A 6 Homestar rated townhouse development in Rotorua showcases a revitalised genre of social housing in the city. Eco-smart, architectural and resilient, the new homes look ahead.
Essentials
Name: Fairy Springs
What: Fairy Springs Medium Density Housing Development
Details: 15 two bedroom dwellings; two level walk ups; private outdoor spaces; individual carparks; shared bike facilities; one typology
Location: main arterial route into CBD; the development takes in a skyline of Mt. Ngongotaha and the Skyline Rotorua gondolas
Project certification: 6 Homestar built v5 rating (October 2024)
Project Snapshot
Owner: Kāinga Ora - Homes and Communities
Developer: TPB Properties; Rotorua commercial and residential development company
Architect: DCA Architects of Transformation
Homestar professional: Dr Marie Fleming, DCA Architects of Transformation
Main contractor: iLine Construction
Project timeline: concept design to completion May 2023 to August 2024; 15 months; consenting split between foundation and building for speed
The Fairy Springs Road development was a build to specification and turnkey contract between the developer and Kāinga Ora.
It was also a project with a tick-box list – to achieve a requirement for a 6 Homestar rating, deliver homes that enhance lives, and showcase design-build integrity.
“It was an opportunity to achieve healthy, sustainable housing for the community. Our buildings can contribute to improving the quality and experience of occupants, responding to the context in which they sit. This project aligns with our vision of generational transformation of regional communities,” says DCA senior architect and Homestar assessor, Dr Marie Fleming.
Committed to creating quality social housing with a contemporary aesthetic, developer Tony Bradley, says the cluster of townhouses is part of a significant push to address the Rotorua housing crisis.
Central to the mahi of regenerating housing is the wellbeing of people – kei te iho o ngā mahi, ko te oranga o te tangata.
DCA Architects project lead, Nick Chibnall-West, says uplifting lives was centre stage at Fairy Springs Road.
“The connection to place, climate, culture and community was crucial. The design of this project creates a safe and communal environment for occupants,” he says.
“Multiple strategies have been implemented to improve occupancy experience including cross ventilation, shading, building orientation and consideration of external noise. This is further optimised by continuous low-level extraction to maintain a comfortable, healthy and dry interior environment across all seasons.”
Nick says the development’s wraparound terrace housing form – comprising three built forms - purposely steps away from a singular building mass.
It also buffers nearby traffic noise.
With a striking combination of external colours and cladding features – horizontal and vertical brick patterns, COLORSTEEL, sawtooth peaks and playful yellow shading devices - the development creates individuality for residents with each tenancy identified through its massing.
Landscaping was also a key consideration with fruit trees mixed in with resilient native plantings to soften hard surface areas.
Homestar assessor, Dr Marie Fleming, says an early commitment to a 6 Homestar rating and clear guidelines from Kāinga Ora propelled high level collaboration across the developer, designer and contract team.
“The end result is a dynamic, contemporary residential built environment delivering the requirements for cost effectiveness, durability, sustainability and energy efficient performance.”
Key sustainable features of the project include:
efficient building footprint
reduced carbon building design
high quality, continuous ventilation - delivering dry, comfortable dwellings
management of overheating - while considering ventilation, acoustic control and security
healthy internal environments
low emission, non-toxic materials
energy efficiency appliances/tapware – significantly reducing running costs for tenants
Special consideration was given to acoustic design standards with uprated glazing and specifically designed fencing to meet Sound Transmission Class (STC) requirements – to counter noise from the adjacent arterial route.
iLines Construction project manager, Mitchell Craig, says targeting a 6 Homestar rating challenged the team “to think smarter and deliver a higher benchmark.”
“Homestar instilled a sense of pride knowing the project not only looked good but met a recognised standard for quality and sustainability.”
Mitchell says one of the biggest challenges of the project was limited local infrastructure to support waste diversion.
“We were committed to meeting Homestar requirements and reducing landfill impact but the available recycling and reuse facilities in the region weren’t always up to the task. We had to work harder to find practical solutions that aligned with the sustainability goals of the project.”
He says off-site manufacturing of pre-nail frames and midfloor cassettes:
“It’s not easy to balance time, cost, quality and sustainability but this project proves what’s possible when everyone works towards the same goal. The end result is a well-built, future-focused housing development that meets a high standard and genuinely benefits the whole community.”
He says with the right systems in place delivering a Homestar certified project isn’t any harder than a standard build. It just takes upfront planning and a clear understanding of the requirements.
TPB properties director, Tony Bradley, says having a great design team that understood the Homestar process was critical to the project’s success story.
“DCA made it easy for us to achieve a Homestar rated building.”
His advice for anyone using the tool for the first time?
“Do your homework and understand the additional requirements for the Homestar design. Have a good team who’ll engage with the process and understand the big benefits of a Homestar rating.”