Papaioea Place in Palmerston North is an award-winning project and represents a major step forward in community housing for the region. Developed by Palmerston North City Council (PNCC), the project delivered 85 warm, safe, and affordable homes for residents on low incomes who are superannuitants, including those with long-term disabilities or mobility challenges.
The redevelopment replaced 48 aging council units with a modern, high-density neighbourhood designed to foster community connection. All homes are double-glazed, highly insulated, and certified to 4-Star Lifemark standard – ensuring accessibility and adaptability throughout each tenant’s lifetime. Landscaped communal gardens, private courtyards, and shared outdoor areas encourage interaction and strengthen the sense of belonging.
The project was delivered in stages between 2018 and 2023. Stage 1 & 3 were funded through PNCC’s Long-Term Plan, while Stage 2 was accelerated through the Government’s “Shovel Ready” Infrastructure Fund, allowing construction to continue seamlessly between stages. WT Project Management (WTPM) provided both project management, Engineer to Contract and cost management services, supporting PNCC’s strategic goal of creating connected, sustainable communities through well-designed, affordable housing.
The project won the 2020 Western Architecture Awards and the 2020 NZIA Regional Architecture Award.
Services provided
WT provided full project and cost management services across all stages, including:
- Development of project governance and delivery framework in alignment with PNCC’s long-term housing strategy
- Management of consultant procurement and coordination of the design-build delivery model
- Pre-construction planning, programming, and stakeholder engagement
- Cost estimation & planning, and value engineering.
- Procurement, contract negotiation, and Engineer to the Contract (EtC) services under NZS 3910
- Monthly financial reporting, payment recommendations, variation assessment, and final account settlement
- Programme management, quality assurance, and compliance monitoring
- Coordination with regulatory authorities and certification for Lifemark standards
- Handover and close-out management including documentation, warranties, and community transition
Challenges
Delivering social housing at this scale within strict budget and time constraints required a highly coordinated approach. Stage 2 works were undertaken during COVID-19 lockdowns and supply-chain uncertainty, demanding agility and proactive risk management to maintain programme integrity.
The decision to adopt a design-build model brought efficiency but required strong oversight to preserve quality and design intent. Balancing densification goals with the need for privacy, natural light, and accessible movement posed early design challenges. WT worked closely with PNCC, Boon Architects, and the contractor, Latitude Homes to refine layouts, optimise modular repetition, and achieve construction efficiencies without compromising tenant wellbeing.
The acceleration of Stage 2 through Shovel Ready funding introduced new time pressures but also provided the opportunity to leverage the existing contractor, design team, and site establishment to continue the development and gain cost efficiencies. This continuity reduced escalation risk and avoided remobilisation costs, contributing to the project’s on-budget delivery.
Value added
Papaioea Place stands as a national benchmark for community-led housing. The project achieved a 100% NBS rating, 4-Star Lifemark certification, and recognition at both the 2020 Western Architecture Awards and the NZIA Regional Architecture Awards for design excellence.
WTPM’s integrated cost and project management approach provided PNCC with clear financial oversight, accurate forecasting, and confidence that public funds were being used efficiently. Despite market and pandemic disruptions, all stages were completed within budget and achieved measurable savings through early procurement and continuity of delivery.
The development has significantly improved quality of life for residents – warm, dry, energy-efficient homes that are easy to maintain and accessible for all. Early feedback from tenants highlights lower power bills, improved comfort, and a stronger sense of community.
Papaioea Place demonstrates how well-planned, inclusive housing can transform lives while setting a new standard for affordable housing delivery in New Zealand.
Awards
- 2020 Western Architecture Awards
- 2020 NZIA Regional Architecture Award
