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March 2016

PRE-PLANNING APPLICATION

Project

PISSOURI,

Client

CYPRUS

BUYLAND(CYPRUS)LTD & BL PISSOURI LTD

STARC-ARCHITECTS
39 Bear Lane, SE1 0UH

info@starc-architects.com

CONTENT

INTRODUCTION
P 03
SITE LOCATION
P 04
SITE BOUNDARY
P 06
CURRENT PLOT OWNERSHIP
P 07
SITE TOPOGRAPHY P 08
SITE PHOTOGRAPHS P 09
EXISTING ROUTES & SITE ACCESS
P 11
CONSTRAINTS & OPPORTUNITIES
P 12
PROPORTIONAL LAND TAKE
P 14
LOCATION OF STRATEGIC USES
P 15
SCHEME PROPOSALS P 16
THE CONCEPT P 17
THE BRIEF p 18
MASTERPLAN LAYOUT

Proposed Movement Framework
P 19
Road Heirarchy P 20
Strategic Uses P 21
Local Precedent P 22

Site Anchor Points
P 23
Residential Layout P 24
Landscaping Layout P 25

Comprehensive Masterplan
P 28
RESIDENTIAL CHARACTER AREAS
P 29
LANSCAPE STRATEGY P 33
APPENDIX I
P 38

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.2 of 48

INTRODUCTION

This document describes the proposed development of a


new residential area north of Pissouri.
The proposal has been carried out in accordance with
Government and local legislation and design guidance,
with particular reference to the following document:
1.

Statement of Policy Law Chapter 9


(Relevant for any development taking place
outside the Urban areas of Cyprus)

In line with Government legislation, the proposal seeks to


provide Complimentary Uses (namely residential) with two
of the prescribed Strategic Uses which will include the
following:

site

1.

Organised Multi activities Sports Centre

2.

Large Rehabilitation Centre.

In addition to the proposal will provide space for Various


activities (supplementary uses) including the following:
1.

Small scale commercial facilities

2.

Small scale office facilities

3.
Small scale Leisure facilities (Restaurant, cafe,
cinema)
4.
Wellness centre (which will be linked to the
rehabilitation centre)

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.3 of 48

SITE LOCATION- WIDER CONTEXT

The application site is located near the village of Pissouri on


south coast of Cyprus.

Pissouri
Pissouri

Pissouri has a pretty village square bustling with bistros,


family-run restaurants and convenience stores stocked with
fresh local produce. There are also nearby European-style
delicatessens and shops selling international goods.
The nearby motorway provides a fast and efficient link with
either Paphos or Limassol only a 30 minute drive away.
The new development is perfectly placed for golfers with
established golf courses nearby.

COAST
Heading down to the coast, Pissouri Bay is one of the best
of the many beaches in the local area, with a variety of
beach tavernas and exciting water sports opportunities.

Application Site

Pissouri

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.4 of 48

SITE LOCATION - IMMEDIATE CONTEXT


Motorway
Junction

Application Site

Motorway
Junction

HILLSIDE VILLAGE LOCATION


The application site lies on the hills North East of Pissouri
village (See hatch in red on the satellite photograph),
in an area famous for growing grapes, is an exclusive
development of contemporary villas on large landscaped
plots set in a breathtaking hillside location with panoramic
sea views overlooking the ancient village of Pissouri and
only a few kilometers from the famous Aphrodites Rock.
The application site is located between the A6 motorway
and the B6 secondary route, and north of the Kannaorotsos
River, with a small portion to the south of the River, and
another small portion of the site lies north of the motorway,
and is accessed via separate route.

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.5 of 48

SITE BOUNDARY

The site area, which consists of a conglomerate of connecting


plots currently measures a total area of 296,963 sqm.

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.6 of 48

CURRENT PLOT OWNERSHIP

The plan and table on this page, provides a


comprehensive list of the current owners of the existing
plots which form part of the proposed siteplan.

No
1

Parcel No
3

Sq.m.
11,372

Locality
Kannaorotsos

Owners
Evripidis Gregoriou

2
3
4

Planning Zone
3

567

10,200

Kannaorotsos

Evripidis Gregoriou

566

43,469

Kannaorotsos

Evripidis Gregoriou

18

10,703

Kannaorotsos

Evripidis Gregoriou

Andreas Moustakas
5

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

Ioannis Kokkonis

Cosmic Proprieties LTD


Giannoulla Pissouriou Ioannou

14

2,676

Kannaorotsos

38

12,710

Misicallos

Zooula Theophanous

339

9,031

Misicallos

Meropi Periclous

340

16,807

Misicallos

Eleni Basiliou

12

392

36,019

Misikallos

Vakis Elia

Kossies

Nikolaos Paras
I.A. the Rock Estate Ltd.

Koiladia

Nikolaos Paras
I.A. the Rock Estate Ltd.

Kossies

Nikolaos Paras
I.A. the Rock Estate Ltd.

15

PROJECT: Pissouri, Cyprus

Misikallos

14

14,716

13

STARC-ARCHITECTS

42

592
267
165

27,460
23,746
5,686

16
17

266
40

11,037
8,424

18
19

41
168

11,205
5,190

20
21

341
167

1,633
18,838

22
23

166
187

13,100
4,796

24
25

266
395

8,856
3,438

26
27

393
394

7,163
9,348

Nikolaos Paras
I.A. the Rock Estate Ltd.

Kapsali

PRE-PLANNING APPLICATION

3
3
3
3
3
3
3
3
3
3
3
3

MARCH 2016

p.7 of 48

SITE TOPOGRAPHY

SITE TOPOGRAPHY AND VIEWS


The site consists of steeply undulating topography, covering
two valleys which are connected by a strip of land over the
neck of a hill.
There is a relatively flat area of land in the centre of the site
along the banks of the Kannaorotsos River, but the site rises
steeply to the East and West with gradients up to 1:2.
The elevated position affords a refreshing climate above the
dense coastal summer humidity. Some 340 days of sunshine
a year make for long, easy summers and amiable winters.

A6 MO
TORW
AY

Gradient
1:2.5

Gradient
1:2

Gradient
1:4

Gradient
1:4

Gradient
1:3

Gradient
1:1.6

Gradient
1:1.6

Gradient
1:20

KA

NECK

Gradient
1:8
VALLEY

NN

AO
R

OT
S

OS

RIV

ER

Gradient
1:4

PLAN

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PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

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SITE PHOTOGRAPHS

MOTORWAY VIADUCT

EXISTING UNMADE ACCESS ROAD

Fig. 02 VIEW LOOKING NORTH WEST FROM MAIN ACCESS POINT ONTO SITE

KANNAOROTSIS RIVER

MOTORWAY VIADUCT

04

03
02
01
KEY

Fig. 01 VIEW LOOKING NORTH WEST

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.9 of 48

SITE PHOTOGRAPHS

MOTORWAY VIADUCT

Fig. 03 VIEW LOOKING NORTH WEST

04

04

03
02
01
KEY

Fig. 04 VIEW LOOKING SOUTH EAST

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.10 of 48

EXISTING ROUTES & SITE ACCESS

Unm

ade

Roa
d

The site currently has two access points which feed internal
unmade roads across the site.
The main access point 1, is directly off the B6 road. The
secondary access point 2, is via a public unmade road
across neighbouring lands.
The site borders the motorway slip road in a second
location to the eastern end of the site which consists of
a second access point 3, and could serve the proposed
development. However it will only serve traffic coming
off the motorway, but also traffic exiting the site, thereby
providing the required second fire escape route.

A6 MO
TORW
AY

Un

Recorded Public Road

ad

Ro
a

Unrecorded Road
Existing Road Access Point

B6 TO
PISSOURI
AND ACCESS
TO A6

MOTORWAY SLIP
ROAD- FROM
MOTORWAY ONLY

POTENTIAL NEW
SECOND ACCESS
FROM MOTORWAY
ONLY

1
B6 SECONDARY ROAD
SECONDARY
ACCESS

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

MAIN ACCESS

B6 TO KOLOSSI

PRE-PLANNING APPLICATION

MARCH 2016

p.11 of 48

CONSTRAINTS AND OPPORTUNITIES


SITE EDGES

The site fronts a substantial section of the Kannaorotsos


River along its south western boundary, affording great
views and lush vegetation along its banks.
The river flows during the summer months, and appears to
flood the low level flat, terraced lands in the middle of the
site resulting in a deposit of mineral rich soil.

Fig. 01 VIEW OF FLOOD TERRACES (See pg 9 for location)

KA

NN

AO
R

OT
S

OS

RIV

ER

Fig. 01 VIEW OF RIVER FROM WESTERN END OF SITE (See pg 9 for location)

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.12 of 48

CONSTRAINTS AND OPPORTUNITIES


Site Restrictions

Steep
Gradient

SITE RESTRICTIONS AND EXCLUSIONS


KANNAOROTSOS RIVER
A fluvial exclusion zone along the banks of the Kannaorotsos
River may be required and we are currently showing 7
meters, subject to further investigation. This would cover
a total area of approximately 9,000 sqm. There may be
potential for this to form part of the total public green
space provision.

Isolated
Portion of site

OVERH
E

AD MO
TORW
AY

HIGH VOLTAGE POWER LINES


A high voltage power line crosses the site. We have currently
shown a 30 meter exclusion zone beneath the electricity
cables, subject to further advice from our Engineers. This
amounts to 5,200sqm which may contribute to the public
green space provision.

NOISE

MOTORWAY
The North of the site will be affected by noise from the
motorway, where a viaduct crosses the valley. It may be
necessary to provide a green buffer along this edge to
attenuate the noise.

30m Exclusion
Zone

Isolated
Portion of site

Overhead
Cables

STEEP GRADIENTS
The site consists of steep gradients which will provide
limitations on both accommodation and road access.

7m River
Exclusion Zone

SITE CONSTRICTIONS
The site narrows at several points, which may sever proposed
uses, activities and zones.
Relatively flat
area of site

KA

Steep
Gradient
1:2

NN

AO
R

OT
S

OS

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

RIV

ER

Relatively flat
area of site

PRE-PLANNING APPLICATION

MARCH 2016

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PROPORTIONAL LAND TAKE

This diagram shows the extent and proportion of area


required for Strategic uses and Public Green Space, as
well as land set aside for the proposed energy centre.

Sports Centre

Rehabilitation
Centre
Public Green Space

Energy Centre

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.14 of 48

PROPOSED LOCATION OF STRATEGIC USES

The plan on this page shows an area of land, hatched in


blue, which would be suitable for the development of the
main body of the Strategic Uses given the flatter terrain. It
also sits in the centre of the site providing a natural focus
for the development.
However, given that this area is limited in size, it may be
necessary to locate additional activities associated with the
Strategic uses, in other parts of the site.

AREA OF SITE
SUITABLE FOR STRATEGIC
USES

VIEW
01

01_VIEW LOOKING NORTH WEST FROM MAIN ACCESS POINT

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PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

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SCHEME PROPOSALS

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PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

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p.16 of 48

THE CONCEPT

The site provides a rich tapestry of flora and fauna, within


a picturesque setting of undulating hills and valleys,
overlooking the Kannaorotsis River valley. There is a
particular abundant and diverse population of birds.
The development will look to integrate seamlessly into the
existing landscape, utilising the terrain and views to provide
exceptional homes with a strong sense identity.
The development will be designed to optimise space, privacy
and comfort. The grounds will be carefully and sensitively
landscaped using indigenous flora.
PRECEDENT EXAMPLE OF INDIGENOUS LANDSCAPING & TERRACING

PRECEDENT EXAMPLE OF INDIGENOUS LANDSCAPING & TERRACING

FIG 01-PHOTOGRAPH VIEW OF THE SITE

The development will make use of local materials to provide


discreetly modern, yet elegant homes set seamlessly into the
existing landscape, optimising space, views and outdoor
living.

03
02

01
FIG. 02- PHOTOGRAPH VIEW OF THE SITE

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

FIG.03 - PHOTOGRAPH VIEW OF THE SITE

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

KEY

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MARCH 2016

p.17 of 48

THE BRIEF

The residential element will provide a selection of 2, 3, 4 and


5 bedroom villas together with a proportion of apartments
arranged within Character areas across the site.
Villas will include generous shaded terraces designed
for alfresco living, set within olive, almond, fig and
pomegranate trees.
The heart of the scheme will provide restaurant and leisure
facilities for the community, as well as a large Sports Centre,
Wellness Centre and Sports Rehabilitation Centre within a
carefully considered landscape setting.
COMPLEMENTARY USES :
RESIDENTIAL - TARGET PROVISION IS AS FOLLOWS:
Number: Type:
324

Villas (58,881sqm)
Range of 2,3,4 & 5 bed villas
from125 sqm to 350 sqm.

126

Apartments (10,390 sqm)


Range of studio, 1,2 & 3 bed apartments
from 50 sqm to 140 sqm.

STRATEGIC USES:
Area:
Type:
50,000sqm Organised Multi activities Sports Centre
25,000sqm Large Rehabilitation Centre.
VILLAGE CENTRE (Supplementary/Various Uses):





STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

Small scale commercial facilities


Small scale office facilities
Small scale Leisure facilities ( Restaurant, cafe,
cinema)
Wellness centre ( which will be linked to the
rehabilitation centre)

PRE-PLANNING APPLICATION

MARCH 2016

p.18 of 48

MASTERPLAN LAYOUT
Proposed Movement Framework

We would propose a heirarchy of roads which cover the


following types:
Primary Road/Boulevade- Tree lined street with green
verges and running track.
Secondary Roads - Two way traffic with pavements on
either side.
Neighbourhood Roads/Home zones- Shared
surface roads, to allow both cars and pedestrians. These
are located with the residential neighbourhood blocks
primarily to provide access to individual houses.
Road Gradients
The steep topography of the site presents one of the
biggest challenges in providing a usuable network of
linking roads.
Wherever possible roads will attempt to follow contours,
however given the steep terrain this will more than often
not be the case. In these instance roads will not exceed a
maximum gradient of 1:7 or 1:10 subject to further advice
from our Engineers and the local fire tender authority.

Key:
Activity Node
Private Communal Space
Primary Road
Primary Road - Boulevade
Secondary Road
Residential - Hillside
Residential - Cluster
Sports Grounds

Activity Node

Sports Centre
Rehabilitation Centre

Primary Road

Commercial with Residential


General Landscaping

Primary Road - Boulevade

Dedicated Park

Secondary Road

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PROPOSED MOVEMENT FRAMEWORK


Road Heirarchy

SECONDARY ROAD PRECEDENT EXAMPLE

PRIMARY ROAD PRECEDENT EXAMPLE

PRIMARY ROAD PRECEDENT EXAMPLE

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PROJECT: Pissouri, Cyprus

NEIGHBOURHOOD / HOME ZONE ROAD - SHARED SURFACE , PRECEDENT EXAMPLE

NEIGHBOURHOOD / HOME ZONE ROAD - SHARED SURFACE , PRECEDENT EXAMPLE

NEIGHBOURHOOD / HOME ZONE ROAD - SHARED SURFACE , PRECEDENT EXAMPLEROAD

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

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p.20 of 48

MASTERPLAN LAYOUT
Strategic Uses

The schematic zoning diagram on this page indicates a


possible arrangement of Strategic uses and supplementary
uses (Various Activities).
The Strategic uses include a large Multi-Activity
Sports Centre and Sports Rehabilitation Centre. The
supplementary uses include a Wellness Centre together
with shops, offices, cafes and restaurants which will
collectively form a Village Centre.
We have located these public uses near the main access
point into the development, on the flatter area of the
site, along the main central activity spine with a strong
connectivity with the Village Centre. As well as views
across the valley towards the river.

Key:

Village Centre

Activity Node
Private Communal Space
Primary Road
Primary Road - Boulevade
Secondary Road
Residential - Hillside
Residential - Cluster
Sports Grounds
Sports Centre
Rehabilitation Centre
Commercial with Residential
General Landscaping
Dedicated Park

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PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

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VILLAGE CENTRE / SPORTS & REHABILITATION CENTRE


Local Precedent

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p.22 of 48

MASTERPLAN LAYOUT
Site Anchor Points

The development will need to provide additional anchor


points or Nodes within the scheme, to draw interest and
activity across the full extent of the site.

Key:
Activity Node
Private Communal Space
Primary Road
Primary Road - Boulevade
Secondary Road
Residential - Hillside
Residential - Cluster
Sports Grounds
Sports Centre
Rehabilitation Centre
Commercial with Residential
General Landscaping
Dedicated Park

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

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p.23 of 48

MASTERPLAN LAYOUT
Residential

Higher density residential is proposed to be clustered around


the village Centre, in the form of flats and semi-detached
villas. The residential will spread out across the site in a
series of individually themed Character Areas of varying
density. A large proportion of the villas will be located on
steeply sloping ground resulting in a degree of terracing,
taking advantage of views and landscaping.
Where possible some of the residential neighbourhoods
will be clustered around a ,private communal space which
will provide shared facilities, including pools. Water is
recognised as a precious resource in the area, and the
development will respond to this by minimising the extent of
privately owned pools where possible.

Key:
Activity Node
Private Communal Space
Primary Road
Primary Road - Boulevade
Secondary Road
Residential - Hillside
Residential - Cluster
Sports Grounds
Sports Centre
Rehabilitation Centre
Commercial with Residential
General Landscaping
Dedicated Park

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PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

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p.24 of 48

RESIDENTIAL
Precedent

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MASTERPLAN LAYOUT
Landscaping

Large swathes of natural landscaping are to sweep the


site. This will form part of the 15% (of the full site area)
requirement of public open space.
The majority of this will be located near the Sports Centre,
together with areas to the North West of the site, which will
form anchor points.
Pocket areas of landscaping will be scattered through
the scheme, together will private communal areas within
neighbourhoods.

Key:
Activity Node
Private Communal Space
Primary Road
Primary Road - Boulevade
Secondary Road
Residential - Hillside
Residential - Cluster
Sports Grounds
Sports Centre
Rehabilitation Centre
Commercial with Residential
General Landscaping
Dedicated Park

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LANDSCAPING
Precedent

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MASTERPLAN LAYOUT
Comprehensive

Key:
Activity Node
Private Communal Space
Primary Road
Primary Road - Boulevade
Secondary Road
Residential - Hillside
Residential - Cluster
Sports Grounds
Sports Centre
Rehabilitation Centre
Commercial with Residential
General Landscaping
Dedicated Park

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PROJECT: Pissouri, Cyprus

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p.28 of 48

RESIDENTIAL CHARACTER AREAS


Hillslope

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RESIDENTIAL CHARACTER AREAS


Hillslope

These areas are characterised by terraced villas located


on steep hillsides, and generally approached from the
rear where possible, stepping down into the landscape.
Below the section shows the indicative proposed
terracing of the residential units to facilitate optimum,
uninterupted views across the valley.

Section - Hillside Village to Village Centre.

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RESIDENTIAL CHARACTER AREAS


Communal Cluster

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RESIDENTIAL CHARACTER AREAS


Communal Cluster

These areas will be characterised by a private communal


spaces, placed in the centre of each residential cluster.
These spaces will provide shared facilities and formal
landscaping.

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LANDSCAPE STRATEGY

River Valley

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PROPOSED LANDSCAPE STRATEGY

Cyprus like many parts of the world suffers from habitat loss
due to human degradation particularly in phrygana areas.
The development proposes therefore to work with the
natural landscape and to give something back through
enhancement using the existing vegetation and landscape
types as the basis for future design and management.
In place of the ornamental boulevard will be the hillside
road meandering through flowering shrubs and herbaceous
plants scattered with native trees.
In place of the continuous hedge will be the interconnecting
drifts of groundcover and low shrubs.
That said the design will recognise the needs of the human
being both in the creation of private and public space but in
so doing will use native or naturalised vegetation in formal
associations such as Olive and Carob Groves or perhaps
field terraces of Orange, Lemon or Almond under planted
with native shrubs and flora.
These associations will extend to structural forms in
urban courtyards and plazas where, in combination with
locally derived paving, materials the design will create a
contemporary interpretation of local culture and tradition,
of local ecology and vernacular.
All of this will combine to one landscape within which there
will be different characters, a sense of place with a range of
experience at home in the Cyprus landscape.
The following images have been chosen to illustrate the
design intent in advance of detailed schedules noting they
should begin with the above mentioned surveys.

Typology 1 High Garrigue Vegetation

Begin with the landscape itself and the buildings and people in
it, draw inspiration from the rocks that tell the history of time,
from the waters and plants that give life and from the people
who live in and shape the landscape.

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PROJECT: Pissouri, Cyprus

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Typology 2 Valley Side


Typology 3 River Valley-Agricultural

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LANDSCAPE CONCEPT
Site Entrance

Public Space

Primary Road

Existing Watercourse

Private Communal Space

Secondary Road

Linear Park

High Garrigue Vegetation


Sports

Boulevard

Slope Garrigue Vegetation

The concept begins with the natural landscape that runs


through and underpins the whole concept.
On this, as if evolved over time, there are three main
landscape character types that may be summarised as
River Valley, Village Centre and Hillside Village though
within and across these typologies will be the detail that
defines local character.
The River Valley works with the more even, greener land
of agriculture and becomes a linear park continuing to
perform its seasonal role in flood alleviation whilst also
providing a range of amenity and sporting opportunities
overlooked by a variety of villas with their own character to
the north west falling to the outward looking edge of the
Village Centre to the south east.
The Village Centre at the heart of the site provides the
focus of activity with not only the sport facilities but also
village shops and cafes clustered around a contemporary
version of the traditional village square. Villas and
apartments that face the square will derive their character
from the square with harder more urban pathways and
alleys softened by occasional specimen trees contrasted by
small groups, luxuriant climbers cascading over walls and
even bespoke planters.

River Valley Villas

Hillside Village
Village Centre
Linear Park
River Valley

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

As one moves up the hillside away from the Village


Centre, the paths become less urban and greener and
the landscape becomes more natural with ornamentality
retreating to gardens as the natural landscape with
occasional grids of Olives or plateaux reminiscent
of former field terraces create moments of interest,
intervening focal and amenity areas.
Imagine the route as if one enters over the top of the hills
through the natural landscape. One first encounters the
higher outlying villas of the Hillside Village in their green
setting but as one moves down the hill the scene becomes
more urban till one reaches the Village Centre with its
street life and beyond that the green River Valley flowing
ultimately to the sea.

PRE-PLANNING APPLICATION

MARCH 2016

p.35 of 48

Section - Hillside Village to Village Centre.


INDICATIVE SECTION THROUGH HILLSIDE VILLAGE

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.36 of 48

SUSTAINABILITY

Sustainability is key to any new development. We


have a collective responsibility to reduce our energy
consumption and preserve our resources. The proposed
scheme will look to reduce, resuse and recycle wherever
possible.
Given the shortage of water on the site, and within
the wider context of the island, the scheme will look to
harvesting rainwater and managing water drainage on
site using sustainable methods. Attenuating and filtering
water drainage on site and reusing for landscape
irrigation. If available, ground water will be extracted
through boreholes.
Proposed landscape planting will be approriate for
the local climate and soil conditions using indigenous
planting native to the area, and appropriately designed
with low water demand.
Renewable energy in the form of solar hot water panels
are proposed to individual dwellings.
(Please refer to the Engineering Analysis by Rambolls
appended to this document, for more information.

RAINWATER HARVESTING

STARC-ARCHITECTS

ROADSIDE SWALES

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PERMEABLE SURFACES

PRE-PLANNING APPLICATION

MARCH 2016

p.37 of 48

APPENDIX I

ENGINEERING FEASIBILITY
BY
RAMBOLL ENGINEERS

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.38 of 48

THE TEAM

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.39 of 48

STARC-ARCHITECTS

Hale Village Block SW

43

Starc Architects has experience in a wide range of


developments across the UK and abroad, including
Libya, Caribbean and Africa, covering residential,
commercial, leisure and educational uses.
Relevant Experience includes:
A 88 number luxury residential development in Libya
with leisure facilities, restaurants, shops, cinema and
wellness centre.
A 1000 number residential unit development in Dartford,
UK, on a steep terrain including high rise apartment
blocks and individual houses.
The new residential district of Abuja, Nigeria- The land
of Honey

Proof - N:\27211\DTP\InDesign

St. Lucia, Caribbean Residential Resort.

NORTHERN GATEWAY EAST

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

DIPLOMATIC CLUB LIBYA

PRE-PLANNING APPLICATION

MARCH 2016

p.40 of 48

HED LANDSCAPE ARCHITECTS

HED has experience in Europe, The Mediterranean and


The Middle East on a wide range of projects, including
residential, hospitality and leisure, commercial, urban
and waterfront landscapes for many years, including
work throughout the UK and Overseas working from
landscape masterplan through to the delivery of awardwinning schemes for major developers and clients.
HED acted as Peer Reviewer for HEDs 2012 London
Olympic Team.
HED has worked with British Land, BAA, Microsoft and
O2 as well overseas projects particularly in the CIS and
India in Mumbai and Bangalore.
HED works with hotel operators including their vacation
club and associated villa options with projects in Europe,
Africa and the Caribbean.
HED is currently working in the UK, Europe, Russia,
and the CIS, Africa and the Caribbean and has
worked around the Mediterranean for over 25 years.

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.41 of 48

RAMBOLL ENGINEERS

EXPERIENCE INCLUDES

With broad technical and scientific expertise, Ramboll


is able to provide comprehensive consultancy service
to clients. Our portfolio is wide-ranging, including
masterplanning schemes in the Eastern Europe,
including Cyprus, UK, America, Africa, Asia and the
Middle East. Whatever the size of the masterplan, and
whatever stage of development it has reached, we are
skilled at collaborating with the project team, always
providing the engineering logic, strategic planning and
scientific rigour necessary to achieve aspirations and
fulfil visions.
We deliver solutions based on a clear understanding
of core facts, including customer aspirations, site
opportunities and constraints, economic thresholds,
and the evolution of policies and regulations against
the project time table. We help clients to articulate and
then realise their vision and aspirations for development
potential. We have deep knowledge of the constraints
and opportunities involved, and identify key risks and
advise on options for their mitigation. We have a
thorough understanding of all stages involved from
concept to completion.

Montrose Resort Development, Montenegro



image courtesy of Gensler Architects

Maljevik Bay Resort Development, Montenegro



image courtesy of Fosters + Partners

Nicosia Mixed Use Development, Cyprus



image courtesy of ESA Architects

Il Ciocco Luxury Residential Development, Italy

Olivion Golf Resort, Turkey image courtesy of


WATG

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.42 of 48

INDICATIVE PROPOSED AREAS AND


ACCOMMODATION SCHEDULE

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

This table provides a target high level accommodation schedule. It


includes the following:
RESIDENTIAL:

Range of villas from 125 sqm to 350 sqm, two storey so
with cover of 62.5 sqm to 200 sqm.

Apartments range from 50 sqm to 140 sqm (for penthouses).
This high level calculation provides a total of:
324 Villas

126 flats
37% coverage average

PRE-PLANNING APPLICATION

MARCH 2016

p.43 of 48

PRECEDENT
APHRODITE HILLS, CYPRUS

Aphrodite Hills Resort is set over 243


hectares comprising a range of luxury
residential villas and flats arranged
around an 18-hole Golf course, with
leisure, retail and hotel facilities.
Below we have shown a random selection of villas to identify the percentage of
coverage (building factor) and plot sizes.
ALEXANDER HEIGHTS

In line with this, we will be proposing to


provide a variety of different densities
across the site which will be defined by
the various Character Areas.

THESEUS VILLAGE

Aphrodite Hills

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

Beds

Bath

sqm
Plot size

sqm
Covered area

sqm
sqm
Covered uncovered
verandah Verandah
35
0
34
34
39
0
7
0
3
0
35
0
29
23

sqm
Total Coverage

Building Factor

475
345
378
218
202
203
317

17%
46%
17%
15%
15%
15%
38%

Luxury Villas

Villa243-244
Villa Pella AV20
Villa 179
Villa 369
Villa 368
Villa 308
VILLA ARCADIA

5
5
5
4
3
2
4

6
4
6
3
3
2
3

2795
752
2241
1483
1329
1400
832

440
311
339
211
199
168
287

Junior Villas

Villa AJ05
Villa AJ04

3
2

2
2

417
412

165
136

21
20

11
19

187
157

45%
38%

Apartment

Apart QT01
AR11

2
2

2
2

509

99
98

19
0

5
37

119
98

23%

PRE-PLANNING APPLICATION

MARCH 2016

p.44 of 48

PRECEDENT
VILLA EXAMPLES, APHRODITE HILLS, CYPRUS

4 BED VILLA EXAMPLE

46% coverage

3 BED VILLA EXAMPLE

38% coverage

3 BED VILLA EXAMPLE

17% coverage

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.45 of 48

PRECEDENT
VILLA EXAMPLES, APHRODITE HILLS, CYPRUS

3 BED VILLA EXAMPLE

STARC-ARCHITECTS

15% coverage

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.46 of 48

PROPOSED ZONING DIAGRAM

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.47 of 48

PROPOSED ZONING DIAGRAM

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

Shops
RESIDENTIAL

Village
Centre
Sports
centre
RESIDENTIAL

Outdoor
Pool

RESIDENTIAL
RESIDENTIAL

Wellness
Centre

c-

RESIDENTIAL

Se

RESIDENTIAL

Rehab
Centre
RESIDENTIAL

STARC-ARCHITECTS

PROJECT: Pissouri, Cyprus

CLIENT: Buyland (Cyprus) Ltd & Pissouri II Ltd

PRE-PLANNING APPLICATION

MARCH 2016

p.48 of 48