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Totara Heights: A New Community

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Fletcher Residential Limited


Urban design-led residential development in an existing suburb.


  • Concept design
  • Urban design
  • Structural engineering
  • Civil engineering
  • Project management - civil works
  • Landscape architecture

Project Completion


Total Project Value

$52 million

Totara Heights is a new residential development in the established suburb of Totara Heights in South Auckland. Built by Fletcher Living on a 5.46 hectare site, it comprises 98 terraced, duplex and detached dwellings, with distant views to Manukau Harbour and a lush setting.

Our work

Our team played a key role in this urban design-led project’s success. As concept, urban and landscape designers, we designed the land and the houses in 3D at the same time.

Three gullies with mature totara groves were retained as stormwater drainage reserves, creating open public spaces and a strong selling point for the new development.

We also undertook project management of the civil works, plus civil and structural engineering on the project, achieving construction economy by creating platformed sites at the land development stage.


Totara Heights sits comfortably in its hillside landscape and surrounding existing housing.

It provides a wide variety of dwelling types with 22 different designs (each with options for lot size and location) ranging from large detached houses to ‘lock & leave’ terraces. This has appealed to a broad market with the speed of house sales (78 dwellings sold over 15 months) indicating high buyer satisfaction with the development.

The development has turned the site’s topographical challenges into positives. As well as capitalising on views and sunshine, it has used mature totaras and other natives on site to create an established character and recreational asset for all its residents. It has also been neighbourly to the surrounding existing properties, which had enjoyed uninterrupted rural views for over 30 years, by ensuring none is disadvantaged in terms of outlook, sunshine or value.

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