oO | gj BEDROOM 2
| oO. “al ~
| \ S SCL
BEDROOM 1 ~
| — | CMP} +
LL |
ff
wir) ENS: |. ry ;
BATHROOM | |
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= \
TNDRY
— on |
D | ———— |
|
s| Qo ey
BEDROO! | [lee | Sd ah
C - BALCONY [lO ~
al e OR BaLcony | OO | | sO |
+ L = tl} F= Ye
| | | '
| | |
| | |
|
UNIT TYPE 2A UNIT TYPE 2B UNIT TYPE 2C
SCALE -1: 100 SCALE -1: 100 SCALE -1: 100
INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL
2 BEDROOM 164 sqm 20 sqm | 184 sqm 2 BEDROOM 186 sqm 4 sqm | 227 sqm 2 BEDROOM 132 sqm 8 sqm | 140 sqm
el
Page 70
70 north
9.11 elevations
3 2 rl 23.0 level 4
3 2
rl 20.0 level 3
rl 17.0 level 2
rl 14.0 ground
1:250@A3
south
6
rl 23.0 level 4
rl 20.0 level 3
7
4 4 rl 17.0 level 2
2 2
3
rl 14.0 ground
5
1:250@A3
Page 71
71
1. aluminium shutters
9.12 elevations
2. rendered masonary
3. vertical timber detail with cables
4. glass balustrade (clear)
5. stone cladding
6. colorbond roof
7. tinted glass
west east
6
6 rl 23.0 level 4
rl 20.0 level 3
2 1 2
4 rl 17.0 level 2
3 3
4 rl 14.0 ground
1:250@A3 1:250@A3
lot 9
Page 72
t 61 7 5539 9788 dbi References
f 61 7 5539 9789 Note: Reference images included in this presentation are
e [email protected] intended for in-house discussions only. DBI Design does not
DBI Design Pty Ltd ACN 087 951 007 claim authorship or intend to adopt architectural character.
Level 1, 9 Trickett St PO Box 888 Surfers Paradise Queensland 4217 Australia These images have been sourced from various publications.
Used in these records
Resedential apartments settlers cove DA Lot 9 30th [As Published]Related documentApplication case desk ↗
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