Torbay Terraced Housing Design
The site is a rear development area on an existing cross-lease with eight existing units, steep terrain and partially covered by a Significant Ecological Area (SEA). This all adds up to a challenging site to develop, but for our developer, it is a challenge worth tackling to take advantage of those views and provide a level of luxury housing fitting of the area.
The design brief included a desired yield of eight, large, two- to three-level homes positioned to make the most of those views while remaining clear of the SEA and minimising visual impact from neighbouring properties. Challenge accepted!
The new development consists of eight dwellings, carefully designed and split into three levels that follow the natural slope of the site. Two layouts were developed for the new units to provide variation and to better adapt to the steep terrain.
The units are positioned to maximise views and allow for sun and light admission from East and West.
The dwellings are multi-level, spacious homes and all include internal double garaging with laundry area, spacious kitchen, living room, and a guest powder room, large sun-soaked bedrooms and a master bedroom with an ensuite bathroom. On the lower level is an exciting bonus; a flexible space that could be used as a studio, entertainment area, or master bedroom with lounge, shower, and walk-in wardrobe. Fully glazed sliding doors run through the whole east façade and open to spacious balconies alongside each floor facing the views of the ocean and quiet hills of Torbay.
The bulk of both unit types has been staggered to follow the contour of the site. This approach minimises earthworks and the height of the required retaining walls and achieves compliance with the maximum permitted building height of eight metres. It also minimises the vertical elevation of the units in relation to the existing ground levels.
A mixture of stone, timber and profiled metal has been proposed for exterior cladding and roofing to provide a modern, luxurious look in earthy, natural tones in keeping with the bush setting adjacent to the SEA.
The existing shared accessway is extended down the site and provides additional guest parking and a communal refuse collection point for bin storage.
An extensive landscape design package features soft and hard landscaping elements designed to embrace the architectural features of the dwelling. Elevated timber boardwalks are provided to assist in safe and smart-looking access to each dwelling.
A two-tier planting plan is adopted using predominantly indigenous plant species providing a low-maintenance, natural, sub-tropical and modern look and feel while enhancing privacy. In addition, weed and pest management plus additional planting has been proposed to enhance the existing SEA area and improve the ecological value.
Challenges & Successes
The site has beautiful views and is in a desirable neighbourhood, however, it has been undeveloped for a long time due to its complicated site restrictions. It took a brave developer and a strong team of consultants to make this project come true.
The steep slopes, complicated driveway levels, tight building height and height-to-boundary restrictions, SEA, and other engineering challenges were carefully examined and 3d modelled by the Babbage project team to ensure a feasible solution. In many cases, it was a game of millimetres to comply with all the above.
In addition, being located within an existing eight-unit cross-lease meant that a limited-notification consent process was followed by Auckland Council to ensure that the effects on the existing cross-lease owners were less than minor. Several owners made submissions on the proposal. In response, some changes were made to the design to address some of the matters raised and the views of all were heard at a hearing ultimately resulting in the consent being granted.
Babbage is proud to be a multi-disciplinary, employee-owned New Zealand company. On complex projects like these, the value of a team of in-house experts cannot be understated. Our one-stop-shop approach provides significant advantages through enhanced communication, clear lines of responsibility, collaboration, knowledge-sharing and a common goal. In the end, the project and client benefit and we are proud to add this one to our list of successes.
