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Mahurangimatters 3 July 2013 | 3729

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The recession appears to be wilting, as building consents issued in Rodney reach an eight-year high.Statistics New Zealand figures show 970 consents were issued in the district in the year to April – the highest number since the 2004-2005 season when 1,144 were approved. The figures reached a low in 2010-2011 with only 567 consents.Meanwhile house prices have jumped by 8.3 percent in the last year, with an average house in North Rodney now costing $605,087.Managing director of Westmoreland homes, Willie Hewitt, builds single-level homes in Rodney and East Kaipara and says he’s noticed a 50 percent increase in business since October.“There’s no doubt things are on the up and up. The Kaipara market, in particular Mangawhai, is being driven by people moving north to retire and downsize.”He says two to three years ago it was hard to sell a house in Rodney, but “now it’s easier and people are getting record amounts”.Mr Hewitt explains people with a four-bedroom $800,000 house in

Building consents hit 8-yr high in Mahurangi

Orewa could go to Mangawhai and buy a section in the low $100,000s and put a three-bedroom single-level house there for $260,000-$270,000.“All of a sudden you’ve got a brand new home. You’ve either walked away with money in your pocket or you’re freehold.”He also reports a pickup in lifestyle properties.“When there’s a recession the farthest thing from anyone’s mind is enjoying

yourself while mowing five acres of lawn on a weekend, but when the economy’s looking better lifestyle properties become attractive again. There’s definitely been a pick-up in the last six months.”Steve Haycock of Steve Haycock Construction builds higher-end homes and says the recession hasn’t had the detrimental effect he’d feared.He says the recession creates a perception that times are harder and

people cut back on spending because of that.“It takes time for people to comprehend that the bottom hasn’t dropped out of the world and you can create a degree of certainty yourself in the way the economy goes. When people realise that, they relax and life carries on.”Mr Haycock says he’s noticed more people using group homes like Signature or Jalcon, versus individual architect-designed homes.“They like the certainty and believe it’s an easier build, but that isn’t always the case. They like the fact they have a price, as opposed to an architect designing a home and there being some degree of uncertainty around costs until the house is quantity-surveyed.”However, an architect will tailor a home to suit a site and can manage the build during the construction period, he says.“Things will never go exactly as planned. Ideas will come along that are more obvious during the build than before. An architect is more likely to offer good advice during the build and the value of a home can be increased by good design.”

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Accommodating Auckland’s growth, as well as recognising that the size of the average Kiwi household is declining, will demand greater housing options in future, according to Sandspit architect and urban designer Grant Neill, from Auckland practice Pacific Environments NZ.Grant says the “compact city” promoted in the Auckland Plan, a blueprint for the city’s development over the next 20 to 30 years, will be achieved with the more efficient use of land, but this must go hand-in-hand with better urban design.The Auckland Plan suggests that the city’s population is expected to increase by a million over the next 30 years, equal to three to four people “arriving” in Auckland every hour.The majority of the expected 400,000 new dwellings (around 60 to 70 percent) needed to accommodate this growth will be built within the existing urban footprint, with the remaining new housing occurring within new greenfield developments, satellite towns such as Warkworth, and rural and coastal towns. Council has stipulated that developments should be “design led”.Grant says if good urban design principles are applied, then smaller

LeFT: This low-rise affordable/social housing apartment development, proposed for Christchurch, demonstrates urban design principles. These include the building façade broken into smaller elements and connecting with the street using individual ground floor apartment entries, balconies, and large windows from living areas. It facilitates social connection, breaks the scale of the building up for pedestrians walking alongside it, and provides built-in passive surveillance of the streetscape, for the security of street users. Private decks and courtyards are on the other side of the block.

Intensification puts spotlight on urban design

lot sizes and higher buildings aren’t necessarily a bad thing. There are plenty of examples in New Zealand and overseas where communities and local authorities have used the challenges of managing growth to redesign their urban landscapes into interesting, people-friendly places.“Urban design is about managing the space between buildings and looking at the collective effect buildings have on the character of an urban landscape,” he says.“Often, these issues are intensified in small towns such as Warkworth, where any new building can have an immediate effect on the look and

feel of the town. Take, for instance, the new retirement village Oaks on Neville. I believe one of the main reasons it was eventually a successful application was because they engaged with Council on urban design issues such as scale and diversity of building form, through the planning process.”Grant says a fundamental principle of intensification is that the right building type needs to go on the right site, and factors such as the scale of the building, views and shade must all be considered. “There needs to be a sophisticated mix to make it work. A quarter-acre-type house on a very small site just does not work.

“By and large, the Unitary Plan has been a good starting point for community-wide discussion. Thankfully, the days of one town planner sitting down deciding the rules are well and truly gone.“We need a long-term vision for what we want our cities to look like and, in terms of building use, we need to recognise that our needs will be different at different times in our lives. A rich mix of building types provides this, and allows communities and generations to stay together.”Grant says Warkworth works as a town because its small shop frontages give it an intimate, pedestrian-friendly feel.

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A huge questionmark remains over the future of the Warkworth Town Hall, despite a decision by Auckland Council to set aside just under $1.4 million for urgent repairs.The Rodney Local Board plans to continue lobbying Council for another $1.3 million for the project. In its latest annual plan, it also says it intends to provide “organisational support” to “realise the full potential” of the historic building.However, Cr Penny Webster says she does not believe any more money will be forthcoming and it will now be up to the community to raise the rest.“I know that Ilona Rogers when she gave her submission said ‘just give us some seeding money and we’ll do the rest’ . . . It’s very early days but I can’t imagine too much more will be coming through the local board or the mayor’s budget. I think they probably think another lot’s coming, but it doesn’t work like that.”The local board hopes to begin work on the building over the coming year but at this stage there is only enough money for essential safety work.Plunket has already sounded out the board as to whether it would be feasible

to move into the refurbished building, to provide a “one-stop shop” for its services. But that looks unlikely, with a start date for the project still unclear.Warkworth architect Graeme North, who recently resigned as chairman of the Town Hall Advisory Committee, says he has not yet had any contact from the local board about the project.“I think it’s great that at last they’re taking some steps towards getting it open again. But it would be nice to know what the next steps are, now the money is there,” says Mr North. “I’ve heard nothing at all about this for several months.”He says the community made it “fairly clear” it would prefer to see the hall turned into a multi-purpose facility, but estimates so far have shown that could cost up to $5 million. More detailed work is now needed, says Mr North.“Until some specialised work is done and some firm prices are obtained it’s all a bit speculative anyway.”Cr Webster says she intends to hold a meeting of interested parties in the near future to discuss the next step.Mr North resigned as chairman of the advisory committee at its last meeting, but he is confident a new chair will soon replace him.

Future still uncertain for Warkworth Town Hall

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If you’re considering building or relocating a house on an empty section, you’ll need to be aware of covenants, reports, and the location of services.Westmoreland Homes managing director Willie Hewitt says every development has to have a geotechnical report in order to subdivide and it’s crucial to get one. “A small hole is drilled in the ground and a core sample is taken. It tells you the thickness of the topsoil, which will have to be scraped away, and lets you know whether you’ll need piles.” It can cost $11,000 or more to connect buildings to Watercare wastewater pipes and in Kaipara it costs roughly $8,000 to connect to reticulated sewerage.“In rural situations you’ll need a septic system but if there’s reticulated sewerage you have to use it. Depending on soil absorbency and the number of people using toilets, two or three different systems could be used.”When it comes to relocating a building or creating a new structure, Mr Hewitt advises the latter.“Lots of lifestyle blocks in large subdivisions won’t allow secondhand buildings. By the time you move a

Tips for building or relocating on empty sections

house, do it up and hook up services – unless you’re handy, it’s best to start from scratch.”If a section is level, it is cheaper to put down a concrete slab instead of piles, and it is cheaper to build with brick than wood. They are faster to construct and don’t need to be painted.Mr Hewitt says homes should face north to get the most sun but if there

were sea or country views in other positions it would be a trade-off depending on personal preference.He also advises people to take note of boundary setbacks. “Most councils restrict building to 5m from the front boundary and 3m from side boundaries. If you buy a normal 600m2 property, it’s difficult to fit a four-bedroom home with all the

boundary setbacks.”A town planner could get around the problem by writing a boundary encroachment proposal but it would require resource consent, including neighbour approval, and cost around $1,000. Those living in Rodney need to add Auckland Council approval fees which range from $600 to $1500.Owner of Warkworth Construction, Kyle Brown, says it’s important to check whether rural additional services are required, such as driveways, run-offs, septic tanks and house tanks, before committing to buying that idyllic piece of land.He says building consents vary in cost according to the complexity and dollar value of each project and include an initial deposit, building consent fee and a damage deposit.“Paying for specialised advice before you buy that section can save you thousands and emotional stress.” When it comes to relocating a house, weatherboard buildings transport better than rigid claddings, and iron roofs are more forgiving than concrete tiles, Mr Brown says.“Borer can be a significant player. Make sure you have a thorough look up on the underside of the floor boards and joists.”

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If you live north of Orewa and are eagerly awaiting ultra-fast broadband, don’t hold your breath. The area isn’t included in the Government’s UFB programme.But Chorus spokesperson Anna Skerten says fibre can be found within Warkworth’s commercial district because it is deployed into new subdivisions and business precincts where it makes commercial sense.“Typically this occurs in subdivisions of more than 20 lots. We implement the same technology and offer the same services in these new subdivisions and business precincts as we do when fibre is rolled out in the UFB programme areas.”Ms Skerten says buildings around Mason Heights in Warkworth have access to fibre, in agreement with the subdivision developer. It is not the only fibre available in the region.“Chorus has spent several years delivering fibre to roadside cabinets to provide better broadband service to residents. We have also connected fibre to schools in the Rodney District under the Rural Broadband Initiative (RBI).”Ms Skerten says while the UFB

programme is not planned in Warkworth, Wellsford or Waipu, businesses can pay to get access to the existing fibre that is available.“In order to do this they would need to pay for the trenching to connect fibre from the nearest roadside cabinet or exchange to their premises.”She explains Chorus is installing new DSL broadband cabinets to extend broadband to rural residents in Rodney. Residents can see where the coverage will extend to on the Chorus Network Upgrade Map that can be viewed online.Chorus anticipates that 57 percent of all New Zealand rural customers will be able to access fixed-line broadband speeds of at least 5mbps by the end of 2015.Vodafone, Chorus’ partner in the RBI, is also working to deploy fixed-wireless broadband to provide broadband connectivity beyond the reach of the Chorus network.A check of RBI progress in Rodney shows widespread areas without coverage. The only broadband option for those residents is via satellite – a technology that can falter when it rains.

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Sections in Warkworth subdivision Belvedere are selling like hot cakes, with eight snapped up in the last two-and-a-half months.The 4ha, 27-lot development sits on elevated land formerly owned by the Auckland Hospital Board, next door to the Warkworth Birthing Centre. Developer Steve Postlewaight purchased the site in 2000 and has spent the past decade getting a resource consent.Stage one includes 12 lots, eight of which have been sold. Customers include Auckland residents, building and design contractors, and building companies with showhomes. The final two stages are to be developed during the coming construction season.Mr Postlewaight says delays have been caused by bad weather and issues with service companies such as Vector, Chorus and Watercare, but he expects building to start by the end of July, with the first homes up and running by Christmas.Sections sit on flattened terraces and range in size from 600m2 to 1300m2. Houses can be accessed from right-of-ways off a new road called Belvedere Place.Most will have three bedrooms, an extra office or bedroom, family area,

Warkworth subdivision ‘selling like hot cakes’

Steve Postlewaight of United Real estate says sections in the Belvedere subdivision are selling well but getting to that point hasn’t been easy.

living area and two bathrooms. They face northeast and have views of town and country. Belvedere is Italian for “beautiful view”.Mr Postlewaight says there is no restriction on the types of building materials, although houses are limited to one storey to protect views and he has the final say over design.“It has to fit into the overall aesthetic.

No one wants a piece of rubbish next door. When it’s explained what the objective is, it hasn’t been an issue.”He says the properties will suit many different types of residents, from retired people to younger couples.“It’s an easy walk to the primary school and Shoesmith Domain and for people interested in having a baby, there’s a birthing centre next door.”

The development is next to bush reserve beside the Mahurangi River and it will eventually be possible to walk alongside the river into Warkworth’s CBD.Mr Postlewaight says sales have been good because the sites became available at a time when section demand was strong, although getting to that point hasn’t been easy.The United Real Estate developer has worked on subdivisions in the region for 30 years including Waimanu Place at Point Wells, Cheviot Street in Mangawhai and Glenmore Drive in Warkworth and says building has become much more complicated“The procedures we have now are much more difficult and expensive – needlessly. There’s contributions, time delays and a dysfunctional RMA that overrides the entire process. There’s too many snouts in the trough, all wanting a long drink. It’s barely viable.”He says for that reason there won’t be enough sections to meet demand for the next two decades.“It’s taken me almost 10 years to get a resource consent. No other commercial venture can get stuffed around for such a long period and remain enthusiastic.”

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Property buyers looking to bag a bargain in Mangawhai may have missed the boat.Real estate agents in the area report that the massive growth in the Auckland housing market is having a ripple effect further north.Bayleys in the North director Mark Macky says Aucklanders are taking advantage of the strong market, coupled with low interest rates, to buy in Mangawhai.“It’s great to see the confidence returning,” he says. “Between 2008 and 2012 we sold two properties over $1 million – in the last three months, we’ve sold three in this high-end of the market.”Mark says another factor influencing Auckland buyers is the Puhoi to Warkworth State Highway 1 upgrade.“Auckland will be 10 minutes closer when the road opens and in our experience, this will also underwrite

values in Mangawhai.” Ray White Mangawhai business owner Kaye McElwain says activity in the local market started to increase about 12 months ago, but has definitely accelerated this year.But she estimates there is still an eight-year over-supply of bare land throughout Northland, a legacy of the frenetic subdivision work done in the early 2000s.“It’s difficult to generalise, but there are still sections selling for between $70,000 and $90,000,” Kaye says. “It’s quite possible that this land was purchased for twice those prices.“The lift in buyer activity means that existing stock, some of which has been on our books for up to two years, is starting to move if owners are prepared to meet the market.“The interest is both from people looking for a holiday bach and those looking for a permanent lifestyle change.”

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The construction of retail and office space continues to change the face of Silverdale North.With the Silverdale Centre, Wainui Plaza and Polarity Rise shops all up and running, and the clock tower development on the corner of Wainui Rd and Silverdale St under construction, plans for the next big development were released this month.The development, on the corner of Millwater Parkway and Bankside Rd, will consist of 12 retail shops, 11 commercial premises and 119 carparks and has been named Millwater Central by owners Broadway Developments.The development is expected to be completed in September 2014 and commercial agents Barry Masefield and Graeme Perigo of Barfoot & Thompson have begun marketing the spaces to tenants and owner/occupiers on a lease or sale basis.Mr Masefield says that Broadway Developments wants to ensure the right tenancy mix to satisfy the local neighbourhood target market. “Restaurants, cafes, fast food outlets, bars, gyms, real estate, legal, accountants, and house building companies would fit in well to this concept,” he says.

The latest development in Millwater is being sold off the plans, with construction due to begin later this year.

More shops on the way for Silverdale North

Mr Perigo says he is expecting strong interest.He says Barfoot & Thompson’s latest retail vacancy rate survey showed vacancies in Silverdale declining from 7.5 percent to 4 percent from November 2012 to June 2013, despite 36 new shops being constructed. “Over the same period retail vacancy

in Orewa has increased from 6 percent to 12 percent, and in Whangaparaoa from 11 percent to 14 percent as a result of retailers re-locating to Silverdale,” he says.Hard on the heels of this is likely to be the development on 2 Milner Ave, near Polarity Rise. Geoff Thorne of Harcourts Commercial Real Estate,

who is marketing this site, says the developer, Scion Holdings, is still awaiting resource consent which is taking longer than expected to come through. The Milner Ave development will include 15 ground level retail shops, seven first floor office suites and car parking.

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Eleven prisoners from the Northland Region Corrections Facility have been learning valuable skills by helping to build a new home for a Dargaville family.The project is part of the prison’s partnership with housing charity Habitat for Humanity Northland and training provider NorthTec.Acting prison manager David Pattinson says Te Whare Tuku Aroha (the House Gift of Love) is a project with many far-reaching benefits.“It is also a great opportunity for them to give something back to the community,” he says.The four-bedroom house is being built in the prison’s workshop. When completed, it will be transported to a section in Dargaville.

Habitat for Humanity Northland executive Conrad LaPointe says the organisation is proud to be partnering with Corrections and NorthTec on the project.“It not only provides numerous benefits for all involved, but is a unique initiative in our mission to provide affordable housing solutions for low income families. We hope this is the first of many homes built under this partnership,” Mr LaPointe says.The prisoners gained the Elementary Construction Level 2 embedded with the National Certificate in Building Construction and Allied Trade Skills.Adele McLean, academic manager of trade and technology innovations at NorthTec, says the prisoners had worked hard to achieve their qualification.

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Major changes to house insurance are confusing many consumers, according to the Insurance & Savings Ombudsman, Karen Stevens.Her office has produced a new consumer newsletter, Consumer Focus, which explains the changes to premiums, excesses and sum insured for house and contents insurance.Ms Stevens warns that this is important information for everyone with house insurance. “While the changes are a direct response to insurance claims from the Canterbury earthquakes, they will affect all New Zealanders. Consumers may not realise these changes will affect them.”Ms Stevens says her office is getting a lot of telephone calls from consumers, confused about the changes to house insurance. Previously, insurance was based on the size of the house but in future the policy will specify a maximum sum insured.The aim is to limit the amount that insurers will need to pay out in the event of a disaster.Her advice to consumers is that they need to ensure that the sum insured correctly reflects all the costs of rebuilding should it be totally destroyed or seriously damaged.

Consumers warned over major

The office has a consumer information sheet to help consumers to understand the changes and try to answer the questions they may have.Ms Stevens says many consumers are also finding that their insurance premiums have increased significantly over the past few years. Her advice is that if you are trying to reduce your insurance premiums, you could talk to your insurer, get quotes from other insurers, or talk to an insurance broker.However, she warns that a lower premium may mean you have less cover. “It always pays to check that you are getting the cover you want.”The other changes to house insurance

involve changes to excesses and limits on policies for certain events or items. Commonly, these changes are in relation to features or structures, such as fences, swimming pools, paths and driveways. In these instances, consumers will be required to pay more of the cost of replacing the item before the insurance will cover the remainder of the costs.Ms Stevens says she recommends that consumers read all of the information they receive from their insurers “very carefully”.“Make sure you read your insurance policy. Your insurance cover may well have changed from last year.”Info: www.iombudsman.org.nz.

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insurance changesHow to calculate your sum insuredIf you already have insurance, it is likely that the default sum insured you see on your renewal notice will be based on the square meters specified on your current policy. All calculations used to determine your sum insured will be based on the square meters of your home, so it is important that this is correct. Do not rely on the sales brochures from the purchase of your home or your rateable value to determine its square meters; either measure it yourself, or get someone to assist you with this.In order to help you select the correct sum insured for your home, you can get an estimate from a free on line calculation tool, available on most insurers’ websites. These calculations are an estimate of how much it would cost to rebuild the average house, using the information you provided when answering the questions on the calculator. The questions asked by the calculators are an indication of what features, finishes and fixtures are used by the calculator to provide the estimate of your sum insured. This will often not consider any special finishes or fittings you have in your home such as: feature staircases, marble kitchen worktops, high studs, or any special requirements in terms of foundations or structural elements required to build on your property. You may wish to consider getting a more accurate opinion from a builder, quantity surveyor or other suitably qualified professional, for the rebuild costs of your home. Remember to check that any valuation you use to determine your sum insured includes any additional features and additional costs.

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Supplier and installer of toughened and laminated safety glass to New Zealand safety standards in your home or place of business.

NOW CENTRALLY LOCATED IN WARKWORTH

24 HOURS 7 DAYS A WEEK

Snells Beach Warkworth

Phone 09 425 7340

Mobile 027 490 4564

Frameless shower installationsMirrors bevelled cut to size

Authentic leadlightsPicture frame glassPet doors cat/dog

Restoration glass for your bungalow/villaRe-putty/re-rubber

Table tops

TOTAL HOUSEHOLD/COMMERCIAL GLASS SOLUTIONS

WHOLESALE GLASS PRICES THAT WON’T BE BEATEN

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A Northland sharemilking couple is one step closer to achieving their dream home after winning a new gas hot water heater.The new Rinnai appliance will be the first to kick off renovations of Catherine Moore and her husband Jacques Lenoir’s new property.“The house we’ve bought really needs work – when I first walked into it, I said, ‘The only thing that could help this place is a match,’” laughs Moore.“But with this swanky new heater, we’re edging closer towards the transformation we’re hoping for; with a new roof, a new kitchen and bathroom, and everything in between.”Moore won her prize through a

promotion, which required her to visit The Beauty of Gas website and answer three questions. “I never thought in a million years I’d win, but I knew it was worth the chance to ease the financial pressure of doing up our new place,” says Moore.“Being dairy farmers, our hot showers after a long day’s work are well looked forward to, so having instant hot water is the best gift we could receive.”After 30 years of dairy farming in Silverdale, and six years in Kaiwaka, Moore and her husband will downsize from a herd of 240 cows to about 60 at their new property close by.The couple plan to move in to their new home in a year’s time.

Catherine and Jacques are looking forward to instant hot water.

Farming couple land in hot water

SH1, Warkworth (1km north of Warkworth) Phone 09 425 1021 • [email protected]

www.timberworld.co.nz

WE DELIVER

150x50 H4 R/S Retaining Timber3.6m - 4.2m lengths • 10 small pkts only

JULY SPECIAL

$3.50 p/m INC GST

TIMBER & BUILDING SUPPLIES

TimberMouldings

Precuts/PrenailsTrusses

Retaining TimberFencingPolesTrellis

General HardwarePower & Hand Tools

Home AppliancesGenerators

Garden ShedsClotheslines

Remixed Concrete ProductsRoofing

Reinforcing SteelGib Board

Prehung Doors & HardwareParticle BoardCustom Wood

Insulation & Building PapersPlywood

Hardies ProductsPlumbingDrainage

PaintWorkwear & Safety Gear

SUPPLIERS OF

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EXCLUSIVE OFFER

20% OFF SHUTTERS

We also specialise in... CURTAINS • BLINDS • AWNINGS

We offer a contemporary range of SANTE FEshutters manufactured to the highest quality

standards in 5 different wood types.

For orders placed between 10th July & 9th August 2013

We are a local family business with a shared 30yrs experience in NZ & UK.

CALL NOW 09 425 9149

Call now for yourFREE inhouse consultation

(weekend and evening appts available)

This enables us to match the style and budgetrequirements of every customer.

Our timber shutters are made from a sustainable resource.

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AKOB MahuAd 108x277 June13 CMYK 3/1/70, 5:08 AM1

[email protected]

[email protected]

Phone Bill & Sandi Webb 09 425 9080 or 021 955 549Unit 2, 2 Glenmore Drive, Warkworth

BIRTHDAY SALE

For orders placed before 31st July. Excludes mosaic supplies/tiles.

20% OFF ALL TILES

The Asthma Foundation has applauded the Government’s decision to allocate $100 million over three years to the EECA Warm Up New Zealand: Healthy Homes programme. The funding will target low-income households for home insulation, particularly those families with children and high health needs.“Over 215,000 homes are now warmer, more comfortable and healthier thanks to the Warm Up New Zealand: Heat Smart programme,” says Robert Linterman, general manager of residential at the Energy Efficiency and Conservation Authority (EECA). “These warmer, healthier homes provide obvious health benefits, especially for those with respiratory illness.”Mr Linterman says independent research has shown that $5 worth of benefits arise from every $1 spent on insulating homes, with the total value of health benefits estimated at over $1.3 billion over the life of the measures.The Asthma Foundation says many respiratory illnesses could be avoided if we all lived in warm, dry homes.There is now irrefutable evidence that cold, damp houses are bad for our

Warmer homes welcomed by Asthma Foundation

Asthma facts: y One in four New Zealand children and one in six adults has asthma.

y New Zealand has the second highest rate of asthma in the world, following the UK.

y People still die from asthma, with 79 deaths in 2006, 61 in 2007 and 65 in 2008.

y About 800,000 New Zealanders are affected by asthma and other respiratory conditions.

y NZ’s annual economic burden of asthma is estimated at over $800m.

health – particularly for those with respiratory problems.“The great thing about this initiative is that it will be free for eligible households as a result of the Government grants and the generous support of third-party funders,” says Angela Francis, chief executive of the Asthma Foundation.“The Asthma Foundation is focussing on prevention and the partnership with EECA confirms this emphasis. We say: ‘provide our children with good housing in order for them to have the best opportunity to grow strong and be well throughout their lives’.”

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