Panuku Development Auckland

Manukau is unlike any other place in New Zealand. With a strong Maori heritage, its position as the world’s Pasifika hub, along with the creative and economic potential it should be the thriving heart and soul of the south. 

There is a desire for Manukau to be a vibrant, family-friendly centre that reflects and celebrates south Auckland’s diverse cultures. To achieve this it needs a strong resident population, and needs to be seen as a desirable and innovative place to do business.

Panuku Development Auckland will work with central Government to create more housing, including an affordable housing component, as well as developing under-utilised locations in the centre.

Panuku will look to leverage existing opportunities to transform Manukau metropolitan centre and surrounds in the following areas:

  • Residential or mixed housing along Davies Avenue
  • Creation of 145-plus homes at 20 Barrowcliffe Place
  • Redevelop Hayman Park and Puhinui Stream for greater public outcomes

The High Level Project Plan for the transformation has now been completed. The outcomes from the plan are currently being tested and further developed through a process called framework planning, which is similar to masterplanning but also looks at areas like economic development and sustainability. 

Why are we doing this?

There’s a strong desire from the local community, as outlined in the Ōtara-Papatoetoe Local Board plan to create a thriving heart for Manukau - an attractive visitor destination, business centre and place to shop, live, learn, work and play in world-class facilities and spaces.

Auckland Council owns 95ha of land within the project area, comprising approximately 40 properties, which Panuku will use, in partnership with private developers, to increase the housing supply in the area. There is an opportunity to create new mixed-use housing and commercial buildings, retail shops, and to improve connections around the area between homes, public spaces, public transport and the town centre.

The planned Wero tourism experience which will include an artificial white water rafting course, Polynesian cultural exhibition and an art gallery; Hayman Park destination playground and the new bus station are all currently planned by Council, with other private developments and a Special Housing Area (SHA) also underway.

The Auckland Plan outlines the strategy to make Auckland the world’s most liveable city. A number of the transformational shifts required to meet this vision, such as ‘radically improve the quality of urban living’, ‘substantially raise living standards for all Aucklanders and focus on those most in need’ and ‘significantly lift Māori social and economic well-being’ can be achieved by developing locations such as Manukau metropolitan centre and surrounds.

This project aligns closely with The Southern Initiative which is referenced in the Auckland Plan. The initiative’s purpose is to mobilise strategic and transformational social, physical and economic change in south Auckland over 30 years.

Manukau is also designated as a Spatial Priority Area of Auckland Council, and the pilot focus area for a shared Panuku, Crown and Council initiative.

There is also a SHA in the Manukau metropolitan centre and surrounds that could provide more than 800 new homes including retirement living, potential student accommodation and hotels. SHAs allow for a streamlined consenting process that allows houses to be built more quickly and with an affordable housing component, which will help ease Auckland’s housing crisis.

There is also potential under the Proposed Auckland Unitary Plan, currently in the hearings phase, to add significant housing and business floorspace developments that would potentially create three times as many jobs in the area.

The project area for the Manukau transformation covers 600ha and includes the whole metropolitan centre, the Manukau Sports Bowl and the Wiri suburban neighbourhood to the south, including the large 49ha Manukau Super Clinic site.


What are the benefits of the transformation?

Urban regeneration of this scale will bring benefits and outcomes that will position Manukau as a strong, competitive and complementary metropolitan centre to the city centre. 

Potential outcomes and benefits include:

  • A colourful, vibrant, family friendly centre with a local heart, that reflects and celebrates our diverse cultures
  • A strong, permanent, residential population which lives, learns and works within the centre
  • New uses and activities that will support the centre’s emerging evening and weekend economy
  • Hayman Park and Puhinui Stream becoming attractive, safe and accessible green lungs
  • Manukau becoming a thriving visitor destination of choice
  • The centre being reconnected to the south: its local people, anchors and neighbourhoods (Maori, Pasifika, Events Centre, Wero and Wiri)
  • A desirable and innovative place to do business that promotes and stimulates local enterprise and attracts new investment
  • Involving the local people in the urban redevelopment process to contribute to new community benefits and improve socio-economic well-being

What’s happened so far?

  • The metropolitan centre of Manukau was approved for development as a ‘transform’ location by the Auckland Development Committee in December 2015 after a selection process. 
    Panuku will ‘transform’ locations by creating change through urban regeneration. Panuku will lead the transformation of select parts of our region; working alongside others and using our custodianship of land and planning expertise. The catalytic work Waterfront Auckland led at Wynyard Quarter is a great example of the transformation of urban locations.
  • The over-arching plan for the regeneration (known as the High Level Project Plan) for the redevelopment was approved by Auckland Council’s Development Committee on 14 April.
  • Panuku is also forming a partnership with Housing New Zealand, who owns a large amount of land in the area which they are looking to use to build more, and higher quality housing. We will also work with Auckland Transport, central government and the Ōtara-Papatoetoe Local Board when creating the framework plan for the area.

Next steps

Next steps are:

  • Establish a framework plan for the 600ha project area in partnership with the Crown and the Council family. This plan will guide the delivery of the project outcomes over a 20-year period.
  • Involve local people in the urban regeneration process by engaging young people in the activation of the area, working closely with The Southern Initiative, and continuing to collaborate with the 11 iwi.
  • Focus on sites around and along Davies Avenue overlooking Hayman Park, alongside current initiatives such as the new bus station, stage 1 of the Hayman Park destination playground, and a Kotuku House refurbishment.
  • Continue current development activity at 20 Barrowcliffe Place and explore mixed use development opportunities at Lot 59 on the corner of Manukau Station Road and Davies Avenue.
  • Work with Auckland Transport to identify opportunities to redevelop car parks, especially near rail, Manukau Institute of Technology, buses and Hayman Park.
  • Explore possible opportunities for development at 50 Manukau Station Road and the corner of Osterly Way and Amersham Way.

Downloads & Resources

Manukau High Level Project Plan


We love getting your feedback and ideas. If you have any questions, complaints or compliments please get in touch.

Pier 21, 11 Westhaven Drive

PO Box 90 343

Auckland Mail Centre

Auckland 1142

The Panuku Development Auckland reception is monitored 9am - 5pm weekdays only.

Phone: +64 9 336 8820

If you are a tenant please contact Auckland Council on 09 301 0101 and they will direct your call to the correct property manager.

Useful numbers:

Auckland Council - 09 301 0101

Auckland Harbour Master - 09 362 0397

Pollution Control Hotline - 09 377 3107

Westhaven Marina - 09 360 5870

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