Some simple examples of this long-term view to the design are; large sites, generous communally owned reserves (over 35% of the whole site), strict building heights and design direction. Extensive soft and hard landscaping including communal BBQ area and playground as well as sculpture which reflects the heritage of the area and the external walkway to the beach.

Here are comments from some of the key consultants involved with this project, which along with the photos and sketches should lend confidence to the long-term value which has been built into this land.

Resource Consent and Planning
To obtain resource consent for the right to develop the 19 residential lots, a long and complicated process was followed that dealt with a range of important environmental issues that are prevalent in the coastal area. Such a development cannot occur 'as of right' under the planning regulations, thus to properly address the environmental issues and obtain resource consent is a milestone.

A professional approach was adopted when compiling the overall development 'package' for the land, to ensure a high-quality modern residential development occurs, but one that importantly respects the coastal environment and the built heritage of traditional coastal settlements in New Zealand

The statutory agencies that govern and control coastal development in the Southland area are presently reviewing their policies with respect to such development. There is a strong likelihood that coastal development will have to face harder and more stringent requirements in order to obtain resource consent in the future within Southland.

Clearly, it will become more difficult to obtain the right to development residential subdivisions such as this one in the future.

Landscape design
By Rebecca Lucas
The landscape design is based around the legend of the sunken waka of Te Wae Wae Bay. Design elements taken from this are derived from the sea and the unique climate and strength of the natural elements.

Landscape design themes include deconstruction and the flotsam and jetsam that are washed up onto the coast by the sea. The design of the communal area and playground is derived from these themes and building materials and design details include recycled timber, rock, shell, weathered metal and sail cloth.

Extensive native planting are used to create spaces and provide shelter and private areas within the reserve area. Plant layout is informal but straight lines of flax planting punctuate the informal groupings replicating the pattern of flax shelter planting in the surrounding farmland.

Design features such as timber bollards with a weathered metal logo continue the design theme to a detailed scale and create an identity and character for the development. A BBQ area and playground will provide a focus for community gatherings.

Access ways are available for pedestrians and create a safe, convenient walking environment. A high level of amenity is provided to create a family oriented development with a holiday atmosphere.

The natural contour of the land and the incredible views that it commands have made this site a pleasure to work on.

Rebecca Lucas - BSc, BLA (Hons), ANZILA
Peter Rough Landscape Architects
P.O Box 1356
QUEENSTOWN

Engineering design
By Will Oswald
The Takitimu Subdivision Development has been designed to be in keeping with the coastal character of the site. This is demonstrated by the use of grass berms and swale drains to avoid the use of urban type concrete kerb and channel.

Road designs have been based on specific site testing and relevant standards to ensure their long term integrity.

Extensive infrastructural work is to be carried out including underground power and communications as well as enhancing and upgrading of sections of the existing council road leading to the development.

The storm water infrastructure has been specifically designed to ensure no adverse effects on the sensitive coastal environment.

All engineering design work has been completed in accordance with the relevant New Zealand standards and has been approved by Southland District Council.

Will Oswald
Civil & Structural Engineer
Hadley Consultants Ltd
Level 2, 9 Shotover Street
P O Box 1356
QUEENSTOWN

Download the Concept Plan for Takitimu Estates (PDF format - 400Kb)

Architectural controls
By Warren & Mahoney
The design controls have been developed as a mechanism to maintain the style of the development while protecting the interest of the lot owners. In essence maintaining individuality but whose architecture is in harmony with each other and the environment.

We believe the nature of the design controls will result in the lots being developed in a cohesive manner thus creating appeal. In contrast to a number of green fields developments evident throughout the country comprising of competing styles out of context.

Below are three examples of this global approach to Takitimu Estate:

"All structures on any one lot are to be designed as integral parts or extensions of the main building in terms of materials and colours, even if physically separated."

"Clustered or fragmented building forms are to be encouraged over monolithic forms."

"Materials should be used authentically. Mixes of cladding materials, unrelated to structural expression, are to be avoided."

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