Drift Niseko Premium Onsen Land · Melbourne, Brisbane, Kuala Lumpur with an affiliate office in...

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Drift NisekoPremium Onsen Land

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driftniseko.com

3 Experience

6 Master plan

9 Location

15 Team

17 Design regulations

Contents

Developer

Summit Developments GK

The Setsumon 191-54-2 Yamada

Kutchan cho, Abuta gun, Hokkaido

Tel. +81 136 220 221

Lead Agent

Niseko Realty

190-31 Aza Yamada

Kutchan, Abutagun 044-0081

[email protected]

[email protected]

Office +81 136 55 8776

Craig +81 (0)80 1869 5066

Brian +81 (0)90 6486 1115

nisekorealty.com

driftniseko.com

By shaping spaces around these fundamental human activities Drift looks to make each one special.

Being at one with an incredible natural environment. This feeling is inspired by the views – both the mountains in the distance and the more proximate vistas directly accessible from the property’s balcony or simply by stepping outside.

The vision for Drift is to create a family of well-placed, similar yet individual homes, each with its own private onsen within this exceptional Hokkaido forest and mountain landscape. The Master Plan has been developed to maximise majestic mountain views while limiting the visibility of neighbouring dwellings. By using an under-stated human touch, the scale and atmosphere of Drift will appeal to one’s senses of light, space, scent and sound.

Luxury is a heightened experience of the elements of daily life – a beautiful arrival home, comfortable places to sit and to eat, serene places to bathe in natural onsen water, quiet places to sleep.

ExperienceP2

DRIFT NISEKO / LOT DIAGRAMS 06

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LEGEND

SITE BOUNDARY

LOT BOUNDARY

BUILDING SETBACK

TREE CLEARANCE ZONE ONLY, NO BUILDINGS

POTENTIAL DRIVEWAY ZONE

PRIVATE ROAD (CAN BE CLEARED IN ADDITION TO THE

MAXIMUM TREE CLEARING ALLOWANCE)

POTENTIAL BUILDING ZONE

ROAD

TREE CLEARANCE ZONE WITH DEVELOPER APPROVAL ONLY

DRAINAGE U-CHANNEL

RETAINING WALL

SNOW CLEARANCE ZONE - NO LANDSCAPING

DRIFT, HOKKAIDO PROPOSED SITE PLAN 1:1000@A3 31/10/2019

PROJECT DRAWING TITLE SCALE DATE DRAWING NUMBER

BIM Server: FKSYDBIM21 - BIM Server 21/18174 - Drift, Niseko/18174 - Drift Masterplan

SD110 M 15 M

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LEGEND

SITE BOUNDARY

LOT BOUNDARY

BUILDING SETBACK






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RETAINING WALL





SD110 M 15 M

P6 Lot diagram

Address

68-3, 63-8, 68-9

Aza Kabayama

Kutchan-Cho

Abuta-Gun, Hokkaido

044-0078

Japan

Area of development

20,930.82 sqm

(6331.57 tsubo)

Number of lots

14

Utilities

Electricity

Water

Dedicated onsen spring water

Storm water system

Road snow-melt heating**

Broadband internet

Owners to install septic tanks

** on steeper sections

DRIFT NISEKO / LOT DIAGRAMS 06

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LEGEND

SITE BOUNDARY

LOT BOUNDARY

BUILDING SETBACK






ROAD


DRAINAGE U-CHANNEL

RETAINING WALL





SD110 M 15 M

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LEGEND

SITE BOUNDARY

LOT BOUNDARY

BUILDING SETBACK






ROAD


DRAINAGE U-CHANNEL

RETAINING WALL





SD110 M 15 M

Site Location

This unique land is host to a mature oak and sliver birch forest and is set high above a running creek with inspirational views to Mount Yotei on one side and Mount Annupuri on the other with the immediate valley and forest between.

A verdant forest in summer, the change of seasons transforms Drift into a winter wonderland. The snow brings a tranquillity, creating a haven of calm - a place to experience the true Japanese spirit of quiet and a connection with nature. DRIFT creates the sense of being in and connected to the natural environment.

Buffered from the main road by forest but a short stroll to the Hirafu Village bars and restaurants, at Drift there is a sense of seclusion whilst being part of an exclusive community.

P8 Location map

Team

Summit Developments, the group behind the landmark Skye Niseko hotel and Terrazze residences, has assembled the expertise of a highly credentialled team of designers, consultants and contractors to ensure completion of Drift’s civil and onsen works by November 2020.

Fender Katsalidis is an International practice of architects, urban planners and interior designers. The firm has offices in Sydney, Melbourne, Brisbane, Kuala Lumpur with an affiliate office in London. This highly-awarded practice is widely published in the media as a thought-leader whose work influences built-environment thinking across the globe. Design is the focus of Fender Katsalidis, best known for creative but rational master

planning and urban design, enhanced by cutting edge architecture.

Iwata Chizaki has been selected to complete the civil works and construction of the public facilities at Drift. One of Hokkaido’s preeminent contractors, Iwata have undertaken many significant government and private projects throughout the island during their long history, and were the general contractor on both Terrazze and Skye Niseko for Summit Developments.

Developer


Architects

Fender Katsalidis, Sydney

Landscape design

Scrivener Design, Niseko

Main contractor

Iwata Chizaki, Sapporo

Civil engineering

Takushoku Sekkei co., Sapporo

Terraze residences

Skye Niseko hotel

DESIG

N

P16 Design regulations

The design regulations are two-fold. Firstly, owners must comply with standard local governmental regulations and planning requirements.

Additionally, owners at Drift must adhere to a carefully crafted set of design requirements applicable only to Drift such as additional setbacks, altered building heights, specific materials, building shape and form rules, tree-clearing allowances and landscaping specifications (Covenants). The Covenants are crafted to ensure the amenity of all lots vis-à-vis neighbouring lots as well as compliance of the Drift Niseko Estate with local and national planning regulations as a whole. Designs must comply with both the local governmental building regulations and the Covenants.

By committing to the Covenants, the owners of Drift shall collectively ensure that intrusive, incompatible development is avoided, and high-quality design itself becomes a shared amenity and point of pride and collective value. The purpose of the Covenants is to protect and enhance the owners’ investment into the future. The regulations described herein are a subset of a complete set of design covenants and restrictions that are described in full in the “Drift Niseko Covenants” document attached to the Sales Contract.

Height limitsHeight limits under local building regulations are

measured from the lowest point at which the

building touches the ground to the highest point

of the roof.

The Covenants specify height limits as an “RL”

(Reduced Level) above sea-level. In some cases

the Covenants will permit a taller structure than

local building regulations and in some cases it

will be lower, depending on the topography and

view lines.

WindowsLarge picture windows are encouraged to

capture views. Glazing is to be thermally broken,

uncoloured and transparent, and highly reflective

finishes are not allowed. Window frames may

be timber, steel or aluminium and should be

stained, coated or anodised in dark browns,

dark greys or black. Natural anodised aluminium

is not permitted. External privacy screens

are acceptable in timber of a finish matching

the cladding, otherwise interior blinds are

acceptable.

BalconiesBalconies should be designed with

consideration to privacy. Balustrades must

be a steel palisade type with an appropriately

durable protective paint finish in dark

brown, dark grey or black. Frameless glass

balustrades are acceptable.

Onsen/rotenEach lot is (optionally) supplied with bored

natural spring onsen water. If outdoor onsens,

or roten, are designed they should be located

with consideration for acoustic and visual

isolation from neighbours.

Tree clearingThere is an overall tree clearing allowance

for the development that must be maintained

to meet forest laws, and each lot has

been allocated with a maximum permitted

allowance of tree clearing. Details are shown

on the individual lot diagrams contained in

the Master Plan.

Other than complying with this maximum

clearing allowance, clearing should also seek

to maintain privacy and the sense of the site’s

forest location.

P18 Guidelines

the front façade of the residence. Services such

as HVAC equipment, kerosene and propane

tanks, electricity cubicles, meters and laundry/

clothes drying areas are to be screened and the

screening is to be integrated with the overall

dwelling form.

RoofsBoth flat and pitched roof designs are allowable.

If pitched, the angles are to be consistent and

the direction of the pitch should generally shed

snow away from neighbouring properties. Other

proposals will be considered provided they do

not cause a loss of amenity for neighbouring lots.

Pitched roofs should be between 10 to 20

degrees in pitch and shed away from entries.

Chimneys should not be located on the low

side of a roof where they would obstruct snow

shedding. Complex shapes that entrap snow

in portions of the roof are to be avoided. Deep

eaves to provide protection and prevent damage

from snow curling are encouraged and are to

be designed appropriately in consultation with

an engineer experienced in snow-loaded roof

design. Roof eaves should either expose their

rafter design or be timber lined and should be

designed to protect balconies from snow build-

up. Guttering and downpipes are easily damaged

by snow movement and are not permitted.

Roofs should be of a neutral, dark grey, dark

brown or black, non-reflective tone. Ceramic tiled

roofs are not allowed.

Shape and formResidences should be for single-family use

and of a modern contemporary design

with their volume articulated by the use

of balconies or other forms to avoid large,

mundane surfaces. Designs must also provide

for the safe and efficient management of the

heavy snowfall experienced in Niseko.

Material choicesThe emphasis is on materials that fit within

a natural earthen palette and will weather

well. Accordingly, any exposed base to a

residence should be a plinth or columns of

high-quality concrete or clad in natural stone.

Formwork liners or timber board formwork

patterns are both allowable.

Upper levels should be clad in vertical timber

board of any preferred width or mix of widths.

These should either be stained to a dark

brown, grey or black or be burnt timber plank

(Yakisugi), or otherwise left to weather grey.

The colour of window shutters and all other

exterior finishes such as façade highlights

should be recessive charcoal grey or closely

match the surrounding wall façade colour.

Flat roof designs should seek to avoid the

use of parapet capping, or if they are used

they should be as thin as possible and colour

matched to the façade.

With the exception of discrete lot numbering

and house names, no signage is allowed and

no signage should be back-lit. Any number

or house name sign should be affixed on

driftniseko.com

P20

Approval submissionThe Design Committee will review and approve

all proposed house and landscape designs

to ensure that the proposals comply with the

Covenants (see below) and otherwise perform

such duties as requested by the Owners’

Association from time to time.

The Design Committee will have three members

appointed from time to time by the Owners’

Association until they are replaced by the

Owners‘ Association or they resign. The initial

members of the Design Committee will be Rob

Mirams (Fender Katsalidis –architect), Paul

Scrivener (Scrivener Design – landscaping,

snow management) and Lucas Fuller (Summit

Developments GK developer).

The Design Committee may instruct any owner

to take, and such owner shall take, any action

which the Design Committee determines in good

faith complies or is consistent with the intents

and purposes of the Covenants.

Lot buyers must submit a complete set of

drawings including at least a site and landscape

plan, snow management plan, floor plans and

elevations and at least two building sections

fully describing the proposed design to the

Design Committee. These drawings must be

professionally prepared and accompanied by

an exterior materials board cross-referencing

the drawings with accurate images of proposed

materials and finishes.

Landscape and parkingWithin six months of completion of

construction all lots shall be graded and

landscaped in their entirety in a manner that

is consistent with the landscaping in the

development and the natural surroundings.

The planting of any plants and trees shall not

interfere with view or snow clearing corridors

identified on the Master Plan.

All driveway materials are to match the road

finishes. The tree clearing for driveways and

turning circles must be included in each

lot’s overall tree clearing allowance. House

designs should allow for at least one internal

or undercover parking space integrated

within the house form and additionally should

allow for the external parking of at least one

additional car. Garage doors should be timber

or metal and of a colour that is compatible

with the façade of the dwelling.

Retaining walls are to be of concrete

matching the concrete of the house design

or in local stone. Fences, ponds and

sculptures are not permitted. Planting is to

favour local species and should be used

where possible to soften the architecture.

Exterior lighting on houses should be minimal

and be limited to the building façade facing

the access road. The landscape is to be lit

minimally with path lights mounted no higher

than 800mm from ground level. Exterior

façade and tree lighting must be shielded

and directed vertically up or down so as not

to project light off the lot which it serves.

All exterior lighting must be LED and of colour

rating 2700 – 3000K (yellow).

Road heatingFor safety, some of the steeper areas of the

access road are heated. Driveways and outdoor

parking spaces on private lots may be heated.

Garbage / tanksAll rubbish and debris shall be stored in enclosed

containers not visible from the access road or

any other house, or otherwise shall be located

within basements or garages. Gas and kerosene

tanks must be screened from sight from the

access road and any other house, such screen

to be securely fastened to the house.

Other structuresSolar panels, if installed, should be slim-line

and mounted flush with the roof, and not

mounted on roof surfaces that face the access

road unless it is otherwise impractical and the

Design Committee concludes that they do not

materially interfere with any other residences’

views or harm the general appearance of the

development.

Letterboxes are to be integrated into the

dwelling, as should satellite dishes, antennae

and the like, which should not be visible from

the access road.

driftniseko.com

Important noticesResidences that are intended for rental must

be designed and maintained to comply with

all applicable rental property regulations and

licensing requirements of Japan.

This document contains only a selection

of the important design considerations

and restrictions that apply to the Drift

development. A complete set of regulations

is contained in the document “Drift Niseko

Covenants” which should be reviewed in

detail by each potential purchaser of lots

in Drift Niseko as part of their investment

decision.

P22 MaterialsMaster plan

Concrete Stone cladding

Parapet Windows

Timber cladding Retaining wall

driftniseko.com

Contact

Developer


The Setsumon 191-54-2 Yamada, Kutchan cho

Abutagun, Hokkaido Tel. +81 136 220 221

Lead Agent

Niseko Realty

190-31 Aza Yamada

Kutchan, Abutagun 044-0081

[email protected]

[email protected]

Office +81 136 55 8776

Craig +81 (0)80 1869 5066

Brian +81 (0)90 6486 1115

nisekorealty.com

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