21 Aug 2018
Building a New Road, Concept to Construction

Most of us give the roads we drive on little thought, but each one has followed a rigorous process to ensure they are safe for us to travel
on. So what does the construction of a new road involve? How does a proposed new road go from planning and design, to construction and opening? Here's a guide to the basics:

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The first step is to work out whether a new road is feasible. To determine this, a site investigation is carried out to assess existing land use and the nature of what lies beneath the proposed new road.
Information gathered from historical records and a range of experts help to determine what is under the land and whether any significant fault lines are present. Once all the available information is gathered, further investigations are undertaken as necessary. For example, a site may require an archaeological excavation to recover historical and cultural artefacts.

A thorough assessment is conducted to ensure that the site can accommodate a new road. This also identifies any problems, the need for alternative routes, the costs involved and the stability of the ground.

Once site investigation has been completed, a team of experts are tasked with the preliminary design. This stage focuses on the location of the road, the benefits to the existing road network and any environmental impact.

In New Zealand, all new roads must adhere to the Resource Management Act. This piece of legislation governs the management of natural and physical resources such as land, air and water. The Act is responsible for protecting the environment and ensuring that any new project is sustainable.

The development of a new road must therefore pay significant attention to any potential impacts on natural resources. A large part of the preliminary design outlines any environmental impacts and the ways in which these will be managed. Ideally, a new road should work with the natural environment and be designed with sustainability in mind.

The preliminary design must also detail storm water drainage and consider the need for public transport access, cycle ways and paths.

All risks and benefits of building on the proposed site must be detailed. Alternative routes may also be identified and included if planners foresee any potential problems with the preferred route.

When the preliminary design work is completed, plans are submitted to the relevant authorities
for consideration. Key stakeholders, such as
residents, iwi and local boards are consulted on the development before the new road gets the go ahead.

Pre-construction work is one of the most fundamental components of building a new road. Much like a house needs solid foundations, so too does a road.

During pre-construction, the site is prepared for the final construction stage. Excavation of the site can include both the removal of dirt and the filling of any areas that need to be built up and leveled. Roads require a substantial foundation, which is why the base layers are as important as the finished surface.

During pre-construction, storm water drainage is installed and any utility works are undertaken.
Upon completion, all pre-construction work must undergo strict inspections to ensure the highest possible safety standards have been adhered to, and to identify any potential problems.

Road surfacing, marking, pathways and landscaping are all part of the final construction stage. In New Zealand, the type of surface laid depends upon various factors such as noise reduction, consideration of using recycled materials and the best surfacing for the type of road. Other considerations may include the volume of traffic on the surface and how much maintenance will be required.

Glenvar Ridge Road is a new road, currently in the final stages of construction, that will connect the existing transport network with the urban development in
Long Bay. This road has been developed by Todd Property Group in collaboration with local authorities to provide a direct route into and out of the area. “The bulk of the Glenvar Ridge Road surface is a stabilising base layer of lime and cement, mixed with natural clay soil, which is around 300mm deep. The middle layer is composed of lime and coarse materials up to 500mm deep. Approximately 50mm of asphalt will form the final top surface,” said Paul Armstrong, Todd Property Development Manager.

During the final construction of a new road everything must be thoroughly tested; from the shape of the road to its strength, every detail must meet strict criteria. When construction is complete, the road must pass a safety audit before it is finally opened to the public.

PROPOSED NAMES for a new road are often submitted early in the planning process. Submitting a list of suggested names means it’s more likely that one or more will be approved
and developers typically allow plenty of time for consideration by relevant stakeholders.
The naming of a road must adhere to an extensive list of rules. For example, in Auckland, road names must be easy to pronounce, spell and write. They are limited to three words (or 25 characters), except in the case of Te Reo names.

A road name must not be considered offensive, racist, derogatory or demeaning, even when translated into another language. Some roads, such as those with five or less addresses, do not need to be named if numbering can be continued from an adjoining road.

Certain punctuation cannot be used in a road name such as a full stop, comma, colon, semi-colon, quotation marks, hyphens or others. Only characters from a standard alphabet can be used, although macrons can be used for Maori names.

Road-naming reports are prepared and submitted to local boards for consideration.
After discussion and consultation, the relevant authority will make a final decision.

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20 Jul 2018
Stunning Views Meet Sumptuous Design

ENTER THE NEWLY BUILT HOME of Don and Jess Francis and be prepared to swoon. The exquisitely spacious sanctum, built on the golf course at Pegasus Town, is set amongst the most breathtaking scenery.

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It is the second time the couple has built at Pegasus Town, just north of Christchurch. This time they have built a 380m2 house that features five bedrooms, three lounges, a large kitchen, two bathrooms and an additional toilet. Then there are the laundry room, 25m2 al fresco area and a three-car garage.

Thanks to Don’s expertise, the home was built in just six months as he spent weekends and evenings putting in extra elbow grease. A builder by trade, he’s a director of DNA Structures, a Christchurch-based, boutique architectural design and building company.

“We moved to Pegasus about eight years ago, where we rented for the first four years,” says Jess. “After building our first home, we saw the land on the golf course and snapped it up knowing it was our ideal location.”

With three boys—Conor (12), Luke (9) and Jacob (7), space was high on their list of priorities. “All the boys have their own rooms and we’ve utilised the attic space as a sixth bedroom/rumpus room,” says Don. “It means everyone has their own space and we can use the spare bedroom for any overnight guests.”

“When we’re entertaining, people seem to naturally gravitate to the kitchen so it’s great to have the extra island where people can pull up a pew. We also use the kitchen as an informal dining area for family dinners,” say the couple.

Wooden flooring and the soft tones of a grey and white palate are complemented by three copper-toned circular light fittings that hang from the ceiling. The couple opted for matte black sinks with matching taps rather than the traditional stainless steel. A built-in scullery provides ample storage space and a purpose-built bar with sink and wine fridge sit just around the corner.

Many of the walls in the house have been painted in Resene Stack, a dark grey shade. “People are really drawn to it and we often get asked for the name,” says Jess.
“I also love the drapes we chose for the master bedroom. They’re made from a sheer fabric, so they have a bit of a romantic feel—they’re designed to be longer, so they bunch nicely on the floor.”

The two bathrooms are fully tiled in a gloss marble, with the ensuite featuring a modern stone bath. “The ‘Powder Room’ or additional bathroom is a little more blingy,” says Jess. “We’ve used a raised copper wallpaper and other copper accents.”

Don has been involved with the build of around twenty homes at Pegasus and he is passionate about guiding people through the process. “We pride ourselves on building homes of impeccable quality and we have our own craftsmen. This means we can closely monitor the quality and standard of the finish in our homes.”

Since moving to Pegasus, Jess’s parents have followed suit. “Having them close by is wonderful,” she says. “We’re able to spend time together, share more family dinners and the boys are nice and close to their grandparents.”

“Pegasus is a really short drive from Christchurch, so if we’re looking to head into the city for the night, we’re lucky to be able to call on my parents to babysit.” Their three boys attend school in Rangiora and both Don and Jess work in Christchurch so neither see the drive as a ‘commute’.

In addition to their al fresco area, Don and Jess also have a 150m2 landscaped yard. They’ve opted for an easy-care area with an automatic irrigation system and Kwila decking.

“We love the lifestyle at Pegasus Town and the opportunity to build on such a prime space has been amazing. It’s exciting to see the growth of the town and we expect to see more retail and business development as more homes are built.”

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25 Sep 2017
A Purpose Built Haven

AIDEN BERRY AND AMY TONEYCLIFFE are living the dream. As a young couple in their early thirties, they’re comfortably ensconced in a brand new, purpose-built home with the beach right on their doorstep. They are surrounded by a vibrant community of like-minded individuals who have all chosen to forego city living.

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The couple who are planning to marry next March, designed and built their home two years ago at Pegasus Town, just 32 kilometres north of Christchurch. They bought the section while living in Addington, but decided not to rush into building before they had thoroughly researched and agreed upon what they wanted to build.

Aiden and Amy chose their 400 square metre section at Pegasus carefully. While they wanted ample indoor space, their preference for a low maintenance garden and outdoor deck meant they could purchase a smaller section. Neither wanted to spend their weekends trying to maintain a large garden.

For the couple, moving to Pegasus Town was a natural progression. Aiden, who is the Club Operations Manager at Pegasus Golf Club had been in the job for eight years and had developed some well-established friendships. Amy works in Christchurch as an Executive Assistant and had become familiar with the people, culture and amenities through Aiden.

The couple were both used to the hustle and bustle of city life before they built at Pegasus. They were living in a small townhouse in Addington and Amy, who is originally from Ashburton, had spent time living and working in Melbourne. Originally from Yorkshire, Aiden had been spending his days working at Pegasus and commuting back to the city in the evenings.

While they enjoyed living in Christchurch, the move to Pegasus has quite literally been life-changing. 

At the same time, they’re reaping the benefits of a great social life, both at Pegasus and in Christchurch. Whether it’s playing a few rounds of golf and listening to a band at the club afterwards or heading into the city for a night out; Pegasus offers the couple the best of both worlds.

The home itself features three bedrooms with an en-suite bathroom off the master bedroom, an additional bathroom and separate toilet. The open-plan living, dining and kitchen area has been carefully designed with sliding doors that open up the corner of the room on to a deck. A large kitchen allows plenty of room for cooking and entertaining.

“We really enjoyed the design and building process,” says Aiden. “Amy did a lot of research online into similar shaped sections and some of the other residents were able to provide tips, having gone through the process themselves. We could do pretty much what we wanted with the section, which was a lot of fun.”

In considering the design, they spent time ensuring that the layout would best capture the sun in the right places at the right time of day. “We allowed plenty of time for preparation and didn’t rush into any big decisions. It was our chance to build exactly what we wanted. The build was a really exciting period; to see it all coming together, taking photos of the progress and preparing to move in.”

Because the home was much larger than their Addington townhouse, they also needed to purchase more furniture. Planning the décor and interior colour schemes helped the couple ensure they created a flow through the house. And while many new builds can be a stressful process, Amy and Aiden’s experience was the opposite.

“There were a few times when I needed to make some quick decisions, but that’s about as stressful as it got,” says Aiden. “When the plans were finalised, we didn’t make any changes at all. We had reached the point where we knew exactly what we wanted and we weren’t deviating from that.”

The lifestyle at Pegasus Town is one they would highly recommend. “There’s quite a few other young couples who have chosen the same route as us,” says Aiden, “and the social life is great. You end up meeting a great group of people and making some really solid friendships.”

For Amy, despite her friendships being less well-established than Aiden’s, she found the transition from Christchurch seamless. “Everyone is very welcoming and it’s amazing just how much is on offer, right on our doorstep.”

Aiden and Amy’s ideal weekend at Pegasus involves a walk around the lake, checking out some of the new builds for ideas and inspiration and a leisurely coffee at the local café. “We haven’t missed Christchurch at all and we love the outdoors. It’s a five-minute walk to the beach and we definitely make the most of that in the summer. The golf course, gym, tennis courts and walking tracks are fantastic—there’s nothing quite like it.”

They’re also finding the location handy for weekend excursions. “When we were living in Addington, we never really went too far away from home, but now we head off to Hanmer (about an hour away) and explore the nearby wineries,” says Amy. “Moving to Pegasus has opened us up to doing new things.”

With summer just around the corner, the couple is looking forward to completing their landscaped garden. “It’s definitely our turn to invite everyone around,” says Aiden, “as we’ve been very welcomed and entertained by the community. We’re really looking forward to being able to return the hospitality.”

Both the move to Pegasus Town and the build of their own home is something the couple would recommend to other young professionals looking at their lifestyle options. It’s a choice that has enabled them to retain their city connections, build new friendships and design a home that ticks all the boxes.

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31 Mar 2017
Master planning Communities for Maximum Benefit

DEMAND FOR HOUSING is steadily increasing and many a discussion can be heard throughout the country about how these new developments will fit in with the existing houses and infrastructure.

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Whilst many people can identify a subdivision, few are aware of what a master-planned community is or of the detailed planning that goes on behind the scenes, enabling residents to reap the benefits.

A master-planned community goes beyond the development of a residential suburb. It’s a type of residential plan that includes a range of recreational amenities such as parks, lakes, and cycle paths.

“A master-plan is about creating an attractive, well thought-through, modern urban community, that has considered housing needs, work options and recreational facilities,” says Neil Donnelly, General Manager, Resource Management, at Todd Property Group.

The detailed planning means the successful delivery of high quality communities where the benefits are plentiful. “The first step is to locate and acquire the land, whether greenfield or brownfield, for development. Within that process, you need to take into consideration whether the location is likely to be one in which people want to live and work,” says Neil.
“This needs to be understood over the life of the project and research is critical. For example, you may want to start with nearby residents who are looking to stay within the area, but want a new home, and then consider those looking to make the move from elsewhere.”

The aim is to create a community designed for a mix of potential residents. By identifying any demographical gaps, a master-plan can be created to ensure an inclusive community. Key to this is understanding what type of housing different groups will want, the right mix
of housing types, sizes and price points.

“What amenities is there access to at the moment? Is there a supermarket nearby? Are there sports fields? What transport links are there? Where and what can residents access easily either by walking or driving? These are key questions when master-planning communities. We need to identify anything that’s missing and decide whether it’s best to include any missing elements in the development or work with existing providers to improve and enhance their offering.”

From this research, a conceptual master-plan is created with all of this key information. A detailed master-plan then follows. The detailed master-plan focuses on providing residents with a ‘lifestyle’ via community areas such as roads, footpaths, parks, shopping and eating areas. Implementation of infrastructure such as water, waste, and power is also incorporated.

The detailed master-plan incorporates three key concepts,” says Neil. “Sustainability is about keeping things as green as possible through reduction in travel times, environmentally friendly building processes, and waste reduction. Master-planned communities that are built with the environment in mind are beneficial to the residents, the community and the planet.”

Place making is about differentiating the community from others, and making it special. This is often done through planting themes, road and footpath design, reserve development and street furniture. This highlights elements that aren’t common elsewhere.

“Community interaction is probably the most important concept in master-planned communities. Providing choice in movement rather than prescribing routes is a key.
If people don’t have to go directly from A to B, they’re more likely to lift their head and engage with those coming in the opposite direction. The idea is to encourage people
to engage with the community rather than privatising
all their time.”

Bringing everything together is the final step in executing a master-plan; all the elements that underpin the design such as earthworks, civil works and built form construction. At this point, individual building design and construction are nailed down to ensure that people living and working in the area can create the community.

“Master-planned communities are still a relatively new concept in New Zealand. Homes in these communities consistently outperform the general market due to desirability,” says Neil. “Stonefields in Auckland was one of the first to be developed with many more now underway.”

Nearing completion Stonefields, located on 110 hectares, will soon be home to 6,000 residents and offers multiple housing options, community parks, primary school and wide selection of shops.

Todd Property Group is responsible for the development of Stonefields as well as the Long Bay master-planned community, located on Auckland’s North Shore.

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20 Feb 2017
Love Where You Live

WHEN THE HARTLEY FAMILY first moved to Pegasus Town in 2014 they had no idea of the knock-on effect that would create.

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Introducing the Hartley family; Justin and Angela Hartley, six-year-old Jackson and 12-year-old Max. Then there’s the cats, Soxy and Stumpy.

Today, their life has a multi-generational feel with Justin’s parents and Angela’s mother living in the same community-based development.
Add to the mix the extended family who fell in love with Pegasus after their many visits and you have several generations living in a community that has reclaimed the feel of a real neighbourhood that so many of us have lost.

Angela’s mother, Kay Moreton moved to Pegasus in 2014 followed closely by Justin’s parents Lindsay and Sue Hartley, who left behind their home of more than 40 years in Rangiora. Lindsay and Sue are Rangiora born and bred and had previously built a few homes before the move to Pegasus.

It was Justin’s work in property sales for Pegasus Town that prompted the family’s move from Christchurch to the North Canterbury community. Angela now works with Justin as a Personal Assistant which makes for a pretty happy and balanced life. She enjoys the Pegasus lifestyle and the opportunity to indulge her passion for sports.

They’re now in their second home at Pegasus, a modern two year old four bedroom home with two bathrooms and two living areas, and Justin has recently opened the Ray White Pegasus real estate office in town; they are clearly hooked.

Pegasus Town is a residential development with a vibrant, thriving community of all ages. Worlds away from the noise of the city, yet a mere 32 kilometres from the Christchurch CBD.
“The main reason we love our house is the reserve out the back,” says Justin. “It provides a great sense of space and a beautiful view from the living and dining area. We feel safe at Pegasus and make the most of the space we have right on our boundary. Whether it’s playing cricket or practicing our short game (golf ), it’s a luxury that few people have.”

Like so many Kiwi children, both Max and Jackson love the water. They’re big fans of the feature lake, and spend many a summer’s day in the family’s kayak. The boys love getting on their scooter or bikes and heading down to the playground or to the café with Angela and Justin.

As well as having their extended family a stone’s throw away, Max and Jackson also enjoy hanging out with friends, especially as this doesn’t involve long car trips or rigorous planning. At the most, a visit to a friend’s house is a short scooter ride away.

Justin’s parents Lindsay and Sue concur. They both found the transition to Pegasus seamless and have embraced the natural landscape and the purpose-built amenities. You’ll most likely find the couple, who are both keen walkers, out and about, exploring a walking track in the wider area. Both make regular use of the Pegasus Golf and Sports Club facilities, Lindsay is an avid golfer whilst Sue hits the gym.

The couple are one of many multi-generational families at Pegasus. Being close to their family whilst enjoying their own space is an enviable lifestyle. It’s a trend that’s quickly evolving in New Zealand and Australia.

Angela’s mother Kay moved from her home in St Albans. “I’d been to see Ange and Justin many times and Pegasus just seemed to have that lovely community feeling. Everyone here talks to each other so even if you leave your friends behind, it’s so easy to make new friends here. I like being out in the garden and chatting to neighbours walking by.”

“I feel very safe here,” Kay says. That’s in part due to the Pegasus Volunteer Community Watch group who patrol the area and keep a close eye on the safety of residents. What’s more, Kay has also forgone her semi-permanent campsite with caravan, as she no longer feels like she needs to get away.

“An ideal day for us doesn’t require packing up the car and heading away,” says Justin. “We’ll drop the kids off at one of the grandparents while Angela and I play nine holes of golf. Then it’s on the bikes and down to the beach with the kids, taking a packed lunch with us.”
“We’ll spend a few hours enjoying the sun and then bike to the The Main St. Store for some ice creams.

On our way home, we’ll stop at the park, then bike back home around the lake. Then it’s a barbecue followed by a game of cricket in the back yard and adjoining reserve, meaning you can hit it as far as you like!”

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