sym.posium Articles

Are you getting the most out of your waterfront position?

Our team has compiled a succinct list to show you how to maximize access, reduce maintenance, express a unique style and navigate the approvals process. As part of our research the team took a boat trip around Pittwater to collect a photographic record and demonstrate some of the most important aspects of designing a home on the waterfront.

Our Top 4 Design Considerations

1. Development Application Considerations

• Neighbor Interface. Study the boundary implications of your proposed works. Privacy, shade, drainage and views are critical factors to consider for your property as well as the neighbors. Early consultation can aid in favorable neighbor relations during the approvals process. To mitigate the development impacts consider boundary wall and fencing step-downs that are sympathetic to neighboring views.
• Protect Existing Native Vegetation. Value existing vegetation as an asset rather than an inconvenience. Whilst widened water views might be alluring – large established trees provide much needed scale to the site and compliment the built form to ensure the building appears situated within its surrounds. (Not to mention the provision of local habitat and strict council controls)
• Re-Habilitate & Re-Vegetate. Refer to the endemic vegetation community that is naturally found on your site as a useful indicator of what plants will be well suited for the site conditions and provide appropriate habitat to attract local wildlife.

2. Slope Stability & Access

Waterfront properties typically have significant grade changes to access the water.

• 3:1 angle of repose. This rule of thumb is the steepest grade achievable without slipping.
• Maintenance. Consider the level of maintenance required for different landscape areas and how they will be accessed e.g access for equipment such as lawn mowers.
• Water Access. Use the waterfront transition as an opportunity for an experiential journey. Meandering paths and landings can take advantage of key viewpoints as well and provide for rest spots and entertaining spaces. The treatment style will also have a visual impact when viewed from the water.
• Inclinators. Consider access both to and from the water. Inclinators can be a very functional solution to the practicalities of a waterfront lifestyle but keep in mind the associated council requirements for 2 meter offset from the boundary and practicalities to achieving access to a mutli-storey property.

3. Boat Sheds & Watercraft storage (Amenities & storage)

• Storage. Consider your storage requirements. Water recreation equipment such as surfboards, paddle boards and kayaks can take up valuable waterfront space and appear untidy if not pre-considered.
• Amentity. A Boat shed can also provide guest accommodation and complete the picture of the ultimate/quintessential Pittwater waterfront.

4. Materials & Style

• Plant Pallette. Choose hardy species with an ‘almost native’ plant palette. Using predominantly natives with a few feature exotics will achieve council BASIX requirements and ensure the landscape responds well to the front line salt laden winds that come with waterfront properties. A well considered plant palette can ensure your landscape endures the test of time and thrives rather than suffers in the harsh waterfront environment.
• Materials. Incorporate materials that compliment the local context such as stone and timber. Consider the longevity of materials, how they will endure constant exposure to the elements and how the sites grade change/verticality will be interpreted when viewed from the water. The repetition of large retaining walls and intensive staircases can result in a harsh design outcome. A ‘soft touch’ to the landscape treatment with natural boulders, sloped walls that work with the topography, semi transparent balustrades and lightweight staircases/structures can improve visual amenity, user experience and aid in favorable council approval.

In 2013 a group of community leaders got together as the result of a conscious concern for the future of Avalon Beach and its surrounding areas. The group includes representatives from 12 community organisations including Avalon Palm Beach Chambers of Commerce, Avalon Preservation Association, Avalon Surf Life Saving, Avalon bowling club, Pittwater Natural Heritage Association, CAPRA and North Ward Councillors.

Sym Studio tailored a place making process to discover what is it that everyone loves about this place. The facilitation process translated the thoughts and ideas of the 12 community groups into an informing vision document that reflects the ‘essence’ of Avalon Beach, guiding future planning and development of the local area. The grass-roots initiative is potentially one of the first of its kind in NSW and an empowering move for the Avalon Beach Community.

Avalon Beach Placemaking PDF

WHAT’S CHANGING?

The NSW Government is reforming NSW Strata Titles Act in the first major reform since 1973. It is anticipated that the new laws will commence on July 1^st, 2016. (http://www.fairtrading.nsw.gov.au)

Amongst others, changes will include those to the default Stata By-laws to state that pets are allowed, provided that the strata committee approves.

Current Strata By-laws include three options:

A – Pets allowed on approval by owners’ corp (except fish)

B – Pets allowed on approval by owners’ corp (but cannot be unreasonably refused)

C – Not pets allowed

New Strata By-laws will include only one option:

Pets allowed on approval by owners’ corp (but cannot be unreasonably refused)

WHO’S AFFECTED?

This change will impact buildings that use the basic by-laws recommended by Fair Trading. Older buildings that have established by-laws as well as new buildings that write their own by-laws will not be impacted. But for the many buildings that just go with the basic by-laws recommended by Fair Trading, you can have a pet unless the owners’ corp has a very good reason for saying no.

The reforms will affect some 2 million industry professionals, strata owners, and residents in strata-titled townhouses and units. (http://www.fairtrading.nsw.gov.au)

WHAT’S ARE THE BENEFITS?

Attract a greater diversity of buyers

According to the Petcare Information and Advisory Service (PIAS), more than 60% of Australian households enjoy the companionship of a pet. There is a real opportunity for pet friendly apartments to capitalize on this market shortage and attract a larger target market of potential buyers.

Competitive Marketing Angle

In America and around the world there is a huge trend developing for luxury living apartments that cater to pets. “Where it used to be differentiating just to take pets at all, now to be competitive, many buildings feel they need to provide a full service of pet amenities” says Carey Armstrong, (director of rentals at real-estate company Zillow)

Whilst we are yet to see this new pet design focus really take off in Australia – the 2016 By-law change will likely change the way we design for apartment living. The first signs of the trend can be seen in Melbourne’s new Garden Hill Luxyry Apartments in Doncaster to include an off-leash dog park (set for completion 2016). Over 80 percent of the 136 one- and two-bedroom apartments in the project have already been sold, which the director of Beulah International’s linking to the popularity of the dog-friendly design. (http://architectureau.com)

Save (animal) lives

One of the biggest reasons (RSPCA indicates more than half!) that pets get surrendered to shelters is the inability for existing pet owners to find pet-friendly housing when they move. More pet-friendly housing means less surrendering, more adoptions and less animal dying in shelters.

Improve wellbeing

As any pet owner knows first hand the joy that comes from having a pet. Studies have found that the therapeutic health benefits of owning a pet include lower rates of depression, lower blood pressure and lower cholesterol. (http://www.helpguide.org/articles/emotional-health/the-health-benefits-of-pets.htm)

WHAT ARE THE DESIGN CONSIDERATIONS?

Cost

• Designing for pets, like any amenity, will incur extra upfront investments and maintenance costs. Some buildings add insulation between walls and floors to muffle pet noises (particularly barking), grooming rooms and rooftop dog parks. American models show that expenses are recovered with special pet fees. For example – At City Market in Washington there is an additional deposit of $500 for one pet and $800 for two, and the monthly fee is $60. Says Joel Regignano, City Market’s general manager, “The income we get is far more than the cost to maintain or clean up after pets. It’s absolutely a good return on investment.” (http://urbanland.uli.org/development-business/going-dogs/)

Option 1 – Private dog areas:

• Ground floor apartments can be designed with dog friendly garden areas.
• An emerging American design trend sees the provision of “pet decks” in some newly built luxury apartments equipped with artificial turf with a sprinkler system that cleans, sanitizes and deodorizes.

Option 2- Communal dog areas:

• Apartment living ‘dog parks’ can be a real design feature and selling point of an apartment.
• Design considerations include waterproofing, drainage of porous artificial lawn and sprinkler systems, security, surveillance, shade, noise, maintenance and space requirements.
• Ideally within the park – a variety of spaces or activity zones should be created to offer a range of play opportunities. In larger areas, distinct zones for small and large dogs can be delineated.