Place magazine is a celebration of finding the right environment for today’s home or tomorrow’s investment, and all the personal and unique steps that each individual takes in that journey.
We showcase some of our most exciting residential projects drawn from Todd Property’s master-planned communities and apartment projects. There’s something for everyone ranging from family living, to beachside neighbourhoods and prestige apartments.
- All Projects
- Kapiti Landing
- Long Bay
- Long Bay Village
- Ormiston Town Centre
- Pegasus Town
- Stonefields Apartments
- Stonefields Market
Building a New Road, Concept to Construction
Most of us give the roads we drive on little thought, but each one has followed a rigorous process to ensure they are safe for us to travel
on. So what does the construction of a new road involve? How does a proposed new road go from planning and design, to construction and opening? Here's a guide to the basics:
STAGE ONE: SITE INVESTIGATION
The first step is to work out whether a new road is feasible. To determine this, a site investigation is carried out to assess existing land use and the nature of what lies beneath the proposed new road.
Information gathered from historical records and a range of experts help to determine what is under the land and whether any significant fault lines are present. Once all the available information is gathered, further investigations are undertaken as necessary. For example, a site may require an archaeological excavation to recover historical and cultural artefacts.
A thorough assessment is conducted to ensure that the site can accommodate a new road. This also identifies any problems, the need for alternative routes, the costs involved and the stability of the ground.
STAGE TWO: PRELIMINARY DESIGN
Once site investigation has been completed, a team of experts are tasked with the preliminary design. This stage focuses on the location of the road, the benefits to the existing road network and any environmental impact.
In New Zealand, all new roads must adhere to the Resource Management Act. This piece of legislation governs the management of natural and physical resources such as land, air and water. The Act is responsible for protecting the environment and ensuring that any new project is sustainable.
The development of a new road must therefore pay significant attention to any potential impacts on natural resources. A large part of the preliminary design outlines any environmental impacts and the ways in which these will be managed. Ideally, a new road should work with the natural environment and be designed with sustainability in mind.
The preliminary design must also detail storm water drainage and consider the need for public transport access, cycle ways and paths.
All risks and benefits of building on the proposed site must be detailed. Alternative routes may also be identified and included if planners foresee any potential problems with the preferred route.
STAGE THREE: DESIGNATION AND CONSENT
When the preliminary design work is completed, plans are submitted to the relevant authorities
for consideration. Key stakeholders, such as
residents, iwi and local boards are consulted on the development before the new road gets the go ahead.
STAGE FOUR: PRE-CONSTRUCTION BEGINS
Pre-construction work is one of the most fundamental components of building a new road. Much like a house needs solid foundations, so too does a road.
During pre-construction, the site is prepared for the final construction stage. Excavation of the site can include both the removal of dirt and the filling of any areas that need to be built up and leveled. Roads require a substantial foundation, which is why the base layers are as important as the finished surface.
During pre-construction, storm water drainage is installed and any utility works are undertaken.
Upon completion, all pre-construction work must undergo strict inspections to ensure the highest possible safety standards have been adhered to, and to identify any potential problems.
STAGE FIVE: CONSTRUCTION AND SAFETY AUDIT
Road surfacing, marking, pathways and landscaping are all part of the final construction stage. In New Zealand, the type of surface laid depends upon various factors such as noise reduction, consideration of using recycled materials and the best surfacing for the type of road. Other considerations may include the volume of traffic on the surface and how much maintenance will be required.
Glenvar Ridge Road is a new road, currently in the final stages of construction, that will connect the existing transport network with the urban development in
Long Bay. This road has been developed by Todd Property Group in collaboration with local authorities to provide a direct route into and out of the area. “The bulk of the Glenvar Ridge Road surface is a stabilising base layer of lime and cement, mixed with natural clay soil, which is around 300mm deep. The middle layer is composed of lime and coarse materials up to 500mm deep. Approximately 50mm of asphalt will form the final top surface,” said Paul Armstrong, Todd Property Development Manager.
During the final construction of a new road everything must be thoroughly tested; from the shape of the road to its strength, every detail must meet strict criteria. When construction is complete, the road must pass a safety audit before it is finally opened to the public.
PROPOSED NAMES for a new road are often submitted early in the planning process. Submitting a list of suggested names means it’s more likely that one or more will be approved
and developers typically allow plenty of time for consideration by relevant stakeholders.
The naming of a road must adhere to an extensive list of rules. For example, in Auckland, road names must be easy to pronounce, spell and write. They are limited to three words (or 25 characters), except in the case of Te Reo names.
A road name must not be considered offensive, racist, derogatory or demeaning, even when translated into another language. Some roads, such as those with five or less addresses, do not need to be named if numbering can be continued from an adjoining road.
Certain punctuation cannot be used in a road name such as a full stop, comma, colon, semi-colon, quotation marks, hyphens or others. Only characters from a standard alphabet can be used, although macrons can be used for Maori names.
Road-naming reports are prepared and submitted to local boards for consideration.
After discussion and consultation, the relevant authority will make a final decision.
Apartments: Who’s Buying Them and Why? Part 2 of 3. First Home Buyers
As more people snap up apartments, we look at the reasons why.
In New Zealand main centres, apartment living is a fast-growing trend, particularly for baby boomers. The pull towards the convenient locations and urban, cosmopolitan lifestyle that apartment living offers are taking priority over home size, contributing to some of the factors
driving the shift.
The benefits are easily visible with security, shared facilities, sociability and ‘a less is more’ lifestyle.
Over the past decade, there’s been a significant rethink of cultural ideals as to what constitutes a Kiwi home. Driven by rising property prices and a changing employment landscape, the transition from house to apartment is one that’s gaining momentum.
It’s a mix of ‘downsizers’, first-home buyers, and investors that are leading the charge and inspiring other Kiwis to rethink their approach to home ownership. In this series, we profile three apartment buyer types.
Many first-home buyers are now opting for apartments.
The trend is strongest in Auckland where people are keen to get a foot on the property ladder, without overextending themselves or moving too far from the city. Some first-home buyers start off with their sights firmly set on a house in city-fringe suburbs, only to find themselves in a never-ending cycle of open homes and auctions. That’s largely because the concept of an apartment as being city-bound, noisy and cramped is outdated. High-quality, spacious apartments are now being developed with the needs of a range of buyers in mind: sustainability, tranquility, green space and good amenities, to name a few.
Regardless of age, first-home buyers are looking for apartments with an easy commute to work. They’re seeking apartments that provide refuge from the daily grind with a lifestyle that’s relaxed and laid back. Minimising risk is essential for any purchaser, but for first-home buyers, even more so. That’s why buying an apartment in a development that is already partially established is a safe option.
The apartments at Stonefields are a popular choice for
first-time buyers where five separate apartment buildings have been built: Saltus, Altera, ilico, Verto and Bellus. When Verto apartments were launched in 2015, 90% sold within two weeks. Many first-home buyers queued up on the first day that sales commenced—having been privy to the ongoing development of Stonefields; buyer confidence was high and many had already discerned the high construction quality and finish of apartments that had previously been completed.
Contemporary Living - Terrace Style
WHEN LANA AND MAX PEARCE decided to downsize from their stand-alone home in Auckland’s Half Moon Bay, they chose to purchase a terraced home in one of the city’s largest master-planned communities.
“Stonefields was the ideal location for us and our first port of call when we decided to sell up in Half Moon Bay. We had been considering a terraced home, but Max was a little hesitant about whether we’d hear lots of noise from our neighbours,” said Lana.
After a few visits to their first property, they were surprised to find that the high-quality build and soundproofing meant no noise could be heard from the adjoining properties; the terraced house was just as peaceful as their stand-alone home. That sold the couple, who have fallen in love with the terraced lifestyle and all it has to offer. They moved into their fourth terraced home at Stonefields a year ago and have already put their mark on the spacious property.
Whilst the definition of a terraced house varies slightly depending on what part of the world you’re in, New Zealand has design guidelines. A terraced house can either be semi-detached, sharing one wall only with the house next door, or linked where both side walls may be adjoining.
The terraced homes at Stonefields have been designed to optimise natural sun and light. Best practice for parking and vehicle access was also part of the planning to ensure that cars don’t visually dominate the street or access to the entranceway. The incorporation of garages makes for a more appealing streetscape.
The well-designed home spans three levels. On the ground floor is the main entrance, a media room and a tandem garage, from which you can also access the house.
The first floor is where the couple spends most of their time in the open-plan lounge, dining and kitchen area.
“There’s a lovely feeling of space,” said Lana. “We’ve kept it light and airy with neutral colours, but we’ve also injected some creativity with a few standout design ideas.” Take for example, the stunning feature wall in the living area, wallpapered with a striking black and white striped pattern. It breaks up the neutrals without overpowering the space.
There is also an office and bathroom on the first floor meaning the couple have almost everything they need on one level. Upstairs, on the second floor, are four generous bedrooms, including a master with ensuite and a beautiful view of nearby Mount Wellington.
Both Lana and Max are design and DIY aficionados who enjoy browsing home and furniture stores to find new ideas for both design and décor. You’ll also find them browsing through books and magazines for creative ideas that will work both in-and outdoors.
As keen gardeners, they’ve been busy since the spring, landscaping their outdoor area and designing their ultimate urban garden. “There’s certainly been plenty to do in the outdoor space,” said Lana. “When we first downsized, we knew that we would have a smaller garden, but it’s very spacious. It’s incredible how much you can do with an urban garden—the opportunities are unlimited.”
So far, the couple have extended the decks, laid stone pavers in sections of the garden and established a vegetable patch. They’ve also planted ferns and lilly pillys to add depth and structure. Plans to add a water feature are already underway.
When they’re not in the garden, Lana and Max make the most of the greenspace at Stonefields. Molly, their West Highland dog gets treated to a one-hour walk each day. “We love the greenspace and like having all the amenities close by,” said Lana, “it’s a big part of why we chose this location.”
Mitre 10 MEGA Kapiti again recognised as New Zealand's best
Congratulations to Mitre 10 MEGA Kapiti who has once again scooped the Mitre 10 MEGA Store of the Year award at the national retailer’s annual awards ceremony. This makes it the second time in three years that the store has won the title.
The locally owned and operated family business located in Kapiti Landing was awarded the accolade after it was assessed on customer and supplier feedback, operational standards, store presentation, staff performance and financial performance. The business was also a finalist in the MEGA Garden and MEGA Trade store of the year categories.
Our Kapiti store is no stranger to winning awards, having taken home the Mitre 10 MEGA Garden Centre of the Year award three times since 2012.
“We’re thrilled with this recognition,” said Tricia and Vince Indo, co-owners of Mitre 10 MEGA Kapiti, who praised the efforts of the team. “They do an outstanding job, work incredibly hard and take pride in delivering quality customer service.”
The Indo’s said they are delighted with the store’s accomplishment. “We couldn’t be prouder of this achievement and it’s great for our Team to be formally recognised for all the work they do, day in and day out.”
Mitre 10 CEO Neil Cowie said the store beat some stiff competition to claim the Mitre 10 MEGA Store of the Year title.
“It’s always a tough category to win as we have so many high performing stores across the country. The stores continually look for ways to improve across all areas of their business, so of course the standard is very high,” said Mr Cowie.
“The Kapiti store stood out in a number of areas and the team consistently go the extra mile to meet customer’s needs and provide the best possible in-store experience.”
The Mitre 10 New Zealand Awards, held last week at the Mitre 10 Annual Conference, acknowledge the efforts of team members across the country and seek to reflect the company’s continuing focus on customer experience.
Well done to the team at Mitre 10 MEGA Kapiti!
Stunning Views Meet Sumptuous Design
ENTER THE NEWLY BUILT HOME of Don and Jess Francis and be prepared to swoon. The exquisitely spacious sanctum, built on the golf course at Pegasus Town, is set amongst the most breathtaking scenery.
It is the second time the couple has built at Pegasus Town, just north of Christchurch. This time they have built a 380m2 house that features five bedrooms, three lounges, a large kitchen, two bathrooms and an additional toilet. Then there are the laundry room, 25m2 al fresco area and a three-car garage.
Thanks to Don’s expertise, the home was built in just six months as he spent weekends and evenings putting in extra elbow grease. A builder by trade, he’s a director of DNA Structures, a Christchurch-based, boutique architectural design and building company.
“We moved to Pegasus about eight years ago, where we rented for the first four years,” says Jess. “After building our first home, we saw the land on the golf course and snapped it up knowing it was our ideal location.”
With three boys—Conor (12), Luke (9) and Jacob (7), space was high on their list of priorities. “All the boys have their own rooms and we’ve utilised the attic space as a sixth bedroom/rumpus room,” says Don. “It means everyone has their own space and we can use the spare bedroom for any overnight guests.”
“When we’re entertaining, people seem to naturally gravitate to the kitchen so it’s great to have the extra island where people can pull up a pew. We also use the kitchen as an informal dining area for family dinners,” say the couple.
Wooden flooring and the soft tones of a grey and white palate are complemented by three copper-toned circular light fittings that hang from the ceiling. The couple opted for matte black sinks with matching taps rather than the traditional stainless steel. A built-in scullery provides ample storage space and a purpose-built bar with sink and wine fridge sit just around the corner.
Many of the walls in the house have been painted in Resene Stack, a dark grey shade. “People are really drawn to it and we often get asked for the name,” says Jess.
“I also love the drapes we chose for the master bedroom. They’re made from a sheer fabric, so they have a bit of a romantic feel—they’re designed to be longer, so they bunch nicely on the floor.”
The two bathrooms are fully tiled in a gloss marble, with the ensuite featuring a modern stone bath. “The ‘Powder Room’ or additional bathroom is a little more blingy,” says Jess. “We’ve used a raised copper wallpaper and other copper accents.”
Don has been involved with the build of around twenty homes at Pegasus and he is passionate about guiding people through the process. “We pride ourselves on building homes of impeccable quality and we have our own craftsmen. This means we can closely monitor the quality and standard of the finish in our homes.”
Since moving to Pegasus, Jess’s parents have followed suit. “Having them close by is wonderful,” she says. “We’re able to spend time together, share more family dinners and the boys are nice and close to their grandparents.”
“Pegasus is a really short drive from Christchurch, so if we’re looking to head into the city for the night, we’re lucky to be able to call on my parents to babysit.” Their three boys attend school in Rangiora and both Don and Jess work in Christchurch so neither see the drive as a ‘commute’.
In addition to their al fresco area, Don and Jess also have a 150m2 landscaped yard. They’ve opted for an easy-care area with an automatic irrigation system and Kwila decking.
“We love the lifestyle at Pegasus Town and the opportunity to build on such a prime space has been amazing. It’s exciting to see the growth of the town and we expect to see more retail and business development as more homes are built.”