We created a village that embraces individuality within a comforting environment.

Albany, Auckland

The Project

Settlers Lifestyle Village is one of the first retirement villages in New Zealand to be designed with all-apartment living and featuring no individual or duplex houses. 

Babbage provided site-wide master planning, resource consent design and documentation, developed and detailed design of buildings and documentation and site observation during construction.

The layout of the site allows for a variety of building sizes – from two levels to five levels – making use of the contours in such a way as to make it still easy to walk around the site accessing each building and the common areas.

There are repeating elements across the buildings but there is also variation in scale, form and colour. Selected elements provide a feeling of a village which is harmonious but still retains individuality between the buildings.

Construction of the first building commenced in 2008 with the Airborne townhouse which has apartments on each of the three levels and individual garages. 

The Design

The Lodge building with its administration area, pool, restaurant, doctor, hairdresser, theatre, library and lounges was completed in 2012. The outdoor bowling green and croquet lawn were completed at the same time. 

The buildings are primarily constructed from precast panels externally and internal tenancy walls are fitted with additional insulation giving a robust cladding with excellent thermal and acoustic properties. 

The double-glazed windows provide further thermal and acoustic comfort. Apartments range in size from one bedroom to three bedrooms providing a range of options for residents relocating from family homes or units. 

The Lucas building is due for completion in November 2014 and the Joseph and Kaipatiki buildings have commenced construction with completion forecasted for late 2015. These two buildings are the tallest with four levels of apartments each over a shared car parking basement.

Key details


Retirement village
Settlers Albany
Albany, Auckland
$70-75 million
Ongoing – expected completion of final phases in 2015

Project team

Frank Cleary
Tammy Ashley
Building Services Engineering
Craig Cooper
Matthew Foskin
Civil Engineering/Survey
Kevin Meikle
Mike Doherty