OTIRA
Project management & construction: Altbuild
Architectural design: TGA | Jon McAlpine
Interior design: Twill Interiors
Kitchen design: Niche Design
Award-winning 4-bedroom, 2-bathroom, 1 powder, dual living, dual outdoor 314 m2 dwelling at The Beaches, Papamoa. A seamless integration of external and internal elements.
The entrance showcases precision-engineering with brick-to-interior transitions, complemented by bespoke oak window jambs. Custom-fabricated steel and oak floating stairs and balustrades provide both aesthetic appeal and structural integrity.
The open-plan living areas employ strategic sightlines, offering unobstructed views from the dunes to the surf break. Large-format timber decking extends the living space outdoors, utilising sheltered designs for year-round functionality.
This 314m² coastal residence leverages cutting-edge design to maximise its dune-front location. The four-bedroom layout incorporates additional flex space, catering to both family living and guest accommodation.
Technical highlights include:
- Solar PV array for optimised energy efficiency
- High-performance insulation throughout
- Opulent master suite featuring a combination of black slate and travertine tiling
- Louvre systems designed for microclimate control and privacy
Materials were selected for durability and harmonisation with the coastal environment. This residence stands as a testament to high-performance home engineering in challenging seaside conditions.
Technical specifications
- Structure:
- Xpod insulated raft slab
- Laminated timber and SED steel throughout creating large clean open living spaces
- Maximised insulation throughout home for efficiency and comfort:
- Floor xpod with Firth hot edge R1.57 (code at time of construction R1.3)
- Walls 140 frame R3.6 & 90mm frame R2.6 (code at time of construction R1.9)
- Ceiling skillion roof R6.3 & R7.2 Trusses (code at time of construction R2.9)
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Special features:
- Control 4 automation throughout
- Firth Xpod floor system with firth thermally insulated hot edge concrete slab edge insulation.
- Polished concrete floor salt & pepper finish by Grind King
- Custom staircase and balustrade steel Boshier Engineering
- Oak engineered Forte flooring installed by Jordan Flooring
- Stiebil Eltron Heat pump hot water cylinder with a back up 180L internal cylinder for additional hot water supply
- 9.45KW 30 Panel Grid connected solar electricity system by Guild and Spence Solar
- OEL laminated timber framing
It was our first time building, however Toby and his team made it stress-free and enjoyable. We couldn’t be happier with the overall result and building process.
Toby is an excellent problem solver and always came up with good alternative solutions which were accurately costed. He is great communicator and we were updated regularly and consulted on any variations or issues.
Toby and his team had lots of input into the house and their experience was really appreciated.
The attention to detail and workmanship was second to none. They demanded exceptionally high standards not only from themselves but also all of the sub contractors that were used.
We have a great relationship with Toby and his team, they were more than just a building partner. They are people you would like to have around for a beer and bbq.
We have no hesitation in recommending Altbuild for your next building project.