SIGNS OF THE TIMES

Some old and some new forms an elegant whole at this beloved property, nurtured through the decades to become all class.

WORDS JO FERRIS

Residences from yesteryear have an advantage only time can bestow. Elmdene’s story begins with its position on one of Tauranga’s sought-after ridges overlooking the harbour.

Originally part of a large orchard, this property is now a smaller, yet still generous, haven. Behind the gated entry and sweeping driveway, the eyes immediately focus on a giant magenta rhododendron. Rightly protected, it’s the first indication that this tree has overseen many years and chapters as Ōtūmoetai has evolved. A towering camellia also highlights the beauty of nature and time.

Behind these trees, Elmdene’s distinctive character – all gabled roof and shingle insets – revolves around the connection of the house with its garden. Artistry appears in every corner but what seems complex is surprisingly easy-care, courtesy of the way brick walls, wroughtiron gates, pavers and stepping stones weave the green around the house.

Although magnificent in its welcome, the best of this property emerges in the sundrenched backyard. Mindful of retaining the home’s character, the owners created intimate links between living rooms and outdoor settings. Savour the morning sun amid white camellias within a tiled courtyard. At lunchtime, relax on decking that basks in sun all day.

A central flowering cherry is preparing to blossom in the coming months. A goldfish pond sits to its left, where espaliered pears adorn the fence. To the right, the recent addition of a quaint cabin offers additional ways to enjoy some peace and quiet.

This house unveils surprises. Its formal greeting introduces old-world charm and contemporary grace. The décor accentuates the past’s preference for native timber and exposed beams, and carefully combines formality with casual comfort.

It’s how these vendors introduced modern style that sets this home apart. The beauty is in the detail and versatility is also integral to its appeal.

Four bedrooms, three bathrooms and separate living areas are spread over two levels and include separate quarters for guests above the garage. A library downstairs, an office by the master suite upstairs, and space between bedrooms all indicate the extent to which family and friends will cherish life here.

It’s been an extraordinary journey – more than 30 years nurtured by these owners alone. Ready for its next chapter, Elmdene is an absolute jewel.

16 Hinewa Road, Ōtūmoetai OLIVERROADBAYOFPLENTY.COM

THE ART OF LIVING

This is a development worth going out of your way for – and once you’re through the door, you might just find your dream home.

WORDS PIP CROMBIE | PHOTOS BEN PARRY / UNTITLED STUDIO

Now completed and selling – eight beautifully appointed, architecturally designed homes on Milton Road’s prime residential ridge in Pillans Point. Interested? If you’re in the market for a centrally located, thoughtfully arranged, contemporary dwelling close to Tauranga’s CBD, Mount Maunganui, the Waikareao Estuary walk/cycleway, excellent schools, transport links and leisure activities, you need to visit. These homes will be snapped up.

When I visit the site with developer Troy Hoogeveen of Leven Property, the sun is shining on the panoramic view sweeping across the Tauranga Harbour to Mauao, the Port, the estuary and cityscape. The aspect is magnificent.

We wander through the two-storey dwellings, of which there are eight in total, housed in two blocks, with a well- balanced mix of layouts. In each block, two two-bedroom abodes are positioned centrally, while three-bedroom counterparts anchor each end. In some of the residences, the living spaces are located upstairs, whereas in others, they’re downstairs, in order to maximise the outlooks and enjoyment of each space.

A central laneway connects the two blocks. The path to each home is individually lit and landscaped with a nod to the coast walking distance away. This is not your usual townhouse development, and there’s a reason why. Troy’s vision is unique, and he has a thoughtful approach to property development. He has a background as a structural engineer, and a commerce degree, but admits he’s taking things further than that suggests by stepping into how people experience their chosen environment.

“My family and I spent five years living in Utrecht, in the Netherlands, and really admired the way townhousing and higher density housing was achieved. Both there and in Scandinavia, it’s not about packing people in, but about designing thoughtful communities – homes that are independent but allow people to be part of a cohesive environment, homes that are healthy, deliver happiness, and offer every amenity and modern convenience that enhances our living experience. This development is all that and more.”

In Dutch, the word ‘leven’ means ‘to live’ or the general manner of living. Troy chose this as a representation of the focus of his development company – how people live well.

A 1960s house was formerly situated on this large site, plonked centrally with little consideration paid at that time to utilising the grounds. “I’m passionate about redeveloping and intensifying suburban areas that are already located in proximity to urban centres and amenities,” says Troy. “Sustainability is a key driver, particularly after years living in the Netherlands, where it’s part of everyday life there. Our cities can’t keep growing outwards, and we want to contribute positively to the existing urban fabric of Tauranga.”

Leven Property worked closely with architects at Tauranga’s Designgroup Stapleton Elliot, who as well as an appreciation of this locale, have experience in similar community-focused dwellings of this calibre in Queenstown and Wānaka. Lead contractor, Austen Projects, brought the craftmanship, durability and quality finishes you’ll appreciate when you visit – or move in.

So what can you expect? The Canterbury Clay brick cladding is a clue to the warm, timeless, sandy aesthetic that draws on the coastal vibe. Almond, ivory and honey tones prevail as you move through to the Japandi-style interiors that blend Japanese functionality and rustic minimalism with Scandinavian simplicity. Cosy meets calm in these clutter-free spaces.

In each home, the entryway provides coathooks and a seat that lets you remove your shoes, then lifts up to store them. The spacious, open-plan kitchen/dining/ living areas feature lofty 2.7m high ceilings that enhance the light and openness. The kitchens boast porcelain benchtops, and high-end cabinetry and fittings – and, in the three-bedroom homes, separate sculleries.

Concealed reverse-cycle air conditioning ensures year- round comfort throughout. Underfloor bathroom heating and heated towel rails mean the wet spaces – including the ensuite to the main bedroom in every home – also remain dry and warm. Ceramic tiles and glass shower doors provide luxury and style.

Engineered oak floors and woollen Bremworth carpets have been specified in soft, neutral tones to suit the natural material and colour palettes of these homes. You can make your own unique statement with your window treatments and furnishings.

Residents will make good use of the thoughtfully designed workspaces and cabinetry, ample under-stair storage and other well thought out design features, like the Wi-Fi access points fitted upstairs and down. These homes are beautiful, airy and eminently liveable.

Each home sits on its own freehold title, with no ongoing body corporate or residents’ association fees, and comes with a dedicated carpark, cable fittings for the future connection of e-vehicle chargers, sophisticated Ajax security systems and digital deadbolt front entry locks.

Communal bike parking is available, there’s a central rubbish bay, and each home has its own discreetly located outdoor clothesline. The details have really been delivered here – you should go and see them for yourself.

30 Milton Road

LEVENPROPERTY.CO.NZ

PEAK PLEASURE

Rarefied air with the world at your fingertips – we like the sound of that.

WORDS JO FERRIS

Due to this region’s unique geography, spectacular scenery underpins where and how to live in the Bay. Hilltop locations arguably claim the best vistas, however.

High in the Pāpāmoa hills, Summerhill has an air of mystery about it. Not often featured in real estate circles, this lifestyle parkland is best known to locals who visit its golf course and surrounding recreational areas.

Properties in Summerhill don’t come on to the market that often, and for good reason. The sense of seclusion and scenery is worth holding on to. For golfers, this is a rare opportunity to enter a tightly held area – no green fees required. Even if golf isn’t part of your equation, the freedom to wander or jog around the course is a pastime to cherish.

Sitting in a private enclave of just 11 residences, this home boasts an extraordinary panorama that encompasses the surrounding hills, the coastline up to Coromandel and scenery across to the Kaimais. Pāpāmoa’s regional park and historic pā site are in front, and Tauranga Harbour is also in view. At night, when the city lights and stars twinkle, it’s magical.

Thoughtful design provides degrees of separation, courtesy of a two-level configuration and tiered landscaping. A guest room and ensuite upstairs provide privacy for visitors, while the three bedrooms on the level below include the sanctuary-like master suite, which savours its own spectacular scenery, best enjoyed on the cushioned window seat in the sun or outside in a private courtyard.

The other big feature downstairs is the games room. Tailored for pool, darts, and big-screen movies or sport, it complements entertainment of a different kind upstairs.

The heart of the home focuses on food, wine and good company. Delicious dark cabinetry in the kitchen enhances its ‘country restaurant’ vibe. Flowing outdoors to a sheltered alfresco lounge, the scenery is centre stage. Toasting sunset is a necessity where you can wind down at day’s end and cherish the tranquillity. Either relaxing in the family room around the hanging fire or enjoying quiet time in the second lounge, this home just keeps on giving.

The grounds revolve around playground lawns, native plants and an outdoor fire setting. A garden shed keeps tools out of the garage and there’s ample room to develop further with a swimming pool, home orchard or practice greens.

Far from the madding crowd, amid the serenity of Summerhill, the view shows just how close suburbia is, yet allows you to leave others to it.

5 Chestnut Lane, Summerhill, Pāpāmoa Hills

OLIVERROADBAYOFPLENTY.COM

DREAM SCENARIO

Built by Buildlab, this extraordinary Mount Maunganui home showcases meticulous craftsmanship and breathtaking views.

WORDS PIP CROMBIE | PHOTOS AMANDA AITKEN

While Mount Maunganui’s new builds are usually impressive, this one in particular is an absolute standout.

The sequence of spaces – contracted walkways opening dramatically onto large interior living areas and outdoor decks – creates a continual sense of surprise as you move through the three-storey home. The original house demonstrated the potential of the site, but the new design takes much greater advantage of its position.

Every transition has been carefully considered to maximise the treescape of the adjacent Mount Golf Club, with eastern and northerly views towards the ocean and Mauao beyond. The roofline reaches the most recent approved height requirements, and soars like a huge wingspan across the entire build.

This is clearly a dream home for both the owners and builder Matt Frost, owner of local high-end building company Buildlab.

“This is one of the largest house builds my company has completed,” Matt tells me. At around 450m2, it includes three bedrooms, a secluded media room, a kitchen and scullery that speak to easy entertaining, and an expansive, sun-filled dining/lounge area. An office nook with a view and an oversized window seat, plus a large garage with an extensive workshop complete the home.

The exterior combines silver-grey Accoya cladding with crisp white Abodo Vulcan timber, creating a distinctive yet timeless façade. Floor-to-ceiling aluminium joinery strengthens the architectural lines, and custom-folded aluminium fascias with concealed fixings provide a seamless finish. Externally, a floating concrete staircase forms a sculptural focal point, complemented by handcrafted batten screens individually made and installed by the Buildlab team.

Inside, Abodo timber continues in the custom-crafted stair balustrade, lift walls and feature areas, creating a strong connection between the interior and exterior. Custom kitchen cabinetry is paired with travertine-finish benchtops, while plaster walls complement the exterior. Rough-sawn plywood linings feature every groove individually hand-routed, and tongue-and-groove raked ceilings follow the roofline.

Full-height flush doors, recessed cavity sliders and custom negative details create clean, consistent shadow lines without conventional architraves. Negative-detailed plywood continues into the garage and workshop, ensuring the same visual is carried into these spaces. A thoughtful mix of polished concrete, engineered timber and carpet adds warmth, luxury, texture and practicality throughout.

Matt spent 10 years working with a previous employer, progressing from apprentice to project manager and eventually running around half of the business. He set up Buildlab five years ago, and the company has grown from three to a team of 16. Early on, Buildlab focused mainly on renovations, cementing its reputation and proving itself to clients, but has since moved to high- end, architecturally detailed homes that require exceptional craftsmanship and technical expertise.

“I’d worked with the owners of this build previously on a townhouse development. They’d considered renovating the current home, but it became obvious after several sets of renovation plans that it was never going to be what they really wanted. They finally settled on a new build and recruited Brendon Gordon Architects to design it. They asked Buildlab to price it up – we were stoked! I’ve worked with Brendon’s designs before and his attention to detail is amazing. His plans are precise and clear, and he works with the client and builder on every element, right down to colour. I knew working together would result in a seamless construction process with very little rework required.

“The construction was particularly complex,” Matt continues. “The house is built around a substantial structural steel frame – a ‘birdcage’. Timber framing was then craned onto site and hand-built within the structure. We reached the third level in approximately three months, an exceptionally fast pace that brought comments from neighbouring contractors about how quickly the project was progressing. The speed came from careful planning, efficient sequencing and our highly experienced team. I’m really proud of how it all came together.”

One unexpected challenge occurred when the owners sold their previous home several months earlier than originally planned and needed to move in. “I heard from them right before the Christmas break,” recalls Matt. “The end of March was the original deadline, so it was a bit of pressure. We pulled out all stops, and got the carpet in right before the owners moved in – and then we just worked around each other on the finishing touches.”

The success of the project relied heavily on planning. “A standard house requires thinking two steps ahead, whereas a project like this requires anticipating 10 or 15 stages in advance to ensure every hidden detail works perfectly as construction progresses. There were a lot of moving parts, but working closely with Brendon, then Jacqui from Twill Interiors, meant that the project evolved through strong teamwork, detailed documentation, excellent communication, and the genuine passion my staff and I have for solving difficult construction challenges.”

A defining feature was the clients’ desire for Buildlab to complete as much of the work in-house and minimise subcontracting. “This enabled us to take ownership of many elements we wouldn’t ordinarily do, such as specialist architectural detailing, custom screens, extensive timber work and feature finishes all made on site. It gave us greater control over quality and consistency, creating a home that showcases our workmanship”.

As I leave and look back, the orb lampshades over the stairwell glow like huge owl’s eyes seeing me on my way, waiting to guide the next person into this beautiful, liveable, ambient home.

BUILDLAB.NZ

SHAPING THE FUTURE

Far from ‘just’ considering carpets and curtains, this interior design studio supports clients to live their best lives.

WORDS PIP CROMBIE | PHOTOS KATIE COX

Sally Lines

I first connected with Urban Lounge’s Sally Lines more than 20 years ago, in her early days of interior design and mine with UNO. Catching up with her now as her business nears an amazing 25-year milestone is very special. These days, she’s creative director of the Mount Maunganui design studio, among a team of nine multi-disciplinary design specialists who collectively bring visual impact and functionality to new builds, interior and exterior renovations, and commercial projects big and small, locally and beyond. This is one of the biggest, if not the biggest design studios in the region, the team bringing diverse expertise and a sprinkle of magic in all they touch.

“I really can’t believe it,” says Sally. “Urban Lounge has been shaped by every person who’s worked here. Each team member has brought a different flavour, perspective and contribution to the company over the past decades. The celebration we’re planning will acknowledge what we’ve built together and include team members past and present . Urban Lounge is not simply about me – it’s bigger than me. It’s about the whole team and the future of the company.”

Last year, Louise Blackmore stepped into the management and expanded leadership role. “I freed Sally up to be the creative director,” she says. “Me managing the day-to-day aspects of the business allows Sally to concentrate on the creativity she’s known for.” Thanks to her background in furniture design, Louise still contributes creatively too.

The perception of interior design has changed since the business began. “It was seen as a privilege, but most people now ensure a budget is incorporated into their project, as the process can be long and decision fatigue is very real,” says Sally.

“There’s research to show that interiors seamlessly melding with exteriors and the multitude of environments in which we live and work do impact our thinking, our sleep, the way we function on a daily basis. We focus on acknowledging the five senses in our design ethos. Do you want to block road noise, harness natural light, encourage airflow? Our value lies in the discussion, our experience and understanding how our clients live. It’s about examining the psychology behind a space and creating something that works in three dimensions, not simply producing an attractive, two-dimensional image.”

This comment leads me to ask the question every business seems to be dealing with today – what of the impact of AI in the design arena? “Yes, we’re certainly seeing it used, and of course we use AI in our administrative platforms,” says Sally. “AI can be helpful to visualise ideas, but an image is not a resolved interior. It doesn’t account properly for natural light, the site, surrounding trees, council requirements or how somebody actually lives. The result can be flat and one-dimensional. People sometimes treat AI-generated concepts as gospel, then discover that it doesn’t work in practice and call us in to rectify the problems. There’s more efficiency with a designer.”

Louise agrees. “Our approach is about keeping people in the process. AI can’t pull the extraordinary out of the bag; good design starts from scratch, provides practical solutions and beautiful aesthetics.”

From interior designers Kayla Celliers and Mel Walker, who you’ll encounter first as a new client, to registered architect Julianne Chou, your project will be sensitively approached by the entire Urban Lounge team. Sales and account manager Victoria Martin Gardner beams in from Melbourne, where she extends the business’s prowess in Australia.

From the first meeting, the process is design-focused and clients are encouraged to visit the studio to immerse themselves in product samples. “We meet representatives from all sorts of industries every week, so we’re constantly exposed to beautiful new things; however, our skill is looking beyond trends, analysing each project as a stand-alone and applying sound design principles,” says Sally.

Their workload shifts between residential and commercial projects, often in a 60/40 split one way then the other as the market changes. Christine Morris oversees the operational delivery of commercial projects, managing client budgets, purchasing and project administration for clients including Metlifecare and other boutique lifestyle villages. This work keeps around two of the team occupied almost permanently.

When I ask Sally what the most meaningful project of her career has been, she doesn’t hesitate. “For the past 10 to 15 years, we’ve had the privilege of working with Stand Tū Māia”.

Secondary specialist service Stand Tū Māia works as an alternative option to state care for children and families affected by complex trauma in New Zealand. “We’ve helped redevelop environments designed to support children and families, transforming spaces that once felt institutional into places that feel like a home, while remaining robust and durable,” says Sally. “Of all the beautiful homes and commercial interiors we’ve completed, this work remains especially important to me. I’ve attended openings with children and their families and cried every time. The organisation’s board and staff do incredible work, and we love being able to contribute.”

You’ll hear more from the Urban Lounge team in upcoming issues of UNO. “There’s so much more to interior design than choosing pretty things,” says Sally. “I hope our new column will help readers think more deeply about what they’re creating and why. We’ll be giving practical help based on the team’s collective expertise in a myriad of areas.” Watch this space!

URBANLOUNGEINTERIORS.CO.NZ

NEW NOSTALGIC

Reclaim the romanticism of eras past by blending a vintage aesthetic and timeless colour palette with clean lines and a modern twist.

STYLING AMBER ARMITAGE @ MARIGOLD PHOTOS MELANIE JENKINS @ FLASH STUDIOS WALL COLOURS RESENE PAINTS

Wedgewood Blue is an iconic hue developed by Joshiah Wedgewood in the 1770s for his famous unglazed stoneware. Today, it remains internationally celebrated. Pair it with dark wood tones and rich chocolates for an enduring and elegant look.

ABOVE: Ceiling in Resene Blue Moon, walls in Resene SpaceCote Flat in Resene Wedgewood and floor in Resene Colorwood in Resene Crowshead. October II by Fatu Feu’u from Parnell Gallery. Marlow buffet, Nido coffee table and Juno Pebble sofa, all from Soren Liv. Hugo rug from Baya. CC stool by Rex Kralj and Serenity platter by Zaha Hadid Design, both from Good Form. Karl Bonbonnière Swirl canister and Blixen vase by Akau Objects, Forêts candle by Christian Tortu, Rachel Carley Lotus bowl, and Luisa Calice glasses and Rete Jacquard throw by R&D Lab, all from Tessuti. Ferguson floor lamp by Soho Home from Obery.

The dark chocolate tones in this palette anchor the space, while the powdery blue softens the mood and adds a refined contrast.

ABOVE: Walls in Resene SpaceCote Flat in Resene Wedgewood, archway in Resene Blue Bayoux and floor in Resene Colorwood in Resene Crowshead. Lustro side table and Zita dining chair, both by Soho Home from Obery. Theron Curve sculpture from Soren Liv. Paul Evans-style desk from Mr Bigglesworthy. Pepa table lamp by Astep from Good Form. Bracelets incense holder by Astier De Villatte and Lilac Hollyhock Branch sculpture by Erbavoglio Milano, both from Tessuti.

ABOVE: Walls in Resene SpaceCote Flat in Resene Wedgewood and Resene White Pointer, floor in Resene Colorwood in Resene Crowshead. Hugo rug from Baya. Kahawai by Helen Kerridge from Parnell Gallery. Handsome Mid-Century Danish armchair from Mr Bigglesworthy. CC stool by Rex Kralj and Nagel candle holders by Stoff Nagel from Good Form. Emilia mirror by Soho Home from Obery.

ABOVE: Background in Resene Colorwood in Resene Crowshead. A4 drawdown paint swatches and testpots in (from top) Resene White Pointer, Resene Blue Moon, Resene Blue Bayoux and Resene Wedgewood.

DUMPED

Waste warrior Kate Fenwick spotlights the growing cost of the rubbish we leave behind – and how we can all be part of the solution.

I was driving past a beautiful stretch of coastline recently when I saw it. A couch. Not near a house and not outside a shop, just sitting there in the long grass as if it had decided to retire early.

It would have been almost funny if it wasn’t so bleak.

Illegal dumping has a way of sneaking up on us. A mattress on a roadside, a pile of renovation waste tucked into a reserve, bags of rubbish stacked beside an overflowing charity bin. It becomes part of the scenery, until one day you realise it’s not scenery at all. It’s neglect.

Every year, throughout New Zealand, councils spend millions of dollars cleaning up illegally dumped waste. That money comes from rates; from the same budgets that fund playgrounds, libraries, footpaths and community programmes. Every dumped couch quietly diverts money away from something that could have improved a neighbourhood.

Then there’s the environmental impact. Dumped waste can contaminate soil and waterways, especially when building materials, tyres and hazardous substances are involved. It creates safety risks, attracts pests, harms wildlife, and once a pile appears, others often follow. A single act of dumping can quickly create a hotspot.

Councils are trying to keep up. The problem is that

dumping often happens at night, in quiet places, and without witnesses. Fines exist, but they rely on being able to identify who did it. If no one can be identified, the clean-up still has to happen.

What fascinates me most is the mindset behind it. Illegal dumping is often justified as a response to cost. Disposal fees feel high. Life feels expensive. It can be tempting to see public space as an easy option.

But it’s not free, it’s simply paid for differently. When someone leaves waste in a reserve, they’re shifting their inconvenience onto the entire community – onto the person who walks their dog there, onto the family who swims at that beach, onto every ratepayer who funds the clean-up.

Most of us would never dump a couch in a ditch, but we all have a role in shaping what’s normal. Plan ahead before a big clean out, check local transfer station options, use bulky-item collections when available, report dumping early before it grows. These are not dramatic actions – they’re small acts of stewardship.

Public spaces reflect how much we value where we live, and when waste ends up in a place it doesn’t belong, the cost is more than financial. It’s about pride, responsibility and the decision to leave a place better than we found it.

‍ WASTEDKATE.CO.NZ

POWERHOUSE

Step into a world in which it’s Mana by name and a sense of mana by nature.

WORDS JO FERRIS

In the exclusive enclave of Mana Ridge, Welcome Bay, this home marries the charm of a country house with the finesse of skilful contemporary architecture. The site occupies the pinnacle of this private estate, which is home to just 13 residences.

Designed by Adam Taylor of ATA, the house is clad with Lawson cypress board and batten, and is slowly achieving Adam’s goal for it to develop a gentle patina over time. The result lends it the comfort and familiarity of a farmhouse that belies the modernity and up-to-the-minute thinking within.

Three gabled wings play to the property’s strengths. Built to capture the panoramic views, they provide a sweeping outlook that embraces the city, the harbour and Mauao, as well as the western outlook towards the Kaimai Range. The wings have different perspectives, but share common ground in their dawn-to- dusk brilliance.

Among the trio of bedrooms in the eastern wing is a sound-proofed main suite with a glass-corridor entry that provides both separation and connection.

A fourth sleep space with its own ensuite sits above the garage. Soaring ceilings and thoughtful design in the heart of the home guarantee the sun, views and garden support every aspect of family life.

Courtesy of a generous window with an inviting built-in seat, Mauao is the star of the kitchen. On either side, the dining and lounge areas have their own special links with the scenery.

So pivotal is the outdoors to the lifestyle here that there’s even an alfresco ‘restaurant’. A recent addition, it stands alone as an entertainment destination, yet remains in harmony with the rest of the home.

Divided into living and dining areas, this substantial space is anchored by an impressive Argentinian barbecue. Large glass sliders open onto expansive decking designed to enhance the party.

To the rear of the house, a taste of Tuscany emerges in a sheltered courtyard in which olive trees evoke the Italian influence. This is another fabulous entertaining space and assures safety for children and pets; it comes complete with a playhouse.

The final high-end elements in this area are a sunken gas fire pit and a heated, saltwater swimming pool.

Underfloor and ducted heating, solar panels and a Tesla battery are a few of the other fantastic features to write home about at this landscaped beauty, and help to bring some thoughtful sustainability into the property’s powerfully prestigious picture.

23 Te Auhi Way, Mana Ridge, Welcome Bay

OLIVERROADBAYOFPLENTY.COM

NEXT LEVELS

Luxury retirement village Bethlehem Shores has been gradually but purposefully evolving into a resident-led community designed to meet every contemporary need. A $100 million expansion has taken it there.

PHOTOS SUPPLIED

These days, age is more of a mindset than a number. We’re living longer and keeping active and social for many more years than previous generations. In response, retirement living is undergoing a huge evolution. The old-school institutional style facilities are disappearing, as villages adapt to match the more modern lifestyle focus desired by the modern 60-something.

This is becoming more and more evident at Bethlehem Shores. The release of 53 apartments marks the final stage in the expansion of the established retirement community in Bethlehem.

While Bethlehem Shores has long offered villa living, the apartments introduce a different lifestyle option within the community, reflecting a broader shift in how retirement living is evolving.

Apartments offer an alternative to standalone homes, with a focus on low-maintenance living. For some residents, this can mean fewer day-to-day responsibilities and more flexibility in how they spend their time, while still maintaining independence and privacy.

Apartments come in one-, two- and three bedroom layouts. Open-plan living areas and large windows have been used to bring in natural light and make the most of the surrounding views.

There’s also an emphasis on amenity, accessibility and ease of movement throughout the spaces. Increasingly, people are looking for housing that feels manageable, adaptable, and aligned with how they want to live day to day.

Village manager Brian Bark describes the apartments as an important step in the retirement community’s development.

“This is the last major stage of development at Bethlehem Shores and we’re very proud to be able to offer more choice to residents in the form of apartment living,” he says.

The apartments sit within the existing village environment, meaning residents remain connected to established amenities and services.

Shared spaces include spacious lounges, activity rooms, a café, a hair salon and a range of outdoor areas. These provide opportunities for both social interaction and quieter day-to-day use, depending on individual preferences.

The layout of the apartments also considers the balance between privacy and proximity. Although each home is self-contained, they’re located within easy reach of the communal areas, for social get togethers, events or visits from family and friends.

The apartments are also close to Bethlehem Shores’ established clubhouse, which continues to play a central role in village life. The impressive space includes a range of shared amenities and areas for socialising, activities and gatherings, and is already a well-used part of the existing community.

Apartment residents will have full access, adding another layer of connection to the wider Tauranga retirement community. Alongside the brand-new apartments, a new care centre has been built within the community. It includes care suites that offer rest home, hospital and dementia-levels of care to residents.

“For those living at Bethlehem Shores, it provides added reassurance that if their needs change over time, they can remain within the same community and receive the right level of support, without the disruption of moving elsewhere,” says Brian.

A key part of village life in Arvida’s retirement communities is the focus on resident-led activities. Rather than a set programme, many of the social groups, events and day-to-day activities are organised and driven by residents themselves.

This can include anything from yoga classes and walking groups to craft sessions, card groups and e-bike outings. The approach has residents shaping how they spend their time and contribute to the community in ways that suit their own interests and routines.

Rather than a one-size-fits-all approach, Arvida’s 33 Living Well Communities across New Zealand offer a range of lifestyle options to suit different preferences and stages.

Interest in apartment-style living has grown in recent years, particularly in well-located communities. Factors such as reduced maintenance, accessibility, and the ability to remain part of a larger community all contribute to that interest.

As retirement living continues to evolve, Arvida Bethlehem Shores retirement community illustrates how villages are adapting to changing expectations. The focus is increasingly on flexibility, choice and supporting different ways of living in later life.

ARVIDA.CO.NZ

YESTERDAY, TODAY, TOMORROW

The best of the past has been woven into the update of this stately abode, where all the mod cons combine with beautiful bones to usher in a very bright future.

WORDS JO FERRIS

A certain level of grandeur and grace often requires the infusion only time can bestow. This property, in a prominent position on an elevated corner amid Tauranga’s mid-city avenues, is home to all the distinction that yesterday brings to today.

When commissioned to design a major renovation that capitalised on the existing dwelling’s link to the swimming pool and outdoor entertaining area, Tauranga architect Brendon Gordon brought with him his own distinctive style.

Outside, towering, tropical greenery forms the framework for the resort-like feel he’s leaned into at this address. Its soothing, relaxing energy, which can be enhanced when the mood strikes by an in-built sound system, can’t be emphasised enough when describing the home’s presence.

The pool’s tropical ambience is integral to this. A warm-water bore allows year-round use, and upgrades to the pool and pumphouse equipment ensure it will need only standard maintenance for years to come.

The resort vibes provided by the pool underscore the updated living area. Additional to this main living space, a separate snug provides a private retreat for family members of all ages to enjoy their own entertainment, and is linked to the outdoor, fire-warmed loggia.

The kitchen and scullery’s timeless ambience is elevated by the richness of dark-stained rimu flooring, which contrasts impeccably with the rest of the décor’s neutral palette. The contemporary tone of these spaces means this family hub will be able to adapt to any future change of taste in furnishings, artwork and plants.

Upstairs, in a very spacious zone, with a dressing area, study and balcony attached, the main bedroom champions privacy. A second bedroom on this level could double as a private lounge or lend itself to the development of an ensuite.

Two bedrooms sit separately in another wing, offering the flexibility to accommodate extended family, friends, or paying guests, perhaps? The inclusion of a lounge, kitchenette, bathroom and private entry deliver options aplenty.

As with many of Tauranga’s most distinguished homes, each chapter of this house’s life has brought with it different ideas and changing ways, but here, time has been extraordinarily kind. The house has evolved into a residence of substance and elegance, its significant space throughout and substantial outdoor areas a rare find on a quarter-acre section.

Handy to all of Tauranga’s inner-city drawcards, there’s one particular attraction Oliver Road’s Jason Eves and Ben Hawan say they must mention. Just down the road, Fourteenth Avenue Fish ’n’ Chips is known by locals to offer some of the best takeaways in town. “Everyone on Grace Road knows Eddie.”

Like the prospect of this exceptional home, it’s a tempting thought.

73 Grace Road, Avenues

OLIVERROADBAYOFPLENTY.COM

SCULPTED SERENITY

Welcome to a chic new Harwood Homes showhome that’s all but unrivalled for the adaptability and opportunity it’s been meticulously designed to provide.

PHOTOS AMANDA AITKEN

The value of a showhome to a home buyer cannot be overstated. Eliminating the need to imagine how a house might look and feel based on plans or an online description, it’s all laid out in front of you, with an open invitation to come on in.

The pros at Harwood Homes know this well. Worth its weight in gold for all involved, one of the latest and greatest embodiments of enviable architecture is their new Palm Vista showhome. Impeccably designed for all kinds, but perhaps especially those who seek to invest once and invest well by catering for their every age and stage, it exemplifies the innovative thinking the company is known for, bringing together fresh ideas, evolving trends and modern ways of living.

In Pāpāmoa East’s upmarket Palm Springs subdivision, Palm Vista is positioned in a cul-de-sac near the Wairakei Reserve, and is one of 11 Harwood Homes planned for this neighbourhood. All reflect Harwood’s focus on thoughtful, distinctive design that achieves a subtle cohesion across the streetscape while imbuing each dwelling with its own character.

Palm Vista is the flagship property among Harwood Homes’ Flexible Living Collection, and is guided by the Flexible Living philosophy centred on flexibility, future-proofing and the creation of homes that move to the rhythm of modern life. It reflects the belief that a home should evolve as you do – supporting changing family structures, working patterns and life stages in spaces designed to respond to your individual needs.

A key source of inspiration for Palm Vista came from an unexpected source. While developing the concept, Harwood’s general manager Trish Hoit drew parallels after observing at New Zealand Fashion Week the way clothing is designed to move with the wearer, adjust to their lifestyle and remain relevant long term. Her insights naturally translated – after all, if fashion can evolve with people, why can’t homes do the same?

First impressions of the possibility-filled showhome reveal a spacious, elegant dwelling, with expansive windows harnessing every opportunity to draw in natural light. The arrival experience is welcoming, ushering you inside as the four-bedroom home reveals itself through a series of carefully considered spaces and layered design elements. As they unfold, the true wealth of possibility becomes apparent.

At the centre is a living hub that reflects the talents of Harwood’s team of suppliers and contractors, whose work helps to define the expert craftsmanship and quality execution Harwood Homes is known for. An entertainer’s dream, the open-plan kitchen brings everything and everyone together. Flanking the central gathering point – the clean, contemporary island with a subtle ‘chain’ pattern inset behind the bar seating – complementary cabinetry leads towards the scullery. Full-height units, floating shelves and integrated lighting add depth and refinement, all with a high-end finish.

From here, you can spread out into the indoor living spaces or outside to the barbecue kitchen, where the showhome’s indoor–outdoor connection comes into its own. Covered for year-round versatility, this external living area expands the entertaining spaces with a barbecue, drinks fridge, sink station, and wood fire that catches the eye with its feature column that echoes the Italian-inspired brick detailing repeated cohesively throughout the house.

Inside, engineered European oak flooring and other oak elements in a soft grey stain and are integral to the material palette, with the flooring’s classic herringbone pattern adding gorgeous visual texture. At night, when the floor-to-ceiling linen drapes are drawn, the atmosphere softens to become intimate and restful. The window coverings’ tone-on-tone colour scheme is designed to blend into the neutral décor, while an inset ceiling track keeps the finish chic and uninterrupted.

Making bedtime more of a luxury than ever, at one end of the home, the master suite anchors a quiet, private zone complete with an ensuite, and a walk-in wardrobe defined by oak cabinetry and bespoke lighting. At the opposite end of the house, two bedrooms live in a separate wing, teamed with a bathroom that can comfortably serve family members or guests.

In another nod to this home’s versatility, an independent guest bedroom demonstrates its flexibility via its own lockable external entry, tea- and-coffee-making facilities, integrated wardrobe storage and bathroom. It’s designed to perform beyond the average bedroom by facilitating a range of scenarios – transforming into a private workspace, shared intergenerational living, a guest suite for family and friends, or a B&B arrangement.

Completing this wing’s layout, a dedicated office sits nearby. The showhome’s well-appointed laundry is inserted between the hallway and garage, optimising the practicality of this utility space by offering easy access for everyday use, without interrupting any of the goings-on in the main living areas.

It’s all part of family-owned Harwood Homes’ vision for the future of housing. In keeping with their longterm thinking, this entire abode is primed to adapt to your needs. Wider passages, generous doorways and level-access showers support ease of movement, and along with the income potential enables the home to remain relevant through every stage of life.

When every dollar counts, you want to be sure your hard-earned money is being spent on a home that’s the perfect fit. The lifestyle-led Palm Vista showhome opens the door to a 3D version of the plans you can try on for size – and the brand’s design and build service throughout the Bay of Plenty means these plans can be adapted to suit sites and requirements region-wide.

Recognised nearly every year in the Master Builders House of the Year awards, Harwood Homes has built a long-standing reputation for quality, innovation and consistency. What began as a small local builder has grown into a dedicated team of architectural and interior designers, builders, suppliers and contractors, yet the philosophy remains unchanged: to work alongside the best in their field. The Palm Vista showhome reflects this collaborative approach, while signalling the direction of future projects.

Visit the showhome at 42 Forstera Way, Palm Springs, Pāpāmoa, Thursday to Monday, 11am to 4pm.

HARWOODHOMES.CO.NZ

MAISON DU SOLEIL

A sanctuary of luxury and tranquillity, this beautifully reinvented estate offers breathtaking river views, refined interiors and effortless indoor–outdoor living.

WORDS JO FERRIS

Nestled down a sweeping driveway, overlooking the Wairoa River and hills beyond, this commanding position basks in one of Tauranga’s prized areas. The tranquillity is bliss — sounds of nature for company and grazing for horses or livestock; where friends can enjoy privacy in luxury surroundings; river views always in sight and a reserve to walk the dog with the children near the river below.

Mindful of respecting the home’s original calibre, these owners wove an extraordinary tapestry and warm embrace into its renovation. Exquisite marble tiling and mosaic flooring in bathrooms set the foundation for what now exists. Everything else is new; detail with soft sophistication — underpinned by undeniable expense.

A grand foyer introduces a sweeping stairwell and step-down entries to both the lounge and heart of the home. The soft backdrop is personalised with accents that define each room — plush drapes, Sante Fe shutters and bespoke lighting all statement features. The gourmet kitchen is a star — the emotional and functional heartbeat of family life. Showcasing bespoke American Oak cabinetry and Abu Dhabi porcelain benchtops, oak flooring throughout this living area maintains continuity with the home’s greeting. This is where entertainment begins; before relaxing around the fireplace or stepping into the lounge for a more intimate ambience.

Unquestionable quality throughout highlights the diligence in reinventing this home.

A romantic master suite enjoys privacy downstairs, leaving three bedrooms and luxury bathroom upstairs for family and friends. Skilful interior design instils tender moods; refined in an understated manner, yet revolving around family, relaxation and entertaining. Crowds have cherished gatherings here; ample room to congregate — inside and out. Gazing over the valley, watching rowers on the Wairoa River; or lounging around the solar-heated pool, wafts of the Mediterranean float in the air.

Surprises abound everywhere, from the impressive laundry, incredible storage to a well-positioned office. Nothing beats the sheer awe of the cinema, however. Soundproofed, dark and moody — with a full-wall screen — this is the secret jewel of a residence that continually astounds. Stroll the promenade to the guest house and more surprises await. Fully selfcontained, with its own driveway entrance; this is highly successful guest accommodation — and could continue to be. Choice is the key.

Perfect now, the expanse of land and shedding invites another chapter in this home’s story. Instilling artistry in the five years these owners have lived here, a new project calls out of town. They leave behind a legacy of love and reverence — and an invitation to a wonderful lifestyle.

58 Miles Lane, Tauriko OLIVERROAD.COM

A RARE PRIVILEGE

Every corner of this home tells a story, from entertaining spaces to private upstairs sanctuaries overlooking the valley.

WORDS JO FERRIS

Built 25 years ago as a single storey home where family could grow amid spacious grounds, these owners always knew they would add another level at some point to create a refuge for themselves.

Nestled amid seclusion overlooking the Wairoa Valley, it’s hard to believe this home’s age. It is timeless; a reflection of people who understand longevity and how time enhances a property’s elegance and esteem.

During the extension in 2011, the owners upgraded the kitchen/scullery and made one other change. Flooring in the family hub is recycled rimu, now cleverly stained dark to infuse a greater depth of character; more in tune with the styling of this home.

It is beautiful - elegant in its demeanour, yet firmly focused on family. From the heart of home and formal dining, living steps into a cosy vibe of the second lounge. Earthy tone and texture embrace like a favourite rug and the wood burner invites lingering evenings watching movies.

A swimming pool and sun-drenched patio outside entertain family and friends. Gatherings over the years have hosted upwards of 25 around tables at once, while a morning courtyard off the family hub has a more intimate ambience for few.

The original master bedroom is now an ensuite guest room. Two other bedrooms take their cue from the views outdoors - the garden from one; the pool for the other. With a luxury bathroom and powder room for all to share; another bedroom downstairs offers flexibility for a library office, though there is already a dedicated study here.

Upstairs is a glorious retreat. A five-star master suite overlooks the Wairoa Valley and river. Flowing through to a loft-style rumpus, a kitchenette with integrated fridge enhances this upstairs haven.

Add a bespoke, separate laundry and three-car garaging, including a high-stud section for the boat, this home is complete. Storage throughout is unbelievable - closets and alcoves everywhere - and that’s just inside. Outside there’s a garden shed for the mower and tools, covered storage for firewood, parking for the trailer - all this before you even begin to take in the garden. Colourful flower ribbons, raised beds for herbs and veggies, fruit trees to feast on, playground lawns and a corner for the hammock where tuis flock to feed on the kowhai.

A home that has kept on giving for one family, downsizing is the only reason these owners are leaving this cherished spot. As one of Tauranga’s best, River Oaks Drive is a rare privilege.

14 River Oaks Drive, Tauriko

OLIVERROAD.COM

COLOUR ME COSY

Warm, sunlit tones have a way of making any space feel instantly more inviting and homely.

STYLING AMBER ARMITAGE @ MARIGOLD PHOTOS MELANIE JENKINS @ FLASH STUDIOS WALL COLOURS RESENE PAINTS

ABOVE : Wall and arch painted in Resene SpaceCote Flat in Resene Casablanca, through arch in Resene Sakura.

Floor painted in Resene Walk-On in Resene Alabaster with checks in Resene Avant Garde. Kelly Hoppen Pearl Dining Table, Big Foot Stool and Cobra Candle Holder from Design Cache. Ember Buffet, Piccolo Dining Chairs, Theron Zenith bowl tall, Boden vases (on buffet) and Fruit Bowl framed canvas, all from Soren Liv. Marlow rug in Wine from Baya. Fiora Stone Base Table Lamp With Pleated Shade From Lighting Direct. Bordallo Pinheiro Lemon Salad Bowl, Bison Ceramics Edo small bowl in Peony, Bison Ceramics Fagel Pitcher In Sunshine, from Allium.

ABOVE: Wall painted in Resene SpaceCote Flat in Resene Casablanca and floor painted in Resene Walk-On in Resene Alabaster. Cosy Cloud King Single Bed in Ivory from Mocka. Sandringham rug in Cameo from Baya. Leon side table in Powder Blue and Easton Axel Desk lamp from Soren Liv.

ON BED:Powder Blue linen pillow cases from Foxtrot Home. Patterson Willow duvet set, Design Alchemy Collective Quilt Velvet in Natural Green Moss, Villa Nova Amazon River Cushion, Jellycat Junglie Monkey, Jellycat Odyssey Octopus, Asobu Bottle Bestie Brown Dog, Oyoy Bean Bag Lobo Lion, Lexon Tykho 3 Radio Pink, Remember Light Ole Green, all from Allium.

ABOVE & BELOW : Wall painted in Resene SpaceCote Flat in Resene Sakura and floor painted in Resene Walk-On in Resene Alabaster with checks in Resene Avant Garde. Ceiling painted in Resene Felix. Original locker wardrobe in Pink from Mocka. Kami Vase in chrome and Tribu Bench from Design Cache. Shirt stylists own.

Floor painted in Resene Walk-On in Resene Alabaster with checks in Resene Avant Garde. Testpots clockwise from left in Resene Alabaster, Resene Sakura, Resene Casablanca, Resene Avant Garde and Resene Felix.

THE PINNACLE

This home – and its garden – prove dreams can come true; and earn national kudos along the way.

WORDS JO FERRIS

The journey began with a dream to move from living at the bottom of this hill to the top. As the peak site within an elite Welcome Bay estate, it was a constant lure – views from here the main drawcard; apart from the sheer expanse of the site itself.

That’s partly true. The home certainly exudes the magnificence of bygone history. Except for one key point. It was developed in 2009; designed, built and fashioned by an English couple with a vision to recreate American Victorian architecture.

Sun and scenery are headline stars, but this home captivates in ways that honour the vision behind it. The owners had the idea. Auckland architect, Cate Creemers brought it to life - her architectural skill underpinning the design. Like the personal art collection that features throughout, this residence is its own interpretation of artistic brilliance. Built by Tauranga’s Calley Homes, it was the regional supreme winner in 2022’s Registered Master Builders House of the Year, subsequently winning at national level.

Incorporating passive solar design principles, other sustainable attributes include a solar hot water system, warm roof system, along with thermal and acoustic insulation. Externally, Abodo Vulcan cladding is a New Zealand thermally-modified product. Inside, precast concrete panels anchor the home’s core, while enhancing its aesthetics. Timber also features strongly throughout.

Gated entry and an uphill driveway disguise the house initially. The greeting is a contemporary expression, but it’s not until the home unveils its soul that it tugs at the emotions. At around 475 sqm, the layered design sections this home into defined quarters. Family and guests have choice on bedrooms - and views for that matter. The master suite cherishes special seclusion, thanks to its magnificent view, but the bedroom above has a personal outdoor zone that elevates that perspective.

Gatherings gravitate towards the heart of the home - simple in its approach to intimacy and togetherness, yet characterised by the complexity of architectural nuance and building craftmanship. The astonishing panorama in front of this entire living area is heart-stopping. North-facing, it bathes in sun all day. Mauao stands majestically centre stage; views either side stretching from Papamoa to the Kaimais - right up to Coromandel. It is truly breathtaking.

Massive banks of floor-length glazing were the only response to frame its full extent, while 100sqm metres of wrap-around decking provides a seamless connection. Underlying the glazing’s aesthetics however, the sun’s warmth is harnessed, while exposed concrete flooring absorbs it. The open f ire in the ‘library corner’ is merely for mood; snuggled up with a book or watching TV once views fade into twilight and city lights twinkle.

A sunken lounge enhances its height as the raked sarked ceiling brings nature inside. Different timbers also instil texture throughout - from the lustre of Pacific cedar to the honeyed grain of American Oak. The contrast with concrete in key areas highlights how nature can harmonise with a man-made material - if done properly. With surround sound adding mood in the private cinema, this home was born to entertain. Elegant as the kitchen is, with its innovative scullery and unique finish, the outdoor lounge is a revelation. Moody in its dark tone and texture, one can be forgiven for thinking this is simply an outdoor fireside haven. Hiding discreetly behind what appears to be a corrugated iron feature wall however, is a significant barbecue kitchen. Genius. From here, the garden offers its own invitation. Stepping down to lawn, the landscape slopes to the swimming pool and spa before meandering amid a wonderland of trees, grasses and specimens. Completely hand planted by the owners - more than 3000 plants interweave another artistic interpretation that binds this home with the land and nature. Truly a masterpiece - with national kudos to match.

21 Estates Terrace, Welcome Bay OLIVERROAD.COM

A VISION OF ZEN

Purchased online from England by a couple heading home to the Bay after 26 years abroad, a bush-clad Ōmokoroa site became a home shaped by close collaboration, thoughtful design and a shared vision. WORDS PIP CROMBIE | PHOTOS AMANDA AITKEN

Buying property sight unseen is something we are familiar with in the Bay of Plenty, usually by international buyers who have access to extensive real-estate-supplied images and information. But for a New Zealand couple returning home after 26 years in England, the almost one-hectare Ōmokoroa section they discovered online had few details to recommend it. There was no exact address, limited imagery and little context. Yet something about the site appealed.

Tracey and John’s return to New Zealand was nudged along by Brexit and COVID. The couple both work from home for large pharmaceutical companies, so the move was about transferring home locations and a desire to spend more time with family. The 2020 lockdown prevented an in-person search, so John’s parents visited the site on their behalf, walking the land, carrying out the due diligence and sending through images. On the strength of this, the couple secured the property from abroad. Working remotely from England, Tracey and John began collaborating with Hannah Armstrong-Gardner of Studio H on the design of their new home. With Hannah and her husband Chris, who would later build the house through their company Gardo Group, living just 500 metres up the road, the project naturally became a close collaboration between the four. Through a series of video calls, the design gradually took shape, evolving into a fully documented consent set before the couple had even returned to New Zealand.

It wasn’t until 2022 that Tracey, John and their woolly-coated black pooch Nonu set foot on the site of their new home. The property is gently nestled at the bottom of a winding drive below an urban development, bordered by trees that ensure privacy from the nearby Ōmokoroa coastal cycleway, and has a small stream meandering through the boundary.

Fast forward to 2026 and the approach down that driveway halts me as I descend. The first impression is of a chic bush retreat. From above, the home is two distinct wings — one black, one white — juxtaposed against the lush clearing the dwelling sits within, surrounded by artfully curated native planting. There is a subtle Japanese influence to the design, and as I draw up to the front entrance, a long hardwood decked walkway draws me to the front door, bordered by its custom balustrade repeating a subtle architectural detail that appears throughout the home, protecting full-height openings on the upper level while reinforcing the project’s restrained material palette. To the left is the long, black Shou Sugi Ban charred timber clad wing, housing guest bedrooms, bathroom, office, kitchen and living, to the right is the white rendered plaster two-storey volume featuring two master bedrooms, large ensuite and dressing room, garage, storage and laundry space. Subtle circular water features set on river stone paths, suspended Japanese rain chains and a small red bridge spanning the stream and glimpsed through the feature window in the entrance, all set the scene for the interiors where tone and texture of materials come together in a magnificent blend of warmth, light and high-end luxury.

The 331m2 home was designed by Hannah ArmstrongGardner, of Studio H, a Tauranga-based design-led practice known for creating homes of quiet distinction. Hannah works closely with her clients from inception to completion, advising them early on that getting to know them well is a key part of her design process. “Where do you put your shoes and your bikes when you come home? What’s ‘your side’ of the basin? My design process is human-centric, not ‘Hannah-centric’," she explains.

Tracey and John arrived with a clear priority: warmth and comfort. Memories of cold New Zealand houses from earlier years abroad meant the thermal performance of their new home was paramount. Instead, the couple and their designer carefully considered the site’s microclimate, including existing tree cover and the natural topography of the driveway ridge. The main living wing therefore faces east, allowing soft morning light to enter the space while avoiding excessive summer heat. To maintain consistent indoor comfort, a hydronic underfloor heating and cooling system runs beneath the home’s light oak flooring, creating an even ambient temperature year-round. The timber floors extend throughout the house, softening the floor-to-ceiling tiling used within the bathrooms and reinforcing the calm material palette. Overhead, 2.7-metre ceilings allow light to move easily through the spaces while housing discreet mechanical systems.

Sustainability was also a key consideration. The property operates with a significant degree of independence through rainwater harvesting, solar generation and efficient systems, while the materials used throughout the home were selected with attention to origin.

The kitchen is dark and seamless, softened by wooden handles in keeping with the subtle Japanese aesthetic, the intentional use of empty space, calming, natural colours and product. With this in mind, the deliberate selection of the Dekton Laurent benchtop - an earthy chocolate shot through with streaks of natural golden hue - bring the whole space, including the offset scullery, together.

From the time the build was completed in March 2024, it has felt like a forever home for Tracey and John - peaceful, sleek, soft and something of a sanctuary. A retreat indeed. STUDIOHDESIGN.CO.NZ

SUMMER BREEZE

Create an interior at home that has all the feels of a holiday with a beach-inspired palette and simple-but-elegant furniture pieces.

STYLING AMBER ARMITAGE @ MARIGOLD PHOTOS MELANIE JENKINS @ FLASH STUDIOS WALL COLOURS RESENE PAINTS

ABOVE: Main walls and ceiling painted in Resene SpaceCote Flat in Resene Quarter Bianca, wall behind bed in Resene Smokescreen with pinstripes in Resene Quarter Bianca. Floor in Resene Walk-On in Resene Half Sour Dough. Queen bedhead in Fermoie Cove fabric from The Ivy House.

ON BED: Evelyn sheet set and Evelyn linen pillowcases, bedspread in Heavyweight Linen in colour Natural and Sand Stripes wool throw blanket from Foxtrot Home. Darcy Sienna cushions (on bed), Niseko Milk Lodge cushion in Milk, and Clifton rug in Ivory, from Baya. Montreux Lucca chair in Mendocino by Designs of the Time, Housse de Coussin Lomasi cushion by Maison Casamance (on chair) and ottoman in Mattole by Designs of the Time, all from James Dunlop Textiles. Hugo Dawn sofa in Oat Boucle from Soren Liv. Verity floor lamp by Soho Home, from Obery. ‘Unmade Bed’ by Neil Driver and ‘Take No More Than You Need’ by Shona Mackenzie, available from Parnell Gallery.

ABOVE: Floor in Resene Walk-On in Resene Half Sour Dough. Planter pot painted in Resene Smokescreen, candle holders painted in Resene Bullwhip. Hugo Dawn sofa in Oat Boucle, Verity coffee table in Golden White Marble from Soren Liv. Anni rug in Oat, from Baya. Verity floor lamp by Soho Home and City Country Coast book, from Obery.

ABOVE: Wall in Resene SpaceCote Flat in Resene Smokescreen with pinstripes in Resene Quarter Bianca. Floor in Resene Walk-On in Resene Half Sour Dough. Queen bedhead in Fermoie Cove fabric from The Ivy House.

ON BED Evelyn sheet set and Evelyn linen pillowcases, bedspread in Heavyweight Linen in colour Natural and Sand Stripes wool throw blanket from Foxtrot Home. Darcy Sienna cushions (on bed), Niseko Milk Lodge cushion in Milk, and Clifton rug in Ivory, from Baya. Trove Twist side table in Natura and Hugo Layer benchseat in Sunkissed, from Soren Liv. Facet table lamp by Soho Home from Obery.

ABOVE: Wall and ceiling painted in Resene SpaceCote Flat in Resene Quarter Floor in Resene Walk-On in Resene Half Sour Dough. Candle holders painted in Resene Bullwhip. Hugo Dawn Sofa in Oat Boucle, Verity Coffee Table in Golden White Marble from Soren Liv. Anni rug in Oat, from Baya. Verity floor lamp by Soho Home and City Country Coast book, from Obery. Lisbon bowl from Father Rabbit. Day Glow by Greer Clayton from Parnell Gallery. Cushions on sofa from left: Vomo by Mokum, Slalom by Casamance, and Vomo by Mokum all from James Dunlop Textiles.

A4 drawdown paint swatches and testpots from top in Resene Transition, Resene Bullwhip, Resene Smokescreen, Resene Half Dough and Resene Quarter Bianca.

SEEDS OF SUCCESS

This locally owned building company is proving that people-first values and precision quality can transform the construction game.

WORDS NICKY ADAMS | PHOTOS KATIE COX + SUPPLIED

Sitting down with Flowerday Homes directors Rik and Fiona Flowerday, along with general manager Daren Green, I wasn’t sure what to expect. Flowerday Homes is an anomaly in many ways — unlike many of the other big-hitting builders, Flowerday Homes is not a franchise and has kept its sole base as Tauranga. The company reach, however, is far beyond the Bay.

In the 2024 financial year they were the 27th largest builder in New Zealand and the fourth in the Bay of Plenty by number of building consents issued. This current year sees the ongoing construction of Te Mania, a master-planned subdivision in Te Puke, developed and built by Flowerday Homes. Rik and Fi continue to head up the business they started together in 2014 with the same joint vision today that they had at inception — that they would operate a building company that is, in Rik’s words, “building homes, enriching lives and creating communities.”

The ethos may be the same, but there has been enormous change within the company. They laugh reflectively when Rik admits that “many and expensive” mistakes have been made along the way. But the learning curve has brought them to the place they are now, which is one with a focused lead in Daren Green, and an incredibly high-performing and loyal team. With the additions to their dedicated staff of Brendyn Gray and Mark Hooper, both of whom have extensive industry experience of 20 and 18 years respectively, they also consider contractors and subbies — the majority of whom have consistently worked for them for 10 years — as part of the operation.

2 Spiralis Close

Riding high from the prestigious 2025 Master Builder House of the Year awards, where Flowerday Homes entered two houses (one won Gold, the other won both Gold and a Regional Category) they are collectively clearly excited not just by the accolade but by the judge’s surmise.

Fi shows me the brochure, which states: “What stands out most is the care taken with the build. Every detail has been handled with focus and precision. The result is a home that not only meets the brief but is delivered to a very high standard.”

This, they all agree, is validation of exactly what they strive for on each and every build. As Daren puts it, “If I could, I would say to all clients that every house we build, whether it be a 120sqm dwelling or a 350sqm design and build, our quality and attention to detail does not change. And that’s through a rigorous process that our construction team has set up, and working closely with our sub-contractors who have a gold standard on everything they do.”

Achieving this kind of precision quality across such a vast number of builds is not just good luck. Fi, Rik and Daren have worked tirelessly from the ground up to instill systems and processes, as well as values within the team, to ensure there is no margin for error.

As Fi explains, “We’ve spent a lot of time working on our company core values.” These, Rik says, are: “Honesty, Empathy, Accountability, Respect and Trust — an acronym of HEART — which is at the core of everything we do.”

These values have always been there, but the company has realised the importance of articulating them, which in turn says Daren, “ensures they are delivered on a consistent basis.”

Both Rik and Fi credit Daren with developing and leading the culture of the company to an extent that it’s known that Flowerday Homes is a good place to be a client, as well as a good place to work. There’s an emphasis on staff wellbeing, which is wrapped up within the stringent health and safety measures.

As Fi notes, wellness and mental health are a big part of overall health, in what can be a high-stress industry. Fi reflects on the fact that the cultural shift has led to a more cohesive team not just on the job, but also in leisure time.

“We’ve got a social club, and we do fun activities together. In the office we have lunch around the table and the girls go for a walk afterwards. I enjoy coming to the office, there’s a good vibe here.”

Rik agrees: “It’s not just because we have a fruit bowl and drinks on a Friday — it’s an alignment of our values, which impact every decision we make as a business internally and externally.”

The key word they all agree on — in relation to both staff and clients — is communication. As Fi points out: “Everyone knows their job and what they do. We used to have quite blurred lines, and now it’s a very well oiled machine… Communication is prioritised internally and externally, so there’s lots of comms with clients. From experience we know the thing that people love when they’re building houses is to hear from their builder all the time. But we’re also rigorous on internal comms with one another.”

Daren agrees: “We’ve set up a structure that every staff member in the business contributes to how the model functions. Every person has a voice, and with this system no comment or question goes unnoticed.”

Fi rounds off: “There’s a lack of bureaucracy because we’re not a franchise — we can do what we want. We’re a nimble business.”

Internal streamlining and cohesiveness are reflected in client liaison and satisfaction, which, they comment proudly, is excellent.

As Fi says, “We’ll spend as much time as the client wants or needs — there’s never a rush, it’s always at your own pace. Once things are consented, our construction team takes over. Their allocated project manager will call them regularly and send detailed site reports with updates and photos. They also have access to the BuilderTrend app, which has a live schedule.”

In addition to their goal of absolute customer satisfaction, Flowerday Homes has invested heavily into the concept of sustainability within the building process.

Fi explains: “We’ve got a really keen eye on sustainability — we’re always looking at how to reduce, recycle, repurpose. Te Mania gave us a unique opportunity to break old habits of ‘everything goes in the bin.’ As the sole builder on site, with all trades part of our team, we could educate everyone and shift the culture as we work toward a goal of zero waste.”

Te Mania Point

With so much positivity around Te Mania, both in terms of the process and the outcome, the natural next step for Flowerday Homes is to bring focus to their Design and Build (D&B) arm.

In many ways this feels like going back to grass roots, but with a more experienced and empowered team. The addition of Mark Hooper, who specialises in D&B, and is well known for his expertise, lends them even more gravitas. Each of them is really excited about the creative opportunities that D&B brings — and, they point out, the builders love it too. There is so much scope in this area, not just with products but with the freedom of designs; Daren is emphatic when it comes to what Flowerday Homes brings to this arena.

“If I take my Flowerday hat off, and say right — I’m going to build my dream house tomorrow, I would 100 percent deal with this business, because of the attention to detail, quality and customer focus ethos.”

On a personal basis Daren is highly motivated by delivering results clients can be proud of and by team success.

“What drives me is getting the best out of people. Getting the right people on the bus is an important first step. We have that.”

Rik, on the other hand, is fired up by the big picture. “That’s what inspires me. Te Mania has this old-school community feel — kids wandering from home to the park, neighbours out and about. Seeing that come to life is something I’m really proud of.”

Fiona is passionate about ensuring the brand stands by the strong values that it has been built on from day one. The common ground, as Daren surmises, is on what they deliver: “Quality is in our DNA.”

FLOWERDAYHOMES.CO.NZ

GRANDEUR

This timeless home blends Victorian grace with modern luxury on five peaceful acres.

WORDS JO FERRIS

Entering the sweeping driveway of this Pyes Pa estate, you could be forgiven for thinking this manor was born in a past era of opulence and genteel lifestyle.

That’s partly true. The home certainly exudes the magnificence of bygone history. Except for one key point. It was developed in 2009; designed, built and fashioned by an English couple with a vision to recreate American Victorian architecture.

The current owners are only the second family to cherish the lifestyle and extraordinary detail of this unique home. Exploring its depth takes time, such is the scrupulous attention to intricate elements and fittings imported from around the world.

In developing this five-acre landscape, it was important for the home and garden to be equal partners. Both are integral to the estate’s mystique. Its enchanting tranquillity embraces rolling lawns, mature specimens, fruit trees, table grapes, an exquisite wisteria-clad bower, and two kitchen gardens.

Chickens have departed as these owners prepare for their next venture; but the run and free-range lifestyle begs new occupants; just like the house. Sitting centre stage within this idyllic landscape; it is majestic — true reverence to the vision behind its creation.

Expansive at around 706sqm — living areas and amenities dominate the ground floor with five bedrooms and bathrooms above. Stepping into the atrium welcome, it’s clear from the outset that every aspect of this home revolves around space, scale and soaring ceilings. The bespoke kitchen and casual dining hub sit to one side, before stepping into a family lounge, or formal dining room, if you choose. That’s the joy of this home. Every room is its own entity, while offering personal preference for its use.

That’s the other aspect to absorb here. While there is a common thread, with wainscoting wall panels and Burmese ironwood timber flooring; no ceiling is the same, no architrave, cornice, light fitting, door hardware or window treatment. Lead-light panes, designed specifically for each room, feature different patterns and tones; the most romantic seen in the master bathroom, above the shower.

Of the five bedrooms, three have ensuites, customised accordingly, with imported vanities, mirrors, lighting, and Victorian claw-foot baths in two. The fourth bedroom has semi-ensuite privilege with the family bathroom, and is shared with the fifth bedroom. Storage throughout is phenomenal — dressing rooms, closets and utility rooms all highlight their relevance to this home’s status.

A dedicated study, cinema room, billiard room and reception lounge complete the home downstairs, each personalised with purpose. Of all the intricate details that amaze, the turret housing the reception lounge and primary bedroom above both feature ceiling styles modelled on the shape of British 50-pence coin.

The wrap-around verandah overlooking the pool was also masterfully designed, with shade in summer, sun in winter and windows escaping the rain. The detail everywhere is infinite, right to the four-bay garage. With significant space for vehicles and work, its vast attic is one of the final surprises.

Or is it the resort swimming pool? With an outdoor shower, pool house, changing rooms and powder room, this pool holds its own secret — capturing water for irrigation. Solar panels and battery storage provide free power, with the excess sold to the grid. Robotic mowers groom lawns like velvet. A three-bay American barn offers further storage, while two gated entrances ensure security.

Truly a masterpiece of historical homage, fashioned with all today’s modern features, this is a rare invitation to a cherished lifestyle. A rural aspect on the city fringe — three minutes to an international Cambridge curriculum school, handy to one-stop shopping at The Crossing and easy drives to the airport and expressways. City and lifestyle in one.

866 Pyes Pa Rd, Pyes Pa

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THE BEACON

Commanding an expansive site on Ongare Point, this exceptional home stands proudly above its neighbours in this peaceful seaside enclave above Tauranga Harbour.

WORDS JO FERRIS

Set on a private ridge with gated entry, the residence is the result of a thoughtful collaboration between the owner, designer Richard Fuller and award-winning builder Belco Homes.

With deep family ties to the land, the owners paid homage to its history by salvaging native rimu from the original homestead — now reimagined as a stunning feature wall and bureau in the family room.

While this sentimental touch celebrates the heritage that inspired the new residence, this property also showcases what can be achieved today when space, design and craftsmanship unite in perfect harmony.

The master retreat is a true sanctuary, with sumptuous space and a grandstand balcony overlooking the harbour. Generous living zones on the lower level are designed for seamless indoor-outdoor flow, perfect for entertaining or quiet enjoyment.

Serve refreshments and nibbles through sliding windows in the bespoke kitchen to the courtyard. Host friends in the sunny ambience of the games’ room. Enjoy alfresco entertainment outdoors, dine formally inside or relax fireside in the family living area.

Moods change to a more intimate ambience in the formal lounge. For ultimate unwinding however, sway gently in the innovative hanging furniture in the sheltered outdoor lounge.

Occupying a sprawling 5,529sqm site, the home extends across 451sqm over two levels. This is complemented by extensive shedding, a swimming pool and tennis court, yet still boasts ample space for recreation and relaxation in the beautifully landscaped grounds.

Every aspect of this home revolves around its breathtaking scenery. Sweeping harbour views capture Bowentown Heads, Matakana Island and beyond to Mauao and Mount Maunganui.

Each room enjoys a unique outlook; whether coastal or countryside. Offering four bedrooms, each enjoys its own ensuite, while a powder room increases convenience for guests.

Apart from the internal garage, substantial shedding provides further space for vehicles, storage or workshop use. This is complemented by a separate garden shed for tools and equipment.

Luxury and practicality combine through a host of high-spec features, both inside and out. These include advanced heating systems and a state-of-the-art sound system to robotic pool and lawn maintenance.

A home for the seasons and generations; this property is truly the jewel of Ongare Point — a rare opportunity to secure a landmark coastal resident of enduring quality, privacy and prestige.

300 Ongare Point Rd, Ongare Point

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