Tipplers Resort Proposal
Tipplers’ resort was a run-down 3 star facility, situated on South Stradbroke Island about 20 minutes ferry-ride outside of Runaway Bay on the Gold Coast. The owners wanted to rebuild the resort, and in order to be able to build in the same area (observing Council regulations, which precluded building closer than 100 m from the beach) to include most of the same functions roughly in the same positions as they are (renovation) in addition to adding new functions and facilities (upgrade).
The resort proposal was based on a completely new master-plan, separating public access areas from semi-private “condominium villa” areas. Condominiums were to be sold to private investors and leased out under a management contract when not used by owners.
The hotel blocks are designed in such a way that individual self-contained units of 52m² each may also be sold to private investors and leased out under a management contract in the same way as the condominium villas. The jetty and all commercial areas including the main axis plaza under the hotel blocks and the 1. level of the hotel blocks were to remain in the ownership of the Resort Corporation.
Total land area is: 20 399.45 m²
Construction footprint is: 7 218.72 m²
Total m² in constructions: 12 606.00 m²
GFA (U-factor): 0.62%
Swimming pools area: 815.00 m²
Flexibility of use: In addition to the function areas and other commercial areas on level one of the hotel buildings, these buildings can house any combination of the following as an example:
1: 128 single hotel rooms or
2: 64 double room-suites with dual key entry or
3: 32 apartments or
One example: The 2 lower hotel room floors are time shared as 32 dual-entry-key suites and rented as suites or hotel rooms when not owner-occupied. The two top floors may contain 8 two storey pent houses + 32 hotel rooms.
The Villas are split into two dual-key suites each, totalling 168 single room units.The 5 luxury Beach Houses are 160 to 180 m² each.
EFFLUENT TREATMENT: Effluent is proposed to be biologically treated in a “GBG” facility or an equivalent facility. Treated effluent water is filtered through a Zeolite bed before being returned to irrigate native vegetation including new understory in walkways and to flush toilets.
Fully digested effluent sludge and used Zeolite from the filter-bed are mixed together and used as fertilizer for landscaping.
RAINWATER STORAGE: Under each condominium unit there is a 10 000 litre bladder-storage. This water is used for all household needs except for drinking water.
COUNCIL WATER: Council water supplies provide drinking water and a back-up security for the condominium units and all domestic and commercial water except WC-flushing for the service-axes facilities.
SEA-WATER: Sea-water will be pumped through a filter-bed for use in the swimming pools which flank the service-axes, defining publicly accessible areas from the semiprivate condominium unit areas.
HEAT RECOVERY: Waste heat from the kitchen and from the generator cooling is passed through a heat-pump and stored in “Hot Water Storage” next to the generator room under the main axes. This heat is used for space heating when needed, but mainly for pool heating in winter.
VEGETATION: All major trees that are not within “building footprints” will be saved to maintain a canopy and to provide the dominant landscaping theme. This is feasible due to the proposed building method. Native locally compatible plants only, will be used for understorey landscaping.
PERFORATED METAL: The two top floors and all or roof gardens are wrapped in perforated black powder-coated metal sheets. These sheets serve several purposes:
1: They provide privacy for roof gardens
2: They provide safety for toddlers and children playing in roof gardens.
3: They provide 70% aperture for air circulation
4: Due to the 70% aperture and black colour, vista from the inside areas is barely affected.
5: Due to the sculptured form (eye-lid) of the apertures 70% of the mid-summer’s mid-day sun is reflected, providing shade inside and cooler premises.
6: They act as a camouflage colouring, almost disappearing into the foliage, especially when viewed from a distance and from below.