Solutions sought for affordable housing in Motueka

February 9th, 2013
[by David Armstrong]

Work to address problems with housing affordability in Motueka took a step forward today when 20 people met to offer views on the problem's causes and possible solutions.

The informal meeting at the Community House was hosted by Rev Peter Norman of St Andrews Church and chaired by local MP Damien O'Connor. It came nearly a year after a meeting last year flagged housing affordability as a serious social issue for the future of Motueka. (See our earlier story here.)

Although much the same problems were identified, this time some solutions and actions were put forward, and TDC Cr Barry Dowler was present to hear concerns and take them back to Council.

Keith Preston, of the Nelson-Tasman Housing Trust, said that his organisation - encouraged by the government - was in the process of growing to incorporate similar agencies in the Top of the South plus the West Coast, to form a new trust. It would have local affiliated committees of which Motueka would be one.

Apart from affordability of housing becoming a New Zealand-wide problem, Barry Dowler said the timing of the meeting was also pertinent in that the progress - or lack of it - of the plan for the Motueka West development (between Whakarewa and King Edward streets) will be reported to the Community Board on Tuesday.

Several speakers, including local developer Gary Cheatley and Wakatu Inc CEO Keith Palmer, gave examples of how compliance and development costs imposed by Tasman District Council made it very difficult to build any new house under $300,000 - a figure roughly agreed as a maximum for what these days is termed an "affordable house".

Keith Preston said that although the trust had built many houses in Nelson within this price bracket, assisted financially by Nelson City Council, a lack of any similar assistance from the Tasman Council meant building in the Tasman district becomes too costly.

However, several people including architect Andrew Stephenson of Bell Stephenson in Motueka, said that the Council planners needed to look at other models for building lower-priced, higher density houses such as in duplexes or even around village greens.

He pleaded his case that developers should not "sprawl" into new areas of low-cost individual houses on crammed sections, which would easily become "slums" and create more problems than they solved. Rather, Council should encourage and facilitate higher density units within existing communities.

"Otherwise, complying with Council rules forces house designs on small sections that are "not nice places to live"; for example, with small back yards that are in the shade.

Andrew said there are good examples of very liveable designs for higher-density communities in several places in New Zealand, Canada, and even in Nelson. Motueka people interested in better affordable housing should research these examples and assemble a portfolio of ideas to put ot Council, then ask them to reconsider their planning regulations.

Keith Palmer said in order to build a home to sell for $300,000 the cost of the section needs to be no more than $120,000. He said Wakatu's planners had designs for 132 sq. m. insulated houses with two bedrooms, study and garage, that would cost $165,000 including GST. Such a house could be economically rented for around $330 to $350 per week. However, Council's development levies currently made that extremely difficult to achieve.

He said Wakatu now has the capacity to build 103 homes with an "affordable" design, but this won't happen until subdivision development costs are reduced.

Damien acknowledged that Motueka has a mixed population to house. Many people are on lower-than-average wages while there is always an incoming stream of well-off retirees. This makes the housing market hard to balance. He believes that development of solutions must come from the community upward, rather than by government decree.

"The answers are best worked out by the people living and working in the community, not by government rules and decrees," he said. "You are the people who know what your community needs."

Damien said that Tasman District Council should not bear the brunt of all complaints about building and development costs. Councils are stuck in the middle between government, which makes the laws, and the people who want affordable housing. Everyone along the chain is increasingly risk-averse for fear of being sued - the leaky home "fiasco" being a good example - so Councils stick to the rules and say 'no' if there is a risk of problems emerging later.

Barry Dowler said he had listened to the comments with considerable concerns, and would take what he could back to Council. But he defended the high Development Contributions that Council imposed on new developments, whereby developers pay levies for the provision of services including water, power and sewer and wastewater pipes.

He pointed out that the removal of sewage, for example, often meant that established feeder pipes had to be upgraded and widened to cope with the extra load of the new subdivision, with considerable extra expense beyond the subdivision. In addition he pointed out that the Motueka sewage ponds were approaching their capacity, so within a few years about $3.5 million will need to be found from ratepayers to upgrade them for extra inflow.

The meeting agreed that Peter Norman, Damien O'Connor, Barry Dowler and a Wakatu representative should meet again soon to discuss possible ways forward, and that another public meeting be held in about three months.

[For a more complete account of the meeting, read the meeting minutes here.]

Comment by Ann Mac:
[Posted 17 February 2013]

Tahuna Camping Ground has shown the merits and effectiveness of an area allocated for permanent residents. Strict controls are adhered to, and at present there is a large waiting list if one wants to get in. Numbers are limited by council.

A similar setup here in Motueka would likewise be successful. Could Tasman Council look at an area to be developed with this in mind - permanent camping, residents vetted before being admitted and standards set and adhered to? I recently visited Foxton where the local camping ground and a nearby area owned and operated by Manawatu Caravan Association successfully have permanent residents. Why not likewise Motueka?

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