NEW NEIGHBOURHOODS
Changes to Auckland’s unitary plan opened the door for a whole new community, writes Catherine Smith
It’s not uncommon for property developments to take some time as they wend their way through zoning changes, neighbourhood consultation and master planning. But the evolution of Paerata Rise, on the
300 hectare estate of Wesley College, has taken Chris Johnston, the Wesley College Trust and its charitable company Grafton Downs more than 15 years to come alive.
“We always had a working farm around the school, and our thinking about turning this into a residential community goes back to old Franklin County days,” says Chris Johnston, former bursar at the school and now heading Grafton Downs.
“It wasn’t until the 2010 Super City Unitary Plan that consultation started around the rural-urban boundary. We worked up a design with Boffa Miskel to take to the community for consultation, very much focused on a transit-oriented development around rail. The first earthworks started in 2016.”
In designing the subdivision, named Paerata Rise, Grafton Downs leaned heavily on the spirit and values of Wesley College, determined to do more than just put in roads and infrastructure, but to build a community.
The eventual 4500 households, about the same size as Hobsonville Point, will spread over nearly twice the area of that development.
“It’s a big area, the whole of central Auckland is only 433 hectares,” says Johnston. “Sections average around 500 square metres, with houses covering only about 40 percent of that, so there’s a still a bit of dirt for kids.”
The company is still in negotiations with Auckland Transport as to the exact location of the train station, but once that’s locked in, plans are to extend from just single family homes to denser town houses and duplexes around the station precinct.
There will be a small retail area, but as Pukekohe town is only 6 kilometres away, Paerata Rise will be more about rural character.
Earlier this year the Ministry of Education announced it will relocate Paerata Primary School into Paerata Rise to increase capacity for another
350 students and Wesley College will relocate into a new campus at the heart of the development. As the development unfolds over the next decade, Grafton Downs has earmarked land for another state primary and a secondary school, subject to Ministry planning.
First off the blocks — slated for summer 2019 completion — is the first of several neighbourhood parks. As well as Auckland Council parks experts, Johnston called on local play consultants, his children Catelyn, 14 and Matthew, 9, for advice.
“They said they needed two bucket swings, so that kids don’t have to wait their turn so much,” says Johnson.
“There’s a big flat lawn for bullrush and touch and all those running around games. There are two basketball hoops, and a family barbecue area. ”
Other parks, which will gradually open up as the phases begin construction, include a natural amphitheatre and a big village green. Parts of the old college will morph into the community centre. The chapel, which has historic protection, will be earthquake strengthened before discussions begin with the community as to how they’d like to use it. The college gym is also up for community use, as is the former wananga besides the tennis courts (which will also be opened to residents).
“We want to create a community from the beginning, and already have a residents association set up,” says sales and marketing manager Shaun Millar. “People will know their neighbours.”
That getting to know you kicked off last Saturday with a party to celebrate the opening 10 show homes on Jonah Lomu Drive, named after the school’s most famous alumnus, with the blessing of his wife Nadene and mother Hepi Lomu.
Over one third of the first phase of 86 houses have already sold, says Millar, with earthworks starting on phases two and three (with 362 and 422 houses). Through the summer another 280 properties will get under way.
Grafton Downs has contracted a number of building companies to meet their strict design criteria, from national and local brands including Signature, Palladium, GJ Gardner, Capital, Nick Bosanac, Navigation, Emandee, Precision, Jennian and Mark Price. They were chosen based on their track record and knowledge of local preferences, says Millar.
“The guidelines are for every house to look different, using two to three different claddings, all in earth colours,” says Milar. “Garages are set back, there are no acres of concrete driveways, and side fences start 7m back from the street. This gives everyone passive surveillance of the street with landscaping that respects the rural feel that people are so proud of.”
“Only No 11 Jonah Lomu Drive will be allowed to stand out,” says Johnston, a nod to the sportsman’s iconic playing number.
Many of the first show home designs reference barns, albeit rather glamorous ones, with gabled roofs, shutters and barn doors. Millar says buyers can chose from each company’s portfolio or have custom designs. Johnston says that the streetscape uses natural rain gardens, culverts re-use the local golden rock found during the earthworks to control water and waste sustainably. All the streets have three metre wide cycle paths and pedestrian cut throughs to encourage walking and cycling, and bus stops already in place.
There are already eight affordable houses (under $650,000) but the average houses are around the $800,000 to $850,000 price range for three bed, two bath, two garage and two living room places.
Options with smaller sections and smaller houses for young singles or downsizing couples are also being tested. Barfoot & Thompson’s Pukekohe office is the preferred real estate partner.
PaerataRise.co.nz/selling-now/