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Settlers Cove DA [As Published] · 132008.176
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settlerscovenoosa
r e s o r t / h o t e l
Development Application January 2008
[OCR of page images]
settlerscovenoosa
Development Application January 2008
ARCHITECTURE
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contents
1.0 application details and consultants 7 7.7 streetscape intent 48 11.0 architectural drawings 87
7.8 boundary conditions 49 11.1 site plan basement level 88
2.0 executive summary 9 7.9 services and refuse management 50 11.2 site plan lower ground level 89
7.10 services and refuse management 51 11.3 site plan level 2 90
3.0 location and context 13 11.4 site plan level 3 91
3.1 context 14 8.0 landscape intent 53 11.5 site plan level 4 92
3.2 location 15 8.1 landscape masterplan 54 11.6 site plan level 5 93
8.2 landscape intent statement 55 11.7 roof plan level 5 94
4.0 planning and urban analysis 17 8.3 landscape precinct plan 56 11.8 floor plan basement level pool & park precinct 95
4.1 settlers cove masterplan 18 8.4 entry and reflection pond precinct 57 11.9 floor plan level 1 lower ground pool & park precinct 96
4.2 photos of current model and approved masterplan 19 8.5 courtyard and lap pool precinct 58 11.10 floor plan level 1 lower ground recept & courtyard 97
4.3 planning constraints 20 8.6 resort pool and park precinct 59 11.11 floor plan level 2 ground entry level pool & park precinct
4.4 precinct and height analysis 21 8.7 private open space plan 60 98
4.5 circulation and connectivity 22 8.8 pools and water features 61 11.12 floor plan level 2 ground entry level recept & courtyard 99
4.6 surrounding area and development 23 8.9 materials and finishes 62 11.13 floor plan level 3 pool & park precinct 100
8.10 materials and finishes 63 11.14 floor plan level 3 recept & courtyard 101
5.0 site analysis 25 8.11 planting and species 64 11.15 floor plan level 4 pool & park precinct 102
5.1 site photo - serenity close facing north east 26 8.12 planting and species 65 11.16 floor plan level 4 recept & courtyard 103
5.2 site panorama - serenity close frontage from 4 storey apartments 27 8.13 planting and species 66 11.17 floor plan level 5 pool & park precinct 104
5.3 site photo - arrival view at roundabout 28 8.14 planting and species 67 11.18 floor plan level 5 recept & courtyard precinct 105
5.4 site photo - view along fire break trail and wetland 29 11.19 roof plan level 5 pool & park precinct 106
5.5 site photo - view from site towards wetlands conservation area 30 9.0 architecutral intent 73 11.20 roof plan level 5 recept & courtyard precinct 107
5.6 site photos - southern view from site approx 4 storeys high 31 9.1 architectural intent statement 74 11.21 typical unit layout 4 bed a&b 108
5.7 constraints and opportunities 32 9.2 building type analysis - resort pool and park precinct 75 11.22 typical unit layout 3 bed a&b&c 109
5.8 detail survey 33 9.3 building type analysis - reception and conference precinct 76 11.23 typical unit layout 2 bed a&b 110
5.9 cross section aa 34 9.4 building type analysis - court yard precinct 77 11.24 typical unit layout 1 bed a&b 111
5.10 cross sections bb 35 9.5 materials and finishes 78 11.25 sections aa,bb,cc 112
9.6 colour samples 79 11.26 sections dd,ee 113
6.0 executive summary 37
6.1 development mix 38 10.0 3D modelling 81 12.0 elevations 87
6.2 site summary 39 10.1 site context 82 12.1 elevations 114
10.2 site context 83 12.2 elevations 115
7.0 urban design intent 41 10.3 resort pool precinct - lot10 84 12.3 elevations 116
7.1 urban design principles 42 10.4 courtyard precinct - lot 11 85 12.4 elevations 117
7.2 concept masterplan 43
7.3 precinct and building height plan 44
7.4 access, circulation and connectivity 45
7.5 building form and massing 46
7.6 setbacks and building separations 47
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1.0 applicationdetails [OCR of page images] 1.0 applicationdetails
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Application Details And Consultants 7
1.0 application details and consultants
Client / Applicant: Cape Bouvard Investments Pty Ltd
Site Description: Cnr Banksia Avenue and Serenity Cove
Settlers Cove
Noosa Heads QLD
Lots 10 and 11 on Lot 4, SP 100064, Parish of Weyba
Site Area Lot 10 = 1,183 ha (11 828m2)
Lot 11 = 1.188 ha (11 881m2)
Total = 2.37 ha (23,709m2)
Application Details Impact 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
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2.0 executivesummary [OCR of page images] 2.0 executivesummary
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Executive Summary 11
2.0 executive summary
The subject site (2.37 ha) forms part of the Settlers Cove masterplanned community, with an outstanding location and size, providing opportunity for a
high class resort hotel 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 a site (lots 10 and 11) which slopes steeply towards the park with southern views of Noosa Shores, wetlands and
distant hinterland.
A good urban design response with variety of uses and facilities, including 109 apartments (mix of 1, 2 and 3 bedrooms), hotel lobby and reception,
resort retail, day spa, conference facility and restaurant.
All car parking is accommodated in basements with few short term visitor spaces at grade near the main entry and port cochere.
Visitors to Settlers Cove will arrive via Banksia Avenue with a 4 storey architectural feature on axes with round about and first address on corner of the
development.
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 reflect a 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 35% allow for opportunities to improve existing vegetation with high class landscaped recreational
facilities and connectivity with park, streetscape and wetland.
The development consists of 3 main precincts:
- 1. Reception and Central Facilities Precinct with the resort reception, conference facility, restaurant and kitchen at ground level. Day spa and
residential apartments at level 1 to 3.
- 2. Court Yard Precinct with apartments and a formal court yard.
- 3. Resort Pool Precinct, with apartments, a resort pool and pavilion
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3.0 location&context [OCR of page images] 3.0 location&context
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3.1 context
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3.2 location
Subject
Site
NORTH
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4.0 planning& urban analysis [OCR of page images] 4.0 planning& urban analysis
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Subject
Site
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4.1 settlers cove masterplan
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4.2 photos of current model and approved masterplan
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20 SITE INFORMATION
4.3 planning constraints
Address: Cnr Banksia Avenue and Serenity Close- Noosa Heads
RPD: Lots 10 and 11 on Lot 4 on SP 100064, Parish of Weyba
PLANNING SUMMARY (Superseded Planning Scheme)
Site Area: Lot 10 - 1.183 Ha (11,828sqm)
Lot 11 - 1.188Ha (11,881sqm)
Total - 2.37 Ha (23,709sqm)
Zoning: Residential High Density (Superseded Strategic Plan)
Attached Housing and Open Space Conservation (New Noosa Plan)
Site Cover Allowed: 40% = 9,484sqm
Building Height Allowed: 4 Storeys/ 15 Meters
Building Setbacks: Road Frontage- 6 meters to 1 & 2 Storeys
10 meters to 3 & 4 Storeys
Side Boundary- 0.5x Building Height
Density Allowed: 250 Persons per Ha
2.37 Ha = 592.5 Allowed
Open Space Required: Population x 14sqm = 8,295sqm
GFA Allowed (2.37 Ha): Population x 40 = 23,700sqm GFA
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4.4 precinct and height analysis
4 3
4 storeys storeys
storeys 2
storeys
4
storeys resort residential and
development short term
accommodation
2
storeys
approval for
4 storey park
residential
apartments
2
storeys
2
storeys
residential
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4.5 circulation and connectivity
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4.6 surrounding area and development
2. banksia avenue petrie macquarie
mansions lodge
1 boulivia
lodge
2
1. serenity close
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5.0 siteanalysis [OCR of page images] 0.0 siteanalysis
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5.1 site photo - serenity close facing north east 1 [OCR of page images] silggr 3 BET ar TW Waite, rar Wan 5.1 site photo - serenity close facing north east -
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5.2 site panorama - serenity close frontage from 4 storey apart-
ments
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5.3 site photo - arrival view at roundabout
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5.4 site photo - view along fire break trail and wetland
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5.5 site photo - view from site towards wetlands conservation area
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5.6 site photos - southern view from site approx 4 storeys high
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south easterly prevailing breezes
5.7 constraints and opportunities
main arrival route
riv high point
er
low point
proposed boardwalk link to Hastings St
fire break trail/footpath
park views
architectural feature / entry statement
General Observations
> southerly aspects
> wetlands view amenity
> existing vegetation largely regrowth
> site divides by services easement
> site not located along major road
> adjacent to multi unit residential
> bounded by Serenity Close on north N/W
> bounded by firebreak trail on south
NORTH
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5.8 detail survey
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5.9 cross section aa
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6.0 developmentsummary [OCR of page images] 6.0 developmentsummary
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DEVELOPMENT MIX
Lot 10 and 11_Settlers Cove
38 22-January-2008 Development Application
BUILDING TYPE & PRECINCT
6.1 development mix
RECEPTION & CONFERENCE PRECINCT Building G
Level Building Use/ Area Apartments Keys Population
1BRM 1+KEY 2+KEY TOTAL
Level 4 Apartments & Roof Terrace 6 6 12 14.4
Level 3 Apartments 6 6 12 14.4
Level 2 Apartments and Day Spa 5 5 10 12
Level 1/ Ground Level Admin and Reception 0 0 0
Sub Total 0 17 0 17 34 40.8
Cars Required x1.5 x2.6 x2.6
Total 0.0 44.2 0.0 44.2
COURT YARD PRECINCT Buildings D, E & F
Level Building Use/ Area Apartments Keys Population
1BRM 1+KEY 2+KEY TOTAL
Level 4 Apartments & Roof Terrace 2 2 4 4.8
Level 3 Apartments 1 6 3 10 19 25.7
Level 2 Apartments 1 9 10 19 23
Level 1/ Ground Level Apartments 2 8 10 18 22
Lower Ground Level Apartments & Car Park 0 0 0
Sub Total 4 25 3 32 60 75.5
Cars x1.5 x2.6 x2.6
Total Required 6.0 65.0 7.8 78.8
RESORT POOL PRECINCT Buildings A,B & C
Level Building Use/ Area Apartments Keys Population
1BRM 1+KEY 2+KEY TOTAL
Level 5 Apartments 3 6 9 15 24
Level 4 Apartments & Roof Terrace 3 12 15 27 43.8
Level 3 Apartments 3 12 15 27 43.8
Level 2 Apartments 3 12 15 27 43.8
Lower Ground Level Apartments & Car Park 6 6 12 19.8
Sub Total 12 0 48 60 108 175.2
Cars x1.5 x2.6 x2.6
Total Required 18.0 0.0 124.8 142.8
TOTAL FOR SITE 1brm 1+key 2+key total keys population
Apartments/ Keys/ Density 16 42 51 109 202 292
Cars x1.5 x2.6 x2.6
Total Required 24 109 133 266
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Site Summary
Asessment using superceed town plan (IPA-ised 1999 -2003)
39
Site Area 23,709 sqm
6.2 site summary
Population Density
Town plan Rates
Accomodation unit - 1 Bed 1.4
Dwelling unit - 1 Bed 1.7
Accomodation / Dwelling - 2 Bed or 1+ke 2.4
Accomodation / Dwelling - 3 Bed + 3.3
Density Allowed (250 persons per ha) 592
Density Achieved 292
Site Cover
Site Area 23709 sqm
Proposed Site Cover (m²) 7476.5 sqm
Allowable 40%
Proposed Site Cover 32%
Landscape Open Space
Population 292 x 14 =
Required landscaped open space (m²) 4088 sqm
Proposed landscaped open space 14,800 sqm
Required Car Parking
Town plan rates
Multiple Dwelling 1.5
Accommodation Building 1.1
Residential 266
Central Facilities Building 110
Total Cars Required 376 Spaces
Proposed Cars
Proposed pool precinct_Upper level 76
Proposed pool precinct_Lower level 55
Proposed Reception Precinct 35
Proposed Coutyard precinct cars 76 & 4 tandem
Proposed Visitor and Commercial parkin 56
Proposed Enty parking 2 & porte cochere
Proposed Total Cars 300 Spaces
Gross Floor Area
Allowed (Population x 40) 23, 680 sqm
Building A 2,640 sqm
Building B 2,640 sqm
Building C 2,640 sqm
Building D 1,010 sqm
Building E 1,400 sqm
Building F 2,400 sqm
Central Facilities Building 4,550 sqm
Total GFA 17,280 sqm
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7.0 urbandesignintent [OCR of page images] 7.0 urbandesignintent
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context and collaboration
Enhance the tourism industry and residential community of Settlers Cove and Noosa Heads.
• Contemporary designed buildings and landscaping.
42
• The creativity of the architecture, landscaping and built form strengthens the identity of the
development.
7.1 urban design principles
• Clear points of reference via variety, quality and connectivity.
character and creativity
The development should have its own identity but still be part of the character and community of Settlers
Cove.
• Introduce creative forms and architecture to the buildings and landscaping.
• Creative water theme to the landscape concept and allow public to experience the character of the
development
variety
Variety is an essential part for a good development.
• Provide a mix of uses, building types and private recreational spaces.
• Buildings to differ in height, form and area of floor plates.
• Variety of spaces and levels in the landscape and public realm.
• Creative pedestrian path and bridges resolve issues due to topography of site.
quality of spaces and edges
Public and private spaces rely on the quality of the edges and arrangement of these areas.
• Living areas of apartments address the streets, public realm and activate public spaces.
• Resort pool and private recreational open space, surrounded by the adjacent buildings and pavillions,
to overlook and activate the edges.
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connectivity and access
Greater connectivity and access to all members of the community makes good places.
• Public access to restaurant and conference centre with visual and pedestrian connectivity between
future developments. 43
• Upgrade of paths and wetland creates a pleasant experience and improves connectivity and good
spaces.
7.2 concept masterp-
• Vehicular access and pedestrian circulation does not cross or interfere with another.
• Well defined entry and drop off areas to the development.
sustainability
Urban sustainability encompasses on economic, social, cultural and ecological concerns.
• By allowing for future boardwalk along the river to a public transport system creates opportunities to
reduce greenhouse gas emissions
• Provide a variety and mix of uses and commercial opportunities to the residents and local community.
• Small building footprints allow for large areas of open space and recreation.
• Provide the opportunity for natural light and ventilation to all areas and spaces
public and private sides
It is important to address and define between public and private areas.
• The pedestrian path and park is at a lower level to the resort pool, but connected by stairs and roads,
providing visual connection.
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7.3 precinct and building height plan
building d
building g
court yard
building c building e
reception and
conference
precinct
building f
building b
building a
resort pool
precinct
1 storey
2 storeys
3 storeys
4 storeys
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7.4 access, circulation and connectiv-
porte cochere
& entry
access to
basement carpark
in
in
out in
refuse
collection pedestrians
vehicular
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3 storey built form to address residential
neighbourhood and streetscape
46
7.5 building form and massing
4 storey architectural corner element
address to roundabout and first visual contact for
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visitor to settlers cove
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strong axes and visual
connection to park
3 & 4 storeys
courtyard precinct
4 storeys
“resort pool precinct”
1, 2 & 4 storeys
“reception precinct”
entry statement
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serenit 3 storey built form to reduce impact
of shadow in courtyard
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10m setback
6m setback 47
property boundary
7.6 setbacks and building separations
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building areas projecting over the
required setback lines and subject
to relaxation
eaves projecting over setback lines
in areas as indicated
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7.7 streetscape intent
views to park
views to park
Cross flow
corrid ventilation
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treet oves
Address the
public realm
and activate
the street edges
serenity close
serenity close
not acceptable built form and layout proposed concept and address to serentity close
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7.8 boundary conditions
proposed setback to street boundary ( similar height and impact as a 2 storey building )
typical condition - comply with planning scheme
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7.9 services and refuse management
rainwater
storage
temporary refuse
collection point
refuse storage
loading bay in basement for
vehicles below 2.4m height
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7.10 services and refuse management
a/c/ plantroom on roof level
not visible from street
loading bay for vehicles
higher than 2.4m
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temporary refuse
collection point
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8.0 landscapeintent [OCR of page images] 3.0 landscapeintent
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8.1 landscape masterplan
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resort pool and
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8.2 landscape intent statement
The Settlers Cove 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.
The design intends to cater for its residents’ modern lifestyle requirements and encourage recreational, social and communal activities. 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.
Lanceolate leaf shaped pools, cascading water features, barbeque facilities, entertaining terraces, a cantilevered lookout and flowing bands of various
plant communities create a sense of space that is varied in scale and form. The promotion of key vistas, network of 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.
Design detailing and material selections have a sophisticated yet understated elegance, complementing 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. A water
sensitive urban design system with terraced stormwater treatment zones majestically flow under bridges and boardwalk connections. 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.
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8.3 landscape precinct plan
entry reflection
pond precinct
courtyard and
lap pool precinct
resort pool and
park precinct
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4
57
3
8.4 entry and reflection pond precinct
Legend 9
1. Porte Cochere
2. Seating
3. Entry Water Feature 1
2
4. Raised Feature Planting
2
5. Lobby
6. Reflection Pond
8
7. Terraced Storm water Treatment
8. Storm water Harvesting
9. Basement Car park Ramp with Pergola 5
10. Restaurant Pod
11. Circulation Node and Lookout Tower
12. Endemic Plant Community Bands
13. Lawn Terrace
14. Pool Concourse 7
15. Terraced Water Feature 6
16. Bridge
17. Circulation Ramp Down 6
16
18. Stairs 11
6
6
10
15
12
18 12
17 13 14
17
12
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8
7
7
7
8
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8.5 courtyard and lap pool precinct
1
2
Legend 7
1. Conference Centre Drop-off
2. Conference Centre Spill out
3. Raised Courtyard Reflection Pond with Tree Bosque 6 7
4. Meeting area within water feature
5. Covered Courtyard
6. Feature planting
7. Private Lawn Terrace 3
5
8. Screen Planting 8
2 4 7
9. Lap Pool
10. Plunge Pools
11. Reflection Pond
12. Terraced Water Feature
13. Pool Concourse 11
14. Spa
6
7
8
11
10
10
12
10
9
13
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12 13
3
59
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12 4
8.6 resort pool and park precinct
2
5
5 6
Legend
11
1. Resort Pool 12
3
2. Plunge Pool with wet edge 12
13
3. Apartment Terrace 9
4. Linear Water Feature with Seating 3
6
5. Feature Planting 2 13
6 5
6. Pool Concourse 4
5
7. Outdoor Bar with Gym underneath
8. Bbq / Dining with Gym underneath
5 1
9. Ramp down 7
10. Garbage Collection and service entry to
3
basement car park
11. Cantilevered Lookout
12. Lawn Terrace
8
3
13. Endemic Plant Community Bands 2 6 6
13
5
5
10 9
13
13 13
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8.7 private open space plan
Private Open Space
total area = 14,800m2
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8.8 pools and water features
water features
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Hardscape Palette
a application: streetscape
material: insitu oxide coloured concrete
finish: broom 63
colour: to match existing streetscape
size: N/A
8.10 materials and finishes
b application: hotel / pool concourse
material: insitu oxide coloured concrete
finish: broom
colour: to future selection
size: N/A
application: hotel / pool concourse
c
material: precast concrete pavers
finish: honed
colour: to future selection
size: 400 x 400mm
d application: hotel
material: porphyry cobblestone
finish: natural
materials & finishes
colour: natural
size: 200 x 200mm
e application: pool fence
material: metalwork fence
finish: powdercoated
colour: black
size: 1200mm high
f application: screen fence
material: timber battens / metalwork
finish: natural & powdercoated
colour: natural timber / black metal
size: 1500 - 1800mm high
g application: feature walls
material: porphyry stone clad block walls
finish: natural
colour: natural
size: varies - 1800mm max.
h application: general walls
material: rendered block walls
finish: painted render
colour: to match building
size: varies - 1800mm max.
i application: general signage
material: to match architectural detail
finish: to match architectural detail
colour: to match architectural detail
size: varies
j application: bridge, boardwalk & lookout
material: steel & timber
finish: galvanized & oiled
colour: natural steel and timber
size: varies
settlerscovenoosa
r e s o r t / h o t e l
Page 64
8.11 planting and species [OCR of page images] pue Bunueld 11°g / J seloeds
Page 65
TREES
ACMENA smithii
ALLOCASUARINA littoralis
ALLOCASUARINA equisetifolia
BANKSIA aemula
BANKSIA integrifolia 65
CASUARINA glauca
CUPANIOPSIS anacardioides
8.12 planting and species
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
settlerscovenoosa r e s o r t / h o t e l
Page 66
66
8.13 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 natural environment
of Noosa along with varying mulch to accentuate 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 67
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
r
Pebbles Shells Wood Chips Gravel
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settlerscovenoosa
8.14 planting and species
67
Page 68
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 69
69
landscape reference imagery
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r e s o r t / h o t e l
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Page 71
71
landscape reference imagery
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settlerscovenoosa 9s
Page 72
Page 73
9.0 architecturalintent [OCR of page images] 9.0 architecturalintent
Page 74
74 architectural intent statement
9.1 architectural intent statement
The topography of the site has impact on the design concept with a steep fall from north to south, with strong connection to the park.
The buildings step down following the natural topography of the site.
All buildings are anchored through physical connection to the land with a combination of the mass and “base” or “frames” with a floating roof or ”top” and are skillfully introduced
to all the buildings.
The landscape relates to the built form and is integrated between, around and above the architecture.
The masterplan respond to the climate and aspects of the site with focus on achieving good orientation and lay out with natural cross flow ventilation tot almost all apartments
and common areas.
Although the development has to function as a resort hotel, the built form is broken into more “human scale” and respond to the surrounding area.
All buildings are connected with covered walk ways and allow all weather access to all people, disabled, young or old.
Important design objective is to have the apartments ‘ambidextrous’, retaining the southern views towards the park/ resort pool but also face 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.
Page 75
frame
blade
apartments address
the street 75
court
9.2 building type analysis - resort pool and park
yard
blade
frame
court
yard
frame
cross flow ventilation
blade to majority of all living
areas of apartments
court views to park and resort pool
yard from all apartments
natural light and
ventilation to all lobbies
frame floating roof frame
settlerscovenoosa
r e s o r t / h o t e l
Page 76
day spa address
street and public
76 realm
9.3 building type analysis - reception and conference pre-
frame architectural
features
frame architectural
features
cross flow
ventilation
floating roof box frame
Page 77
apartments address
the street
cross flow ventilation
to majority of
apartments frame
77
screens/shutters
for privacy to
9.4 building type analysis - court yard precinct
street
views, connected
to open space
screens/shutters
for privacy
architectural feature on
corner of development
and first address to
settlers cove
views
natural light and
ventilation to all lobbies
box floating roof frame frame floating roof
settlerscovenoosa
r e s o r t / h o t e l
Page 78
78
9.5 materials and finishes
‘floating roof’
metal sheeting
‘lightweight’ infill
glass or rendered board
‘frame or base’
rendered concrete and block wall
‘balustrades’
glass
‘awning’
aluminium screens
‘wall cladding’
glass or dlucobond
‘base’
sandstone cladding
Page 79
79
9.6 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
settlerscovenoosa r e s o r t / h o t e l
Page 80
Page 81
10.0 3Dmodelling [OCR of page images] 10.0 $3Dmodelling
Page 82
82
10.1 site context
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Page 83
83
10.2 site context
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Page 84
84
10.3 resort pool precinct - lot10
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Page 85
85
10.4 courtyard precinct - lot 11
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Page 86
Page 87
11.0 architecturaldrawings [OCR of page images] 11.0 architecturaldrawings
Page 88
88
11.1 site plan basement level
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Page 89
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11.2 site plan lower ground level
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Page 92
92
11.5 site plan level 4
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Page 93
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11.6 site plan level 5
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Page 94
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11.7 roof plan
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Page 95
95
11.8 floor plan basement level pool & park precinct
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Page 96
96
11.9 floor plan level 1 lower ground pool & park precinct
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Page 97
97
11.10 floor plan level 1 lower gorund recept & courtyard
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Page 98
98
11.11 floor plan level 2 ground entry level pool & park pre-
cinct
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Page 99
99
11.12 floor p[lan level 2 ground entry level recept & court-
yard
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Page 100
100
11.13 floor plan level 3 pool & park precinct
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Page 101
101
11.14 floor plan level 3 recept & courtyard
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Page 102
102
11.15 floor plan level 4 pool & park precinct
[OCR of page images]
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11.15 floor plan level 4 pool & park precinct
BUILDING B
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Page 103
103
11.16 floor plan level 4 recept & courtyard
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Page 104
104
11.17 floor plan level 5 pool & park precinct
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Page 105
105
11.18 floor plan level 5 recpet & courtyard precinct
[OCR of page images]
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Page 106
106
11.19 roof plan level 5 pool & park precinct
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Page 107
107
11.20 roof plan level 5 recpet & courtyard precinct
[OCR of page images]
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Page 108
108
11.21 typical unit layout 4 bed a&b
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INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL
1 BEDROOM 93 sqm 32 sqm | 125 sqm 2 BEDROOM 71 sqm | 88 sqm | 159 sqm 1 BEDROOM 101 sqm 23 sqm | 124 sqm
+KEY 36 sqm 6sqm| 42sqm +KEY 35 sqm 6sqm| 41 sqm
TOTAL 129 sqm 38 sqm | 167 sqm TOTAL 136 sqm 29 sqm | 165 sqm
@ BEDROOM 3.
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UNIT TYPE 4B - UPPER
SCALE -1 100
INTERNAL | BALCONY/S | TOTAL
2 BEDROOM 57 sqm 92 sqm | 149 sqm
Page 109
109
11.22 typical unit layout 3 bed a&b&c
[OCR of page images]
BEDROOM
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5264
UNIT TYPE 3A
SCALE -1:100
INTERNAL | BALCONY/S | TOTAL
2 BEDROOM 103 sqm 32 sqm | 135 sqm
+KEY 37 sqm 6sqm| 43 sqm
TOTAL 140 sqm 38 sqm | 178 sqm
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DINING
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INTERNAL | BALCONY/S | TOTAL
2 BEDROOM 95 sqm 44 sqm 139 sqm
+KEY 37 sqm 6 sqm 43 sqm
TOTAL 132 sqm 50 sqm 182 sqm
109
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Page 110
110
11.23 typical unit layout 2 bed a&b
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INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL
1 BEDROOM 48 sqm | 27 sqm | 75sqm 1BEDROOM 65 sqm 0 sqm 65sqm 1 BEDROOM 77 sqm 26 sqm | 103 sqm 1 BEDROOM 87 sqm 26 sqm | 113 sqm 1 BEDROOM 87 sqm 33 sqm | 120 sqm
+KEY 37 sqm 12sqm | 49sqm +KEY 31 sqm 7sqm | 38sqm +KEY 37 sqm 12sqm | 49sqm +KEY 35 sqm 8sqm | 43 sqm
TOTAL 99 sqm 12sqm | 111sqm TOTAL 108 sqm 33 sqm | 144 sqm TOTAL 124 sqm 38 sqm | 162 sqm TOTAL 122 sqm 41 sqm | 163 sqm
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s I ee (11 “Ld >|
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a | 35g [LL IE
8200 1900
10100
(6 \_UNIT TYPE 2F - LOWER UNIT TYPE 2F - UPPER (8 ,_UNIT TYPE 2G - LOWER (9 ,_UNIT TYPE 26 - UPPER
SCALE -1: 100 SCALE -1: 100 Le / SCALE -1: 100 ey, SCALE -1 100
INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL INTERNAL | BALCONY/S | TOTAL
1 BEDROOM 57 sqm | 35 sqm 92 sqm 1 BEDROOM 71 sqm 7 sqm 78 sqm 1 BEDROOM 52 sqm | 24 sqm 76 sqm 1 BEDROOM 67 sqm 0 sqm 67 sqm
+KEY 40 sqm 6 sqm 46 sqm +KEY 32 sqm 8 sqm 40 sqm
TOTAL 109 sqm 13sqm | 122 sqm TOTAL 99 sqm 8sqm | 107 sqm
Page 111
111
11.24 typical unit layout 1 bed a&b
[OCR of page images]
111
200
1
3400 LL 4400 ‘no
3500
|
7
BEDROOM 1
3570
10070
gee peq 1 ynoAe] yun yeoIdAy pZ Lb
( } UNIT TYPE 14 |
SCALE -1: 100
INTERNAL | BALCONY/S | TOTAL —--jp ~~ -- (
1BEDROOM —72sqm | 26 sqm | 98 sqm ;
UNIT TYPE 1B
SCALE -1 100
INTERNAL | BALCONY/S| TOTAL
1 BEDROOM 82 sqm 26 sqm | 108 sqm
Page 112
aa
bb
cc
112
11.25 sections aa,bb,cc
[OCR of page images]
AUVONNOG ALYad0ud
Tagpnog Krsdoug
|i 4
le
y)WALIS U9
WIVELIS WO
289,
I
——1 —1
I
I
WIVEL3S “OI
dS N3d0 1NOI
LEVELS
LEVEL 4
LEVEL 3
15m HEIGHT LIMIT - NGL
LOWER GROUND LEVEL CARPARK’
I
!
|
|
7
nae T oane To00f oe
BREAK-OUT
CONFERENCE
|
CONFERENCE
15m HEIGHT LIMIT-NGL
15m HEIGHT LIMIT-FEL
i
i
\
i
\
i
I
\
NOL
aa
SECTION CC
yOval3s
avon 30
ug
N
-
—
11.25 sections aa,bb,cc
Page 113
113
11.26 sections dd,ee
dd
ee
[OCR of page images]
‘1m SETBACK
4 R30.
5
a
evens
R27.
5
LEVEL 4
300
5
LEVEL 3
4500
p
LOBBY
GROUND ENTRY LE
‘15m HEIGHT LIMIT
pe Fea ower crown vet
1m SETBACK
GROUND ENTRY LEVEL
—__ fm HEIGHT LIMIT ~ NGL
SERVICE EASEMENT
PROPERTY BOUNDARY
4
4
wo
9e‘pp SUOI}DES QZ LL
Page 114
114
12.1 elevations
north
building g / central facilities
building d
rl 30.50
2 3
8 rl 27.50
6
rl 24.50 15m
5 7 rl 20.0
7
lot 11 - 1:500@A3
east
1. aluminium shutters
2. rendered masonary building f building e
3. vertical timber detail with cables
4. glass balustrade (clear) 6 rl 29.0
2
5. stone cladding 15m rl 26.0
6. colorbond roof 8
1 rl 23.0
7. tinted glass rl 20.0
5 2
8. feature wall in glass or steel
lot 11 - 1:500@A3
Page 115
115
12.2 elevations
south
1. aluminium shutters
building c building b building a 2. rendered masonary
6 6
rl 28.50 3. vertical timber detail with cables
1 1 1
rl 25.50 4. glass balustrade (clear)
15m 3
rl 22.50 5. stone cladding
2 6. colorbond roof
rl 19.50 7
7. tinted glass
8. feature wall in glass or steel
lot 10 - 1:500@A3
settlerscovenoosa r e s o r t / h o t e l
Page 116
116
12.3 elevations
south
building a building b building c
6
rl 28.50
15m rl 25.50
2 rl 22.50
3
4 rl 19.50
7
rl 16.50
5
lot 10 - 1:500@A3
west
1. aluminium shutters
2. rendered masonary building a,b&c
3. vertical timber detail with cables building f / central facilities
4. glass balustrade (clear) 1 6
15m
5. stone cladding building e
6. colorbond roof 4
7 2
7. tinted glass
8. feature wall in glass or steel
5
lot 10 - 1:500@A3
Page 117
117
12.4 elevations
south
6 6
rl 30.50 2
15m rl 27.50 4
rl 24.50 2
rl 20.0
5
lot 11 - 1:500@A3
1. aluminium shutters
2. rendered masonary
3. vertical timber detail with cables
4. glass balustrade (clear)
5. stone cladding
6. colorbond roof
7. tinted glass
8. feature wall in glass or steel
settlerscovenoosa
r e s o r t / h o t e l
Page 118
118 [OCR of page images] 118
Page 119
119
settlerscovenoosa
r e s o r t / h o t e l
[OCR of page images]
119
settlerscovenoosa J
R —ES ORTS/SHOTEL
ARCHITECTURE
Page 120
120 [OCR of page images] 120 | » | md AY as vba
Page 121
121
settlerscovenoosa
r e s o r t / h o t e l
[OCR of page images]
121
EA a vy Peat
Page 122
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
claim authorship or intend to adopt architectural character.
DBI Design Pty Ltd ACN 087 951 007 These images have been sourced from various publications.
Level 1, 9 Trickett St PO Box 888 Surfers Paradise Queensland 4217 Australia
Used in these records
Settlers Cove DA [As Published]Related documentApplication case desk ↗
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