Fabric Apartments is a large-scale residential development in Onehunga, Auckland. The project was delivered in two stages across five buildings, each ranging from four to six stories, set above a basement car park and extensive landscaped podium. The layout was planned to create a residential community, with shared green spaces, pedestrian links, and facilities that encourage neighbour interaction.
Stage 1 delivered 161 apartments of varying sizes, providing a mix of housing options in an area previously occupied by light industrial uses and single standalone houses. The development required a shift in scale and form, and the design took cues from Onehunga’s history, using roof shapes and materials that feel familiar in the neighbourhood. The landscaped podium above the basement car park increases shared outdoor space while keeping cars out of sight.
The project has been recognised with multiple awards, including:
- 2021 NZIA Auckland Local Award: Housing – Multi Unit
- 2021 Property Council NZ Merit Award: Community & Affordable Housing Property Award
The building height was increased for Stage 2 , delivery more units per building within a similar footprint to two of the Stage 1 buildings. Stage 2 will deliver a further 118 apartments. Fabric exemplifies medium density living on Auckland’s suburban fringe and established a sustainable community model for future development.
Services provided
WT provided full QS services which involved:
- Initial cost estimates and value engineering
- Detailed cost planning through design stages
- Tender evaluation, negotiation, and recommendations
- Post-contract cost control and monthly reporting
- Payment recommendations and assessment of variations
- Interim and final account settlement
- Advice on cost–quality trade-offs and risk allocation
- Ongoing QS support
Challenges
One of the main challenges on Fabric was that the original scheme did not meet the client’s expectations for cost or quality. Midway through early design development, the project team had to reconsider the approach, which required significant rework.
WT’s role was to revalidate the assumptions built into the first round of cost planning, identify where allowances could be adjusted, and support the design team in shaping a revised scheme that would deliver better value. This process meant rebalancing unit layouts, material choices, and construction methods to align with the budget while still achieving the client’s quality standards.
The revision also had flow-on effects for programme and procurement planning. WT needed to update cashflow forecasts, reset expectations for trade packages, and provide the client with a clear view of the commercial impacts of the change. By maintaining visibility over costs throughout the redesign, WT helped keep the project on track despite the disruption.
Value added
WT’s early engagement and cost validation gave the client confidence to proceed with a stronger design that balanced aspirational quality with affordability. The revision process became a chance to reset cost expectations without derailing the project.
Throughout construction, WT’s rigorous cost control and variation management kept the project within budget. When complex interfaces or site constraints triggered scope creep, our structured approach to evaluating and approving changes helped limit unexpected overspend.
Because of WT’s QS oversight, the first stage was delivered on time and on budget which was a tangible result that built trust and momentum into later stages. The client’s continuing engagement with us on subsequent projects in Auckland reflects that outcome.
WT also contributed experience from similar developments, applying lessons learned in procurement, trade packaging, and cost negotiation to reduce risk and streamline delivery.
