Contents
Figure & Ground · Central Queenstown
24–28 Stanley Street — the gateway site from the street
What is in this submission
Three sites, four stages and one precinct. The pages follow the order the panel scores them in.
02
03 Staging and shared infrastructure
Shared across the precinct
— Gym facility located at 27 Stanley Street
— Staff space and staff amenity for all three hotels
— Luggage storage sized for the precinct, not one building
— Ski gear drying and storage at 27 Stanley and 17–21 Melbourne
— Valet parking pooled across the three sites, so excavation at 24–28 Stanley stays within what the ground will bear
— Servicing, waste and plant consolidated, kept clear of valet arrival
Heartland Hotel Queenstown trades through stages one to three. Access, servicing and guest arrival are held clear of each construction zone; the interim arrangement is drawn at [ ].
Four moves
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04 24–28 Stanley Street
Stage 3 · Five star
Luxury hotel
The gateway site
takes the height.
A triangular brownfields site falling towards the view.
05 24–28 Stanley Street · level 1
Level 01
Level 1 — the first full guest floor
The first full guest floor. The plate set out at ground repeats here, and it is the one that sets the pattern for everything above.
On this level
— [ ] guest rooms off a single corridor
— Cores and risers stacked directly over the ground floor
— Rooms to the [ ] frontage take the lake outlook
— Service lift and housekeeping store held beside the core
— No public areas on this level
05 24–28 Stanley Street · level 2
Level 02
Level 2 — typical guest floor
A typical guest floor. Repetition from here up is what makes the modular pod approach worth the earlier design freeze.
On this level
— [ ] guest rooms, all above forty square metres
— Plate identical to level 1 but for the [ ] edge
— Balconies to the outlook side, recessed behind the structure
— Corridor daylit at both ends
— Housekeeping and linen in the same position on every floor
05 24–28 Stanley Street · level 3
Level 03
Level 3 — typical guest floor
Mid-building. The site narrows as it rises, so the plate loses [ ] rooms to the taper without changing the corridor.
On this level
— [ ] guest rooms
— Plan tapers with the triangular site boundary
— Suites placed at the narrow end where the outlook is widest
— Cores and risers unchanged
— Structure transfers nothing at this level
05 24–28 Stanley Street · level 4
Level 04
Level 4 — typical guest floor
The recession plane begins to govern the western edge. Rooms step back rather than reduce in size.
On this level
— [ ] guest rooms
— Setback to the [ ] boundary taken by the terrace, not the room
— Room depth held constant so the pods stay standard
— Terraces to the stepped edge
— Plant risers continue in the core
05 24–28 Stanley Street · level 5
Level 05
Level 5 — apartments and suites
The apartment level. Fewer, larger dwellings where the outlook is best and the plate is at its narrowest.
On this level
— [ ] luxury apartments, none under forty square metres
— Private lift lobby separated from the guest corridor
— Full-width glazing to the lake and mountain outlook
— Terraces on the stepped western edge
— Apartment servicing kept off the guest route
05 24–28 Stanley Street · level 6 · rooftop
Level 06 · Rooftop
Level 6 — rooftop restaurant, bar and terrace
The rooftop is the reason the gateway site takes the height. Restaurant, bar and terrace, open to the precinct and the town, not only to guests.
On this level
— Restaurant at [ ] covers, with the bar to the outlook edge
— Terrace wrapping the [ ] and [ ] elevations
— Kitchen and servicing held to the blind edge, lift-fed from below
— Public access by dedicated lift from the ground floor lobby
— Plant screened within the roof form
05 24–28 Stanley Street · lower ground 1
Lower Ground 01
Lower ground 1 — thermal pools, spa and wellness
The site falls, so the first level below the street is not a basement. Thermal pools and wellness open to the lower ground on the [ ] side.
On this level
— Thermal pools, indoor and outdoor, to the [ ] edge
— Spa treatment rooms, changing and sauna
— Precinct gym, shared across the three hotels
— Direct guest lift from the lobby above
— Pool plant held behind the retained face
05 24–28 Stanley Street · lower ground 2
Lower Ground 02
Lower ground 2 — parking, plant and servicing
Everything the precinct needs and no guest sees. Parking, plant, deliveries and the staff base sit at the bottom of the fall.
On this level
— [ ] carparks, valet operated and shared with the precinct
— Loading and waste to the [ ] access, away from the guest arrival
— Main plant, switchroom and water storage
— Staff base, lockers and back of house circulation
— Ramp grades set by the fall across the site
05 24–28 Stanley Street · master planning
Massing · planning envelope
05 24–28 Stanley Street · master planning
Long section · fall of the site
Long section through the fall of the siteContents ↗17
06 24–28 Stanley Street · concept design
Rooftop bar — the oculus, and the outlook held the full width of the room
The stepped western edge — schist base, recessed glazing, planting at every slab
Quiet outside, warm inside.
A dark, deeply modelled facade that recedes against the schist and beech line, opened by full-height glazing where the view is worth taking. Interiors turn warm — timber, wool, stone underfoot — so the contrast is felt at the door. The quality benchmark is the Roki Collection, and the thermal level takes its cue from Hotel The Mitsui Kyoto.
06 24–28 Stanley Street · materials palette
Facade and interior
Dark outside,
warm within reach.
Five materials carry the building. Four of them sit outside, weathering and recessive against the schist and beech line. The fifth is what a guest touches.
Materials palette · swatches to be suppliedContents ↗19
06 24–28 Stanley Street · construction methodology
Construction sequence — podium and core, then module delivery
Rooms repeat, so the factory sets the quality.
Volumetric modular guest room pods on a conventional in situ podium and core. Rooms repeat, bathrooms are pre plumbed, and the wet trades leave the site. Assessed in full on page 34.
Applies across the precinct
— Modular guest room pods on all three sites
— Public levels, rooftop and thermal spaces built conventionally
— Module delivery needs a crane zone and a traffic management plan on Stanley Street
— Design freezes earlier, so client change is priced before the pods are ordered
Fabrication partner
VIP Structural Steel — structural steel fabrication and the module frames, engaged from concept so the pod dimensions follow what can be made and trucked to Queenstown.
06 24–28 Stanley Street · fly-through
EXTERNAL SEQUENCE
21
06 24–28 Stanley Street · fly-through
INTERIOR SEQUENCE
07 24–28 STANLEY STREET · GUEST EXPERIENCE
The location is the destination
The fall across the site lets arrival, guest floors and the thermal level stack without fighting each other. Public arrival to the rooftop is separated from guest arrival at the street, so the restaurant can trade hard without crossing the hotel lobby.
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[ ]%
Rooms with lake or mountain view
[ ]%
Circulation as share of GFA
The building on the fall of the site — rooftop, guest floors and the lower ground entry
Room mix
— Penthouses, upper levels. Two to three bed, two to three bath, balcony with lounge and dining, private onsen
— Suites, mid levels. One to two bed, one to two bath, balcony with lounge and dining
— Standard rooms, lower levels. Forty square metres net minimum
Arrival and servicing
— Valet drop off from Stanley Street, drive in and out, no reversing
— Service and loading on a separate crossing, screened from arrival off coronation drive
— Rooftop lift dedicated to restaurant and bar patrons
— Ski storage and drying reached from the arrival level, not the lobby
08 27 Stanley Street · bulk and location, site coverage
Bulk and location · 1:500 at A3
Bulk and location — coverage and setbacks, 1:500
The building footprint set against the title boundary. Coverage, setbacks and the space held at the Scenic Suites edge.
Coverage and setbacks
— Site area [ ] square metres, building coverage [ ] per cent
— Setback of [ ] metres to the Melbourne Street boundary
— Setback of [ ] metres to the Stanley Street boundary
— Separation of [ ] metres held at the Scenic Suites Queenstown boundary
— Landscape and permeable surface at [ ] per cent of the site
— Main entry, drop off and porte cochère from Melbourne Street
— Back of house, loading and waste from the Stanley Street edge
Basis
Measured against the Queenstown Lakes District Plan, high density residential and town centre provisions as they apply to the title.
Site area, coverage and yield are scheduled with the other two sites at page 37.
08 27 Stanley Street
Stages 1 and 4 · Four star plus
Conference, restaurant, back of house
The engine of
the precinct.
Built in two stages around a trading hotel, and carrying the conference, dining and back of house for all three.
08 27 Stanley Street · bulk and location, height and recession
Height planes · 1:500 at A3
Bulk and location — height and recession planes, 1:500
Where the building meets the height limit, and where the recession planes cut it back. The upper levels step where the plane governs.
Height and recession
— Maximum height of [ ] metres above the finished ground level
— Proposed height of [ ] metres at the highest point
— Recession planes taken from the north and west boundaries
— Upper levels stepped where the plane governs, at levels [ ] and above
— Level change of [ ] metres across the site, falling to the north
Where it exceeds
Any breach of the height or recession standard is identified on the plan and carried into the consent pathway rather than resolved at concept.
The gateway site at 24–28 Stanley Street takes the height for the precinct. This site holds below it.
08 27 Stanley Street · bulk and location, shading and outlook
Shading study · equinox and solstice
Bulk and location — shading study
The shadow the building casts on the neighbours and on its own courtyard, at the equinox and at the winter solstice.
Shading and outlook
— Shadows shown at 9am, noon and 3pm on 21 March and 21 June
— Shading tested against the Scenic Suites Queenstown boundary
— Shading tested against the Melbourne Street footpath and the corner
— View maximised to lake and mountain; high quality landscape outlook elsewhere
— Rooms in the weakest outlook zones held for senior staff accommodation
Reading the study
The study is a bulk and location test, not a daylight assessment. A full daylight and sunlight report follows at developed design.
Guest outlook and the room mix that follows from it are set out at page 23.
08 27 Stanley Street · stage 4
Four star plus · 28m² minimum · 80+ carparks
Stage 4 — full site, 1:500
The full site, once the existing hotel comes down. Eighty carparks and more, and the conference offer if it is taken up.
Under consideration
— Flat floor conference and ballroom, 300 seated banquet
— Three breakout rooms alongside
— Exhibition space adjoining the conference floor
— Day spa and small retail
— Senior staff accommodation in the zones with the weakest guest outlook
— Existing hotel demolished, the full title developed as one building
— Conference and ballroom taken up or omitted as a single decision at concept
Interfaces
The Scenic Suites Queenstown boundary is resolved in stage 4, and the interface with 17–21 Melbourne Street is set at the same time.
Stage 4 sets the final room count for the precinct, and the parking total the other two sites are planned against.
09 17–21 Melbourne Street
Stage 2 · Three plus to four star
Rooms of 20 to 24 square metres
The efficient one.
Low grade houses today, and nothing on the site worth keeping. That is the freedom in it. One plate is drawn once and built [ ] times, the public rooms stay lean because the precinct already carries them, and every room still holds daylight and an outlook.
09 17–21 Melbourne Street · basement, podium and typical floor
Three plus to four star · 20–24m² rooms
Three plates, and the same core on all of them.
Parking and servicing at the bottom, the public rooms at the podium, and a guest floor that repeats to the setback. The core sits in one position throughout.
Basement and ground
— 51 carparks, valet operated
— Back of house and loading off the [ ] edge
— Two ground floor stores to the street
— Vehicle entry held away from the guest door
Podium
— Lobby at the centre, under the skylight above
— Restaurant at 225m²
— Landscaped setback on all four boundaries
— Guest rooms begin around the courtyard
Typical upper floor
— Rooms to three sides around the lobby void
— Skylight over the lobby, open through the plate
— Top level set back to comply with the recession plane
— Corridor and core unchanged on every floor
09 17–21 Melbourne Street · massing
Bulk, height and the recession plane
The fins do two things at once. They turn every room away from the neighbour and towards the water, and they let the plate repeat around a single core.
View opportunities
— Angled glazing turns each room towards the lake and mountains, not the boundary
— The courtyard opens the inner rooms to the sky and gives them an outlook of their own
— Stepping to the recession plane earns the upper rooms a terrace and a longer view
— No room in the building looks directly into another
An efficient core
— One core and one corridor, in the same position on every floor
— Lifts, stairs and risers stack, so services run straight to the basement
— Short travel distances hold circulation to [ ] per cent of gross floor area
— The repeated plate is what makes the modular pods worth ordering
10 Room typology · 24–28 Stanley Street
Five star · rooms from 40m²
Three room types,
one pod dimension.
The gateway site carries the largest rooms in the precinct, none of them under forty square metres. Three layouts do the work: a king, a twin, and an apartment on the upper levels. All three are built from the same pod footprint, so the plate repeats floor to floor.
Common to all three
— Bed to the outlook, wet areas to the corridor wall
— Bathroom pod pre plumbed and delivered complete
— One joinery wall carries wardrobe, minibar, luggage and desk
— Recessed balcony behind the structure, full-height glazing
— Oiled oak, wool and stone; the finish changes, the shell does not
Across the precinct
27 Stanley Street works from twenty eight square metres, 17–21 Melbourne Street from twenty to twenty four with dual key pairs. Same library, different tier.
[ ] accessible rooms are drawn from the king footprint with the bathroom widened, [ ] per floor beside the core.
King[ ]m²
King — the standard room on levels 1 to 4
Twin[ ]m²
Twin — same footprint, second bed in place of the lounge
Apartment40.00m²+
Apartment — level 5, kitchen and living to the terrace
10 Room typology · 27 Stanley Street and 17–21 Melbourne Street
Four star plus · Three plus to four star
27 Stanley Street
The conference hotel.
Four star plus, from twenty eight square metres. Rooms are quieter and tighter than the gateway site, because the guest here is buying the conference floor and the restaurant beneath them.
Dual key pair2 × 28.00m²+
Typical plan — a pair let as one suite or as two rooms
Senior staff accommodation is drawn from the same footprint and held in the weakest outlook zones.
17–21 Melbourne Street
The most repeatable.
Three plus to four star, twenty to twenty four square metres, dual key and interconnecting throughout. The plate is drawn once and built [ ] times, so the operator can re-cut the mix by season.
Dual key pair2 × 20–24m²
Typical plan — the pair that lets the operator re-cut the mix
Every room holds natural light and an outlook; public areas stay lean because the precinct carries them.
Room typology · 27 Stanley Street and Melbourne StreetContents ↗33
11 Feasibility, buildability and cost
A consented, buildable scheme is the design.
Three constrained sites, a hotel that keeps trading, and a street network that cannot absorb four simultaneous builds. The staging, the construction method and the consent path were settled first; the architecture answers to them.
Path to resource consent
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Cross referenced throughout to the John Edmonds Ltd planning information issued with the brief. Non-complying elements are identified per site with the assessment matter they trigger and the mitigation offered.
Modular and prefabrication · assessed
For
— Rooms repeat, so quality is set in the factory and checked once
— Wet trades leave the site, cutting programme by an estimated [ ] weeks
— Fewer deliveries and a shorter street occupation on constrained frontages
— Winter work continues off site
Against
— Module delivery needs a crane zone and a traffic management plan on Stanley Street
— Design is frozen earlier; late client change is costly
— Transport from [ ] adds cost per module
— Penthouse and rooftop levels are one off and stay conventional
Recommendation: modular guest room pods above a conventional in situ podium and core on all three sites. Public levels, rooftop and thermal spaces built conventionally.
Delivery constraints
— Excavation at 24–28 Stanley is the hardest ground on the block; depth is limited and parking moves off site
— One site under construction at a time, so the street carries one crane and one truck route
— Heartland Hotel Queenstown keeps its guest entry, servicing and parking through stages one to three
— Coach movements held off site entirely; drop off managed at [ ]
— Traffic management agreed with Queenstown Lakes District Council before each stage; night deliveries where the district plan allows
— Local labour and plant availability tested against the programme at [ ]
Cost basis · per site
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Excludes land, finance and holding costs, furniture and operating equipment, escalation beyond [ ], and works outside the title boundary. Room yield varies by scheme, so the rate and the area are both stated rather than a single lump sum.
12 Project team
AN AWARD WINNING TEAM
Who does the work,
and where they have done it before.
Figure & Ground is a design-led architectural design studio in central Christchurch. These five carry the project from concept to completion.
12 Collaboration
One drawing set · one model
Shared from concept,
not handed over at the end.
Three sites, four stages and a hotel that keeps trading through two of them. That only works if the interior designers, the contractor and Scenic’s own team are drawing on the same model as the base build is being set out.
Interiors — Kesseler Designs and Twinfold Design
Interiors led by Scenic’s existing partners, with Figure & Ground holding the base build and the interface between them. One drawing set, one model, shared from concept. Working model proposed at [ ].
Early contractor involvement
The contractor and the module fabricator are in the room from concept, pricing the scheme as it is drawn. Buildability and cost advice lands while it can still change the design rather than after consent.
With Scenic’s team
Operations, sales and the ownership group review at the end of each stage, so the room mix, the back of house and the trading plan are agreed before documentation begins.
On the ground in Queenstown
Christchurch to Queenstown is a one hour flight. Site attendance is committed at [ ] visits per month through construction, with [ ] as the local partner for observation between visits.
Sub-consultants
— Structural — [ ]
— Quantity surveyor — [ ]
— Geotechnical — [ ]
— Planner — [ ]
— Services and fire — [ ]
— Traffic — [ ]
The planner works from the John Edmonds Ltd information as the starting point. The named project team is at page 35.
Queenstown — the site the three hotels answer to
13 Site data schedule
Minimum data set, per site
Metric24–28 Stanley27 Stanley17–21 Melbourne
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14 Fee proposal · construction cost
Concept design · 24–28 Stanley Street
[ ]%
Of estimated construction cost, exclusive of GST. The competition fee of fifteen thousand dollars plus GST is excluded from every calculation on this page.
Cost basis stated
Rate$[ ] per m²
Gross floor area[ ] m²
Estimated construction cost$[ ]
Budget is not yet fixed and room yield varies by scheme, so the rate and the area are both declared. Fee follows the cost, not a lump sum agreed against an area that has not been settled.
Assumptions
— Construction observation at [ ] site visits per month, [ ] of them attended in person in Queenstown
— Sub-consultant fees [ ] in the percentages above
— Resource consent lodgement and processing support included to [ ]; hearing attendance charged at time
— One round of client change per stage; further rounds at time and charge
— Fees for 27 Stanley Street and 17–21 Melbourne Street quoted separately when those stages proceed
Confidential · Scenic Hotel Group design competitionContents ↗38
14 Fee proposal · fees by stage
Full service, by stage
NZIA stageShare of fee
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Broken out across the full lifecycle at Scenic's request, to show capability beyond concept. Only the concept stage is being priced for appointment now.
Confidential · Scenic Hotel Group design competitionContents ↗39
Appendix A Full-size drawings
1:200 at A3 unless noted
Drawings, at full page
PlatePage
Every plan, section and elevation is repeated here at full page on white, so it can be read or printed without the commentary beside it.
Convention
— One drawing per page, on white, at the drawing's own proportions
— Plate numbers run A01 upward in the order the drawings appear in the body
— Scales are stated on each plate and hold at A3
— Nothing is redrawn or cropped; plates are the issued drawings
Appendix A Plate A01
Ground floor plan · 24–28 Stanley Street · 1:200 at A3
Appendix A Plate A02
17–21 Melbourne Street · basement, podium and typical floor
