DA - IR RESPONSE
Tweed Terraces
PREPARED FOR EPA 151 WHARF STREET P/L
151 WHARF STREET, TWEED HEADS
DateIssueDescription Checked
30/05/2023ADevelopment ApplicationAB
11/03/2024BDA - IR Response AB
BDA Architecture
50 peerless avenue
mermaid beach qld 4218 po box 308 broadbeach qld 4218
australia
p +617 5555 2600 e info@bdaarch.com.au
Contact
Adam Beck
a.beck@bdaarch.com.au
www.bdaarch.com.au
7.0 Perspective Views
8.0 Architectural Drawings
9.0 Appendicies
1.
Application Details & Consultants
1.1 Application:
1.1.0 Applicant:
EPA 151 Wharf Street Pty Ltd
1.1.1 Application: Development Approval
1.1.2 Street Address: 151 Wharf Street, Tweed Heads
1.1.3 Property Description: Lot 8 on DP2379 & Lot 2 on DP205411
1.2 Consultants:
1.2.1 Architects & Urban Design
BDA Architecture Ph - (07) 5555 2600
Adam Beck
John Lightbody
1.2.2 Town Planner
Zone Planning Ph - (07) 5562 2303
Jarrod Gillies
Darren Gibson
1.2.3 Landscape Architect
Urbis Ph - (07) 3007 3534
Matt Franzmann
1.2.4 Civil & Stormwater Engineer
Friends Engineering Ph - 0414 970 818
Alex Rowlands
1.2.5 Traffic Engineer
Modus Ph - 1300 606 408
Bradley Fuller
Harj Singh
1.2.6 Building Certifier Axis Ph - (07) 5593 2793
Feargal O’Cathain
1.2.7 Acoustic Engineer
Acoustic Works Ph - (07) 5593 9899
Kayleigh Duce
1.2.8 Environmental Services D Squared Ph - 0405 106 268
Paul Davy
1.2.9 Acid Sulphate Test & Dewatering HMC Environmental Ph - 0401 208 481
Nathan Piper
Experience an unrivalled coastal lifestyle.
Just steps away from breathtaking beaches, world-class restaurants and bars.
Executive Summary 2.
Carefully considered apartments offering a blend of functionality, aesthetics, and sustainability.
Introduction
This project offers the opportunity to design premium shop top housing within the Tweed Marina precinct. The nine storey commercial and residential building seeks to create a high quality architectural landmark on Wharf Street.
The Site
The subject site is located on two lots with a single street frontage. The site is currently a gravel carpark with a small demountable shed operating as a car rental business. The site slopes gently toward the rear of the site falling approximately 1 metre over its length. The site is bounded to the South by a busy car dealership and to the north by an old Three storey brick apartment building.
Overview
Positioned on a great site adjacent the Tweed Marina Precinct, this project enjoys close proximity to a number of established amenities including shops, beaches and large open space networks within a short walk. This project offers affordable quality residential apartments for rent in a centrally located architectural building.
There’s a diverse mix of 1,2 & 3 bedroom apartments, with a typical floor plate consisting of 5 apartments per floor. All apartments feature large balconies that act as outdoor rooms to encourage indoor/outdoor interaction and have been located to maximise the abundant water views to the east and skyline views to the north. The project contains just 34 apartments over seven storeys.
Commercial spaces are located on ground level, with communal facilities located across ground, level 1, and the roof terrace. All of these levels include landscaped gardens and a mixture of indoor and outdoor space. The recreation area on the roof terrace includes a swimming pool, vegetable garden, outdoor alfresco area, and a sun deck.
Vehicle access is from Wharf Street with visitor and retail parking at grade. Residential car parking is securely located behind a gated carpark to the rear of the site at ground level and within a single level of basement.
Conclusion
The project offers a high quality design that respects and integrates with the surrounding environment and architectural character. The deliberate and thoughtful detailing of the built form and landscaping demonstrates a positive outcome to the evolving Tweed Heads Precinct.
Development Summary 3.
Statement of Urban Design Intent
Site Analysis
4.1 Site Location
151 Wharf Street is situated in the coastal town of Tweed Heads, Australia. The site is ideally located within close proximity to the beach and enjoys scenic views over Terranora Creek.
It is conveniently positioned near essential amenities, transportation links, and recreational facilities, making it an attractive location for the proposed building.
The site and surrounding land is predominantly flat, with minimal topographic variations, facilitating easier construction and efficient space utilization. Wharf Street, a major thoroughfare in the area allows convenient transportation connections for residents and visitors.
One of the key advantages of the site is its stunning views. With its proximity to the coast, the proposed shop top building offers panoramic vistas of nearby beaches, and surrounding natural landscapes. The incorporation of carefully positioned sections of glazing and generous balconies maximise the residents’ enjoyment of these scenic views.
The surroundings of the site are a mix of residential, commercial, and recreational areas. There are nearby shops, restaurants, and entertainment venues, providing convenient access to daily necessities and leisure activities. The site’s location near the beach offers opportunities for scenic walks, water sports, and a vibrant coastal lifestyle. site is in close proximity to major roads, making it easily accessible by private vehicles. Additionally, public transportation options provide convenient connectivity to the Tweed and Gold Coast.
151 Wharf Street presents a promising location for the development of an architectural shop top building. The site’s proximity to the beach, scenic views, convenient access to amenities, and transportation links make it an attractive choice for potential residents. With careful planning and design, the proposed building capitalises on the site’s unique features to create a desirable living environment for future inhabitants.
Key:
1. Marina Park 2. Tweed Marina 3. Ancora 4. Ivory Waterside
5. Twin Towns Early Learning Centre
6. Tweed Heads Court House 7. Tweed Heads Croquet Club
8. Tweed Shire Council
9. Cooloon Children’s Centre 10. Tweed Heads Community Men’s Shed 11. Tweed Heads Market 12. Tweed Heads Library 13. Tweed Head Medical Centre
The Tweed Hospital 15. Club Tweed 16. Uniacke Park 17. Tweed Mall Shopping Centre 18. Seascape Apartments 19. Coolangatta Bowls & Recreation Park
20. Goodwin Park 21. Bombora Resort 22. St Joseph’s Primary School 23. Kirra Sports Club 24. Len Peak Park
25. Tweed Heads & Coolangatta Rowing Club
26. Tweed Holiday Park
27. John Follent Park
Subject Site
Tweed River Fingal Head Beach
Dreamtime Beach Kingscliff Casuarina
Low Level
View opportunities are limited to Levels 1-3 due to surrounding low-rise buildings, topographical features and foliage.
Mid Level
Mid Level views at Levels 4-6 are available to the coast and hinterland, limited only by mid-rise developments, the high-rises of Coolangatta, and the hill adjacent Tweed Marina. At this height, views of Terranora Creek, the Tweed River and Fingal Beach become available.
High Level Views
Levels 7-9 offer uninterrupted coastal, headland and hinterland views, with preferred key views of the Coolangatta skyline, the Tweed River systems and Final Beach.
Water View Corridor
4.3 Existing Site Analysis
Subject Site
Existing Pedestrian Links
Existing Vehicle Site Entry Key:
View looking North on Wharf Street towards Subject Site.
View looking South on Wharf Street towards Subject Site.
(2% CALM) WIND ANALYSIS - 9AM
SUN PATH DIAGRAM
5.
Statement of Urban Design Intent
Built Form Analysis
5.1 South Shadow Impact
Acceptable Outcome:
The shadow cast by the building in a true south direction has a length 0.25 times the height of the building, as measured from ground level adjacent to the southern side of the subject building to the top of the topmost storey, and does not intrude onto any other site, or does not cast shadow onto any other building on the same site.
Compliance:
As demonstrated in the adjoining diagrams, the shadow cast in a true south direction at a length of 0.25 times the height of the building, has no impact on any neighboring buildings and has negligible impact on surrounding properties. The majority of the shadow only shades a small portion of the neighbouring car lot providing partial shade for the first row of cars
5.2 Shadow Analysis
Summer Solstice (22 December)
DEC 22 - 9am
DEC 22 - 12pm DEC 22 - 3pm
5.3 Shadow Analysis
Equinox Vernal (21 March / 23 September)
MAR 22 - 9am MAR 22 - 12pm MAR 22 - 3pm
5.4 Shadow Analysis
Winter Solstice (22 June)
JUN 22 - 9am
JUN 22 - 12pm
JUN 22 - 3pm EXTENT OF PROPOSED SHADOW
OF SHADOW IN DA
5.5 Site Cover & Setbacks
5.6 Solar Access & Cross Ventilation
5.7 Floor Space Ratio (1)
5.8 Floor Space Ratio (2)
DEVELOPMENT SUMMARY
TOTAL SITE AREA: 1244 m² Zone: B4 Mixed Use
8 Storeys/32.5m (Code 34m)(Complies)
509m² (40.9%) (Complies) Deep Soil Zone: 89m2 (7.2%) (Complies)
MAX ALLOWABLE FLOOR SPACE RATIO
Commercial GFA: 93m2 (3%) Residential GFA: 3000m2 (97%)
TOTAL FSR: 2.484:1 (3093m2 GFA)
PROPOSED FLOOR SPACE RATIO
Commercial GFA: 103m2 (11% over allowable)
Residential GFA: 3275m2 (9.2% over allowable)
TOTAL FSR: 2.733:1 (3378m2 GFA)
* GFA measured to the centre line of party walls and the inside face of external walls and glazing. Does not include Balconies Stairs, Lifts, Services, Basements & Voids. Areas are approximate and will be subject to change
5.11 Pedestrian & Traffic Circulation
Architectural Design Intent 6.
Introduction
Located opposite the Tweed Marina Precinct, the proposed shop top development takes advantage of the surrounding water views, and Wharf Street, the thoroughfare between Tweed and Coolangatta.
The nine level building is a blend of functionality, aesthetics, and sustainability. With a focus on maximizing prevailing views, natural light, and cross ventilation, the design is a combination of expressed cantilevered concrete slabs, vertical blade walls, and finely detailed brickwork to establish a modern and visually pleasing building.
Design Intent
In its overall massing and composition, the external form of the project has been developed to provide both a respectful acknowledgement to neighbouring buildings; and to take advantage of the abundant views. Utilising a simple but elegant building form as well as expressive and long lasting materials, the design intent is to contribute positively to the image, quality and revitalisation of this pocket in Tweed Heads.
Urban Design
The urban design principles of this proposal include:
• Create an interesting and dynamic building form to pedestrian and vehicular traffic on Wharf street and where visible from surrounding streets
• Provide comfortable pedestrian access
• Provide safe access to and from the site for pedestrians, motorists and service vehicles.
• Maximise the opportunity for deep planting that can be used by both residents and visitors to the commercial tenancies.
• Provide Additional planting at ground and podium level, with an abundance of low height planters, creating an improved interface for neighbours.
• Screen residential on-site parking areas from viewing in the public domain.
• Maintain visual and acoustic privacy to and from neighbours.
• Maximise the opportunity for outlook to the abundant views and the provision of sheltered outdoor recreation for residents.
• Provide equitable access for those with impaired mobility.
• Achieve a high standard of design, build quality and finish quality.
Architectural Design
PODIUM
The building comprises a ground level dedicated to the commercial component with a resolved expressive built form and considered street frontages with deep soil zones breaking the built form on the north.
Dense subtropical landscaping provides a layered podium form at ground level and a softened built form from the podium planters above. This improves the interface to adjoining properties and creates a more dynamic street frontage. A coffee shop and office space flank either side of the driveway fronting Wharf Street.
On-street services have been moved into the site running parallel to the driveway to maximise the commercial interface to the street. Behind the zero lot commercial component is the building lobby and deep soil zone. The deep soil zone acts as a break in the podium form and doubles as a break out space for the coffee shop and as a communal outdoor space for the apartments.
Retail and visitor spaces exist beyond the deep planting with an accessible space provided for equitable access, and resident spaces hidden beyond. A single level of basement is allocated for additional resident parking, ensuring ample space for vehicles and storage.
TOWER
Above the commercial space, 3 levels of apartments are zero lotted to the front boundary allowing for storage and airconditioning balconies to exist between the central core and the eastern facing apartments. Above this the apartments are setback to comply with council setbacks and reduce perceived building height to the street.
The seven levels allow for a diverse range of apartments, ranging from 1 to 3 bedrooms, catering to a diverse range of family typologies and lifestyle needs. Careful consideration has been given to the layout to optimize privacy, comfort, and ease of movement within the building.
The building planning and careful placement of windows allow residents to enjoy breathtaking views from their apartments. Expansive windows in the living areas and bedrooms maximise the influx of natural light, creating a bright and inviting ambiance whilst allowing passive cooling through cross ventilation of the spaces.
The front and rear of the proposed building has been carefully composed as a series of glazed living spaces sandwiched between cantilevered concrete slabs. These slide out from vertical blade walls that bend outward to
allow rooms further back in the plan access to prevailing views. The architectural design showcases a mix of expressed cantilevered concrete slabs, vertical blade walls, and finely detailed brickwork, creating a visually stunning facade. The combination of these materials adds texture, depth, and visual interest to the building, enhancing its overall aesthetic appeal. The design pays meticulous attention to detail, ensuring that the architectural elements harmonize seamlessly, resulting in an elegant and modern structure.
The communal roof terrace is surrounded by a perimeter planter providing a natural privacy screen to neighbouring properties and hides the terrace areas from the street. The alfresco areas, gardens, sundeck and swimming pool provide residents with additional opportunities to appreciate the surrounding environment unbeknownst to others. These communal spaces foster a sense of community within the building while offering residents an inviting outdoor space to recreate and enjoy the surrounding environment
MATERIALS
External materials are predominantly performance glazing, light grey concrete, dark grey render, white brick, timber look aluminium screens and louvres, prefinished aluminium window frames and aluminium balustrading. Materials and colours are identified on the building elevation drawings and detail sheets.
Environmental Sustainability
• Strategically positioned windows and openings promote cross ventilation, enhancing natural airflow throughout the apartments and reducing the need for excessive air conditioning.
• The building incorporates sustainable design principles, performance glazing, solar and services as well as energy and water efficient fixtures and fittings, to minimise energy consumption and reduce environmental impact.
• Key design objectives include maximisation of health, safety and comfort in the built environment to promote enduring quality of life.
• Provision of high value centrally located landscaped recreation facilities.
• Utilisation of robust enduring building materials and simple practical building technologies, appropriate for construction in this area.
Conclusion
Through considered analysis of the existing context of this area of Tweed Heads and the envisaged potential for adjoining urban redevelopment, this design outcome will result in the addition of an elegant and visually interesting shop top tower, which will provide considerable amenity for residents and visitors and become a complimentary and respectful addition to the developing Tweed precinct.
With a focus on sustainability and longevity Tweed Terraces has been designed to foster a sense of place and community in the heart of Tweed Heads.
Apartment designs that maximise view opportunites and light-filled spaces.
The architecture of the proposed development is minimal and hard-lined, with expressed concrete slab edges and a textured and timeless material palette of white brick, concrete and timber screening creating a rich and layered coastal effect.
Balustrades & Frames
Brick Screen
White brick with white mortar (not shown. refer perspective
White Brick with white mortar
Dark Grey Render
Perspective Views
7.1 Perspective View 1
7.2 Perspective View 2
7.5 Perspective View 5
7.6 Perspective View 6
7.7 Perspective View 7
Architectural Drawings
8.1 Architectural Drawings
Drawings
8.3 Architectural Drawings
8.4 Architectural Drawings
Level 2-7 Floor Plan
1 LEVEL 2-7 FLOOR PLAN
8.5 Architectural Drawings
Roof Terrace Floor Plan
8.7 Architectural Drawings
Typical Apartment Plans A & B
8.8 Architectural Drawings
8.9 Architectural Drawings
Northern Elevation
8.10 Architectural Drawings
Eastern & Western Elevation
is indicative only. Refer Landscape Architect Report for detail.
8.11 Architectural Drawings
Southern Elevation
8.12 Architectural Drawings
Appendicies
9.1 Appendicies
Render Comparison 1
Revised Pedestrian Entry
SETTING BACK THE LOWER RESIDENTIAL LEVELS TO ALIGN WITH THE TOWER OVER, ALLOWS US TO PUSH COLUMN BACK AND FURTHER OPENS UP THE PEDESTRIAN ENTRY THIS PROVIDES A MORE LEGIBLE BUILDING LOBBY
RESIDENTIAL LOBBY HAS LARGER FRONTAGE WITH MORE STREET PRESCENCE AND BETTER LEGIBILITY
CHANGES IN SURFACE TREATMENTS HELP DIRECT PEDESTRIANS AND BETTER IDENTIFY TO DRIVERS SHARED PEDESTRIAN ZONES
AND
9.4 Appendicies
Lift and Pool Deck Section
9.5
SITE AREA: 1244m2 COS REQUIRED: 311m2 (25%)
PROVIDED
EXTERNAL COS: 454m2 INTERNAL COS: 55m2
COS: 509m2 (41%) More
50 Peerless Avenue, Mermaid Beach, Qld 4218
PO Box 308, Broadbeach, Qld 4218
+61 7 5555 2600 info@bdaarch.com.au
COPYRIGHT
Copyright in these drawings is the property of BDA Architecture and may not be retained, copied in whole or in part or used other than for the specific uses, license and site for which it has been prepared and issued.
DISCLAIMER
These drawings are developed design drawings only. This report relies on the limited information available at the time of preparation, and is believed to be correct at time of publication. The information contained herewith is subject to full consultation, and approval by, local and state authorities, as well as being subject to further design development and required input from independent planning, structural, services and other technical consultants.