TOWN OF CAMBRIDGE REPORT: CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT APPLICATION FOR DEVELOPMENT APPROVAL
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
TOWN OF CAMBRIDGE REPORT: CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT APPLICATION FOR DEVELOPMENT APPROVAL May, 2013 Submitted to: Western Australian Planning Commission, Department of Planning, 140 William Street, Perth WA6000. Prepared by: CHRISTOU Design Group 12 Gugeri Street CLAREMONT WA 6010
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU
DEVELOPMENT APPLICATION REPORT JOB NO. 11057
TABLE OF CONTENTS
1.0 BACKGROUND
2.0 VISION & BRIEF
3.0 DESIGN PHILOSOPHY
3.1 THE SITE, SETBACKS & RESIDENTIAL AMMENITY
3.2 ARCHITECTURAL DESIGN CONCEPT
3.3 ENVIRONMENTALLY SUSTAINABLE DESIGN
3.4 MATERIALS
4.0 FACILITIES SCHEDULE
5.0 APPENDIX
5.1 APPENDIX A – COASTAL VULNERABILITY REPORT
5.2 APPENDIX B – PEDESTRIAN LEVEL WINDS AND MICROCLIMATE WIND TUNNEL TEST
5.3 APPENDIX C – LANDSCAPE DEVELOPMENT APPLICATION REPORT
5.4 APPENDIX D – TRAFFIC ASSESSMENT REPORT
5.5 APPENDIX E – SITE SERVICING REPORT
5.6 APPENDIX F – WASTE MANAGEMENT PLAN
5.7 APPENDIX G – SURF CLUB FUNCTIONS
5.8 APPENDIX H – OPERATION OF COMMERCIAL
S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 1CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 1.0 BACKGROUND The Town of Cambridge has recognised the existing surf club building at City Beach has reached the end of its serviceable life. The Town and Surf Club have agreed on the development of a new building, to meet the needs of a contemporary surf club, is a better option than investing large amounts of money refurbishing the current building. The Town has also recognised the need to create better amenity at City Beach. To do so, a choice of food and beverage outlets that will be open to customers all year round. Creating a landscaped environment with elevated views of the beach and ocean will promote the area as family friendly with open space for picnics, leisure activities and passive recreation. As a result, the existing surf club building will be replaced by the new surf club building at proximate location to the existing building in consideration of Surf Club requirement and future coastal movement. The new food and beverage outlets will be in different sizes and types to suit the business model of the Town of Cambridge. The Town of Cambridge is very passionate that this development presents an iconic building that will provide a sense of place and community pride in the outcome. S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 2
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU
DEVELOPMENT APPLICATION REPORT JOB NO. 11057
2.0 VISION & BRIEF
The vision for the project has been articulated by the Town of Cambridge and can be summarised by the
following bullet points;
A beachfront precinct that blends new dining options, improved leisure spaces and a new surf
club building, all in keeping with the low rise style of City Beach. This is to minimise visual impact
on the site.
Pedestrian and cycle paths that link all sections of the beachfront.
The distinct food beverage buildings will offer a range of dining options that cater for breakfast,
lunch and dinner. Patrons of the eateries will enjoy panoramic views of the ocean from within the
buildings as well as from the weather protected al fresco dining areas.
Large landscaped spaces with shade trees, seating and facilities - where people can gather and
enjoy the outdoors.
A surf club building built at beach level, with access from the landscaped upper level and the
beach.
Create an inclusive and memorable place.
Deliver a long term amenity to the Council, Community, Stakeholders and Operators.
The overall development comprises of three main components:
Public Plaza and Landscape;
Surf Club;
Commercial Tenancies.
The Public Plaza and Landscape area will be the heart of the development. The key objectives are as
follow:
Sense of open space;
Area for picnic, leisure activities and passive recreation;
Create a safe, welcoming and comfortable environment;
Integration of plaza, surf club and commercial tenancies.
The Surf Club should be an inviting public building, encouraging interaction between members and the
general public, a window into the club highlighting its important community role and inviting people to get
involved. The key programmatic spaces are as follows:
Gym;
Foyer and reception;
Training rooms / Function rooms;
Member's change facilities;
Member's Lounge Area;
Kitchen and storage;
Surf equipment storage;
Public toilets;
External apron and wash down area.
The Commercial Tenancies should be highly transparent with view access. They should be not only
functional but also visually appealing along the street. The key objectives are summarised as below:
Present a frontage to internal road and have a presence on Challenger Parade;
Ocean views from alfresco areas of each tenancy;
Create a vibrant street without compromising the openness and transparency of the site;
High levels of transparency through buildings for access to views of the ocean.
The proposed commercial tenancies (Building A, B & C), of a total of 1400m² of enclosed space
to provide a range of food & beverage tenants to create a mix of uses complimentary to the
amenity provided by the site and location. Anticipated uses are envisaged as:
o Building A is likely to be a family / smart casual orientated restaurant with some bar
space;
o Building B is likely to be a cafe and kiosk or small restaurant with kiosk facilities;
o Building C is likely to be a small bar or a cafe.
Liquor licensing may be required for one or all of the tenancies, however this will be determined by
each individual tenant.
S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 3CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU
DEVELOPMENT APPLICATION REPORT JOB NO. 11057
3.0 DESIGN PHILOSOPHY
3.1 THE SITE, SETBACKS & RESIDENTIAL AMMENTIY
The site offers a number of significant opportunities for a contemporary design response. The site
surroundings and level difference across the site lend itself to create an inclusive and memorable place
within the foreshore fabric with presence to the main street and unobstructed views towards the beach and
the ocean.
The development lands on two lots:
Lot 2301 - 760,355m²; Crown Land vested in Town of Cambridge; zoned as Metropolitan Region
Scheme (MRS) Parks & Recreation Reservations;
Lot 6000 - 200,119m²; Owned by the Town of Cambridge; zoned as MRS Parks & Recreation
Reservations.
The commercial facilities will be solely contained within Lot 6000. The proposed surf club building will
straddle both Lot 2301 and Lot 6000. The landscaping and open spaces will similarly straddle both lots.
The City Beach Surf Life Saving Club (SLSC) was previously acknowledged by senior planning officials in
the Department of Planning (DoP) that the SLSC forms a key part of the coastal development node. The
proposed development, being an upgrade of the surf club facilities, is therefore sits within the coastal
development node under the Draft State Planning Policy 2.6 (WAPC 2012). Along the Challenger Parade,
the development sits 16.8m away from the street.
The site is currently occupied by the existing surf club building, amphitheatre and car parking. The site is
bounded by Challenger Parade to the east, car parking and landscape park to the north, beach front to the
west and existing access road, dunescape & car parking to the south. The site extends from AHD14.2 at
Challenger Parade to the east, down towards sea level AHD0.0 to the west. Detail study on the coastal
movement has been completed by the coastal engineer (M P Rogers & Associates Pl). The surf club level at
the lower level of the development is at AHD7.0 which is higher than the minimum recommended level. The
level for commercial tenancies is at AHD13.2 to ensure views towards the beach and the ocean.
Due to the location of the site, the 0.5m setdown from street level, and the closest resident being 210m
away from the development, the visual impact of this project on the residential amenity of the area is seen
to be negligible. The surf club and commercial tenancies are single storey buildings and are at least 10m
apart, thus it will have a nil shadow impact to each other. Likewise, the closest resident is being 210m
away from the development and will have a nil shadow impact on the residences.
3.2 ARCHITECTURAL DESIGN CONCEPT
Overall
The design approach seeks to turn an isolated beach outpost into a hub of concentrated activity along the
coast, maintaining the informal relationships between the beach, plaza and buildings. It also seeks to create
a new streetscape for the site, offering a variety of commercial and leisure opportunities. The key focus is
the place, the landscape, the plaza and the beach all working as one to create a resonant Western
Australian beach experience. Through the provision of the connected public spaces and walkways woven
around the buildings, the site's accessibility is increased. The views of the ocean and sunset are maintained
through corridors created by the small scale, transparent pavilion buildings. The new amphitheatre
becomes a focal point of the public space and is protected from the wind by the new surf club. The
commercial tenancies provide a street presence and are afforded maximum exposure to passing traffic and
beach goers. The public plaza, landscape and circulation spaces mediate between the beach and
commercial activity providing space for both to co-exist. Accessibility to the beach is improved through the
framing of key views and new walkway system linking back to the foreshore pedestrian system. This
proposal seeks to intensify an existing icon - City Beach - not confuse it. Being respectful for the
landscape, ecology and treasured views help to create a clear and simple place of resonance and escape
within of one of WA's iconic beachscapes.
Public Plaza and Landscape
The public plaza is the heart of the scheme, bounded by the commercial tenants, mediating between the
street, engaging with the beach and ocean views across the landscaped roof of the surf club. The space
allows a seamless transition from car park, through the commercial facilities, across the plaza,
S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 4CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU
DEVELOPMENT APPLICATION REPORT JOB NO. 11057
amphitheatre and surf club before arriving on the sand, creating both maximum traffic for commerce and
the quintessential Western Australian beach arrival sequence.
Surf Club
The surf club is identified by its symbolic lookout tower, referencing the historic typology. The lookout
provides a beacon for the building and functions to provide unencumbered views of the expansive beach
from its elevated position. The surf club's address is the beach front, the singular form and deep openings
provide respite from the harsh climate and the openings in the facade animate the operation of the facility.
Skylights and courtyards are used to bring light from above minimizing western exposure, these openings
take the shape of rocky outcrops within the public plaza and landscape, referencing the groyne and rugged
coastal landscape.
Commercial Tenancies
The pavilion like nature of the commercial tenancies creates transparent, accessible buildings that have
large openings that open or close as required to moderate the often harsh climate, while maintaining
elevated views of the ocean, beach and public plaza. All back of house space will be handled within the
building envelope ensuring the public spaces are kept uncluttered. The servicing of these pavilions is an
internalised activity hidden away within the envelope. Human comfort is a critical and fundamental factor in
successful business. The building envelope of the commercial tenancies is designed in such a way to
mitigate intense wind and sand movement.
3.3 ENVIRONMENTALLY SUSTAINABLE DESIGN
The challenge for sustainable design in this location is capturing the view and moderating the sun and wind.
Deep overhangs create shade and shelter, building skins are layered with screen elements, and roofs
create large overhangs to shade the spaces beneath and around the buildings, allowing the internal
environment to be moderated as required. Local and low maintenance materials seek to understand life
cycle and long term material impacts. The plaza and turf spaces will be used as bio-swales to slow and
treat storm runoff from the surrounding car parks. Energy use will be minimised through abundant natural
light being brought into the buildings through the layered and sheltered building skins.
In addition to the passive design principles, the design team will be using the Green Building Council of
Australia's Green Star Public Buildings Tool to benchmark the energy efficiency and measure the
sustainability outcomes of the project. However, the Town of Cambridge will not be formally seeking a
Green Star rating for the project. The Green Star tool will guide the design team with respect to the
following categories:
Management
Indoor Environment Quality
Energy
Transport
Water
Materials
Land Use & Ecology
Emissions
Innovation
These categories as defined by the Green Star tool will guide the detailed design strategy and be
implemented by the design team through this phase of the project.
The Town will consider and implement, depending on budget availability, additional ESD initiatives above
the mandatory requirements of the National Construction Code.
3.4 MATERIALS
The materiality of the buildings will comprise a palette of low-maintenance, durable, and natural materials.
The following materials will be utilised to create simple enclosures.
Masonry
Natural Stone
Precast Concrete
Structural Timber
Glass Curtain Wall
Green Roof
Insulated Aluminium Roof
S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 5CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 Precast concrete will be used extensively on the surf club building as it requires most durable material and to be low-maintenance. The natural finish of the concrete also stitching it into the language of the beachfront. The use of precast concrete also minimises the use of steelwork for reinforcing and joints which has a high risk of corrosion due to the coastal environment. Masonry and Natural Stone will be used on the commercial tenancies and majority of the landscape retaining wall at the public plaza. The use of this material has a strong reference to the existing natural stone wall and limestone block wall. Structural timber will be used in selected areas for roof overhangs of the commercial tenancies. Timber will also be used for roof purlins of the commercial tenancies to minimise the risk of corrosion. Timber also gives a warm and comfortable appearance which is crucial to the people. Anodised aluminium frames will be used for the curtain wall system at the surf club and for the shopfronts of the commercial tenancies. High grade anodisation (coastal) has a life expectancy of 40 years compared to conventional powder coating which has a 15 years life expectancy. Solar control comfort glass will be used to provide both transparency and comfort to the building. The final selection of the glass will comply with all Australian Standards and NCC requirements. Green roof will be used over the surf club building to create the public plaza and landscape which is the heart of the project. The green roof will provide not only amenities at the plaza but also good insulation to the surf club building. Successful green roof relies on minimum penetration through the roof, the skylights to the surf club are the only penetration on the green roof. Insulated aluminium roof will be used on the roofs and overhangs of the commercial tenancies. Aluminium roof is used to increase the life expectancy over conventional metal roof due to the coastal environment. S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 6
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU
DEVELOPMENT APPLICATION REPORT JOB NO. 11057
4.0 FACILITIES SCHEDULE
The following schedule is the preliminary brief areas as identified by the Town of Cambridge which are
required for the buildings proposed in this development.
No. Sector: SLSC Store & Services
1 Quantity Area m2 Total Area
Brief
Vehicle & Trailer Store (Incl. IRB &
1.01 Maintenance) 1 117 117
1.02 Surf Equipment Store (Ski, Surf Boat, Board) 1 363 363
1.03 Kitchen Cool Room 1 17 17
1.04 Function Store 1 17 17
1.05 Cleaners Store (aggregate) 1 2.5 2.5
1.06 Administration Store 1 4 4
1.07 Comms. 1 0.36 0.36
1.08 D.B. 2 1.2 2.4
1.09 Security DGP 1 0.1 0.1
1.10 Mech Plant Room (within lookout tower) 1 1.4 1.4
Net Total 525
Gross Factor (20% of Net ) 105
Gross Total 630
No. Sector: SLSC Admin & Members
2 Quantity Area m2 Total Area
Brief
2.01 Gym 1 290 290
2.02 Gym Admin 1 5 5
2.03 Reception 1 15 15
2.04 Foyer 1 39 39
2.05 Administration Office 1 24 24
2.06 Office 1 10 10
2.07 Training Room 1 173 173
2.08 Kitchen 1 40 40
2.09 Members Bar 1 41 41
2.10 First Aid 1 30 30
2.11 Male Shower & Change 1 67 67
2.12 Female Shower & Change 1 73 73
2.13 Universal Access Toilet 2 7.8 15.6
Net Total 823
Gross Factor (20% of Net ) 165
Gross Total 987
S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 7CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU
DEVELOPMENT APPLICATION REPORT JOB NO. 11057
No. Sector: SLSC External Space
3 Quantity Area m2 Total Area
Brief
3.01 Enclosed courtyard 1 172 172
3.02 Wash Down Area 1 207 207
3.03 Members Apron + Decking 1 517 517
Net Total 896
Gross Factor (Nil ) -
Gross Total 896
No. Sector: Town of Cambridge Facilities SLSC
4 Quantity Area m2 Total Area
Brief
4.01 Public Female Toilet 1 47 47
4.02 Public Male Toilet 1 50 50
4.03 Universal Access Toilet with shower 2 8 16
4.04 Services 1 7.4 7.4
Net Total 120
Gross Factor (Nil ) -
Gross Total 120
No. Sector: Commercial Tenancy Space
5 Quantity Area m2 Total Area
Brief
5.01 Building A - Family Restaurant 1 750 750
5.02 Building B - Café Kiosk 1 400 400
5.03 Building C - Bar / Cafe 1 250 250
Net Total 1400
Gross Factor (Nil ) -
Net Lettable Area Total 1400
No. Sector: Commercial Alfresco Space
6 Quantity Area m2 Total Area
Brief
6.01 Building A - Family Restaurant 1 243 243
6.02 Building B - Café Kiosk 1 139 139
6.03 Building C - Bar / Cafe 1 88 88
Net Total 470
S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 8CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU
DEVELOPMENT APPLICATION REPORT JOB NO. 11057
Gross Factor (Nil ) -
Net Lettable Area Total 470
No. Sector: Town of Cambridge Facilities
Comm.
7 Quantity Area m2 Total Area
Brief
7.01 Public Universal Access Toilet with Shower 3 11 33
Net Total 33
Gross Factor (Nil ) -
Net Lettable Area Total 33
No. Sector: External Bin Stores, Switchboard
8 & Plant Room Quantity Area m2 Total Area
Brief
8.01 External Bin Store - Commercial Tenancies 1 11 11
8.02 External Bin Store - Surf Club 1 41 41
8.03 Switchboard 1 0.48 0.48
8.04 Building A - Family Restaurant Plant Room 1 54 54
8.05 Building B - Café Kiosk Plant Room 1 29 29
8.06 Building C - Bar / Cafe Plant Room 1 22 22
Net Total 157
Gross Factor (Nil ) -
Net Lettable Area Total 157
Sector Gross
No. Sector Name Area External Area
1 SLSC Store 630
2 SLSC Admin & Members 987
3 SLSC External Area (not enclosed) N.I.T. 896
4 ToC Facilities in SLSC Building 120
5 Commercial Tenancy Space 1400
6 Commercial Alfresco Space N.I.T. 470
7 ToC Facilities in Commercial 33
7 External Bin Stores, Switchboard & Plant Rooms 157
Total Brief Area (Gross) 3170 1366
S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 9CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 5.1 APPENDIX A – COASTAL VULNERABILITY REPORT S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 10
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 5.2 APPENDIX B – PEDESTRIAN LEVEL WINDS AND MICROCLIMATE WIND TUNNEL TEST S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 11
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 5.3 APPENDIX C – LANDSCAPE DEVELOPMENT APPLICATION REPORT S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 12
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 5.4 APPENDIX D – TRAFFIC ASSESSMENT REPORT S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 13
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 5.5 APPENDIX E – SITE SERVICING REPORT S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 14
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 5.6 APPENDIX F – WASTE MANAGEMENT PLAN S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 15
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 5.7 APPENDIX G – SURF CLUB FUNCTIONS S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 16
CITY BEACH SURF CLUB & COMMERCIAL DEVELOPMENT PROJECT CHRISTOU DEVELOPMENT APPLICATION REPORT JOB NO. 11057 5.8 APPENDIX H – OPERATION OF COMMERCIAL S:\2011\11057\ADMIN\RP\Development Application\11057_DA Report.doc 17
You can also read
