Redoubt Road is a 5.29 hectare site capable of accommodating 29 dwellings/ha. Jasmax were initially appointed to provide a peer review of an existing proposal, which consequently led to a commission to provide a revised masterplan. This masterplan, based on good practice urban design principles, became the basis for a presentation to the Auckland Urban Design Panel, where it gained strong support from panel members. This project was carried out jointly with Reset Urban Design and Paul Brown Architects Ltd.
The main driver of the client: to streamline construction efficiencies with a greater density, allowing dwellings to be marketed at prices that are more affordable to more Aucklanders.
In order for this project to be successful, a higher-density site would need to be achieved without sacrificing residential quality.
A hierarchy of streets were set-up to ensure connectivity across the site and into the surrounding existing neighbourhood. These are designed for slow vehicle speeds to promote walking and cycling, and to connect to routes accessing public transport.
The masterplan incorporates an existing bush gully area, helping to preserve an estuary and small lagoon which under town planning rules could be destroyed. In retaining this ‘green finger’, the masterplan identifies the value of this natural feature in terms of both its ecology and the sense of place and character it can impart to the development.
The design benefits from a retention and enhancement of existing landscape features, five different housing typologies combined with strong street landscaping and integration into the existing suburban environment. These three factors will contribute to how the development achieves its own character, legibility and sense of place.