In such a scenario, Tin Nghia Company is assigned by the Dong Nai People's Committee to invest in a compound project of resort integrating with high-class housing estates in Tav Van commune, Bien Hoa city, Dong Nai province. The project has been approved by the Dong Nai government of detailed planning on 1/1000 scale under Decision No. 852/QĐ.CT.UBT dated 24/03/2004 .
SOME INFORMATION ABOUT THE PROJECT
The site is located in the manufacturing and industrial region of Dong Nai Province , about 30km North-east of Ho Chi Minh City . It is about 10km south of Bien Hoa city, and a Grade 2 city and the main urban center of Dong Nai. The population of Dong Nai Province is approximately 2 million persons with approximately 500,000 people living in and around Bien Hoa City .
The site is an agricultural island next to Dong Nai River in the Tan Van compound and next to the National Highway 1. The area immediately around the site is generally of industrial use and small rural villages for traditional handicrafts, pottery and ceramics. The site has an area of 45.24 ha.
Similar to Ho Chi Minh City , Tan Van is located in a tropical monsoon climatic zone divided into 2 distinctive rainy and dry seasons. The dry season is from December to April. The rainy season is from May to November. The average annual temperature is about 27.5 o C. The tropical climate with its consistent year round sunshine makes the Tan Van area suitable for many activities and uses the year round.
The other climatic indicators are as follow:
Predominant southerly winds from Feb to Sep.
Predominant northerly winds from Oct to Jan.
MASTERPLANNING AND LANDSCAPE
Design & Planning Orientation
The masterplan is guided by a set of core design principles, objectives and values to create a total environment that meet the needs of the client, users and governments, respect the local environmental and social contexts and aligned with the latest international best practices in planning and urban development. Some key design principles include:
Sensible Sustainability - Strike the right balance between development density, usage and environmental consideration to create a sustainable development over time through optimal land-use zoning, appropriate planning controls and the right kind of development strategy.
Attractive Environment - Ensure high quality of life for the users of the developments. This includes providing the right types of accessibility; access to green space and waterfront for recreation and rest; creating compact mixed-density, mixed-use environments that are vibrant while freeing up space for green open areas.
Good Viability - Add value to the investor and increase the project competitiveness. The proposals must be based on economically viable designs and parcellations. A strong and viable project will add value to the surrounding areas in Dong Nai and attracts more potential investments into the area.
Strong Identity - Create a strong image and character in the public imagination through appropriate architectural and iconic forms.
Following many rounds of reviews and analysis of the existing planning, development brief, contextual and site conditions, the following design objectives formed the basis for the conceptual masterplan :
Integrated Golf Resort - Maximise integration between urban area and golf course to create a seamless and complete resort experience and landscape;
Attractive & Vibrant Waterfronts - Create a civic waterfront that is Attractive, Accessible and Alive with activities;
Good Variety of Housing - Create a good residential mix of low-rise low-density villas with good views and high-rise medium density apartments with views and amenities;
Good Accessibility - Promote safety and minimise congestion through careful segregation of Pedestrian, Vehicular and Servicing access;
Landmark Projects - Create a memorable place through the design of ionic bridges, gateways, towers and special buildings.
Some technical figures
Natural land area : 451,847 m 2
Estimated number of users : 7,980
General construction density : 13%
Average number of floors : 3 floors, 12 floors and 35 floors
Green area and golf corse : 223.135 m2
Average per capita green trees for the whole site : 27.9 m2/person
Power supply : 1000kw/person/year
Water supply : 150 liters/person/24h
Average living rubbish: 1 kg/person/day
Green & Blue Plan
The Green and Blue Plan is based on the following set of objectives and urban design concepts which add environmental and aesthetic benefits to the developments as well as strengthen the island identity of Tan Van resort
Reinforce sense of “ Islandness " :
Safeguard view corridors from the island to the waterfront and vice versa;
Plant coastal trees and water-based landscape;
Bridge over water;
Create a vibrant and attractive waterfront plaza and coastal promenade;
Create ‘ island' platforms and boardwalks; and
Dam the Ong Dau canal to maintain consistent water level;
Enhance the “ Resort ” experience :
Create aesthetic treatment of the edges and boundaries between urban area and golf course e.g. terracing, “ haha” wall and water features to create a total ‘ seamless' resort environment;
Create a hierarchy of tree types for different routes and area e.g. canopy trees and columnal trees for the boulevards and scenic drive, and coastal trees for the waterfront area. This creates identity, aids orientation and improves the microclimate such as reducing effects of strong winds and provide shade for pedestrians;
Provide vertical green screening along the boundary to minimise views of surrounding industrial areas and to improve the microclimate such as reducing effects of strong winds in the golf course;
Golf course planning
Given the restricted site area available for the golf course (approximately 32 hectares), it has been agreed that an ‘Executive Length' type course is most appropriate to meet the project's aims. An Executive Length course can be generally defined as a course shorter in length and par than a regulation course, which also takes a shorter time to play. An alternate term for this type of course is ‘Precision Course', which may have more appeal in communicating the essence of good golf – precision of accuracy, length judgement, skill, cleverness, strategic thinking and the pursuit of error-free execution of shots.
The planned course has achieved a par of 68 and a length of 4680 metres in length. This par is slightly above the range of pars set out in the Project Brief (65 to 67) and within the range of lengths (4500 to 5000m).
The Tan Van Executive Golf Course comprises the following components:
18 hole course, with nines that return to the clubhouse allowing for two tee starts;
Multiple tees to allow the course to be played at differing lengths commensurate with each golfer's own abilities;
Lakes and wetlands internal to the course. These waterbodies generally serve multiple purposes, acting as drainage bodies for the surface stormwater runoff, as nutrient stripping ponds to clean the run-off water, as significant habitat locations for birds, fish and invertebrates, and as hazards for play of the course.
Additionally a number of lakes and wetlands are located at the perimeter of the golf course, between a number of golf holes and adjacent residential areas where they will act as buffers while providing enhanced water / golf views for the residents;
Driving Range as an ‘Aqua' range lit for night use. The central lake would also act as main irrigation storage lake. The development of a Golf Academy facility would utilise these practice facilities;
Practice Putting Green and Practice Chipping Green;
Clubhouse, sited to give good views over the course and the Dong Nai River , with car parking located in building undercroft;
Maintenance Centre, located to west of main entry road with underpass access to golf course;
Full length hard surface cart path;
Lighting to all 18 holes and practice facilities.
Length, width of planned paths & roads
Total length of the road system is 2,077m. Average width of main road is 14m, internal road width is 7m on average. Paths are of 2-4m wide. Total road width is between 13.8 – 64m.