Cape Bridgewater Resort
PLANNING PERMIT APPLICATION: ARCHITECTURAL DESIGN REPORT 20 December 2019
AUSTRALIAN TOURISM PTY LTD as Trustee for the Australian Tourism Trust
1/460 Collins Street, Melbourne 3000 VIC +61 3 9614 6144 Cape Bridgewater Region “The geological history of the area (volcanic and recent sedimentary) is the basis of a landscape of dramatic coastal forms and subtle hinterland moulding which establish the area as one of high scenic values. Lieutenant James Grant compiled the initial chart of the south-western area of coastline of Victoria in 1800. Cape Bridgewater was the first place named by Grant within this area. Edward Henty was the earliest to begin grazing stock on Cape Bridgewater in 1835, and since then constant grazing has left little natural vegetation, except for a few isolated clumps. Interesting relics of the past rural settlements remain. Both this hinterland and the coastline are, however, of superb visual quality. The undulating rural land contrasts boldly with the clearly defined and rugged cliff faces. The coastline contains many geological features of great interest to the more adventurous visitor - the Blowholes, Petrified Forest and the Green Pool, all are geological remnants of a volcanic age which, when combined with the constant pounding of the ocean, become dramatic features of this magnificent coastline.”
Heritage Victoria Statement of Significance 30 November 2004
2 Spowers Contents
1 Executive Summary...... 4
2 Introduction...... 5
3 Vision...... 7
4 The Site ...... 15
5 Design Response...... 23
6 Context Analysis...... 39
7 Structure Plan Response...... 41
8 Sustainability...... 50
9 Visual Impact and Assessment...... 51 Before European settlement in 1834 with the arrival of Edward Henty, Aboriginal people lived on the land in the area now known as Cape Bridgewater for tens of thousands of years. Appendices Australian Tourism and Spowers acknowledge the Traditional Owners of country, the Gunditj A - Detailed Compliance with Structure Plan Mirrung people, and recognise their continuing connection to land, waters and culture. B - Area Schedule We pay our respects to their Elders past, present and emerging. C - Sustainability Brief It is significant that the Gunditj Mirrung people have achieved a World Heritage listing for the D - Site Survey Budj Bim cultural landscape as an iconic visitor destination for domestic and international visitors.
At Cape Bridgewater, Australian Tourism and Spowers commit to supporting the Budj Bim story and landscape in our social, cultural, environmental and economic relationships.
This report is best viewed in A3 colour. Full set of architectural Town Planning Drawings is submitted separately to this Report. There is a considerable level of detail included in these drawings and they are best read as A1.
Contact
Ros Magee, Managing Director [email protected] 1/460 Collins Street Melbourne VIC 3000 Australia +61 3 9614 6144 spowers.com.au Spowers (Godfrey Spowers (Victoria) Pty Ltd) ACN 005 950 050 ABN 37 128 820 749
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 3 1 Executive Summary
This Architectural Report is submitted as part of the Town Planning Application by Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust for a Resort Hotel at Blowholes Road, Cape Bridegwater.
This Architectural Report should be read in conjunction with the following Consultant Reports dated November 2019.
Spowers - Architecture and Interior Design Urbis - Town Planning Outlines - Landscape Irwin Consult - Building Services, Stormwater, Wastewater, Geotech, Structural and Civil Engineering GHD - Waste Water Management Verification (included in IrwinConsult Report) Traffix - Traffic Ecology and Heritage Partners - Flora and Fauna South Coast Bushfire Consultants - Bushfire
A Cultural Heritage Management Plan is being prepared by Biosis, separately to this Application. A long term engagement with the Gunditj Mirrung Traditional Owner Aboriginal Corporation in the developed design and operation of this resort is a fundamental component for Australian Tourism Pty Ltd.
This Architectural Report forms part of the long term development and management framework for Cape Bridgewater.
It also outlines key elements of the broader regional aspect of the Victorian Tourism Network.
The design encapsulated within this report not only draws a strong connection to Cape Bridgewater itself and its past history, but also builds a strong future heritage for Shire of Glenelg via high quality architecture, landscape and engineering design.
The design proposes a resort, a below ground / green roofed carpark and a considered landscape / bushfire / ecology design which integrates the concept strongly within the Cape Bridgewater hamlet and its immediate environs. Waste water is appropriately managed; power and water systems are completely autonomous and have no impact on existing infrastructure.
The proposal is for a 88 room 5 star plus Resort and 18 attendant 5 star plus Villas which includes a guest experience focussed on culture and heritage which will be unsurpassed in Australia.
4 Spowers 2.1 Introduction to Victorian Tourism Network 2.2 Cape Bridgewater
This Application is for a single project at Cape 2.2.1 Indigenous Culture and Heritage Bridgewater in a range of separate resort projects The main Cape Bridgewater tourism component 2.2.2 Design Features to be completed in sequence. These will form the will be indigenous culture, heritage and Kirriwurrung The design of each resort and lodge within the Victorian Tourism Network (VTN) to be owned by language to be developed in association with the Victorian Tourism Network will showcase the Australian Tourism PTY LTD ACN 629 224 264 Dhauwurd Wurrung people also known as the common elements of “earth, sea and sky”. as Trustee for the Australian Tourism Trust. The Gunditjmara. Australian Tourism Trust is to be an unlisted Property Trust being directed by KPMG Level 8, 91 Phillip Cape Bridgewater will include an Observatory 2 Street Parramatta NSW 2150 – The Trustee. This will feature in the naming, ambience and Lounge featuring the latest in curved screening specific architectural features of the resort hotel and to be provided by Milwaukee USA firm "The guided tours of the World Heritage listed Budj Bim Elumenati", specialists in immersive virtual reality Each Resort and associated guided tours will have and Lake Condah areas. There will be two additional with decades of experience in engineering, Introduction a separate key theme to provide a full range of feature guided tours provided for guests in addition integration, business, and the arts. packaged attractions for Western Victoria Tourism. to the Great Southern Walk accessed from the Resort site. This equipment will not only film and project the The properties to form part of this trust are night skies over the site and southward to the proposed as: Part of the hotel design and, as a dominating guest Aurora Australis but will have a direct computer feed experience feature, will be the Gunditjmara story from NASA and the Hubble Telescope to project Phase 1 featuring architectural design elements with added into the Observatory Lounge. displays of art and artefacts to showcase the local / Cape Bridgewater (Indigenous Culture and indigenous culture and heritage. The actual hotel Heritage) brand (still in development) will reflect this theme. The Gallery Lounge is an Art Gallery that will feature / Port Campbell West (Twelve Apostles and Preliminary discussions have taken place with a programme of visiting “Artists in Residence”. Shipwreck Coast) the Gunditj Mirrung Traditional Owner Aboriginal Subject to necessary seperate approvals, the resort will feature fixed 360-degree underwater ocean / Moonlight Head Lodge (Great Ocean Walk – Corporation and will be progressed further during the design development stage. floor wi-fi cameras remotely operated in day and Twelve Apostles. night locations to capture and project to the scenes / Apollo Bay (Great Ocean Road – Wild Life below the ocean surface. Wonders) The resort will feature an Art Gallery for Australian Phase 2 artists and craftspersons and will participate in an annual Art Exhibition Awards for landscape and sea / Halls Gap (Gariwerd) scape art with a sponsored prize of $A100,000. / Ballarat (Gold and Democracy) The annual Awards night rotating between Victorian / Woodend (Macedon Ranges and proximity to Tourism Network resorts. Tullamarine Airport)
Each individual Resort will be serviced by a range of tours being developed and promoted in conjunction with Australian Tourism Pty Ltd to provide a sustainable package of minimum five star accommodation. The guided tours will create and maintain the tourism framework for extended stays in Western Victoria for periods of up to ten days.
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 5 2.2.3 Training and Education 2.2.4 Impact on Local and Regional Economy 2.2.5 Social Impact 2.2.6 Sustainable Infrastructure Discussions are proceeding, but not concluded with To cater for stays of extended durations additional Cape Bridgewater is a hamlet of approximately 50 Power, Water, Sewerage and Waste Management will South West TAFE Portland, to develop a range of locations will be required for guests. This will create homes and slightly more than 100 people. All features be provided on site with no connections into off site tourism related courses, not only with the established opportunities for other restaurants and retailers to work of the hotel including, restaurants, retail, bars, spa and enabling infrastructure. hospitality courses but to include VTN requirements for in association with the Resort to provide further quality pool memberships will be available to local residents. courses associated with indigenous culture, history and experiences for guests who will access these facilities A separate operating company will be providing these language for all employees, a thorough knowledge of all by booking through the Resort. The site will be screened by additional and strategically Services to this and other Resorts. tour destinations, with a view to suitable tourism course placed plantations of trees to minimise any local view of accreditation to stimulate careers in tourism rather than To be confirmed by further independent review, the the Resort. The buildings will be constructed below the just jobs. It is intended that as the requirement for skilled Power is by photo voltaic cells and bio fuel generators. annual economic impact on the immediate region highest point on the main ridge of the hill and kept to a employees will be immediate upon the opening of a including Portland and Budj Bim / Lake Condah and maximum of two storeys. resort, the initial training courses will commence once a tours is expected to be circa $A 60 million per annum. All drinking, cooking and flushing water and fire services planning permit is issued for each resort. is supplied by rainwater harvesting, supplemented A limited view from settled areas will occur. by bore water, all treated and stored in below ground Employment Careers and Economic Impact tanks. During the 14 month Construction Phase, construction The Degustation Restaurant which is proposed at the eastern end of site will be accessed by tunnels. jobs for local trades will be controlled by implementing Water Treatment of sewer is to class A standard, stored a Managing Contractor with the responsibility to ensure and used for irrigation only. that the construction components are broken down into The site will have car parking below the contoured level small parcels of pre-fabricated components, materials of the land with contoured grass and vegetation cover. Waste Management is by a site package facility. supply and small contracts to local firms to carry out Any additional non-hotel guests using the restaurants construction of separable buildings and /or separable would be directed to an overflow carpark adjacent to sub trades components. This method of Managing the gateway entrance with transport to the main hotel The access road connects to the main hotel entry Contractor will maximise the volume of work to local supplied. and attendant below ground carpark only, elsewhere contractors and suppliers. circulation is by automated vehicles servicing villas.
During the Construction Phase it is calculated that 245 Access to hotel accommodation "lodges" and full time equivalent jobs will be created. degustation restaurant is by tunnels below natural surface. When in full operation, the Cape Bridgewater Resort will provide employment and careers for 120 persons transferrable within the Victorian Tourism Network. This number will be increased by the local purchasing under contract of all food and beverages. Requirements for locally produced vegetables, meat and fish and associated food related products and medium to long term supply seasonal contracts will be entered into.
All Food and Beverage outlets will produce cuisine of local origin.
This initiative will create additional employment opportunities and is designed to stimulate the local economy.
6 Spowers 3.1 High Quality Product
Australian Tourism Pty Ltd has as its objective to All sites will adopt new standards for Bush Fire 1. www.ecotourism.org.au/our-certification-programs/eco- create an Integrated five star plus network of eco- Prevention. certification/ tourism developments throughout Western Victoria, 2. www.earthcheck.org/products-services/certification/ designed, built and managed to achieve “Advanced benchmarking-and-certification All sites are designed to emphasise the Australian Eco Certification”.1 experience of "earth, sea and sky".
All Developments will set new benchmarks in Our vision at Cape Bridgewater is for a memorable Environmental Standards for tourism across 3 architecture not just delivered from the environment, Australia, designed, built and managed to ensure but combining the stunning discoveries at Budj Bim “Gold Level Earthcheck Benchmark Certification”2 with a destination of culture and heritage. Vision in energy, water and waste.
Basalt - Enduring Local Symbol Limestone - Enduring Local Symbol
The Southern Cross Land, Sea and Sky
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 7 Entry view looking South East
8 Spowers Central Zone looking South West
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 9 Degustation Restaurant
10 Spowers Hotel Lobby
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 11 Two Bedroom Pasture Villa
12 Spowers 3.2 Area Schedule
The following tables schedule the individual area footprints as GFA for the proposed development.
Zone Footprint Area (m2) Total Resort & Villa Footprint (m2) % Site Coverage Total Site Cover
Resort Hotel 5,870m2 5.62%
1 Bed Villas 380m2 0.36%
2 Bed Villas 1,925m2 8,175m2 1.84% 7.83%
Road & Hardscape (incl. 9,320m2 8.93% CFA access) & Bus Park
Boardwalks 900m2 0.86%
Open Space 86,015m2 82.38%
Total 104,410m2 100%
7.83% of the site footprint is occupied by buildings.
At completion 82.38% of the site is open space.
Refer Appendix B for detailed area breakdowns of buildings and functions.
Carpark is contained below a green roof and included as open space above.
Plant is contained below a green roof and is included as open space above.
Total Built Up Area (GFA) 10,500m2 (excludes balconies, decks, winter gardens, pool / outdoor terraces).
Site Population: / Guests Hotel rooms 88 x 2 = 176 No. 5 x one bedroom villas x 2 = 10 No. 13 x two bedroom villas x 2 = 52 No. Total = 238 guests / Staff 20 No.
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 13 3.3 Environmental Design 3.4 Development Scale 3.5 Planning Requirements
Cape Bridgewater will: / To create a development of a scale that creates / To comply with the aims and objectives of the Cape minimal visual and environmental impacts Bridgewater Structure Plan and Glenelg Planning / Initiate, manage and maintain a maximum focus on / Our design concept proposes a series of pavilions Scheme the natural environment and ecology formed by sun location bringing maximum light into the site. / To 'disaggregate' buildings into a pattern consistent with the existing settlement pattern / Ensure no increase in fuel fire load / Produce building form reminiscent of the fractured violent landscape of the Blowholes themselves. / Use standards utilised at the cutting edge of World Class sustainable Environmental standards (Advanced Eco Certification 1 and Gold Level 1. www.ecotourism.org.au/our-certification-programs/eco-certification/ 2 Earthcheck Benchmark Certification ) 2. www.earthcheck.org/products-services/certification/benchmarking- and-certification / Buildings designed and delivered to 5 star GBCA.
JULY2018
Document Set ID: 2447734 CAPE BRIDGEWATER: STRUCTURE PLAN 1 Version: 1, Version Date: 03/07/2018
14 Spowers 4.1 Context & Local Identity
The Cape Bridgewater Resort development site, at The highest point of the site is RL 82.5 to the The use of materials which are relevant to the district RMB 4403, Blowholes Road, Cape Bridgewater Road centre of the southern boundary. provide continuity with the history of Cape Bridgewater, is currently zoned Rural Conservation Zone 1 (RCZ1). Portland and the wider region. Beyond the northern boundary, trees of an It is to be noted that the maximum roof height on site approximate maximum height of 10m form a visual Whilst global in scale and amenity, the hotel affords is that of the Hotel Central Building at RL 82.61 which buffer to one of the adjoining properties along the guests a regional and rural experience with variety of compares to the dominant ridge at RL 85.46. northern side of the undeveloped Government accommodation options, from the proximity of being 4 Road. close to amenities and the social hearth of the hotel core to the more disparate experience of villas in the It is specifically included in the “Cape Bridgewater The landscape plan builds on this, introducing The Site landscape, a different balance of community and Structure Plan” as one of the few sites in the region significant landscape enhancements, screenings to privacy. capable of supporting such a development. integrate the development as a visual extension of the hamlet No structures currently exist on the site of 10.42 hectares.
The land is currently used for grazing.
The Great South West Walk traverses the site from Bridgewater Lakes 10 mins The site, consisting of 10.42ha north to south at the eastern side of the site. Tarragal Cave 10mins is situated immediately to the The site is bounded by Blowholes Road to the west, south of the existing hamlet at an undeveloped Government Road to the north, Bridgewater Bay to the east and a rural property to the Cape Bridgewater. Petrified Forest 5 mins Budj Bim 40mins south. Blowholes 5 mins
The western boundary rises from RL 51.5 in the north to RL 64.5 in the south.
The northern boundary rises from RL 51.5 in the west, to RL 59.5 just east of the centre of that boundary, falls away to RL 44.75 at the Great South West Walk, then drops as cliffs to the high-water mark in the east. CAPE BRIDGEWATER
The southern boundary rises from RL 64.5 in the west, to RL 82.5 at the approximate centre of that boundary, falls away to RL 39 at the Great South West Walk, then drops as cliffs to the high-water mark in the east. Great South West Walk The eastern boundary is the high-water mark of Bridgewater Bay.
The south west to north east ridge peaks at RL 85.46 beyond the south boundary of the site and extends in a north easterly direction, falling to RL 53 at the northern boundary of the site, approximately where the existing scrub meets the introduced grasses.
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 15 4.2 Role of Settlement in Region
Cape Bridgewater is best described as a small, distinct The value of the spectacular landscape has been hamlet. recognised by its inclusion on the Register of the National Trust. The “Cape Bridgewater Structure Plan" of 2018, succinctly captures the nature of the settlement The tourism and recreation role that Cape Bridgewater and proposes a number of strategies with which plays to Shire residents and visitors cannot be development, particularly those related to toruism, underestimated. should address: However, there remain a number of limitations to further "Cape Bridgewater plays an important role in the region. enhancing the tourism opportunities present. While the settlement is extremely small in scale and lacks the usual components of a town, such as varied commercial and community uses, it occupies a special As such, a key objective of this Structure Plan is to place in the minds of Glenelg residents. As such, the articulate a set of clear land-use planning objectives settlement takes on a greater role in the Shire than its that will seek to elevate Cape Bridgewater’s role as a size would suggest. tourism destination, whilst also managing the impacts of increased tourism on the fragile landscape and the low- key character of the settlement.” 1 Cape Bridgewater is valued for its quiet, sleepy quality, but also plays a role as a local beach to residents of Portland and surrounds. Australian Tourism and Spowers agree with the vision contained in the Structure Plan :
Bridgewater Bay and Cape Bridgewater were popular seaside resorts in the 19th century. “The vision for Cape Bridgewater is to protect and enhance the quiet lifestyle and sleepy coastal character of the settlement by providing for limited development Today, Cape Bridgewater is much loved for its within a clearly defined settlement boundary. All rugged scenery, the beauty of the main beach and development will be carefully controlled to be respectful the opportunities available for eco and nature based of the existing, low-scale character of the township, to tourism. sit lightly within the landscape and to be sensitive and responsive to the fragile coastal environment. Cape Bridgewater is home to the Portland Surf Life Saving Club which attracts many visitors to carnivals The secret of the Cape Bridgewater’s dramatic held during the year. landscapes, spectacular scenery and sensational nature-based experiences will be shared with the broader region through the careful and considered Cape Bridgewater remains a key day trip destination Portland from Portland and the town and its immediate coastal support of low-scale, sensitive tourism development surrounds are often recognised as the superior part that will contribute positive physical and economic 2 of the iconic Great South West Walk, a 250 kilometre benefits to the local community.” circuit walk that includes Portland, Cape Nelson, Cape Bridgewater, Bridgewater Lakes and Discovery Bay Coastal Park 1. Glenelg Shire and Mesh Urban Planning and Design, “Cape Bridgewater Structure Plan” version 1, July 2018, p.11 2. Glenelg Shire and Mesh Urban Planning and Design, “Cape Bridgewater Natural and cultural features, including the spectacular Structure Plan” version 1, July 2018, p.16 landscape, wildlife (grey kangaroos, black wallabies, echidnas and koalas) as well as a range of marine Cape Bridgewater animals (seals, dolphins and whales) and terrestrial birdlife, the blowholes and sand dunes, offer a range of nature-based tourism attractions, and the settlement offers a variety of lowscale accommodation options.
16 Spowers 4.3 Climate
The region is characterised by a warm Mediterranean climate moderated by shore breezes in summer.
Winters are cool to cold.
Annual rainfall is in the order of 850 millimetres.
Prevailing winds are generally west but northerlies and some easterlies also occur. Occasional “southerly busters” are experienced and the subject site is partially protected from these. 1
(Climate figures from Bureau of Meteorology)
1. BOM - Climate Statistics - Portland Airport
Australian Tourism Pty Ltd as Trustee Characterfor the Australian Tourism Trust of Area 17 Prevailing Winds 4.4 Site Conditions
The site is a large undeveloped parcel in single ownership, primarily open and unvegetated land.
The site analysis and general photography shows that the site slopes gradually from a high point running diagonally from south west to north east, then falls away to cliffs to the east towards Bridgewater Bay.
No “designated waterways” run through the site.
Existing vegetation is grassland to approximately two thirds of the site from the western boundary along Blowholes Road.
The eastern boundary, down to Bridgewater Bay is characterised by dense coastal vegetation along a steep cliff area.
The steepest slopes are towards the east of the site, down to Bridgewater Bay. View to South View to West Current vehicular access is via a farm gate from Blowholes Road.
View to East View to North
18 Spowers 1
2 1
2
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 19 4.5 Coastal Scrub
The analysis of the coastal scrub, its condition, and relevance is provided The accompanying images clearly illustrate that, apart from vegetation from Whilst this is recently planted, our aim was to minimise impact on this separately by Ecology and Heritage Partners. the Great South West Walk to the east title boundary, all of the costal scrub landscape. post dates 2003.
Aerial view post 2003 - estimated taken between 2010-2014
20 Spowers 4.6 Historic Images
Cape Bridgewater Hotel - now ruins
Cape Bridgewater c. 1908 Cape Bridgewater Postcard c. 1908
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 21 summer northerly
HO172 4.7 Site Analysis
Cape Bridgewater was once a volcanic island, with Stony Hill being the western rim of the volcano. summer northerly HO173 HO177 Over time, sand has linked the island to the mainland HO172 and sand has turned into limestone.
A flat ridge enters the site from the south.
HO173 Views are expressed as architectural opportunities. HO177
evening sun morning sun
existing access
existing buildings prevailing westerly wind HO_ existing heritage buildings evening sun morning sun
Great South West Walk existing access existing buildings major views prevailing westerly wind HO_ existing heritage buildings short view Dominant Ridge Great South West Walk site high point existing vegetation major views existing road title boundary short view potential road link as per Structure Plan Dominant Ridge HO175 approx 500m site high point existing vegetation from potential green link as per Structure Plan easement for existing road Great South title boundary West Walk high water mark potential road link as per Structure Plan HO175 extent of dense coastal vegetation approx 500m from potential green link as per Structure Plan along steep cliff area (post 2003) easement for Great South high water mark extent of grassland West Walk extent of dense coastal vegetation NORTH along steep cliff area (post 2003)
extent of grassland
NORTH
22 0 1 2 3 4 5 THIS DRAWING FORMS PART OF Spowers SCHEMATIC DESIGN STAGE AND IS
NORTH NOT FOR CONSTRUCTION
0 1 2 3 4 5 THIS DRAWING FORMS PART OF SCHEMATIC DESIGN STAGE AND IS
NORTH NOT FOR CONSTRUCTION 5.1 Masterplan
The Masterplan has been driven by a design process The resort concept of a central hotel core building 5.1.2 Components that is comprehensive in scope, iterative and is flanked by 'lodges' and complemented by an Hotel adaptable. array of resort villas of different configurations. / Central core building accommodating reception / back of house / spa / all day dining This has involved critical analysis and research to The scale, quality level of accommodation and / Bunkered green roof carpark shape an understanding of what is needed in this service and the user experience combine uniquely coastal resort development at Cape Bridgewater. with coastal location and the Shire of Glenelg / Four visually separated buildings accommodating all (in particular Budj Bim), as a rapidly developing 88 rooms (connected at ground and below ground 5 by protected and enclosed walkways) tourism market. The Masterplan focusses on needs and outcomes, the economic benefits to the region from employment, / Buildings separated to address critical views into site Design subsidiary and service enterprise development and The focus on a spectrum of user experience, / Restaurant sits on the rim of the ancient volcano visitor input. Blended with a determination to build on cultural difference, tailored to season, reflective of caldera, a remarkable light-filled dining experience. a site recognised by the Cape Bridgewater Structure hamlet and region and the particular qualities of Oversize windows frame the panoramic view of Response Plan as suitable for resort development and in a site have resulted in landscape and architecture Bridgewater Bay and Cape Nelson manner that is visually unobtrusive and ecologically that is diverse, yet unified in character. / Transition experience through curated galleries and sound and sensitive to cultural and rural heritage, the tunnel Masterplan successfully addresses all aspects of the 5.1.1 Design Reponse, Composition & Siting “Cape Bridgewater Structure Plan”. / Infrastructure contained in isolated, non-visible The prospect of the resort is slowly revealed, "bunker"along Blowholes Road exposing it sequentially, in layers and as Recognition of the opportunities attaching to the articulated elements, rather than suddenly. Villas, site are fundamental to design thinking, specifically some of which are hidden, others more apparent, Villas related to the proposal for an international standard are introduced gradually, glimpsed and masked / 2 "coastal" two bedroom villas to east of site restaurant connected to the main resort by an unique sequentially, by nestling into part hidden areas and cultural experience reflecting the heritage of the region. / 5 "pasture" one bedroom villas to centre south of niches in topography and landscape. site, orientated north west Topography, vegetation, climate, aspect and view create a tiered, separated and layered development / 11 "pasture" two bedroom villas to centre west of where hotel and resort villas are located to maximize The design embraces a balance between site, picking up both short views and expansive amenity and harmonise with landscape, preserving the exposure to, and protection from, an often harsh views rural order of the site. coastal climate. Architectural form is tiered and low slung, distributed, articulated and embedded in the landscape with sheltered niches, structured The design process embraces an architectural narrative links and pathways that open and close view. characterized by "earth, sea and sky" and produces an architecture embedded in the geological landscape and a user experience open to the prospect of coastline Concurrent with the below ground galleries, forms and sea and the intimate experience of indigenous dramatically step down from the social hearth of culture. the hotel to the smaller lodge buildings.
View and the prospect of Bridgewater Bay is the Protected contemplation spaces and micro winter inspiration for the hotel buildings orientation (and those gardens of the hotel rooms and suites open to the of the two bedroom coastal villas), embracing wide- spectacular views, yet protect from a cold winter angled view, albeit with slight differences in aspect and climate. angle. Rolling contours are reflected in the tiered and Other views for villas on the western portion of the site linear form of the hotel and its separated wings; are two-fold: this together with the use of green roof systems, berms and mounded landscape is used to embed / A contained and intimate locale on lower slopes what could have been a dominant hotel into the / Expansive, broad and outward focus on upper landscape, reducing the impact of scale, fracturing slope yet articulating wings and landscape elements.
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 23 Legend
1 Existing Building 2 Heritage H0173 1 Bridgew ater Road 4 1 3 Heritage H0177 4 Heritage H0172 5 Great South West Walk 6 New Dam 1 d 7 Site Services a
o
R 8 Overnight Bus Parking 1 t n 9 Future Branding Signage e
2 m n r 3 e v 1 Room Schedule o
d
G a 1 10 Hotel Central Building o
R Governm 11 Hotel Lodges: 88 Rooms Total s en Title Bo t Road e unda l ry 46 OVERFLO 0.93m Restaurant o W 12 9 PARKING 97° 06' h GUE ST ROAD w 13 One Bedroom Villas: 5 Total o l 5 ECOLOGICAL ZONE B 14 Two Bedroom villas: 13 Total 6 CF A ACCES " S 0 Parking Allocation 2 ' CK 7 A CFA TR AD 4 SS RO ° E TURNING CE CFA RVIC 96 Car Spaces 7 C SE A TURNING 20 Autonomous Buggies Spaces LLA VI m 4 Maintenance Spaces 9 Restaurant 0 11 4 Bus Capacity Spaces Zone 8 2 12 y r TITLE BOUNDARY / a Overflow Parking Adjoining
d HIGH WATER MARK
n Guest Road
u o 11 Pasture Villas L B E
N PORTE L No Parking at Villas e OO TUN l 2 Bed P T t COCHERE N i RA T U STA 14 RE 10 43m HOTEL- BAL SETBACK
Central Hotel 11 K K C C A A R Building R T T S S UNDERGROUND S Bridgewater Bay E S 7 C E 8 C PARKING C 15m VILLA BAL A C A A L SETBACK IL A V L - 5 L spowers.com.au I 13 11 V 5 Pasture Villas 11 1 Bed 13
TITLE SETOUT POINT Title B GodfreySpowers (Victoria) Pty Ltd 1/460 Collins Street Melbourne Victoria Australia 3000 T +61 3 9614 6144 F +61 3 9629 6791 [email protected] oundary N 5752678.42 m 520.19m E 534854.93 m 97° 47' CFA 20" TURNING 2 Coastal Villas
2 2 Bed - E
t n e m e s a E
e n li r e w o P 5 1
E
ID T
H
IG H
Master Plan 0 10 20 30 40 50 m NORTH
CAPE BRIDGEWATER RESORT AUSTRALIAN TOURISM PTY LTD AS TRUSTEE FOR THE AUSTRALIAN TOURISM TRUST SITE MASTER PLAN 2019011 20/12/19 TP_006 1 : 1000 @ A1 24 Project Client Drawing Project No. Issue Date Drawing Number Revision ScaleSpowers LEGEND
ECS Existing coastal headland scrub retained
Proposed low groundcover planting (less than 100mm height)
Proposed ephemeral (water edge) planting to dam and ornamental pond
Proposed tree
Proposed shrub planting (in copses not exceeding 5m2 area)
Grass
Proposed mounding
Main guest entry drive – crushed basalt aggregate over a structural base suitable for heavy vehicle loading Access tracks – compacted gravel (with a structural base suitable for heavy vehicle / fire access where ECS required) Reinforced grass (containing a structural matrix suitable for heavy vehicle / fire access)
Boardwalk with galvanised and painted steel frame and hardwood timber (fire resistant class) surface
Natural stone paving
Groundcover and stone ballast to roof surface (low flammability species)
Rammed earth retaining wall
Cape Bridgewater Resort Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 25 Landscape Town Planning Report Landscape Concept Plan Prepared for: Spowers and Australian Tourism Trust Pty Ltd December 2019 Page 05 5.2 The Guest Experience
5.2.1 Connections to Earth, Sea and Sky A stay at Cape Bridgewater resort is an invitation to experience and immerse the visitor with the handiwork of local people; traditional art, crafts and once disappearing culture is given new life and purpose.
A guest is a guest of the whole region and whether people spend their days touring Budj Bim or hiking around the stunning stark coastal scenery or even sketching it with a local artist, the experience is enhanced by the vibrant culture the resort is built to be compatible with:
/ Gazing at the Southern Cross and the Milky Way through sky lit bedrooms and lounges / Waking up to a dramatic interplay of sea and sky / Savouring delectable dishes and fine wines at the Degustation Restaurant surrounded by views of the windswept and always entrancing Bridgewater Bay / Connecting to the unique tourism opportunities of Budj Bim, whale watching, seals, National Parks and Gardens, Bridgewater Lakes, The Blowholes and the Great South West Walk
The Cape Bridgewater Resort recognises and respects the beliefs and stories of the Gunditjmara people.
The spectacular nature of the below ground connections of the resort and the investment, development and design team has been profoundly influenced by our visits to Budj Bim.
We have heard inspirational stories of creation of the landscape, effectively manipulated into a giant eel trap, and the dramatic changes that European settlement has bought.
We have taken these themes to a conceptual stage of development in the design where they will be expanded in design development.
Principle among these themes is that of the human journey.
Guests will experience imagery which will respect indigenous culture and not misappropriate it.
Our design concept illustrates the movement inherent in the proposal - from light filled lobby, through controlled descent in a top lit gallery, to an observatory lounge space and curated connections in living rock, to a gallery with views to the surface (Blowholes Gallery) and a final transition emerging to the glorious vista of the Degustation Restaurant.
26 Spowers Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 27 5.2.2 Visitor Experience Section
Entry - View 1
Hotel Lobby - View 2
Degustation Restaurant - View 7 Blowholes Gallery - Eel Trap Gallery - Views 5 & 6 Views 3 &4
28 Spowers Blowholes Gallery - View 6 Blowholes Gallery - View 5 Eel Trap Gallery - View 4 Eel Trap Gallery - View 3
Entry - View 1
Hotel Lobby - View 2 Degustation Restaurant - View 7 Hotel Lobby - View 2 Entry- View 1
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 29 1 TP_011 TP_008 Go vernm K Tit ent Ro 1 AR le Bound ad M ary 46 ER 0.93m AT O 97 W VERFLO ° 06' H 0 W PARKIN IG 0 G H
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Pasture Villas Site Plan (Refer TP-033) Hotel Site Plan (Refer TP-012)
Site Key Plan
30 Spowers
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CAPE BRIDGEWATER RESORT AUSTRALIAN TOURISM PTY LTD AS TRUSTEE FOR THE AUSTRALIAN TOURISM TRUST SITE REFERENCE PLAN 2019011 20/12/19 TP_008 1 : 1000 @ A1 Project Client Drawing Project No. Issue Date Drawing Number Revision Scale Title Boundar y 460.93m 97° 06'
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Pasture Villas Site Plan (Refer TP-033) Hotel Site Plan (Refer TP-012)
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Hotel. Coast VillasCAPE & BRIDGEWATERCliff Restaurant RESORT Key Plan AUSTRALIAN TOURISM PTY LTD AS TRUSTEE FOR THE AUSTRALIAN TOURISM TRUST HOTEL - SITE PLAN 2019011 20/12/19 TP_012 1 : 500 @ A1 Project Client Drawing Project No. Issue Date Drawing Number Revision Scale Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 31
0 10 20 30 40 50 m NORTH
CAPE BRIDGEWATER RESORT AUSTRALIAN TOURISM PTY LTD AS TRUSTEE FOR THE AUSTRALIAN TOURISM TRUST SITE REFERENCE PLAN 2019011 20/12/19 TP_008 1 : 1000 @ A1 Project Client Drawing Project No. Issue Date Drawing Number Revision Scale 5.3 Hotel
Earth Influenced buildings and folded landscape forms 32 Spowers 5.1.1 Organisation We have organised the components of the Hotel into five disaggregated buildings, an upper level (Central Hotel) which contains entry and reception, all day dining, administration, bar and spa, over a total of three levels, only two of which are visible above ground from the west. The lower level contains services, loading and waste removal facilities as well as being staff access. This level also provides separated guest access to pool and sauna as well as containing the vertical connections to lower galleries and ultimately to the subterranean connection to the Blowholes Gallery and the Degustation Restaurant.
Four buildings (Lodges A, B C and D) contain all hotel resort rooms :
Lodge A 24 standard rooms 8 suites 32 keys 2 levels/2 level spilt
Lodge B 16 standard rooms 1 suites 17 keys 1 level
Lodge C 16 standard rooms 1 suites 17 keys 2 levels
Lodge D 20 standard rooms 2 suites 22 keys 2 levels
Total 76 standard rooms 12 suites
88 accommodation units 88 keys
The visual impact of the linear forms has been minimised through this deliberate distribution of rooms, resulting in Lodge A being split level in a location where it is not visible from outside the site, Lodge B being only single storey, and Lodges C and D are of 2 storeys each.
In this manner, a single connected entity is avoided thus reducing the scale and mass visible.
All components are connected by top lit ground passages, guest do not access their rooms through exposed external walkways.
In addition, the land is “folded” over the carpark, loading areas and plant facilities as a green roof and bermed ground plane.
Hotel Lobby and vertical connection
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 33 34 Spowers Gove rnment Ro ad (Grass Reserve) EX. FEN Title CE LINE Boundar y 460.93m 97° 06'
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Pasture Villas Key Plan
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 35 5.4 Villas
5.4.1 General For thousands of years the Gunditjmara people constructed what were thought by Europeans to be stone circles.
Recent discoveries reveal that they were constructed of uniform blocks and have been recognised as being crowned by a domed frame of up stretched wooden limbs.
Significantly they had an opening orientated to east or north east: the opposite side to bitterly cold winter winds.
Such a logical response to climate is an inspiration for the general disposition of all villas in the Resort.
Villas in the pasture (i.e. to west side of site) are conceived to merge with the landscape.
They are designed to the highest environmental rating with a simple footprint and, as with the entire resort, operate self sufficiently.
Material selection is consistent with design principles outlined elsewhere in this Report; durable, low maintenance and constructed from sustainable materials.
5.5.2 Two Bedroom Resort Villas - Coastal
36 Spowers 5.4.3 One Bedroom Resort Villas - Pasture
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 37 5.4.4 Two Bedroom Resort Villas - Pasture
38 Spowers Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 39 5.5 Public & Private Realm Design 5.6 Activation / Isolation
5.5.1 Massing A second group of 4 villas respond to the more 5.6.1 Hotel 5.6.3 One Bedroom Villas - Pasture “closed” nature of their landscape by clustering in a These villas are sited to provide seclusion and long Views into the site from the hamlet, the approach road topographically stepped series of masses which are The hotel lobby space is highly activated and provides distance views. and pathways have been considered as journey making. contained by the existing cypress windrow to the west separate linkages to the connections to the Degustation of the site. Restaurant. From these vantage points the resort buildings and 5.6.2 Two Bedroom Villas - Pasture infrastructure are framed as disaggregated segments. Once in the lobby, the visitors view is drawn through All villas have a “public” and “private” side. The former The design model for these provides bunkered private light filled space which connects to the gallery spaces provides access (including for hotel servicing) while spaces in a grounded environment, to provide both and the restaurant. The largest mass, the Central Hotel building (which is the latter addresses the importance of seclusion and short and long distance views. entry and reception), is three levels, but perceived as solitude inherent in the resort experience. only two from the west due to fall of the land. This is 5.6.2 Two Bedroom Villas - Coastal appropriate in the landscape, contained as it is within Villas provide varying levels of privacy to reflect quite These villas provide activation of varying scale to the the existing contours and placed to “hunker down” different zonal experiences. against the prevailing westerly winds. existing topography via a quiet boardwalk access.
Each accommodation component is perceived as a separated lodge.
The massing effect is of long, low scale buildings across the landscape.
The villas are individual masses responding directly to the contour to which they are placed.
5.5.2 Two Bedroom Villas - Coastal These 2 two bedroom Villas take advantage of the steep topography.
The massing is horizontal, to produce spectacular views over Bridgewater Bay.
5.5.3 One Bedroom Villas - Pasture These 5 one bedroom villas are horizontally emphasised, providing living and bedroom areas with views of the Bridgewater Lakes, the wind farms and ocean beyond. The massing confirms the contoured approach.
5.5.4 Two Bedroom Villas - Pasture 11 two bedroom villas are located to the western side of the site.
2 villas occupy a flatter portion of the site, and provide a differing guest experience with proximity to the dam.
40 Spowers 5.7 Materials
Materiality of buildings and introduced landscape is ST05 ST05 ST05 influenced by the natural setting with a minimal material KEY palette.
Colour spectrum is subtle and reflective of the rural ST02 Basalt - Honed landscape and susceptibility to coastal weathering and ST02 Baslt - Splitface ageing. ST01 Rammed Earth The building elements of the resort are a combination MC02 Corten of three strong materials that physically represent a sense of the local character of Cape Bridgewater: high MC01 Standing Seam Zinc Sheet performance glass façades are combined with honey - coloured horizontal seams of rammed earth on the accommodation components (lodges) and honed and split faced basalt on the central hotel building.
The landscape report also includes materials proposals.
ST05 ST05
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 41 6.1 Environment, Landscape & Heritage 6.2 Creating New Landscapes
Cape Bridgewater, Bridgewater Lakes and the The guest journey commences at the Central Hotel Our concept creates a sheltered realm from the west, Blowholes are rich in topographic, geological indigenous building then descends through a top lit circulation stair utilising the existing landscape. Access takes the visitor and post-contact heritage. into an Art Gallery and connects to the Degustation to the edge of the site prior to revealing the stupendous Restaurant through a vertical function space which sea views to Bridgewater Bay and beyond. is topped by a water feature and sky deck. This The low slung, fractured and disparate planning of the 'experiential gallery' will be the venue for stories of built form is closely allied with Council objectives. Such a device allows the site, as a grassland culture and heritage for example, creation stories and “meadow”, entirely consistent with rural use but contributions from the Gunditjmara people. providing attraction and interest to visitors. 6 Our design concept recognise the historical significance Context of the district. Analysis
Compressed Protected Zone
Dominant Ridge High Value Views Value High
Long Range Views
site high point
title boundary
42 Spowers 6.2 Creating New Landscapes 6.3 Environmental Design
Our design concept orientates the Hotel towards the primary ocean view, essentially north-north-east to south-south-east.
summer northerly Utilising a 'disaggregated' contour approach allows excellent solar equinox penetration, recognising the need to bring sunlight to the south east corners of buildings.
The main entrance to the hotel is experienced as a natural form, a buffer to inclement weather but with clearly articulated entrances and blending with the sky above and sea beyond.
Buildings are subservient to the landscape form.
Internally to the site, the Central Hotel building and the "Lodge" accommodation wings are connected by sunken enclosed walkways providing all-year controlled environmental access to residential wings of the hotel – a significant comfort improvement on similar resort hotels elsewhere in Australia. Bishops Rock
prevailing westerly wind
Cape Nelson
evening sun morning sun
site high point
title boundary
NORTH
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 43 7 Structure Plan Response
The 2018 "Cape Bridgewater Structure Plan" proposes a series DRAWING KEY of Structure Plan Elements and Infrastructure Item Character and Design Guidelines Proposed Settlement Boundary for the Blowholes Precinct. Existing Lots Existing Dwellings This Section of the Report Foreshore Area Gateway Experience Sequence illustrates how the Proposal Settlement Nodes supports and enhances the Great South West Walk Council's strategy in the Plan, Feature Tree particularly responding to Potential Residential / Accommodation Chapter 12, "Preconditions for Development (Subject to Pre-conditions) Development" and contributing Land to be Transferred to Pubic Ownership Potential Road Link to Chapter 13, "Public Realm and Potential Green Link Infrastructure." Potential Pedestrian Path Foreshore Armour Works Potential Tourism Feature / Detailed Architectural Analysis is Accommodation Node contained at Appendix A. Refer also to Urbis Town Planning Report Structure Plan
44 Spowers Structure Plan
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 45 7.1 Settlement Form & Boundary
7.1.1 Structure Plan Objectives 7.1.2 Proposal Response “Cape Bridgewater will be defined by an enduring / Proposal is beyond the designated boundary but in / Materials and finishes reflect geology of region settlement boundary that will limit any further growth the exact location nominated in the structure plan as to a defined location, which has the capacity to capable of supporting a tourism development support modest-scale tourism and accommodation / Development limited to defined location proposed in opportunities in a manner that is sensitive to the Structure Plan coastal and cultural landscape, and provides a net / Resort is ' disaggregated' into visually separate benefit to the community” buildings
DRAWING KEY Settlement Boundary
46 Spowers 7.2 Neighbourhoods & Character
7.2.1 Structure Plan Objectives 7.2.2 Proposal Response “The relaxed coastal character of Cape Bridgewater, / Dispersed solution and Villas nestle within landscape / Existing vegetation managed characterised by informal streetscapes, natural coastal landscaping, and housing discreetly nestled into the landscape will be protected and enhanced.”
/ Informal landscape and road surfaces
/ Resort accommodation (hotel rooms) designed as separated 2 storey 'lodges'
/ Landscape and villa concept simple and coordinated with ecology and bushfire requirements
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 47 7.3 Nodes & Gateways
7.3.1 Structure Plan Objectives 7.3.2 Proposal Response “Cape Bridgewater will largely remain a residential The gateway to Cape Bridgewater comprises an / Resort designed to limit close-in views from carpark settlement, however, key nodes will be enhanced to experience of dynamic viewlines to the spectacular and beach side cafe perform a specific function, and will be linked by visual landscape, as one moves along Bridgewater Road. This cues to provide a coherent sequence of experience will be protected from visual intrusions, and experiences throughout the settlement. reinforced via sympathetic development that contributes / Central resort building is featured among dispersed positively to the natural setting. The single Norfolk Island lodge buildings as a key visual node Pine and beachside café area will be enhanced as an ‘arrival point’ to punctuate the gateway experience.” / Visual interpretation of the resort changes with movement of the viewer due to disaggregation of mass
DRAWING KEY Proposed Settlement Boundary Gateway Experience Sequence Settlement Nodes Feature Tree Potential Tourism Feature / Accommodation Node
48 Spowers 7.4 Movement & Access
7.4.1 Structure Plan Objectives 7.4.2 Proposal Response “Access to Cape Bridgewater is via Bridgewater Road, / Informal road network, sealed with informal verges / Refer South Coast Bushfire Consultants Report for with residential precincts supported by lower order comprehensive analysis of Fire Management Plan roads, either unsealed, or sealed with informal verges, and full CFA access which contributes to the character of the settlement. Emphasis will be placed on improving pedestrian accessibility and safety, and enhancing carpark and beach access areas.”
/ Guest access to Great South West Walk
/ Buildings setback 25m from potential 'Green Link' on Government Road to: / provide fire management to site / allow Shire of Glenelg DRAWING KEY to develop 'Green Proposed Settlement Boundary Link' as required Existing Road Paper Road Great South West Walk Potential Road Link Potential Green Link Potential Pedestrian Path Car Parking Area
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 49 7.5 Tourism & Economic Development
7.5.1 Structure Plan Objectives modest-scale, sensitively designed and, appropriately 7.5.2 Proposal Response located tourist infrastructure that is consistent with the “Tourism plays a vital role in the ongoing viability of existing sleepy, coastal character of the settlement.” / Resort development focussed on culture and / Influence of Budj Bim stone structures evident in existing and new commercial operations within the heritage design, particularly of 'nestled' villas settlement and the broader Glenelg Region. Cape Bridgewater’s spectacular natural scenery and nature-based attractions will be used as the basis for enhancing visitation to the region, supported by
/ Spectacular enhancement of tourism experience, through cliff degustation restaurant highlighting the best in local cuisine
/ Designed to reflect local materiality and form
/ Engagement with Gunditj Mirrung Traditional Owner Aboriginal Council to enhance linkages with "earth, sea and sky" is a key partnership / Proposal 'hunkers' down to develop a year round travel destination and dramatic beauty in colder months
DRAWING KEY Proposed Settlement Boundary Settlement Nodes Potential Tourism Feature / Accommodation Node Gateway Precinct Foreshore Precinct Blowholes Precinct
50 Spowers 7.6 Services & Utilities
7.6.1 Structure Plan Objectives 7.6.2 Proposal Response “As a small rural coastal settlement, Cape Bridgewater / Best practice wastewater treatment will remain unserviced by usual urban utilities such as reticulated sewer, water and gas. The lack of services brings challenges in terms of managing development / All wastewater treatment is on site impacts on the fragile coastal environment. These challenges will be managed via guidelines for built form / Detailed studies undertaken by IrwinConsult with siting and subdivision.” peer review by GHD
/ Water supplied from on site sources (rain water tanks and ground water bore)
/ New on site wastewater treatment has no impact on existing water supplies
/ New on site wastewater treatment does not threaten existing water supplies
/ Site autonomous in power generation and reticulation
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 51 7.7 Environment, Landscape & Heritage
7.7.1 Structure Plan Objectives 7.7.2 Proposal Response “The importance of the natural and cultural landscape / Detailed consideration of fire risks and balance with / Buildings sited to not just comply with bushfire of Cape Bridgewater will be protected and celebrated ecology and landscape requirements but exceed them through careful attention to how low-scale and sensitive development and tourism opportunities are delivered.”
/ Provision of Neighbourhood Safe Space / Resort operation and management will integrate with Gunditj Mirrung Owner Aboriginal Corporation as part of Budj Bim initiatives
/ Provision of Fire Management Plan
/ Siting respects HO173 and HO177 on adjoining
DRAWING KEY properties Proposed Settlement Boundary Existing Dwellings Vegetation Heritage Site Cadastre Contours Prominent Escarpment Existing Road Paper Road Steep Dune Edge
52 Spowers 8.1 General 8.4 Materials Spowers have a long history as leaders in sustainable design. As architects of the 60L Green Building, the progenitor of all sustainable The external focus on stone has been chosen for two reasons. Firstly, buildings in Melbourne, corporate responsibility is embedded in all that it represents an appropriate material for the region, and secondly, Spowers do. considers reuse of excavated material as a closed cycle resource.
8 A detailed analysis of the sustainable initiatives contained in this proposal Timber used will be sustainable forest hardwood varieties. Sustainability is attached as Appendix C. The site proposal is based on services autonomy and Green Star 8.5 Site Services & Consumption approach.
/ Refer separate IrwinConsult Report / The services provided on the site (sewer, water, electricity) are self- 8.2 High Performance Façade System sufficient Australian Tourism Trust Pty Ltd / There is no negative impact on the Cape Bridgewater hamlet as water has instructed the design team An analysis of the Cape Bridgewater region has shown that the dominant is treated, stored and recycled on site to pursue innovative strategies energy cycle is heating. / Storm water from roofs is harvested for environmentally sustainable / The proposed dam is used for landscape irrigation The buildings will incorporate a high-performance façade system, a design which improve occupant combination of double glazed low e-film external glazing with customised / Bore water is treated to potable standard comfort in the resort. shading. These criteria exceed BAL requirements for the site. / Sewage is similarly buffered by providing on site storage and treatment. Refer separate IrwinConsult Report The building fabric will be insulated to a high standard. / Electricity consumption will be minimised by using low energy In addition, the clear directive solutions to lighting and climate control to the deign team is that the A flat PV cell array will be installed on roof of the main Hotel Building and / Photovoltaics are provided along with ground source heat pumps to Resort must compliment Cape Lodges A and B. It will not be visable above the roof line reduce HVAC energy consumption Bridgewater and not compromise / Biofuel generators provide primary electrical power the infrastructure of the hamlet and district. 8.3 Daylight & Solar Exposure 8.6 Site Planning The Resort is self-sufficient as a fundamental Principle. The site orientation and passive design principles means that each of the As detailed elsewhere the hotel buildings are located to protect from five hotel building elements face south-east, with major views and hence prevailing westerly and northerly winds. windows, facing that direction. Irwinconsult, in their separate As a counter point, villas recognise that the challange of a diverse (and report, have detailed site-wide This has allowed development of a more enclosed, “bunkered” perhaps sometimes uncomfortable) micro climate create opportunities to sustainability initiatives. expression of the facades of all three buildings, protecting against create spaces to observe and contemplate the expanse of the site. prevailing winds.
We have pursued passive design A “winter garden” approach encourages visitor enjoyment, even in days measures, rather than adapting of inclement weather. expensive and technically complex solutions. The design demonstrates a daylight sensitive footprint.
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 53 9.1 Visual Catchment Data Base 9.2 Visual Response
As part of the site investigation underpinning this This integrated model provides assurance that the The images contained within this Application Report proposal, Berry and Whyte Surveyors Pty. Ltd, of views presented in this Application are accurate and demonstrates that the Cape Bridgewater Resort 160a Percy Street Portland were recommissioned to depict the reality of the site situation. sits well within the rural landscape due to both its undertake a contour and feature survey. siting, disaggregation of buildings and the truncated corridors from which it is visible. Technical information for the RPAS model provided Berry and Whyte also prepared a 3D Model Survey is: 10mm GSD Resolution: Image <2.0cm, Model using aerial photography with a RPAS (drone) of the <2.0cm. 9 site to MGA2020 Zone 54 coordinates and AHD levels. Visual Impact Survey data was supplied in: 9.3 Visual Analysis / 3D AutoCAD TIN file of the ground surface. Significantly, this has been integrated into the 3D The visual analysis images provided in this report & Assessment Model Survey prepared by the Shire of Glenelg for / Bentley Context Capture 3D realty mesh file. are a composition of the Spowers Auto CAD 2018 the “Cape Bridgewater Structure Plan” of 2018. https://www.bentley.com/en/products/brands/ contextcapture model inserted into the Berry & Whyte survey model. This imaging established the accurate The methodology of capturing the 3D Model Survey / .tif (Orthophoto) – GEOTIFF or JPEG (Orthophoto) positioning of professional photography to deliver of both the property in Blowholes Road and the with Georeferenced file the tabled photo montage outcomes “Cape Bridgewater Foreshore Master Plan” using / .tif (DSM) – GEOTIFF with Georeferenced file aerial photography involved: (contains all objects including trees & buildings) Six sites were chosen as a representative sample of / Experienced local staff of Berry and Whyte / .las (Point Cloud) the areas likely to be subject to some visible impact Surveyors from the development. / CASA (Civil Aviation Safety Authority) ReOC (Remote Operators’ Certificate), CASA approved These images were prepared by Scharp and Operational Procedures & Remote Pilot Licence include proposed landscaping elements as per to operate RPAS (Drone) up to 25kg. Outlines Landscape Design. / High accuracy survey method in establishing survey ground control. / Large aerial platform with a 42MP full frame camera to capture the images, producing a high quality, integrated, consistent and accurate model for the hamlet and the Cape Bridgewater Resort site. / By using overlapping photos from RPAS (drone) the 3D model reality mesh was generated, reflecting real-world conditions and containing large amounts of triangles and image data. A consolidated point cloud model was extracted from this generated model. / Rigorous procedures in processing the captured data using survey software and Bentley’s Context Capture to generate the 3D Model.
54 Spowers VIEW 1 Bridge water N 5754290.63m Lakes Road E 537867.36m
9.3 Visual Analysis
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Panoramic Drive spowers.com.au GodfreySpowers (Victoria) Pty Ltd 1/460 Collins Street Melbourne Victoria Australia 3000 T +61 3 9614 6144 F +61 3 9629 6791 [email protected]
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Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 55 CAPE BRIDGEWATER RESORT AUSTRALIAN TOURISM PTY LTD AS TRUSTEE FOR THE AUSTRALIAN TOURISM TRUST VIEW POSITIONS PLAN (TOWNSHIP) 2019011 20/12/19 TP_041 As indicated @ A1 Project Client Drawing Project No. Issue Date Drawing Number Revision Scale VIEW 2 N 5753416.19m E 535774.90m
VIEW 6 N 5753237.98m E 535679.75m
VIEW 4 N 5753135.34m Pa no E 535000.25m ram ic D rive
VIEW 5 VIEW 3 N 5752968.27m N 5752982.79m E 534887.85m E 535376.09m Bridgewater Road
CAPE SEAL COVE BRIDGEWATER ACCOMMODATION COASTAL CAMP CAPE BRIDGEWATER COASTAL RESERVE
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BRIDGEWATER BAY
N 5752678.42 m E 534854.93 m
SITE SETOUT EXISTING COORDINATE SYSTEM RESIDENCE COORDINATES BASED ON AUSTRALIAN MAP GRID
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CAPE BRIDGEWATER RESORT AUSTRALIAN TOURISM PTY LTD AS TRUSTEE FOR THE AUSTRALIAN TOURISM TRUST VIEW POSITIONS PLAN 2019011 20/12/19 TP_042 As indicated @ A1 56 Project Client Drawing Project No. Issue Date Drawing Number Revision Scale Spowers 9.5 Visibility from the Public Domain 9.6 Visibility from the Private Domain
The site is only partially visible from Bridgewater Road on approach to the site and Blowholes Road only for the The development is visible from the residential area of the Cape Bridgewater hamlet immediately to the north west. extent of the western title. It is only visible from the west of the site along Blowholes Road itself. Neither the site nor the development is visible from the Great South West Walk. It is not visible from properties to the west, beyond Blowholes Road as an existing windbreak blocks the view.
Other views towards the site from private residences beyond the west boundary are blocked by a combination of existing built form, existing trees and topography.
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 57 9.7 View 1: At Hamlet limits
This location is on Bridgewater Road at the intersection of Bridgewater Lakes Road.
9.7.1 Description of Existing Views This represents the view motorists experience using Bridgewater Road as they enter the hamlet. The view is of seascape, promontory hills and scattered development of the hamlet itself.
View Coordinates N 5754290.63 E 537867.36
9.7.2 Visual Impact Distant views of the development are partially obscured by the topography of the site. The long elevation of the view in this location limits the impact of the development.
The hotel building form is of horizontal nonreflective building types sitting within the landscape.
The viewer is only moderately receptive to the visual impact of the development.
Screening of this view is incorporated in the Proposal both behind he development along the south boundary and as complimentary to existing vegetation on the Government Road.
View with proposed landscape screening
58 Spowers 9.8 View 2: Before Sea View Lodge at 60kmh Speed Limit Sign
This location is in Bridgewater Road at the Sea View Lodge, immediately to the north east of that building. 9.8.1 Description of Existing Views This represents motorists using Bridgewater Road as they enter the hamlet. The view is of seascape, promontory hills and clustered development of the hamlet itself.
View Coordinates N 5753416.9 E 535774.9
9.8.2 Visual Impact Views of the two storey development are partially obscured by the topography of the site, as well as the existing vegetation immediately to the north of the site on the Government Road.
The screening provided along the south boundary and also to the north boundary means that visual impact is minimal.
Buildings are expressed as separate visual entities with lines of landscape running between them.
View with proposed landscape screening
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 59 9.9 View 3: Lookout Carpark above Bridgewater Bay
9.9.1 Description of Existing Views This represents a view from the carpark located where Bridgewater Road turns west immediately to the south of the Lifesaving Club.
It is located in the carpark which provides access to the Great South West Walk.
View Coordinates N 5752982.79 E 535376.09
9.10.2 Visual Impact The development is not visible.
View with proposed landscape screening
60 Spowers 9.10 View 4: Cape Bridgewater and Panoramic Drive
9.10.1 Description of Existing Views This represents a view from the Hamlet taken in Panoramic Drive.
View Coordinates N 5753135.34 E 535000.25
9.10.2 Visual Impact Screening to the north boundary of the site reduces the visibility of the hotel entry building as well as removing most of the pasture villas from view.
Landscaping to each villa, reflecting the suggestions of the Structure Plan, further soften the view.
View with proposed landscape screening
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 61 9.11 View 5: Blowholes Road at Bridgewater Road
9.11.1 Description of Existing Views This view represents the view at the corner of Blowholes Road and Bridgewater Road looking south east into the proposal.
View Coordinates N 5752968.27 E 534887.89
9.11.2 Visual Impact The hotel building is hidden from view through the proposed screening along the north boundary.
The screening to the south boundary provides a natural backdrop to the pasture villas.
Landscaping to each villa is also provided per the Structure Plan recommendations.
View with proposed landscape screening
62 Spowers 9.12 View 6: Beach at Bridgewater Bay Cafe
9.12.1 Description of Existing Views This represents a view from the beach north east of the Bridgewater Bay Cafe.
View Coordinates N 553237.98 E 55679.75
9.12.2 Visual Impact New vegetation to the rear of the visually separated buildings (i.e. along the south boundary) provides a green backdrop to the proposal. The screening to the north boundary reduces distant views to scaled two storey elements only.
View with proposed landscape screening
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 63 9.13 Summary
The site and development are principally visible from Bridgewater and Blowholes Road. Additional views of the development occur from limited vantage points from residential properties.
This analysis shows the visual impact of the development from 6 views representative of those that are potentially impacted by views of the site.
The views demonstrate that he development will have a negligible impact on the visual amenity.
The highest point of the central hotel building is below the main ridge line and the development is obscured from view in most directions by topography and new landscape features.
The building form is horizontal in keeping with the nature of the existing built form within and near the site.
Selection of nonreflective cladding materials further reduces the potential visual impact of the building on the visual amenity of viewers.
64 Spowers 4.1 Settlement from Boundary
Objectives & Strategies Complies & Supports
SF 1 To contain growth and development within the defined settlement boundary
SF 1.1 Contain development within the settlement boundary as defined in Figure 6 A Discourage development, including tourism development, further rural subdivision and single dwelling construction outside the SF 1.2 settlement boundary. Refer to the Rural Land Use Review for management objectives and strategies within the area surrounding Appendix Cape Bridgewater, outside the Settlement Boundary
Support sensitively designed infill development that meets the objectives and design guidelines for the relevant precinct (refer to SF 1.3 Chapter 8) To identify a preferred location for modest-scale sensitive accommodation-style development and limited residential SF 2 development (subject to preconditions)
Support the possible rezoning of land at the Blowholes Precinct to facilitate modest-scale accommodation-style development in Compliance with Structure Plan the preferred location identified in Figure 6, subject to the following preconditions: / Transfer of vegetated coastal land into public ownership (informed by a detailed flora and fauna assessment) / Agreement to deliver a tourism/accommodation facility / Demonstration that waste water can be appropriately treated and disposed of SF 2.1 / Demonstration of a proposed development proposal that incorporates a subdivision and development design that: / Has regard to the land form and visual sensitivity of the site; / Proposes lot sizes/development outcomes that are in accordance with waste water requirements and CFA requirements, and the design guidelines as set out in Chapter 8; / Delivers low scale and sensitive built form in elevated areas / Provides for access in accordance with the Structure Plan
Ensure development is designed to sit unobtrusively within the landscape and in accordance with the Design Guidelines for the SF 2.2 relevant precinct
Support development that is of a high quality, contributes positively to Cape Bridgewater’s role and character, is visually SF 2.3 unobtrusive and respects the sensitive coastal landscape
SF 2.4 Support uses and development that reinforce Cape Bridgewater’s role as a low-scale, nature based tourism destination.
SF 2.5 Support high quality development outcomes in accordance with the Design Guidelines identified in Chapter 8
SF 2.6 Require development in the Blowholes Precinct to prepare and comply with a Bushfire Emergency Management Plan
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 65 Actions Complies & Supports
A 1 Apply a settlement boundary by incorporating the Structure Plan at Figure 6 into the Municipal Strategic Statement
Rezone land within the settlement in a staged manner as follows: / Stage 1: All land except for the Blowholes + Accommodation Precincts to be rezoned to Rural Living Zone. Accommodation Precinct to n/a A 2 be rezoned to Rural Activity Zone / Stage 2: Blowholes Precinct to be possibly rezoned to Rural Activity Zone (subject to preconditions set out in SF 2) n/a
Review the overlays that apply to the settlement to ensure consistency with the structure Plan and to provide design guidance in A 3 n/a accordance with the Design Guidelines identified in Chapter 8
Engage with landholders of the Blowholes Precinct to discuss development opportunities in the context A 4 of the preconditions and strategies set out in SF 2
66 Spowers 4.2 Neighbourhoods & Character
Objectives & Strategies Complies & Supports Actions Complies & Supports To protect and enhance the low-scale built form character of Cape Implement the Design Guidelines in Chapter 8 into the Planning Scheme in A 8 n/a NC 1 Bridgewater, and to maintain the landscape and vegetation setting as the form of a Local Policy the defining features of the settlement Require new development to demonstrate compliance with the Design NC 1.1 Guidelines for the relevant precinct. Refer to Chapter 8
Support new development that respects the natural features of Cape Bridgewater such as the dunes, native coastal vegetation and views to the NC 1.2 coastal cliffs and ocean. Removal of coastal vegetation and excessive cut and none removed fill should be avoided To maintain the relaxed coastal character of the Cape Bridgewater NC 2 public realm, including the foreshore, carparks and streetscapes Avoid public realm and streetscape works that are over-engineered or excessively formal. The relaxed and informal nature of the streetscape, NC 2.1 including the road forms, and informal and low-scale streetscape planting should be maintained Support public realm improvements that are in keeping with the Design NC 2.2 n/a Guidelines for the relevant precinct. Refer to Chapter 8.
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 67 4.3 Nodes & Gateways
Objectives & Strategies Complies & Supports Actions Complies & Supports To define, link and enhance the key nodes identified in Figure 8 (the A 5 Implement the Bridgewater Bay Foreshore Management Plan foreshore, the upper carpark and the future tourism development NG 1 in the Blowholes Precinct) as key locations for tourism and other Investigate opportunities for public realm/landscaping improvements in the appropriate non-residential uses A 6 n/a upper carpark node Support low scale non-residential uses, such as tourism related uses, within NG 1.1 Engage with café operator to investigate opportunities for exterior the three settlement nodes as defined in the Structure Plan at Figure 6 A 7 n/a enhancement works Support public realm improvements that visually link the three nodes, for example, use of single feature trees (Norfolk Island Pines) to link the secondary NG 1.2 n/a nodes (the upper carpark and future tourism node) with the primary node at the foreshore
Support high quality development outcomes in the private realm adjacent to NG 1.3 settlement nodes, which will contribute to enhancement of the nodes
To reinforce and enhance the foreshore as the primary community NG 2 node within the settlement Support public realm improvements in accordance with the Foreshore NG 2.1 Precinct Design Guidelines contained in Chapter 8 and the Bridgewater Bay Foreshore Management Plan
Support enhancement of existing uses within the foreshore node that offer MG 2.2 improved tourism outcomes, such as improvements to the café exterior and expanded operating hours To identify and define the settlement gateway as a sequence of NG 3 experiences centred on protecting and enhancing views to the landscape and cliffs
Protect views to the cliffs, as seen when approaching the settlement along NG 3.1 Bridgewater Road, from intrusive development forms
Ensure new development in the Foreshore and Gateway Precincts contributes NG 3.2 positively to the gateway experience. Refer to the Design Guidelines for each n/a Precinct contained in Chapter 8
Support exterior improvements to the café, that screens the back of house NG 3.3 areas (such as water tanks, rubbish bins etc) and provides for enhanced n/a presentation to the road and carpark
68 Spowers 4.4 Movement & Access
Actions Complies & Supports Objectives & Strategies Complies & Supports Actions Complies & Supports
To provide a movement network that reflects the informal, coastal A 5 Implement the Bridgewater Bay Foreshore Management Plan MA 1 A 9 Investigate options for dune stabilisation in accordance with MA 1.2 character of Cape Bridgewater Investigate options to provide a pedestrian path along Bridgewater Road in Future link. Link per fig Investigate opportunities for public realm/landscaping improvements in the Maintain roads in their current informal form. Paving of lesser used roads and A 10 A 6 n/a MA 1.1 accordance with MA 2.1 10 is acceptable upper carpark node access ways will be discouraged Engage with café operator to investigate opportunities for exterior A 7 n/a enhancement works Investigate opportunities to stabilise dune areas that are at risk of failure, in a manner that is visually sensitive to the coastal character. Avoid overly MA 1.2 n/a engineered solutions that are inconsistent with the character of the precinct (refer to Chapter 8)
To improve pedestrian accessibility and safety, while acknowledging MA 2 the shared use of the road network by pedestrians, cyclists and vehicles
Investigate opportunities to provide an informal pedestrian path along Bridgewater Road from the upper carpark to the beach. Investigations should n/a MA 2.1 include liaison with relevant agencies, including VicRoads, Parks Victoria and Department of Environment, Land, Water and Planning
Require new development in the Blowholes Precinct to provide a pedestrian MA 2.2 path connection from the upper carpark along Bridgewater Road in accordance with Figure 10
Advocate for road safety improvements along Bridgewater Road in MA 2.3 collaboration with VicRoads
MA 3 To enhance opportunities for carparking to meet peak demand
Improve the efficiency of existing parking areas, by delineating parking bays, MA 3.1 and undertaking works in accordance with the Bridgewater Bay Foreshore management Plan
MA 3.2 Avoid expansion of further carparking into sensitive foreshore and dune areas
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 69 4.5 Tourism & Economic Development
Objectives & Strategies Complies & Supports Actions Complies & Supports
TE 1 To promote Cape Bridgewater as a nature-based tourism destination Prepare a Cape Bridgewater Tourism and Economic Development Strategy in partnership with the community and local operators, which focus on the Support development of modest-scale tourism infrastructure such following key areas: as accommodation, and other facilities, consistent with nature and TE 1.1 / Enhance promotion of shorter circuit walks within the Great South Walk environmental-based tourism, at key nodes identified in the Structure Plan at catering to day walkers or overnight walkers, and less experienced walkers. Figure 6 / Promote Cape Bridgewater as a key destination within the South Australian Enhance existing foreshore tourism attractions and infrastructure, such as tourism market, for example, as an extension of Mount Gambier, Limestone TE 1.2 car parking and beach access, in accordance with the Bridgewater Bay Coast and Coonawara wine region tourist routes. Foreshore Management Plan / Promote Cape Bridgewater as a key destination with the Victorian tourism market, for expample, as an extension of the Great Ocean Road region Support preparation of a Cape Bridgewater specific Tourism and Economic TE 1.3 tourist route. Development Strategy / Promote Cape Bridgewater as a year-round travel destination, by Support opportunities to accommodate day trip visitation by cruise ship TE 1.4 n/a emphasising the dramatic beauty of the landscape within colder months, visitors to Portland by enhancements to infrastructure and the beach and water-based activities within the summer months. Support Cape Bridgewater as a road cycling destination through provision of / Opportunities to provide a high-end ‘destination’ accommodation and TE 1.5 n/a A 11 cycle infrastructure such as bike racks, repair stations etc dining development, of a modest scale, in the key accommodation node identified in the Structure Plan at Figure 6 To support and promote a range of diverse accommodation options TE 2 that are in keeping with the lowscale and informal character of the settlement The strategy will focus on non-land use based approaches to promoting appropriate tourism within the Encourage diverse, small-scale accommodation options in preferred locations TE 2.1 settlement and surrounds, by: shown on the Structure Plan at Figure 6 / Developing partnerships with key local operators to provide enhanced and TE 2.2 Continue to support use of private homes for holiday rentals n/a year round services and experiences; / Working with tourism agencies to promote attractions and accommodation Support use of existing dwellings and other buildings as bed and breakfast TE 2.3 n/a options within Cape Bridgewater; accommodation / Actively seeking interest from local event operators to hold small-scale Encourage development of new accommodation options within the Blowholes events within Cape Bridgewater, either on the foreshore or on private land, TE 2.4 Precinct, subject to the preconditions set out in Chapter 12 for example, small-scale music festivals, fishing/surfing competitions etc; Encourage retention and ongoing operation of camping and cabin options / Engaging proactively with the landholder of the Blowholes Precinct with TE 2.5 n/a n/a which provide an important affordable accommodation option regard to tourism development opportunities Support rural-based tourism outside the Settlement Boundary in accordance TE 2.6 n/a with the Rural Land Use Strategy To support low-scale, year round food and beverage uses to meet the TE 3 needs of peak and off-peak season visitors Support extension of operating hours and retail offer at the existing beachfront TE 3.1 n/a café, including potential to provide a small-scale General Store function Encourage improvements to the look of the beachfront café, particularly TE 3.2 focusing on relocating or screening plant and other back of house equipment n/a on the north-eastern façade, which is visible at the gateway to the settlement Encourage inclusion of dining options as part of any future group TE 3.3 accommodation proposals
70 Spowers 4.6 Services & Utilities
Objectives & Strategies Complies & Supports Actions Complies & Supports
To ensure waste water from existing and proposed developments Require applications for new dwellings, new uses and increased intensity of use to be accompanied by a report prepared by a suitably qualified expert SU 1 is appropriately treated and managed so as to avoid environmental A 16 impacts demonstrating how waste water will be treated on site, and that a sufficient water supply will be available. Ensure all new development demonstrates best practice with regard to on-site SU 1.1 waste water treatment
Ensure waste water treatment systems have regard to site conditions SU 1.2 including soil structure, topography, lot size and proximity to existing water bores
In the absence of reticulated sewer, ensure lot sizes within the Blowholes SU 1.3 Precinct provide sufficient space for waste water treatment on site
Avoid further subdivision of lots in Gateway, Dunes and Panoramic Drive SU 1.4 n/a Precincts
Minimise further subdivision of lots in Accommodation Precinct. Each lot SU 1.5 must be able to treat waste water for each dwelling on site. Subdivision in n/a accordance with the relevant design guidelines in Chapter 8 will be considered
To ensure that new and existing development is able to supply their SU 2 own water
Require new development to demonstrate the ability to supply their own water SU 2.1 from on site sources (rainwater tanks, ground water etc)
Ensure that new on site waste water treatment systems do not threaten SU 2.2 existing water supplies
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 71 4.7 Environment, Landscape & Heritage
Objectives & Strategies Complies & Supports Actions Complies & Supports
To minimise the impact of new development on the fragile coastal Nominate a Neighbourhood Safe Space within the settlement in consultation EL 1 A 12 environment and viewlines to and from the coast. with the CFA
Require new development to demonstrate compliance with the Design EL 1.1 A 13 Prepare a Fire Management Plan for the Cape Bridgewater settlement Guidelines for each Precinct. Refer to Chapter 8 Implement the coastal erosion mitigation measures as outlined in the Cape EL 1.2 Protect and enhance vegetation within the dunes n/a Bridgewater Coastal Hazard Vulnerability Assessment, February 2016 A 14 n/a prepared by Water Technology, and the armour protection works identified in Plan to increase coastal vegetation at the back of the beach via regeneration the Bridgewater Bay Foreshore Management Plan EL 1.3 works in accordance with the Cape Bridgewater Coastal Hazard Vulnerability n/a Assessment Require new development within the Blowholes Precinct to undertake A 15 Aboriginal and post contact heritage assessment as part of any development Avoid further intensification of development on the shore side of Bridgewater EL 1.4 proposal Road
To minimise the threat of bushfire risk whilst also maintaining the EL 2 vegetated character of the settlement
Require new development to demonstrate consideration of fire risks in the ELH 2.1 context of minimising coastal vegetation removal
Plan to nominate a Neighbourhood Safe Space and prepare a Fire ELH 2.2 Management Plan
ELH 2.3 Buildings must be sited to achieve compliance with bushfire requirements
To recognise and protect the contribution of Cape Bridgewater’s rich EL 3 Aboriginal and post-contact cultural heritage to the narrative of the settlement Support new development within the Blowholes Precinct that is sensitive to EL 3.1 Aboriginal and post contact heritage considerations
Support development proposals that positively recognise the importance of EL 3.2 heritage places identified in Figure 12 and in any subsequent studies
Support restoration of, and improvements to, existing heritage sites through EL 3.3 n/a the sympathetic adaptive reuse of places
Recognise the positive role of local heritage societies or communities in EL 3.4 preserving Cape Bridgewater’s heritage and culture
To manage declared noxious weeds within areas of native coastal EL 4 vegetation Encourage the removal and management of declared noxious weeds (such EL 4.1 as African Boxthorn) within the coastal reserve, along the Great South Coast Walk and roadsides Encourage landowners to remove and manage noxious weeds (such as EL 4.2 African Boxthorn)
72 Spowers Cape Bridgewater Hotel and Villas Area Programme
Component Name: Resort Hotel
Accommodation Summary Main Hotel Keys : 88 Areas per key m2 Bays : 76 Net Area per unit 67 Parking Spaces: 65 Gross Area per unit 91 Type A Villas - 1 Bedroom - Keys 5 Areas per key m2 Bays : N/A Net Area per unit 76 B Parking Spaces: 5 Gross Area per unit 76 Appendix Type B Villas - 2 Bedroom - Keys 13 Areas per key m2 Bays : N/A Net Area per unit 148 Parking Spaces: 26 Gross Area per unit 148
Accommodation % of Built Area Bays Per Total Hotel % Keys Key Bays m2 Total Standard Rooms 82% 72 1 72.0 40 2,880 Rooms (DDA) 5% 4 1 4.0 40 160 Area Schedule Suites 0% 0 1.2 0.0 55 0 Superior Suites - One Bed 14% 12 1.5 18.0 60.0 720 Superior Suites - Two Bed 0% 0 1.5 0.0 60.0 0 Net Accommodation Area 100% 88 94.0 42.7 3,760 Gross Ratio / Circulation 43% 1,614 Gross Accommodation Area 5,374 52.1%
No. of Type A Villas - 1 Bedroom % Units m2 Total One Bedroom -Coastal 0% 0 68 0 Rooms (DDA) 0% 1 76 76 One Bedroom - Pasture 0% 4 76 304 Three Bedroom 0% 0 160 0 Net Accommodation Area 0% 5 76.0 380 Gross Ratio / Circulation 0% 0 Gross Accommodation Area 380 3.7%
No. of Type B Villas - 2 Bedroom % Units m2 Total One Bedroom 0% 0 60 0 Rooms (DDA) 0% 1 148 148 Two Bedroom 0% 12 148 1,776 Three Bedroom 0% 0 160 0 Net Accommodation Area 0% 13 148.0 1,924 Gross Ratio / Circulation 0% 0 Gross Accommodation Area 1,924 18.6%
Net Total Accommodation Area 106 6,064 Gross Ratio / Circulation 1,614 Gross Accommodation Area 7,678 74.4%
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 73
2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD Cape Bridgewater Hotel and Villas Area Programme Cape Bridgewater Hotel and Villas Area Programme Cape Bridgewater Hotel and Villas Area Programme Food & Beverage Outlets Internal % Built Administrative Facilities Hotel Summary Seats m2/Seat m2 Area m2 All-Day Dining (with outside seating & private) 80 2.6 208 Executive Offices 20 Gross Add Usage Casual Restaurant 0 total 0 external 30 2.9 87 Sales & Marketing / Public Relations / Reservations 15 Net Ratio Gross TTL Gross Ratio Lobby Lounge 90 external 40 2.2 88 Human Resources (in Personnel Area) 0 Accommodation 106 Keys 6,064 26.6% 1,614 7,678 74.4% Cliff Restaurant 60 2.9 174 Front Office (includes Security) 15 (Includes Villas) Observatory Lounge 40 2.9 116 Accounting Offices 15 Toilets 7% 80 Front Desk/Concierge/Luggage 0 Food & Beverage Outlets 250 Seats 753 29.0% 218 971 9.4% Net F&B Outlets 250 753 Net Administrative Offices 65 Meeting Facilities 0 0.0% 0 0 0.0% Gross Ratio / Circulation 218 Gross Ratio / Circulation 20% 13 29% Public Areas 620 20.0% 124 744 7.2% Gross F&B Outlets Total Seats 250 971 9.4% Gross Administrative Offices 78 0.8% Administrative Facilities 65 20.0% 13 78 0.8% Note : Areas exclude balconies, decks, winter gardens and 100m2 outdoor barbeque pavilion. Support Services 642 22.0% 141 783 7.6% Support Services Employee Facilities 64 0.0% 0 64 0.6% m2 Meeting Facilities % Built F&B Related Totals 8,208 2,110 10,318 100.0% Unit Capacity m2/Seat m2 Area Dock & Rubbish Handling Areas 80 Waiting Lounge 0 30 2.80 0 Purchasing / Receiving / Breakdown 32 Main Hotel (Excluding Villas) 5,904 2,110 8,014 77.7% Meeting Room #1 0 6 2.80 0 Food & Beverage (included elsewhere) 0 Meeting Room #2 0 12 2.80 0 Non Accommodation Areas (Gross) 2,144 497 2,641 25.6% Refrigerated Garbage 30 Net Meeting Facilities 0 Food Storerooms 32 Note : Areas exclude balconies, decks, winter gardens. Gross Ratio / Circulation 0% 0 Cold Stores Food (40m2) and Freezer (20m2) 60 Note: This Program excludes parking area and pool / outdoor / terrace areas. Gross Meeting Facilities 0 0.0% Beverage Storerooms 20 General Storage 20 Main Kitchens (2) 110 Component Name: Car Parking (Hotel and Villas) Public Areas % Built Refrigerated Beverage 12 m2 Area F&B Sub-Total 396 No. of Rate Per No. of Hotel Units Unit Spaces m2 Hotel Lobby 150 Housekeeping Related Hotel 30 m2 / space 88 0.6 53 1,584 Front Desk / Concierge Desk / Luggage 36 Laundry & Valet 20 1 Bed Villas 30 m2 / space 5 1 5 150 Front Office 24 Laundry Office/Store 10 2 Bed Villas 30 m2 / space 13 2 26 780 Net Hotel Lobby Areas 210 Soiled Linen, Detergent, Secured, and Other Storage 20 Food and Beverage 30 m2 / space 6 1 6 180 Gross Ratio / Circulation 20% 42 Housekeeping Dept., Housekeeping Office & Support 26 Bus park 65 m2 / space 4 1 4 260 Gross Hotel Lobby Areas 252 2.4% Linen, Lost & Found and Other Storage 30 Staff 30 m2 / space 6 1 6 176 Hotel Wellness Centre Uniform Issue 20 Buggy 10 m2 / space 20 1 20 200 Spa (4 Treatment Rooms @ 12m2) + Small Salon 30 Flower Shop 0 Maintenance 30 m2 / space 0 1 4 120 Fitness / Gym for Hotel and Wellness 20 Housekeeping Sub-Total 126 Car and Buggy Parking Totals 124 3,450 Change Rooms / Toilets / Sauna at Fitness Area 20 Wellness Suites + Consulting Rooms 0 Engineering Related Statutory Vehicle Parking (i.e. not buggies) 104 3,250 Warm Water Wellness Pool 0 MEP Central Plant Room & AHU 90 Main Pool 100 Engineering Offices 30 Hotel (Rooms plus F+B) 96 Net Wellness & Gym Areas 170 Engineering Sub-Total 120 Gross Ratio / Circulation 20% 34 Overflow On grassed area adjacent to entry road Gross Wellness & Gym Areas 204 2.0% Net Support Services 642 Gross Ratio / Circulation 22% 141 Retail/Function Gross Support Services 783 7.6% Art Gallery 150 Component Name: Staff Accommodation / Maintenance Shop #1 20 off site Shop #2 20 Employee Facilities Accommodation Summary Areas m2 Shop #3 Wine Display 50 m2 Staff Numbers : 0 Net Area per unit 0 Net Retail Areas 240 Employee Lockers / Showers / Toilets 44 Bedrooms 0 Gross Area per unit 0 Gross Ratio / Circulation 20% 48 Employee Cafeteria & Rest Area 20 Gross Retail Areas 288 2.8% Net Employee Facilites 64 Accommodation % Numbers m2 Total Total Net Public Areas 620 Gross Ratio / Circulation 0% 0 One Bedroom (inc bathroom) 0% 0 40 0 Gross Ratio / Circulation 124 Gross Employee Facilites 64 0.6% Rooms (DDA) 0% 0 60 0 Total Gross Public Areas 744 7.2% Common Room + Kitchen 0% 0 60 0 Net Accommodation Area 0% 0 0 74 Spowers Gross Ratio 0% 0 Gross Accommodation Area 00
Car Parking Units Rate Spaces m2 Staff 30 m2 / space 84 0.07 6 176 Buggy 10 m2 / space 10 1 20 200 Maintenance 65 m2 / space 4 1 4 260 Bus 65 m2 / space 0 1 0 0 Car Parking Totals 30 636
2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD 2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD 2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD Cape Bridgewater Hotel and Villas Area Programme Hotel Summary Gross Add Usage Net Ratio Gross TTL Gross Ratio Accommodation 106 Keys 6,064 26.6% 1,614 7,678 74.4% (Includes Villas) Food & Beverage Outlets 250 Seats 753 29.0% 218 971 9.4% Meeting Facilities 0 0.0% 0 0 0.0% Public Areas 620 20.0% 124 744 7.2% Administrative Facilities 65 20.0% 13 78 0.8% Support Services 642 22.0% 141 783 7.6% Employee Facilities 64 0.0% 0 64 0.6% Totals 8,208 2,110 10,318 100.0%
Main Hotel (Excluding Villas) 5,904 2,110 8,014 77.7% Non Accommodation Areas (Gross) 2,144 497 2,641 25.6% Note : Areas exclude balconies, decks, winter gardens. Note: This Program excludes parking area and pool / outdoor / terrace areas.
Component Name: Car Parking (Hotel and Villas) No. of Rate Per No. of Units Unit Spaces m2 Hotel 30 m2 / space 88 0.6 53 1,584 1 Bed Villas 30 m2 / space 5 1 5 150 2 Bed Villas 30 m2 / space 13 2 26 780 Food and Beverage 30 m2 / space 6 1 6 180 Bus park 65 m2 / space 4 1 4 260 Staff 30 m2 / space 6 1 6 176 Buggy 10 m2 / space 20 1 20 200 Maintenance 30 m2 / space 0 1 4 120 Car and Buggy Parking Totals 124 3,450
Statutory Vehicle Parking (i.e. not buggies) 104 3,250
Hotel (Rooms plus F+B) 96
Overflow On grassed area adjacent to entry road Cape Bridgewater Hotel and Villas Area Programme Cape Bridgewater Hotel and Villas Area Programme Administrative Facilities Hotel Summary Component Name: Staff Accommodation / Maintenance m2 off site Executive Offices 20 Gross Add Usage Sales & Marketing / Public Relations / Reservations 15 Net Ratio Gross TTL Gross Ratio Accommodation Summary Areas m2 Human Resources (in Personnel Area) 0 Accommodation 106 Keys 6,064 26.6% 1,614 7,678 74.4% Staff Numbers : 0 Net Area per unit 0 Front Office (includes Security) 15 Bedrooms 0 Gross Area per unit 0 (Includes Villas) Accounting Offices 15 Front Desk/Concierge/Luggage 0 Food & Beverage Outlets 250 Seats 753 29.0% 218 971 9.4% Accommodation % Numbers m2 Total Net Administrative Offices 65 Meeting Facilities 0 0.0% 0 0 0.0% Gross Ratio / Circulation 20% 13 One Bedroom (inc bathroom) 0% 0 40 0 Public Areas 620 20.0% 124 744 7.2% Gross Administrative Offices 78 0.8% Rooms (DDA) 0% 0 60 0 Administrative Facilities 65 20.0% 13 78 0.8% Common Room + Kitchen 0% 0 60 0 Net Accommodation Area 0% 0 0 Support Services 642 22.0% 141 783 7.6% Support Services Gross Ratio 0% 0 Employee Facilities 64 0.0% 0 64 0.6% m2 Gross Accommodation Area 00 F&B Related Totals 8,208 2,110 10,318 100.0% Dock & Rubbish Handling Areas 80 Car Parking Units Rate Spaces m2 Staff 30 m2 / space 84 0.07 6 176 Purchasing / Receiving / Breakdown 32 Main Hotel (Excluding Villas) 5,904 2,110 8,014 77.7% Buggy 10 m2 / space 10 1 20 200 Food & Beverage (included elsewhere) 0 Non Accommodation Areas (Gross) 2,144 497 2,641 25.6% Refrigerated Garbage 30 Maintenance 65 m2 / space 4 1 4 260 Bus 65 m2 / space 0 1 0 0 Food Storerooms 32 Note : Areas exclude balconies, decks, winter gardens. Cold Stores Food (40m2) and Freezer (20m2) 60 Note: This Program excludes parking area and pool / outdoor / terrace areas. Car Parking Totals 30 636 Beverage Storerooms 20 General Storage 20 Main Kitchens (2) 110 Component Name: Car Parking (Hotel and Villas) Refrigerated Beverage 12 F&B Sub-Total 396 No. of Rate Per No. of Units Unit Spaces m2 Housekeeping Related Hotel 30 m2 / space 88 0.6 53 1,584 2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD Laundry & Valet 20 1 Bed Villas 30 m2 / space 5 1 5 150 Laundry Office/Store 10 2 Bed Villas 30 m2 / space 13 2 26 780 Soiled Linen, Detergent, Secured, and Other Storage 20 Food and Beverage 30 m2 / space 6 1 6 180 Housekeeping Dept., Housekeeping Office & Support 26 Bus park 65 m2 / space 4 1 4 260 Linen, Lost & Found and Other Storage 30 Staff 30 m2 / space 6 1 6 176 Uniform Issue 20 Buggy 10 m2 / space 20 1 20 200 Flower Shop 0 Maintenance 30 m2 / space 0 1 4 120 Housekeeping Sub-Total 126 Car and Buggy Parking Totals 124 3,450
Engineering Related Statutory Vehicle Parking (i.e. not buggies) 104 3,250 MEP Central Plant Room & AHU 90 Engineering Offices 30 Hotel (Rooms plus F+B) 96 Engineering Sub-Total 120 Overflow On grassed area adjacent to entry road Net Support Services 642 Gross Ratio / Circulation 22% 141 Gross Support Services 783 7.6% Component Name: Staff Accommodation / Maintenance off site Employee Facilities Accommodation Summary Areas m2 m2 Staff Numbers : 0 Net Area per unit 0 Employee Lockers / Showers / Toilets 44 Bedrooms 0 Gross Area per unit 0 Employee Cafeteria & Rest Area 20 Net Employee Facilites 64 Accommodation Gross Ratio / Circulation 0% 0 % Numbers m2 Total Gross Employee Facilites 64 0.6% One Bedroom (inc bathroom) 0% 0 40 0 Rooms (DDA) 0% 0 60 0 Common Room + Kitchen 0% 0 60 0 Net Accommodation Area 0% 0 0 Australian Tourism Pty Ltd as TrusteeGross Ratiofor the Australian0% Tourism Trust 0 75 Gross Accommodation Area 00
Car Parking Units Rate Spaces m2 Staff 30 m2 / space 84 0.07 6 176 Buggy 10 m2 / space 10 1 20 200 Maintenance 65 m2 / space 4 1 4 260 Bus 65 m2 / space 0 1 0 0 Car Parking Totals 30 636
2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD 2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD Cape Bridgewater Hotel and Villas Area Programme Development Summary : Gross Add TTL Site Net Ratio Gross Gross Footprint Coverage Hotel Main Hotel (inc rooms) 88 Keys 5,904 35.7% 2,110 8,014 5,870 5.62% Type A Villas - 1 Bed 5 Keys 380 0.0% 0 380 380 0.36% Type B Viilas - 2 Bed 13 Keys 1,924 0.0% 0 1,924 1,924 1.84%
Total - Hotel 106 8,208 2,110 10,318 8,174 7.83%
Other Assets Nil 0 Keys 0 0.0% 0 0 0 0.00%
Total - Other Assets 0 0 0 0 0 0.00%
Staff Accommodation & Maintenance 0 0.0% 0 0 0 0.00%
Plant all below ground 0 0.00%
Car Parking all below ground 0 0.00%
Roads & Hardscapes (inc pool deck) 9,320 8.93%
Boardwalks 900 0.86%
Open Space (Softscapes) - includes green roof to carpark + plant 86,016 82.38% Including Bush & Grasslands, Water Courses & Lakes and Landscaped Areas.
Totals 106 Keys 8,208 2,110 10,318 104,930 100.00%
Overall Site Area 104,410 m2
Note: This Program excludes parking area and pool / outdoor / terrace areas.
Other Ancillary Buildings : m2 Bike Station Not provided 0 Cape Bridgewater Hotel and Villas Area Programme
Development Summary : Car Parking Summary : Gross Add TTL Site Spaces m2 Net Ratio Gross Gross Footprint Coverage Hotel (including Hotel Villas ) 53 1,584 Hotel 1 Bed Villas 5 150 2 Bed Villas 26 780 Main Hotel (inc rooms) 88 Keys 5,904 35.7% 2,110 8,014 5,870 5.62% Food and Beverage 6 180 Type A Villas - 1 Bed 5 Keys 380 0.0% 0 380 380 0.36% Bus 4 260 Staff 6 176 Type B Viilas - 2 Bed 13 Keys 1,924 0.0% 0 1,924 1,924 1.84% Buggy 20 200 Maintenance 4 120 Total - Hotel 106 8,208 2,110 10,318 8,174 7.83%
Other Assets Totals 124 3,450 Nil 0 Keys 0 0.0% 0 0 0 0.00% Less : Maintenance / Buggy / Bus 28 Total - Other Assets 0 0 0 0 0 0.00% Statutory Carparking 96 Staff Accommodation & Maintenance 0 0.0% 0 0 0 0.00% Note : Carparking allocated per use, does not reflect Master Plan location. Plant all below ground 0 0.00% Note : 6 senior staff carparking - rest on shuttle bus from Portland.
Car Parking all below ground 0 0.00%
Roads & Hardscapes (inc pool deck) 9,320 8.93% 2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD Boardwalks 900 0.86%
Open Space (Softscapes) - includes green roof to carpark + plant 86,016 82.38% Including Bush & Grasslands, Water Courses & Lakes and Landscaped Areas.
Totals 106 Keys 8,208 2,110 10,318 104,930 100.00%
Overall Site Area 104,410 m2
Note: This Program excludes parking area and pool / outdoor / terrace areas.
Other Ancillary Buildings : m2 Bike Station Not provided 0
Car Parking Summary : Spaces m2 Hotel (including Hotel Villas ) 53 1,584 1 Bed Villas 5 150 2 Bed Villas 26 780 Food and Beverage 6 180 Bus 4 260 Staff 6 176 Buggy 20 200 Maintenance 4 120 76 Spowers
Totals 124 3,450
Less : Maintenance / Buggy / Bus 28
Statutory Carparking 96 Note : Carparking allocated per use, does not reflect Master Plan location. Note : 6 senior staff carparking - rest on shuttle bus from Portland.
2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD Cape Bridgewater Hotel and Villas Area Programme Development Summary : Gross Add TTL Site Net Ratio Gross Gross Footprint Coverage Hotel Main Hotel (inc rooms) 88 Keys 5,904 35.7% 2,110 8,014 5,870 5.62% Type A Villas - 1 Bed 5 Keys 380 0.0% 0 380 380 0.36% Type B Viilas - 2 Bed 13 Keys 1,924 0.0% 0 1,924 1,924 1.84%
Total - Hotel 106 8,208 2,110 10,318 8,174 7.83%
Other Assets Nil 0 Keys 0 0.0% 0 0 0 0.00%
Total - Other Assets 0 0 0 0 0 0.00%
Staff Accommodation & Maintenance 0 0.0% 0 0 0 0.00%
Plant all below ground 0 0.00%
Car Parking all below ground 0 0.00%
Roads & Hardscapes (inc pool deck) 9,320 8.93%
Boardwalks 900 0.86%
Open Space (Softscapes) - includes green roof to carpark + plant 86,016 82.38% Including Bush & Grasslands, Water Courses & Lakes and Landscaped Areas.
Totals 106 Keys 8,208 2,110 10,318 104,930 100.00%
Overall Site Area 104,410 m2
Note: This Program excludes parking area and pool / outdoor / terrace areas.
Other Ancillary Buildings : m2 Bike Station Not provided 0
S U S T A I N A B I L I T Y B R I E F Car Parking Summary : Project : Cape Bridgewater Resort Incorporated into the design Revision No. : 0 Spaces m2 No. : 2019011 To be detailed into the design Revised by : CJM Hotel (including Hotel Villas ) 53 1,584 Description : Resort Hotel and Villas To be explored Checked by : REM 1 Bed Villas 5 150 Stage : Town Planning Considered and not relevant Date : 19 November 2019 2 Bed Villas 26 780 Green Star - Project Strategy - Food and Beverage 6 180 Green Star Credit Group Aim Recommended General Strategies Comments Project Categories Cape Bridgewater Bus 4 260 Staff 6 176 Over All Sustainability/Green Star Target Highest reasonable independently certified rating. Independent Commissioning Agent : Buggy 20 200 - independent assessment of the design performance DD Maintenance 4 120 c - marketing potential DD Appendix - systematic and holistic base for design considerations TP Complete. Project Team Integrated Design Process Minimise time-consuming communication.Ensure common Employ consultants with significant ESD credentials. TP Complete. language, good knowledge base, integrated design approach. Totals 124 3,450 Clarify roles clearly, especially between services and ESD. TP Maximise consultants' synergies. Set-up series of ESD workshops with all relevant consultants. TP Less : Maintenance / Buggy / Bus 28 Instruct consultants to come up with up-front research and case studies. DD ESD modeller to optimise strategies/components. - Strategies determined in TP and per ATT Brief. Architecture Amenity Maximise amenity for building occupants. Views. TP Complete. Statutory Carparking 96 Break-out spaces. TP Complete. Connectivity. TP Complete. Note : Carparking allocated per use, does not reflect Master Plan location. Architecture Flexibility Maximise Building Flexibility Maximise flexibility of building use/function. TP Complete. Note : 6 senior staff carparking - rest on shuttle bus from Portland. Sustainability Brief Maximise flexibility of internal layout. TP Complete. Opportunities for extension/subdivision. - Not relevant to ATT Brief - resort will not be extended. Change of Use. - Not relevant to ATT Brief - resort will not be extended. Architecture Built Form Optimise cost decisions that enhance building performance Optimise building form and articulation for access to daylight/fresh air vs TP Complete. minimal external thermal envelope. Architecture Zoning Utilise external and internal zoning to optimise comfort and Optimise microclimate, comfort and functional zoning. E.g. buffer zones TP Complete. efficiency (thermal, noise), auxiliary zones in darkest areas, naturally ventilated 2019.11.19 VTN ASSETS CAPE BRIDGEWATER PTY LTD common zones etc. Architecture Pedestrian Circulation Encourage occupants to use stairs and paths instead of lifts Design attractive (light-filled) main stairs and pedestrian circulation zones. TP Complete - "Eel Trap". and other energy-intensive modes of circulation. Consider location next to social spaces. - Not relevant to resort design. Architecture Synergies + De-materialisation Optimise the actually necessary built volume, maximise Create opportunities to create flexible multi-use spaces and reduce spatial - Resort spaces are single purpose generally. occupant density and gain quality and flexibility requirements. Maximise opportunities for freed-up space. - Resort spaces are single purpose generally. Identify opportunities to minimise/make redundant space for equipment. TP First cut analysis complete. Financial + Operational Life Cycle Costing Best overall financial and environmental benefit. Decision making based on life cycle costing and comprehensive valuation TP Complete. rather than initial cost only. Financial + Operational Green Leases / Operational Optimisation Establish framework for coordination of base building + Discuss occupancy strategy with client. TP Occupancy, Management and Emergency Management tenancy / occupation. confirmed. Suggest appropriate degree of "tenant" involvement, e.g. green leases. TD Consistent with ATT philosophy. Point out marketing advantages. TP Complete. Financial + Operational Monitoring/Operational Efficiency Optimise building performance (energy + comfort) in Operational optimisation (monitoring) in line with base building strategy. TD operation. Social Impact Use Mix Create diversity and synergies. Identify opportunities for functional mix beneficial to the environment + - Not relevant to resort design. project. Social Impact Commercial Linkage Contribute positively to the local community and project. Pedestrian zones to create accessible uses. TP Complete. Identify local retail/services/recreation opportunities. TP Complete. Social Impact Neighbours / Public Minimise adverse impacts on the neighbourhood. Consider daylight/views/airflow/noise impact of project onto TP Complete. neighbours/public. Integrate with surrounding culture, heritage and activity of local community. TP Complete.
Use local suppliers/contractors. TD ATT commitment already made.
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Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 77 S U S T A I N A B I L I T Y B R I E F Project : Cape Bridgewater Resort Incorporated into the design Revision No. : 0 No. : 2019011 To be detailed into the design Revised by : CJM Description : Resort Hotel and Villas To be explored Checked by : REM Stage : Town Planning Considered and not relevant Date : 19 November 2019
Green Star - Project Strategy - Green Star Credit Group Aim Recommended General Strategies Comments Project Categories Cape Bridgewater
Management Building Commissioning Improve building services performance, energy efficiency, Integrate commissioning requirements for enevelope + services in tender TD running costs and comfort. and contract documents. Consider extended commissioning period >12months. Management Construction Environmental Reduce volume of materials going to landfill from all stages of Environmental Management Plan and Waste Management Plan in tender TD Management the project. and contract documents. Contractors with Environmental Management System ISO 14001 (demand TD on Green Star Project) IEQ Ventilation + Air Quality Improve health, wellbeing, productivity and energy efficiency. High quality ventilation design, considering potential for natural and mixed- TP Complete. mode vetilation. Consider de-coupling of air supply and heating/cooling DD To be investigated in detail post TP Approval. IEQ Daylighting + Visual Comfort Improve health, wellbeing, productivity and energy efficiency. Provide high degrees of glare-free daylight while minimising energy impact. TP Principles established. DD to follow. Carefully consider interior reflectancies. TD IEQ Thermal Comfort Improve health, wellbeing, productivity and energy efficiency. Avoiding conditions of draft and excessive direct solar radiation onto TD occupants. Benefits of radiant heating/cooling, utilisation of thermal mass. IEQ Acoustics Improve wellbeing, productivity. Optimise use of thermal mass vs. light distribution vs. acoustic performance. TP Principles established. DD to follow.
Consider acoustic zoning, baffles, elements which allow radiant and TD convetive heat exchange with thermal mass. IEQ Comfort Control Provide accupants with an optimised degree of control over Identify operational modes for IEQ + instruct occupants respectively. TD their immediate environment without compromising building Tasklighting, individual air/thermal regulation + glare control. TD strategy. IEQ Healthy Materials provide healthy interior environment: tenant demand, reduced Specify low VOC, low-formaldehyde materials/products: TD risk, staff productivity. (ply, mdf, laminate, finishes, carpet, paints, flooring, sealants, furniture, partitions etc.). Energy Energy / CO2 Emissions Improvement Optimal efficiency, minimal energy running costs and CO2 Optimise architecture, envelope, services through ESD design TD emissions in base building + operation. tools/simulations. Energy Co-Generation, Thermal Storage Reduce peak demand on energy supply infrastructure. Identify synergies with services to occupant. TP Provide degree of black-out proofing. Lower CO2 electricity Optimise sizing of services. TP Principles established. DD to follow. production. Possibly uninterrupted power supply: occupant can be charged high rates). Thermal storage for peak heating/cooling demand. TP Principles established. DD to follow. Transport Sensible / Minimal Car Facilities Promotes the utilisation of alternative modes of transport by Provide minimal possible car spaces under council requirements consistent TP Comnfirmed. limiting available car park spaces. with function. Transport Public Transport + Cyclist Access Promote the use of bicycles and public transport by occupant Choice of site for public transport and cycling routes. - Not applicable. and visitors by ensuring adequate cyclist facilities, routes and good public transport proximity. Provision of proper bicycle storage, showers and change facilities. TP For recreation. Water Building Water Efficiency Reduce water consumption. Specify most efficient equipment. TP Principles established. DD to follow. Collect rainwater. TP Reuse grey water and/or black water. TP Black water NOT recycled only grey. Water Landscaping Water Efficiency Reduce water consumption. Minimise landscape irrigation requirements. Utilise rain/grey/black water. TP Black water NOT recycled only grey. Materials Reduce / De-materialise Minimise emobodied resources. Consider making elements redundant, e.g. carpets, ceilings etc. TP Detailing will minimise complex materials. Materials Reuse / Recycle / Sustainable Sourcing Minimise new materials of unsustainable origin. Use materials from re-use/recycled sources where possible/sensible. TP Rammed earth as closed loop material. Materials Quality / Durability / Flexibility Higher quality environment. Less churn and better flexibility. Use high-quality and modular elements where possible. DD Materials Integrated Fit-out Reduction of material wastage during fitouts. Client to agree to strategy: integrated fit-out. TP Nature of project (hotel) demands inetgrated fitout. Land Use and Ecology Develop Existing Site Re-use of suitable land. Consider developing a site identified as suitable for land use. TP Site identified in Structure Plan as appropriate. Check planning incentives. TP Site identified in Structure Plan as appropriate.
78 Spowers
P:\2019\2019011 Australian Tourism Trust- Cape Bridgewater Resort\05. Spowers Project Management\5.1 Inspections and Reports\5.1.2 Architects Reports\5.1.2.6 Town Planning\Sustainablity. Page 2 S U S T A I N A B I L I T Y B R I E F Project : Cape Bridgewater Resort Incorporated into the design Revision No. : 0 No. : 2019011 To be detailed into the design Revised by : CJM Description : Resort Hotel and Villas To be explored Checked by : REM Stage : Town Planning Considered and not relevant Date : 19 November 2019
Green Star - Project Strategy - Green Star Credit Group Aim Recommended General Strategies Comments Project Categories Cape Bridgewater
Land Use and Ecology Ecological No-gos Avoid developing ecologically valuable site. Check register re ecological value of site. TP Refer EH+P Report. Consider compensatory measures if unavoidable. TP Land Use and Ecology Microclimate / Ecological Value Improve heat island effect, microclimate for occupants, Maximise ecologically valuable landscaping on site. TP environment and building strategy, ecological value of site. Consider landscaping to assist cooling/sheltering/amenity. TP Consider roof gardens. TP
Emissions Storm + Waste Water Minimise storm and waste water leaving site/alleviate public Bioswales, ecological water features, tanks, grey/black water treatment and TP Refer Outlines Report. infrastructure + strain of water bodies. Feed ground water. re-use. Permeable surfaces. TP Refer IrwinConsult Report.
Name Acronyms Name Company Design Phase For Decision Design Phase Spowers TP Town Planning DD Design Development TD Tender Documentation CA Contract Administration
Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 79
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Site Survey
80 Spowers Australian Tourism Pty Ltd as Trustee for the Australian Tourism Trust 81 AUSTRALIAN TOURISM PTY LTD as Trustee for the Australian Tourism Trust
1/460 Collins Street, Melbourne 3000 VIC +61 3 9614 6144