Hibiscus Matters Building Feat 2015

| Hibiscusmatters | November 4, 201512 Building & Property feature

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Traditional Maori carvings that are being created for Whangaparaoa School will bring a unique cultural element to the Hibiscus Coast that, until now, has been lacking.Carver Reuben Kirkwood of Gulf Harbour says that the pou he is working on for the administration block’s entrance will be the first project completed in Whangaparaoa that reflects the knowledge of his iwi, Ngai Tai, which has ancient roots and historic links with this region.The carving will tell stories of this area, and when that knowledge is carried forward by the school’s pupils, it will add to the cultural richness of the area.Reuben and his wife Andrea have been involved with the school since their son, now 16, was a pupil there. Their eight-year-old is a current pupil.The pou is a gift to the school and will take weeks to carve, using mainly hand

tools. Carving the pou will be fitted in around Reuben’s design consultancy work, which includes Maori input on projects such as the Skypath and motorways, as well as involvement with Auckland Museum.However, Reuben says now that he’s made a start he expects to lose track of time and spend many hours in his home workshop carving the pou.The process began with research into the ancient folklore and stories that informed his design.Reuben then obtained some high quality heart totara, which he chose for its durability and because it is a native tree.Reuben says he hopes that the carvings will add to local understanding of what has gone before.“The stories and kaitiakitanga will remain after I have moved on and

Reuben Kirkwood

A development agreement for the Council owned site at 20 Link Crescent in Stanmore Bay was signed last week with construction due to start in the first half of next year. The developer is McConnell Property (as confirmed in HM October 14 edition). It appears that although the ink is only just dry on the agreement, the size of the proposed development has already grown. The last plan produced by Council, published in Hibiscus Matters’ May 6 edition, showed an increase from 56 to 57 dwellings yet McConnell’s initial plan is described as a “59-home housing development”. The two-hectare site will also include a landscaped reserve, playground and wetland, as well as storm water infrastructure to improve drainage.The agreement will see the site purchased by McConnell Property with the developer required to see the subdivision completed and houses constructed within a time frame agreed with key stakeholders.Former Council Controlled Organisation Auckland Council Property (now Panuku Development Auckland) has overseen the process working with the Hibiscus & Bays Local Board.

Link Crescent development intensifies

Leaving a legacy – carvings valued by Whangaparaoa School

Orca shaped by ex-pupil Ex-Whangaparaoa School pupil Tim Smith recently made a significant and valued contribution to his old school, creating the 1.5m-long wooden orca that hangs in pride of place in the office. The orca, which also features in the school’s logo, was shaped from a piece of macrocarpa from a tree felled to make way for the administration block. Tim remembers climbing that tree when he was at the school, from 1984–92. A builder by trade, Tim enjoys shaping wood and has made quite a few pieces for friends and family, using a chainsaw and grinders fitted with sanding discs. A lot of sanding is involved, and once the orca was stained there was further work with a router and sander. More than 10 coats of linseed oil were applied to bring out the grain of the wood. The orca, which weighs 55kg, is permanently bolted to the wall providing a focal point and Tim says he’s had a lot of positive feedback. “Not everyone knew that I had that creative streak,” he says.

my kids are no longer at the school,” Reuben says.Principal Steve Collins says the school is fortunate to have the support of Reuben and his family. “He is very sought after for his skill and knowledge and we are really fortunate that he, his wife and family are supporting the school in this way,” Steve says.

November 4, 2015 | Hibiscusmatters |Building & Property feature 13

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by Registered Valuer, Vicki PhillipsIn case you haven’t noticed, the days of the Hibiscus Coast being a sleepy retirement or holiday destination are well and truly behind us.A growing population in greater Auckland has placed huge demand on historically low listings of properties for sale, and with improving amenities, such as the Silverdale Centre, and public transport the Hibiscus Coast has become a very favourable alternative to the super heated North Shore property market.Development of the western areas of Orewa, Hatfields Beach and of course Millwater, with more housing sites and associated retail, has accelerated average values for the region, and this popularity in Hibiscus Coast property has also rubbed off on other areas such as Red Beach, Stanmore Bay and along Whangaparaoa Peninsula.Gulf Harbour is another area to have benefited. Development in Gulf Harbour has stuttered in the past because of its relatively remote location but in the past few years has enjoyed resurgence in popularity, increased building activity and increased values – supported by improved public transport and rising demand for well priced housing.Recent changes implemented by the Reserve Bank to curb the heated market, including the Loan to Value limits for investors and greater effort in identifying property speculators, both domestic and foreign, have yet to

really kick in and be reflected in the sales data. Anecdotal feedback from the market has seen some cooling of activity across Auckland with more auctions being passed in and lower open home attendances, which could be a portent of a slight pause in the market.Our belief, however, is the fundamentals of expected low interest rates for a while, a general shortage of supply coupled with no policy change evident that could effect inward migration is still potentially driving demand to outstrip supply which has to put upward pressure on prices – that’s Economics 101!The Hibiscus Coast is clearly poised to take advantage of this with many developments in the pipeline, together with more land being freed up for development across western Orewa, Millwater, Silverdale and Wainui.So what does the future hold? Clearly the issue of demand for housing outstripping supply will not be fixed overnight, despite the best efforts of both local and central Government. Whilst the development changes in the Unitary Plan will provide more land for development, the real benefit of this is still many years away.Vicki and Ian Phillips operate a property valuation company Valuation Rodney Ltd trading as Property INDEPTH and have been living on the Hibiscus Coast for more than 13 years.

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New homes and shops are not the only things under construction in busy Millwater –historic Stoney Homestead has also been a hub of building activity.The barn, which was in a very dilapidated state, has been fully rebuilt from the foundations up, using as much of the original timber as possible.Originally the barn housed the Stoney family’s horse-drawn trap. The trap, which was used by the family to travel around the district, has been looked after by Des Stoney and may be eventually brought back to the facility.It is hoped that the barn will also be used by the community with one option under consideration being as a garden/potting shed in conjunction with a garden to table school programme.In the meantime, it is being used to store pieces of other buildings from the site that will be reassembled in time.Much of the Stoney property’s value as a historic place came from the fact that the barn was the only one left of that style in the region.The next stage of work will be building a car park and toilet block – this will happen over the next couple of months.With the exterior of the main homestead building restored, work on

The old barn at Stoney Homestead has been completely rebuilt – a process that took more than a year.

Homestead takes shape as useful community facility

the interior fit out is expected to begin early in the New Year. The proposed floor plan includes a registered kitchen (not a full commercial kitchen), café and four rooms for community use including meeting rooms.Funding for the work has come from the Hibiscus & Bays Local Board and Stoney Homestead Trust chair Dave Adams says that it is hoped that it can be opened as a community facility before the end of the current local board’s tenure – by mid-July 2016 at the earliest.Stoney Homestead, also known as Seaview, has heritage value as a rare example of early pioneering and farming life in the district. The oldest part of the building dates from 1858.


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Successful shopping centres all have one thing in common, according to retail planning consultant John Foreman of Army Bay – good planning.He says that the ad hoc way in which retail centres are developed on the Coast does residents no favours and also impacts on the numbers of retailers who go out of business, leaving empty stores in their wake.Recently Mr Foreman presented his ideas to the Hibiscus & Bays Local Board, offering to advise local business associations.Although retail planning is his profession, Mr Foreman says as a local resident, his main motivation is to improve the quality of local retail precincts.Mr Foreman has been a retail planner since 1964 – key projects he has worked on include interiors for the first St Lukes, Henderson Square and Shore City. Currently he is working on a shopping centre in Nelson Street in Auckland city.Ideally, he says, the overall plan for any precinct should come from Council, but that ‘top down’ planning should be informed by information from the bottom up about what customers in a particular area need and want.“Council should set the parameters for a chunk of land to be developed commercially,” he says. “Instead land has been divided up and sold to developers, who sell to investors and then shopkeepers. There is no overarching organisation to look at what the precinct should specialise in or make its point of focus. It results in confusion for shoppers, and their needs not being met. You end up with multiple landlords in any shopping centre who don’t care what type of business they have in their premises as long as the rent comes in.”To get around this, he suggests good management operating across all the tenancies, with control over what types of businesses get space.Local examples that could benefit from this approach, he says, include

John Foreman

Better retail planning needed

the newest retail blocks in Silverdale, including the Silverdale Centre and shops nearby in Millwater Parkway.“They should have been better integrated into a cluster to provide a clear shopping destination (similar to a Westfield mall) and have been covered to provide all weather shopping,” Mr Foreman says.Silverdale Village has its own atmosphere and Mr Foreman says if it continues to focus on its roots as a community hub, it will become a drawcard. He suggests a good use of the land by the public toilets in Silverdale Street that is expected to go on the market soon (known locally as ‘The Green’) would be a multi-storied development including apartments and shops/offices, but designed in a colonial style to work with the Village.He says ideally bulk stores such as Pak ‘n’ Save and Bunnings could be linked to the Village by an enclave of cafés and restaurants along the river.“There’s no such thing as too many restaurants and cafés,” he says.An important principle for retail success, he says, is having a point of difference; for example Orewa could focus on fashion, eateries and beach-related businesses while The Silverdale Centre could become known more for homeware, hardware and computer/technology. “When you specialise like that, you create a shopping destination.”When it comes to The Plaza, Mr Foreman says that better integration with the shops known as the Top of the Plaza (where Eddie Law 100% is located) – including one roof over the whole area – would benefit retailers. He says shops that are too small can be a problem in malls and that if there were less shops, but larger, in The Plaza they’d be more attractive to anchor tenants.


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A piece of greenfield land that has access through native bush to the Weiti River is now on the market, with resource consent for a 14-lot residential subdivision in place. The site, at 457 Whangaparaoa Road, is owned by Peter Alderton and is being marketed by Logan Gilbert of Premium Real Estate. The sections range from 600sqm to 1328sqm. They are for sale by tender; Mr Gilbert expects the best sites to bring in around $500,000 each. A body corporate has been put in place giving all the landowners access through native bush down to the Weiti River. Inset, An artist’s impression of the entranceway to be created to the subdivision.

The building of Estuary Arts Centre’s education wing is progressing well, with centre manager Kim Boyd hoping for the connection into the main building to be knocked through in the next week or so. Inside, the gib is up and painting has begun. All being well, the extension, which cost more than $1.1 million, should be complete by the end of this year – if so, Estuary Arts Centre’s annual Cash and Carry exhibition, which opens on December 12, will be based in the extension. Once the wing is complete and fitted out, a programme of education courses will be established. It is expected that there will be a settling in period of some months to iron out any hitches in the programme of new classes.

Panel considers rural developmentResidents of Dairy Flat, Silverdale and Wainui have a little longer to wait and see whether Auckland Council’s draft Urban Land Supply Strategy has been amended in line with their feedback. The draft was to have been adopted by Council last month, but has been held over until the November 12 meeting of the Auckland Development Committee. Council advises that this is to allow the deliberations panel more time to adequately consider all feedback. Any changes made to the draft will be based on the recommendations of that panel. The draft recommended not providing the bulk infrastructure needed for development in Dairy Flat, Silverdale and Wainui until 2032 at the earliest. Feedback from residents, including more than 150 people who attended a meeting in Dairy Flat in August, was that they wanted action a lot sooner. If the draft strategy is adopted by the Auckland Development Committee this month, no further consultation is proposed.


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The company charged with project managing remedial work on the Nautilus has not given up hope of being able to use Orewa Library car park as a base – an option that it says will cause the least disruption to the public and businesses.Prendos NZ applied for exclusive use of the library car park at the base of the 12-storey Nautilus to store materials, locate portaloos and enable workers to hoist building materials to the podium using a hoist.A ground level site is needed as there is no access from the lower car parks of the building to the podium, other than to go through two residential lifts and corridors. The building materials that need to be delivered to the areas of work include large window units, prefabricated exterior cladding, tiles, structural steel and screed. Prendos NZ advised Council that the only viable method of getting the materials there is to hoist them from ground level.Work is expected to begin in the first half of next year and take around two years.The Hibiscus & Bays Local Board turned down the application for exclusive use of the car park recently (HM September 2), for reasons that include noise levels over an extended period of time; removal of car parking for library customers and staff (leading to car parking pressure within the area);

Nautilus repairs impact on Orewa town centre

heavy vehicles using the road crossing, and endangerment of pedestrians and library customers.However, architect and Prendos director Natasha Cockerell says they will approach the board again “with a more amenable proposal”.She says the aim of using the car park is to minimise disruption to the community. She says noise and dust affects should be minor, but access in and around the Nautilus will be an issue. All the cladding and window joinery has to be removed and replaced – this will be done in stages, a few apartments at a time.The alternative to using the car park is to seek that all or part of Keith Morris Lane be closed off – an option that Natasha describes as “less than ideal” – not only would it cost more, and require traffic management plans but it would also have an impact on many businesses.A report prepared for the local board by Council’s property coordinator Paul Durling states that the northern end of Keith Morris Lane could potentially be utilised as a secure area to store and hoist building materials. Approximately 23 car parks along the lane would be required for this purpose. “The advantage of using Keith Morris Lane is that there are no entrances to any private businesses at the northern end of the lane, however the side of the Radiology Laboratory is close to the road. Four other businesses have their entrances at the southern end of Keith Morris Lane, although commercial protective hoarding could be used to help protect them from noise and dust. Shipping containers are now used effectively for this very purpose,” the report says.Funding of around $25 million for repairs to the Nautilus, which has major structural issues including weathertightness, was obtained via a protracted case in the High Court that was settled earlier this year.

Hibiscus Matters Building Feat 2015

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