‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
‘ALLUVION’ REFLECTIVE RESORT @ ARUGAM BAY
Client: Mr. Supem De Silva, M.D., Silver Circle (Pvt) Ltd.
‘alluvion’ Reflective Resort Arugam Bay www.rdcarchitects.net
© Copyright Reserved By Russell Dandeniya Chartered Architects
LOCATION
Site is a 9-acre block, an abandoned Prawn farm on the edge of Arugam Bay situated in the dry zone of Sri Lanka's southeast coast. The location is a fusion of scenic beauty, peaceful recreation, adventure and ancient history with a potential for a unique eco friendly international standard resort. In the distance is the Arugam Bay bridge, which is a land mark and one of the few man made features that survived the Tsunami’s devastation. Arugam bay (which is one the top surfing destinations in the world), the lagoon, pristine Panama Beach; sites of historical and archaeological importance such as Muhudumaha Vihara, Kudumbigala Aranya, Samuddha Vihara / Magul Maha Vihara; and the gateway (and only road access) to Yala East National Park, which is one of the best elephant and bird viewing spots in the island, are all accessible from this central location.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
Driving north up the coast through Komari, Thirukovil (the site of a fabulous and mysterious Hindu temple), Oluvil, Akkaraipattu and Kalmunai towards Batticaloa, through jungle fringes where elephants roam, passing enchanting lagoons, this route is considered one of the most beautiful coastal journeys in the world.
These pictures were downloaded through web and the photographers were not mentioned and therefore unable to credit the images. Source : www.sendhope.com/.../srilankafundsneeded.htm www.islanka.com/index.php?itemID=39&branch= www.skyscrapercity.com/showthread.php?p=48242413 www.arugam.info/.../09/water-sporting-sri-lanka/ u4j10.wordpress.com/tag/arugam-bay/ www.arugam.info/2009/04/ http://earth.google.com
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
UK Pro Surf Tour Championship
World Qualifying Series Surf Championship
Related articles of Arugambay listed as the 4th best Surf spot in the world.
http://blog.brillianttrips.com/2010/10/best-surf-spots-in-the-world/ http://www.srilankanairlinespro.com/ http://www.globalsurfnews.com/news.asp?Id_news=41698 http://www.whatsonwhen.com/sisp/index.htm?fx=event&event_id=158777 http://surf.transworld.net/1000107662/news/arugam-bay-turns-on-for-srilankan-airlines-pro/ https://www.surfingaustralia.com/news-details.php?id=622 http://www.sundaytimes.lk/100627/Sports/spt17.html http://www.dailymirror.lk/index.php/news/images/4607-adventures.html Number one seed Drew Courtney summed up the feeling of all the surfers competing here after advancing through his heat. “What a place for a contest,” exclaimed Courtney. The waves line-up superbly on this point and it’s like a machine peeling through with section after section standing up and allowing major moves – I love the place – the people, the wild-life, everything about Sri Lanka” added Courtney.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
Take an Air Taxi and land at our doorstep in ABay Related articles of Arugambay can be viewed at http://www.dailymirror.lk/print/index.php/life/youth-mirror/136-youth-mirror/22871-srilankan-air-taxi-takes-to-the-skiesagain.html Sri Lankan Air Taxi to the skies again http://www.dailymirror.lk/print/index.php/news/front-page-news/23190.html Air Taxis to land on Lakes http://www.dailymirror.lk/print/index.php/news/front-page-news/23190.html Boost to Tourism in the Eastern Province http://www.dailymirror.lk/print/index.php/business/127-local/22690.html Eco Tourism is the way forward for Arugambay
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
House Boats on the Arugambay Lagoon
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
OBJECTIVES To give an Up-Close and Personal Experience with Nature To integrate architecture, construction engineering, coastal wetland conservation and management, wild life conservation and management, human and economic development, and community participation into one broad-based program. As the total construction is raised from the existing water level, there is hardly any land based construction required thereby preserving the surrounding environment. Awareness on environment protection through awareness programs, bird watching trails and wild life adventure tours, adventure and nature holidays with camping facilities for nature lovers, scientists & other stakeholders. Value addition to the existing biodiversity. To direct revenues towards conservation. Preservation of buffer zones around ecologically fragile areas
‘alluvion’ Reflective Resort Arugam Bay Š Copyright Reserved By Russell Dandeniya Chartered Architects
Utilizing an abandoned site which cannot be used for any other purpose and therefore preserving the use of another land. Creating awareness about the island’s heritage by introducing tours to heritage sites and places of worship. To form a cooperative relationship to promote respect and understanding between the local communities and guest by introducing a sustainable community-based eco tourism project.
To find a like-minded investor who shares our passion for this project, and a desire to preserve the beauty and ruggedness of the landscape while allowing guests the chance to explore the wonders of the area.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
The DESIGN
Reflection of a clear blue sky on still waters creating vibrant, magical colours and rhythms from morning to dusk, is a unique experience on offer within the site. Primary objective of the design is to capture this quality as a unique unforgettable experience specific to the place, experience with minimum built spaces to harmonize with maximum open spaces, privacy and isolation from the varied paces of everyday life, without any communication links visually or physically; simply having access bridges to link all units to one another. Since the site does not bear any distinct characteristics except for poorly demarcated grids for prawn tanks, it is possible to use these demarcations as they are to discipline the scattered water villas.
‘alluvion’ Reflective Resort Arugam Bay
www.rdcarchitects.net
© Copyright Reserved By Russell Dandeniya Chartered Architects
8
7
6
7 Main ancillary building, including services, worker’s accommodation, kitchen and storage, will be located in close proximity to the approach car park with a separate service access and will be less dominating than the ceremonial straight access. This pathway aligned between mangroves, will be posed as a walkway from the entry to the Restaurant in the center, and will continue up to the end of the lagoon which creates an almost 1800 view towards Arugam Bay and the vast open sea.
The water villas will be arranged in scattered form on either side of the walkway positioned in such a way where one side would capture the sunrise and the other the sunset, with each day. Each water villa will be connected to the walkway perpendicularly with access bridges shown as part and parcel of prawn farm character.
4
3
9
4
5
1 2
1. 2. 3. 4. 5. 6. 7. 8. 9.
Service Building Parking Main restaurant Open pavilions King size family cottages - 6 nos. Queen size family cottages - 15 nos. Ordinary cottages – 13 nos Landmark portal Pool
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
DESIGN DEVELOPMENTS
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
WATER VILLA
On land, the villas are unique to the ones on water, not in its architecture and décor, but rather in the terms of the space created. The Bedroom arrangement is to be done in such a way as to maximize its view of the surrounding area with an open deck and pier jutting out into water. The Water Villas will be resting on a piloted structure made out of timber and eco friendly materials.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
Roof will be made out of teak logs and tar sheets on top, covered with dry ‘Mana’ and ‘Illuk’ with a ceiling out of dried ‘Godapara’ leaves. To withstand against the harsh weather conditions a thick insulation layer will be placed making the interior more comfortable and enjoyable. Lighting will be reflected from underside of the timber deck creating an illusion of floating in the interior.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
Mezzanine level will be introduced for 15 Villas with a separate staircase to access the Mezzanine level, which gives a panoramic view of the surroundings at a higher elevation. Fairly big 6 No. King size villas will be located more towards the entrance to facilitate as Family Villas.
Each Villa is designed in such a way as to provide an option to furnish with Water Mattresses and Hanging beds, in order to present an unique and up-close experience for guests.
‘alluvion’ Reflective Resort Arugam Bay Š Copyright Reserved By Russell Dandeniya Chartered Architects
The decks exposed to the weather will be made out of ‘Hora’ timber planks leaving 1” gaps in between for rain water to drain off. No steel nails or any steel sections will be used.
Totally decomposed & organic materials will be used without harmful timber preservative techniques. The timber planks will be laid leaving 1” gaps in between to see through to the water beneath, even from the bed.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
Each Water Villa is connected to the center walkway perpendicularly with Connecting bridges, inspired from the prawn farm character with randomly placed ‘ Hora’ timber logs. Pillars which touch water will be ‘Hora’ piles, and the rest of the structure will be made out of ‘Mango’ timber and reused wooden logs.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
FACILITY BUILDING
The entrance block is a solid structure , white mass totally contrasting to the earthy coloured Water Villas. The ceremonial entrance will be highlighted with a lightweight canopy made out of timber logs. The Entrance block will house the Front office, Reception and the Ancillary building which will include Worker’s accommodation, Kitchen, Cold and Dry storage and Laundry located in close proximity to the approach car park with a separate service access.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
The roof terrace of the Entrance block will be used for positioning of water tanks and solar panels, at a location possibly not to been seen through the entrance or from the Villas.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
RESTAURANT
The Circular structure located more towards the center of the site will contain the Restaurant on the ground level and a Bar on the upper floor. It will be a 50 guest capacity Restaurant which will serve as a Sea Food Restaurant. Lightness and openness overlooking the Eastern coast is a unique experience that one could offer while dining at the Sea Food Restaurant.
The Bar - centrally located on top of the food serving area of the Restaurant - is a live and rotatable Bar giving a panoramic view of the setting. Construction technology and the materials to be used : Same as Water Villas - to achieve maximum experience of dining within the lagoon, the bay and the sea.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
LANDMARK PORTAL
The pathway aligned between mangroves will also serve as a walkway from the entry that will continue up to the end of the lagoon which will create an almost 1800 view towards the Arugam bay and the open sea. This point is highlighted by a Landmark portal made out of timber poles, which can be seen when crossing the Arugam Bay bridge.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
Construction will be in phases;
PHASE I Main Ancillary building Including services, worker’s accommodation, kitchen and storage in a location as to facilitate efficient service, access via a separate service road. Parking Placed towards the road end to neutralize its reflective effect to the natural setting Reception counter & Front office Restaurant 50 guest capacity –an open restaurant maximizing transparency to enjoy nature Water Villas 15 No. with Mezzanine level 13 No. without Mezzanine level 6 No. of King size Family Villas PHASE II Adding water villas as per the need with access bridges perpendicular to the center walkway.
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
An infinite pathway, focusing one’s attention towards the open sea ……
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
BUILDING PERFORMANCE Passive building design with low energy usage in order to minimize maintenance & operational cost. On site wastewater treatment method will be adopted & treated water will be used again for toilet flushing & gardening. Organic matter from kitchen will be turned into compost to produce fertilizers. A hybrid system of natural & artificial energy will be utilized to minimize energy consumption (Natural energy is a combined system of Wind power & Solar power generated within the site).
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
BUDGET The construction of Water Villas and the Restaurant is made out of eco-friendly local materials in close proximity to the site. Since the construction technology is very simple using local techniques this could easily be constructed using the labour and the workmanship from the area. Therefore the Budget will depend more or less on the number of Water Villas and the Phasing out.
The cost of each House Boat is Rs 6 million and the number of boats can be decided based on the budget available.
Preliminary Cost Estimate Main Ancillary Building King Size Water Villas Queen Size Water Villas Single Water Villas Restaurant & Bar Open Restaurant
Cost of Construction (Rs.)
Furniture (Rs.)
18,000,000 2,200,000 1,790,000 1,500,000 7,000,000 1,250,000
1,000,000 500,000 300,000 250,000 1,500,000 500,000
+ + + + + +
Total Project Cost 10% Contingency TOTAL
Nos.
= 19,000,000 x 1 = 2,700,000 x 6 = 2,090,000 x 15 = 1,750,000 x 13 = 8,500,000 x 1 = 1,750,000 x 2
Total (Rs.)
= = = = = =
19,000,000/= 16,200,000/= 31,350,000/= 22,750,000/= 8,500,000/= 3,500,000/=
= =
101,300,000/= 10,130,000/=
Rs. 111,430,000/=
The above Preliminary Cost Estimate excludes; -Cost of Swimming Pool -Cost of Air-conditioning (if any) -Cost of cool room equipments -Cost of Laundry equipments -Access roads and external infrastructure development costs -Telecommunication and cost of lightning arrestors -Cost of Water treatment plant -Sewage / affluent treatment plant -Cost of Hybrid system of natural and artificial energy - And the items (if any) not related to the above
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
Financial Prospective for a potential investor - guide line YEAR 1 (2012) YEAR 2 (2013) YEAR 3 (2014) YEAR 4 (2015) YEAR 5 (2016) YEAR 6 (2017) Occupancy in % Number of Available Chalets (54)
50%
Number of occupied Chalets
60%
70%
85%
85%
85%
19,710
19,710
19,710
19,710
19,710
19,710
9,855
11,826
13,797
16,754
16,754
16,754
Average rate per room US$
$
110.00
$
120.00
$
130.00
$
140.00
$
150.00
$
160.00
RevPar US$
$
55.00
$
72.00
$
91.00
$
119.00
$
127.50
$
136.00
Rooms
1,084,050.00
1,419,120.00
1,793,610.00
2,345,490.00
2,513,025.00
2,680,560.00
729,270.00
875,124.00
1,020,978.00
1,239,759.00
1,239,759.00
1,239,759.00
1,813,320.00
2,294,244.00
2,814,588.00 3,585,249.00
3,752,784.00
3,920,319.00
906,660.00
1,215,949.32
1,548,023.40 1,971,886.95
2,064,031.20
2,156,175.45
55%
55%
Food & Beverage Total Revenue Resort US$
Gross Operating Profit (GOP) In %
50%
53%
55%
55%
Interest
40,000.00
20,000.00
10,000.00
5,000.00
Insurance
10,000.00
10,000.00
12,000.00
12,000.00
14,000.00
14,000.00
Management Fees
60,000.00
60,000.00
75,000.00
75,000.00
80,000.00
80,000.00
100,000.00
150,000.00
200,000.00
200,000.00
Reserve for Replacement Amortisation Preopening Net Cash Flow Percentage
-
-
-
-
50,000.00
50,000.00
50,000.00
50,000.00
50,000.00
50,000.00
160,000.00
140,000.00
247,000.00
292,000.00
344,000.00
344,000.00
746,660.00
1,075,949.32
1,301,023.40
1,679,886.95
1,720,031.20
1,812,175.45
46.9
46.2
46.9
45.8
46.2
41.2
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
‘alluvion’ Reflective Resort Arugam Bay © Copyright Reserved By Russell Dandeniya Chartered Architects
Thank You!
‘alluvion’ Reflective Resort Arugam Bay www.rdcarchitects.net
© Copyright Reserved By Russell Dandeniya Chartered Architects