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NORTHWOOD
A greenfields development.
The Location
The Northwood subdivision is one of the largest to be undertaken in Canterbury so far, with almost 700 lots developed over seven stages. The 90ha greenfields development, located west of the Main North Road, is about fifteen minutes drive from central Christchurch.
The Challenges
Challenges provided by the location include Northwood’s positioning between two state highways and its long boundaries against unzoned rural land and reserve land, all of which limited possibilities for vehicular access, and its proximity to natural wetlands, which made managing drainage a priority.
Other challenges were presented by the sheer scale of the project and the complexity of the rezoning requirements. Northwood took over five years to develop, following guidelines of a master plan which introduced principles of urban design that were new to Canterbury. Experts at Davis Ogilvie adapted the development to accommodate the changing market demand as the project progressed.
The Solution
Davis Ogilvie provided planning, engineering and surveying services to the developer (RD Hughes Developments Ltd) throughout the process. The company’s engineering design work demonstrated the latest innovations for managing stormwater using swales and retention basins within the subdivision. Davis Ogilvie also designed a water supply network and sewage pumping station for the subdivision.
As a greenfields development, Northwood did not have to fit in with existing urban characteristics – it creates its own locally-appropriate environment by use of sculptural features on the roundabouts in the main thoroughfare and through details such as coloured concrete walkways, arches and other structures on key pedestrian routes and reserve enhances.
It also incorporates the natural environment through swales and stormwater ponds, and responds to its history as an orchard by soft landscaping and the retention of significant peripheral plantings.
The Result
The result is a coherent and functional development of places, spaces, streets and activities conceived to relate well to each other, the city, the adjacent retail area highways and reserves. Of particular interest is the marked diversity of type and site size of housing which includes terraced housing, retirement villas, detached medium-density housing and larger lots. There is good access to open spaces for all.
Davis Ogilvie was instrumental in building on the master plan and taking concepts through to practical reality without losing sight of the core principles and design features upon which rezoning of the land was based. The company was awarded an NZIS Award of Merit in 2001 for the outstanding quality of this subdivision.
The Christchurch City Council’s objectives were met, as were those of developer RD Hughes Developments Ltd and the new residents.