BUILDING DREAMS 2021 - GROUND UP INSIDE OUT - Lakes Weekly Bulletin
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2021 BUILDING DREAMS GROUND UP INSIDE OUT
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2 BUILDING DREAMS AUTUMN 2021
The first word
The Southern Lakes region has long been a place
that appears to innovators, adventurers and
creatives. Our region’s international appeal and
Contents
Contents
06 Demand continues to
outstrip supply in district
world-class tourism offering has led to so many
08
people getting ‘stuck’ here; calling the region
home and starting their own families here. To Air BnB or not to Air
So what happens when a pandemic cuts off the
BnB?
lifeblood of the region? When international
10
tourists can’t visit and many locals are cut off
from their international families and tourism-
Renovating for the future
related incomes? The Southern Lakes region’s of history
struggle with the flow-on effects of the pandemic
14
have been well-documented by national media.
High speck
Though a lot has changed since March 2020,
the community’s dedication to innovation,
adventure and creativity hasn’t. New businesses
18
have risen from old ones and though times has Luxury lifestyles for the
been tough, the ‘crash and burn’ some expected
has not happened. The communities of Wanaka, new breed of middle-aged
Queenstown and Arrowtown are resilient and
21
this region continues to be one which inspires
and grows in the face of adversity. Feng shui: a fad, or the
One market that has defied predictions is the
infl uence of calm we all
property market. Successive lockdowns, the need?
gorgeous scenery and innovative attitude of the
22
town has driven people here from Auckland and
elsewhere. Property prices are continuing to Creating wilderness on
surge and those who aren’t selling are looking our properties
to make the most of their wee slice of paradise.
26
In this issue, we’re looking at how buildings
Soul Wood: The growth
can stand the test of time. We look at key
buildings in Arrowtown which have survived of Rustic Soul Design
earthquakes and pandemics, the gold rush and
28
economic depressions. Discover how these
buildings continue to be an important part of How to add value to your
our community’s past and present, and how home by converting a
architects and key figures are ensuring they’re spare room
part of our future too.
30
You’ll also find plenty of inspiration on how to
add value to your home – whether that’s making The last stop on the path
it a better place to live and work from, or adding to gold
value to an asset. Dr Compost shows us how to
33
turn our garden into an environmental asset,
Jo Silverthorn shares her top tips for AirBnB Understanding the
properties and we talk to Niall Walsh about rhythm of auctions
sustainability in furniture design.
Whether you’re buying or selling, buying or
renovating, we hope you find this issue of
Building Dreams a source of inspiration. If Acknowledgements
you’d like help with any property project, don’t
Front Cover Image
forget to check out the Building Dream Index
at the back of this magazine for a handy list Jackie Gay - Still Vision Photography
of suppliers and industry professionals in the Builder - Bayshore Builders
region. Pool Glass - Lakeland Glass
4 BUILDING DREAMS AUTUMN 2021
08
33
28 26
22
06 21
18
10
14
30
5
Market update
Demand continues to
outstrip supply
Sou
The Southern Lakes’ housing market through in the subdivisions, especially for
continues to run hot with record sales in standalone.
popular subdivisions and money pouring
“There’s been a swing in demand away from
into the top end of the market.
home-and-income properties, possibly because
Wanaka, Lake Hayes Estate and Shotover it’s more difficult to get mortgages for them.”
Country have all seen unprecedented numbers
Beard says the lifestyle market has been strong
in recent weeks.
since lockdown last year.
An Auckland investor paid at staggering $2.3
“And it’s not just areas we’d class as those
million for a four-bedroom home in a 5826sqm
prime lifestyle areas, like Dalefield and around
freehold section in Crawford Place, Lake Hayes
Arrowtown, but the secondary lifestyle areas,
Estate, at auction on March 5.
Bob’s Cove, Gibbston Valley, Crown Terrace,
That was more than $470k above the reserve. which are a little bit further out.
In both lifestyle and residential
Before that, another four-bedroom house, on “One of the reasons for that sector is high-net
$800k - $1m, you’re getting a a 2959sqm section in Jude’s Lane, Shotover worth individuals moving into Queenstown
better product for your money,” Country, sold for $1.4m, a record for a standalone and, anecdotally, there appear to be a lot of
Beard says. property (not home-and-income). Auckland buyers.”
In demand properties in Wanaka and Southern Lakes District’s median house price
Queenstown are selling in days rather than was $1,002,000 last month, almost the same as
weeks. Last month, more than $20m of in February 2020 before the pandemic, however
property was sold in one auction by Bayleys in the volume of sales rocketed to 130, compared
Queenstown. with 70 respectively.
Numerous high-end, envy-inducing builds The median price in Arrowtown reached a
are either underway or waiting for planning record high of $1.82m in February 2021, up from
approval across the district, as well-heeled $930,000 a year ago.
investors look for better returns or lockdown
In the Auckland Region, the median price for
bolt holes.
February was $1.1m, similar to Southern Lakes,
Colliers valuer and consultant Heather Beard but you see far less bang for your buck up there.
says: “There are some pretty high prices coming
6 BUILDING DREAMS AUTUMN 2021
uthern Lakes
“In both lifestyle and residential $800k-$1m, “And there’s an influx of supply, so you’ve got La investors, rising to 40% in May.
you’re getting a better product for your money,” Quinta [Remarkables Park], The Remarkables
“Hopefully it will have enough of an impact to
Beard says. Residences, The Alex down on Hallenstein
take just enough froth off the market so that
Street, and another on Hilton Place, which is
“In Auckland, you might get an old three- the reserve bank doesn’t need to resort to other
selling down.”
bedroom house in an average area for $1m, here levers such as raising the OCR [official cash
you might get something in Shotover Country She says rents are down 20-30% on pre-Covid. rate] or the imposition of debt-to-income ratios
which is a newer build, and a good area. which we think would have a greater effect,”
“They’ve definitely declined. The area that has
Pullar says.
“People are moving out of main centres, felt that the most is Fernhill, Sunshine Bay,
Wellington too, to the regions and putting prices where typically you’d have more transient He says LVR restrictions don’t tend to impact
up all across the country, not just Queenstown.” tenants, including hospo workers. existing owners or investors with significant
equity positions, compared with first-time
Beard says property has offered the best returns “But when the borders reopen, the businesses
buyers or investors.
for some time now and, even though prices are will have to scale up, so those rentals could
higher, buyers still expect capital gains over the go back up as quickly as they’ve come down, New build homes are exempt, while brokers can
next few years, rather than a big correction. because the supply and demand issues remain.” also make arrangements through specialist non-
bank lenders.
“Supply and demand are out of balance. You’ve Mark Pullar, chief executive and principal
got a lot of pent-up demand in the Queenstown advisor at Arrowtown Roost mortgage brokers As for what’s to come, Pullar says the
region, and that’s increasing because people doesn’t expect the market to slow down anytime Queenstown market is different strokes for
want to move here. soon, despite rising interest rates on the horizon. different folks.
“But it takes a long time to build a house, finding Pullar jointly won ‘independent mortgage “In terms of local prospective purchasers, it
the land, council approvals, the building process advisor of the year’ title at the NZ Mortgage really would appear to come down to how
itself, it’s not a short process. Awards 2021 last month, winning ‘regional long the border remains closed and how long
mortgage advisor of the year’ outright. Both businesses who are currently hanging on for
“I think once borders reopen, we’ll see further
his colleague Toby Stanley and the brokerage dear life can afford to hold onto their staff.
demand.”
as a whole won excellence awards in several
“In terms of those purchasing here from outside
There are 2,654 sections being developed at categories.
the region, they will continue to see the all-
subdivisions Hanley’s Farm, Coneburn SHA and
“We have started to see the longer-term fixed round value that Queenstown property delivers
Woolshed Road, but they can’t come to market
rates start to drift up in recent weeks so this and trust that when the borders reopen that
quick enough to meet demand. The latest release
could be a sign of things to come,” Pullar says. value will be further underpinned.”
in Hanley’s Farm is due for title issue in 2022.
“Short term rates do remain very low though The middle of 2020 was particularly challenging
Last week, Universal Developments released
and even if they do begin to drift up, they will be for people in the region looking for property
the first tranche of 400 sections in its Longview
doing so from a historically low base, which will finance, with attention on the struggles of the
SHA subdivision at Lake Hāwea, near Wanaka.
continue to assist with affordability and support town, however lending appetite and policies are
Bare section prices start at $239,000, while land demand.” returning more towards normal now.
and home packages are from $499,000. But with
He also identifies Auckland investors boosting He says the brokerage has clients across the
only 55 sections due to be released this year,
demand. market spectrum who all appear to be acting
it’s unlikely to satisfy demand, especially as
with confidence in the market.
Wanaka’s new direct flights to Christchurch “[They] are likely to be leveraging significant
have boosted the holiday home market. equity at low cost and seeing Queenstown “And all of this while the borders remain closed,
property as relatively affordable compared to rents are still off peak, and some businesses are
While residential sales are strong across the
what they are used to there. really struggling.
district, some sectors of the market have
suffered more than others, particularly managed “There doesn’t appear to be any sign of that “If the market is as strong as is under these
apartments and rentals. demand abating.” conditions, is it possible we may see more
growth then the border opens?”
“Managed apartments are effectively tourist Much of February’s volume can be attributed
accommodation so appear to be stagnating a to the re-imposition this month of loan-to-
little. value ratios, 20% for homeowners and 30% for
7
To Air BnB or not to Air BnB?
In March 2020, the short-term rental market took a grim downturn as tourist numbers fell
off a cliff and many forward bookings were cancelled.
Covid-19 has had a huge impact on the local tourism industry and for many, a ‘new normal’ still
hasn’t emerged. But Covid hasn’t necessarily spelled an end to short-term rentals. For many, short-
term rental platforms like AirBnB are still a source of income. It can help pay the mortgage or be a
money-maker while you’re sunning yourself in the Coromandel.
Former Queenstowner Jo Silverthorn started doing AirBnB when a friend suggested it a few years
ago.
“I was at an age where I didn’t want flat mates, but I was living by myself,” she says. Her mixed
Design
hospitality background meant Jo had a flair for hosting short-term rentals and it’s blossomed into
a business. Operating as AirBnB Here to Help (airbnbheretohelp.co.nz), Jo and her small team now
manages and helps to set up AirBnB and short term rentals for property owners in Queenstown and
Marlborough Sounds.
She shares her top tips for anyone considering putting a room or entire property on short-term
rental platforms like AirBnB.
1. Check resource consent
Jo says anyone buying a property and
considering short-term rentals like AirBnB
should check to see if they can get resource
consent first.
“Contact a professional and find out the viability
of getting resource consent. That should be
your first step and it’s really important. In my
understanding, it’s very rare for someone to get
resource consent for 265 days. 90 days or 180
days is more common. So you don’t want to
invest and spend money and not get resource be amazed at some of the nice prints you can
consent, because then you might end up in the pick up from the Warehouse. When you are
poo!” decorating, be general – don’t buy art with a
cross in it, or nudity, for example. Be careful
She adds that the rules around resource consent to not offend anyone with what you put on the
keep changing – so don’t make assumptions, walls.”
check before you buy and list.
4. Don’t forget the linen and the potato
2. Weigh up the costs peeler
Don’t expect your AirBnB to be a cash cow. Jo Jo says it’s important to remember that AirBnB
advises that those who need a minimum return is driven by reviews. If the room looks great but
to back AirBnB viable might want to consider the bed feels like a bag of rocks, potential guests
getting a long-term tenant in instead. will find out in the reviews and will be unlikely
to book.
Costs like additional insurance, higher rates
and cleaning can add up. The short-term rental “Things like a comfortable bed are important. I
market has been impacted by Covid-19 and use hired linen and I get compliments on how
domestic visitors tend to book later and expect nice it is – it’s very good linen (and hiring it is
to pay less than international tourists. also the reality if you don’t want to spend your
entire life doing laundry).
“I don’t want to scare people or put them off but
they should understand the reality that it is very “You also need to have a well-stocked kitchen.
If you have the time and you up in the air right now.” You need to have enough pots and pans and
want to run your own AirBnB, dishes. You need to have wine glasses, a potato
3. Interior design and personality are
great! If not, get a manager in. important
peeler, a pair of scissors. Guests pick up on
these things. It’s one of the reasons people book
A lot of people think it is easy, “I was looking for an AirBnB to stay in Nelson AirBnB; they want to show up with a bag of
recently and I couldn’t find any I wanted to groceries and cook.”
then realise that it is more
stay in. They looked clean, tidy, but they were
work than they thought. Guests sterile.”
5. Make sure you have the time and resources
contact you at all hours. Add some cushions and throws – make sure the
AirBnB is a hospitality business of sorts, so
you will need to put in hard work; you’ll be
room or property feels ‘homely’. Try to find that
cleaning after guests, responding to messages
sweet spot between cluttered and sterile.
and managing bookings.
“You don’t need to spend a lot of money; you’d
8 BUILDING DREAMS AUTUMN 2021
“If you have the time and you want to run your
own AirBnB, great! If not, get a manager in. A
lot of people think it is easy, then realise that it
is more work than they thought. Guests contact
you at all hours.”
“[…] If you don’t live near your AirBnB property,
you need to have someone on the ground. I use
cleaners and in Queenstown I have a mini-me
who checks everything. The cleaners are great
but everyone is human, we all make mistakes
and miss things occasionally.”
6. Don’t forget the details
Jo recommends creating a compendium for
guests so they know where everything is, what
the house rules are (like no smoking indoors) and
so they don’t need to call you for instructions on
how to use the washing machine at 5:30am.
Small details like leaving out chocolates and
having long-life milk in the fridge can make
your guests feel more welcome.
“If there’s six people, I’ll put out six little
Whittaker’s chocolates with the compendium.
It’s a small thing but people love it and a whole
bag of the costs only $6 or so.”
Don’t forget the detail 9
Renovating for the future of history
One of Arrowtown’s most prominent – and to its original grandeur, but also to bring it up
important – buildings is undergoing important to scratch with new building codes. In fact,
renovations and strengthening work. bringing a little old-world glamour back to the
rooftops is just an opportunistic add-on to a
The Lakes District Museum, founded in 1948,
much larger project.
moved to its current premises in the mid-
1950s. The Bank of New Zealand donated its History holds the clues
Buckingham Street premises and gardens to
Historians know their history. So when the
the museum. Major renovations were done,
2011 Christchurch earthquakes happened,
including the installation of a new roof, but the
R.A. Lawson’s designs were building has remained largely the same since.
David knew that the building codes would be
usually quite decorative. But, updated and that this would have an impact on
Built in 1875, the bank building was designed by the museum.
they often had parapets and eminent Dunedin-based architect R. A. Lawson
parapets were notoriously bad “I had an inkling the building would go under
(known for Larnach Castle and Otago Boys
the microscope. […] The same thing happened
for leaking. There were internal High School). Those familiar with the building’s
after the 1931 Napier earthquake too; well, it’s
current appearance may be in for a surprise…
gutters and of course, with the happened after all of the major earthquakes in
snow loading in this region, it “R.A. Lawson’s designs were usually quite New Zealand. It means we’ve lost many heritage
decorative. But, they often had parapets and buildings that couldn’t meet the codes.”
wasn’t practical. So in the 1950s, parapets were notoriously bad for leaking.
Though there is some funding available to help,
they put this rather heavy-lidded There were internal gutters and of course,
heritage buildings are expensive to renovate.
roof on the top. with the snow loading in this region, it wasn’t
Additionally, David notes that there’s a “cultural
practical. So in the 1950s, they put this rather
cringe” among New Zealanders because many
heavy-lidded roof on the top.” explains museum
of the ‘old’ buildings here are brand new when
director David Clarke.
you compare them to the likes of Skara Braes
“As part of strengthening and renovation work, and Barnenez in Europe. There’s a reluctance
we’re taking off that roof and returning to the to spend money to protect older buildings, in
original R.A. Lawson design.” favour of ripping them down and building new
ones.
Newer technology and design techniques
mean the museum is able to return the roof
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History
11Future
“I get accused of being stuck in the past because Maori stories into our European stories. We
of all my work in heritage building protection… want to add more recent history like the 50s
but how will we have old buildings in the future and 60s cribs era, too. So we engaged a museum
if we don’t look after them now? designer and got a price from her. That came in
at an additional half a million dollars or so. All
“Some people prefer new and shiny buildings,
up we needed $3.5 million.”
but it takes time to build character and history.
I’d much rather have a beer in an old stone pub By early 2020, the museum had all the
than a shiny new building, wouldn’t you?” documentation it needed – resource consent,
engineer’s drawings and relevant reports. All
David began researching and getting reports
done on the building, so by the time the
they needed was the $3.5 million. Some people prefer new and
legislation came out, the museum team were “We knew that, theoretically, if we didn’t get shiny buildings, but it takes
already ahead of the game. that money we’d have to close. Then Covid time to build character and
came along and I thought: gosh, what are we
“Because of the type and position of the building,
going to do?”
history. I’d much rather have
the legislation said we only had so much time to a beer in an old stone pub
get the work done. So I got an engineer’s report, Council had already agreed to give $1 million
moved down the track with building and survey towards the project. David also tried to apply than a shiny new building,
reports and got it quantity surveyed. The cost for the government’s ‘Shovel-Ready’ funding, wouldn’t you?
estimates of the work came back at about $2.5 but was told to try the Provincial Growth fund
– 2.7 million excluding GST and I thought: oh, instead.
shit, that’s a lot of work.”
After some cajoling, David received an email
Money for the bank building from Shayne Jones’ office, saying the museum
had been granted two million dollars. This
The upgrades needed meant that the museum
brought the total to $3 million.
displays would be ripped out. This was another
opportunity to improve the museum, to update
the displays and ensure history was preserved.
“We re-looked at the displays and asked: are
these still relevant? Our Maori history displays
were deficient and we needed to weave our
12 BUILDING DREAMS AUTUMN 2021“Then Central Lakes Trust said: we’re not into “The other parts of the museum are still open,
engineering, but we are into the game of giving but it’s pretty quiet around here. We’d usually
funds towards educational purposes so we’ll get a lot of international tourists.
back your new displays.
“If it weren’t for this project, we might be
“So we’re almost fully funded.” closing our doors like many other businesses,
but because of the earthquake strengthening,
Getting to work
we have a lot to do. For us, Covid has worked in
The museum is still slightly short of its funding mysterious ways. It’s helped us get funding and
goal (and that’s assuming the tricky renovation I think that’s great for the region.
project does not go over budget). They’ve run
“We’ve been around since 1948. We’re a key
several funding campaigns, including an art
part of the region I think, and something the
show and silent auction with the assistance of
ratepayers should be supporting. We have a
community groups like the Arrowtown Creative
big archive, we run an educational programme
Arts Society.
and an art gallery space… if we’d closed, it
“We started work in February [2021]. We’re in would have been a huge loss. Like libraries,
full swing; they’ve gutted the old building and museums are an important part of the fabric of
discovered old wallpapers and the fireplaces… a community.”
which we’ll incorporate somehow.”
Earthquake strengthening is slated to be
complete by November and David hopes the
new displays and interior will be finished
by early 2022. Other parts of the museum
will still be open to visitors and this will play
an important part in ensuring the trust-run
museum continues to get some funding for day-
to-day operations.
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Interior design can have a powerful impact on
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throw cushions and cheap prints from Ikea. At
its most basic level, interior design improves the Your home should tell the story of
functionality of a space and your interaction who you are and be a collection
with it.
of what you love.
After coronavirus restrictions eased, spending
Imagine
on interior design in New Zealand soared. - Nate Berkus, American interior designer,
Perhaps it was because we’d all spent a lot more author and television personality.
time in our homes, compounded by the fact that
overseas holidays were off the table. Health and
wellbeing was also on our minds, with attention
drawn to the environments we live and work in
having an effect on our health (mattress sales,
for example, have soared).
Whether it’s buying a better mattress for a better
night’s sleep, or redesigning a bathroom so that
it’s easier to clean, our interest in interior design
is continuing to grow. With low interest rates
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Luxury lifestyles for
the new breed of middle-aged
An enviable lakeside location, an astute investment opportunity and a new concept for retirement living. We take a peek inside Wanaka’s
highly sought-after Roys Bay Estate, a luxury lifestyle community for the “young middle-aged”.
Ten years ago, Catherine Hannon was enchanted how those on the “other side of middle age” vision of Roys Bay Estate is almost the antithesis
by a perfectly positioned 1.8-hectare site on can make their next property move. Unlike of this. Each property is individually appointed
the sheltered side of Roys Bay. The decision to most retirement home models, where residents and enjoys private aspects to either the lake or
purchase the site was driven by an idea she and accept a license to occupy arrangement, each mountains.
her husband had to one day share it with those purchaser at Roys Bay Estate owns the title to
“The concept for anyone living at Roys Bay is
who participate in the Wanaka lifestyle - not both the land and the unit, Chris explains.
to continue living independently and enjoy all
just observe it. They envisioned a development
“There are no exit fees, and any capital gains the activities that inspire you but also enjoy the
where property owners could enjoy comfort
earned are retained by residents—an appealing reassurance you are future-proofing your home
and community at the same time as living
proposition for anyone considering investing in and lifestyle,” explains Roys Bay Estate Project
independently.
Wanaka’s blue-chip property market,” he says. Manager Doug Walker.
More than a decade later, the vision is well and “This model is planned to extend into the future. “Things like onsite security, a close network of
truly a reality. And if pre-sales for Roys Bay We have put a lot of thought into refining the neighbours, landscaping and a body corporate
Estate are anything to go by, it seems Catherine, design, amenities and financial structure to make life a little easier.”
along with fellow Roys Bay Director, Chris ensure it will stand the test of time.”
Holmes, have struck the perfect balance. Ten There is no age limit for those wanting to
townhouses at Roys Bay Estate are already From a design perspective, Roys Bay Estate purchase at Roys Bay Estate, but anyone
complete, with families set to move in later this is a collection of Central Otago-inspired two wanting to live there permanently must be 55
year and off-the-plan sales for Stage 3 looking and three-bedroom townhouses thoughtfully years or over.
strong. positioned onsite for optimal view corridors.
The picturesque Stoney Creek meanders The concept of “easy but independent” living
“From day one, we knew this location would lend through the centre of the development, where is something Catherine can relate to, having
itself perfectly to a residential community for work on a clubhouse will soon begin. Residents enjoyed owning an apartment in Wanaka for
those on the mature side of 55,” says Catherine. will also enjoy an onsite manager, community more than fifteen years.
“But we also knew we didn’t want to build a gardens and easy access to lakeside tracks, “Living in an apartment or townhouse makes
retirement village in the traditional sense. The including the stunning Millennium Track. it that bit easier to find free time,” she says.
feedback we received from so many in this age “Getting out and hiking, skiing or playing golf is
Completion is due by 2024 when Roys Bay
group was a desire to live an easier lifestyle but the Wanaka lifestyle, and this is not something
Estate will consist of 69 spacious townhouses,
not become restricted or constrained.” anybody wants to give up just because they are
the clubhouse and full landscaping. There is no
Situated in a jaw-dropping location by Roys hint of the big communal buildings typically maturing!”
Bay on Lake Wanaka, Roys Bay Estate redefines associated with retirement villages - in fact, the
18 BUILDING DREAMS AUTUMN 2021The outright ownership model of Roys Bay
Estate also gives residents flexibility on how
they use the property. Owners can rent out their
property for short or long-term holiday rental
with an onsite manager available to keep an
eye on things. As an investment opportunity,
an architecturally designed townhouse on the
shores of Lake Wanaka is a strong proposition
for anyone considering a second home or an
asset to add to the Family Trust.
“The response has been overwhelmingly
positive,” Doug says.
“We’re seeing locals from Queenstown and
Wanaka who want to downsize or move closer
to town or the lake. And we’re also seeing buyers
who have been coming to Wanaka for years for
ski holidays or summer breaks and now want to
make a permanent move here.
“But we’re also seeing those who understand
how potent the Wanaka property market is and
want to be a part of that.”
It’s clear Roys Bay Estate is breaking moulds
as it reinvents the notion of retirement lifestyle
investments. And along the way, catering to
the increasingly young-at-heart middle-age
demographic.
roysbay.co.nz
19feng shui
Feng shui: a fad,
or the influence
of calm we all need?
Feng shui, also known as Chinese geomancy, An inward-opening door is also far more
is a practice originating from ancient China. welcoming to guests.
The words mean “wind” and “water” and the
Keep your entrance clutter-free
concept comes from an ancient poem about
life being connected to and flowing with the The entry point to your home is an important
environment around it. place in feng shui. From your entrance hall,
you shouldn’t be able to see the backdoor,
Historically, it was used to orient spiritually
because it’s uninviting to see an exit point the
significant buildings like palaces and tombs in an
moment you’ve entered a home. This space
auspicious manner. It was believed that invisible
should be clutter-free, organised and relaxing –
forces or energy bind the universe, earth and
somewhere you’d like to pause for a moment. It
humanity, and that these forces should be taken
should sing ‘welcome home’, not ‘look at these
into account when designing a building. Star
unpaid bills’! Not tripping over smelly gym
patterns, bodies of water and other features
shoes the second you get home will help you
determined where and how important buildings
feel less frazzled and more organised.
should be built. There’s different branches
of feng shui and the magnetic compass was Consider a room’s commanding position
invented as a tool for the ‘compass’ branch of
Feng shui guidelines suggest you should
feng shui.
determine the commanding position of a room
Richard Nixon’s visit to China in 1972 helped and orientate important objects (for example
make feng shui popular in the West. Like many your bed or an office desk) in this position. The
ancient beliefs shoe-horned from their original commanding position is an area that’s furthest
culture and transplanted into another, the from the door and not in direct line with it, with
fundamentals were missed. In some instances it a ‘good backing’ (a wall, not a window) behind
was an interior design fad, in others, it became you. This simply means you’re in a comfortable
a scam where ‘practitioners’ charged thousands position to see and face whomever (or whatever)
of dollars to tell people which way they should enters the room, whether that’s an enemy, or
hang their doors. But it’s not all about auspicious some good luck.
bamboo plants, tacky water fountains and
Maximise natural light
painting doors bright red. This ancient belief
is drawn from centuries of observation of the We all know that natural light can make us
environment and how people interact with it. feel happier and more positive. While getting
There are some pearls of wisdom to be found outdoors is something Queenstowners love
here. to do, it shouldn’t be the only way to get
your vitamin D fix. Ensuring windows are
- Ideas we should take from Feng Shui -
unobstructed is a must. TVs weren’t around
Your front door should open inwards in ancient China, but if they were, we’re sure
there’d be clear guidance about not putting one
It was believed that a front door opening
directly in front of a window. Use mirrors to
outward pushed away good luck. But it’s also
strategically boost natural light in your home.
practical advice: imagine having to jump
If you need to, use full-spectrum light bulbs that
backwards every time you get home, because
mimic natural light.
the door swings outwards. It’s especially
inconvenient if you come home fumbling with
your keys in one hand, juggling children and
shopping with the other.
21Creating wilderness
on our properties
Dr Compost aka Ben Elms is a permaculture and gardening expert who’s been operating
in the unusual Central Otago climate for over 20 years. Funded by QLDC and delivered
by Wanaka Wastebusters, the Dr Compost project aims to reduce organic waste going to
landfill. Got a question? Check out @drcompost on Facebook or benelms.com
Nature isn’t mowed and clipped to with an inch wilderness zone.’ An example of a wilderness
of its life. zone in New Zealand properties would be an
area of mixed native planting. So, most of you
Branches break and fall, fungal populations
are doing this already in your gardens with your
thrive. There’s birds and bugs and animals
native plantings.
everywhere. It’s wild and wonderful. It
doesn’t require any NPK fertilizer or a dose Selecting your permaculture design zones
of glyphosate. We can strive to lose our need is based on the intensity of land use and the
for perfection and control by creating some amount of time you spend in that area. The
wilderness in our own backyards. more intensive the time spent in that zone, the
closer it should be to your home. For example,
When doing a property design or taking a fresh
if you have chickens which need to be fed every
look at your property, we can incorporate a
day, it makes sense to have the coop close to
‘wilderness’ area/zone into our design. This is
your home where it’s easy for you to get to and
very much part of permaculture design concepts
maintain.
and is often referred to as ‘Zone 5’ or ‘The
The zones
Zone 1 is the area immediately around the home, the area you will spend most time in. Zone 2 would
be close to the house too; this is where you could keep your chickens and a vegetable garden. Zone
3 could be bigger crops like a potato patch, an orchard and possibly some pasture animals. These
are things that don’t need a daily visit. Zone 4 could be wild harvest areas or woodlots and wild
mushrooms. Zone 5 is your wilderness area with native plantings.
These zones can be broken down further and we can get clever with our design. Maybe you walk
through the vegetable garden to the chickens, you get to observe the veggie garden more often, grab
some salad for dinner at the same time while you’re collecting the eggs.
These zones can be applied to any size property from 500sqm block to a 1000 acre farm. For a very
small property you might skip a zone or two. No chickens pasture animals here. No space for an
orchard. That said, there’s often public spaces that are left unloved that can be commandeered for
fruit trees or native plantings, if you’re willing to take care of them.
Let’s take a look how this idea of wilderness relates to smaller blocks of up to an acre or three. You
don’t need to create all you zones at once – splitting your project into doable steps is the key.
22 BUILDING DREAMS AUTUMN 2021Wilderness
1. Native planting 4. Wild veggies
Most gardens already have a corner patch or a The veggie garden can also have wilderness.
native berm giving them some wind protection This might consist of one bed dedicated for
or aesthetic pleasure. Make sure to pop some beneficial insect and bee flowers. As well as the
native plantings in there that can offer some beautiful aesthetic it will bring every day. Plants
‘food’ for the native birds and exotic birds. to consider for this space are fennel, lovage, dill,
Plants like flax, kohai and coprosma can be phacelia, nasterium, cosmos, alyssum, marigolds
snuck into already established plantings. On and borage. There are plenty of others too. Some
larger blocks native regenerations projects of these plants can be used as mulch if they get
should be encouraged. As more native plantings too big, and compost ingredients down the line.
go in, more native birds appear and can be
5. A comfrey patch
sustained. Our urban sprawl can be native
ribbons too. Just keep an eye on those pesky This may not suit the smaller garden. A patch of
cats that smash native bird, skink and insect comfrey in a corner, or at the bottom of a slope
populations; they’re wildlife eradicators! catching any nutrients and excess water is great
for large gardens. It flowers all summer long, and
2. Be a lazy composter
provides plenty of organic matter for mulching,
As gardeners we’re quick to harness excess composting and comfrey tea. Warning… do not
materials like leaf litter into compost piles and plant near your veggie garden. It will take over!
leaf mould. Let areas under trees and shrubs Roots of all plants can sniff out richer composted
naturally accumulate leaf litter to break down soil, as you will know if you have trees nearby.
and attract more insects and worms. It becomes Comfrey is no different.
a bird smorgasbord of goodies.
3. Make a forest floor
Bundles of branches tied up with some twine
and popped in under those native plantings
imitate forest floors. These are spaces for
beneficial insects and skinks to call home and
multiply. Nothing but benefits for your garden
here.
236. Rotting piles.
We all chuck stuff in corners, grass clippings,
small prunings. I’m saying: carry on, better
this material stays on your property giving you
benefits rather than wasting energy carting it
away. Those areas can become nutrient sinks
as they break down. Lots of insects, worms and
fertility. Perfect.
7. Consider a pond.
It might just be a half a barrel dug into the
ground. Or, you could go bigger and build a
natural swimming pool with a water plant
zone. Depending on the pond size, fencing will
probably be needed to keep small children out.
What you do want in there is frogs. A frog can
eat a lot of aphids every day!
Finally, while creating your wilderness, don’t
forget that you’re promoting the below ground
wilderness of the soil food web. That’s a whole
other story... but trust that it’s an excellent thing
for your garden and the wider environment.
[...] there’s often public spaces
that are left unloved that can be
Happy gardening.
Ben Elms
commandeered for fruit trees or
native plantings, if you’re willing
to take care of them.
24 BUILDING DREAMS AUTUMN 2021Soul Wood
Soul Wood:
26 BUILDING DREAMS AUTUMN 2021The growth of Rustic Soul Design
“It was completely organic, the way it
happened.
“I was living in a place at the bottom of Coronet
Peak with an old shed down the bottom of the
section. At night-time, I started working on little
projects, I was just playing. I had no electricity The night-time hobby turned to night-time
in the shed. I used a head torch for light because projects; the first being for a friend, who wanted
it was dark. Yeah, it was basic […] One of the a dining room table to match the trusses in his
first big purchases was a generator so I could new house.
run the power tools.”
“I got the same timber and worked with
That’s Niall Walsh, describing the early the same style, the same angles, the same
beginnings of Rustic Soul Design, a bespoke cross legs and he LOVED it. Armed with the “It’s not always the easiest to work with but it
wooden furniture shop, now established in Bush encouragement from that piece, I was spurred has a beautiful pattern on the grain. I don’t see
Creek Industrial, Arrowtown. on to do something else.” it in any other woods.”
He’s familiar with the walls of a workshop; The day job in building reduced to three days One theme is consistent throughout his work:
being raised building Go-Karts with his father a week, then eventually stopped all together “Contrast. That’s what I really like. I use contrast
in Thurles (County Tipperary, Ireland). as requests from friends came flooding in The in colours, texture; rough and smooth, with old
The first phase of his life was spent in the trades, hobby had morphed to a business. wood and new. Modern and old styles.”
but the 2008 global financial crash crippled the “I believe in Rustic Soul. That’s my direction He enjoys using a mix of techniques and styles to
construction sector in Ireland. Like many others, now, and I just wanna grow.” get the most out of each piece of recycled wood.
Niall left the country and moved to Australia. His distinctive chequered chopping boards are
He eventually found himself in Christchurch, Sustainability has become a key factor in made by pressing and gluing many smaller
New Zealand. Niall’s business. All timber used at Rustic Soul pieces together. He’s also keen to experiment
is repurposed wood. De-nailed, straightened, with shou sugi ban (Japanese wood burning) on
“I was thinking ‘this will be good career move’ sanded, cut, stained into something unique and
because the rebuild was happening at the time... bee boxes.
new. He says he regularly trawls online trading
One weekend I did a weekend road-trip to pages for when people are throwing things “It’s a technique that Japanese have used for
Queenstown and I was blown away.” away. Friends still in the building industry thousands of years to protect the outside of their
It’s the romantic story of traveller meets will call him if native timber is being discarded houses. Now, it’s been used as a design thing.”
Queenstown and settles. during a renovation. The briefs differs from client to client and Niall
“That was seven and a half years ago… New “Recycled timber has character, it has a story.” is seeing an increase in interest for high-value,
Zealand has given me the opportunity to grow long-lasting wooden furniture and objects made
Rimo wood was often used in construction by artisans. He says many are returning to a
that little hobby into something more.” before the 1970s and it often ends up in landfill culture of reusing and repurposing rather than
during renovations. It’s now a protected species, throwing items away.
and one Niall relishes getting to work with.
“I think there’s a big change in culture right
now, to buy something well-built to last for life
and if something happens, fix it, don’t throw it
out.”
27How to add value to your home
by converting a spare room
Understanding how to add value to your home is crucial. Having a spare room doesn’t
just add value, it can also present you with endless ways to utilise your spaces and build
a cosier home.
A versatile spare room that doubles as something else can spark market interest when it comes
time to sell or rent, if done in the right way. As buyers walk through your spare room and imagine
themselves living there, your home becomes more appealing – which makes them far more likely
to make a purchase.
That’s why converting your spare room can effortlessly add value to your home. The best part? It
doesn’t have to cost a fortune. So, clear the junk out of that disused room: here’s our top ideas on
converting your spare room to add value to your home.
Create a home office Create an arts studio
Working from home has become increasingly Turn your spare room into a space where
common, especially during the ongoing painting, dancing and singing can be facilitated,
pandemic. Luckily, you can create a value- all within the comforting space of your home.
adding home office space on a budget. Pique the interest of potential buyers by playing
to their artistic side through the careful selection
Simply choose a durable and easily-removable
of a few inspirational items.
work desk, a bright lamp, and add some splashes
Spare room
of greenery to encourage productivity. Adding Choose inspiring wall art by your favourite
a bookshelf can also be a versatile way to artist, an easel, musical equipment or a
store items. If your home is being displayed to microphone stand to inspire you. Hang any
potential buyers, files and documents can be artistic creations or awards on the walls or pop
stowed away in closed shelving to reduce clutter. them on a floating shelf to motivate you.
Use open shelving to display art, ornaments and
Create a reading nook
small pot plants.
In our fast-paced, always-on world, there’s
A home office sanctuary is the perfect way to
something tantalising about a digital free room.
add value to your home. Plus, it will actually
Add a touch of class and sophistication to your
inspire you to get work done!
home by turning your spare room into a mini-
Build a home gym library or reading room. Again, this can be cost-
effective; simply place any book stands, books,
Turning your spare room into a home gym is
magazines and newspapers strategically in your
another great way to add value to your home.
spare room to create a usable, relaxing space.
While this process may seem a little expensive,
you can start with a couple of pieces of Otherwise, you can also fill your mini-library
equipment and expand on it as you go. If you up with cheap books from a second-hand
enjoy calisthenics training (aka bodyweight book seller or op shop. Inexpensive antiques,
training), you won’t need much equipment at candles, plants and other decorative ornaments
all. The key here is to buy a few staple items to can also help to inspire the mood for reading.
cement the ‘look’ of a gym. A comfortable sofa or day bed can top off the
look and show potential buyers how versatile
An adjustable bench is perhaps the most
the room can be.
important piece of any home gym. With most
benches costing under $100, you don’t have to Impress your guests with simple, convenient
splurge. ways of converting your spare room to spur
new market interest and incentivise buyers to
Other affordable equipment that can
purchase or rent your home.
conveniently be packed and stored away include
yoga mats, light dumbbells and an exercise ball, Versatility and affordability are essential when
which can double as a desk chair to help with decorating your spare room and transforming it
your posture and spine alignment. into a new space. That way, you can add value to
your home while minimising costs.
You don’t need to purchase an expensive
treadmill; the secret is to create the atmosphere
of a gym without actually buying all the
equipment.
28 BUILDING DREAMS AUTUMN 2021Create your own
new norm.
Build your dream.
We have fabulous plans, flexible
options and creative solutions that
will make your next home a true
Landmark.
Begin your journey with our creative
team today.
CONTACT DYLAN THOMAS
027 702 7969
dylan@landmarkhomes.co.nz
LANDMARKHOMES.CO.NZ DONT BUILD A HOUSE. BUILD A LANDMARK.
29Arrowtown An unassuming cottage at the end of
Buckingham Street, Arrowtown has been a
The last stop
on the path to gold
hub of commercial activity since the gold rush
days. Now, it will continue to do so thanks to a
group of locals passionate about the site.
suggested to Council that instead of just having
this big ugly retaining wall, we’d expand that
into a little shed-type thing – an extra space for
the café.
“I don’t think people realise how complex
The Dudley’s Cottage Precinct on the Arrowtown project like this are. There’s an infinite number
River Reserve consists for two historic cottages of things that went into it and for me, that’s
and a series of shed-like buildings. The first where the final character of the place comes
cottage is one of Arrowtown’s oldest and was from. Each little thing feeds into the end result.”
built by William Butler in around 1880 as a
Scott Steven’s The Dishery restaurant was
supplies store (and his home). The Irishman was
initially designed to be a stone building. But
one of the first to join the 1860s gold rush.
after a number of consultations, including with
The cottage has been owned by locals ever since a historical consultant from Auckland, it was
and in 2009, current owners Scott Stevens and decided that the stone would be too dominant,
John Guthrie hatched a plan to breathe life back possibly drawing attention away from the
into the run-down cottage, turning it into a adjacent Ah Lim’s historic stone cottage.
precinct with shops and a restaurant.
The site needed more contrast, so the shed-like
They engaged architect Maurice Orr to future- forms came to the fore again. Materials like
proof and help master plan the site. With more corrugated iron were chosen to create this feel,
than 30 years’ experience in the region, he as well as glass.
knows it well. He designed the urban design
“Glass is a more modern material, but it’s also
award-winning Saffron/Dorothy Browns
kind of a void. It makes a building more recessive
Cinema complex, and has completed a plethora
and that’s what we were trying to do here, to
of projects in Queenstown.
create a building that is part of its surroundings
“It’s a bit different to the other cottages in – not standing apart from it.
Arrowtown,” Maurice says of the cottage, “This
“The idea was to create a wild garden cluster of
guy Butler was busy, he was a pioneer and he
buildings!
was selling things to the miners. Historically, it
was the last stop before you went to Macetown “It becomes part of the character of something
for your gold mining. The site has always had a that’s old, that’s new and has a garden feel. The
commercial vent and I wanted to use that.” end result is all of that together. People can’t put
their finger on why they like it, but it feels right,
Maurice says one of the interesting things about
it works. It respects the history of the site whilst
the site is that it is made up of many elements.
enabling adaptive use.”
There’s the two historic cottages, built 17 years
apart, the Chinese Village nearby, and a small The landscaping wraps around the building
woodshed. and wild roses and trees have been planted to
help the building melt into its surroundings.
“There were shed forms around the site so we
Maurice’s plan was to move away from crisp,
took imagery from that. The Chinese Village’s
clean lines and create a ‘rugged air’ that paid
shed-like forms, the little woodshed… we
homage to the site’s original use as a busy
decided that the new buildings should be more
miners’ supplies store.
casual than the renovation of the older cottages,
which would be more formal, like old English “It was a rugged site, an emotional site. Things
country cottages.” happened here. They would have seen the
gold miners come and go. It was lived in, but
“In a way, the whole site has always been in a
it’s a colder part of Arrowtown so life would
state of flux. It was a living site, a busy place
have been tough here and the building has a
with a lot happening. There would have been
toughness to it.
other sheds around the cottages in the past and
that’s why we went with the shed idea.” “Working on it has been a journey. I get a little
emotional talking about it because you realise
The complexity of the build and renovations
that you put a lot of yourself into it and there’s
meant that the plans were often in a state of
already a lot of emotion and history in that site.
flux too. An old tree (whose roots had to be
[…] There’s a story here and that is part of the
protected and built around) and the proximity
rich fabric of life.
of the building to the embankment meant that
the buildings had to be set further into the rock “This project has been about bending, shuffling,
than initially thought. being adaptable and truthful to what the past is
while designing something that is appropriate
“That was no mean feat. They struck rock and
for the future.”
some of the rock was loose, so they had to do
further excavation to stabilise it. Because of
that, we had to build a big retaining wall, so we
30 BUILDING DREAMS AUTUMN 2021Our dedicated team of passionate and skilled
Trade Account Managers are at the ready to
get behind your project.
Whether it’s an estimate for your next job or
a special order, we’ll be on hand to get you
what you need, when you need it, to ensure
you get the job done.
mitre10.co.nz/trade
32 BUILDING DREAMS AUTUMN 2021Sold!
Understanding the rhythm of auctions
January 2021 saw the highest percentage of properties sold by auction in New Zealand since records began.
The fast-paced method of selling houses has been around for centuries, used by Buddhist Monks and the Roman Empire alike. But what’s driving the
recent trend in New Zealand?
Freelance auctioneer Barry Litten says auctions – particularly in the hands of a good real estate agent – are fast, transparent and effective.
“It’s a very transparent process. It’s been happening for thousands of years. It’s a short, sharp campaign and you’ll get a result mostly on the day. It’s
a cash an unconditional sale for the owner, which is good for them,” he explains.
After an illustrious career in Australia’s 70s and 80s glam rock scene (Barry was the drummer for Jimmy and the Boys, among other bands), Barry
moved into the real estate industry in the early 90s. Perhaps the idea of hitting a gavel in front of a noisy crowd appealed to his rock drummer
sensibilities – it wasn’t long until Barry moved on to become a successful auctioneer. He has worked with the likes of Perpetual Trustees, Westpac, and
the East Perth Redevelopment Authority in Western Australia. Since relocating to Arrowtown a few years ago, he’s come to know the area very well
and frequently works with Ray White Real Estate.
Building Dreams asked Barry for some insights and tips into the fast-paced world of property auctions.
What are the advantages and disadvantages Is there a kind of property that lends itself usually knocks out the competition. Remember
of selling by auction? well to auctions? that you don’t have to bid any higher than you
want to.
The advantage for the seller is that it’s a cash, Most properties can work well in the auction
unconditional sale on their terms. But also, in a process. But certainly unusual ones, where it is I like the process because it’s transparent.
rising market, like the one we’re in now, it will hard to establish value and there’s not relative There’s no waiting around for competing
extract market value which can be a lot higher sales, are good candidates for an auction. offers or counter offers because you can see
than you might think. the competition. It’s all there right in front of
If you have a buoyant market, like we do now,
you. And once it is on the market, you know
The negatives can be that, for the agent, it is you might have lots of homes – like those in
that there will be a buyer. It’s scary, and it can
more intensive. It’s very specialised and not all Shotover Country and Lake Hayes, which are
be stressful… but with an experienced agent
agents are good at it. Others do have success. all very similar and there are relative sales to
running the campaign, it works very well.
compare to. You might think there’s no need to
Another potential issue is the finance. To
go to auction with a property like this, but you’d What’s the strangest thing you’ve had
go to auction, the buyer has to be cash and
go to auction to try and extract a premium price happen at an action?
unconditional and not everyone has their
because there’s demand. When there’s only one
finances sorted. This can make it difficult for I could tell you quite a few stories. A surreal
or two on the market and lots of buyers, auctions
first home buyers. But for second and third one, for me, was when I was in hospital in
works well. You might not want to do that when
home buyers, who have some equity in their Perth, recovering from an operation. I got out
there’s 20 similar houses on the market and the
homes or other properties, it can work well. of hospital and I had to call an auction for one
price is clear.
of the councils, but I still wasn’t feeling too well.
I think auctions are good because they create
Do you have any insider’s tips for buyers I was still recovering and I had to hold on the
action. It makes people be decisive. If a seller puts
going to an auction? rostrum to keep myself afloat. The sale was the
a property up at auction and there’s no bidders,
subdivision of land and it sold for something
at least the seller knows where to go from there. There’s good advantages for the buyers at
around $23.5 million dollars. Calling high
They’ve got an answer to their question within auction. You can see who you’re up against.
numbers like that was really surreal… most
a few weeks: Is there anyone out there that
You’ll find that experienced buyers know to be auctioneers don’t see numbers like that. I did
wants this property, and if so, what will they
a bit like Jacinda – ‘go hard and go early’. That feel a bit better afterwards!
pay? You’ll get that answer quickly.
33You can also read
