Ngāti Whātua Ōrākei Kaumātua Housing

PROJECT SUMMARY                                                                                              

The project includes eight (additional) two-bedroom homes on 11-18 Atareta Street (LOT 100 and LOT 17 Kupe Street), Ōrākei, Auckland. The site, owned by Ngāti Whātua Ōrākei Trustee Limited and managed by Ngāti Whātua Ōrākei Whai Rawa Limited, forms part of the wider Marae context.

The project was to provide housing for Kaumātua; a status within the Māori community held by respected elders who have been recognised for their contribution, leadership, knowledge and protection of the Whānau (extended family). The housing, in close proximity to the Marae, provides eight units in addition to the existing Kaumātua housing on site and aims to assist in returning tribe elders to papakāinga land while engaging with the Ngāti Whātua community.  

The project is a collaboration between Ngāti Whātua Ōrākei Trustee and Studio 19. Studio 19 is an annual partnership between sixteen third-year UNITEC School of Architecture students and Strachan Group Architects (SGA Ltd) to design, document and build a ‘real world’ project. The teams task was to develop a master plan for a total of eight units on the site, as well as providing connections to the existing housing, the Marae and to the greater community. Studio 19 and building contractors Crate Innovation Ltd proceeded to design, document and build one of the houses, providing a prototype that could be repeated, without compromising the views and solar gain benefits of each unit, the remaining 7 units are yet to be completed. The programme involved the exploration of innovative construction techniques, with the majority of the building components completed off-site and assembled on-site efficiently with minimal disturbance to the site and existing Kaumātua housing residents.

Given the advancing age of the future occupants, accessibility, security, low maintenance, thermal comfort and space for a live in carer/ visitors was an essential part of the house design.

The eight new single level dwellings comprise of two bedrooms, an accessible bathroom, open plan living, kitchen and dining from which a sheltered and partially covered deck is accessed. Entry to the dwellings is sheltered with direct access to covered carport with exterior storage and formed location for rubbish bins. The same plan is replicated throughout the development, however orientation differs slightly and the location of the carport in relation to the dwelling pulls back or forth on some of the units, responsive to site conditions.

Construction is slab on grade with timber framed walls and metal structurally insulated panel (SIP) roofing. The single storey homes in the development maintain a strong connection to the land with dark recessive colours used on the walls to assist the homes to visually sink into the sloping landscape.  The light coloured, low-pitched roof floats above the dwelling imitating the shades of the sky, allowing surrounding residents and users of the site visual access to the stunning views. 

The proposed development is constructed to a high standard, with a high performing thermal envelope, passive solar design and orientation, thermal mass floor and natural cross-ventilation.

Emphasis has been placed on the provision of accessible homes to allow safe, functional and self-sufficient living for each of the residents. Lifemark (www.lifemark.co.nz) design standards have been incorporated.

KEY INFORMATION

 Project Name
Ōrākei Kaumātua Housing Development
 Year Completed
2014
 Iwi / Hapū
Ngāti Whātua Ōrākei
Rohe / Location
Bastion Point, Ōrākei
 District Council / Zoning status

Auckland Council District Plan – Operative Isthmus Section
Part 10- Special Purpose Activity
Proposed Auckland Unitary Plan
DP - 10.6.4 Special Purpose Zone 4A
Applies to the hapu land comprising the Papakainga of the Ngati
Whatua Orakei as defined by the Orakei Act 1999 

Orakei Precinct 1: Appendix B (Planning Maps) B12-05 Concept Plan - PAPAKAINGA, WHENUA RANGATIRA AND ASSOCIATED ACTIVITY AND DEVELOPMENT RULES
Papakainga 2, Papakainga and Kaumatua Housing

PAUP – Special Purpose Zone – Maori Purpose
Precincts – Orakei 1

Ownership structure
Ngāti Whātua Trustee Ltd.
Site area
Gross site area: 3432m2
Scope

Master Plan for a further eight dwellings for kaumātua housing on the site, providing connection to the Marae, other on-site utilities and wider context.

Design and build a two-bedroom home for use as kaumātua housing. 

Accessibility, flexibility, sustainability, internal and external comfort with response to context are important considerations.
 Materials

Floor – concrete slab on ground

Walls – Panel components

Roof – Structurally Insulated Panels (SIP)

Bathroom – Volumetric service module
Construction method

Hybrid Fabrication

Combining on-site works - concrete slab foundation, for accessibility and thermal mass, with prefabricated service module and panel components. This limits the timeline and disturbance on site.
Construction costs
Approx. $220k + GST
Construction Project Manager
Dave Strachan
 Lead architect / designer
Pat de Pont
Engineers
Thorne Dwyer Structures Ltd.
Project status

Built house – in use

Remaining units – Resource Consent valid until: August 2019
Key contact

PROJECT DEVELOPMENT BACKGROUND                                             

Overview

The proposal plans for eight (additional) two-bedroom homes for Kaumātua on 11-18 Atareta Street (LOT 100 and LOT 17 Kupe Street), Ōrākei, Auckland. The site, owned by Ngāti Whātua Ōrākei Trustee Limited and managed by Ngāti Whātua Ōrākei Whai Rawa Limited, forms part of the wider Marae context. The homes aim to assist in returning tribe elders to papakāinga land while engaging with the Ngāti Whātua community.

The previous Resource Consent was granted in December 2005 for a two-stage 16-unit development for Kaumātua housing. However, only the first stage (8 of the 16 units) of the proposed development was built (with lots individually subdivided). Subsequently the Resource Consent for stage two of the development has now lapsed.

Ngāti Whātua Ōrākei Trustee Limited is looking to develop stage two of the site in collaboration with Studio 19. Studio 19 is an annual partnership between sixteen third year UNITEC School of Architecture students and Strachan Group Architects (SGA Ltd) to design, document and build a ‘real world’ project. Because of the course requirements and to fit within the tight academic year time frame, only one of the eight dwellings is to be built by Studio 19 in the immediate future. The programme also involves the exploration of innovative construction techniques, with the majority of the building components to be completed off-site and assembled on-site efficiently with minimal disturbance to the site and existing Kaumātua housing residents.

The Site and Setting

a) Shape, orientation, topography and location of the site

The subject site is located on 11-18 Atareta Street, Ōrākei (31-47 Kitemoana Street) at the top of Kupe Street, Ōrākei. The subject site involves Lot 17 (DP 391385) and Lot 100 (DP 391385) with an overall area of 3432m2. The proposal is subject to the amalgamation of Lot 100 and Lot 17, with an easement for existing Kaumātua units to access their individual subdivided lots. The area remaining for stage two development (predominantly Lot 17) is rectangular at the end of the existing access road, on the west side of the existing Kaumātua housing development.

The site is gently sloping to the west, in the direction of the incredible views over Tāmaki Makaurau. The site is exposed to predominant southwesterly wind and has good solar access with no major obstructions. Access to the Marae and other on-site community facilities is made through an access way to the northwest.

b) Existing activities/buildings/structures/features

Eight existing brick and tile units were completed in 2007 by GJ Gardner Homes. Four of which are detached single unit dwellings, with the remaining four of duplex construction.

The eight dwellings have one bedroom, a secondary smaller ‘hobby’ room and a single carport.

The site has an existing formed central access driveway (private road known as Atareta Street) with entry from Kupe Street and a formed round-a bout at the end. At the time of Stage 1 development most services for Stage 2 development were completed

The subject site for development is otherwise bare earth with no construction occurring on the site at present.