South Bank in Turks and Caicos Islands arrives at a moment when residential development in the region is shifting toward a more considered, design-driven direction. Developed by Windward, the project spans 31 acres of waterfront, structured as a masterplan that brings together four distinct neighborhoods, each responding differently to its relationship with the water. From private dock residences to lagoon-facing villas and beachfront homes, the development builds a layered approach to coastal living that moves beyond the traditional separation of resort and private residence.
ARCHITECTURE
Within this context, Arc introduces a different architectural language. Designed by Piero Lissoni, the six-story building reworks the idea of a waterfront home through its Sky Villas, residences that carry the scale and openness of a private villa into a vertical format. Each unit extends outward through expansive terraces, integrating outdoor kitchens, pools, and planted areas, allowing daily life to unfold in direct connection with light, air, and the surrounding sea. The building itself steps back as it rises, maintaining a measured presence within a predominantly low-rise environment.
The project reflects a broader shift in how luxury operates in the Caribbean, where buyers increasingly look for architecture that connects directly to place, supported by infrastructure that allows for long-term use. South Bank integrates hospitality, marina access, and residential planning into a single system, shaping a community that functions beyond seasonal occupancy.
In the following conversation for DSCENE Magazine, Editor Katarina Doric speaks with Ingo Reckhorn about the thinking behind South Bank and the development of Arc. He discusses the collaboration with Lissoni, the evolution of the Sky Villa concept, and how Windward approaches masterplanning across diverse waterfront conditions. The interview also addresses the growing international interest in Turks and Caicos and how projects like South Bank contribute to a more deliberate, design-focused approach to building in the region.
How did the collaboration with Piero Lissoni begin, and what made his architectural approach the right fit for Arc at South Bank? – From the outset, our ambition for South Bank was to collaborate with an architect who fully understood the unique position of Arc within South Bank and who could bring a very distinct design perspective to the community. As a development firm, we enjoy pushing boundaries and questioning the status quo. When the opportunity arose to work with Piero Lissoni, it felt like a natural alignment from the first discussions with the entire team. Lissoni has tremendous experience in seamlessly integrating iconic architecture into larger existing environments. Arc at South Bank required exactly this sensitivity – gently blending a six-story condo building into the surrounding villa landscape. Arc is also Lissoni’s first completed project in the Caribbean, which made the collaboration particularly exciting for Windward. His work is defined by clarity, balance, and a timeless sense of design, qualities that resonate strongly with the vision we had for South Bank. What made his approach such a strong fit is the way his architecture responds to its surroundings. At South Bank, the relationship to the water, the light, and the openness of the landscape are fundamental to the experience of place. Lissoni’s design for Arc embraces those elements, creating residences that feel contemporary, elegant, and deeply connected to their setting.
Lissoni has tremendous experience in seamlessly integrating iconic architecture into larger existing environments.
What gap in the market or lifestyle offering were you aiming to address with this development? – What we saw in the market was a strong demand for waterfront homes that combine privacy, architecture, and lifestyle in a more complete way. Turks and Caicos has long been known for private villas and resort residences, but we felt there was an opportunity to bring those two ideas together more seamlessly. South Bank was conceived as a residential resort and marina community where people can truly live, not simply visit. Within that vision, Arc addresses a very specific gap by offering large, villa-scale residences in a vertical residential building set directly on the resort beachfront. The idea was to give owners the space, privacy, and comfort of a private villa, along with the elevated outlook of a multi-story condo building, while also connecting them to the amenities, services, and waterfront lifestyle of South Bank. Arc allows its owners and residents to experience the space and comfort of a private home in a curated and effortless architectural setting that is both contemporary and deeply connected to its surroundings.
How did Windward and Lissoni & Partners translate the island’s identity into the design of Arc? – At South Bank, the landscape, the water, and a palette of soft tones and natural materials shape the experience of the destination. With Arc, the intention was to express those qualities in a contemporary yet embracing way. In working with Piero Lissoni, the focus was on creating architecture that responds directly to its setting. The Sky Villas, as the residences are known, are oriented to capture sunrise views across the Caicos Bank and are designed with expansive terraces and large window openings that allow indoor and outdoor living to flow naturally together. The residences also feature generous outdoor living and lounging areas, including villa-like features, such as outdoor kitchens, gardens, pools or hot tubs, and outdoor showers. With each floor being slightly smaller than the one below, the building gently tapers to form an arc. The architecture is further softened through the use of timber slats, warm textured materials, and elevated landscaping on all floors. The result is architecture that feels calm and elegant, where the natural surroundings remain the dominant experience.
At South Bank, the relationship to the water, the light, and the openness of the landscape are fundamental to the experience of place.
Arc introduces the concept of Sky Villas with expansive outdoor living spaces on every level. How did the design team rethink vertical living to maintain the feeling of a private waterfront villa? – In Turks and Caicos, people typically experience the destination in one of two ways. They either stay in a traditional beachfront resort, where living is vertical and service-oriented, or they stay in a private villa, which offers space, privacy, and a more residential way of living. The idea behind Arc’s Sky Villas was to bridge those two models. The goal was to preserve the scale, privacy, and indoor–outdoor living people associate with a private villa, while translating those qualities into a vertical architectural form. By designing residences with generous proportions and strong connections to the surrounding water and landscape, Arc allows owners to experience the openness and comfort of a private villa, simply expressed in a vertical way.
South Bank includes four distinct neighborhoods, each with its own architectural language. How did you approach creating diversity within a unified masterplan? – From the beginning, South Bank was conceived as a master-planned community rather than a single architectural expression. The site offers a range of waterfront environments, from beachfront and ironshore to lagoon and marina frontage, and we felt the architecture should respond to those different settings. Each neighborhood was designed with its own architectural language and character. Arc introduces a contemporary, design-led expression shaped by Piero Lissoni, while other neighborhoods explore different interpretations of waterfront living. What was most important to us was ensuring that each neighborhood expresses a distinct relationship with the water that surrounds South Bank on all sides. The Boathouses offer a door-to-shore lifestyle, with private boat docks directly connected to the rear terraces. The Lagoon Villas evoke a Malibu beach house lifestyle, with elevated pools hovering ten feet above Turks and Caicos’ first beach lagoon. The Ocean Estate villas feature a serenity pool concept, with acrylic pool edges carved into the ironshore to create a true infinity-edge experience. At the same time, the masterplan provides a unifying framework. The relationship to the water, the scale of the homes, the overarching amenities, and the overall quality of design ensure that the neighborhoods feel distinct while still forming a cohesive community.
South Bank was conceived as a residential resort and marina community where people can truly live, not simply visit.
Biophilic living plays a central role in Arc’s concept. How did landscape, water, and climate influence decisions around materials, orientation, and spatial planning? – At South Bank, the natural environment plays a central role in shaping the architecture. Water, light, and climate all influence how people live here, so it was important that Arc respond naturally to those conditions. The building is carefully oriented to capture views across the Caicos Bank while maximizing natural light and airflow. The residences are designed to open fluidly between indoors and outdoors, allowing the surrounding landscape and water to become part of the living experience. Rather than separating the homes from their environment, the intention was to allow the architecture to work with it. Lissoni brings a distinctive perspective to his projects that extends beyond the architecture itself. As a celebrated product designer and art director for several leading Italian design-driven companies, he is deeply involved in interior design, furniture design and product selection. Details down to the bathroom fixtures, tiles, lighting and door systems were selected from his portfolio of bespoke designs, resulting in a highly cohesive overall concept that reflects the environment and landscape of South Bank.
How do you define luxury today in the context of Caribbean residential architecture? – Luxury today is much less about excess and much more about quality of experience. People are looking for homes that feel calm, private, and thoughtfully designed, where architecture works naturally with its environment. In the Caribbean, that means creating spaces that allow people to live comfortably with the landscape, with strong connections to water, light, and outdoor living. A sense of space and privacy is paramount. At the same time, buyers increasingly expect the infrastructure and services that allow them to use these homes effortlessly, whether they are spending a few weeks a year or are living there for longer periods. True luxury today is about balance: exceptional design, a strong sense of place, and a lifestyle that feels both relaxed and refined.
From the beginning, South Bank was conceived as a master-planned community rather than a single architectural expression.
How important is hospitality integration in shaping the long-term value and identity of residential developments like South Bank? – Hospitality integration is extremely important because it elevates the experience of ownership while also supporting the long-term value of the development. Today’s buyers are looking for more than just a home, they want a lifestyle that feels effortless and well supported. At South Bank, the residential and hospitality components were designed to work together from the outset. Owners have access to services and amenities, such as concierge services, dining, wellness, and marina facilities, all professionally managed through the resort. That combination allows residents to enjoy the privacy of a private home while benefiting from the infrastructure and service culture of a world-class resort. Over time, that integration helps shape both the identity of the community and the long-term value of the homes within it.
This project arrives at a moment of growing global interest in Turks and Caicos. How has the international buyer profile evolved since the project launched? – When we first began developing South Bank, the Turks and Caicos Islands was already well established among North American buyers, particularly from the United States and Canada. What we’ve seen over the past several years is the buyer profile becoming increasingly international. Today, we’re seeing strong interest from the UK, Europe, Central and South America and other global markets, with buyers who are looking for more than just a vacation property. Many of them are globally mobile buyers seeking homes that combine thoughtful architecture, waterfront living, and a high-quality lifestyle environment. That interest reflects the broader appeal of the Turks and Caicos Islands today. The islands combine political stability, strong international accessibility, and a lifestyle that resonates with buyers who are looking for both personal enjoyment and long-term ownership.
True luxury today is about balance: exceptional design, a strong sense of place, and a lifestyle that feels both relaxed and refined.
How do you see South Bank influencing future architectural and residential development across the Caribbean? – I think developments across the Caribbean are increasingly moving toward a more thoughtful, design-led approach. Buyers today are very sophisticated, and they expect architecture, planning, and lifestyle to work together rather than being treated as separate elements. With South Bank, we set out to create a master-planned waterfront community where architecture, landscape, and hospitality are carefully integrated. Each neighborhood has its own identity, but they all share a commitment to quality design and a strong relationship with the water that defines South Bank. Arc in particular will set a new standard in design and build quality for the region, reflecting the holistic design approach Piero Lissoni has brought to the project together with Windward’s commitment to delivering it. If South Bank has any influence on the region, I hope it encourages a greater emphasis on design, long-term planning, and developments that feel authentic to their environment. Ultimately, the most successful projects in the Caribbean will be the ones that respect their setting while creating places where people genuinely want to live and be a part of a wider community.
See more about the project here.
Read the interview with Piero Lissoni on ArchiSCENE.
