AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC

 
AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
AN INVITATION TO PARTICIPATE IN A LAND
DEVELOPMENT OPPORTUNITY AT SCALE
AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
CONTENTS

     3		   Introducing HLC

     4		   The Opportunity

     6		   Current Projects Summary

     8		   How to Respond

     10    Establishing the Builder and

     		    Developer/Housing Partner Group

     11    Working with HLC

     12    What Will Success Look Like?

     13    How the Partnerships Work

     14    Māori Housing Opportunities

     15    Community Housing Models

     16    Innovation

     17    Affordable Homes

     18    Development Scenarios

                                             Cover Image: The Mt Roskill Development area
                                             Above: State houses under construction in the Northcote Development

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AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
Standalone housing in Hobsonville Point

INTRODUCING HLC

HLC 2017 Ltd (HLC) manages the development of              The HLC team has built a development model                 and increasing the urban density of a community while
integrated urban communities. The company was              that delivers large-scale housing projects at an           ensuring it’s still a great place to live and work.
established in 2006 to develop the former Hobsonville      industry-leading pace. The Hobsonville Point project,
                                                                                                                      HLC has an excellent track record of building lasting
Air Force base into a new township. It is a wholly-owned   which has around five years until completion, will
                                                                                                                      relationships. Many of New Zealand’s most respected
subsidiary of Housing New Zealand Corporation.             number 4,000 homes and 11,000 residents. Currently,
                                                                                                                      building companies and developers have become
                                                           the development is delivering more than one new home
  In 2016 HLC was tasked with helping                                                                                 partners in delivering a wide variety of housing typologies
                                                           per day and that pace will continue to gain momentum.
  Housing New Zealand provide more                                                                                    at Hobsonville Point. Working productively with and for
  homes more quickly to growth areas,                      The HLC team and its current builder partners are          the benefit of our partners is a key strength. The scope
  particularly Auckland, by managing                       skilled at masterplanning, delivering infrastructure and   and scale of the developments which have been publicly
  housing development projects on                          community amenity alongside the building of new homes,     announced, whilst significant, represents only a portion of
  under-utilised Government-owned land.                    introducing new typologies and innovation to the market    the opportunity available to HLC and its partners over time.

                                                                                                                                                                                            |3
AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
THE OPPORTUNITY
     HLC seeks to increase the housing supply in                      One for “Builders” i.e. parties intending to build houses      and understanding of the opportunities arising from the
     New Zealand by initiating housing development                    under construction agreements with HLC but who are not         development programme.
     projects on under-utilised Crown land.                           intending to acquire an interest in land.
                                                                                                                                     Once selected, HLC may conduct tendering within the
     HLC is committed to the delivery or enablement of over           These Groups will be referred to as the “Builder Partner       Groups to enter into commercial agreements for the sale
     50,000 houses over the next 10-15 years. The resulting           Group” and “Developer/Housing Provider Partner Group”          of land or construction of buildings and amenities.
     relationships from this Invitation to Participate (“ITP”) will   respectively, and the Builder and Developer/Housing
     transfer across to the Housing and Urban Development             Provider Partner Groups” collectively.                         HLC invites interested parties (referred to as
     Authority when established.                                                                                                     “Respondents”) to respond to this ITP by submitting a
                                                                      The Groups will provide an efficient and effective means for   response in accordance with the attached Response
     In order to achieve these ambitious targets, HLC is seeking      HLC to allocate opportunities between the Group members        Form for the Builder Partner Group or the Developer/
     to engage with builders and developers/housing providers         (referred to as “partners”). It is contemplated that parties   Housing Provider Partner Group.
     through the establishment of two partner Groups.                 may be partners in either or both Groups. The Groups will
                                                                      operate over an indefinite period to deliver the development   This is a distinct opportunity from HLC’s recent request
     HLC will operate the two Groups concurrently;                    pipeline and will enable new partners to join and existing     for expressions of interest in relation to the Northcote
                                                                      partners the opportunity get better alignment over time.       Development. Parties who submitted in respect of the
     One for “Developers/Housing providers” i.e. parties                                                                             Northcote Development, and who wish to be considered
     intending to acquire an interest in land and develop in          In joining the Groups, partners will be given the option       for the Builder and/or Developer/Housing Provider Partner
     accordance with a Development Agreement with HLC;                to bid on opportunities. Partners will benefit from insight    Groups, should also respond to this ITP.

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AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
Land cleared and construction underway
in the Mt Roskill Development.

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AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
CURRENT PROJECTS SUMMARY

     Over 1,200 superlots will be sold over the next 15 years

     The projects will deliver more state housing for those in     The numbers below represent a snapshot of the superlots forecasted for sale, but many more
     need; more homes for first home buyers; and a greater         are in planning and will become available as projects move into the development phase.
     supply of market homes. The projects will also create
     improved infrastructure, more connected neighbourhoods
     and better amenities. It is expected that the projects will
                                                                   NORTHCOTE DEVELOPMENT                                        MANGERE DEVELOPMENT
     lead to more competition and innovation in the home           A significant development providing over 1,200 new           A large scale development providing around 10,000 homes
     construction market by creating a significant pipeline of     homes over the next five years.                              over 15 years. Development is underway in Mangere West.
     work.
                                                                    Northcote             18/19    19/20    20/21       21/22    Mangere West       18/19 19/20 20/21 21/22 22/23
     HLC’s vision for the projects is to increase the supply and
     choice of new, high-quality housing, and to support and        Market superlots      9        9         3                   Market superlots    5       3       3      5       4
     strengthen the communities as they grow.
                                                                   MT ROSKILL DEVELOPMENT                                       ORANGA DEVELOPMENT
                                                                   A large scale development providing around 10,000 homes      A significant development providing over a thousand homes
                                                                   over 15 years, the development area encompasses the Mt       over the next 8-10 years.
                                                                   Roskill South Development and Ōwairaka Development, with
                                                                   further neighbourhoods under consideration for the future.    Oranga (Still evolving) 18/19   19/20   20/21    21/22

                                                                                                                                 Market superlots        1       5
                                                                   - Mt Roskill South Development
                                                                    Roskill South         18/19    19/20    20/21       21/22
                                                                                                                                TĀMAKI REGENERATION
                                                                    Market superlots      14       15       13
                                                                                                                                A large scale suburban regeneration project providing
                                                                                                                                around 7,500 homes in the suburbs of Glen Innes, Point
                                                                   - Ōwairaka Development                                       England and Panmure over the next 15-20 years.

                                                                    Ōwairaka              18/19    19/20    20/21       21/22

                                                                    Market superlots      1        14        10         14

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AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
Standalone Development
147 ha of developable
Greenfields           land
             Development                                                                                       NORTHCOTE
(+/-)To be completed
      4000  New homes 2024                 HOBSONVILLE                                                         Standalone
                                                                                                               NORTHCOTE  Development
                                              POINT                                                            14.7 ha of developable
                                                                                                               Standalone             land
                                                                                                                            Development
                                                                                                               38 Superlots
                                                                                                               310 (+/-) Existing to
                                                                                                               1,200 (+/-) New
                                                                                                               1,500 (+/-) New homes
                                                                                                                                homes

                                                                                               AUCKLAND
                                                                                                  CBD

                                                                                                                TĀMAKI PRECINCT
                                                                                                                       (Still evolving)
                                                                                                                   7 neighbourhoods
                                                                                                                2500 (+/-) Existing to
                                                                                                                7500 (+/-) new homes

                                                                                                                              TĀMAKI
                                                                                                                         (Still evolving)    ORANGA
                                                                                                                                             (Still evolving)
                                                                                                                                             Standalone    Development
                                                                                                                                             Standalone    Development
                                                                                                                                             19 ha of developable  land
                                                                                                                                             35-40   Superlots
                                                                                                                                             60 Superlots
                             143 ha of16developable   land
                                         Neighbourhoods                                                                                      300 (+/-) Existing to
                                     530-650
                                       530-650Superlots
                                                 Superlots                                                                                   380 (+/-) Existing to
                                                                                                                                             1,000 (+/-) New homes
                                  2,500(+/-)
                                 3,000    (+/-)Existing
                                                Existingto
                                                         to                         MT                                                       1,000 (+/-) New hoems
                                10,000 (+/-)
                               10,000    (+/-) new
                                               Newhomes
                                                    homes                           MT ROSKILL
                                                                                       ROSKILL
                                                                                    PRECINCT

                                                                               8 - 16 Neighbourhoods
                                                                          8 - 16
                                                                         170   haNeighbourhoods
                                                                                   of developable land
                                                                               400-550 Superlots
                                                                                   400-550
                                                                          2,700 (+/-)         Superlots
                                                                                        Existing  to
                                                                        10,000 (+/-) New homes to
                                                                               2,700   (+/-) Existing         MANGERE
                                                                                                              MANGERE
                                                                            10,000 (+/-) New homes            PRECINCT

                                                              MANUKAU
                                                              HARBOUR

                                                                                                          AUCKLAND
                                                                                                           AIRPORT                                                   |7
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AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
HOW TO RESPOND
      Respondents are invited to respond to this ITP by completing the response form at www.hlc.co.nz/itpresponse

     EVALUATION PROCESS                                         Unsuccessful Respondents may be debriefed by HLC              We may also conduct due diligence when partners bid
                                                                following the evaluation process. As the Groups will be       for opportunities, the extent of which is likely to vary
     Responses will be assessed against the Respondents’        reopened, unsuccessful Respondents will be welcome to         depending on the size and complexity of each opportunity.
     alignment with HLC’s wider objectives (as listed on        reapply when HLC invites the market to respond to this
     page 12) and an organisation’s ability to deliver on an    ITP again in the future.                                      TIMING
     opportunity at the time of offer.
                                                                                                                              HLC’s timeline for the initial establishment of the Groups
     Responses will be evaluated by a selection panel           DUE DILIGENCE
                                                                                                                              is set out below. All dates and times are in New Zealand
     appointed by HLC. The Respondents’ alignment with                                                                        standard time and subject to change at HLC’s discretion.
                                                                HLC is seeking to ensure that all Group members are
     HLC’s wider objectives will be assessed using a traffic
                                                                capable of meeting its objectives. We require a sufficient
     light rating system – green, orange or red (i.e. strong,                                                                 HLC reserves the right to consider further or alternative
                                                                level of information to make our initial assessment. The
     moderate or weak alignment).                                                                                             ways of offering opportunities to the market other than
                                                                information requested in the response form is necessary to
                                                                                                                              the establishment and utilisation of the Builder and
     The specific methodology that Respondents are assessed     evaluate all Respondents. As part of the selection process,
                                                                                                                              Developer/Housing Provider Partner Groups
     against can be provided upon request.                      HLC may also undertake additional due diligence in
                                                                relation to Respondents.
     Respondents may be invited to be become approved
     Builder or Developer/Housing Provider Partners if
     they receive green or predominately green and orange        Milestone                                                     Anticipated date
     evaluations. Respondents receiving a rating other than
                                                                 ITP opens                                                     22 January 2019 (Tue)
     “strong alignment” may be interviewed to further assess
     their capability of meeting HLC’s objectives.               Deadline for responses                                        14 March 2019 (Thu)

     A moderation process will be used by HLC to ensure          Evaluation period ends                                        30 April 2019 (Tue)
     Respondents are evaluated fairly.
                                                                 Respondents notified of initial member selection              16 May 2019 (Thu)

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AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
HOW TO CONTACT US                                         Please complete and sign the declaration on the               GENERAL POLICIES DISCLAIMER
                                                          response form.
Questions in relation to the ITP should be made using
                                                                                                                        1. Publication: Neither the whole nor any part of this report
procurement@hlc.co.nz.                                    Responses are required to be uploaded to the response            or any reference to it may be included in any published
                                                          form prior to the Deadline for Responses on the 14th of          document, circular or statement without prior written
If an error or omission in the ITP is identified or HLC   March 2019.                                                      approval of HLC in its sole discretion.

wants to make some other form of announcement,                                                                          2. Information: Information has generally been obtained from
HLC will notify all Respondents and interested parties    Respondents are able to upload additional information to         a search of records and examination of documents, or by
                                                                                                                           enquiry. Where information has been supplied to us by
of the amendment through GETS (Government                 support their response on the response form.                     another party, this information is believed to be reliable, but
Electronic Tendering Service - gets.govt.nz), and to                                                                       we accept no responsibility if this should prove not to be so.
                                                          The ITP will close at the stated closing time and any later
already submitted Respondents via their contact email                                                                   3. It is intended that this document provide general information
                                                          response may not be considered.                                  in summary form. The contents do not constitute advice and
address as submitted on the response form.
                                                                                                                           should not be relied upon as such. Specialist advice should
                                                          Please check that you have provided all information              be sought in all matters. All information must be checked
                                                                                                                           and verified by any person receiving or acting upon these
PREPARING AND SUBMITTING                                  requested, and in the format and order required.
                                                                                                                           particulars and no warranty is given or representations
YOUR RESPONSE                                             HLC reserves the right to accept or reject any response
                                                                                                                           made respect of such information as to the correctness or
                                                                                                                           sufficiency of such information.
Please take your time to read and understand this ITP     and limit the number of responses it evaluates.
                                                                                                                        4. This document does not form part of any contract in respect
and HLC’s wider objectives (as outlined on page 12).                                                                       of the sale of the subject property.

                                                                                                                        5. All plans and maps are indicative only.
The response form sets out the process for Respondents
to apply to become a Builder or Developer/Housing
Provider Partner.

Please make your response through the response form.
No other methods of submission will be accepted.

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AN INVITATION TO PARTICIPATE IN A LAND DEVELOPMENT OPPORTUNITY AT SCALE - HLC
ESTABLISHING THE BUILDER AND
       DEVELOPER/HOUSING PROVIDER PARTNER GROUPS

       HLC’s process for establishing and working with our                     WHO CAN BECOME A PARTNER?
       partners will embrace the following principles:
                                                                               HLC wants to ensure the Groups are open to builders, developers and housing providers
       1. Plan and manage for great results                                    who are capable of delivering HLC’s objectives (irrespective of size).
       2. Be fair to all Respondents and partners
       3. Get the right partner                                                Businesses are encouraged to identify the typologies they are interested in working with,
       4. Get the best deal for everyone                                       the scale of the development opportunity they can service and the locations in which they
       5. Play by the rules                                                    are capable of working in.

       In establishing the Groups, we will seek to verify which Respondents
       are capable of delivering the desired outcomes.                         OFFERING OPPORTUNITIES TO MEMBERS

       Once the Groups have been established, HLC will select the most         Once the Groups have been established, HLC will invite members to bid for opportunities
       appropriate partners to bid on opportunities as they arise, reserving   as they arise or may negotiate directly with a partner.
       the right to go to the market from time to time at our discretion.
                                                                               HLC will determine which opportunities will be offered to partners based on its evaluation
       The Groups can be opened (to admit new partners) or closed by           criteria at the time opportunities arise.
       HLC at any time.
                                                                               RECONFIRMATION OF MEMBERS
          It is anticipated that the Groups will close
          for a period of at least three months following                      HLC may require partners to re-confirm their ability to satisfy HLC’s objectives from time
          the deadline for responses.                                          to time and retains the right to amend the Group if we consider partners may no longer be
                                                                               able to satisfy the objectives.
       The process for admitting members to the Groups may also change
       at HLC’s discretion.
                                                                               CONFIDENTIALITY
                                                                               HLC will keep all confidential information Respondents provide secure and will not
                                                                               disclose any confidential information to a third party (unless required by law) without
                                                                               seeking the Respondent’s consent.
                                                                               Note: HLC will not reimburse any Respondent for the costs incurred in making their response.

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WORKING WITH HLC

Once the Groups have been established, HLC and the selected Builder and Developer/Housing Provider Partners will work collaboratively on projects.

BUILDER-READY LAND SUPPLY                                                                  INFRASTRUCTURE
Through Piritahi, an alliance which has been established to streamline the delivery        As part of the masterplanning process and consultation process, consideration will
of civil works and large scale infrastructure, HLC will deliver clean, clear, serviced     typically need to be given to infrastructure issues.
superlots that are ready to build on.
                                                                                           HLC’s approach is to work collaboratively to manage the constraints builders and
                                                                                           developers/housing providers typically face, including preparing land for development and
PLANNING AND CONSENTING                                                                    the provision of infrastructure. This creates a greater degree of certainty for our partners.

In some instances, consents will be obtained by HLC prior to entering into commercial
arrangements with the selected partners. In other instances, the selected partner will     TITLES AND ENCUMBRANCES
be expected to obtain the necessary consents. HLC and the selected partner may,
                                                                                           The underlying titles on the land will be specific to each location. Certain titles may be
in some situations, work together to obtain the necessary consents or regulatory
                                                                                           subject to existing easements and encumbrances, in addition to the easements and
approvals.
                                                                                           encumbrances HLC requires to subdivide the land into the required development blocks.

TRANSPORT PLANNING

In some locations, detailed transport planning may have been completed. In other
locations, partners will need to undertake transport and other accessibility planning in
consultation with HLC.

                                                                                                                                                                                           | 11
View from houses under construction in the Northcote Development.

       WHAT WILL SUCCESS LOOK LIKE?
       HLC is seeking to develop neighbourhoods which are well designed and           To ensure HLC’s objectives are delivered, HLC is seeking to establish Builder and
       built and have high quality housing, amenities and public realm. Development   Developer/Housing Provider Partner Groups which:
       approaches need to harness innovation and achieve value for money.
                                                                                      •   Provides access to capability and capacity
       HLC’S WIDER OBJECTIVES INCLUDE:
                                                                                      •   Facilitates competition
       •   Creating great places to live
                                                                                      •   Enables innovation in design, supply chain and methodology
       •   Delivering pathways to home ownership
                                                                                      •   Provides affordable housing solutions
       •   Creating balanced communities
                                                                                      •   Is representative of the market by having depth and breadth of experience
       •   Increasing the level of housing affordability                                  for each typology

       •   Providing security of tenure                                               •   Grows New Zealand’s development and building capability

       •    Increasing the supply of ‘build ready’ land to the market                 •   Includes partners capable of meeting HLC’s objectives

       •   Delivering financial returns whilst balancing economic and social goals    •   Enhances communication between HLC and the market

       •   Increasing the skill sets of New Zealand developers and builders           •   Provides certainty to the market of the pipeline of opportunities

12 |
HOW THE
PARTNERSHIPS WORK

We are looking for interested parties to join either or
both of two new Groups: one for developers or housing
providers who would like to acquire land and develop in
accordance with a Development Agreement with HLC; and
one for builders who will build houses under construction
agreements with HLC but who are not intending to acquire
an interest in land.

New partners will join existing partners already working
with HLC. They will be invited to share in the development
of the wider opportunity and collaborate in engaging
communities and marketing new homes.

Having approved Groups of Builder and Developer/Housing
Provider Partners provides an efficient means for HLC
to allocate opportunities. Partners will have access to
opportunities for contracted periods.

Once part of the Group, HLC will plan upcoming
development opportunities with partners.

All interested parties, regardless of size, are invited to
respond.

Note: This is a distinct opportunity from HLC’s recent request for expressions
of interest in relation to the Northcote Development. Parties who submitted in
respect of the Northcote Development, and who wish to be considered for the
wider opportunity, should also respond to this ITP.

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MĀORI HOUSING OPPORTUNITIES
       HLC’s mandate spans a number of projects across             We recognise that our development precincts comprise        We now invite expressions of interests from the following:
       Aotearoa including a significant area of Tāmaki Makaurau,   a number of mataawaka groups and entities representing
                                                                                                                               •   Pan-tribal entities
       Auckland. Our development precincts are located             the various tribes of Aotearoa. It is important for
       within the tribal areas of various mana whenua groups       Respondents to understand our commitment to working         •   Māori housing organisations
       throughout the motu (country) and we are committed to       with our treaty partners, manawhenua and matawaaka          •   Social housing providers with a Māori outcomes focus
       working with manawhenua and mataawaka entities to           respectively, and where appropriate, commit to supporting
       support Māori housing outcomes.                             the implementation of effective Māori housing outcomes      •   Māori owned building and design companies
                                                                   which reflect this approach.                                Cultural innovation is key and entities that accurately
         MANA WHENUA                                                                                                           capture wahi kainga, multi-generational living,
         Definition: Mana whenua means the indigenous              OPPORTUNITIES FOR MĀORI                                     mātauranga Māori, kaupapa Māori and tikanga Māori
         people (Māori) who have historic and territorial rights   HLC is committed to working with manawhenua and             design principles are encouraged to respond.
         over land and water. It refers to iwi and hapu (Māori     mataawaka entities to address Māori housing needs, we
         tribal groups) who have these rights in a defined                                                                     For more information on Māori Housing Opportunities
                                                                   seek your support in defining effective pathways for the    please contact sarah.chapman@hlc.co.nz.
         geographical area of interest.                            delivery of housing developments to achieve successful
                                                                   Māori housing outcomes, we therefore welcome the private
         MATAAWAKA                                                 sector to partner with us to achieving these outcomes.
         Definition: Mataawaka means the indigenous
         people (Māori) who live in an area and are not
         within a mana whenua group.

       HLC is working with our treaty partners, ngā mana
       whenua o te motu, in developing an engagement
       approach across our development precincts to help
       facilitate the implementation of environmental, social,
       cultural and economic outcomes for Māori. HLC
       acknowledges the authentic role of mana whenua and
       has formalised individual relationships with mana whenua
       entities. Therefore, commercial development opportunities
       for mana whenua will also continue to be explored through
       these avenues. HLC’s special focus on supporting mana
       whenua aspirations also includes iwi asset holding
       companies and iwi subsidiaries (property).

14 |
COMMUNITY
HOUSING MODELS
HLC wants to encourage forms of development
which create and enhance communities. HLC
welcomes engagement with Community Housing
Providers (CHPs) and other groups in the community
and Non Government Organisations (NGO) sectors.

HLC is interested in models which allow New
Zealanders to move along the housing spectrum,
and provide security of tenure, such as shared
equity, rent-to-own and long-term rentals.

HLC will endeavour to provide support to housing
groups using alternative legal structures, financing
structures or development processes, for example
through the use of longer settlement periods for
land sale.

Groups interested in developing collective models
of urban housing are encouraged to apply, including
cohousing, papakainga, baugruppe, and/or other
forms of co-operatives and community land trusts.

Respondents are also encouraged to express their
interest in undertaking developments which offer
targeted solutions to housing or community needs
including:

•   Aged care

•   Healthcare related, such as mental health facilities

•   Key worker housing

•   Housing for low or middle income earners

•   Other developments which may produce positive
    social outcomes

                                                           | 15
INNOVATION

       The scale of the HLC programme offers an opportunity        In order for HLC to achieve its objectives, housing        sector to invest in innovative design, technology and
       to innovate within different aspects of the development     needs to be delivered at prices that are accessible to     construction methods. Respondents that include
       system to better meet HLC’s desired outcomes. For           New Zealanders. HLC believes that there is a need for      examples of off-site manufacture, pre-fabrication,
       example, more affordable homes could be achieved            change in construction methods and is actively seeking     panelisation and modular designs in their responses,
       through innovations in construction methodologies, and      Respondents that will bring that change.                   will be welcomed. Where appropriate HLC will work
       achieving pathways to home ownership could come                                                                        with partners to manage regulatory and compliance
                                                                   HLC can offer private sector developers and housing
       about through innovations in alternative development                                                                   requirements.
                                                                   providers the scale necessary to incentivise the private
       models. Innovations in building design, typologies, mix
       of uses and lot arrangements could provide a diversity of
       housing types, fostering community and better meeting
       diverse needs.

       Establishing the Builder and Developer/Housing Provider
       Partner Groups is aimed at optimising development
       outcomes. HLC will welcome Respondents who can
       demonstrate innovation at higher levels of density and
       scale. Such innovation is intended to allow for a range
       of price points to be offered to the market, with the
       bulk being either more affordable homes (delivered via
       KiwiBuild) or market homes priced below the median in
       the development suburb.

         HLC is committed to shifting the
         market toward more modern and urban
         housing solutions in our suburbs.
       Our existing builder and developer partners have risen
       to the challenge at Hobsonville Point and Northcote, and
       alongside HLC, have educated and moved the market
       from suburban density to true medium density, and
       increasingly toward an urban form.

                                                                                                                                              Standardised plans at Northcote – one house with four
                                                                                                                                              different roof pitches to lend variety to the streetscape.

16 |
Affordable homes sold to eligible buyers under
                                                                                                                                          the ‘Axis Series’ banner at Hobsonville Point.

AFFORDABLE HOMES
HLC and Housing New Zealand will increase the supply      encourages the delivery of homes offered to the market      Affordable options should achieve HLC’s
of housing by providing a mix of state, affordable and    as long-term rentals with secure tenure.                    objectives of delivering pathways to home
market value homes. The desired mix of outcomes will be
                                                          Each project area will differ. By way of example, the       ownership and security of tenure, as well
discussed with partners as opportunities arise.
                                                          Northcote Development will deliver 55% of homes as          as creating a balanced community.
HLC requires Respondents to be able to deliver homes at   affordable. Within that 55%, a minimum of 35% will be
KiwiBuild price points.                                   delivered under the KiwiBuild programme.                  Homes that are not part of the required ‘affordable’
                                                                                                                    percentage, are aimed at reducing the median house price.
The government has signalled its desire to include        For the affordable homes, there is an expectation
innovative home ownership options as part of KiwiBuild,   that small terrace houses (minimum two bedrooms)
such as shared equity and rent-to-buy, and HLC            will be built/sold at $600,000, and apartments (minimum
encourages the inclusion of such schemes. HLC also        1.5 bedrooms) at or below $500,000.

                                                                                                                                                                                           | 17
DEVELOPMENT SCENARIOS
                                            HLC requires a contextual approach to design and development that
                                            supports land optimisation and meets the density and urban design
                                            aspirations outlined in our masterplans. The following sample development
                                            schemes illustrate what HLC aspires to see developed in the projects that
                                            are the subject of this ITP.

        Terraced homes arranged around a
        pocket park at Hobsonville Point.

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18
Option 5 - Masterplan densit
                                                                                                                                                                                                                                                                                            Option 4 - Masterplan density testing
                   EXAMPLE 1                                                                                                                                                                                                                                                                                                                                                                              EXAMPLE 2
                                                                                                                                                                                                                                                                                                                                                                                                      1:500

                                                                                                                                                                                                                                                                                                                                                                                                    Option 4 Layout
                                                                                                                                                                                                                                                                                                                                                                                                             - Axonometric
                                                                                                                                                                                                                                                                                                                                                                                                                    to be similar to Lot 23 Drawing
            Layout to be similar to Lot 23                                                                                                                                                                                                                                                                                                                                                                                                                                                  1:500
                   These two examples show different approaches to the same superlot, each using different housing types
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          Optio
                   and carparking configurations which result in different development densities.

                                                                                                                                                                                                                                                Layout to be similar to Lot 23                                                                                                                                                                                                                                                3a-V

                                                                                                                                         Lot 21                                                   Area (m2)
                                                                                                                                                                                                         2d
                                                                                                                                                                                                                                          Area (ha)
                                                                                                                                                                                                                                                                            YIELD              Type                     Storeys            Bed #       Flexible room            GFA      Total                                                                                                                                     3a-V
                                                                                                                                       Total area                                                 2d
                                                                                                                                                                                                       3,436.90                           0.34369                                                                                     2d                                                Dwellings
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Layout 3a-V
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   to be similar to Lot 23
                                                                                                                                           Lanes                                                                                                                                   1a    Walk up Apartment                 1                    1              0                50.8      16                                                                                                     3a-V
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                YIELD                    Type                     Storeys   Bed #    Flexible room
                                                                                                                                                       43

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          3a-V
                                                                                                                                             Dph                                                                                                                                   1b    Walk up Apartment                 1                    1              0                47.9       4
                                                                                                                   42

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          3a-V

                                                                                                                                                                                                                                                                                                                                                                                                                                                     Option 5 - Masterplan density testing
                                                                                                                                                            44

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   3a-V

                                                                                                                                                             Option 4 - Masterplan density testing
                                                                                                                                                                                                                                                                                   2d    Walk up Apartment                 1                    2              0                68.9       12                                                                                                                                                                                                        2c-V              Terrace                         3     2            0
                                                                                                                        41

                                                                                                                                                                                                                                                                                                                                                                                                                                                                            3a-V
                                                                                                                                                                 45

                                                                                                                                                                                                                                3e                                                                                                                          3d                                                                                                                                                                              3a-V
                                                                                                                             40

                                                                                                                                                                                                                                                                                   2e    Walk up Apartment                 1                    2              0                64.6       8                                                                        3a-V
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     3a-V              Terrace                         3     4            0
                                                                                                                                  39

                                                                                                                                                                                                                                                                                                                                                                                                                                                             3a-V
                                                                                                                                        Lot 23
                                                                                                                                                                           46

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 3a-V
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     T
                                                       14

                                                                                                                                                                                                  Area (m2)                               Area (ha)                                3d         Terrace                     2                     3                0              131        3                                                          2c-V
                                                                                                                                                                                 47

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            1:500
                                                            15

                                                                                                                                        38

                                                                                                                                                                                                                                                                                                                                                                                                                                                  2c-V                                                                                                                                                                                          3a-V
                                                                                                                  Total area                                                                                                                                                       3e
                                                                                                                                                                                                                                                                                                                                                                         1:500
                                                                                                                                                                                                       3,409.20                           0.34092                                        Walk up Apartment                 1                    3                0              93.8       14                                                                                                                                                      3a-V
                                                                                                                                                                                       48

                                                                                                                                                                                                                                3e                                                                                                                                             1a                                                             2c-V
                                                                 16

                                                                                                                                             37

                                                                                                                      Lanes                                                                             616.00                             0.0616                                        Community centre                  1                    na               1               31        na                                                                                                                                                                                                                                                                                        D
                               13

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         Lot 23                    Area (m2)                   Area (ha)
                                                                                                                                                                                             49
                                                                      17

                                                                                                                                                  36

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        3a-V
                                    12

                                                                                                               Communal area                                                                            242.00                            0.0242                                                                                                                               TOTAL       57
                                                                                                                                                                                                  50
                                                                                                                                                       35

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             3a-V
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        Total area
                                                                           18

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    3,409.20              3a-V 0.34092
                                         11

                                                                                                                                                                                                       51

                                                                                                                                                                                                                                               1a                                                                                                                                                               3a-V
                                                                                                                        Dph
                                                                                                                                                            34

                  2d                                                                                                                                                                                      0
                                                                                19

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Lanes                    801.00                     0.0801
                                                                                                                                                                 33

                                                                                                                                                                                                                                                                                                                                                                           Dph           167
                                                                                                                                                                                                                                     1a
                                                                                     20

                                                                                                                                                                                                                                                                                                                                                                                                                  3a-V                                          4.28
                                              10

                                                                                                                                                                                                                                                                                                                                           2e                                                                                                                          m2
                                                                                                                                                                                                            52

            2d
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              Dph                      0
                                                                                                                                                                      32

                                                                                                                                                                                                                                                                                                                               1b
                                                                                          21
                                                   9

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            3a-V                                                2c-V
                                                                                                                                                                                                                 53

                                                                                                                                                                                                                                                                                                                                                                                                                       3a-V
                                                                                               22

                                                                                                                                                                                31

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     3a-V
                                                                                                                                                                      Layout to be similar to Lot 23 2d
                                                        8

                                                                                                                                                                                                                      54

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              2c-V
                                                                                                    23

                                                                                                                                                                                      30
                                                             7

                                                                                                                                                                                                                                                                                                                         2e                                                                                              3a-V                                                                          2c-V                                                                                         Podium at
                                                                                                                                                                                                                           55
                                                                                                         24

                                                                                                                                                                                            29

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     level 2
                                                                  6

                                                                                                                                       Community
                                                                                                                                         Centre
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   2c-V
                                                                                                                                                                                                                                                                                                                                                                                                                              3a-V                                                          3a-V                                                                                                                             2c-V
                                                                       5

                  3e
                                                                                                              25

                                                                                                                                                                                                                                                                                  3d                                                                                                                                                                                                 3a-V
                                                                                                                   26

                                                                                                                                                                                                                                                                                                                                                                                                                                3a-V                                          3a-V
                                                                                4

                          3e                                                                                                                                                                                                                                                                                                                                                                                                                                           3a-V
                                                                                                                        27
                                                                                     3

                                                                                                                                                                                                                                                                                                                                                                                                                                     3a-V
                                                                                                                             28
                                                                                          2

                                                                                                                                                                                                                                                                                              1a                                                                                                                                       3a-V
                                                                                               1

                                               1a
                                                                                                                                                                                                                                                                                                                                                      1b         Core                                                                                                                                                                                                    3a-V
                                                                                                                                                                                                                                                                                                                                                                                                                                            3a-V
                          1a                                                                                                                                                                                                                                                                                                                                                    GFA                                                                                                                                                                                                                                              3a-V                         2a-V
                                                                                                                                                                                                                                                                     TYPOLOGIES                Type                     Storeys            Bed #       Flexible room
                                                                                                                                                                                                                                                                                                                                                     Community
                                                                                                                                                                                                                                                                                                                                                                                50.8
                                                                                                                                                                                                                                                                                                                                                       Centre
                                                                                                                                                                                                                                                                                 1a      Walk up Apartment                 1          1        0                                 47.9                                                                                                                                                                                                                                 Lot 23
                                                                                                                                                                                                                                                                                                      Lot 23
                                                                                                                                                                                                                                                                                 1b      Walk up Apartment                 1          1        0                                 72.1
                                                                                                                                                                                                                                                                                 2a      Walk up Apartment                 3          2        0                                 67.9                                                                                                                                                                                                                               Basement parking
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                at ground level for all units
                                                                                                                                                                                                                                                                                2b       Walk up Apartment                 3          2        0                                108.2
                                                                                                                                                                                                                                                                                 2c           Terrace                      3  3a-V 2           0                                68.9
Area (ha)                                                                                                                                                                                                                                                                       2d       Walk up Apartment                 1         Total
                                                                                                                                                                                                                                                                                                                                      2        0                                64.6
                                                                           YIELD                                                                                                     Type                                                             Storeys               Bed2e #        Flexible
                                                                                                                                                                                                                                                                                         Walk          room
                                                                                                                                                                                                                                                                                              up Apartment               GFA
                                                                                                                                                                                                                                                                                                                           1
                                                                                                                                                                                                                                                                                                                                 3a-V
                                                                                                                                                                                                                                                                                                                                      2        0                                124.9
0.34369                                                                                                                                                                                                                                                                          3a           Terrace                      3       Dwellings
                                                                                                                                                                                                                                                                                                                                      2        1                               128.52
                                                                                                                                                                                                                                                                                3b            Terrace                      2          3        0                                137.8
                                                                                                          1a                                 Walk up Apartment                                                                                            1                     13c                  0                   50.8         3 16
                                                                                                                                                                                                                                                                                                                                    3a-V
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Total
                                                                                                          1b                                 Walk up Apartment                                                                                            1                     1
                                                                                                                                                                                                                                                                                3d
                                                                                                                                                                                                                                                                                              Terrace
                                                                                                                                                                                                                                                                                                3a-V
                                                                                                                                                                                                                                                                                         3a-VTerrace0
                                                                                                                                                                                                                                                                                                                           3
                                                                                                                                                                                                                                                                                                                         47.9
                                                                                                                                                                                                                                                                                                                           2          3 4
                                                                                                                                                                                                                                                                                                                                               0
                                                                                                                                                                                                                                                                                                                                               0
                                                                                                                                                                                                                                                                                                                                                                                  131
                                                                                                                                                                                                                                                                                                                                                                                 93.8                                                YIELD                                         Type                                               Storeys                            Bed #         Flexible room             GFA
                                                                                                                                                                                                                                                                                 3e      Walk up Apartment                 1          33a-V    0                                139.5                                                                                                                                                                                                                                             Dwellings
                                                                                                          2d                                 Walk up Apartment                                                                                            1               3a-V
                                                                                                                                                                                                                                                                               23a-V
                                                                                                                                                                                                                                                                                 3f           Terrace0                   68.9
                                                                                                                                                                                                                                                                                                                           3          3 12     1                                 189
                                                                                                                                                                                                                                                                                                                                                                                                                                              2c-V                            Terrace                                                        3                              2               0                108.2                   6
                                                                                                                                                                                                                                                                                4a            Terrace                      4          4 3a-V 1                                    171
                                                                                                          2e                                 Walk up Apartment                                                                                            1          3a-V      24b            Terrace
                                                                                                                                                                                                                                                                                                     0                   64.6
                                                                                                                                                                                                                                                                                                                           3          4
                                                                                                                                                                                                                                                                                                                                        8      0                                  31                                                          3a-V                            Terrace                                                        3                              4               0                124.9                  30
                                                                                                                                                                                                                                                              3a-V
Area (ha)                                                                                                 3d                                                               Terrace                                                                     2
                                                                                                                                                                                                                                                     2c-V                         3                  0
                                                                                                                                                                                                                                                                                         Community Centre                 131
                                                                                                                                                                                                                                                                                                                           1         na 3      1
                                                                                                                                                                                                                                                                                                                                            3a-V
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            TOTAL                   36
0.34092                                                                                                   3e                                 Walk up Apartment                                                                                   2c-V
                                                                                                                                                                                                                                                       1                          3                   0                  93.8             14                     3a-V
                                                                                                                                                                                                                                             2c-V
 0.0616                                                                                                                                      Community centre                                                                                             1                       na                  1                   31              na
0.0242
                                                                                                                                                                                                                                                                                                             Lot 23
                                                                                                                                                                                                                                                                                                                 TOTAL
                                                                                                                                                                                                                                                                                                                                      Area (m2)
                                                                                                                                                                                                                                                                                                                                          57
                                                                                                                                                                                                                                                                                                                                                                        3a-V    Area (ha)                                                                                                                                                                                                                 Dph                       106
     1a                                                                                                                                                          3a-V                                                                                                                                     Total area                  3,409.20                            3a-V 0.34092

                                                                                                                                                                                                                                                                                                              Lanes                    801.00                                     0.0801
                                                                                                                                                                            3a-V                                                                                  4.28
                                                                                                                                                                                                                                                                       m2
                                                                                                                                                                                                                                                                                                                DphDph         3a-V
                                                                                                                                                                                                                                                                                                                                          0 167
                                                                                                                                                                                             3a-V
                                                                                                                                                                                                                                                                                                                       3a-V
                                                                                                                                                                                                                                                                                                                2c-V
                                                                                                                                                                                                        3a-V                                                                                             2c-V
                                                                                                                                                                                                                                                                                                     2c-V
                   HLC will deliver medium and3a-Vhigher density living in the3a-V neighbourhoods that are the
                                                                                   3a-V
                                                                                                                                                                                                                                                                                                                                                                                                     locating car parking (such as providing it communally) and positively support public
                   subject of this ITP, and developments should have
                                                  3a-V
                                                                     3a-V a strong emphasis on communal
                                                                         3a-V
                                                                                                                                                                                                                                                                                                                                                                                                     transport, walking and cycling. Buildings should be simple, elegant and architecturally
                   and/or public amenity and high3a-V quality landscape treatment. The street will have                                                                                                                                                                                                                                                                                              well composed, as well as oriented to overlook streets and living lanes and promote
                   precedence in terms of development layout, supported1bby aCoresecondary network of lanes                                                                                                                                                                                                                                                                                          interaction between neighbours and the wider community. HLC will require all homes to
                                                       3a-V

                   where appropriate. HLC encourages proposals that take a sophisticated          approach to                                                                                                                                                                                                                                                                                        meet Homestar 6 or higher.
                                                          3a-V
                                                                                             GFA                                                                                                                                                                                                                                                                                                                                      3a-V                   2a-V

                                TYPOLOGIES                                                                                                                                           Type                                                             Storeys                    Bed #     Flexible room
                                                                                                                                                                                                                                                                                         Community
                                                                                                                                                                                                                                                                                                                        50.8                                                                                                                                                                                                                                                                 AXONOMETRIC DRAWINGS
                                                                                                                                                                                                                                                                                           Centre
                                                                                                          1a                                 Walk up Apartment                                                                                            1                       1                   0                  47.9                                                                                                                                                 Lot 23
                                                                                                                                                          Lot 23
                                                                                                          1b                                 Walk up Apartment                                                                                            1                       1                   0                  72.1
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | 19
                                                                                                          2a                                 Walk up Apartment                                                                                            3                       2                   0                  67.9
                                                                                                          2b                                 Walk up Apartment                                                                                            3                       2                   0                 108.2
Above: Indicative architecture and dwelling types.

20 |
At the Mangere Development Open Day

                                      | 21
CONFIDENTIAL

The material contained in this document has been prepared in good faith by HLC (2017) Ltd, solely for the information of potential purchasers to assist them in deciding whether they are
interested in becoming a Builder or Developer/Housing Provider Partner. The information does not form part of any offer or contract and is intended as a guide only. You should not rely on any
material contained in the document but should make independent investigations to satisfy yourselves as to the accuracy of any material. HLC does not make any representations or warranties
as to the accuracy of the material and do not assume any liability for negligence or otherwise in connection with any material contained in this document.
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