Terraced Housing in Takapuna - North Shore City
Fast facts
Location: Takapuna, North Shore City, Auckland
Construction: 2002-2003
Owner: Manson Developments
Design: Jensen Chambers Young Ltd
Case study researcher: Sarah Lindsay, North Shore City Council
Key statistics
Site area: 3218 m2
Density: one unit per 178.8 m2 of land
Number of units: 18 terraced units
Average size of units: 184-292 m2 inclusive of garages and decks
Project cost: $7,200,000 approximately
Photo:
View from corner of Hurstmere Road and
The Promenade.
Photo:
Hurstmere Road elevation.
Photo: View of communal open space at rear.
Photo:
Elevations.
Introduction
This development is on the fringe of the commercial centre of Takapuna, on Auckland's North Shore.
Regional policy initiatives to deal with population growth encourage intensification close to new or existing town centres. High quality, more intensive forms of housing located in and around such urban areas is an essential ingredient of this policy. This development provides a good example of how these initiatives can be implemented.
The surrounding area includes a mix of commercial development and standard residential properties.
With the zoning of the site allowing for intensive residential housing, the form of the chosen development acts as a buffer between the CBD to the south and the more traditional detached suburban housing to the north.
As a result of good design and a high quality of construction, the development makes a successful contribution to its immediate environment.
Design process
The site is an amalgamation of five smaller sites that previously contained a car park and standard residential dwellings, which were in a poor condition. The developers decided to re-develop the site with a medium-density residential development. They were keen to use a terraced house typology. Several protected trees and a five-metre front yard requirement were factors which helped determine the building envelope.
The architects invested time and care into developing an appropriate terraced house form. Based on an Australian model, the architects pared back and refined the design to suit both the specifics of this site, which is located close to the beach, and the New Zealand lifestyle.
As a result, the units have been designed to be more open than traditional terraced houses. Each unit has a double aspect, facing both the street and the inner communal courtyard. The arrangement of the units around the site perimeter provides a good relationship to the street while also allowing for generous communal open space within the site.
Each unit has private open spaces along the street frontage. Car parking for the units was designed to fit with the existing site contours, so garages are at the lower ground level and accessed from the interior/courtyard of the development.
Although the main ridgeline of the proposed development did not exceed the 10-metre limited discretionary height limit, the original proposal, as lodged with the Council and notified, included a turret to mark the corner of the development (and the street corner). The turret extended the building height to approximately 12.2 metres above existing ground level.
Because a number of submitters raised concerns about the height of the proposal, the developer and architect addressed these by modifying the design of the corners to fall within the 10-metre height limit.
Urban design issues
The design issues addressed in this development include:
- providing high quality, medium-density housing close to a town centre
- adapting the Paddington-style terraced house type to a sloping corner site that faces both the street and the beach
- designing contemporary urban accommodation suited to its location at the edge of the CBD and adjacent to existing low-density residential development
- retaining three large, existing trees
- successfully addressing two principal street frontages
- providing the required two car parks per unit without interfering with the built form and street relationship.
As the population of New Zealand's cities continues to grow it is essential that intensification is concentrated in and around town centres.
Ensuring there is well-designed, more intensive housing close to town centres contributes to sustainable and successful urban development by:
- decreasing the need to travel long distances to employment, or to purchase essential goods and services
- reducing sprawl, and congestion
- allowing people living in such locations to use realistic alternatives to a car to travel to their destinations. Instead they can walk, cycle or take public transport.
Providing a variety of high quality, intensive housing choices which are well suited to our lifestyle and climate is one of the current challenges facing urban designers, architects and planners working in New Zealand.
Evaluation - urban design principles
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Context |
The site is located just on the fringe of Takapuna CBD. This development offers medium-density housing close to the largest town centre in North Shore City, reinforcing regional policy initiatives to address population growth and intensification close to town centres. Additionally, the development complements the style of the commercial/café environment across the street. |
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Character |
The units have been designed as four-level terraced houses that positively address the street. The design typology allows for higher density residential accommodation in a sensitive transitional location. The development as a whole is designed to a high standard. It creates a landmark on the street and responds well to the sloping site and adjacent developments. The units are well articulated and detailed with terrace and balcony features along the full frontage and dormer windows in the roof space. The building is well made, is of solid construction and has used local materials. The building displays a strong local identity in its character. It has a good relationship with the street, responds well to the unique site and to the wider local environment. Particular elements of architectural design and detailing include:
Front yard requirements necessitated a building setback of five metres, therefore the outdoor living courts as required by the North Shore District Plan are provided along the street frontage of the units. |
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Choice |
The development provides 18 terraced housing units on a corner site. While this is a specific built form, it provides a transitional buffer between the urban centre immediately to the south and the suburban residential zone to the north. Importantly, it offers an alternative to a standard residential dwelling for people looking for a low maintenance lifestyle close to shops and the beach. |
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Connections |
The development has been designed to relate to and connect with its immediate environment. The units are terraced and the development as a whole has been designed to respond to the corner site. The development forms a perimeter block with the units facing out to the two streets and the right-of-way that surround the site on three sides. Takapuna town centre is within easy walking distance. Regional connections are good as the development is well connected to the road network and a good bus service is available in close proximity. |
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Creativity |
This development adapts a terraced housing typology from Australia to meet the New Zealand way of life and the particular site context. The perimeter block with car parking and communal open space within a courtyard is not a form of development commonly seen in New Zealand. |
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Custodianship |
The site contained a number of protected trees including a very large Silky Oak; this became one of the determining factors of the building form. By massing the buildings around the site perimeter, a sheltered communal open space which included the oak tree was created towards the centre of the site and away from the street. The natural contours of the site, which were higher around the perimeter, allowed for the car parking under the units. This meant that they are neither visible from, nor interfere with, the development's relationship with the street. |
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Collaboration |
The developer employed quality architects Jensen Chambers Young. They worked closely with the Council to produce this typology that complemented the site and the local environment. The project did not involve public consultation in the design process other than that which is required by the Resource Management Act. |
Lessons learnt
By employing a skilled designer, the developer has produced an outcome that has been profitable and that also makes a positive contribution to the urban environment.
North Shore City's District Plan provides for medium-density housing in this location on the fringe of town. Apparently there have been some complaints from residents in this area about the noise from neighbouring bars and restaurants. This highlights the need for a high standard of acoustic privacy within developments of this nature.
Potential reverse sensitivity - that is, businesses being inhibited as a result of residents living close by - is an issue that must be carefully considered and addressed at the outset of any residential project within or close to a mixed use area or town centre.
Value gained
Economic benefits
Marketing went exceptionally well and all units were sold over a period of two months, about eight months before the project was completed. Subsequent to the completion of the development the re-sale value of the apartments increased significantly. While this has been driven in part by demand, the developer's investment in the design and construction quality has been a major contributing factor.
Social benefits
For the residents:
- high-quality housing close to necessary and desired town centre facilities.
For the community:
- increased residential population means greater support for local businesses and services
- greater housing choice to suit differing lifestyles
- brings vitality to Hurstmere Road precinct.
Environmental benefits
The development achieves a balance between successful built/urban form and preservation of existing natural features (contours, trees). It also contributes to town centre intensification, thereby potentially helping to reduce sprawl.
For local businesses and employees, housing close to their place of work reduces travel time and road congestion.
Comments
The developer is very happy with the outcome of this project, in terms of both the built form and fiscal return.
The development is generally well regarded by a number of groups and individuals in the community for its contribution to the Takapuna town centre.
