Name: Moroki - means a sense of permanence - linking the past with a contemporary future
What: a property fund 100 percent iwi-owned and operated; currently 29 iwi partners across the Hapai whānau (incl. commercial and development vehicles); empowering Māori success in Aotearoa’s property sector
Moroki Tenancy: prioritisation for iwi members who whakapapa to Hāpai investors
Details: built-to-rent, medium density development offering long-term (10 year) rental opportunities; 48 apartments across three 3-storey buildings and a duplex; mixed typologies; shared outdoor space; food gardens, native landscaped zones
Where: 50 Line Road, Glen Innes, Auckland Tāmaki Makaurau
Owner: Hāpai Housing
Address: 91 Waituarua Drive, South Auckland Tāmaki Makaurau - prominent 4855 square metre brownfield site
Project certification: 7 Homestar ratings (apartments); 8 Homestar ratings (duplex); September 2023
Development partner and property manager: New Ground Capital
Apartment Architect: Construkt Architects
Duplex Architect: Foley Group
Homestar professional: Foley Group director, Rob D’Auvergne
Main contractor: Mike Greer Commercial
Project timeline: site purchased 2020; construction May 2021 to August 2023 (COVID interrupted); occupied October 2023
The bottom line of Homestar is better liveability. Better health and well-being, better daily lives, lower utility bills, better cost of living.
Thirty-one year old Moroki tenant, Erana, talks about the bottom line Homestar effect on her life. Her move north from Ōtepoti Dunedin to a 7 Homestar rated two bedroom apartment at Moroki has translated into a new, thriving way of life.
“We came from a flat in Dunedin which was mouldy, draughty, it was disgusting. It was really bad for our health so we were just desperate to get out of that. Moroki is so well insulated, we’re so warm in winter and we don’t spend any money in summer on cooling. It’s already made such a difference to our quality of life.”
“I’m asthmatic and used to go to the doctor a lot because of where we lived. Now at Moroki I’m very grateful I don’t have to think about my health all the time. It’s absolutely fine now and I can live my life normally.”
Life at Moroki has plenty to say about excellence in green urban residential design and the benefits of an inclusive, eco-responsible community.
Moroki is delivering satisfaction and big savings for its tenants.
Features include:
Apartment framing, floor and roof cassettes and SIPs in the duplex were manufactured off site - and the project delivered 73.6 percent waste diversion from landfill during construction.
With the combination of good design and insulation providing a solid starting point for an efficient home, and solar panels powering around 30 percent of Moroki’s water heating requirements, residents are seeing a reduction in water and energy costs of up to 45 percent compared with the national average for comparative homes.
Homestar assessor Rob d’Auvergne says it was a privilege to get the 8 Homestar rating for Moroki’s duplex (a pair of two bedroomed homes) over the line.
“It's a big step up in terms of performance and modelling requirements so New Ground Capital should be commended for laying down the challenge to the design team and not shying away from the alternative systems that propelled this 8 Homestar outcome.”
“Using SIPs certainly helped us achieve the higher levels of insulation and air tightness needed. Along with recessed windows and heat recovery ventilation it makes these units really healthy and comfortable for the tenants while reducing their energy bills.”
Construkt project architect, Madushin Amarasekera, says sustainability and achieving high-performing, energy-efficient buildings were prime project drivers.
“Moroki’s choice of materials are low maintenance with its Architecture, the brick patterning and exterior elements, referencing the surrounding suburban vernacular and history of the area.”
Embedding a cultural narrative at Moroki was also centre stage – a premise reflected in the careful integration of Te Aranga Māori Design principles across façade and interior finishes and greenspaces.
Madushin says Moroki’s bold gables, brick patterning and exterior timber elements reference the surrounding area.
As an iwi-owned entity Hāpai says it employs a strategic focus on delivering environmental best practice to meet the needs of its iwi investors and whānau.
“Achieving 7 and 8 Homestar ratings represents our commitment to an intergenerational view of our assets and providing the best outcomes for our whānau tenants. It aligns with kaitiakitanga toitū taiao – which underpins our focus on developing a sustainable, vibrant community at Moroki,” says Hāpai investment manager, Brett Ellison.
The success of Moroki has propelled Hāpai’s newly constructed 7 Homestar rated 44 apartment development Kaweka – in the suburb of Mt Albert.
Hāpai is currently building a 5 Green Star targeted commercial property in Ōtepoti Dunedin.
New Ground Capital development manager, Jonathan Quinn, says Homestar spearheaded Moroki’s design.
“We find Homestar is a great tool for assessing our design from an early stage. It has enabled us to focus on designing and delivering a high quality, energy efficient, truly sustainable development. Our 7 and 8 Homestar ratings provide validation of end product quality.”
“For us it’s crucial that affordability is not just limited to upfront affordability - as in rent – rather it’s about ongoing affordability. Delivering a 7 and 8 Homestar development means reduced operational costs and lower bills for tenants.”
Main contractor, Mike Greer Commercial, says the project’s 7 and 8 Homestar aspirations led to increased design consideration for ventilation, overheating and security – rolling out better outcomes for Moroki tenants.
“We were brought onboard for the design management phase and were able to provide early buildability input and utilise our previous Homestar experience – the delivery of over 386 Homestar rated homes. So key Homestar elements from Moroki’s thermal envelope to passive and mechanical ventilation were coordinated early on,” says North Island construction manager, Craig Potter.
Craig says Hāpai and New Ground Capital’s investment in upfront technology and materials to provide warm, healthy low maintenance homes – costs which are recoverable through reduced ongoing running costs - was inspirational.
Beyond its eco-credentials, Jonathan Quinn, says Moroki delivers a unique sense of community.
“Tenants here have a sense of ownership and guardianship over the precinct and in many instances look out for each other. Many friendships have been formed in Moroki’s first year of operation.”
Photo credit: Construkt Architects