framework – july 4, 2012

Mahurangimatters 4 July 2012 | 31

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High environmental standards have been set for a new 33-lot subdivision in Matakana, which is expected to begin selling sometime next summer.Matakana Green, at 224 Matakana Valley Road, is being developed by N.V. Investment Group, which has partnered with Ebode sustainable homes.Group director Leo Nelis says the vision is to create an eco-friendly community with sustainable homes on each site. Environmental considerations will include landscaping, building design and construction, power generation, water usage and disposal, and amenity.Leo moved to NZ from Holland more than 19 years ago after a successful career as a designer in Europe. He bought the land in Matakana, which runs along the river, about 15 years ago. The property was formerly a goat farm and had also been used as a citrus orchard.Leo had intended to subdivide the property into five countryside living lots, but more recent zoning changes promoted under Plan Change 64 made him re-think the land’s potential. Under the plan change, which is due to become operative later this year,

David Wildish (left) and Leo Nelis believe homes in the Matakana Green development will appeal to people who want a sense of community within an environmentally responsible framework.

Matakana subdivision reflects environmental priorities

the land will be zoned residential. The connection of Matakana sewerage to the Omaha Plant was another factor in the timing of the subdivision start. “What I envisage is a community where people have contact with each

other, feel safe and enjoy living,” Leo says. “I would like to see Matakana Green become an example of what is possible in design, sustainability and liveability. Sustainability features will include grid-connected solar power

generation systems, double glazing, natural insulation, passive solar architecture and ground-source heat pumps.”Ebode sales manager David Wildish says lot sizes will vary from around 800sqm to 1400sqm, and land-only prices will start at $295,000. Land and home packages will range from under $600,000 to $950,000. All sections will be north facing to maximise sun exposure and building will be governed by a small raft of environmental covenants to ensure the integrity of the development is maintained.A cobblestone loop road will provide the only exit and entry points on to Matakana Valley Road.Leo says one of the most attractive features of the subdivision is the 1.7ha stand of native bush that runs along the river. A walkway is part of the development design, as well as a community green where there will be barbecues and a playground.Auckland Council advises that a hearing on Plan Change 64 is likely to be held next month. If there are no appeals to the decision, the Plan Change will be operative.

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| Mahurangimatters 4 July 201232

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A passion for fine wine, good food and people is behind Clyde and Farida Cooper’s decision to further invest in Matakana’s future.The couple, who already own Plume the Vineyard Restaurant in Sharp Road and the Runner Duck Vineyard, purchased the Brookview Tea House site last month.The one-hectare property comes with resource consent for a 70-seat restaurant, which will eventually be built overlooking the Matakana River.Clyde says the teahouse will be renovated over the coming months and will be re-opened as the Plume Café before summer.“The café will have a French fusion offering freshly baked pastries and breads, as well as brunch and lunch menus,” he says.Clyde says he wants to see the café up and running

and embraced by the local community before work starts on the restaurant. “We are yet to come up with any detailed plans for the restaurant but it will offer casual dining in a relaxed atmosphere.”Farida says it’s their passion for the area that has inspired them to take on the new venture.“We love wine, food and people, and are bringing these three things together to support the local economy and offer more to the Matakana Village,” she says. “The area has huge untapped potential. Matakana is going to continue to grow and develop and we want to be a part of that.”Clyde and Farida moved to NZ from Mumbai in 2004. In India they ran a cargo, freight and courier business for 24 years.

Plume expands to Matakana village

Undertaking a building project is going to cost more as Auckland Council has increased many of its building control fees and deposit charges, as well as introducing new charges.The changes, which came into effect on July 1, include big increases in the “processing deposit” required by Council for building projects: the deposit for projects valued at up to $1999 has increased from $205 to $550; projects valued between $5000–$19,999 will require a deposit of $1300 (up from $745) and projects valued at more than $500,000 will require a $4500 deposit – an increase of 85 percent.Code of Compliance Certificates have risen in price by between 60–140 percent.New charges include a $400 fee upon application for a temporary structure, and a $200 fee for anyone applying to separate an existing building consent that relates to two or more buildings on the same site.

Council construction charges on the rise

Did you know?Standard aluminium window frames leak heat. Heat loss through a composite timber-

Plume owners, Clyde and Farida Cooper, on the site in Matakana where they eventually plan to build a restaurant.

aluminium frame is estimated to be five to 20 percent lower than the heat lost through a standard aluminium model. Heat loss through a timber or uPVC frame is 30 to 50 percent less than a standard aluminium one. If you’re choosing an aluminium frame, look for one with a thermal break to prevent heat loss.


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A $600,000 grant from Whangarei District Council has given a major boost to a $2 million project to construct a new multi-purpose venue alongside Waipu’s Coronation Hall.

Grant kick-starts Waipu hall

A joint venture between the Caledonian Society, the Waipu Hall Committee and the community, the plan involves complete refurbishment of the existing hall together with construction of what is being called the Saalmor (Gaelic for great barn) on Caledonian Park.Joint venture group chairman Richie Guy says the community has been working towards the proposed building for the past 12 months, including fundraising around $120,000, but the council’s substantial contribution will enable it to accelerate fundraising efforts, including seeking further funding from organisations such as the Lottery Grants Board.The Coronation Hall has been a hub of community activities since it was built in the 1920s and Richie says it doesn’t make sense to replace it, but more room is needed to accommodate larger events.“The hall is the best used hall in the Whangarei District Council area and that’s why we didn’t just want to knock it down and build another one. It’s used by a number of smaller groups, in some cases three groups at one time.”The plan includes a complete makeover including new toilets,

kitchen and bar. The new hall will be linked to the Coronation Hall by a covered walkway and will feature a commercial kitchen accessible to both facilities.At around 500sqm, the Saalmor will be twice the size of the existing hall, include a portable stage and will be able to seat 380 people for dinner or as many as 700 without tables.It will be suitable to run anything from indoor sports to social and cultural events, enabling popular community events to increase in size.Richie says events such as the Art‘n’Tartan wearable arts show has sold out in just minutes, even with two shows, because the venue can’t accommodate more.The joint venture group is developing existing concept plans in more detail, in consultation with community groups such as “Our Town” which is trying to develop a consistent style around the area. Depending on the outcome of funding applications, construction could begin as early as January next year.“It’s a very strong community, and I’m confident we’ll raise the necessary money.”


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BUILDING FEATURE

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If you have unlimited funds, the sky’s the limit when it comes to home automation, but even if you don’t, this new technology should not be overlooked.There are endless possibilities for added security, comfort and convenience through individually programming devices to suit your home and lifestyle. C-Bus systems can control everything from motorised blinds, air conditioning, pool and spa pumps, irrigation and security systems, to home theatres, heating, lighting and audio, and can be operated through devices like smart-phones, laptops and tablet PCs, whether you’re at home or away.

Home automation unlocks suite of convenient options

continued next page

Warkworth electrician Wayne Burton of Coastal Concepts uses C-Bus himself and says the biggest error people make is overlooking its potential. For example, with multi-room audio, keypads can control the volume and source in each room, linking to iPods, DVDs, televisions, radio tuners and more. C-Bus controls are also great for baches, enabling people to turn on hot water cylinders or spa pools remotely by phone before leaving home, he says. Although ideally integrated at design stage, wireless options mean automation can also be retrofitted.

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BUILDING FEATURE

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Pricing is dictated by what features are added.“The control systems are the expensive part, but the CAT5 cable is relatively inexpensive, so even if you don’t put systems in straight away, it’s still worth cabling for them,” says Wayne.“The beauty of it is that it can be programmed to whatever the customer wants, so usability is quite simple and it’s flexible enough to be changed at any time, just by re-programming, without having to change light switches and other hardware.”Gates can also be automated and linked to control systems and audio, and/or video, intercoms. Openers can be linked to existing garage door remotes or with GSM diallers, enabling gates to be opened and closed remotely by mobile phone, and intercoms can be set to call your cell phone, so you don’t need wiring back to your house, he says. Solar powered options can be installed if there is no power to the site.Laser Electrical owner Eddie Johnston, who has nearly 40 years’ experience as an electrician, says that the innovation in the marketplace, particularly in the last five years, has been “mind-boggling” and the ideas are only just beginning to catch on in NZ.He says the addition of some simple elements such as light sequencing and appliance integration can be done for a few thousand dollars, but for more sophisticated systems, the price tag can be $100,000 upwards. By using C-Bus home control, elements such as lighting, audiovisual systems and air conditioning can be programmed to work in unison at the touch of a button. Referred to as a “scene”, this function allows a specific mood or atmosphere to be created quickly and easily, and suits both commercial and residential applications.

Automation options

Options include: y Lighting control which provides user-friendly benefits such as a ‘welcome home’ scene to turn on garage, pathway and hallway lights at the touch of a button.

y Irrigation that can be adjusted to suit daytime temperature, rainfall, wind speed and ground moisture.

y Air conditioning which utilises schedules and sensors along with automated windows and blinds.

y Multi-room audio. y The home theatre system, replacing multiple remote controls with a universal remote, which can also activate lighting and curtains.

y Home security control that can periodically activate lights when you’re away and alert you via email or SMS if there is an intrusion.

y Keyless entry which takes on a whole new level of functionality when integrated with C-Bus, enabling elements such as lighting, music and air conditioning to be activated upon entry.

With the touch of a button you have the ability to choose desired audio/video source, lighting and temperature in any room, all with a touch panel or remote.


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BUILDING FEATURE

Living roofs and walls are part of a popular movement among builders and architects in Europe that brings plant life into the heart of cities.The gardens or grassed areas created on walls and roofs not only soften the visual impact of buildings, but also provide permeable surfaces that reduce stormwater and support insect life as well as conserving energy.Green walls can be internal or external, with climbing plants growing on them or structures attached to the walls that foster suitable species, while sod roofs can support drought-tolerant, self-seeding plants such as grasses, succulents, mosses, wildflowers or mat-forming perennials.Sod roofs are popular with environmentalists, such as the late Joe Polaischer, who built one at Rainbow Valley Farm in Matakana, as well as architects like the late Friedensreich Hundertwasser who incorporated them into the now famous toilet block in Kawakawa.Former Rodney Mayor John Law has been building sod roofs since the early 1990s – the first at Brixton Rd Preschool in Manly, which the Laws owned, and then at Koru Grove School in Wainui. His new home in Silverdale North will feature an earth-roofed garage, covered in colourful gazanias. He says one big advantage is

Maintenance of a sod roof like this one at Rainbow Valley Farm is minimal once the plants are established.

Interest grows in green roofs

the insulating qualities of a sod roof.He suggests that anyone interested in building a sod roof starts small, with a garage, veranda or even a letterbox.Engineering advice is essential for a large sod roof to ensure the construction meets building codes and is safe. The roof pitch should be around 30 degrees or less.John says his sod roofs are supported by a steel beam on load bearing walls and rafters spanning up to 2.5m, on a standard size. Tanalised plywood is placed on top of these, followed by a rubber-based matting such as used on decks. The area is then boxed, in a similar way to the preparation for concrete, and filled with a soil mix to a depth of around 100-150mm.Seed can be sown directly into this, or seedlings planted close together.John says the roof absorbs so much water that spouting is not really necessary, but is required by Council.

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Prompt, professional advice and service for all Subdivisions and Land Development Work

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BUILDING FEATURE

Rising power costs coupled with an appreciation of the health benefits of a warm, dry home are seeing an increasing number of homeowners paying more attention to their insulation options.Warkworth architect Thomas Errington says the savings on heating bills between an insulated and uninsulated house can be as much as 50 percent.He says that the best time to think about insulation is when a home is being designed.“Orientating the house to take best advantage of the sun and protecting it from cold southerly winds is the first consideration,” he says.“Good insulation in floors, walls, the roof and windows comes next. Using the right materials means the house can be passively heated without ongoing inputs or running costs.”Thomas says that while well-insulated houses can add to the overall cost of the build, the level of additional cost can be controlled by choosing materials and elements that assist passive heating.“A solid, and preferably darker

coloured, north facing wall which can draw in and store heat during the day, radiating it back into the house when the sun goes down is the first place to start. In some homes, passive heating will help to maintain stable temperatures year-round without any significant need for supplementary heating. Others may need additional heating in winter but the level of use will be considerably lower in a home that uses passive heating principles.”While the more adventurous home builder might choose straw bales or rammed earth, masonry construction such as core-filled concrete block walls or concrete slabs which sandwich a layer of polystyrene are more widely used to produce thermal mass.Thomas says concrete floors provide better heat stores than timber floors and systems such as ‘floor store’ can be installed to consistently transfer heat from the roof to a concrete floor.Relatively new products such as the Hebel ACC block, which has excellent thermal, acoustic and fire resistant properties, also offer homeowners wider choice.

Insulation to suit all budgets

Did you know?The sun falling on a square metre of window produces one kilowatt of heat every hour, the same as a one bar heater.

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Turnaround Engineering and Management Ltd provides consultancy services for Clients undertaking building construction projects in the Rodney region.

Consultancy services offered include:• Quantity Surveying and construction cost management and cost estimating • Advice on setting up construction contracts and construction contract conditions • Management of tendering process, tender evaluation and contract award• Financial management and contract management during construction phase• Risk assessment and risk management

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BUILDING FEATURE

Grant worth around $50,000 are being distributed to employers in the construction industry by the Building and Construction Industry Training Organisation (BCITO).This is the second year BCITO has offered the grants, which were established to help employers in the construction sector develop and expand their businesses, and assist them in providing on-going investment in training.BCITO chief executive Ruma Karaitiana is urging more employers to apply.“This is a great way to help upskill, increase productivity and gear up for future demand,” he says. “The uptake of these grants is testament to the professionalism of those in the construction sector who are eager to further their knowledge and expertise within the industry.”An early recipient, Simon Brown of Waiuku, says the application process is simple and he is already experiencing the benefits of the coaching.“I am in partnership with my son and our business coach is really getting us working and channelling our energy in the right direction,” he says.“Having a plan is a long term approach. In building terms, we’re working on the foundation that we’re

Industry training incentives

able to build the business on.”Any employer of a current BCITO trainee can apply for the grant.Grant recipients can select the training or development assistance which best suits their personal or business development needs. Some examples include: y BCITO courses such as National Certificates in Construction Trades

y National Diploma in Construction Management

y Consultation with a business advisor y Short courses or seminars on small business management, estimating or contract management

y Higher level business-related qualifications.

Info: www.BCITO.org.nz (under the ‘Employers’ page).

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†12 months no payments and no interest (‘Payment Holiday’) is available on Q Card Flexi Payment Plans. Minimum purchase $1,000. Account fees may apply. A $45 Establishment Fee for new Q Cardholders and a $35 Advance Fee for existing Q Cardholders will apply. Q Card Standard Interest Rate applies to any outstanding balance at the end of Payment Holiday. Offer expires 31 August 2012. Q Card lending criteria, fees, terms and conditions apply.

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BUILDING FEATURE

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Watercare Services is looking into the possibility of metering household rainwater tanks on properties that are connected to a reticulated system, which has been proposed as a fairer way of assessing wastewater charges.However, homeowners who have access to town water but use solely rainwater, as well as those on a dual water source, should not hold their breath for a speedy resolution to the matter, as Watercare is raising a number of concerns about metering.The proposal to meter tank water comes as a result of several public submissions made to Auckland Council’s Long Term Plan.Subsequently, Cr Wayne Walker proposed a Council resolution to investigate the issue further.Cr Walker says that people with tanks need to be treated fairly and on the same basis as those on reticulated water when it comes to volumetric charges for sewage.The new wastewater tariff, which Watercare Services says has been determined on “an average household basis” using the volumetric charge for domestic customers, is $582 per annum for un-metered properties.

Watercare says that the charge means there will be significant reductions for customers in the former Rodney District Council area.“In fact, they will be paying between 31 to 60 percent less for wastewater than they do now,” a spokesperson says. “This is on top of last year’s reduction in the water tariff, where customers in that area received price reductions of between 33 percent and 62 percent.”The spokesperson says only low water users, such as single occupants or holiday homes occupied for part of the year, would be better off with metered rain tanks rather than the current fixed charge.Watercare’s objections to metering include access, variable water pressure and plumbing irregularities as well as additional meter reading and administration costs, compliance and auditing costs and contractual arrangements. Cr Walker says those objections don’t stack up.“Why should someone on a tank be treated unfairly because there is a supposed difficulty in reading a water meter? Most people on tanks are doing their bit to conserve water in Auckland. They should be applauded, not penalised.”

Watercare investigates fairer system for water tank users


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BUILDING FEATURE

Men aren’t natural shoppers and decorators, but give a bloke a shed or a room he can call his own and the results can be surprising.While we’re not talking colour coordinated curtains and walls, man caves have been known to show an impressive amount of creative flair.Interior touches are likely to include ‘his’ favourite things such as motorbikes, guitars, sports paraphernalia and memorabilia, and if the budget allows, some hi-tech gadgetry. A beer fridge is de rigueur.Man caves come in all shapes, sizes and themes but one thing they all have in common is loads of testosterone. They fall solely under the jurisdiction of the man of the house, although sons are often given the privilege of access.Home improvement specialist Darel Clinch, of Innovative Interiors, says they tend to be places where men can entertain their mates and have some time out from every day stress.She says that while these rooms were once relegated to sheds and garages, it isn’t unusual to now find them included in the specifications for a new home. They’ve become a destination room, rather than an add-on.“If money allows, they can often be quite elaborate,” she says. “I once saw one with a home theatre, complete

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with pull down screen and projector, armchairs and a popcorn machine.“The rooms are often sound-proofed as the audio equipment is normally a major consideration. Playstations and Xboxes are also popular, and a lot of these rooms are furnished and decorated around hobbies.”

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BUILDING FEATURE

As real estate agents, we see properties in all sorts of states, from absolutely immaculate and perfect in every respect to ready for the wrecking ball. Some careful renovation decisions before going to the market can reap rewards for nearly every type of property. The key to good decision-making is to remember one rule – “your top price will come from a buyer making an emotional decision, not a logical one”.Essentially, the idea is for someone to come in and fall in love with the property on their first visit and make an offer soon after. Buyers start to pick holes in the property with every additional visit they make after the first one and the price they are willing to offer drops accordingly.The fastest way to kill positive emotions is a poky old-fashioned kitchen or grotty bathroom. These are number one on the renovation list and needn’t cost a fortune to update. A nice basic kitchen may cost $12,000 to $15,000 to replace, while a new bathroom will cost in the vicinity of $5000 to $7000. Floor coverings are next on the list. Stained, worn or smelly old carpets are just off-putting and a new carpet can be laid for $5000 to $6000 for a standard three-bedroom home. Painting indoors and out also provides value for money if the existing paint job is looking tired or damaged. Stick to modern but fairly neutral colours for any renovations; you might love an electric blue kitchen and avocado green bathroom, but 99 percent of your buyers won’t.Making structural changes to the building is potentially much more

Capturing buyers emotions with careful renovationsBy Andrew Steens, Mike Pero Real Estate

expensive. If your property is already at the higher end of property prices in your area, then structural changes may over-capitalise your property so think carefully before making these decisions. The worst house in the best street can have quite a bit added before the cost outweighs the benefits.Consider what sells in your area. If you have a two-bedroom house in an area that is rented mostly by families, then adding a bedroom can make it appeal more to investors. An ensuite will make a house more appealing to families, as will an extra living area where teenagers can escape to.Small changes can have a big impact. A skylight can completely transform a dingy part of the house and another relatively easy fix is to change a small window for a larger one or put in a ranch-slider or bifold doors. Kiwis love sun, so try to make your house as well lit as possible.Above all, make sure any changes you make get proper consents from Council. Buyers and their solicitors are getting increasingly wary of buying properties with unconsented works.

Andrew Steens

frame work

framework – july 4, 2012

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