Kotuitui II

Materials:

The dominant cladding material is Monier Terracotta tiles. They are made from clay in Australia and last a lifetime. The tiles assist with thermal and acoustic insulation and require low to no regular maintenance.

Landscaping:

Native plants have been used for the private outdoor spaces and commonly owned access lanes.

Environmental and cultural resilience:

Associated projects have restored and enhanced blue-green networks. These link waterways (blue) and reserves/planted walkways (green) with stormwater infrastructure, making space for water to flow through the landscape. In heavy rain, water can collect in these areas helping to manage flood risk.

As well the enhanced stormwater pond also offers natural habitats for insects and animals and connects the local communities to nature and whenua.

Cultural and social resilience:

Kōtuitui has been developed with significant involvement from Te Ātakai Waiohua. A large part of the wider development was affordable and/or social housing. Together this meant greater opportunity for local people to buy or live in the development.

Topography:

The development site slopes upward to the east, with an existing overall level change of approximately 6.2m over a distance of around 60m from the main entrance road, Tuaiwi St. The site has an excellent northern aspect.

Blue and green networks:

Blue networks - Enhancement of the natural environment has been key to the wider, Panuku-led “Unlock Manukau” project of which Kōtuitui is a major part. The Puhinui Stream and Pond, and the existing stormwater pond have been restored and native planting is widely used.

Green networks - A shared path alongside the enhanced stormwater pond links the main street, Tuawai Street with Wiri Station Road to the west. Associated Council projects (wider Kōtuitui development area): The restoration of Puhinui Stream, extensive native planting and new street trees all contribute to providing ecological corridors and supporting endemic species and ecosystems. The enhanced stormwater pond also provides the necessary drainage system and flood prevention measures to support the creation of a safe and sustainable neighbourhood.

Block structure:

As a masterplanned development, the streets were optimally spaced – average 60-70m centres - and oriented north-south to provide ideal block sizes and arrangements. Careful consideration of the street layout and block design enabled well designed, street-facing terraces with private back yards.

Land use:

The development is wholly residential. Excellent facilities, services and transport connections close by, most notably the Manukau City Centre.

Identity and character – neighbourhood, community:

Kōtuitui in its entirety is designed as a community. Design elements including prioritisation of shared areas and pedestrians rather than cars, placement of windows to overlook streets, walkways connecting beyond the development, low fences and a good standard of landscaping, all encourage connection and informal interactions with neighbours.

The streets are organised on the north/south axis providing optimal solar orientation for the units and creating direct sightlines for vehicle and pedestrian movement. Raised table crossings into the development, narrow streets and the common owned access lanes (COALS) help to ensure a low-speed environment.

Pedestrian accessways:

The width and materials of the COALS encourage pedestrian, as well as easy car use. Pedestrian access to the individual units of the two terraced blocks is directly from the respective street frontages.

Private outdoor spaces (including solar access and lighting):

The back yards of the two terraced rows ajoin their respective principal ground floor living spaces and face inward, away from the street frontages – refer to the landscape layout, ground floor plan at the end of this case study.

Due to the orientation of the units good solar access is achieved. As back yards, and enhanced by careful design details such as fence height, a good level of privacy is provided.

These spaces are designed with a mix of concrete paving, timber decking and native trees, small fruit trees and plants - refer landscape plans following.

All paths and streets are well lit for safety.

Common outdoor spaces:

The primary common outdoor areas that serve the terraces are the commonly owned access lanes (COALs. Please refer to movement and parking section for further detail). A small parklet is provided within the wider ‘Stage 2’ area. The public reserve and walkways are located directly to the north of the development.

Outlook:

Kōtuitui Terraces overlook Tuaiwi Street. The ground floor open plan kitchen, dining, living space allows kitchens to overlook the street; living rooms and their associated private outdoor spaces are located at the rear. Kōtuitui Courtyards follow the same layout, overlooking the more sub-urban Kōtuitui Street.

From a planning standpoint, outlook space is provided either within the site or over the street.

Passive surveillance/overlooking (public streets and spaces and private accessways):

The design takes into account CPTED principles, with the buildings passively surveying the street. There is sufficient street lighting to create a safe environment for residents and visitors.

Privacy (visual and aural):

Indoor living spaces, principal outdoor living spaces and principal bedrooms are located at the rear of the terraces, away from the street. Given the development’s proximity to State Highway 20, the terraces are designed to comply with Unitary Plan noise standards.

Storage:

Ample storage is provided in the kitchen as well as generous sized wardrobes, one/two hall cupboards.

The three level “terraces” have an additional storage area on the upper level provided by the (mansard) roof space - refer plans and section at the end of this case study.

Living spaces:

Living spaces are all located on the ground floor. They are open plan and well laid out.

Site response:

Kōtuitui Terraces step down Tuaiwi Street following the natural contours. The use of mansard roofs gives the building a greater scale along this primary road. Kōtuitui Courtyards front on to Kōtuitui Street with their scale relating to the two-storey adjacent terraces. Refer to the block elevation below.

Form and appearance:

There is variation in roof lines, heights and brick colours while maintaining a cohesive identity. An irregular yet rhythmic sizing and placement of windows and entranceways provides visual interest - see block elevation below.

Entry gestures are provided for weather protection and privacy. As well as the rich orange tile cladding some front doors are picked out in warm red or yellow.

The elevation is punctuated by a rhythm of windows. A subtle break occurs at each terrace signalling an individual home which is part of a larger coherent building.

Materials:

Both terrace buildings employ the use of solid, robust materials that contribute to low lifetime costs and reduced maintenance. The primary exterior cladding material is clay tiles, a dominant feature of the terraces. The tiles are made to last a lifetime and assist with thermal and acoustic insulation. Durable and long lasting aluminium joinery is used for all windows and doors.

Ventilation:

Generously wide, and almost full height sliding doors and associated windows allow for good natural ventilation at the ground floor. Additionally, with windows or doors on both sides of the terraces cross ventilation is provided. For Kōtuitui Terraces, double height dormer windows re-used on the third / upper floors. These, along with the steep-sloped roofs create a high internal stud height (three metres) and offer good upper floor ventilation and cooling in hotter weather.

Waste:

Rubbish is collected by private collection via the bin store areas provided. To ensure the workability of these arrangements, vehicle tracking of a standard 8.0m truck was undertaken. Such a vehicle can safely and efficiently access and egress the site in a forward direction.

External storage:

Some terraces have extra storage sheds in the courtyards

Maintenance regimes for the communal areas and front yards are managed by a residents’ association. Among other things this ensures that the landscaping that addresses the public realm is well maintained.