Our role

Situated on a prominent 5,500-square-metre corner site adjacent to Ormiston Senior College, this development represents the final stage of a broader initiative to establish a cohesive urban environment in Flat Bush. The project aligns with the Ormiston Town Centre masterplan, a $200 million-plus development undertaken by Todd Property Group in partnership with Auckland Council's urban regeneration agency, Eke Panuku.​

Woods provided comprehensive planning, architectural, and urban design services for the project. The site's zoning encouraged an integrated multi-unit development, with three street frontages and a single vehicle access point. This configuration facilitated the design of a slow-speed internal lane, enhancing pedestrian safety and community interaction. Detached garages were strategically placed to create private courtyards between the homes and garages, offering residents functional outdoor spaces.​

To activate the street frontage and provide diverse housing options, the client incorporated a live-work unit—a corner store with an apartment above. Given the lack of vehicle access on Ormiston Road, all units were designed with front doors facing the street, ensuring active street surveillance from dining and kitchen areas.​

An existing overland flow path along the western boundary posed challenges for private outdoor space allocation. Woods re-engineered this area, reducing its width by more than half to enhance outdoor amenities and provide landscape screening from the adjacent petrol station and carwash. Early collaboration with Auckland Council on landscaping and traffic engineering design instilled confidence in the client to proceed with the development.​

Key challenges

The site's configuration, with multiple street frontages and limited vehicle access, required innovative design solutions to balance density, functionality, and aesthetics. Managing the overland flow path demanded precise engineering to mitigate flood risks while maximising usable outdoor space for residents. Early and continuous engagement with Auckland Council was crucial to navigate regulatory requirements and achieve design approvals.​

Outcome

The final scheme comprises 23 dwellings ranging from two to four bedrooms, offering a variety of housing options to meet diverse community needs. The development includes a flexible retail space, high-quality landscaping, and sustainable features such as above-code insulation, sustainable hardwoods, and rainwater harvesting systems.

This project contributes to the broader vision of the Ormiston Town Centre masterplan, which aims to create a liveable, connected, and sustainable urban environment in Auckland's southeast.