4 ARCHITECTURAL AND FUNCTIONAL PLANNING

Transcription

1 4 ARCHITECTURAL AND FUNCTIONAL PLANNING 4.1 THE DESIGNERS As indicated at Section 1.5 of the report, the architectural firm retained for the apartment complex concept is Yunus Peer Architect with the back up of an Indian architectural firm Keer Designs Group as design/concept architect. 4.2 ARCHITECTURAL DESIGN The overall architectural approach will be a mixture of forms and shapes reflecting the facets of the mauritian culture and moreover fitting into the coastal touristic vocation of the area. The architectural design has been successful in achieving a judicious utilisation of architectural elements to enhance the overall harmony of the buildings between themselves and with the existing hotel buildings in the vicinity. The elevations will be all softened by detached features of rectangular shapes at the roof level and over the facades and wide panoramic laminated glass windows and decorative stone panels and other striking architectural features. Utmost care will be taken by the architect to offer features which achieve a perfect integration of this new development within the other existing ones in the vicinity. The artistic impression drawings depicting the proposed architectural visual aspects of the apartment complex are enclosed at Annex 4A at the end of this section. 4.3 ARCHITECTURAL SITE ANALYSIS The project consists of the construction of: (i) (ii) 44No apartment blocks of GF + 2 configuration, offering a capacity of 264 apartments Back up leisure facilities for the benefits of the residents comprising of: Club house of GF + 1 configuration encompassing a health and spa, gymnasium, yoga room Restaurant of 50pax seating capacity Swimming pool and kiosk 4.4 GENERAL MASSING PLAN The Massing Plan showing the proposed apartment complex is enclosed at Annex 4B at the end of Section 4. It shows the proposed complex features namely: The aerial distribution of the apartment blocks The positioning of back up facilities i.e. club house, restaurant, swimming pool The parking bays allocation The driveway entrances and the internal road distribution with their respective widths

2 4.5 MAIN DRIVEWAY ENTRANCE The main driveway entrance branching off from the public road will lead unto the internal 6.0metre road leading to the various apartment blocks. The driveway will also link to the numerous parking bays provided over the site. A total capacity of 318No parking lots will be made available within the site premises to the residents and visitors. The parking areas will be of grasscrete porous materials so as to allow water percolation and will be properly landscaped with fully grown and mature trees Security As shown on the Massing Plan enclosed at Annex 4B, a security entry gate will be located at the main entry/exit gate for the control of incoming and outgoing cars, as well as to provide accommodation to the security guards who will be present at the site round the clock. The entrance will be provided with sufficiently wide splays to provide visual comfort to vehicle drivers entering or leaving the site Secondary Driveway Entrance A secondary driveway entrance, positioned towards the north eastern boundary and branching off from the other public road, has been included in the overall design to decongestion entries and exits at peak morning and afternoon hours. 4.6 APARTMENT BLOCKS The 264 apartments will be distributed within the 44No blocks of GF + 2 configuration, positioned over the site. Four types of apartments will be proposed to the prospective buyers/residents: 4No Type A apartment blocks providing 24No Type A apartments 27No Type B apartment blocks providing 162No Type B apartments 8No Type C apartment blocks providing 48No Type C apartments 5No Type D apartment blocks providing 30No Type D apartments The different types of apartments, varying in size and standard, will be proposed to the prospective clientele and will be marketed accordingly. All the apartments will provide guaranteed luxurious, comfortable, functional, pleasant accommodation to the residents and equipped with lifts Type A Apartment Block Each type A apartment block, of footprint area 240m 2 encompass 6No apartments distributed as follows: 2No apartments at ground floor 2No apartments at first floor 2No apartments at second floor and GF+2 configuration, will Each type A apartment, of extent 108m 2, will encompass:

3 1No en suite master bedroom 1No junior bedroom 1No living room 1No kitchenette/dining area 1No toilet/bathroom 1No balcony The 4No Type A apartment blocks will provide 24No Type A apartments accounting for 9% of the total residential capacity of the complex. The typical ground, first and second floor layout plans as well as the elevation of the type A apartment block are enclosed at Annex 4C at the end of Section Type B Apartment Block Each type B apartment block, of footprint area 321m 2 encompass 6No apartments distributed as follows: 2No apartments at ground floor 2No apartments at first floor 2No apartments at second floor and GF+2 configuration, will Each type B apartment of extent 149m 2 will encompass: 2No en suite bedrooms 1No junior bedroom 1No living room 1No kitchenette/dining area 1No store 1No toilet/bathroom 1No balcony The 27No Type B apartment blocks will provide 162No Type B apartments accounting for 61% of the total residential capacity of the complex. The typical ground, first and second floor layout plans as well as the elevation of the type B apartment block are enclosed at Annex 4D at the end of Section Type C Apartment Block Each type C apartment block, of footprint area 384m 2 encompass 6No apartments distributed as follows: 2No apartments at ground floor 2No apartments at first floor 2No apartments at second floor and GF+2 configuration, will Each type C apartment of extent 180m 2 will encompass: 3No en suite bedrooms 1No living room

4 1No dining area 1No kitchenette 1No store 1No toilet/bathroom 2No balconies The 8No Type C apartment blocks will provide 48No Type C apartments accounting for 18% of the total residential capacity of the complex. The typical ground, first and second floor layout plans as well as the elevation of the type C apartment block are enclosed at Annex 4E at the end of Section Type D Apartment Block Each type D apartment block, of footprint area 419m 2 encompass 6No apartments distributed as follows: 2No apartments at ground floor 2No apartments at first floor 2No apartments at second floor and GF+2 configuration, will Each type D apartment of extent 195m 2 will encompass: 2No en suite bedrooms 2No junior bedrooms 1No living room 1No kitchenette/dining area 1No utility 1No toilet/bathroom 3No balconies The 5No Type C apartment blocks will provide 30No Type C apartments accounting for 11% of the total residential capacity of the complex. The typical ground, first and second floor layout plans as well as the elevation of the type D apartment block are enclosed at Annex 4F at the end of Section BACK UP LEISURE FACILITIES As can be seen from the Massing Plan enclosed at Annex 4B at the end of Section 4, the project also makes provision for back up leisure facilities to render the project more appealing to prospective buyers. The leisure facilities which will be reserved for the residents will comprise of:

5 1No club house of GF + 1 configuration encompassing health and spa, gymnasium, yoga room 1No restaurant Swimming pool and kiosk Club House The club house which has been designed to be single storeyed (GF+1 configuration), will encompass at ground floor: Reception area Juice bar and health food café Spa offering sauna/steam rooms, jacuzzi facilities Administration area Locker rooms Toilets The first level of the club house will encompass: Massage rooms Gymnasium Yoga room The floor level plans and elevations of the club house are enclosed at Annex 4G at the end of Section Restaurant A restaurant of area 121m 2, annexed to the club house as shown on the Massing Plan enclosed at Annex 4B, will offer gracious, elegant and comfortable dining rooms of seating capacity 50pax, for the exclusive benefit of the residents and their eventual guest and visitors. The decorative water body feature round the restaurant will impart cooling, relaxing effects which will be highly appreciated by the residents. The floor level plan and elevation of the restaurant are enclosed at Annex 4H at the end of Section SUMMARY OF APARTMENT ALLOCATION The summary of apartment allocation for the proposed apartment complex has been reproduced in Table 4 1 below for ease of reference. Table 4 1: Schedule of Apartment Allocation Apartment Type No of Blocks Configuration No of Apartments Total

6 per Block Type A block 4 GF Type B block 27 GF Type C block 8 GF Type D block 5 GF TOTAL OCCUPATION The complex will be essentially of residential nature. The promoter will be substantially targeting the high standard, high income group or the higher middle income group SERVICE AREAS As can be seen from the Massing Plan enclosed at Annex 4B, the technical area, maintenance area, central garbage area and compost area components have been provided for within the overall design. These areas will be accessed from the main entrance leading to a separate service access and giving onto a service yard. The service area will encompass: Maintenance Area M&E/Technical Area: water storage, pump room, transformer room, generator, etc. Central solid waste disposal area Compost Area Pumping station Maintenance Area At the maintenance workshop, daily repairs of broken furniture will be carried out. Furthermore, this area will be used for storing maintenance materials, small tools and equipment. The maintenance area has been positioned at the north western tip of the site as show on the Massing Plan enclosed at Annex 4B at the end of this section Mechanical/Electrical/Technical Area There will be 2No mechanical/electrical rooms/areas which will encompass items of equipment such as transformers, stand by generators, control panels, etc; they will be located as shown on the Massing Plan enclosed at Annex 4B. The mechanical rooms will be provided with large enough exterior doors to allow replacement of equipment. By virtue of their location within the site premises (see Annex 4B refers), their visual impact will be considerably reduced. For fire protection purposes, recessed metal cabinets for fire hoses, fire extinguishers, will be provided, as well as fire alarms and appropriate exit signs.

7 4.11 LIFTS All the mechanical units will be agglomerated within the mechanical area. The units will be enclosed within the technical /electrical building which is remote from the apartment blocks. The complex will be provided with lifts, area 1.9m x 1.9m, positioned at the ground floor of each apartment block. The type and characteristics of the selected lifts are described in detail at sub section 7.19 (Section 7) 4.12 CAR PARK The project caters for the provision of 318 parking lots within the site, based on the stipulations of the planning guidelines namely, one parking for each apartment plus one additional parking for every 5 apartments. For 264 apartments, the required number of parking lots turns out to be % of 264 = i.e The overall functional planning of the project thus offers a total of 318 common parking lots which will be shared by the apartment residents, their guests and the staff responsible for the administration of the facility during its operational phase. Thus, it can be seen that the functional planning of the site and the project has allowed for ample parking facilities PARKING AREA The parking area will be of grasscrete, porous material so as to allow for water percolation and also limit the extent of relatively unfriendly bare asphaltic concrete area. This provision stems from the stipulation expressed by the MHL in their clearance The access from the driveway, through the security post, leading to the car parks has been properly landscaped with fully grown and mature trees for proper shade and visual impact. Each parking lot will be 5.0 metres by 2.5 metres. Numerous parking bays have been purposely located all round the site so as to be within easy reach and short walking distance from the apartment blocks as evidenced on the Massing Plan enclosed at Annex 4B at the end of Section FIRE ESCAPE To fully satisfy the existing building regulations, the apartment blocks of configuration GF +2, will be provided with the necessary emergency stairsways, which will act as fire escapes in the event of a fire or other emergency TV COMMUNICATION Provision will be made, within the design of the complex, for the inclusion of the required circuitry for TV communication within the apartment blocks, to allow for use of computers, internet communication, ADSL facilities, etc. A combination of dish and individual antenna will be installed, under the supervision of the M&E Engineer.

8 4.16 STANDBY GENERATOR For the continued operation of the project during times of grid power failure, a standby generator will be provided. The stand by generator and technical area will be housed within the club house of area 130m SURFACE AREAS The indicative floor areas of the apartment complex are enclosed at Annex 4H at the end of Section 4. The plot coverage is calculated at sub section 5.4, to which the reader is referred. These buildings, including their shapes and dimensions, have been designed to meet the requirements of existing planning guidelines applicable to residential coastal development. These considerations are exhaustively discussed in Section 5 entitled "Planning Policy Guidance Requirements and Compliance SWIMMING POOL The swimming pool system will be designed to meet the following criteria: Minimum turnover rate of once in 6 hours. Ensuring a residual chlorine concentration of 1.0 mg/l at all times through the use of automatic dosing pumps and chlorine controllers Ensuring the disinfection of the water within the re circulation system by the injection of liquid chlorine at the required dosage into the water stream Providing a uniform distribution of supply water and a coordinated return system to ensure pool cleanliness. Providing ph and acid control and adjustment equipment. Providing pressure sand filters and circulating pumps The backwash water will be stored in localized dedicated holding tanks for a minimum of 24 hours to allow the chlorine level to drop to allowable levels. The water will be recycled into the irrigation system. Similar principles will be applied to spa and other water features requiring backwash.