Iron Creek Bay Estate by Misho + Associates is a new type of hospitality for short-stay accommodation typology located in nipaluna (Hobart), lutuwita (Tasmania), Australia.
Iron Creek Bay Farm Stay will breathe new life into an existing farm and prepare it for the next step in agricultural development.
The property’s solid, principled backbone enables the proposed development to expand the current agricultural offering. The proposal involves creating a farm stay accommodation linked to a farm store or restaurant to develop agricultural synergies on the farm and compete with Airbnb for families and groups.
Sustainability the key
The underlying factors for the development are to ensure that the project is environmentally sustainable. The project endeavours to create buildings that respond to the landscape and experience of an agricultural farm.
The design brief was to develop a place for tourism accommodation that would offer a complete package, compete with the Airbnb model without the domestic implications, and be integrated into an existing cherry and fruit farm.
To create a Net Zero development so that it is Net Zero or as close as possible when it opens. Setting high sustainability standards for materials and energy consumption allows the development to build on them over the next 70 years.
Develop sustainable development considering the built form, landscape, environment, and topography.
To make existing and new building structures as independent and as much as possible, they must be self-reliant on energy and water collected at the point of use.
New buildings and adaptive reuse of existing sheds and buildings.
Develop upon the existing infrastructure built and developed over 40 years.
Adaptive reuse of existing buildings and redesign and repurpose where required. A development that relies on a contextual understanding of the cultural, historical, social, and economic fabric interwoven into all project aspects.
Planning constraints elegantly overcome
The project had planning constraints as it was located in a “Significant Agricultural Use,” and the requirements and regulations had to be navigated without destroying the existing agricultural nature of the zoning.
- 5800 m3 tonnes of cross-laminated timber (CLT) produced by Xlam Australia from pine plantation timber
- Carbon capture and storage within the construction of solid timber panels.
- 3850 m 3 tonne of green milled plantation, all external green cut and installed green hardwood cladding was plantation grown in Tasmania
- All bathrooms were off-site prefabricated pods by Hickory Sync
- 780 x LG340 solar panels are connected to Alpha battery systems within various buildings across the site, creating a microgrid.
- Black and grey water were dealt with on-site.
CLT challenge
The Local Council, consultant, public, and client had to be educated about the benefits of using CLT and about detailing and using sustainable materials. Unlike European countries, Australia only recently had a CLT built in 2019.
It was challenging to educate the building industry about the use of cross-laminated timber, and the project was the largest in 2020, as was the volume Xlam Australia produced from the newly built Albury/Wodonga factory.
The complete re-education of the construction trades to understand how to place all services externally and not on internal surfaces of CLT, as the CLT was to be left exposed. All services were external and then clad over.
Fire rating and testing of the CLT to comply with the current codes and classes of buildings. The development of a 1-hour fire-rated door jamb with E-Core doors and Xlam for the project, with the fire-rated walls and fire door.
Prefabrication a first
We used a prefabricated bathroom pod from Hickory–Sync, marking the first time their pods were used in CLT construction. Hydronic heating over CLT and a lightweight concrete topping are used daily in Europe. It was a first in Tasmania.
We created a microgrid with solar and batteries throughout all new and old buildings. Dealing with an authority that was reluctant to change proved challenging. The project now has two external points of connection to the grid, which allows for greater embedded power return to the grid.
A connection to an existing irrigation water pipeline running through the site will provide the site’s potable water system, as rainfall has decreased due to climate change. Authorities eventually understood and accepted the connection to infrastructure for potable water supply and fire services, not just crop irrigation.
The project relies on a contextual understanding of the ecological, social/cultural, historical, and economic fabric interwoven into all project aspects.
The primary concept is to have the building mimic the landscape and blend into the existing and proposed new landscape solution for the site. The buildings on the site will each create a point of difference within the area of the master plan, with the building’s expression based on the use and the position.
Waste minimisation
Mass timber construction with cross-laminated timber (CLT) and prefabricated bathroom pods reduced waste and on-site labour. The DFMA process was adopted to minimise waste and improve efficiency and productivity. The client was shown how remote locations could deal with labour shortages and material supply issues. Setting high sustainability standards for materials and energy consumption allows the development to establish a foundation that can be built upon over the next 50 years.
The established microgrid can be utilised to meet the site’s needs and allows for credits on power bills, which adds to the site’s sustainability and reduces running costs.
The innovative approach and careful proportioning of the proposed built form have added a new and creative character to the surrounding landscape and closely relate to the neighbouring landscape in colour, materials, scale, and detail.
The form of the buildings has maximised the site’s opportunities without impacting the surrounding landscape and the area’s amenities.
The delivery of an Agri-tourism experience is important for tourism and agriculture. The quality and delivery of these products and services significantly impact visitors’ experience and views of the region and the state. Iron Creek Bay Farm Stay’s Agri-tourism experiences have been integral to promoting and protecting Tasmania’s brand as a premium food producer.
Phone: +61 3 6264 2333
Mobile: +61 (0) 411 875 696
Email: misho@misho.com.au
Web: www.misho.com.au