Wednesday, September 7, 2011

Bermuda Point / By Tony Owen Partners

Bond University, Gold Coast, Australia
Tony Owen Partners
Post By:Kitticoon Poopong
Photo © Courtesy of Brett Boardman + Tony Owen Partners
The Bermuda Point office building is an iconic design solution to a series of very pragmatic design requirements. The project was developed and built by the Astoria Group.

Photo © Courtesy of Brett Boardman + Tony Owen Partners
Bermuda point is a strata commercial building located opposite Bond University on the Gold Coast. The building is located on the waters edge at Lake Orr and enjoys spectacular views across the lake to Arata Isozaki’s university campus.
Photo © Courtesy of Brett Boardman + Tony Owen Partners
The site forms part of the larger ‘Varsity Lakes’ master plan being developed by Delfin Lend Lease. As overall developers of the master plan, Delfin sought to maintain and ensure the highest quality of the design. As a result it was important to Astoria to provide a level of quality to satisfy the requirements of the master plan.
Photo © Courtesy of Brett Boardman + Tony Owen Partners
The developer’s brief specified an economical building which would provide maximum flexible floor space for strata offices. So, whilst the building had to be an economical structure, it also had to satisfy a master plan requirement for the highest standard of design. The result was a building made of very robust materials, which takes a unique shape to create a very exciting design statement.
Photo © Courtesy of Brett Boardman + Tony Owen Partners
The site itself was problematic as the foundation material was very poor requiring deep piling under the entire structure. At the same time the site was subject to flooding so the building had to be raised one level above ground.
Photo © Courtesy of Brett Boardman + Tony Owen Partners
The design solution was to create a large simple floor plate that could be divided into smaller ‘front to back’ office suites. This involved dividing a 20m x 64m floor plate into 8 strata tenancies each 8 x 18m in size. Each tenancy enjoys waterside frontage. A 2m-wide open walkway at the front ensured each tenancy also had a street frontage. This resulted in all tenancies being ‘through’ units to allow natural ventilation and maximize external and solar exposure. The mild climate allowed that the access walkway be open.
Photo © Courtesy of Brett Boardman + Tony Owen Partners
The design had to maximize the view opportunities to access the lake to all individual tenancies. The site itself is orientated north/south. In order to maximize views the long façades had to face east/west, and this created a sun control problem. At the same time, due to the flooding requirements, the building is supported above 2 levels of parking and it was a requirement of the master plan that the parking should not be visible from the university across the lake.
Photo © Courtesy of Brett Boardman + Tony Owen Partners
The solution to the parking issue and the problem of sun control was to clad the eastern and western façades in vertical louvre fins. The use of these brightly coloured vertical louvre fins transforms what is essentially as simple concrete floor slab building into a distinctive design. The fins provide sun protection to the offices on the western side whilst maximizing the views. They also create a delightful sense of ‘colonnade’ on the open walkway to the east. Horizontal louvres provide sun protection to the northern façade whilst maximizing the view.
Photo © Courtesy of Brett Boardman + Tony Owen Partners
The northern end of the building is higher, creating an ‘L’shaped form. This tower contains additional office space where the view is best, as well as plant equipment. It was intended that the air be drawn through the building to the tower at the north. To ensure maximum flexibility for the office space and to minimize costs, all of the amenities such as toilets, lifts and stairs are located in a service pod on the eastern side of the building. This also ensures that the views to the lake from the offices are maximized. The service pod and entry stair activate and modulate the street façade.
Photo © Courtesy of Brett Boardman + Tony Owen Partners
The building was cost-effective to build, using passive environmental principles combined with standard, robust materials. The portal, which unifies the building is made from framed fibrous cement sheet, as are the louvre fins. The floor-slab soffits are painted concrete and the glazing is a standard aluminium style.
floor plan--drawing © Courtesy of Tony Owen Partners
section--drawing © Courtesy of Tony Owen Partners
The iconic shape combined with the use of the coloured fins allows this inexpensive building to make a strong, sophisticated design statement.
west elevation--drawing © Courtesy of Tony Owen Partners
east elevation--drawing © Courtesy of Tony Owen Partners
Tony Owen NDM is an exciting new architectural practice melding progressive design with sound commercial and sustainable principles. Launched in 2005 with the aim of providing ‘realisable architecture that challenges the norm’, the firm offers a full range of architectural, urban planning and interior design services. The office uses the latest 2D CAD technology and continues to push the boundaries in 3D modeling and visualisation software.
Description from the Architects:

Project Data
Project name: Bermuda Point
Location: Bond University, Gold Coast, Australia
Program: Office building
Year: Completion: 2005

The people
Architects: Tony Owen Partners
Photographs: © Courtesy of Brett Boardman, Tony Owen Partners

Note>>Location in this map, It could indicate city/country but not exact address.

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