WAIRAU ESTATE

Vision

A well-planned area of urban expansion with a high-quality environment consistent with the unique environmental and community values that is Oakura.

THE LOCATION

Oakura Farm Park

Oakura Farm Park is a tract of rural land at Oakura nestled beneath the Kaitake Ranges, lying to the south of Wairau Road and with Surf Highway SH 45 on its western boundary. In 2010 Oakura Farm Park Ltd sought and obtained Council consent for the subdivision and development of a portion of the Farm Park land holding for rural-residential lifestyle.

This development, known as ‘The Paddocks’ is accessed from Upper Wairau Road via Pahakahaka Drive and Ekuarangi Place. A hallmark of the development is the retention of the natural land features, and the maintenance and enhancement of the natural vegetation. All of the original vegetation, including the natural water courses, has been protected as Open Space for future generations under Queen Elizabeth II (QEII) Trust Covenant. Oakura Farm Park Ltd now believes the time is right to proceed with the development of the remaining land in the company’s ownership.

Location. Image: Google Earth

A preliminary pattern of subdivision. Satellite image: NPDC

Proposed site for Wairau Estate. Satellite image: NPDC

“The company’s vision for the property is that of a well-planned area of urban expansion with a high quality environment consistent with the unique environmental and community values that is Oakura”

A portion of the remaining property was identified as far back as 2006 by the Oakura community and the New Plymouth District Council for the future urban expansion of Oakura to meet predicted future growth. Ref: NPDC Oakura Structure Plan 2006.

The land now being proposed for urban development gently rises from west to east with a warm and sunny northerly aspect. As with The Paddocks, this land has native vegetation and natural water courses within it. It is again intended these natural features will be retained and reserved to ensure a

high-quality environment is accessible to the future residents of the new development. The name Wairau Estate’ has been chosen as this area of future urban development will have its primary access off Wairau Road and has the Wairau Stream and its tributaries as an integral natural feature within the site.

The company’s vision for the area is that of well-planned area of urban expansion with a high quality urban environment consistent with the unique environmental and community values that is Oakura.

Wairau Estate

LIFESTYLE

Modern & Active

The design concept for Wairau Estate places an emphasis on modern and active lifestyles. Walking tracks, a pedestrian underpass, shared common spaces and a wide range of attractive housing options make Wairau Estate a truely liveable vision.

LIFESTYLE

Walkable

The design concept for Wairau Estate places an emphasis on active lifestyles. It is proposed that the area will be easily walkable. Footpaths will be integral to the local roading network and will link to walkways through the natural areas.

Walking tracks will traverse the natural areas and will link to the already existing esplanade walkway up the Wairau Stream from near the intersection of Wairau Road and Surf Highway SH45. Walking access to natural areas from cul-de-sac heads will also feature in the design.

Satellite Image: NPDC

“Walking tracks will traverse the natural areas and will link to the already existing esplanade walkway up the Wairau Stream from near the intersection of Wairau Road and Surf Highway SH45”

Wairau Estate is within easy walking distance of a several key Oakura destinations. From the Wairau Road entry to the Estate to the grounds of the Oakura Primary School via Donnelly is a walking distance of some 500m. A further 500m puts you in the centre of the Oakura Village business area. And walking along Lower Wairau Road, the Estate is some 750m from the Oakura shoreline, surf club and coastal reserves.

Oakura Farm Park Ltd is also promoting the concept of a pedestrian underpass under Surf Highway SH45 on the south side of Wairau Road.

This would enable those wanting to walk (or cycle) from Wairau Rd/The Village down to the beach at Messenger Tce to do so without having to contend with the traffic on SH45 and Wairau Road. Conversely those wanting to cross the highway at Wairau Road to get to the school and Village business area would find an underpass a much safer prospect than having to cross Surf Highway SH45. The costs of a pedestrian underpass will be able to be offset/shared in part with the installation of utilities, e.g. sewerage main that will need to cross the highway to service the Estate.

Pedestrian Underpass. Example only.

Location of proposed Esplanade Walkway.

  • Footpaths along streets linking to walkways.
  • Walkways through the natural areas.
  • Walking tracks linking existing esplanade walkway up the Wairau Stream.
  • Walking access between Wairau Estate and The Paddocks lifestyle area.
  • Walking tracks also for off-road cycling.
  • Easy walking distance to Oakura school, village centre, beach and coastal reserves.

LIFESTYLE

Liveable

It is intended that the Wairau Estate will provide a living environment of high urban quality while maintaining a close connection with the natural environment through the retention and enhancement of the abundance of natural features present in the locality. Approximately fifteen percent (15%) of the total site will be set aside as open space.

The residential area will have lot sizes that will be typically urban, e.g. 500-800sqm, for those requiring 3-4 bedroom homes. It is also envisaged that a about 10 percent of the lots will be around 300sqm, providing a lifestyle choice for those wanting smaller households of 1-2 bedrooms. All lots will, as far as practical, be orientated to allow for the design of individual dwellings that can optimise sunlight exposure from the northerly aspect.

Satellite Image: NPDC

“The emphasis on Wairau Estate is to be well connected with the Village and beyond. Readily accessible and easy to move around by motor vehicle, foot and bicycle. This will contribute to the liveability of the area for residents”

Limits on site coverage, and bulk, height and location are proposed to ensure there is an optimal sense of spaciousness maintained between individual lots/dwellings within the Estate consistent with contemporary urban living. Controls on the colour of roofs and claddings are also proposed consistent with maintaining a built environment sensitive to the overall local landscape setting.

The larger equestrian lots will act as a spatial transition area being located between the urban area to the north and the established adjoining rural area located to the south. Ordinances appropriate to the equestrian lifestyle zone will control site coverage, and bulk, height and location of both dwellings and outbuildings.

The emphasis on Wairau Estate being well connected with the Village and beyond, readily accessible and easy to move around and within both by motor vehicle, on foot and by bicycle, will all contribute to the liveability of the area for residents.

The integration of the natural areas with the urban form will also promote quality of life. A flat grassed informal play and kick a ball’ area of some 2400sqm toward the centre of the Estate will also be provided. This will be a space for active recreation for children and families and an informal meeting place for members of the community of all ages.

Conceptually, a Farm House Café’ is proposed on the southern margin of the Estate overlooking the lake/wetland area at what will be the new interface of the urban/rural boundary at Oakura. It is envisaged this will provide a common convivial social space for all residents who want to take time out for a coffee (perhaps a meal) but within a short walking distance of the home. It is possible that locally grown organic farm produce e.g. vegetables, eggs, milk etc., might be available through this outlet.

Lakeside café as indicated on map above. Example only.

Shared Open Space as indicated on map above. Example only.

  • High quality urban living environment.
  • Lot sizes ranging from 300m2 to 1000m2.
  • Lifestyle choice 3-4 bdrm homes on larger lots or 1-2 bdrm on smaller lots.
  • Limits on site coverage, and bulk, height and location to maintain sense of spaciousness.
  • Controls on the colour of roofs and claddings sensitive local landscape.
  • Well connected by road with the Village and beyond.
  • Readily accessible and easy to move around and within on foot and by cycle.
  • A flat grassed informal play and ‘kick a ball’ area.
  • Possibility of a ‘Farm House Café’ by the lake.

LIFESTYLE

Equestrian Lifestyle

Oakura has a strong equestrian fraternity, evidenced by the Pony Club located near the centre of the township and the horse population grazed on various private holdings about the environs of the village.

For many years the equestrian community have lobbied the community board and district council for bridle paths that provide for recreational horse riding away from public roads. The equestrian needs of the Oakura community have most recently been expressed through a significant number of submissions to the Focus Group managing the Oakura Community Engagement Project 2014/16.

Satellite Image: NPDC

“In recognition of this strong community interest in things equestrian it is proposed an area of some 25 hectares will be zoned Equestrian Lifestyle”

In recognition of this strong community interest in things equestrian it is proposed an area of some 25 hectares with frontages to both Wairau Road and Surf Highway SH45 along the western aspect of the Oakura Farm Park Ltd property will be zoned Equestrian Lifestyle.

Approximately twelve lots of 1-2 hectares, sufficient in area to keep 1-2 horses, are proposed. Each of these lots will have a suitable building platform and sufficient area for equestrian-type buildings and yards necessary for the equestrian lifestyle. An equestrian arena near to and readily assessible from the equestrian

lifestyle lots is also proposed. It is also proposed that a bridle path will be incorporated to traverse each of the equestrian lots, including the arena lot. The bridle path will be for the use of the equestrian lot owners with access through the lot properties being formalised by reciprocal rights of way. The total length of the bridle path will be approximately one kilometre. The design concept is that any equestrian lot owner will be able to saddle their horse within their own lot and ride the bridle trail traversing the other lots. The bridle trial will also be the route by which they will get from their respective lots to and from the arena.

Bridle trail. Example only.

Equestrian arena. Example only.

  • 25 hectares for equestrian lifestyle.
  • Twelve (12) buildable lots each of 1-2ha.
  • Half- size equestrian arena.
  • Bridle path, approx. 1 km in length.

NATURAL SPACES

Natural

Wairau Estate has many natural spaces and is connected to a covenanted Queen Elizabeth II natural area. The vision for Wairau Estate is to not only retain, but also to enhance, these natural features thereby not only promoting wildlife habitat but also enriching the lives of people who will live in the locality.

NATURAL SPACES

Natural

Wairau Estate is well-endowed with natural areas. The Wairau Stream and associated esplanade reserve is already in place along the northern margin and running more or less parallel with Wairau Road.

Further to the south a Wairau Stream tributary with mature vegetation runs from west to east toward the Kaitake Ranges commencing about midway across the Estate’s western edge at the State Highway. From the SH45 this extends for approx. 300m and then forks into two smaller vegetated tributaries, one being approx 300m in length, the other being approx. 250m.

Satellite Image: NPDC

“These natural areas will be conserved and enhanced and will be accessible to all residents and the wider community as Council reserves or as covenanted Queen Elizabeth II Open Space.”

These natural areas will be conserved and enhanced and will be accessible to all residents and the wider community as Council reserves or as covenanted Queen Elizabeth II Open Space.

On the southern margin of the Estate running east from the edge of the Surf Highway is a small lake with adjoining wetland of some 5,000sqm. This water feature will also be conserved and enhanced as reserve/public open space.

The Oakura side of this feature will form part of the northern margin of the area that has been identified for a small lot residential subdivision providing an attractive outlook for residents, and just a short walk from a site for a potential café on the south side of the lake/wetland.

An ecological values and impact assessment has been prepared by Oecologico Limited. To read the report please download the Ecological Impact Assessment

Native bush as indicated on map above.

Natural lake as indicated on map above.

  • Wairau Stream tributaries, with their native vegetation will be conserved and enhanced.
  • Small lake to be conserved and enhanced as reserve/public open space.
  • Approx. 9ha will be set aside as open space.

INFRASTRUCTURE

Services & Utilities

Modern Infrastructure will make Wairau Estate an attractive place to live. Promoted roading improvements at the Wairau Road/ Surf Highway SH 45 intersection will ensure ready access to and from Wairau Estate while also bringing road safety and other benefits to the wider community.

INFRASTRUCTURE

Connected

The planning for Wairau Estate recognises the longstanding concerns of the Oakura community relating to the speed environment on Surf Highway SH45 through the Village. To assist with traffic calming through the heart of the Village and to promote ease of traffic movement through the Wairau Road/SH45 intersection, a roundabout is proposed as an integral component of the development.

Given the increase in traffic on Upper Wairau Road in recent years and the additional traffic that will be contributed by Wairau Estate, it is considered a roundabout will help to ensure the safe and efficient movement of traffic between Wairau Estate and the State Highway. Initial discussions with the New Zealand Transport Agency have been encouraging.

Satellite Image: NPDC

“To assist with traffic calming through the heart of the Village and to promote ease of traffic movement through the Wairau Road/SH45 intersection, a roundabout is proposed as an integral component of the development.”

In planning for Wairua Estate, it is also acknowledged that in time the northern side of the highway will be developed for residential settlement. A roundabout at the Wairau Road/SH45 intersection will also serve in the longer-term, either in whole or in part, the additional traffic that development in this area will contribute via Cunningham Lane to Lower Wairau Road moving onto and off Surf Highway.

Oakura Farm Park Ltd have engaged the services of traffic management

consultant, AMTANZ Ltd, to prepare an independent technical report so as to satisfy the planning and roading authorities and the community that the roundabout concept is viable, appropriate and in the long-term interests of the Oakura community

A Traffic Impact Assessment has been prepared by AMTANZ Ltd. To read the report please download The Traffic Impact Assessment Report.

A roundabout is proposed corner of Surf Highway 45 and Wairau Road. As indicated on map above. Example image only.

  • Easy traffic access to and from Wairau Estate.
  • Make Wairau Road/SH45 intersection safer.
  • Calm traffic through Oakura Village.
  • Safe walking (or cycling) from Wairau Rd/The Village to Oakura Beach.
  • Safe walking (or cycling) from coastal side of highway to school and business area.

INFRASTRUCTURE

Accessible

Wairau Estate will be accessed off Upper Wairau Road by a new local road approximately 500m from the intersection with Surf Highway/SH45. There is good visibility for vehicles entering and leaving Wairau Road at the proposed intersection point.

The roading network within the Estate will essentially be a loop providing for the easy circulation of traffic. Cul-de-sac’s will only be used where topography and proposed natural areas limit the options for through roads.

Satellite Image: NPDC

“The width of carriageways will be in accord with modern development standards consistent with the slower, and thereby safer, movement of traffic in residential areas”

The width of carriageways will be in accord with modern development standards consistent with the slower, and thereby safer, movement of traffic in residential areas.

It should be noted that a road connection from the Estate directly to SH45 is not proposed. This is considered to be in the best interests

of the future residents of the Estate, the Oakura community generally, and the safety of state highway users.

A Traffic Impact Assessment has been prepared by AMTANZ Ltd. To read the report please download The Traffic Impact Assessment Report.

  • Direct access from Upper Wairau Rd.
  • Good visibility at new intersection.
  • Easy and safe traffic circulation.
  • Cul-de-sac’s only where limited by topography and natural areas.

INFRASTRUCTURE

Serviced

Wairau Estate will be fully serviced. Water supply will be reticulated to each lot from the available New Plymouth District Council treated mains water supply. This supply is also of adequate capacity for and meets modern day urban-firefighting standards. Hydrants for this purpose will be provided through the Estate.

Sewage disposal will be available to each household within each lot by way of connection to the New Plymouth District Council mains sewerage disposal system. Sewage from Oakura is piped through to the New Plymouth Sewage Treatment Plant.

Satellite Image: NPDC

“All lots will have undergrounded reticulated electricity, natural gas supplies and underground networked fibre optic cable for voice and data”

Stormwater disposal from house roofs and outbuildings will be to underground soakaway systems within each lot. Stormwater from the common impervious areas such as roads will be collected at the roadside and piped via detention areas and other means of low-impact design to the water courses within the natural areas. The overall stormwater management for the Estate will be designed to be hydraulically neutral.

It should be noted that a road connection from the Estate directly to SH45 is not proposed. This is considered to be in the best interests

All lots will have available to them the undergrounded reticulated electricity and natural gas supplies available in the area. All lots will also have available to them underground networked fibre optic cable for voice and data. The area of the Oakura within which Wairua Estate is located also has good cellular phone coverage

A Civil Engineering Feasibility report has been prepared by Red Jacket Limited. To read the report please download The Civil Engineering Feasibility Report.

TIMING

Long-Term

Wairau Estate is a staged, long-term development plan. It is proposed that following the extension of existing trunk mains for water supply and sewer services to the site, that development would proceed in a logical and sequential manner.

It is envisaged that the new roading would be commenced at the connection to Wairau Road and be extended progressively in accord with the indicative roading pattern illustrated. Sections will be developed in stages of 15-30 lots and released for sale in response to demand. Based on an average uptake of 10-15 sections per year, Wairau Estate will take some 20-40 years to be fully developed. The building of dwellings will be arranged and undertaken by the section owners in their own time.

In summary, the development plan is forward looking, long-term and intergenerational.

The proposed staging plan.

“Wairau Estate will take some 20-40 years to be fully developed. The building of dwellings will be arranged and undertaken by the section owners in their own time.”

MORE INFO

Frequently Asked Questions

Why is the development so big?

Best practice is to plan for future residential development of communities comprehensively and holistically. Approx. 12ha of the Oakura Farm Park Ltd property is already identified in the Operative District Plan for ‘Future Urban Development’ (FUD). The FUD area identified (which will yield approx 120 sections) is an awkward and inefficient shape (it is in essence a large triangle) and does not lend itself to a logical and well-planned urban extension of the Upper Wairau Rd residential area.

Further, removing 12ha from the existing dairy farm will most likely render it uneconomic. On reflection, it is considered while the property is in one ownership that the responsible approach is to comprehensively plan for the development of the whole site as proposed. This approach will avoid future ‘piece meal’ and inefficient extensions but will enable an attractive and well-planned living environment for the future generations that will be residents.

How long will Wairau Estate take to become fully developed?

Based on the historic uptake of new sections for residential development at Oakura, Wairau Estate represents a 30 – 40 year (inter-generational) development plan for the area. Sections will be developed in stages of 10-20 lots and released for sale in response to demand. Based on an average uptake of 10-15 sections per year, Wairau Estate will take some 20-40 years to be fully developed.
The building of dwellings will be arranged and undertaken by the section owners in their own time.
In summary, the development plan is forward looking, long-term and intergenerational.

What effect will the increase in population have on the Oakura the school?

The Ministry of Education is responsible for ensuring communities are provided with sufficient school capacity. The Wairau Estate proposal along with the other land that has been identified for future residential development at Oakura will enable the Ministry to anticipate and plan for the further longer-term educational needs of the Oakura community.

What about demand for doctors and other local services?

It could be anticipated that private sector services will be provided in response to local demand.

Why a roundabout at the Wairau Road/Surf Highway 45 intersection?

Looking to the long-term, a roundabout at the intersection will promote efficient and safe traffic movement through the intersection. It will provide a ‘gateway’ to the village and help to moderate traffic along this section of the state highway.

Why not provide the entry point to Wairau Estate further south (toward Okato) along the State Highway?

The State Highway controlling authority, the New Zealand Transport Agency (NZTA), are not supportive of creating another intersection onto the state highway.

FEEDBACK

Next Steps

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