Beneficiaries, low-income earners running out of places to live on Waiheke Island

TRANSCRIPT
Low-income earners and beneficiaries on Auckland’s Waiheke Island are running out of options for places to live.

The tourist hotspot has just over a dozen state homes, and few emergency housing providers - a situation which is just getting worse.

A key provider of emergency accommodation on the island - at the Living Waters church - has been told they have to tell all bar eight of their current residents to leave.

As it stands the options here are of fairly low standard. A rusty old bus at the back of a cluster of units is the option of last resort for those who come to the site on The Esplanade in need of emergency accommodation.

Many of those who have walked through its doors are people who many others might not give a chance.

Paul Herbert is an ex-prisoner and an ex-meth addict. He says Living Waters gave him a second chance.

“I have been down the dark path myself,” he said. “Coming through here has helped me be who I wanted to be.”

But the future of one of the few emergency options for locals is now in doubt. Church Pastor Wiremu Henare Te Taniwha has been running the site with the help of charitable donations.

But he says the budget does not stretch far enough for him to do what he would like - provide stable, warm, self-contained units for those in need.

Instead Te Taniwha says he’s had to make do; with a collection of makeshift accommodation options, old caravans and the rusty old bus.

He currently has more than 20 living on site - a number beyond what he has consent for.

“We don’t know where they are going to go to,” he said. “And for those people who would have been utilising our services in the future, there will be nothing here to help bridge that gap.”

A worrying prospect for those who have nowhere else to go - like solo mum Sophie Marshal Makaea.

A two month search for a new rental has been fruitless and she says without it, she faces a struggle going back to work.

“If I could get a rental, so that I know we have somewhere to live, I can go back to full time work, which would help me pay for the rent.”

Going back to Auckland is also not an option for her, as she says her work, and her community is on the island.

Auckland Central MP Chloe Swarbrick wants the site to become an official emergency and transitional accommodation provider. She also wants to see it get more financial support.

“Waiheke, it is perceived as this paradise that of course people come to for the sake of tourism and wineries,” she said. “But there is also an immense amount of inequality.

“It should be a flourishing community that everybody on the island is proud of.

“Right now it feels like a dirty little secret.”

Ministry of Social Development regional commissioner for Auckland, Mark Goldsmith, said there were grants for emergency housing made available at Waiheke motels “from time to time when needed and if motels have space available”.

“Space is tight, as it is in many parts of the country,” he says. “We would encourage anyone who is in need to get in touch with us so we can discuss options.”

Meanwhile Kainga Ora said it was working to assess future demand for all forms of housing, across all communities around New Zealand.

In the meantime, the Waiheke Island Community is stepping in to fill the gap.

Paul Carew is the chair of the Waiheke Community Housing Trust. It was established in 2016 with a vision of building affordable, permanent rentals.

At the site 1 NEWS visited in Auckland, the trust was in the process of building three separate units that would house up to nine people.

He says in the time since it was established he’s seen the need that was felt solely by low income beneficiaries to one that is being felt across the board.

His hope is to offer homes to those most in need.

“So single people, retired people and a lot of working families. These are the three groups we feel are most at a disadvantage.

“They are the backbone of the community,” he says. “If you don’t have a community and you have only visitors it is just a theme park.”

He expects to get around 200 applications per property - a number symbolic of just how critical a need there is for homes on the island.

Taara Herbert once took up a spot at Living Waters and had moved away after finding herself a home. But she has found herself homeless again - living in a shed with three children.

She says there is nothing out there for her at the moment.

And with the Living Waters site full, and funds running dry - the concern is there will be more like her with nowhere to call home.

Chairman's Progress Report - December 2019

First Project – 80 Waiheke Rd

Siteworks are progressing steadily now. During October and November we have:

  • finished installing the substantial earthworks and piling for the driveway, giving us truck access onto this tricky site and space onsite to store materials for the house build, with final retaining walls now underway

  • removed only enough bush to provide level platforms for the house piling, water tanks and septic system

  • placed the order for the kitset house supply so that building works can commence early in January

  • Run in the power supply and provision for fibre and an electric vehicle charger. This enabling work has substantially de-risked the project for the trust and its loyal investors, having now been largely completed within the projected budget and timeframe. Alongside the building works we have been developing the tenant selection guidelines so that we can look forward to the joyful task of selecting the mix of tenants we feel will gain optimum benefit from living in secure new rental accommodation next year. The property comprises a 4 bedroom house for a working family saving to buy their first house, a 2 bedroom flat for an older couple, and a single bedroom fully accessible flat for a temporarily or permanently disabled single person. We are confident this tenant mix will be a stable, mutually supportive group of up to nine people.

Next Housing Project

We have been working all year with a very generous community-minded property owner who intends to leave a substantial 3 bedroom house on a double section to the trust in their will. We now been able to progress plans for a wonderful project to add a tiny house on each site as a secondary dwelling and in due course build another 3 bedroom house on the second section. We hope this will be a model project for the trust to engage with other would-be benefactors.

Future Projects

We are finding that our longer term goals require constant reassessment. At the same time as the housing crisis deepens, central and local government regulations are heightening the already difficult challenges facing current property owners and further discouraging potential new owners from even considering long term rental to permanent residents. However given the clear indications of further financial support from our current and potential investors and benefactors, we will press on with purchasing, co-owning or leasing existing residential properties with room to add sleep-outs, extra bedrooms or tiny houses on the same site.

Initially we will work with existing owners who don’t necessarily want to sell up or move but who need help finding creative paths to more affordable housing for themselves or their families.

We will also build and leaseback new pod houses, either on foundations or trailer based, for owners who wish to add an affordable small rental on their site. We will help those owners get through the Council created consenting forest as an extra service. The trust will then find and manage the right tenants and get the right priced help with property maintenance.

Co-Housing Initiative

As housing costs rise and availability sinks, this concept is now finally gaining momentum in NZ. We are providing support and advice to two groups pressing on with co-ownership schemes and the trust continues to seek a large rural property within the RUB that could be suitable for a co-housing venture. If we can work with the existing owner we will seek investment partners willing to form a Community Land Trust – along the lines of papakainga community title. That CLT will hold the land in perpetuity and charge a ground rental to user partners wishing to develop buildings that could accommodate a variety of potential end uses including affordable rental housing. Building communities rather than just houses provides for a more sustainable future and successful NZ models already exist that are highly appropriate for Waiheke.

The co-housing concept is now the normal form of tenure for housing developments in much of America and Europe but is struggling for a foothold in NZ. On Waiheke particularly it challenges Council’s overly restrictive bias towards visitor accommodation and holiday homes. Early in the New Year we intend to hold an open workshop session to discuss the co-housing concept with interested land owners, development professionals, Central Government ministers and building officials, the new Local Board and key Council officers. Please contact me to register your interest in taking part

All the best for Christmas and the New Year

Paul Carew

Chairman's Progress Report - December

It has certainly been a very busy couple of months since we last reported to you, with several initiatives on the go. So in order:

First Project – 80 Waiheke Rd

After 9 months and truly exorbitant costs we have finally been granted Resource Consent by Auckland Council. AT (Auckland Transport) however continues to act in autonomous isolation from its parent Council to impose its suburban parking and sightline measurements in semi rural Waiheke at our additional cost and delay. We hope we can finally satisfy them this week without further changes, so their approval for the driveway can be issued.

This experience has been a truly surreal example of the zealous bureaucratic process Council seems to feel is justified. It’s a process that has added no value whatsoever to the design, only higher processing fees, holding costs and supply price increases.

Assuming Building Consents can now be gained within the statutory timeframes we can get on with the build. We will begin forming the driveway in early January so the house construction can commence by March. The first tenants should then be in by August. We are getting excited to welcome them to a great living environment.

We must acknowledge the valiant ongoing support of our architect Claudia Lapp. She has risen to the extraordinary pressure the RC process has put on her. As more and more detail was required she came through unfailingly with highly professional and timely responses. We could not have asked for a better attitude and thorough design competence.

Support Partnership

Bayleys Waiheke has generously agreed to provide the Trust with ongoing sponsorship towards running costs. We see strong mutual benefits from this ethical investment both in furthering the Trust’s aims and in helping people invest wisely in Waiheke property. We have asked the owner Mary Curnow to join us as a trustee, subject to the agreement of you our members at the upcoming AGM (see below)

Next Housing Projects

Given the indications of further financial support from our investors, we continue to look at the feasibility of purchasing an existing rental property with room to add tiny houses on the same site. Although the market has slowed it is still very hard to find well priced properties with suitable development potential.

We are also now looking to partner with other housing suppliers, individuals and institutions in developing larger sites that could accommodate a variety of potential end uses that help defray the Trust’s costs in delivering affordable rental housing. We’d welcome the opportunity to discuss such ventures in strict confidence with anyone interested.

We are also continuing to seek suitable working premises where we can build or finish sleepouts and small houses to order. These structures will house permanent residents, provide existing home owners with extra income, companionship and home help, as well as providing ongoing revenue for the Trust. We need a dry, lockable space at least the size of a double garage in a secure yard accessible by truck, where we won’t disturb neighbours.

AGM and Dinner

We are looking forward to sharing more detail and ideas with you at the AGM - 7pm Wednesday December 12 at Sustainability Centre. We hope you will all join us there and bring something to share for a Potluck Dinner afterwards at 7.30. The trustees are all fairly committed to these and other activities so we don’t currently have the capacity to plan any other social or entertainment events this summer. However we still want to initiate an annual summer event that benefits the Waiheke community and works as a significant fundraiser for the trust. Again your ideas and involvement in planning or staging such an event are welcome

Thank you all again for your support of the Trust to date. We will keep you regularly updated on progress in addressing our island’s serious and worsening lack of affordable rental housing for permanent residents.

Regards,

Paul Carew
Chair

Chairman's Progress Report - September

Acting Chairman’s Report

Resource Consent 80 Waiheke Rd
The consent is nearly ready for approval with Trustees being sent a set of approval conditions for review. Council has not concerns with the 3 dwellings on the site but have made a covenant of the forest below the house one of the conditions. Although this is unusual for a residential consent on Waiheke Rd, trustees have agreed to the condition since the property is original native forest bordering the Forest and Bird reserve which we wish to protect anyway.

Building Consent 80 Waiheke Rd
The building consent for the property will be divided into two stages with the first stage concerning the drive, parking areas, retaining walls and sub-floor foundations. I am working with council at present on the additional information required and with the architect on platform heights and neighbour’s sign off. Gulf Architects are drafting the working drawings for the building with our kit-set firm Trenz which will make up the second stage of the consent. We are planning for Stage 2 consent approval in early December but expect works to start on the drive prior to that.

Resident Selection
I have met with Amelia Lawley from the Waiheke Budgeting Service over a process for tenant selection. We want to ensure and fair process to finding our residents and to choose people who want the houses long term are committed to the objects of the trust and would like in some way to get involved with the build. We are hoping the for the family downstairs we can support them long term to get a home of their own if that is their goal. The two upstairs apartments are for elderly disabled people and both are accessible. We are planning to promote the opportunities and carry out the selection process early in the new year.

Bayleys Sponsorship
Bayleys Waiheke has generously agreed to sponsor the trust. This is fabulous news and the funds will be used to support development of our projects. A big thank you to Mary Curnow and James Davies for arranging this. James has drafted an agreement which Bayleys is currently reviewing.

Tahi Road Building Site
Our builder Tony Faithful has generously offered to share his property at Tahi Rd with the trust for the purposes of erecting sleep outs and tiny houses including access to power. Trustee Mike Maahs has arranged for a journeyman carpenter volunteer to start preparing the site. We hope to erect a tunnel shelter there in the near future.

Auckland Housing Association
We also wish to acknowledge the financial support of the Auckland Housing Association for our project at Waiheke Rd and in return the trust will support the AHA project with materials and consultancy when required.

Future Projects
We are currently drafting two proposals for an impact investor concerning properties on Erua Road and one other larger property. Both proposals would provide affordable rental homes and tiny houses for Waihekeans.

 We are pleased to report the progress made on Waiheke’s first affordable rental and thank you so much for your support, without which this would not have been possible.

Regards,

Mark Inglis
Acting Chair

Chairman's Progress Report - August

shed space needed.jpg

First Project – 80 Waiheke Rd
As the search for bank funding had become protracted and then unsuccessful, we have turned once again to raising the necessary funds from local investors with the intention that once the
development is completed and operational as a going concern, we seek long-term mortgage finance from the banks. That will free up the investors’ funding secured to date to be applied for future project ventures.

As it happens one of our existing investors, having sold his Waiheke home and moved off the island, approached me asking how much we still needed. After a short discussion he has agreed to another term investment that covers the full amount needed to complete the build. This support and commitment is outstanding and humbling – and obviously hugely appreciated by all the members of the Trust.

Achieving the full funding required for the build has triggered another $25,000 donation the Gift Trust had promised us. This gives us an additional contingency for any cost escalation beyond what we have provided for.

Having obtained a Lifemark assessment of the proposed building design our architect has now
incorporated the minor floor layout adjustments required to improve access and usability for elderly and disabled residents and guests. Other suggested elements will be incorporated into the detailed specification and Building Consent drawings. The Lifemark ratings that the two upper-level units achieve will assist prospective tenants with mobility or other age-related issues to obtain the extra financial or services support they need to live independently.

The Resource Consent process is still ongoing. Notwithstanding that our water services engineers believe they have complied in full with all applicable land use controls, Council has required us to apply for a wastewater discharge consent because although very large the site is steep with a watercourse through it and there is more than one household unit on the site. Auckland Transport, though nominally a branch of Council, effectively acts completely autonomously in its interpretation of the regulations governing our driveway access over and the required car parking within the road reserve. AT has been very rigorous in scrutinising and questioning our proposed design. We believe we have now resolved all issues and that Resource Consent and AT agreement should be forthcoming without further changes.

Next Projects
Having received indications of further financial support from our investors, we are again looking at the feasibility of purchasing an existing rental property with room to add tiny houses on the same site.

We are still seeking a suitable operating base where we can build more sleepouts to order. As well as providing ongoing revenue for the Trust it is hoped they will be used to house permanent residents thus providing existing property owners with some extra income, companionship and home help. We need a dry, lockable space the size of a double garage in a yard accessible by truck, where we won’t disturb neighbours.

We are also planning our next fundraising events for the springtime. We think this should include another Housathon event and would really welcome any other suggestions.
Thank you all again for your support of the Trust to date. We will keep you regularly updated on progress in addressing our island’s serious lack of affordable rental housing for permanent residents.

 


Regards
Paul Carew

Paul Carew - Chairman.jpg

Chairman's Progress Report - July

Charitable Status
We have now been accepted as a registered charity which means that any donations are eligible for tax deduction. This applies to all identifiable donations made to date. Please contact us if you still require a receipt for your donation.

First Project – 80 Waiheke Rd
The Resource Consent process is still ongoing. Council is being very particular about wastewater management and driveway access over the road reserve. We believe we have now resolved all issues and consent should be forthcoming without further changes.
Our request for a further $450,000 in building finance is still proving problematical with the banks. We now have a broker working on our behalf and he is confident of success with some of the smaller banks.
Should that not be successful we will continue to raise the necessary funds from local investors and, once the development is completed and operational as a going concern, seek long-term mortgage finance from the banks. That will free up the investors’ funding secured to date to be applied for future projects.
We have obtained a Lifemark assessment of the proposed building design and are now incorporating the very helpful suggestions to improve access and usability for elderly and disabled residents and guests.

Next Projects
We have decided to hold off on undertaking further property projects until the first project is further advanced.
We are still seeking a suitable operating base where we can build more sleepouts to order. As well as providing ongoing revenue for the Trust it is hoped they will be used to house permanent residents thus providing existing property owners with some extra income, companionship and home help.
We are also planning our next fundraising events for the springtime and would welcome any suggestions.
Thank you all again for your support of the Trust to date. We will keep you regularly updated on progress in addressing our island’s serious lack of affordable rental housing for permanent residents.


Regards
Paul Carew

Paul Carew - Chairman.jpg