My third settlement upload. Thank you so much for the kind messages on my prior ones: Starlight Drive In Trading Hub And Settlement and Nordhagen Beach - A Tough Thriving Community.

For this settlement I wanted to create a water trading hub. Given the value of purified water it needed to be defendable. Leaving the road that passes through the build area open for commerce meant that the remaining settlement area is fairly compact and much of it is taken up by the house itself. The house is pretty beat up. It seemed ridiculous that in 200 years no-one had bothered to fix it - so I did. 

Housing settlers in the adjacent boathouse with just rows of bunk beds looked pretty miserable so I created a hostel/emergency shelter/internment camp feel to it.

I then added a more substantial dock system and turned the wasted water buildable area into something functional and in keeping with the flavor I was going for. 

There are over 1,000 objects used in making this settlement. I had to stop there as I felt that the small fps drops I was getting in build mode would have become worse with more objects being handled. I mention below that the Better Stores mod does not appear to be downloadable. If you don't have it already and can't get it then you may have to add some additional food resources. This settlement uses one fishing boat and a butcher station from that mod.  Shouldn't be a big issue but I'm mentioning it because I don't want to disappoint anyone. 


There will be many mods listed in the required section. The ones that relate to structures I'd say are obviously essential.  The ones that are more for decoration perhaps not so much.  I do love all the mods that are listed. They really give the variety of choices needed to make something like this. I don't have issues or conflicts with them. But I do manually override Loot's load order by making sure that all Workshop Rearranged related entries are below all other workshop mods.

Steps to get the full effect of this Settlement.
1) Get the mods needed
2) If the area hasn't been cleared of the original assets - then clear all the big stuff. You  may end up with duplicated objects after the transfer, but it shouldn't be a problem.
3) Important: When you use the Transfer Settlement Holotape import function make sure that you check the box for Import Original Items (not built by player). If you don't do this then any original items I moved will not end up where I moved them to.
4) Note that my taste in "artwork" is personal choice. You certainly don't need the related mod. The ones you may see in the images are replacers so without the same mod setup the same way you'll just have whatever your equivalent pictures are.

Absolutely Necessary Mods

F4SE (This is an off-site link)
Transfer Settlements
HUDFr

I personally use the SKE framework for several of the mods below that support it. Sorry but I am no expert in helping setting these up. 

Necessary Structure Mods

Alternate Settlements  Grab both versions 1.1 + 1.2
Buildable Barricades and Guard Posts
Buildable Burning Campfires and Fireplaces
Office and Store Buildings
Passive Water Resources 
Place Everywhere
Scrap Everything
Settlement Objects Expansion 
Settlement Supplies Expanded
Snap'n Build
Snappy HouseKit I'd recommend grabbing the DLC stuff for this one. Awesome mod. Takes a bit to figure out how to use some of it but worth it!
Starlight Drive-In And Diner - Lighting - Original v2.0
The Kuro Tab The Structure pieces in this mod are Epic! Be careful with some of the decoration pieces. I have a hard time deleting a few of them (no problem ones were used in the settlement)
Thematic and Practical
Water Sources Expanded 
Workshop Rearranged Make sure that you also grab the Workshop Rearranged Patch Pack

Recommended Decorative Mods

Adult magazine billboard and posters (personal taste)
Advanced Workshop Food Harvesting
Armor and Weapons Keywords Community Resource
Atom Bomb Pinups Paintings (personal taste)
Better Ammo Boxes
BetterStores GER (I have the German version cos the English one was under review - now I see the German one is too so if you don't have this already you'll loose a couple of posters) NBD
CREAtive Clutter
Crimsomrider's Unique Furniture DLC Edition (read mod to see which if any patch you might need)
CWSS Redux v2 Craftable Working Showers Sinks Baths Toilets
Dino's Decorations
Do It Yourshelf
Eow Pre-War Books Retexture
Gruffydd's Signs and Posters
Gruffydd's Signs of the Times
Illuminated Billboards - Lighting - z All In One
Immersive Vendors300-EN
Just some Curtains and Rods v2 & v2a
OCDecorator - Static Loot
Old World Plaids
Pictures Of Remembrance
Radio Model Replacer
Retextured Chems
Retextured First Aid Kits
Robot Model Kit 2k Retextures and Collectible Boxes (This mod will make the Robotics store look its best - Totally love this little mod.)
Settlement Markers
Signs of the Times - Posters - SotTP 1.3
Vending Machines -Lighting - Main
Videos of the Wasteland Be sure to get the Starlight Drive In addon pack if you want the screen to be fixed
Working Table Lamps
Workshop Decorations Pack

Finally I just want to say a huge thank you to all of the authors of the mods I'm using. Thank you for your hard work. Thank you for providing new and inspiring ways to extend the life of a great game.  Your creativity inspires me.  I'm running around 180 mods - many of course not needed for this - and love what each of them brings to the experience.