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SEASIDE VILLAGE

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


PREFACE The Piermont property has been approved for subdivision by strata titling to produce a row of seaside properties along the coast, up to 187 residences may be developed. The first eleven lots of the proposed strata subdivision are within the visual envelope of the existing Piermont Resort and will form part of the visual context of the stone and render cabins and restaurant together with the natural rural coastal landscape and main beach frontage. The proprietors have concerns with the possibility of unsympathetically designed, multi storey dwellings being constructed in this zone and adversely affecting the resort. The suggestion being made is that by creating a small village over the problematic lots, with a controlled acceptable design strategy, leaving the remaining ground as 'public' spaces and communal areas the outcome is controlled. Eleven lots (Lots 201-205 & 221-225) totalling around 15000sqm 1.5 ha of land have been designated for this development. The initial brief outlines a medium to high density Mediterranean style village of terrace type buildings with a site responsive layout of adnate townhouses working their way down the gentle hillside along and around the existing contours. This will entail rerationalising the approved strata plan lot layout and access roads. We have been requested to put together a conceptual ideas proposal for a small coastal village using cubist formalism with Mediterranean surface finishes softening the hardness of the geometric underlay - perhaps referential of a Santorini or Cinque Terre style and with an underlying modernist Bauhaus design ethos modified to the Australian/Tasmanian/Piermont environmental context.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


THE SITE The gently sloping embankment forms a sheltered cove with a benevolent northern aspect. The lots running down to the bay give an unusual and fascinating opportunity to develop what would be, for this part of the world, a rare but highly sought after typology; that of a small but dense coastal village. Eucalypt and Casuarina overstory with black and silver wattle, hop bush and Gahnia understorey and low groundcovers among native and exotic pasture grasses. Emergent outcrops of lichen and moss coved shattered bluestone with strong iron oxide surface patina. Very shallow black sandy organic soil The small hill summit and rock outcrops should remain open and accessible areas as part of the communal area requirements of the strata. A seat to look out over the bay from. The height of built form is raised to two stories and roof top terraces with shade structures added to accentuate the visual strength of the concept. The cottages of Piermont Resort are prominent to the north east of the site across a small valley with a watercourse and thick Hawthorn thickets. They will form a significant visual context for the new village. The 30-50 m foreshore setback gives the opportunity for a coastal 'green' or terrace with promenade and waterfront seating or communal BBQ facility, together with a promenade linking the existing village and beach to the north and west over a bridge to the proposed club house and marina to the east of the site. This could become the main pedestrian link to the existing management facilities, restaurant, pool and tennis courts from both the Coastal Village and residences beyond to the east.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


DESIGN INSPIRATIONS The towns of Cinque Terre, Positano, Port Isaac and Santorini are exemplars of this form. The local example of Opposum Bay on south arm shows a precedent in a regional context. The highly geometric forms of these towns coupled with the site responsive layout and gentling of centuries of layered whitewash leave an indelible impression. The splashes of blue vaulted roofs echo the ocean and sky beyond and subtly alter the visual tonality of the soft white wall finishes. The homogeneity of the whitewashing gives a coherency to the otherwise haphazardly laid out but strongly geometric forms. The offsetting of exposed timber elements weathered in the coastal sun further feathers the hard geometry into the naturalistic context. The planning control guidelines for the Piermont estate demonstrate a strong preferred aesthetic of modernist Mediterranean cubist style. There are a number of exemplars given in the document of flat roofed parapet imagery. This concept proposal explores that imagery and formalism and using a strict underlying geometry of constructional origin associated with a site responsive layout relating to the topography of the site, outstanding extant features including the rock outcrops, ridge lines, foreshore setback areas and existing established trees. Using a similar formal typology with contemporary adaptation to develop a small village of around 15-20 dwellings of independent but adnate construction generating private terraces and garden areas adjacent to each main living space would make optimal use of the local topography. A sheltered coastal green and terrace could form the focal centre of the village. Interconnection of the spaces with stairs and lane ways can produce a permeable village where all dwellings have excellent access to views and the waterfront together with shared and private open spaces.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


THE CONCEPT The concept proposed is for a Mediterranean seaside village inspired imagery of soft edge cubism meets Tasmanian coastal bush lands - whitewashed uneven but smooth formed renders contrasting with the distinctly local tree and bush forms. Multiple layers of built up whitewashing over applied uneveness of render texture to soften and organify the geometry of the masonry. Strong underlying geometric forms with flat roofs or roofs behind parapet walls. Strong azure blue counterpoints echoing sky and ocean for scattered contrasting vaulted and domed roof forms over landmark points. Local free stone paved pathways and terraces in public areas. Cut stone and terracotta tiles in private spaces. People pathways through village along contours and steps to lower contours. pathways widening out to create communal spaces particularly at natural features and for residential multiple entry areas. Plenty of terraces, courtyards and gardens, with clear distinctions between communal, public and private spaces and pedestrian and vehicle access ways. Limited light vehicle access from side along contour pathway for restricted access for moving goods and furniture and for disabled access as required. An overall sense of a pedestrian hillside seaside village with vehicles relegated to the shared car parking or covered parking or garaging system behind. Communal gardens along pathways and steps and interspersed through the village. Occasional shelters and trellises in the communal domain as well as for the dwelling terraces and courtyards, softening the masonry forms with softer weathered timber elements and creating a series of usable attractive spaces as people move through the village. Front entries off pathways, some as larger courtyards to a group of entries, some as individual doorways off small widenings and 'front gardens'.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


Each dwelling can be individually designed based on the cubic grid. We have extensive experience in using fixed grid systems to create literally hundred of different floor plans, each with own unique characters, while still using a cost effective, repetitive construction system. Staggering the connections between elements gives numerous opportunities to open up to external spaces, allow the internal spaces to flow and minimise inert wall lengths. Walled courtyard style gardens at front entries with irrigation system throughout the village fed from dam water and centrally controlled automatically. Strata management to undertake landscape maintenance for village including private gardens as required - service fee structure. A Communal area at the waterfrontage is proposed with lawns and gardens and pathways down to foreshore and over to beach with a series of waterfront area open pavilions for communal use for picnics, BBQs and entertaining. An Ocean Pool with wave pump system from the rocky foreshore giving twice daily tidal renewing. Communal boatshed(s) at waterfront, it may be possible to add to the existing antique heritage boatshed with others. - or more likely to have boat storage, access ramp and vehicle access as part of the proposed communal marina, dingy storage facility and Country Club suggested in Landscape Master plan for the point. A strata managed booking system and reasonable curfew setup to ensure socially responsible usage of communal seaside areas. A new local stone paved pathway could run along the existing carriageway joining to the Resort seaside path up to the Restaurant with a timber bridge over the watercourse and timber decked pathways down to the beachfrontage. This can then continue to the proposed Country Club past the pool, BBQ Area and playground.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


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Layering of the terraces over each other down and around the hillside will also maximise the number of dwelling with perceived waterfrontage and utilising to the full the views out over the bay to the mountains beyond and the connections they provide.

Passive solar design principles are overlaid over the formalistic base to generate a site and context responsive architecture. The site is sheltered with a northern aspect protected by the ridge line against the southerlies and westerlies which bring the worst weather. This benevolent aspect can be augmented by the built forms to create a series of protected north and east facing courtyards and terraces with wide opening, double glazed portals to the main habitable spaces of the dwellings.

Vehicle access by car to dwellings directly but very slowly along a shared laneway by permission, perhaps a gated or bollarded lane or perhaps electric cart to lower dwellings along central pedestrian path, just wide enough to allow a vehicle, perhaps 3-3.5m, slowly for arrivals and departures and deliveries only.

Pedestrian movement, servicing and goods movement access, vegetation and water movement overlays to the master planning are developed to ensure ease of access.

Range of sizes and layout of dwellings based on the modular cubist element 6mx6mx6m arranged to optimize flow along and down contours.

Cubist masses laid out organically along the contours and working their way down the site relating to the flow of the site contours.

Two storied town houses terraces... flowing over and around each other to create a complex series of indoor and outdoor spaces.

Contrasting emergent light and ventilation shaft and roof terrace access forms offsetting the geometry.

Rooftop terraces with wide views of the bay beyond and sheltered courtyard gardens formed by the spaces between the buildings.

Driveway access at top of site behind building massing.

Masonry construction, rammed earth stone and straw bale, natural rendered and lime washed finishes.

Two storied at ridge to accentuate enclosure and slope. •

Carparking and/or garaging perhaps beneath buildings at top and on the leveller areas behind or under the ridge line.

Sheltered garaging, perhaps earth bermed into the landscape to minimize intrusion.

Bollards or keycard gated with no parking available.

The required 50m foreshore setback gives the opportunity for a communal coastal 'green' or terrace with promenade and waterfront seating or communal BBQ facility with a contrasting but contributory roof form - which could form an enlivening genuine focus for the village. A vibrant active zone so the paving textures and landscape detailing need careful assessment and relation to the owner/guest demographic. An ocean pool and children's play space may be a positive inclusions. Architectural iconic roof forms for the small coastal shelters will provide strong visual notes for the village.

SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


PROJECT FINANCING The proposed budget funding strategy would be building all the dwellings as a single development and pre-selling each off the plan individually to fund the building process. A 35-50% pre-sale target should be feasible to commence building, pending equity analysis. A strata management system offering holiday letting service for the individual dwellings based on the successful Piermont Resort model and using that established branding clearly augments the value of the properties and improves saleability. Fifteen to twenty terrace style ocean view dwellings with floor areas from 120sqm to 240sqm of one, two and three bedroom layouts with construction budgets around the $350,000-$800,000 range ( $2500-$3500 /sqm) with the option for a couple of 'penthouse' type larger luxury dwellings interspersed through the layout or to have two adjacent buildings interconnected to create a larger dwelling, gives an overall works budget of some $6.8-11.5M. The site has significant flexibility to allow the final design to respond to any dwelling size mix to real estate consultant’s advice. Recent developments suggest 20:25:40:15 for initial guidelines. Developments at Freycinet and Bay of Fires have demonstrated the market base for resorts in the region is coherent, identifiable and strong. Coastal access developments of a high quality attract firm interest and premium returns. One of the key price points is direct coastal frontage (without intervening public roads or reserves) and access to private 'safe' beaches. The notional client base would be families looking for holiday second homes and self funded retirees looking for part time homes. This area is widely recognised as one of the finest sections of coast in the state and attracts a considerable market premium, suggesting a clientele who will be aware of international precedents for its compact village layout and Mediterranean architectural style.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


SERVICING SYSTEMS A range of service infrastructure facilities will be required to supply power, water and communications and deal with sewerage, recycling, compostables and waste. Development and infrastructure costs for these systems could be amortised over the wider strata development requirements for the property. An integrated, self sustaining servicing systems package can be put together as part of the development, with ongoing strata managed and leased services including: • Rainwater Harvesting and filtration pressure system for potable water supply • Methane extraction sewerage digester, with reed bed consolidation, settlement and dispersal system. • Methane gas used for commercial kitchen and hot water. • Grid Feedback solar power arrays on rooftops. • Wind turbines in the open areas of the estate. • Micro Hydro system between water storage dams for energy storage. • Solar photovoltaic panel roofing tiles for roofs. • Solar Hot Water systems with methane gas boosters • Hydronic zoned central heating systems. • Broadband Comms System, optic fibre cabled to central uplink with zoned wireless substations for each dwelling. Access to these infrastructure systems may also be leased to other dwellings in the subdivision, particularly waterfrontage lots with sewerage disposal issues. Sewer Pods, macerators and pressure line feeds to main processing micro plant in the hinterland of the estate with optimal transpiration and soakage capacity. The systems could be used to upgrade the existing Piermont Resort systems and to meet the conditions of the strata subdivision, safely, cost effectively and environmentally appropriately.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


ENVIRONMENTAL STRATEGIES We propose using the density and interconnected nature of the proposed scheme to optimize energy sharing and thermal mass properties of the structures, while gaining a net cost advantage through shared structural elements and optimizing the capacity of the buildings for sharing service systems. As a significant power supply system and substation already are in place adjacent to the site, a grid connected alternative energy system appears appropriate. Integrating solar and wind energy sourcing with minimal energy consumption appliances and fixtures, LED lighting, passive solar design strategies and natural stack ventilation principles to minimise energy requirements and maximize energy self reliance. A rainwater harvesting system using all available roof and terrace area through first flush diverters and in line filtering to multiple 100,000 litre storage tanks positioned for gravity feed along natural watercourse screened behind new plantings. Electronic pressure pump system and town mains top up if required. AAAA rated outlets throughout (but rain head showers available). A stand alone minimal impact sewerage processing system is proposed with a methane extraction plant to minimise greenhouse gas emissions and provide a useable resource for heating and commercial kitchen, with outflow to a Reed Bed dispersal and settlement system to ensure ground water quality. Aiming for net sustainability and a zero carbon footprint, responsible luxury and amenity becomes a symbol for the Piermont Seaside Village.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


CONSTRUCTION The corrosive coastal environment requires that as much masonry as possible be used and thicker slabs with greater reinforcing cover. Lime based renders, stone, fired masonry and ceramic tiles provide the most durable external surfaces in these conditions. Ground level stone base walls to floor levels and lime rendered rammed earth and straw bale above will give a contrast, break up the height and allow the buildings to rise from their surroundings. Standard reinforced concretes are prone to disruptive surface erosion and structural failure through corrosion of steel reinforcing elements with insufficient concrete cover. All concrete will specify galvanised reinforcing with 40MPa concrete with polymer bead surface waterproofing additives. Aluminium alloys can be specified to be extremely durable in maritime environments, with marine grade structural available to alloy significant structural spans opening the buildings up to the north and east for sun and views. Several species of fine local timber are available in select grades for external features. Celery Top Pine, Huon Pine, East Coast IronBark, Tea Tree, Oyster Bay Pine and others will last very well externally with minimal maintenance provided they are well drained and well founded. These timbers provide a sense of quality and attachment to place. The contrasting warm timbre of the timber counterpoints the bold geometry and architectural firmness of the masonry, stone and lime render elements. It is proposed to integrate the structural slabs and walls to enable dwellings to share massive elements, for structure, acoustic and thermal performance minimising impact on the site and the EcoCost of dwellings.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


OUR PRACTICE We offer our broad experience of three decades of practice in environmentally responsible residential architecture, EcoTourism and the wide array of applicable ecological aspects of design and building. Our unique EcoCost system analysis of construction systems and materials gives a thorough and coherent assessment of the optimal construction and operational strategies. Given the nature of the likely clientele for these dwellings, a strong marketing of its ecologically sound credentials would in all probability be beneficial to sales. Using the EcoCost system enables a verifiable certification of minimal environmental impact in construction and operation of the buildings. Our award winning practice's capacity to work with non-standard environmentally sound construction processes, servicing systems and construction materials such as stone, timber rammed earth and lime rendered straw bale, in real world environments and in the particular Tasmanian east coast context will ensure the viability of the project and its timely, on-budget completion. Using our practice's experience in remote area building and ecotourism villages to ensure importantly both an effective build and the retention of the natural beauty of the place by minimising impact on the surrounding terrain outside the building and access footprints. The design of the access system for both construction and occupation is a major consideration in site impact minimisation and functionality of the village. We have successfully completed complex builds in many environmentally sensitive and technically challenging sites: on Flinders Island, the Kimberly, the Great Ocean Walk in Victoria, Margaret River, Hong Kong waterfrontage, the Tasmanian East Coast, outback NSW and the remote Tasmanian South Coast.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


THE PROJECT We are pleased to offer our services as architects for the project with a fee proposal based on standard industry rates for commercial works of 5.85% of cost of works – Agreed works costing to be determined on further research and market analysis. We would issue an industry standard letter of agreement setting out the terms of engagement and fee schedules as architect and referring to the Board of Architects Code of Conduct for your reassurance. No timetable has been proposed for the project but it would be reasonable given the complexity of the proposal and the sensitivity of the site, to assume that a six month design, approval and documentation process would be required to reach tendering stage. This timetable could be extended if required, or fast tracked, though there would be certain limitations to the necessary approval times required by private certifiers, resolution of the site engineering requirements, servicing requirements and local and possibly state authority approvals. We work closely with our engineers, local builders and private certifiers to ensure optimum and timely outcomes for our clients. We would also be able to work with either or both of the other architectural practices short listed for concept submissions to give a wider spread of concept and design solutions for the project, should it be deemed appropriate by the principals.

NB: The concepts, drawings and images presented in this proposal have been prepared for the Piermont Seaside Village Design Concept proposal by Stephen Sainsbury architect and remain the copyright of the architect under federal statute and international law and must not be reproduced or used for any purpose without specific written approval of the author.

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


APPENDIX A – VEGETATION ANALYSIS A typical coastal zone vegetation profile is present Including: Casuarina stricta "She Oak, Bull Oak" Acacia melanoxylon "Black Wattle" Eucalyptus amygdalina Eucalyptus tenuramis tasmanica Eucalyptus viminalis Acacia sophori "Coastal Wattle" Dodonea viscosa "Native Hop Bush" Astroloma humifusum "Native Cranberry" Dianella tasmanica Themida australis Gahnia grandis/trifida Ammophila arenaria “Marram Grass” Various pasture grasses Hawthorn

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com


APPENDIX B - INSPIRATIONS SCRAPBOOK

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SEASIDE VILLAGE CONCEPT PROPOSAL

Stephen Sainsbury architect www.ssarch.ecoshelta.com

Piermont seaside village proposal document final  
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