Just five kilometres over the harbour bridge from the city centre of Tāmaki Makaurau a once-dormant suburb has been reawakening through a design-led approach to community regeneration.

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Northcote Regeneration Master Plan

Isthmus

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  • NZILA Award of Excellence Master Planning and Urban Design Strategy — 2024
A collective vision for a denser, more connected Northcote has guided the delivery of significant investment in housing and community infrastructure and will soon see investment in a regenerated mixed-use town centre.
A collective vision for a denser, more connected Northcote has guided the delivery of significant investment in housing and community infrastructure and will soon see investment in a regenerated mixed-use town centre.

Just five kilometres over the harbour bridge from the city centre of Tāmaki Makaurau a once-dormant suburb has been reawakening. Through a design-led approach to community regeneration, a collective vision for a denser, more connected Northcote has guided the delivery of significant investment in housing and community infrastructure and will soon see investment in town centre retail, commercial and apartment residential development. Over the past eight years, Isthmus have been working in partnership with Mana Whenua, Eke Panuku, Kāinga Ora and Auckland Council on master planning and design at all scales. The revitalisation of Northcote has a strong emphasis on honouring its whenua, whānau and culture—rooted in Northcote’s unique attributes. A landscape-led approach aspires to cultivate a distinctive New Zealand model for suburban regeneration, with community-led placemaking providing the social licence to make this significant step change. A series of interdependent plans and documents including the Eke Panuku Northcote Framework Plan, Town Centre Reference Design, Northcote Precinct Master Plan, Northcote Design Guide, and Te Ara Awataha Greenway Reference Plan and Design Guide were created to guide the redevelopment. This extensive mahi has been crafted through collaborations with Mana Whenua, Eke Panuku, Kāinga Ora, Healthy Waters, the Local Board, Kaipātiki Project, local schools, a Community Reference Group and the wider community, to bring together an ambitious plan for the transformation of Northcote. The Northcote Regeneration Master Plan stands as a testament to innovative urban planning, community empowerment, and the enduring spirit that defines this remarkable neighbourhood.

Working closely with the existing community and Mana Whenua was crucial in shaping the master plan, and earning a social license to operate.
Working closely with the existing community and Mana Whenua was crucial in shaping the master plan, and earning a social license to operate.

The Northcote Regeneration Plan was developed by Isthmus, Kāinga Ora, and Eke Panuku in partnership, with Auckland Council, Ngā Mana Whenua o Tāmaki Makaurau, and LEAD Alliance over the past eight years. It is a transformational example of urban renewal at scale, and demonstrates the significance of spatial structuring, connectivity, creating character neighbourhoods, celebrating cultural diversity and integrating water and landscape in design outcomes.

The greening of urban spaces is commended and the integration of the open space network alongside blue and green infrastructure, ensures better future resilience is supported as the community continues to grow and evolve.

This is a well-considered Masterplan that will continue to grow its sense of place and serve its community over the years ahead.

Isthmus, Kāinga Ora, and Eke Panuku in partnership, with Auckland Council, Ngā Mana Whenua o Tāmaki Makaurau, and LEAD Alliance.

The central spatial element of community resilience and environmental sustainability is the award-winning Te Ara Awataha, an ecological corridor connecting residents, and working to reduce flooding risks within the neighbourhood.
The central spatial element of community resilience and environmental sustainability is the award-winning Te Ara Awataha, an ecological corridor connecting residents, and working to reduce flooding risks within the neighbourhood.
Housing a community - the regeneration will replace 300 state homes and a tired town centre with ~2,500 new residences of mixed tenure and typology, including town centre apartments.
Housing a community - the regeneration will replace 300 state homes and a tired town centre with ~2,500 new residences of mixed tenure and typology, including town centre apartments.
Guiding principles to encourage a sense of neighbourliness were established as part of the process, guiding the community through dramatic change while respecting history, and creating a familiar and desirable environment.
Guiding principles to encourage a sense of neighbourliness were established as part of the process, guiding the community through dramatic change while respecting history, and creating a familiar and desirable environment.
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Just five kilometres over the harbour bridge from the city centre of Tāmaki Makaurau a once-dormant suburb has been reawakening through a design-led approach to community regeneration.
A collective vision for a denser, more connected Northcote has guided the delivery of significant investment in housing and community infrastructure and will soon see investment in a regenerated mixed-use town centre.
Working closely with the existing community and Mana Whenua was crucial in shaping the master plan, and earning a social license to operate.
The central spatial element of community resilience and environmental sustainability is the award-winning Te Ara Awataha, an ecological corridor connecting residents, and working to reduce flooding risks within the neighbourhood.
Housing a community - the regeneration will replace 300 state homes and a tired town centre with ~2,500 new residences of mixed tenure and typology, including town centre apartments.
Guiding principles to encourage a sense of neighbourliness were established as part of the process, guiding the community through dramatic change while respecting history, and creating a familiar and desirable environment.
Completing the master plan is the upcoming transformation of the town centre to a vibrant outward-facing, mixed-use centre with community at the heart, meeting the needs of this fast-growing and culturally diverse neighbourhood.
An active modes priority network of streets and laneways seamlessly connects the town centre with Te Ara Awataha and the residential environment beyond.
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