Brochure Flat Point Antigua

EMERALD COVE Propertis 1 and EMERALD COVE Properties 2
DESIGN AND ARCHITECTURE FLAT POINT LTD
(EMERALD COVE GROUP)

1 GENERAL

The following description refers to architectural works for the “EMERALD
COVE Properties 1 and EMERALD COVE Properties 2” tourist complex
(here after Residences), a part of the EMERALD COVE RESORT at
Antigua.

In detail the Residences include the following buildings:

V1 Plaza
S4 Marina
S6 Restaurant a la carte
S7 Pool club
A5/A6 Deluxe multiple villas
B1 Double villas
B2/B3 Deluxe villas
C5 a C7 Single level deluxe villas
D1 a D5 Apartments in two floors buildings

The Residence in the general plan of the development

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2 DESCRIPTION OF WORKS

The development is carried out in two stages. The first one, together with
main roadways, infrastructures, parking areas and swimming pool, includes
the following buildings:

V1 Plaza 1
S4 Marina 1
S6 Restaurant a la carte 1
S7 Pool club 1
A5/A6 Deluxe multiple villas 2
C5 Villas 4
C6 Villas 3
C7 Villas 1
D1 Apartments 3
D2 Apartments 2
D3 Apartments 1
D4 Apartments 2
D5 Apartments 1

The second, completing the Residences, include the following buildings:

B1 Double villas 6
B2 Deluxe villas 1
B3 Deluxe villas 1
D1 Apartments 4
D2 Apartments 2

for a total of 37 buildings.

Re-new of the existing sailing compound annexed to the S4 “Marina building
and the setting up of all common areas planting local species and tropical
palm trees to adorn roadways and areas around the pool.

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The Residences. - First stage: colored buildings – Second stage: not colored buildings

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To ensure the proper function of the complex, the following works will be
accomplished:

Main roadways for the Emerald Cove Complex

The main road crossing the resort will be paved.

A checkpoint at the entrance to the resort from the public road will be
installed.

Golf course

The first nine holes will be carried out. These will be completed with
an additional eighteen holes course, subject to emission of concession
by local authorities.

Infrastructures required by the Residences

S12 “Service Building” building for the water treatment plant.

Quarters for stand by electrical power generator.

Water reservoirs containers, placed out of sight, or eventual artificial
lakes.

As integration to the local water supply, an eventual desalination plant,
prior to local authorization, is foreseen.

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3 FINISHINGS AND WORKMANSHIP

The following specifications gives a general indication of building
design, material types and finishes applied to the Residences.

All jobs are carried out by high workmanship and as specified in the
working drawings.

Alterations and changes may be applied by the Architect, where
needed to achieve the best result in the execution of works, in
accordance with the Owner and the contractor.

The Architect and the Architectural Committee Consortium must
approve materials used for finishes.

3.1WET TRADES

GENERAL

All structures and concrete works are carried out as structural
engineer’s specifications and working drawings, as approved by
local authorities.

All building structures are carried out, part in concrete
(foundations, columns, beams, and slabs) and part in concrete
brickwork. Timber structures for roofs, some verandahs,
balconies and pool decks.

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WALLS AND LININGS

All perimeter walls and internal partitions are in 8/12/20
cm. wide cavity concrete brickwork as indicated in working
drawings.

Perimeter and between properties walls in 20 cm. cavity
concrete brickwork rendered on both sides to a 25 cm finished
thickness.

Internal partitions in 8 cm cavity concrete brickwork rendered
on both sides to a 12 cm finished wall.

Where necessary to close installation ducts, gypsum panels is
used.

Local limestone is used for exterior walls and partially for some
building’s facades, as indicated on working drawings.

Where exterior walls of building are partially or totally under
ground level, they are waterproofed with asphalt impregnated
felt as specified in working drawings.

Chase formation on brickwork and concrete work are carried
out under Job Supervisor’s instructions.

In particular cases, for design or decoration needs, partition or
lining panels in noble timbers are foreseen.

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PAVING – LINIGS

Generally selected ceramic tiles with high abrasion resistance ere
used for interiors and terraces al ground level. They are bedded
with care and quality workmanship to obtain perfectly leveled
floor, following working drawing schemes or as indicated by the
Architect.

Other flooring is in well seasoned, weather proof and anti-termite
treated, timber staves, in local limestone for some areas and in
terrazzo in-situ paving as for the Plaza.

APARTMENTS (D1 TO D5 BUILDINGS)

D2 type building

• All rooms and lobbies: in clear colors selected tiles
(white) “GRANITI & FIANDRE ” type, or similar, in large
formats.
• Bathrooms: tile paving in 20 x 20 cm selected “GRANITI
& FIANDRE” type, or similar, in clear colors laid to a
design. Lining in 20 x 20, 10 x 10 and 5 x 5 cm selected
tiles, laid to a design up to 2,00 m and finished with a
colored decorative fillet over the last course.

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• Kitchens: Paving as other rooms, lining in 20 x 20 cm
selected “GABBIANELLI” type, or similar, in clear colors
behind the cooking areas. Other walls rendered with paint
finish.
• Exterior walls: Rendered save for parts to have limestone
finish.
• Interior walls: Rendered with paint finish.
• Porches, verandahs, terraces and balconies: at ground
floors in tiles like rooms and lobbies. Upper floor levels in
timber staves save some parts, over slabs, as below.

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SINGLE LEVEL DELUXE VILLAS (C5 TO C7 BUILDINGS)

Indicative layout for C5 type villa

formats.
tiles, laid to a design up to 2,00m and finished with a
colored decorative fillet over the last course.
selected “GABINELLI” type, or similar, in clear colors
finish.
finish.
• Porches, verandahs, terraces and balconies: in tiles like
rooms and lobbies.
• Entrance steps: in local limestone.

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DOUBLE VILLA (B1 BUILDING)
DELUXE VILLAS (B2 AND B3 BUILDINGS)

Indicative solution for B2 type villa

formats.
colored decorative fillet over the last course. The master
bathrooms are furnished with JACCUZZI type bathtub
with hydro massage.
finish.
finish.
rooms and lobbies.
• Pool deck: pickled teak (or other hardwood) staves,
weatherproof and anti termite treated.

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DELUXE MULTIPLE VILLAS (A5 AND A6 BUILDINGS)

• Living rooms: in clear colors selected tiles (white)
“GRANITI & FIANDRE ” type, or similar, in large
formats with teak or other hard wood inserts as in working
drawings.
• All other rooms and lobbies: in clear colors selected tiles
formats.
colored decorative fillet over the last course. The master
bathrooms are furnished with JACCUZZI type bathtub
with hydromassage.
finish.
finish.
rooms and lobbies.
• Pool deck: pickled teak (or other hardwood) staves,
weatherproof and anti termite treated.

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MARINA AND a la Carte RESTAURANT (S4 AND S6
BUILDINGS)

• The Marina building floors are in clear colors selected
tiles (white) “GRANITI & FIANDRE ” type, or similar,
in large formats. Toilets in 20 x 20 cm selected “GRANITI
design
• The dining area of the restaurant has tile paving in selected
“GRANITI & FIANDRE” type, or similar, in large formats
and clear colors laid to a design, with decorative inserts
in similar tiles but colored “turquoise”, as in working
drawings and other indications given by the Architect.
• All sills (borders in balconies, Terraces, changes of levels,
etc.) in the building are in local limestone or in selected
prefabricated cast-stone in light colours.

PLAZA – ARCADES (V1 BUILDING)

• The dining area of the restaurant has tile paving in selected
“GRANITI & FIANDRE” type, or similar, in large formats
and clear colors laid to a design, with decorative inserts
in similar tiles but colored “turquoise”, as in working
drawings and other indications given by the Architect.
• The salon of the bar has the same finishing.
• All sills (borders in balconies, terraces, changes of levels,
etc.) in the building are in local limestone or in selected
prefabricated cast-stone in light colours.

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• Shops have the same paving in large formats as in the
restaurant and bar but without decorative inserts.
.

View towards the sea from the arcades

• Arcades paved with selected tiles like the restaurant but
with a different shade of color, highlighted with a rose-
window decoration at the center of the entrance hall.
All sills in this area will be as previously specified and a
skirting of the same material, 15 to 20 cm high, runs at the
base of all walls and columns.
• Along the perimeter of the arcades, in the plaza looking
towards the sea, seats alternated with flower cases in local
limestone or prefabricated cast-stone are foreseen.

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• Columns in the arcade are in rendered brickwork shaft base
and capital with plaster decorations as in working drawings.
Masonry portals, with arched doorway and gabled top,
on the entrances from the plazas towards the sea and the
roadways are foreseen.
• The entrance plaza from the road, forming an octagon
between the two wings of the building, are paved with
stone slabs in two shades of color in a cross design with a
central cast-stone fountain as in working drawings.
• The “Belvedere” plaza towards the sea has a terrazzo
paving with inserts in colored marbles o glass to form a
sundial design as in working drawings.
• The terrace lope, facing towards the sea from the plaza, is
composed of a series of local limestone blocks, 30/40 cm
high, positioned to form descending arches spreading out
from the plaza, containing grass planted sloping ground.
• Exterior walls above the plaza level have paint finish over
rendered brickwork. Below this level all walls are finished
in stonework.
• Market, offices and service areas have tile paving in selected
20 x 20 cm “GRANITI & FIANDRE” type, or similar, tiles
in clear colors.
• Parking areas and roadways in the premises have concrete
slab paving.

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POOL CLUB (S7 BUILDING)

• The salon /bar has tile paving in selected “GRANITI &
FIANDRE” type, or similar, in large formats and clear
colors laid to a design, with decorative inserts in similar
tiles but colored turquoise, as in working drawings and
other indications given by the Architect.
• The solarium has a terrazzo paving with inserts in colored
marbles o glass forming colored rays as in working
drawings.
• Service areas have tile paving in selected 20 x 20 cm
“GRANITI & FIANDRE” type, or similar, tiles in clear
colors.
• Swimming pool is in concrete structure with different
levels and shapes to meet needed requirements. Inner
lining in synthetic resins fabric in hues to enlighten the
tropical surrounding colors. Pool brim and nearby areas,
excluding the solarium, are in local limestone. Away from
the borders, paving may be alternated with lawn areas.

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3.2 DRY TRADES

ROOFS

Generally they are pitched, with simple or broken slops, in some
cases with dormers, as indicated in working drawings with
timber frame structure.

All timber used is treated against termites and on visible parts
have paint finish in colors specified by the Architect.

Over the rafters roofing is as follows:

• Plywood roof boarding with false paneling finish face in
sight
• Vertical spacer fillets
• Nailing strips
• Felt underlay
• Shingle, or shingle face panel roofing in redwood or
greenwood

Roofs conform to good workmanship and are completed with all
necessary gutters, headers, down pipes, valleys, flashings etc.

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OUTFITTING – JOINERY

All doors and windows are as specified in the Window and Door
schedule. They are in hardwood treated against woodworms,
termites and weather, paint finish in more coats unless otherwise
specified.

• Doors with solid timber frame; leaf generally have a fixed or
movable louver panel with timber blades unless otherwise
specified in the Window and Door schedule.
• Windows, with solid timber frame, have glazed hinged or
fixed panels, some with timber louver and blades panels.
• Large French sliding windows in the living rooms have
aluminium frame and safety glass panes.
• Windows in services, kitchens, and generally in rooms
without air conditioning don’t have glazed panels but
timber louver blades with a mosquito net panel.
• All furniture and ironmongery is weather treated for
tropical climate and of first quality.
• Removable ceiling wood panels, treated against termites
and woodworms, are foreseen where specified in working
drawings to hide mechanical equipment for air conditioning
and ventilation.
• All room, unless otherwise specified, have hardwood
termite and woodworm treated skirting boards.

17


BALUSTRADES – HANDRAILS

Generally balustrades are in hardwood, in modular panels, as in
the drawings, and indicated for each building type.

They are woodworm, termite and weather treated and finished in
many coats of white and turquoise paint.

METALWORK

Where in some cases, as specified or requested by the Architect,
balustrades are in metal profiles, they will be correctly treated
against weather and paint finished.

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3.3 MECHANICAL SYSTEMS

AIR CONDITIONING

• Apartments and villas have proper condensing units
positioned outside the buildings and indoor horizontal
recessed handling units, positioned over the ceilings of
lobbies. They are zone controlled though thermostats in
living and night areas of each apartment or villa or/and by
a remote controller.
• The Plaza building, which includes Restaurant, bar, offices,
shops, apartments and market, has different air-conditioning
solutions.

3. The market has a “split system” with exterior
condensing unit and interior ventilation unit with air
supply, return and exhaust ductwork.
4. For the apartments and offices the same installations
previously described.
5. Restaurant kitchen has a fresh air supply system,
registered to a fixed temperature, to replace the
expelled air by the exhaust hood. Air is distributed,
through ductwork, by a handling unit.
6. For the restaurant and the bar no air-condition is
foreseen.
7. Shops are not air-conditioned but are, however,
predisposed for and eventual installation by owners.

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PLUMBING – DRAINAGE

All buildings have first quality materials. Cold and hot water
piping are in galvanized steel or in polyethylene.
Hot water production obtained with electrical boilers for each
bathroom in the apartments and for each unit in the villas placed
in out of sight.

All drainpipes are in high-density polyethylene up to each
building’s drop manhole.

Sanitary fitments are of prime producers and quality, complete
with faucets and accessories for their proper use.

• Bathtubs are generally 1.70 x 0,70 m though in same cases,
as for the villas, these can be “JACUZZI” type, with or
without hydro-massage.
• Ceramic showers, fit to carry glazed shower boxes, are
generally 0,90 x 0,90 m recessed or top mounted. In some
cases, where space allows it as in some villas, these can be
larger size.
• Washbasins for apartments, villas, and toilets in the
restaurants, are recessed mounted on ceramic tiles or
“corian” type tops. In service areas, offices, shops and
market they will be wall mounted.
• Faucets in fitments are chromium plated mixer type with
automatic deviator. Showers have moveable spout on wall
mounted vertical rod and foot shower spouts.

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3.4 ELECTRICAL

ILLUMINATION AND POWER SOCKETS

Lighting in rooms is ensured by use of appropriate types of
fixtures to satisfy functions and ambient.
Generally fixtures with fluorescent low consumption lights are
preferred for common areas and those places where continued
illumination is needed. Incandescent and/or halogen lights are
used for living quarters.
Light switches are positioned ergonomically in the most suitable
positions for a simple management. In some cases dimmer
switches are foreseen to regulate the light intensity.

Power sockets are positioned, considering position of furniture,
to be easily accessible; they are multi standard type to make them
fit for the most common plugs used locally.
Power supply is generally 230V with 60Hz frequency, though
some 230/110 V transformer equipped sockets are foreseen.

All installations run in chase formations and shafts so as to be out
of sight as much as possible.

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TELEPHONES

Each living units, and wherever this function is needed, is supplied
with telephone sockets deriving from an operator controlled
(reception) main telephone switchboard able to offer the following
services:

− Interphone communication in the Residence through local phone
numbers.
− Personal telephone numbers for the incoming calls.
− Possibility to make outgoing calls to any destination.
− Reception of messages.
− Room services (laundry, restaurants etc.) activated pressing a
clearly identified icon on the keyboard.
− Privacy control on night calls incoming from within the
Residence.
− Wake up call with alarm on no answer.
− Hold on message and “don’t disturb” function.
− Appointment reminder.
− Costs and charges of phone calls.
− Numerical password to unable calls.

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SUPERVISING SYSTEM

The system aims to better customer service, providing a complete
and wide range of possibilities of control and efficiency, ensuring
a high level of comfort and security.
It also contributes in power saving and to considerably reduce
costs of management.

It can also be interfaced with the computer that oversees
technological implementations allowing operators to have
full information of any possible event that may occur in the
complex.

This system can ensure the following functions:
− Control all alarms in the buildings as fire alarms and others.
− Automatic service call, interruption of power supply for
vacant units, forwarding messages through TV screens.
− Possibility of Web-Cam monitoring interior areas of buildings
and/or their premises.
− Possible remote Internet connection to the Supervising System
to access the above services from anywhere in the world.
− Consumption quantification (water, electricity, telephone,
etc.) is visible on a predefined TV channel.

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TELEVISION

Each living unit is furnished with at least one TV antenna socket;
signal is received by a centralized antenna and distributed
through an underground cable network to all units.

This implementation allows the view of at least one set of national
and international channels, some local channels and let all users
have access to PAY TV.

An additional channel dedicated to events and information
relevant to the resort is foreseen.

INTERNET DISTRIBUTION

Internet access is guaranteed to all buildings by an on the air
wide band service accessible with Wi-Fi technology.

SMOKE DETECTORS

All buildings have smoke detectors and fire alarm push buttons
to minimize possible hazards.
All alarms are signalled in the control room of the Supervising
System, housed in the Plaza building.

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GROUNDING AND LIGHTNING PROTECTION

All buildings have a grounding ring around the perimeter of its
foundations. Where ever need, by local codes and regulations,
a Faraday cage protection for lightning connected to this ring is
foreseen.

STREET AND EXTERIORS LIGHTING

Illumination along the main roadways is obtained with 240V /
400W light bulbs, mounted on out starching arm 6,00 m high
lampposts.

Walkways, and where needed to illuminate garden areas, single
pole type 1,00 m high or wall mounted type light fixtures are
foreseen.

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