Residential villas; residential apartments; hospitality; retail and supporting amenities. Quantities and GFA are subject to the approved feasibility schedule.

Upper-upscale destination product targeting primary and second-home purchasers.

Prioritise efficient plans, marketable views, privacy, practical servicing and repeatable structural grids.

Optimise structural spans, façade repetition, basement extent, infrastructure lengths and specification without weakening the agreed product positioning.

Arrival sequence, principal public realm, premium frontage, signature amenities and customer-facing spaces.

Land, finance, taxes and developer overhead unless expressly included in the approved cost plan.

Design the scheme for logical, independently operable phases aligned with infrastructure, sales absorption and capital deployment.

Survey confirmation, authority feedback, infrastructure capacity, operator input and client design-gate approvals.

Allow ten working days for major stage submissions unless agreed otherwise.

Contemporary, climate-responsive architecture rooted in the destination context and material palette.

Reference projects are directional; the consultant must develop an original solution appropriate to the site.

Create a legible hierarchy of arrival, streets, pedestrian routes, landscape spaces and destination amenities.

Optimise premium views without compromising privacy, overlooking controls or coherent public realm.

Use locally appropriate, durable and maintainable materials supported by lifecycle considerations.

Provide inclusive access throughout the development in accordance with applicable codes and good practice.

Integrate wayfinding, addressing and signage into the masterplan and public-realm strategy.

Amenities must support the customer proposition, operating model and phased population.

Coordinate back-of-house, servicing, waste, security, maintenance and operator access from concept stage.

Adopt efficient, repeatable structural systems coordinated with product planning and future flexibility.

Develop coordinated, maintainable systems sized against the approved development programme and phasing.

Resolve road hierarchy, emergency access, servicing, parking, pedestrian priority and micromobility.

Use climate-appropriate planting, efficient irrigation and a landscape hierarchy aligned with the operating budget.

Comply with applicable fire, civil defence and emergency-access requirements.

Provide concealed, accessible collection and service routes appropriate to each asset type.

Coordinate backbone infrastructure, telecom, security and smart-development requirements.

Prioritise passive design, energy and water efficiency, responsible materials and measurable operational performance.

Protect environmental constraints and coordinate any marine or coastal works with the relevant approvals.

Demonstrate safe access, replacement strategy, cleaning, maintenance and whole-life considerations.

Lead the appointed discipline from due diligence through construction support, coordinate all required interfaces and maintain compliance with the approved development brief.

Review information issued, identify gaps, validate assumptions and issue a constraints, opportunities and information-required report.

Options, selected concept, area schedules, compliance matrix, design narrative, preliminary technical strategies, cost-check information and presentation material.

Coordinated plans, sections, elevations, schedules, technical strategies, authority material and updated cost information.

Fully coordinated design information suitable for tender, authority approvals and client technical review.

Respond to tender queries, review technical submissions, support bid evaluation and incorporate agreed clarifications.

Review submittals, respond to RFIs, attend agreed inspections, review samples and protect design intent.

Review as-built information, defects, operating information and completion requirements within the appointed scope.

State all exclusions and services by others in the consultant proposal; silence will not transfer assumed responsibilities.

Use the client's agreed coordinates, naming, exchange formats, model detail and common-data-environment requirements.

Concept report and presentation Area, unit and planning compliance schedules Plans, sections, elevations and key details Design and technical narratives Cost-check information Authority submission package BIM/CAD models and drawing register

All submissions must be internally checked, coordinated, revision-controlled and accompanied by a response-to-comments register.

Each stage must explain the proposal, compliance, changes, unresolved matters, risks and decisions required.

Maintain a live GFA/BUA, saleable/leasable area, unit/key, parking and land-use schedule throughout the appointment.

Do not develop an option beyond the agreed gateway without written client direction.

Progress, deliverables, programme, decisions, risks, change and commercial status.

Brief approval; option selection; concept approval; schematic approval; detailed design freeze; tender approval; IFC approval.

No change to approved area, product, cost, programme or quality assumptions without a documented change request and client approval.

The consultant shall prepare, coordinate and track submission information within its scope and support authority meetings as required.

Maintain an interface register and coordinate all appointed disciplines, operators, authorities and client workstreams relevant to the design.