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Te Aro Pā papakāinga

Posted on: May 24th, 2016 by Community Housing Aotearoa No Comments

Te Aro Pā papakāinga in Wellington 

It has been a long and protracted journey since Ngāti Ruanui and Taranaki Iwi lost their original four acre Te Aro pā site in the 1870s to the building of their new urban papakāinga at Greta Point in Wellington. This new community housing collaboration sees Wellington’s Dwell Housing Trust working closely with Te Aro Pā Trustees to provide a mix of tenures where descendants of Te Aro Pā can find a home on their own land.

It has been a long and protracted journey since Ngāti Ruanui and Taranaki Iwi lost their original four acre Te Aro pā site in the 1870s to the building of their new urban papakāinga at Greta Point in Wellington. This new community housing collaboration sees Wellington’s Dwell Housing Trust working closely with Te Aro Pā Trustees to provide a mix of tenures where descendants of Te Aro Pā can find a home on their own land.

Te Aro Pa Trust Papakainga opening at Greta Point. Photo by Mark Coote for Te Tumu Paeroa.

Te Aro Pa Trust Papakainga opening at Greta Point. Photo by Mark Coote for Te Tumu Paeroa.

Dwell will be the tenancy managers for the housing and have worked closely with Te Tumu Paeroa , the Trustees acting on behalf of Te Aro Pā Trust. It was Te Tumu Paeroa’s role to develop the papakāinga, working with property consultants and builders to achieve the Trust’s vision.

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A straightforward negotiation and transaction led to the creation of the first retained affordable units within a Special Housing Area in the Auckland Region.

Posted on: September 17th, 2015 by gherkinmedia No Comments

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Under the Special Housing Area provisions, developers of 15 or more dwellings have three options to meet the affordability requirements. These are that 10% of the development is “relative affordable” or 5% is “retained affordable” or a combination of the two is met.  In turn, the retained affordable provisions require that units are sold at a price where the monthly mortgage payments do not exceed 30% of the Auckland median household income. Purchasers must either be a registered community housing provider or be Housing New Zealand Corporation.

Three retained affordable homes will be built in a cluster as part of a bigger 59-unit mixed typology greenfield development at 130 Hobsonville Point. The development neighbours the rapidly developing community known as Hobsonville Point and the area is supported by good community facilities and services including schools as well as an array of cafes and other retail and commercial outlets.

The New Zealand Housing Foundation will purchase the three sections for use as retained affordable houses. The New Zealand Housing Foundation will build the 3-bedroom homes with an additional room that can either be used as another bedroom or for an office or den area. The houses will be indistinguishable from the other homes that will eventually surround them as part of the wider development taking place on the site. Construction of the three retained affordable houses is expected to commence in Q4 2015.

The New Zealand Housing Foundation is a not-for-profit, charitable trust delivering affordable housing for low income households in neighbourhoods that work for low income and disadvantaged households.  The Housing Foundation also supports many other community providers to also provide affordable housing in keeping with its focus on developing communities and growing strong, safe neighbourhoods. The Housing Foundation enjoys the backing of leading philanthropic organisations, including The Tindall Foundation and is supported by central and local government in many of its developments and programmes.

The Housing Foundation has already completed a number of residential developments across Auckland through its “affordable equity” programme that offers co-ownership of the house between a client and the Housing Foundation. This programme has proven very popular for first home buyers. The Housing Foundation also offers other affordable housing programmes such a “no deposit affordable rental” programme or a similar programme can be tailored to meet individual needs and circumstances. The three retained affordable homes created as part of the 130 Hobsonville Road development will further the Housing Foundation’s important work in securing affordable housing for Auckland residents.

The development of three retained affordable dwellings as part of a 59 -unit mixed typology development within a Special Housing Area.

It’s full steam ahead at Hobsonville Point, a prime piece of Auckland real estate that was used from the late 1920s by the Royal New Zealand Air Force before being transferred by the Crown to Housing New Zealand Corporation.

Posted on: September 17th, 2015 by gherkinmedia No Comments

The Hobsonville Point development is taking place pursuant to a Special Housing Area and is being led by the Hobsonville Land Company, a wholly-owned subsidiary of Housing New Zealand Corporation.

The Hobsonville Point development will be completed in stages and so accordingly, the land has been divided into precincts (see Figure 1). When complete, the entire Hobsonville Point development will be home to approximately 10,000 people in more than 3000 homes of which 20% will be sold for no more than $550,000 (referred to as the ‘Axis Series Homes’) in keeping with the affordable housing objectives for the development. There is no minimum size for an Axis Home. Purchasers of the Axis Series Homes buyers must be New Zealand permanent residents or citizens, have a household income of no higher than $120,000 per annum and live in the house for a minimum of two years. In addition, half of the buyers must be first time home buyers.

The ‘Sunderland Precinct A’ forms part of the Hobsonville development. The Precinct’s developers, Willis Bond, bought the land from the Hobsonville Land Company in 2013. Willis Bond has raised $228 million equity for two development funds that provide it with a large, secure capital base for its development projects. Investors in the funds include the New Zealand Superannuation Fund, the Government Superannuation Authority and the Accident Compensation Commission.

The 211 new homes in the Sunderland Precinct will be a mixture of typologies, namely 40 free standing homes, six apartments and 146 terraced houses of which 30 will be the affordable Axis Series Homes (see Figure 2). In addition, the Precinct will have 17 refurbished heritage houses that were originally built in the 1930s to house the families of Royal New Zealand Air Force officers.

Much careful planning and design has gone into providing community amenities. A new primary school and secondary school have recently been built as part of the larger Hobsonville development. Pocket parks will also be created with shared garden sheds to store communal lawnmowers and garden tools that will be administered by a residents’ group to encourage community connection.

In terms of timing for the Sunderland Precinct, the first of the refurbished heritage homes arrived on the market in June 2015 (see Figure 3) and the other new homes will follow shortly. Expressions of interests have been received from a number of parties who will have the first opportunity to buy the new homes as they become available. Sales are progressing well and as at September 2015 there were 77 sales and 10 conditional contracts and the first release of homes will complete by the end of 2015.

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Masterplan of the Hobsonville Point development
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The first of the homes constructed in the Sunderland Precinct
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The refurbished heritage home at 2 Sunderland Avenue, Hobsonville

The creation of a precinct within a Special Housing Area and the construction of 211 mixed-typology homes as part of the larger Hobsonville Point development.

Tauranga Community Housing Trust: Redeveloping an existing site to deliver new affordable housing.

Posted on: September 17th, 2015 by gherkinmedia No Comments

Tauranga is one of the least affordable cities in New Zealand with high housing costs relative to income and a significant and growing under-supply of one and two bedroom dwellings. Among other issues, there is a poor supply of accessible housing and lack of consumer choice, particularly separate housing with support provision.

Tauranga Community Housing Trust (“the Trust”) provides housing and housing related services in the Tauranga community, which included rental units on a site owned by Tauranga City Council (Council). The Trust saw the opportunity to redevelop the site to provide affordable rental housing, while continuing to manage the rental units as they did previously.

Council agreed to sell the site to the Trust in 2012, with the Trust continuing to manage the rental units as they did previously. The sale of the property was consulted upon in Tauranga City Council’s Ten Year Plan 2012-2022 process.

The site originally had eight, one bedroom units in four blocks. These units were old and in need of refurbishment and were poorly positioned within the site. Further, they did not meet long term community requirements or expectations.

The vast majority of the Trust’s tenants and clients have complex health, disability, financial and/or social needs in addition to a serious housing need. Approximately 80% require support including home, community and health support, personal care and specialist equipment and the large majority of clients do not own a private vehicle.

The Trust’s proposed redevelopment included relocating the existing units to an alternative site within their community housing portfolio, and redeveloping and intensifying the site with new units to achieve a sustainable, well designed medium density development.

The new development provided an additional six units on the site in three separate two storey blocks. These 14 units – six, 75m2 two bedroom and eight one bedroom units (60m2) – would each have either a balcony (for level two units) or mobility scooter lockable store areas and decks for level one units. Each unit was designed to meet relevant access and mobility standards with individual walkway/mobility scooter access from the street frontage and from a shared internalised car parking area.

The proposed development did not comply with the requirements for the site, which is framed with residential properties and located close to the Tauranga Hospital (a scheduled site). The development is a discretionary activity under the Operative Tauranga District Plan and a limited discretionary activity under the Proposed Tauranga City Plan. As the development did not meet two of the permitted activity rules relating to Density/Intensity and Scale and On-Site Car Parking requirements, resource consent was required.

During the consent process, consideration was given to the landscaping including the setback of buildings, the retention of the established trees and shrubs and landscape planting, which mitigated the visual impact of the development. In light of this, the intensity of the development was considered compatible and consistent with the surrounding residential and hospital environments.

As the majority of the Trust’s tenants and clients do not own cars, the requirement for two car parking spaces per unit was accepted as not being an appropriate requirement, in this instance.

And, as the development provided for disabled and people on low income as well as an affordable housing option to the community it was considered in accordance with the purpose of resource management, particularly in regards to enabling people and communities to provide for their social and economic well-being.

Approval was granted for the development, and construction commenced in February 2014.

As of August 2015, the development is completed, with 20 tenants now residing on the site.

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The units that occupied the site prior to development.
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The units now occupying the site (following development).

This project demonstrates how successful such a venture can be. Eight small, cold and aging units have been removed. The 14 new apartments have turned eight bedrooms into 20 on the same site, delivering a 250% increase in accommodation. In addition, the benefits of modern design with double glazing, full insulation and larger living areas have resulted in better financial and health outcomes for residents. The project improved the wellbeing of the tenants and reduced the strain on their extended family and welfare systems.

The resulting well-managed village is sustainable, affordable for tenants, and has very high occupancy levels, (99%). Most importantly, the tenants and their families report a high level of satisfaction, particularly in terms of security and stability.

Key facts:

  • High housing costs and a growing under-supply
  • Opportunity to develop additional affordable housing on existing residential site
  • Corner site at Clarke Street and Matthew Street in Tauranga
  • Resource development consent required for proposed development
  • Site now developed and providing affordable housing for residents in need in Tauranga

The Mantanikolo Project is the realisation of a long-held vision to build healthy new affordable homes for the Pasifika community in Mangere, South Auckland.

Posted on: September 17th, 2015 by gherkinmedia No Comments

It has taken the best part of the intervening 20 years to get the first 22 houses built as part of stage one of the Mantanikolo Project. Recent assistance has come in to form of a $4.3 million grant from the Government’s Social Housing Fund with the balance of the $8.6 million project cost coming from the land value and a bank loan. Rents for the homes are set at 80 per cent of market value or $310 for a three-bedroom house.

The name of the development, “Mantanikolo”, was bestowed by former Tongan Prime Minister Prince Fatafehi Tu’ipelehake. It means ‘gateway’ and symbolises “the gate for families to enter homes for their children to have space”. The 22 new homes were officially opened on 13 February 2014 by the late Tongan Prince’s daughter, Princess Mele Siu’-i-Likutapu Kalanivalu Fotofili, who also unveiled a sign for the new street ‘Fatafehi Place’.

Lotofale’ia worked closely with Airedale Property Trust to realise the 22 houses in stage 1 of the Mantanikolo Project. Airedale Property Trust is a charitable organisation that operates under the auspices of the Methodist Church of New Zealand. It provides property development, project management, and property and tenancy management expertise for Methodist Church properties in the wider Auckland area. The Trust turns the profits generated through its property and consultancy work into social outcomes by partly funding the work of its sister trust, the Lifewise Trust, an Auckland based social development agency that is also a registered Community Housing Provider. Together, the sister trusts work together on multi-disciplinary projects such as social housing developments, early childhood education centres and the provision of backroom support services to a broad range of other organisations and projects.

The new homes in Mangere are now fully occupied and there is a strong sense of a close neighbourhood developing. The realisation of the Mantanikolo Project means that the parish families no longer need to reside in cramped, damp and poorly-insulated houses that unfortunately are a feature in the Mangere community.

Stage two of the Mantanikolo Project will be construction of 14 pensioner units that are also in short supply in Mangere. It is hoped that these units will be completed in the not too distant future.

Twenty-two houses, which are a mixture of three, four and five-bedroomed houses, have been built by Lotofale’ia, part of the Methodist Church of New Zealand, on a vacant block that was bought from Housing New Zealand Corporation for $210,000 in 1994.

State housing, characterised by the old ‘pavlova paradise’ three bed home, has been a part of the New Zealand suburban landscape since the middle of the last century.

Posted on: September 17th, 2015 by gherkinmedia No Comments

However, the country has changed dramatically since the bulk of these homes were built, meaning that in both property size and land use these homes are now poorly matched to contemporary demand.

Nowhere does this ring truer than in Auckland, where state housing accounts for over 6% of existing residential land supply. Housing New Zealand is therefore redefining its portfolio across the region, making better use of its existing 1400 hectare footprint to better serve its own customers and contribute to the Auckland Plan vision of a compact, thriving city.

The Corporation currently has over 1000 new homes across Auckland either completed or under construction, with a further 3000 potential new homes currently being evaluated. The vast majority of these new homes are being delivered through the intensification of existing brownfield sites – one-size fits all standalone homes being replaced by a mix of typologies that not only meet tenant demand but contribute to the development of healthy, mixed communities.

Recognising the profound influence redevelopment of this scale will have on the city of the future, Housing New Zealand has published its Simple Guide to Urban Design and Development. At the heart of the document, and its associated toolkit for architects, is a commitment to create urban design outcomes not just for social housing tenants, but for the wider communities that they form part of.

One such brownfield redevelopment underway is in Daventry Street, Waterview. The site is in a Special Housing Area (SHA) comprising three adjoining houses arranged as one or two-bedroom duplexes. While combining the six individual sections has created a developable area of almost 3500 sqm, its corner location has given rise to an unusual diamond shape with very little street frontage (see Figure 1). According to the project architects, Monk Mackenzie, “this presented challenges in respect of connectivity and isolation, as well as opportunities in respect of community building, socialisation and place-making.”

The architectural response has been to open the centre of the site to create spatial separation and a central focus to this micro-community. Importantly this will also allow the homes to absorb the north and north-western sun in the afternoons.

The seventeen new homes will be a mixture of housing typologies to better fit with contemporary demand and will consist of ten 2-bedroom units, five 3-bedroom units and two 4-bedroom units (see Figure 2).

An essential part of the design brief was to ensure good living outcomes for residents including security, privacy and quiet enjoyment, as well as observing good proportions of height in relation to boundary with the neighbouring properties. The new homes have also been designed to complement the existing look of the surrounding community. In this way, the Daventry Street redevelopment, as with the Corporation’s other redevelopment projects will be ‘tenure blind’ in so far as people will not be able to distinguish its houses from privately-owned housing.

Housing New Zealand Corporation’s intention through its redevelopment programme is to contribute toa thriving city by creating enduring mixed-use communities. Good progress is being made towards this objective, which has also seen the Corporation working with Auckland Council’s Housing Project Office to streamline its consenting processes pursuant to the provisions of Auckland’s Housing Accord. One of the biggest constraints however has been that existing stormwater systems frequently do not have the capacity to cope with the added volumes from intensified sites. However, with good design and a focus on collaborative team work, the Corporation’s redevelopment projects are proceeding at pace to deliver better social housing outcomes across Auckland.

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Figure 1: The project site at Daventry Street with the three existing houses containing six units
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Figure 2: An artist’s impression of the new Daventry Street development

The redevelopment of three Housing New Zealand duplex properties into 17 sustainable, modern homes of varying size to meet social housing demand.

Flexibility the key to funding ground-breaking integrated housing development

Posted on: September 17th, 2015 by gherkinmedia No Comments

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In 2013, Creating Communities, a consortium of developers and builders working alongside Housing New Zealand began a project to take Housing New Zealand’s outdated properties in Glen Innes and transform them into a mix of private, affordable and social housing.

The 12ha redevelopment covers eight stages and, when complete, will convert what was 156 Housing New Zealand properties into more than 270 new homes. The integrated community will include 79 Housing New Zealand houses and 39 affordable houses with the balance being private homes. Floorplans have been designed to meet the accommodation needs of the community, including a range of 2, 3 and 4-bedroom terraced and stand-alone homes.

The project, the largest urban regeneration project ever undertaken in New Zealand, is unique and delivered some challenges due to the fragmented brownfields locations, a tight construction market, and consenting and development intricacies.

This scale and approach of the project brought some unusual funding challenges, requiring an innovative approach to structuring a funding facility that suited the timescale and complexities of the project.

BNZ property partners worked with Housing New Zealand and developers to determine the needs, time frames and sales expectations. The bank responded with a three-year funding facility with the inbuilt flexibility allowing Creating Communities the ability to tailor the amount and design of housing built in order to meet consenting constraints and future market demand.

BNZ managing partner Auckland City, Lyndon Settle says the Creating Communities project is meeting a wide range of the housing issues that Auckland faces.

“This ambitious project undertakes intensification of high value land only 10 kilometres from Auckland CBD and has been designed to meet the needs of all demographics in one integrated community,” he says.

“We spent a lot of time working with developers to understand the needs of the project. We could see that this was a transformational project at the early stages of growth so developed a bespoke funding solution that could move with both the current and future needs of the development.”

Due for completion in 2017, it is expected that Creating Communities Glen Innes redevelopment will set a benchmark for mixed use communities in New Zealand’s largest city.

The 12ha redevelopment covers eight stages and, when complete, will convert what was 156 Housing New Zealand properties into more than 270 new homes.

A vision for Special Housing Areas – Waimahia Inlet.

Posted on: September 17th, 2015 by gherkinmedia No Comments

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Back in 2012 before Special Housing Areas were formed, a consortium of community housing providers and Maori interests glimpsed the potential of 16 hectares of surplus crown land in Weymouth, Manukau City. The land was at the time owned by NZ Housing Corporation and the Ministry of Education.

The consortium approached the Minister for Housing for funding. Their plan was to purchase the land and develop nearly 300 new homes, contributing to significant demand in the area.

The Minister agreed to provide the partners with an initial seed fund to scope out the project. They engaged with leading planning and architectural companies to produce an exciting and innovative master development plan and budget, building on a previous proposal completed by the consortium some years prior.

The outcome of this proposal led to the approval of $29 million of government funding, with an agreement that 60% of the development would be provided for social and affordable housing.

Nga Mana Whenua o Tamaki Makaurau, New Zealand Housing Foundation, CORT Community Housing, and Te Tumu Paeroa got to work to make Waimahia Inlet happen, assisted by Auckland Council as the first Special Housing Area project.

The first house was completed after only 11 months and the Waimahia Inlet community was underway. When finished it will be New Zealand’s first truly mixed tenure community housing development with over 290 properties and a market value of well over $120 million.

40% of the properties will be sold privately and 60% will be sold to community housing organisations. Out of those sold to community housing organisations, over half will be packaged for first time homeownership households, including home saver programmes, shared equity, and rent to buy.

When the development is finished over 75% will be in various forms of owner occupied housing and the remainder affordable and social rental.

Waimahia Inlet is an exemplar to future housing provision across New Zealand. Its successful completion will be down to a partnership of charitable and iwi organisations, together with public and private experts. This combination of experience, financial acumen, and technical and practical knowledge led to the achievement of a common goal for the benefit of the local community and affordable home owner occupiers.

Key facts:

  • First completed Special Housing Area in New Zealand.
  • 290 new homes
  • Government funding of $29 million, covering land purchase and used as working capital
  • When completed the development will be worth over $120 million.
  • 60% community housing/40% privately owned

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