Naenae pool – build new or refurbish?
What to do about Naenae pool and the proposed community hub, and how fast we can get it done, will be a key talking point in the upcoming elections, and no doubt for most of the next triennium. There are tough calls ahead for the incoming council, which is expected to make a decision in November.
Meantime, widespread consultation will happen from July-September on the options, and costs (high level estimates only, at this stage):
- New integrated pool and community hub ($66M)
- Refurbish existing pool and separate new community hub ($39M)
- New pool and separate new community hub ($61M)
- New Pool only ($52M)
- Refurbished Pool only ($30M)
- Do nothing.
Funding alternatives are: increasing rates, increasing debt, removing or deferring existing capital projects in the Long Term Plan, sale of council assets, reduction in council services or some combination of these.
A couple of points to make. Ignore the stuff you might have read on Facebook from people saying council has over-reacted to the earthquake risk of the current pool. Three out of four main structural elements of the existing building are below 20% of the New Building Standard (NBS), which was confirmed by peer independent review. It’s just not safe for staff or users in a region that is overdue for a large shake.
No current councillor favours ‘do nothing’. It’s only listed as an option because legal advice was that for proper consultation, as defined by legislation, it had to be included.
We have some money in the kitty already. $9 million was already budgeted for pool maintenance and plant upgrading, and $8.1m for a new Naenae Community Hub.
A new integrated pool/hub option provides a significant increase in the level of service, with fit for purpose facilities designed in an optimal way for flexibility of use, ensuring full accessibility for the disabled, elderly, etc. The 50m pool has been designed with a moveable bulkhead and moveable floor over part of the pool. This allows three independent zones to be provided for multiple activities to occur simultaneously; like swimming lessons, club bookings and public swimming. The integrated pool-hub can leverage economies of scale in construction and would be 100% of the NBS at level IL3. It would have an anticipated lifespan of greater than 75 years.
A refurbishment of the existing pool building would achieve 67% NBS at IL3 but would not increase the current level of service, optimum accessibility, etc. The lifespan of a refurbished building is difficult to estimate, but is expected to be about 50 years.
An important factor: refurbishing would take just as long as demolishing and building new – 2-3 years.
My opinion, with current information – we should build a new Naenae Pool. If we’re going to invest that amount of money, and likely spread the cost over a long period via debt funding, we should aim for the very best standards of flexibility, accessibility and fitness-for-purpose that is 100% to earthquake code, and has a long lifespan.
The hub is trickier. I will watch – and participate in – the community debate with interest. A significant group of Naenae people appear to want to keep the library where it is, and have a hub that can foster and support Naenae’s heritage, Plishke-designed, first-in-New Zealand outdoor mall. But there are also points in favour of an integrated pool and hub, with a connected atrium (see illustration).
If you’d like more information, the full report on the issues and options can be found, here.
What do you think. Appreciate your comments sent to simon.edwards@huttcity.govt.nz
Lidded recycling bins on the cards
Calls for the council to do something about the current open/green recycling crates, resulting in a lot of wind-blown litter, have been loud and long.
The city’s recycling and rubbish collection contracts with Waste Management expire this year. Investigation and preparation of costings are well underway for the option of supplying all households with lidded wheelie bins for recycling (though it’s likely glass will still need to be put out in the current green crates. Broken glass ‘spoils’ market returns for other recyclables.) Options for future collection of refuse form part of the review.
Council expects to run a consultation exercise early next year, prior to the 2020/21 Annual Plan budget round.
No library fines for children
From 1 July council ceased applying overdue charges to children’s and teens’ collection items. The aim is to encourage young people and their whānau to engage with their local library and have every opportunity for literacy development. It’s know that many residents stop visiting the library when they owe money, no matter the amount owed. The projected loss of revenue will be offset by not running a ‘Food for Fines’ campaign this year.
There is a process, though, if families abuse the ‘no fines’ approach. If reminder notices and txts to return books don’t work, the matter can be put in the hands of debt collectors.
Meanwhile, the value of the new hubs/libraries developed at Taita (Walter Nash stadium) and Stokes Valley (Koraunui) are showing their worth, with more than double the number of visitors compared to before the rebuilds. Library memberships at Walter Nash remain 2000 higher than pre development and at Koraunui is 800 more, and climbing.
The future of council social housing debated
Is there a better way for council to offer rental units to people who are over 65 and on low incomes? Options for some sort of restructure of the HCC-owned property company Urban Plus Ltd (UPL) were debated earlier this month, and are likely to be a topic again for the new council elected in October.
On behalf of ratepayers, UPL runs 171 rental units for the elderly, disabled and socially disadvantaged, not including the 18 bedroom property the company recently purchased at 38 Britannia St. Occupancy is at 97% and there is a waiting list of more than 90 people who meet eligibility criteria.
UPL’s statement of intent says rents should be no lower than 90% of market rent, but because rents are so high at present, the current rents across the portfolio are 80.3% of market rent. The problem is that because the units are owned by a local authority, the tenants are not eligible for the Income Related Rent Subsidy (IRRS), which means the government pays the difference between a rent based on 25% of the tenant’s net income, and market rents. Nor is the council company eligible for government capital funding for older person’s housing.
Thought has been given to selling the housing stock, which has a gross value of $32 million, to a Community Housing Provider, under terms that ensure existing and new tenants continue to be looked after at less than market rent. CHPs are eligible for government subsidies. Council could then use the revenue to buy/build more rental units – thus more vulnerable people could access affordable housing. The downsides under these provisions – the sale of existing stock may only realise about half the current units’ market value; and long term, it might be possible for the Community Housing Provider to on-sell the units.
Other options include putting the rentals portfolio under a charitable trust, leaving it with UPL to continue with a property development model that uses profit to maintain/expand the social housing portfolio, or for council to just sell the units and use the money for other purposes.
It will be worth quizzing candidates on where they stand on this issue because it will come up after October.
For my part, I think there is worth in exploring the Community Housing Provider or charitable trust options. Under the current model we – and the tenants – miss out on government accommodation subsidies amounting to some $450,000 a year. If the aim is to boost the amount of housing available for the socially disadvantaged, the current model may not be the best option.
You can read the full options paper, here.
Melling solution elusive
Most Hutt residents know that plenty of pressure is being put on the government to find the money so that NZTA can get on with a new Melling interchange. The message is also getting through that this is not just about easing traffic congestion, but ensuring the best level of flood protection can happen as the city and regional councils get on with the Riverlink project (the current Melling bridge is a serious flood ‘pinch point’ on the river channel).
But before any floodway or interchange construction can happen, resource consents have to be obtained. This is a very complicated and long-winded planning/consultation exercise and will take at least 12-18 months. The immediate challenge is to get the Hutt City/Regional Council and NZTA resource consent procedures done at the same time. If they are done separately, it would likely mean as much as $2 million in extra costs to ratepayers/taxpayers, not to mention time delays.
There is an option for funding a joint resource consent process, but its legality under legislation is currently being checked. Meanwhile, you’ll notice drilling going on in several riverside sides in the months ahead to check on ground conditions in the floodway work area.
Do we need a bylaw on cat control?
Many thousands of us love our cats, but that love is not shared by birds, skinks and insects. Late last year Council reviewed its animal bylaws and introduced new rules concerning beehives and roosters in urban areas – but submissions on suggested controls on cats were put on hold pending a consultation exercise with residents. That consultation will be done via council’s on-line panel Public Voice.
Options include an education campaign on bringing cats inside at night (their principal hunting period), and the value of microchipping, and speying/neutering, to reduce the large number of stray and unwanted cats in the city (probably numbering in the thousands). Or we could follow Wellington City’s decision that microchipping of cats be compulsory, or further still adopt Palmerston North’s approach – no owner can have more than three cats without a permit, compulsory microchipping, and all cats over six months must be desexed (unless kept for breeding purposes and registered with a nationally recognised cat breeders’ body.)
We definitely have a problem with unwanted and stray cats in the city when volunteers at Kelson’s Kitten Inn alone have to find new homes for up to 1,500 cats and kittens every year. But my own view is that bylaws mandating microchipping and speying, without any enforcement, will just be ignored by the kinds of cat owners who are the problem. A well-run education campaign, including data on just how many native birds are estimated to be killed by domestic cats every year, is likely to be the most effective way we can reduce problems.
What do you think? Comments to simon.edwards@huttcity.govt.nz
Putting a leash on dog issues
While we’re on the topic of animals, you may be interested in some recent statistics from Hutt City Council’s Animal Services team, which for the last seven years has won the contract to provide animal services to Wellington City, and also runs dog boarding/impounding services for Upper Hutt.
– Registration fees in Lower Hutt are 20-25% lower than in Wellington, for all but those with ‘responsible dog owner’ status. The Animal Service is required to meet 70-80% of its costs from registration fees (i.e, not from general ratepayers), in 2018/19 it achieved 86%.
– Manages dog registration for approximately 21,000 dogs within Lower Hutt and Wellington cities.
– Responds to approximately 7000 requests for services per annum from residents in Lower Hutt and Wellington cities, including:
– barking dogs – 30 percent, or 2100/year
– challenging/threatening and uncontrolled dogs – 32 percent, or 2240/year
– stray pickups – 20 percent, or 1400/year
– attacks on other animals – seven percent, or 490/year
– attacks on people – five percent, or 350/year
– dogs and stock at large – one percent, or 70/year
– welfare of animals – two percent, or 140/year
– dog adoptions and dog education – three percent or 210/year.
Now that the Wainuiomata shared (pedestrian/cycling) path on Wainuiomata Hill is complete the construction vehicles that had been parked on the site of the proposed new dog park off Waiu St are gone. The fenced dog park, which is to have beams and jumps and other activities for dogs, is due to open in early 2020.
Bridging the Naenae gap
With the unexpected closure of Naenae Pool + Fitness centre in April a lot of work has gone on relocating activities and staffing from this site to other council facilities.
By extending opening hours at Stokes Valley and Huia Pools, around 70% of Naenae pool users requirements have been catered for, but there has been a drop-off in group numbers due to some participants being unable to access these other locations.
Council is also:
- Working with Naenae Primary School to upgrade their outdoor pool and making it available to the wider public from October through to March.
- Opening the McKenzie Baths in Petone longer (October to March) to help accommodate some of the aquatics user groups
- Investigating a retail building in Naenae to house a temporary gym.
With the extension of hours at remaining swimming pools there is a 30% increase in attendances. The increased targets set for Huia Pool gym and learn to swim memberships have been exceeded for the year.
Consent applications keep pouring in
The consents team at Hutt City Council continues to be kept extremely busy – a sign of the growth in the city.
The total value of work for building consents received up to the end of May 2019 is $163M from 718 consents, compared to the previous year and period, when the value of work received was $86m from 623 building consents. Rising consent numbers have been confirmed from Housing New Zealand and the addition of 50 classrooms for the Ministry of Education.
In the 10 months to 30 April 2019, 416 new dwellings were consented with a value of $123.5M 54.
Notable projects include:
– the conversion of the former BNZ bank at 177 High St into apartments and a ground floor cafe/hospitality space;
– Meechan Street, Seaview – ADBUILD 19 prefabricated relocatable dwellings worth $3m. The buildings are up to three storeys when fully assembled and are being constructed in a warehouse in Seaview. All apartments are to be transported to Auckland for Housing New Zealand.
A total of 51 consents were approved in May 2019 which is a record number and about twice as much as a normal month. Recently granted resource consents:
- 37a Bloomfield Terrace – Re-build of Queensgate Cinema and carpark
- 30 Waione Street, Petone – Proposed Gull Petrol Station
- 2 Campbell Terrace, Petone – Stage 2 of the Lane block apartments development
- Beltway Cycleway Consent: application lodged by Council to construct cycleway alongside rail corridor
Summerset home in Boulcott
The Environment Court hearing for the Summerset development in Boulcott was held 17-19 June. This development is interesting as it is only the second development in Lower Hutt (the first being Countdown Petone) that has been directly referred to the Environment Court by-passing the usual hearings and appeal process. The decision making panel is currently deliberating and will deliver its decision in the next couple of months.
More berths at Seaview
Demand for berths at the council-owned Seaview Marina has pushed occupancy to near full capacity. The council has agreed to the marina board’s plans to bring forward by a year the next phase of berth development, at a cost of several million dollars.
The return on investment to council drops 1% each year to 4%, 2% and 3% respectively for the next three financial years but after then earning capacity is boosted. The total equity of the marina is estimated to be $9.3 million as at June 2020.
As with any topic in this newsletter, I’m keen to hear your views – email simon.edwards@huttcity.govt.nz
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