26 Aroha Avenue

To reduce the number of cars on Auckland’s roads, the Unitary Plan has removed the requirement for apartments to include carparks. 26 Aroha Avenue offers one bookable shared electric car, as well as scooter and bike parking, with a secure lock-up equipped for e-bikes charging.

Shared facilities make up 30% of the building, including a communal rooftop with 360-degree views of Auckland, laundry, kitchenette, library, toybox, coffee machine and BBQ. A bookable guestroom is available for visitors, and a shared workshop for repairing and making things.

Outside, residents participate in a monthly working bee, tending to vegetable beds and harvesting produce, fostering a sense of community.

The design carefully manages overlooking and privacy by using the building shape, layout, and landscaping to reduce impacts on neighbours. Features such as Juliette balconies, dormer windows, planter boxes, and perforated metal screens help maintain privacy while still allowing light, views, and visual interest. These elements strike a balance between protecting neighbours’ outlook and avoiding the sense of heavy or overbearing screening.

Most apartments in the building are oriented towards the street or the park, giving residents pleasant outlooks that cannot be blocked by future development. This design choice helps ensure good natural light and a lasting sense of openness and space.

The design balances efficient space utilization, privacy and community-building. A diverse range of room typologies is provided to accommodate a variety of residents. This includes two-storey maisonettes, studios and 1–3-bedroom options, catering to difference living situations and rental price points.

Bulk and Massing:

The building is split into two parts that step down the slope of the site, with circulation placed in between. From the southern block, residents enjoy views over the park and tall trees beyond.

The overall height is softened by a mansard roof with dormer windows, set above a masonry base that grounds the building. The dormers help tie the vertical façade to the sloping roof, reducing the sense of bulk and making the four-storey form feel more in scale with its surroundings.

The length of the building is further broken down by using different cladding materials and colours on the two masses, adding variety and reducing the perception of one long continuous block.

Street interface:

On the northern façade, a resident workshop activates the ground level and creates a lively edge along Aroha Avenue. Above, the balcony design ties the façade together, adding visual interest from the street while also supporting passive surveillance and a sense of safety.

“We save about half the amount of water per apartment: the average Aucklander uses between 140 and 170 litres per person per day, whereas our average is 73 litres per person per day. We’ve had one resident mention that the cost of their utilities are about half the cost of those in their previous apartment,” – Blair and Jules Mackinnon.

“We wanted to show that you can build something beautiful, sustainable, and affordable without compromising on quality or community values,” says Blair MacKinnon.

Waste minimisation was central to the design. Materials from the original house were reused in kitchens and bathrooms. The building includes solar hot water, photovoltaics, and shared amenities like rooftop gardens and EV charging to reduce infrastructure needs.

“Designing for low waste wasn’t just a technical challenge; it was a mindset shift,” says Jules MacKinnon. “Every decision, from materials to layout, was about asking: how can we do this better for the planet and for people?”

The project also targets a Homestar 9.0 rating, reflecting its commitment to environmental performance beyond compliance.

Low-waste Living: 

The project has been designed with low-waste living in mind, having received an Auckland Council waste minimisation grant. Features include: 

• Kitchen bins for separating mixed recycling, landfill and food waste. 

• A recycling centre separating soft plastics, e-waste, polystyrene, batteries, charity donations and general recycling. 

• Auckland’s first multi-unit development to use the council food waste collection service. 

• A worm farm for organic waste. 

Thanks for these initiatives, residents are diverting approximately 60% less waste to landfill compared to the average Aucklander.

Since the project’s completion, the building management has been hugely successful. Developers Blair and Jules MacKinnon initially acted as the building managers, prioritizing community development. While the developers continue to oversee the management, over time, the building has become partially self-operated by the residents, who handle gardening, cleaning etc.