Unlock Henderson

Unlock Henderson
Project box

Geographical area: Asia and the Pacific

Location: Auckland

City size: Large (between 1,000,000 and 5,000,000 inhabitants)

Promoter: Auckland Municipality

Developer: Eke Panuku Development Auckland

Start year:

End-year:

Implementation phase: Implementation in progress

Project size: Neighborhood

Total area of intervention (in sqm): 1.450.000

Total investments (in USD): 43.61

Project overview

Unlock Henderson is a neighbourhood-scale urban regeneration project composed of multiple initiatives divided into three developing zones covering approximately 1,450,000 sqm in the Henderson neighbourhood, on the western side of Auckland, New Zealand. The project targets a site formerly occupied by brownfields, parking lots, and low-quality facilities, addressing multiple spatial, environmental, and social challenges. The neighbourhood is traversed by two water streams that converge into the Henderson Stream. While these waterways represent valuable ecological and cultural assets, they also enhance the area’s exposure to flooding risks. Furthermore, limited mobility infrastructure constrains accessibility and discourages the use of facilities in the area. Public transport connections to Auckland’s city centre remain inadequate, reinforcing both physical and social isolation from the wider urban area. The lack of quality public spaces has, over time, contributed to economic stagnation, as the area’s limited attractiveness discourages private investment and local development. The neighbourhood’s current real estate offer is also poorly equipped to meet Auckland’s rapidly growing housing demand. To address these challenges, the project envisions the development of new residential, commercial, and infrastructural assets, as well as the creation of a Justice district and a University campus that will act as a catalyst for urban regeneration and community life. The presence of the University and the Justice District intensifies a more diverse and growing demand for housing, requiring a broader range of housing options, including accessible and affordable units suited to different age groups and income levels. The expected influx of students, researchers, professionals, and visitors also increases daily movement within the neighbourhood and between Henderson and the wider city, intensifying the need for efficient and sustainable mobility solutions. In particular, improved pedestrian and cycling paths are essential to connect the university campus, the Justice District, and the city centre, ensuring that these new institutional hubs are fully integrated into the surrounding urban fabric. The enhancement of these networks responds not only to functional needs but also to broader goals of the regeneration project that aims to enhance environmental sustainability, social inclusion, and urban cohesion.

The project area is articulated into three main zones, each hosting specific interventions, complemented by a set of transversal actions addressing broader urban and social goals. On the western edge of the neighbourhood, in the Opanuku area, the project focuses on the relocation of Laidlaw College to a new site near the train station. This move represents a key step in transforming Henderson into a vibrant mixed-use centre. Along with the relocation of the college, the area is planned for further redevelopment to host new residential units designed for both the college community and the wider population. Its proximity to public transport and the main pedestrian network reinforces the role of Laidlaw College as a connector between educational, residential, and community areas.  The second redevelopment zone focuses on the central area of the neighbourhood, which acts as the spatial hinge linking the western and eastern zones. Along Main Street, the planned development of Catherine Plaza introduces a new public gathering space that enhances the continuity of pedestrian and cycling routes, functioning as a social and spatial connector within the neighbourhood. At the eastern side of the neighbourhood, in the Oratia area, the project involves the relocation of the Justice District, which plays a central civic role. Hosting the new Courthouse, this area is conceived as a gateway to the Henderson town centre. Its design prioritises public accessibility and establishes strong physical connections with Laidlaw College, the train station, and the surrounding streets. To respond to the growing population and housing demand, the project also includes several transversal residential initiatives. At the southern-east end of the Oratia area, the Henderson Green Project provides 38 townhouses and 78 apartments, forming a new sustainable residential cluster. Complementing this, Haumaru Housing offers 40 one-bedroom self-contained apartments of approximately 45 square metres each, designed to meet the needs of older adults by ensuring comfort, accessibility, and independence. The site’s proximity to essential public services and transport allows residents to remain integrated within the community. In the Oratia area, two former car parks are being transformed into residential or mixed-use developments through the Reinventing Cities Initiative. The Alderman Car Park site is being redeveloped under the Te Kōpua Project, focused on environmentally sustainable housing, while the Falls Car Park has been identified as a potential site for mixed-use redevelopment. Pending its final design, the latter currently hosts temporary placemaking and community-building activities that help sustain social vitality and activate the public realm.

Overall, the regeneration strategy strengthens the relationship between residential, civic, and public spaces, promoting walkability, social inclusion, and sustainable mobility across Henderson. The Unlock Henderson project was launched in 2017 concerning an area mainly owned by the municipality dedicated to roads, parking areas, and other Council assets. The redevelopment works in the neighbourhood are expected to be completed by 2033. The redevelopment initiative is driven by the “High Level Project plan”, which provides the guidelines for the neighbourhood regeneration process. The entire project is coordinated by Eke Panuku Development Auckland, the city’s urban development and property agency. Each redevelopment initiative is supported by different financing mechanisms and developed by public and private stakeholders, according to the purpose and nature of the interventions.  For the entire project, the overall cost is expected to reach $43.61 million USD.

The project is expected to deliver several economic, social, and environmental impacts to the area. The interventions are set to generate multiple long-term benefits: boosting local employment and investment, enhancing social inclusion through affordable and diverse housing, improving safety and accessibility, and fostering environmental sustainability through energy-efficient buildings, renewable energy production, and water-sensitive urban design. Overall, the project aims to create a resilient, vibrant, and inclusive neighbourhood that reflects Auckland’s commitment to sustainable urban development.

The Unlock Henderson regeneration project consists of several initiatives distributed across three main zones of development, Opanuku, Oratia, and Main Street, developing residential, commercial, research and educational, institutional, infrastructural, and public areas.

Within the Opanuku zone, land uses are primarily dedicated to mobility infrastructure, complemented by green spaces and educational facilities. As part of the green enhancement strategy, the regeneration project includes the expansion of Opanuku Reserve by approximately 1,680 square meters. The area also hosts an educational facility with 16,164 m2 covered by the campus, including 9,000 sqm of educational and office facilities, with future plans for adjacent student housing. 

The Main Street zone, instead, serves as a connecting zone between the other two regeneration zones. This role is reflected in the regeneration of public spaces at Catherine Plaza, covering an area of approximately 953 sqm.

Moving to the Oratia zone, the redevelopment primarily consists of mixed-use residential and commercial area, along with institutional functions. The residential areas occupy former Council-owned land primarily classified for medium-density housing. The sites include the Haumaru Housing for Older People, the Henderson Green, a 13,000 sqm residential development, and the Te Kōpua project, on the former Alderman Car Park (7,215 sqm). This is planned as a medium-density mixed-use block featuring one- to three-bedroom dwellings above a small ground-floor commercial area. Nearby, the Falls Car Park site (5,313 sqm) is earmarked for future mixed-use development, including about 50 residential units, 400 sqm of ground-floor retail, and more than 80 parking spaces. Pending the selection of a definitive redevelopment project, the area hosts placemaking and community activities. Alongside the residential areas, the project envisions areas dedicated to public functions, in particular, 10,000 sqm of floor space is dedicated to hosting the Ministry of Justice offices. 

The overall redevelopment is expected to deliver 210 new dwellings, 10,000 sqm of commercial and government space, and 20,000 sqm of upgraded public spaces. 

Benefits

Through its development, the Unlock Henderson project provides several economic benefits to its community, specifically local economic development, economic vibrancy, and job opportunities. The regeneration project fosters economic growth and enhances investor confidence, attracting both public and private investment to the area. The presence of new civic and educational institutions, such as the Ministry of Justice and Laidlaw College, acts as a catalyst for further regeneration, consolidating Henderson’s role as a strategic urban hub within Auckland. Moreover, the increased vibrancy of the neighbourhood leads to a proportional increase in the tax revenues for the municipality. This growing attractiveness contributes to a long-term increase in land values of 41–49% (baseline 2017, 2021 data), driven by improved infrastructure and connectivity, particularly the transport links that strengthen access to the city centre. The project also brings new employment opportunities, both during construction and in the long term. The diversity of interventions, spanning residential, civic, and infrastructural projects, requires a wide range of professional skills, ensuring consistent job creation throughout the implementation phase. In addition, the establishment of a Justice district, a University campus, and commercial activities provides permanent positions that reinforce the local workforce and stimulate the surrounding economy. Overall, employment generated by the regeneration is estimated to produce USD 11.99 million in wages, confirming the project’s significant contribution to local economic development.

The regeneration project addresses three key aspects of environmental sustainability: improving energy efficiency and reducing resource consumption, as well as enhancing climate adaptation measures in an area particularly exposed to climate-related risks. Energy efficiency is a key driver of the Unlock Henderson regeneration, specifically, residential units and buildings are developed following energy efficiency techniques that allow saving in operational cost for residents, for an amount of around USD 17 million. 

Within Unlock Henderson the actions and initiatives implemented aim to reduce and minimize waste generation. This goal is pursued not only through everyday waste management practices but also through the eco-design of buildings, which follow a deconstruction-based approach. This design method facilitates the management of the building’s end-of-life phase and enables the recovery and reuse of construction materials. Overall, this circular waste management strategy is expected to generate an economic benefit of approximately USD 1 million, reinforcing the project’s commitment to sustainability and high environmental performance.

To reduce climate risks, as flood risk, rising temperatures, and droughts, the project Unlock Henderson integrates green infrastructure, expanded tree cover, and applied water-sensitive design principles. These measures are critical for climate adaptation and resilience, supporting a healthier environment, enhancing ecological and biodiversity values, and reducing flood risk. 

Among the various initiatives, the Te Kōpua project demonstrates a distinct commitment to sustainability, integrating renewable energy production and innovative energy-recovery systems. Approximately 1,300 square meters of photovoltaic panels provide clean electricity, meeting the full energy demand of the buildings and reducing operational costs for residents. Additionally, the development of a wastewater heat recovery systems contributes to enhance energy efficiency by reducing the use of non-renewable energy sources. The Te Kōpua location also offers potential to develop synergies with the nearby aquatic centre for heat recovery. Specifically, Auckland Council, in partnership with Eke Panuku Development Auckland, is carrying out a feasibility study to explore the recovery and reuse of waste heat to meet local energy needs. 

The Te Kōpua project is projected to achieve up to a 97% reduction in life-cycle environmental impact compared with a standard New Zealand development, thanks to low-carbon construction and resource-efficient technologies. The construction process employs cross-laminated timber and other low-carbon materials, significantly lowering embodied carbon emissions. Resource efficiency also extends to water management, with a major reduction in consumption achieved through rainwater harvesting and on-site treatment systems. An innovative phytoremediation system, using plants to purify wastewater, further enhances circular resource use by using selected plant species to naturally filter and treat wastewater with the aim of reducing overall water consumption and promoting on-site reuse of treated water.

Unlock Henderson promotes social and cultural inclusiveness by integrating the heritage of local Māori communities, embedding cultural diversity as key principles of design and development. All interventions are guided by the Te Aranga Māori Design Principles, a recognized national framework that integrates Māori values into urban development through collaboration, environmental responsibility, and the inclusion of Māori language and artistic expression in public spaces.

Inclusiveness is also achieved through the provision of accessible and affordable housing. The project addresses Auckland’s growing population and the challenges of the housing deficit by developing medium-density homes on council-controlled land, ensuring long-term affordability through controlled land costs and a gradual release of new housing to the market. The new residences, particularly those developed within the Te Kōpua Project, are designed to ensure long-term affordability for residents. This means that homes are not only accessible at the time of purchase but also remain economically sustainable over time, thanks to energy-efficient design solutions and the use of durable materials that help reduce household expenses in the long run. 

Community engagement and placemaking initiatives, such as the co-design of Catherine Plaza, foster participation, safety, and a sense of belonging among residents. These activities, carried out even during the construction phase, help maintain social vitality and create connections within the neighbourhood before the project’s completion. In particular, the regeneration project contributes to the creation of a strong sense of community and learning opportunities through the relocation of the Laidlaw College, which provides new educational and collaborative spaces that bridge academic, cultural, and community life. 

The neighbourhood redevelopment foresees a better integration with the wider city through a network of new and upgraded mobility infrastructure, including roads, cycling paths, and a pedestrian bridge that connects other existing residential areas in the city with the new regenerated sites and public amenities. In parallel, the development of a new railway to connect the neighbourhood to the Auckland city centre, i.e., the City Rail Link, cuts journey to about 34 minutes, further reducing spatial isolation. The mobility strategy is guided by sustainability principles: it integrates electric-vehicle charging, limits private parking, and repurposes existing surface car parks—including the Falls and Alderman sites—towards walkable, mixed-use environments that prioritize low-carbon travel modes

Finally, the regeneration of the neighbourhood also addresses a longstanding concern about public safety. Greater urban vitality, improved connections to the rest of the city, and the introduction of new housing and families all contribute to creating a more accessible, active, and secure environment.

For the project development, Panuku Development required its partners to deliver housing with a minimum 7 Homestar rating (New Zealand's leading holistic sustainability certification for new home design and construction) for apartments and 6 Homestar rating for all other types of residential assets like the residence for the elderly. Specifically, commercial developments need to obtain a 5 Greenstar rating or utilize the Eke Panuku Commercial Building Standards. 

Finance model

The Unlock Henderson project is financed through a mixed funding model. The overall project involves a total expenditure of approximately USD 43.6 million, funded through a combination of public and private contributions. A key public funder is the Auckland Transport, a Council-Controlled Organization (CCO), which manages part of the sites involved in the redevelopment. The Ministry of Justice is also financing the establishment of the new Justice district by buying and developing the area. On the private side, Laidlaw College purchased land from the Council to develop a new campus and student housing, while Brilliant Stone, a private property development company, is leading a residential development on another council-released site. In addition, the project includes a joint venture between Auckland Council and The Selwyn Foundation, established to deliver the Haumaru Housing initiative for senior residents. This represents a specific form of public-private partnership (PPP) within the regeneration project.

The Unlock Henderson project is supported by a diversified financing instruments that combines grants, public funds, reinvested revenues, a joint venture, and private equity.  Public funding is provided through Auckland Council’s 10-year Long-Term Plan, which allocates capital and operational resources. The Council’s capital budget allocates around USD 23.36 million to infrastructure improvements and public-realm upgrades, while operational expenditure covers planning, engagement, and project delivery. Many of the council-owned development sites were originally purchased using the Strategic Development Fund (SDF), a revolving public fund owned by Auckland Council and managed by Eke Panuku Development Auckland. The SDF provides capital for the strategic acquisition, management, and resale of council-owned land, allowing revenues from these transactions to be reinvested into new regeneration projects and ensuring the long-term financial sustainability of the project. Revenues generated from the sale of public land to private operators engaged in the regeneration of the area are reinvested into the project for public realm enhancement, ensuring financial continuity and supporting subsequent regeneration phases.

The financing model for the senior housing complex is structured as a joint venture between Auckland Council and The Selwyn Foundation, operating under the entity Haumaru Housing. The project was developed on publicly owned land and represents a long-term partnership between the public institution and the foundation, which together manage the initiative. 

Finally, private equity complements the overall financing structure, contributed by private developers investing in council-released and privately owned sites within the regeneration area. Brilliant Stone, with the Green Henderson initiative, and Laidlaw College provide private capital for residential and campus developments.

References and Credits

Agenda of Finance and Performance Committee—Thursday, 22 April 2021. (n.d.). Retrieved 31 July 2025, from https://infocouncil.aucklandcouncil.govt.nz/Open/2021/04/FIN_20210422_AGN_9561_AT.HTM?utm

Architects. (n.d.). Studio Nord. Retrieved 29 July 2025, from https://www.studionord.co.nz/c40-reinventing-cities

Council, A. (n.d.-a). Alderman carpark. Auckland Council. Retrieved 28 July 2025, from https://www.audo.co.nz/projects/alderman-carpark/

Council, A. (n.d.-a). Bright lights to continue at Henderson’s iconic film studios. Auckland Council. Retrieved 19 September 2025, from https://www.audo.co.nz/news/bright-lights-to-continue-at-henderson-s-iconic-film-studios/

Council, A. (n.d.-b). Haumaru—Housing for older people. Auckland Council. Retrieved 19 September 2025, from https://www.audo.co.nz/projects/haumaru-housing-for-older-people/

Council, A. (n.d.-b). Henderson closer to world-leading sustainable design. Auckland Council. Retrieved 28 July 2025, from https://www.audo.co.nz/news/henderson-closer-to-world-leading-sustainable-design/

Council, A. (n.d.-d). Henderson Green. Auckland Council. Retrieved 19 September 2025, from https://www.audo.co.nz/projects/henderson-green/

OurAuckland. (n.d.). 34 per cent increase in Auckland property values. OurAuckland. Retrieved 16 October 2025, from https://ourauckland.aucklandcouncil.govt.nz/news/2022/03/34-per-cent-increase-in-auckland-property-values/ 

TE KŌPUA DEVELOPMENT. (n.d.). TLC. Retrieved 28 July 2025, from https://www.tricialoveconsultants.co.nz/projects/te-kopua-development

Te Kōpua—C40 Design Competition · Resilio Studio. (2019). [Board Report]. Resilio Studio. https://resilio.nz/projects/te-kopua-c40-design-competition/

Unlock Henderson project plan. (n.d.).