EXTRACTS FROM PINCTADA SUBMISSION

SUSTAINABILTY
Overall the architecture takes advantage of the climatic conditions of Rottnest Island to create a sustainable design solution that harmonises with the unique ecology and sensitivity required to build in this destination and to convey the unique advantages of the site. We intend to minimise the use of energy, water, gas and power by using passive heating, cooling and lighting technology.

Large overhangs and solar caps above the glazed doors on the northern elevation minimise heat gain in summer. The use of louvers and overhead fans enables additional natural ventilation and air movement and minimises the use of AC cooling. This also allows reflected light to bounce up and back within the rooms to maximise light gain into the spaces and hence minimise energy usage for lighting, thus increasing daylight harvesting.

Solar hot water systems feeding into a looped supply are located on the roofs to provide hot water to the guest rooms, with a localised plant for each cluster of rooms, to minimise heating loss, provide continuous hot water supply and reducing water wastage and energy consumption. In the winter months we intend to use the thermal mass of the building fabric as a heat sink, this will heat up in the winter sun and release heat into the spaces in the evening, minimising energy usage further. An extensive grey-water treatment plant will harness grey waste-water for recycling and treatment for use in landscape irrigation and toilet flushing for the resort. We will also have all high energy saving plumbing ware and energy saving devices within all the guest rooms with an aim to create a zero carbon sustainable resort that guests can experience their contribution as making a difference.

MATERIALITY AND INTERIOR DESIGN:

The material selections have been driven by the geographical context, firstly in terms of acknowledgement of the history of local materials used on the island, and secondly in terms of referencing the colours and textures of the island landscape, coastline and the ocean. Other drivers dovetailing in are ecology, durability and comfort to create a sense of place within the island, and a sense of comfort and tranquillity for visitors. Careful attention has been paid to balancing a modest visual demand, to remain in keeping with the Rottnest Island ethos, whilst maintaining the high durability standards required in a commercial hotel development.

Whilst limestone is no longer quarried locally, the historical use of the islands foundation as a building material is referenced in the selection of limestone as flooring and wall cladding, and lime wash as a surface finish. Even new lime wash has a soft weathered patina, allowing the new building to blend into the surroundings, and in time, as the carbonation process starts, the lime blooms creating subtle natural variations. Paint colours have been selected with reference to the limited palate of whites, creams and ochres used historically.

Locally sourced re-used timbers such as Jarrah, Wandoo, and WA Blackbutt will be used for flooring, wall cladding, posts and other structure. The recycled timber is not only excellent from an ecological view point but the rough texture, with blemishes, oxidisation and evidence of history, is in line with the history and textures of the island.

Rather than polished and smooth, stone textures will be sandblasted and brushed for a texture soft and natural underfoot. Specific colours and tones have been extracted from the local scenery on the island. The dark green/blue of the deep ocean waters, is used as an accent colour in upholstery fabrics and also as a grounding feature of central facilities via the pool tile. The natural earthy colours, textures and patterns of the islands flora, are present as a subtle interpretation in fabric and soft furnishing selection using soft muted blues and greens. The greys of the oxidised rock formations, driftwood and sun-bleached timbers are referenced in secondary stones, ceramic tiles, fabrics and paint colours complementing the sandy limestone as a base palette. In an obvious reference to the texture of coral, unfilled travertine will be used as a backdrop for the main arrival. Travertine is a type of limestone, although unlike limestone, it is not typically formed by marine deposits.

Furniture will be natural and sculptural, predominantly using wicker and organic shapes. Fixed architectural lighting, as well as decorative lanterns and pendants will be used to highlight the textured surfaces, and the surrounding landscaping. However, the lighting design will ensure that there is no lighting pollution caused by inappropriate light fittings or light shades. A highly visible southern night sky is greatly valued by Pinctada Hotels & Resorts as a special island experience and our lighting design will ensure that there is minimum impact on this night view.

Typical in temperate Australian climates, the transition between indoor and outdoor living is an important element in our design, providing a greater sense of private space. Materials will continue beyond the threshold of external walls, and external materials such as textured stones will be used in transition spaces such as the Loggia. Respect for and recognition of the indigenous history on the island will be dealt with through various installations, some fixed and some flexible to enable an ongoing focus on the development and progress in indigenous issues, respect will be made via artworks in the rooms and public spaces and specific interior elements.

THE SITE

The 4 hectare site is oriented north and is a rolling barren landscape completely devoid of vegetation cover but protected from the worst of the local weather which typically blows in from the west and south west, once developed the resort will have a perimeter of buildings protecting the contained landscape even more effectively.

The rolling nature of the site provides excellent views out the ocean; the landscape will ensure the views are retained by using low growing mass planted vegetation with trees carefully located not to interrupt the precious views.

As the whole of the site has been cleared and the surface sealed, little or no soil remains. With careful treatment a healthy growing medium will be created and with the use of local plants derived from skeletal calcareous sands a thriving landscape will be created.

LANDSCAPE CHARACTER

The landscape of Rottnest is a landscape under pressure, the plants have adapted to this harsh salt laden wind swept and arid environment, the plants thrive in the damp cool winters and survive in the arid harsh dry summers, they are tough and resilient, many of them are under pressure and poorly represented on the island due the ballooning Quokka population.

The landscape for the resort will use the plants of the island; plants which have evolved on the island or in limited numbers plants that have a heritage link to the island, all these plants will be incorporated into a spectacular resort garden, using the colourful and interesting varieties to create a stimulating, vibrant setting, idyllic for a relaxing holiday setting.

The natural landscape surrounding the site will be brought up to the built edge of the complex inbedding the resort into the Rottnest landscape. The local plants will be replanted to provide a seamless interface with the island.

The impression upon arriving will be of natural Rottnest bush dominated by Melaleuca lanceolata – Rottnest Tea Tree. These trees will line the entry drive and provide a boulevard and eventually a foliage canopy. As people move further towards the resort the landscape will gradually transform into a garden comprised of local low clumping floriferous shrubs and scattered trees.

Views are an important aspect of the resort design and the landscape will control the views and dramatise the arrival experience, initially the visitor will be focused on the views along the road further into the site a view to the resort and the ocean will dramatically open. Throughout the resort views out to the sea will be protected and enhanced by the landscape, a fine balance will be necessary to retain the views but to also ensure that the extremes of the weather are shielded the resort ensuring a controlled all weather environment for guests to relax in.

Within the resort and protected by the buildings the landscape will be dominated by small shrubs of varying foliage colours, greys such as Rhagodia baccata – Saltbush, Olearia axillaris and greens such as Spyridium globulosum – Dusty Miller, Templetonia retusa – Cockies Tongue and others possessing interesting foliage such as Calocephalus brownii – Cushion Bush Guichenotia ledifolia. The landscape will display the potential of the Rottnest flora as a design tool. Protected by the building edge and carefully cultured the gardens will thrive.

Shade will be important and the garden shade will be provided by large trees such as Ficus macrophylla – Morton Bay Figs a reference to the Rottnest colonial history. Placed discretely they will provide sculptural and spectacular features in the landscape. Plantings of local Callitris preissii – Rottnest Pine and Melaleuca lanceolata – Rottnest Tea Tree will also be planted for shade and provide protection from the elements.

The resort gardens will be used as refuges for visitors with places to take sanctuary and relax in private in amongst the Rottnest flora and fauna.

A key feature of the garden will be control and protection of the gardens from over grazing by Quokkas, a low fence barrier will be maintained around the resort to limit access by Quokkas thereby allowing the local flora to thrive without over grazing. The fence will be low and discrete and not inhibit the movement of people.

It is worth noting that gardens and not lawns will dominate the resort, lawns will be used but only sparingly and in areas where visitors can use them for recreation and relaxation.

The gardens of the resort will use local plant material, they will be distinct and vibrant and display the local flora to its best effect. This will the first garden on the island to show case Rottnest flora and will provide a reference point for the use of the local plants in a designed application.


STRUCTURED LANDSCAPE

The pavements, walls and mulch material for the resort will retain the island character, materials used historically such as limestone and gravel are no longer mined on the island but they are readily available from the mainland, their use will carry on the history of island materials for local construction.

The internal paths will provide access for bicycles, pedestrian and controlled buggy access with this in mind the dimensions of the path system will be kept to a minimum to ensure intimacy.

Gravel will be a major mulch feature of the landscape, ensuring the light sandy colours predominate and providing a medium for plants to grow through.

Pedestrian and buggy paths, the light weight paths used throughout the resort will be constructed from crushed limestone and stabilised to provide a smooth and visually sensitive material easy to walk and ride on as well as easy to repair and maintain.

The walls used will also be constructed of limestone.

WATER

The landscape for the project will use the minimal water; made possible by the plant selection. By utilising local plant material, plants which have evolved on the Rottnest the amount of irrigation will be minimal. The main period for water use will be initial planting and for the first couple of seasons to ensure healthy establishment of the plants.

The small areas of lawns will require regular watering but with limited areas proposed the volume of water will be kept to a minimum. The use of Saltine or similar salt tolerant grass will provide additional flexibility for the amount and quality of the water to be used.

As set out elsewhere in this submission all water will be harvested off the site.

IRRIGATION

As previously identified water is a scarce and valuable commodity on Rottnest and it is for this reason the irrigation for the project will be state of the art and incorporate the most effective and efficient equipment. The whole of the garden will have reticulation to ensure that when it is needed it will be available, the intention is to minimise the amount of water applied to the landscape, this will be achieved by appropriate soil preparation, plant selection and application timing.

As previously described the planting will be local Rottnest plants either indigenous or heritage planting all material having proved its capacity to thrive on the island. The irrigation required by this plant material is minimal and in most cases very light summer watering will keep the plants in top condition.

The area that will require regular watering will be the lawns and whilst the area of lawn has been minimised it will require regular irrigation. The grass type selected will be draught tolerant and suited to Rottnest a grass such as Saltene will be used.