Part Two:

Site Design

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Amalgamation and Subdivision

What are Amalgamation and Subdivision?

Amalgamation and subdivision are important
structuring instruments in the redevelopment of
Manukau City because they define new patterns of
land ownership and development in areas undergoing
change. Subdivision is the process of dividing sites into
smaller land holdings, while amalgamation describes
the merging of two or more sites into a larger land
holding.

Why are Amalgamation and Subdivision

important in new areas?
The size and shape of sites has a direct relationship to
building type and form. In turn the pattern of sites that 036 An aerial photograph with cadastral information can help
make up a block will have an impact on the movement identify existing subdivision patterns and potential subdivision
network, streetscape and urban form. The combination and amalgamation opportunities.
of site and block type and development controls will
determine densities and to some degree appropriate
building type for an area.

Why are Amalgamation and Subdivision

important in established areas?
Amalgamation or further subdivision of lots may occur to
accommodate changes of use or new development. This
process can have major impact on the streetscape. Where
amalgamation or further subdivision is not possible, the
size and shape of building lots will determine the possible
building types and density.

037 A spatial structure plan can identify how to develop land to

accommodate changes of use or new development. Typology
studies can determine most suitable development types.

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038 After undertaking a study of the larger area, specific sites and
buildings can be developed in accordance with “the plan” to maximise
efficiency of land.
039 Building envelopes can then be developed based on footprints in
order to shape the three dimensional form of the site and show future
building bulk.
RESIDE N T I A L F L AT > D E S I G N CO DE
What are some of the considerations when
deciding if Subdivision or Amalgamation is
appropriate and how it should occur?
Topography and Landscape Features
Topography and natural landscape features will affect the
pattern of development.
>> Site size and shape, block patterns and street layout
should respond to the landform in new subdivisions.
>> Consider how landform and subdivision might improve
or reduce outlook, privacy, overlooking and access to
outdoor space.
>> Amalgamation may (but not always) allow a more
appropriate development response in existing areas.
Site Size and Shape
Site size and shape will have a significant impact on the
form of development.
>> Determine the most appropriate site size and shape for
the type of development envisaged. This includes the
building typology but also extends to the desired street
layout and the design of the public realm.
>> Promote the use of public domain elements such as
streets, pedestrian walkways and public open space in
preference to private elements such as shared right of
ways.
>> Public open space should be accessible and visible and
its interface with other development must be carefully
considered.
Street and Block Structure
>> Streets and blocks should be laid out to facilitate
movement and connectivity and encourage alternative
modes of transport such as walking and cycling.
>> Blocks are typically subdivided into lots whose size and
shape may be determined by function.
>> The ideal block sizes in urban areas are 80m x 80m.
This block size maximises choice and accessibility, it
also relates directly to building footprints.
>> The introduction of public streets is essential in large
sites undergoing development.
Bulk, Location and Orientation

What is meant by Bulk, Location and Orientation?

Bulk, location and orientation describe the way a
building sits on its site and relates to its physical
context. ‘Bulk’ refers to the overall massing of a building,
‘location’ means the position of the building on the site
and ‘orientation’ describes the way internal spaces are
directed to physical and environmental elements such as
sun, views or the street.
Bulk, location and orientation can have a significant
impact on the environmental qualities of both the public
and private domain. Design issues to be resolved include
the quality and quantity of open space provided for
inhabitants; the access to daylight for residents, both
within the development and in adjacent developments; 040 The overall massing of the building responds to the
and the overall quality of the public realm. streetscape while optimising solar acess.
The bulk and siting of the building should aim
to minimise overshadowing, and provide large,
consolidated areas of open space. The building
orientation should try to optimise the number of
apartments with solar access throughout the day. Views
may also be a consideration.

Basic Principles
>> Optimise solar access for dwellings both within the
development and on neighbouring sites.
>> Ensure the building massing, location and orientation
enhance the quality of communal open space areas.
>> Improve the thermal efficiency of new buildings.

041 The location of the building on the site responds to the

Design Guidance street with a large area of open space. Apartments facing into
the courtyard also overlook the street.
>> Position and orient the building(s) to maximise north
facing walls so as to optimise natural sunlight to
apartment living spaces.
>> Consider building configurations such as ‘L’ shaped and
courtyards, which respond to the streetscape while
optimising solar access.
>> Consider different building heights for different parts
of the building to further aid solar access.
>> Design and position the building on the site to provide
larger areas of consolidated open space. ‘Leftover’
spaces should be minimised.
>> Ensure buildings are separated with sufficient distance
to allow solar access and prevent overshadowing.
>> Maximise the number of apartments with dual
orientation.
>> Single aspect apartments should have a northerly or
easterly aspect and a reduced depth to allow for access
042 The orientation of the living spaces, balconies and other
of natural light.
private open space within the building provides optimises both
solar access and visual amenity.

Related chapters and references:

>>Building Envelopes; Open Space; Visual Privacy; Boundary Conditions; Landscape Design; Soil and Stormwater;
Building Entry; Pedestrian Access; Vehicles and Parking

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 Building Envelopes

What are Building Envelopes?

A building envelope is the volume that defines the extent of a building in any direction. It describes the overall
shape and mass of the building zone within which a future building can be built.
Building envelopes are defined by the length, depth and height of the building zone, measured in metres.
Building envelopes should be at least 20-25 % greater than their achievable floor area to allow for building articulation.
Building envelopes are often used as part of a wider Spatial Structure Plan which determines and controls the
appropriate urban form in a given area. Building envelopes set the appropriate shape of future development
in terms of footprint and height in relation to the street layout and block and lot sizes for a particular location.
Building envelopes ensure that the “leftover space” is defined and organised to form a coherent spatial structure
for the hierarchy.

Basic Principles
>>Building envelopes shape the three-dimensional form of
an area by determining appropriate density for a site and
its context.
>>Building envelopes communicate and illustrate the future
bulk and distribution of new development to planners,
councillors and development applicants.
>>Building envelopes can be used to define the street
hierarchy, points of difference, intersection hierarchy
and open space.

Design Guidance
>> Understand the building envelope controls in
relationship to other development controls.
>> Identify the building type most appropriate for the
given building envelope.
>> Understand the way future development might
impact on the project by considering adjacent
building envelopes and the Spatial Structure Plan for
the given area.
>> Where floor space/plot ratio controls are used, building
envelopes should be approximately 85% of envelope
for commercial developments and 80% of envelope for
residential developments. This allows for balconies and
wall thickness.

043 The building envelope defines the volume within which a

new building may be developed.

Related Chapters:
>>Building Envelopes; Open Space; Boundary Conditions; Landscape Design; Building Entry; Vehicles and Parking

RESIDE N T I A L F L AT > D E S I G N CO DE
Open Space

What is Open Space?

Open space is designed space that provides core amenities to adjacent buildings, such as daylight and ventilation; outlook
and views; and visual privacy. It can also provide the opportunity for recreation and social activities and water cycle
management.
Open space can be public, private, or communal. The scale and design of the space will depend on the number of
apartments provided and the context of the site.

Basic Principles
>> Provide core amenities as outlined above to
apartment residents.
>> Ensure residents have ready access to passive and
active recreational opportunities. This will depend on
the size of the development.
>> Provide areas on the site for landscaping and vegetative
stormwater treatment and filtration.
>> Provide areas where it is possible to have communal
and/or private gardens.
044 The inclusion of public open space in developments provides
amenity to residents and the public. Public open space is also
likely to improve access to sunlight and ventilation for adjacent
apartments.

Design Guidance
>> Communal open space should be considered in terms
of the urban context. The proximity of public parks,
recreational facilities and other amenities will have a
bearing on the scale and design.
>> Provide private open space for each apartment in the form
of a: balcony, deck, terrace, garden, yard, courtyard and/or
roof terrace.
>> Trade offs can be considered between the amount of
communal open space and private open spaces in small
developments.
>> Consolidate open space on the site into well defined areas
where communal ownership is clear.
>> Locate communal open space to maximise solar access to
apartments and minimise overshadowing.
>> Locate open space to optimise individual apartment
daylight access in winter and shade in summer, provide
045 Private open space in the form of balconies is clearly defined
a pleasant outlook and increase visual privacy between
from communal open space. Building orientation and the
apartments.
communal open space between them, helps to maintain privacy
>> Ensure ventilation outlets from basement car parks and
between units.
other ducts are located away from communal open space.

Related Chapters:
>>Building Envelopes; Open Space; Visual Privacy; Boundary Conditions; Landscape Design; Soil and Stormwater

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 Visual Privacy

What is meant by Visual Privacy?

Visual privacy describes how private the interior and private exterior spaces of an apartment are from outside view. The
degree of visual privacy provided will affect residents’ ability to carry out private functions within the confines of their
apartment and private open space.
The level of visual privacy provided needs to be balanced against access to sun, outlook and ventilation, therefore it is
fundamental to have a thorough understanding of the building context, site configuration, topography, the scale of the
development and the layout of the apartments.

Basic Principles
>> Provide adequate levels of visual privacy both within
the apartment interior and also outside, in private open
spaces.
>> Optimise visual privacy without compromising view,
outlook and ventilation.

046 Opaque balustrades provide a barrier to direct sight lines

from the street into apartments.

Design Guidance
>> Optimise visual privacy between buildings both on
site and on neighbouring properties by:
>> ensuring adequate building separation and setbacks
>> providing separation between apartment windows and
communal open space and through-site access routes
>> utilising a change in level between ground floor
apartments and the public space
>> using building design elements e.g. recessed balconies,
vertical fins, solid or semi-solid balustrades, screen panels
etc.

047 Moveable, louvred screens give residents control over levels

of visual privacy and help to filter sunlight.

Related Chapters:
>>Building Envelopes; Open Space; Visual Privacy; Boundary Conditions; Landscape Design; Facades; Balconies

RESIDE N T I A L F L AT > D E S I G N CO DE
Boundary Conditions

What is meant by Boundary Conditions?

Boundary conditions are a very important consideration in good site design. The way that boundaries are defined can
impact on the understanding of private and public areas and can also convey differences in function or ownership of
space. The design of boundary treatments will affect residents’ real and perceived privacy and security. Boundary design
also provides an opportunity to reinforce the identity of developments in Manukau. Front, side and rear boundaries may
require different treatments depending on adjacent properties.

Basic Principles
>> Provide clear definition between different functions,
different owners and between public and private
space.
>> Ensure privacy and security.
>> Reinforce the identity of the development and
enhance the streetscape.

048 Modulation within fence reinforces the identity of the

development whilst providing privacy from the street.

Design Guidance
Boundary design should consider and respond to the as-
sociated contexts of street, side and rear locations. Con-
siderations may include: height, position of openings and
material selection.
>> Design fences and walls which provide privacy and
security while preserving outlook, light and air.
>> Contribute to the amenity of the public domain by
limiting the length and height of blank fences and
retaining walls along street frontages.
>> Use planting to complement scale and give spatial
definition to any raised terraces to the street.
>> Select materials which are graffiti resistant and
easily cleaned.

049 A change in level distinguishes private terraces from the public

realm, whilst planting along the street boundary softens this
interface and provides an additional privacy buffer for residents.

Related Chapters:
>>Building Envelopes; Visual Privacy; Boundary Conditions; Landscape Design; Building Entry; Pedestrian Access;
Vehicles and Parking

URBAN D E S I G N G R O U P > 4 9
 Landscape Design

What is Landscape Design?

Landscape design is the design of the site areas not covered by building. Landscape design is a critical part of
apartment development as it provides amenity to residents and can significantly enhance the adjacent public
realm. Design should be considered in terms of quality of construction and ongoing maintenance. The use of
sustainable systems within the landscape scheme can provide a means of integrating these considerations.

Basic Principles
>> Provide privacy, outlook, views and a high level of
amenity for residents.
>> Minimise and control the impacts of stormwater
runoff.
>> Enhance environmental conditions within the
development and provide a habitat for native plants
and animals.
>> Improve air quality within urban environments.
>> Ensure that trees form part of the design.

050 Above: Planting can be used to define access routes. Varying

ground surface treatment also helps with definition of public and
private areas.

Design Guidance
>> Enhance open spaces with landscape design that >> Ensure that any planting on structures such as podiums is
provides shade through trees and structures. considered in terms of providing adequate sized planters
>> Provide accessible routes through the development. (depth and width) for the type of planting designed
>> Use landscape design to indicate entries and to including trees.
differentiate private space from communal space. >> Ensure that appropriate soil conditions and irrigation;
>> Use landscape design to screen cars and service areas. appropriate species; and ongoing maintenance are
>> Design landscapes which respond to the site’s unique and considered and integrated into the design.
positive characteristics, its sense of place.
>> Design landscapes which respond to the streetscape
and the amenity of the public realm. Consider both the
rhythms of the street and any need to mediate the scale
of the building.
>> Enhance the energy efficiency and solar efficiency of the
apartments through the appropriate type and placement
of trees.
>> Contribute to storm water management through the
use of vegetative filtration techniques and choosing
appropriate plant species.

Related Chapters:
>>Building Envelopes; Open Space; Visual Privacy; Boundary Conditions; Soil and Stormwater; Vehicles and Parking

RESIDE N T I A L F L AT > D E S I G N CO DE
051 Above: Changes in level can be used to 052 Above: Use landscape as a way of providing visual
accommodate the extra soil depth for larger trees. connections through the site. The introduction of water into
landscape can provide relief from paving and planting.

053 High quality landscaped developments contribute to the

amenity of the communal/ semi private realm.

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 Soil Conditions and Stormwater Management

Why is it important to preserve Soil Conditions & manage Stormwater?

Preservation of natural soil profiles and the sustainable management of stormwater is a matter of primary importance in
the Manukau region. The retention of natural soil profiles within a development can assist with stormwater management
by reducing the stormwater discharge rate, protecting stormwater quality and the water table. In addition, sustainable
water management techniques can be employed to control the stormwater flow and improve the quality of the water.
On some sites there may not be a natural soil profile. This may be the case in many business zone sites redeveloped for
residential uses.

Stormwater is planned for and managed at two different levels:

>> at catchment area level
>> at site level.
The quantity and quality of stormwater run-off and discharge at site level has an impact on the overall quantity
and quality of stormwater to be dealt with at catchment level.

Many existing urban areas were developed before stormwater quality measures were implemented and envisaged
much smaller dwellings and lower densities. Infill and redevelopment of existing areas can place greater pressure
on services that are already stretched to capacity. However, new development can also provide the opportunity to
employ on-site stormwater management solutions and thereby minimise the impact of new building at catchment
level.

Design Guidance
>> Consolidate earthworks so as to maximise the
potential areas of natural soil profile.
>> Reduce the volume of stormwater discharged
into the mains drainage system by minimising
impermeable paving areas, collecting run-off from
roofs and balconies, choosing appropriate vegetation
in landscaped areas.
>> Consider recycling greywater for use in toilet
flushing and site irrigation.
>> Consider using sustainable urban drainage devices such
as swales and raingardens to filter stormwater runoff.

Recommendation
>> A minimum of 25 % of the open space area of a site
should be a deep soil area and be planted with medium
or large-size trees.

Related Chapters:
>>Building Envelopes; Open Space; Landscape Design

RESIDE N T I A L F L AT > D E S I G N CO DE
Basic Principles
>> Minimise and control the impacts of stormwater run-off.
>> To reduce the amount of sediment and other
pollutants entering the drainage system.
>> To improve the amenity of development by the planting
of large or medium-size trees.

054 Areas of medium to large trees can be used adjacent to

buildings in areas where sunlight penetration is not required. This
can also reduce cooling costs in the summer months.

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 Building Entry

Why is Building Entry important?

The entry to an apartment building provides an interface between public and private realms. As such, it has the
potential to contribute to both building identity and the quality of our city streetscapes. Building entry can
provide direct access into an individual apartment or it may operate as a threshold between the street and
communal spaces of a building.

Basic Principles
>> Provide a threshold between public and private
realms which reflects building identity and
provides a legible experience for building users.
>> Enhance streetscape quality and complement the
building facade design.
>> Ensure letterboxes are designed and located
to complement the building and provide easy
access.

055 Clear sight lines between exterior and interior contribute to
safe and usable entrances. Locate letter boxes to be convenient for
both residents and postal workers.
056 An accessible entrance ramp integrated with well designed
landscaping provides a legible point of entry and contributes to
street amenity.
Design Guidance
>> Improve building legibility and contribute to
the street quality by ensuring entrances are
integrated yet identifiable elements within the
street. Co-ordinate entrances with existing
street elements such as street planting,
pedestrian routes, block layout.
>> Use separate entries for different functions
such as pedestrian and vehicle access, and
different activities. Multiple entry points will
help to animate and activate the street.
>> Ensure entrances are accessible to the able and
mobility or sensory-impaired alike.
>> Ensure entrances are well lit, highly visible spaces
that provide shelter from the elements but avoid
ambiguous publicly accessible blind areas.
>> Ensure entries and adjacent circulation
spaces are an appropriate size and shape to
allow for the movement of furniture between
apartments and the street.
>> Position letter boxes for convenient access by
residents and posties. The mail slot should be
between 600mm and 1600mm from the ground.
>> Ensure the design and location of letter boxes
does not detract from the appearance of the
building.
>> Ensure letter boxes are clearly numbered.
>> Avoid letter boxes with spring-loaded flaps.
>> Provide letter boxes that allow for A4 mail

Related Chapters:
>>Building Envelopes; Boundary Conditions; Landscape Design; Pedestrian Access; Safety; Vehicles and Parking

RESIDE N T I A L F L AT > D E S I G N CO DE
Pedestrian Access

What is meant by Pedestrian Access?

Pedestrian access describes the walkable areas in and around an apartment development. Pedestrian access to apartment
developments should deliver safe, high quality and pleasant, walkable environments which prioritise people. The design
should ensure equitable access to the able and mobility-impaired alike. Well designed pedestrian areas will ensure
residents and visitors can easily access apartments and communal space and will facilitate connections with the public
realm.

Basic Principles
>> Provide well designed pedestrian areas which
facilitate connections with the public realm.
>> Ensure all residents and visitors (able bodied,
mobility or sensory-impaired) are able to readily
access apartments and communal areas. Consider
people who use prams and wheelchairs, people
with bicycles and the elderly, and design minimum
grade ramps, paths, access ways and lifts to
accommodate their needs.

Design Guidance
>> Consider site layout, context and topography in
terms of developing a scheme which maximises
057 High quality materials and fittings provide well designed,
accessibility.
well lit pedestrian access through a development.
>> Ensure high quality accessible design to all
pedestrian routes. Consider providing public and
semi-public access through the site as appropriate
to enhance connections to the public realm.
>> Ensure equitable access from street and
carparking areas. Incorporate accessible elements
such as ramps into the overall landscape design.
>> Ensure access ways are an appropriate width to
enable two people to pass comfortably.
>> Utilise accessible apartment design for ground
floor units. This should extend to associated
private open space wherever possible.
>> Differentiate pedestrian and vehicular access
ways.

058 Innovative solutions ensure pedestrian access routes are

maintained through the development.

Related Chapters:
>>Building Envelopes; Open Space; Boundary Conditions; Landscape Design; Building Entry; Safety; Vehicles and
Parking

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 Safety
How can apartment design deal with Safety?
The design and layout of buildings can contribute to real and perceived levels of safety and security for residents and
building users. The principles of secure design include casual surveillance, clear definitions of territory, controlled access
and management of spaces.
059 Above: Buildings oriented towards public spaces provide
extra illumination to the safety lighting in these areas.
060 Above: Ensure apartments are oriented towards public and
communal areas. This will encourage casual surveillance.
Related Chapters:
>>Building Entry; Pedestrian Access; Vehicles and Parking
RESIDE N T I A L F L AT > D E S I G N CO DE
Basic Principles
>> Ensure apartment developments are designed to be
safe and secure for residents and visitors.
>> Minimise opportunities for crime and contribute to
the safety of the public realm.
Design Guidance
>> Clearly define the boundaries between private and
public space.
>> Provide visible, functional and safer building
entrances by ensuring entrances address the street
and establish clear sight lines from the foyer through
the entrance to the street.
>> Ensure all entrances and access routes are well lit
(e.g. from parking areas, to individual units, etc.)
>> Encourage casual surveillance by orienting living
areas towards views over communal or public
spaces.
>> Avoid blind corners or dark alcoves which might
conceal intruders near entrances, lifts, stairwells,
indoor car parks and walkways.
>> Provide appropriate levels of illumination
throughout the development.
>> Provide well lit, direct access from car parks to
apartment lobbies where possible.
>> Separate access to apartments from other functions
in mixed-use buildings.
>> Ensure planting structures do not act as stairs to
access apartments.
Vehicles and Parking

Why is the design of Vehicles and Parking important?

Parking requirements and vehicle access can have significant impacts on site layout, building design, landscaping
and stormwater management. These will affect the quality of our environments in Manukau and should therefore
be considered early on in the design process.
Vehicle entry points should ideally integrate access for car parking, maintenance and service vehicles, and should be
designed to avoid conflicts with existing traffic patterns and pedestrian movement. Access should be designed as an
integral part of the site layout, building façade and streetscape.
The area of car parking to be provided will depend on the requirements of the district plan however proximity to local
services and public transport should also be taken into consideration.

Basic Principles
>> Reduce car dependency and encourage alternative
modes of transport such as walking, cycling and
public transport services.
>> Provide sufficient car parking for residents
and visitors allowing for the size and type of
development proposed; its proximity to recreational
and retail services and facilities; and access to public
transport.
>> Ensure car parking and vehicle access are integrated
into the overall planning and design of the site,
streetscape and building form.
>> Ensure vehicle access does not impede the active use
of street frontages or quality street design.
>> Separate the sale of car parks from the sale of
apartments.

061 Left: Introduce landscape to areas such as parking to

Design Guidance improve amenity.
>> Consider the parking requirements of the district
plan alongside the proximity of the development
to recreational and retail services and facilities and
public transport.
>> Consider any site limitations which may restrict the
area of car parking on-site e.g. soil issues, water table,
topography, lot size and proportion.
>> Utilise underground parking especially in larger
developments. Provide natural ventilation where
possible and incorporate entrances and grilles into
the overall façade design.
>> Ensure the safety and security of car park areas by
providing direct access between car parking and the
interior of the apartment building where possible.
>> Ensure the structural system of the building will
both accommodate a rational car parking layout
and facilitate well designed apartment layouts and
access.
>> Where possible, organise vehicle access points off
side streets or lanes.
>> Recess entry points to garaging where possible. 062 Access to car parking is attractively designed with a recessed
>> Avoid entry points to garages occuring at the end of garage door faced in the same material and patterning as the
a street. facade. This minimises the visual impact of the garaging .

Related Chapters:
>>Building Envelopes; Open Space; Boundary Conditions; Landscape Design; Building Entry; Pedestrian Access; Safety

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063 Parking is integrated into the overall site design and the
visual impact is reduced through attractive and appropriate
hard and soft landscaping.
RESIDE N T I A L F L AT > D E S I G N CO DE
Design Guidance
>> Minimise the visual impact of above-ground,
enclosed car parking by ensuring parking is not
exposed to the street. Consider concealing parking
behind the building façade or wrapping other uses
(e.g. retail) around it.
>> Reduce the visual impact of on-grade car parking
by locating car parks to the side or rear of the
building and through the use of appropriate
landscape design.
>> Ensure vehicle access points are located at an
appropriate distance from street intersections and
provide clear unobstructed views at pedestrian and
vehicle crossings.
>> Minimise the width and number of entry/exit points
in order to maximise the potential for active street
frontages and allow for quality streetscape design.
>> Design attractive vehicle access points which
provide screening to rubbish collection, loading
and service areas to minimise the visual impact
from the street.
>> Provide security doors and screens to entry points
through the facade.