TWO IMPORTANT MEETINGS

 30/11/24

TWO IMPORTANT MEETINGS

Which means two important dates for your calendar.  

First is the final foyer meeting before the AGM/EGM, on Monday, 2 December.  6pm.

Second is the Show and Tell on Friday 6 December.  It is in 6C, first the test apartment, and second the show apartment, with thanks to Robina and the Smythe family. 

The first session starts at 9am and ends at 11am. Chris (Aoraki) will be there, with Martin (TBIG) and Marc of Studio Pacific.  Damien and Joan will be there too, plus various Board members as they happen along.

The second session starts at 2pm and ends at 4pm. Present will be Damien and Joan (again), and Kirk (Aoraki), Megan (TBIG), and Max (Studio Pacific).  Plus, again, various Directors as they pop in the door.

In the weekend, 7 and 8 December, the Show and Tell exhibits will still be up, and David Dunsheath has kindly offered to take charge of both days.  Others will come along to help him at intervals.  This will be your chance for more questions, and also a chance for those who work during the week to see the display.

I will be reporting via HGNewsflash for the benefit of shareholders who are currently overseas. 

Other news.

Last Monday Damien, Joan and Mike Underhill sallied out to the St. Pauls' Apartments in Pipitea Street to ride in the kind of elevator that the Otis team think is right for us.  Four of the team met us -- Murray, Ben, Ken and Rachel -- and we found the elevator to be a very smooth ride indeed.

And it gave me a chance to see something very unusual (for me) -- the innards of the lift machinery.  Here it is.  Don't ask me to explain it!  But it does look very swish -- rather like the elevator car itself.

Things to keep in mind.  Elevator replacement is NOT part of the big Project.  It is a different project altogther.  It does not need a special levy, as we have the money already.  But it is definitely going to be part of returning Herbert Gardens into its magnificent self.  

Newsflash update

 29/11/2024

First, the big Show and Tell on December 6 -- next Friday!

In an earlier Newsflash, I prophesied that shareholders could have individual meetings with members of the Project Team.  Unfortunately, this proved impossible.  The Team is far too busy getting ready for the commencement of work, and spending a couple of full days liaising with individual residents was going to be very expensive, too.

So TBIG and the Team devised the Show and Tell as an alternative, and I love it.  I have already made up a book of HGL wish lists, ruled off so shareholders can write down their wants, and then initial the entry, ready for Aoraki's folder of work.

I have already filled in the space for my apartment, 7D.  The bathroom is the place where strengthening brackets will be put in at ceiling level, and that wall is tiled.  So I have asked that if tiles are broken, not to try to replace them, but paint to match instead.  And, if the bath has to be removed (though I don't expect it) then it should not be replaced, but a clean floor and plumbing left, ready for my own project, which will be to put in a shower, at my own cost after the work on 7D is finished.

I know that some residents are keen to have the chance to put in a new kitchen, so they can indicate that if the old kitchen is removed, that it is not to be replaced, but the fixtures for electricity and water left ready for their tradies.

Like everything I prophesy, it is open to amendment.  It's a study in movement, and changes do happen.

Foyer

Something I did not expect was to find that the walls by the trolley room have been rated a fire hazard after a second inspection by the fire service.  The battens and the plasterboard have to be removed.  I see this as an opportunity to refurbish the foyer.  Susan Webb our (unofficial) resident artist, is keen to design something really upmarket and interesting, and all ideas are welcome.

The battens will be stored, as they could be useful in the meantime, and the brick wall, which extends as far as the trolley room, will be completely exposed.  Unless in a mucky state, it will be repainted to suit, but we shall see what we will find when the plasterboard is removed.

Show and Tell

 WHAT IS GOING TO HAPPEN TO MY APARTMENT?

This is a question that is taxing many residents -- and understandably so.  Your apartment is your home, and if you have another house elsewhere, your apartment is your treasured pied-à-terre.  So what, exactly, is the plan?

On Friday 6 December apartment 6C will be set up for a Show and Tell session.  Plans and photos will be put up on the walls, and people from TBIG and Aoraki will be there, as well as Damien and Joan, members of the Board, and representatives of the HGL project team.

The hours when the show and tell team will be there are from 9am to 11am and from 2pm to 4pm.   The displays will be left up on the walls over the weekend, and members of the HG committees will be there on Saturday and Sunday morning, 7 and 8 December.   This is to give a chance for those residents who have to be at work during the week to come and see the plans.

And, if you can't make any of those sessions, do please feel free to approach any Board member with your questions.  

Wish lists

Several shareholders have said that they would like the chance to refurbish once they get back into their apartments.  If parts of the kitchen have to be taken out, for instance, they would like to ask the Aoraki team not to put them back, but to leave a clean space with all the wiring and plumbing intact, ready for the new cabinets, or whatever.  

Others would like the carpets that have been stained by leaks to be completely taken away, instead of the Aoraki team trying to put them back as well as possible. Their preference is to have a clean floor, ready for new flooring.

That's easy.  The Aoraki team is happy to cooperate.  But to do that, they have to know what you want -- what you have on your wish list.  So, at the Show and Tell apartment there will be a book where you fill in your ideas. At other times, write a note to Damien or Joan, and that will be given to the Aoraki team.

Friday, December 6.  See you there!

SITE PLAN

 SITE PLAN FOR HERBERT GARDENS PROJECT

With many thanks to the folks at Aoraki who created and provided these images.

Scaffolding

 

SCAFFOLDING

Because of the weather tightness work, Herbert Gardens will have to be scaffolded, and the current plan is to do this in stages, one part of the building at a time.

This will save money, as when one part is taken down the scaffolding bars will be shifted to another part of the building.  Not only will it save delivery costs, but also daily costs, as scaffolding is "rented" once put up, charged on a square metre basis.

The first job will be to establish the hoist, which will be at the bottom of the back door steps, where the spare bins are, now.

Once the hoist is in place, the first walls will be scaffolded.  As you can see (blue line), it will be around the front Terrace-facing wall, and encompass the B apartments.  They will be the first to have the weather tightness work done.

The hoist is green -- and you can see why it has to be established first, before the scaffolds go up.

Next, as the framework is taken down, it will be put up again on the next face -- the northern one.

This second stage is the dark blue line, and encompasses the A apartments.  And fear not, it will be planned so that entry into the lobby is not restricted.

The scaffolding material will then be shifted to the opposite side of the building, tackling the Terrace-facing wall of the C apartments.  This gives a chance to fix those rattling kitchen windows.

Then, as the yellow line indicates, the final phase will sover the southern wall of the C apartments, and all of the D apartments.

HEAT PUMPS

Intriguingly, this might give some shareholders the chance to install heat pumps.  This would be in all parts of the D apartments, and the bedrooms in the C and A apartments.  It would be at shareholder cost, of course, but it is a good opportunity.   It you are interested, let Damien know, so we can make up a list.

Another glimpse into the past

 

After our last glimpse of the story of 186 the Terrace, the house, Fern Glen, had been taken over by the entreprenerial hotelier Hamilton Gilmer.  Back in Westland, where the Gilmer brothers had made their fortunes by selling grog and accommodation to the miners, Hamilton had formed a lifelong friendship with another hotelier who had arrived on the west coast to make a fortune, Richard John Seddon.

As Seddon's biographer Gavin McLean put it, "Richard Seddon's nickname, 'King Dick', says it all."  An abrasive man who was anti-Chinese and keen on giving pensions to old pioneers, Seddon dominated New Zealand politics for a decade or more. Ardently patriotic, he claimed that New Zealand is "God's own country," which was the inspiration for the word "Godzone".  

In 1881 he was the Member for Westland, which meant that he had to serve in the Wellington parliament.  Is this why Hamilton Gilmer moved to Wellington too?

Maybe.  It is plausible -- and was beneficial, too, once Seddon became New Zealand's premier in May 1893 (after tricking Sir Robert Stout out of the job). Hamilton supported Seddon in his combative political dealings, and became a Member of the Legislative Council in 1907.

With Hamilton Gilmer when he moved into Fern Glen were his wife, Elizabeth, and their six children -- Dorothea, Hamilton junior, Samuel, Knox, Florence, and Annie. And because of his staunch friendship with Seddon, the Gilmer family socialised often with the premier and his family.

Thus Knox, who became a dentist, became the husband of Seddon's daughter, Elizabeth May Seddon.  Elizabeth, the seventh of Seddon's eleven children, was born in March 1880, and married Knox Gilmer on July 3, 1907. 

And they lived in this house at 22 Boulcott Street, just around the corner from Fern Glen, right next to Knox's dental surgery, which was at 24 Boulcott Street.

Like her father, Elizabeth had huge energy.  If she had been a man, she would have been a political force in parliament; as it was, she became a political force in the women's movement. After Knox's sudden death of a brief illness in 1921 (at the age of 43) she applied even more of her enormous drive and strength to public affairs.  The Plunket Society, the Health Camp movement, the Crippled Children's Society, the Wellington City Council, and the Wellington Hospital Board all benefited from her active membership and direction.

It may be because of the last that Knox's sister Florence Elizabeth was courted by Dr. William Herbert, who was next in line to be appointed the Honorary Physician at Wellington Hospital. And on February 10, 1906 they were married in the gardens at Fern Glen, 186 the Terrace. And shortly after that, they were living there.

And so the story continues ... 

 

WEATHER TIGHTNESS

 

Fixing the leaks is a problem afflicting many of our apartments. It is a combination of age and weather ... and also bad luck.  

Concrete is permeable to water, yet usually doesn't leak significantly. However, cracks or poorly sealed joints can allow water to seep through, making it important to properly seal concrete surfaces to prevent leaks in critical areas. The windows in our building were set hard up against the concrete, meaning that this was a hugely important issue. And, while there was a sealant, it has deteriorated and vanished over the years.

You can see this in the lefthand image -- the window frame is hard up against the panel and the blockwork behind it.  

The first fix is shown in the righthand image. The timber cover of the join is taken away, and a sealant inserted in the gap.

The next job is to cover the sealant with a flashing -- a metal moulding that will protect the wood from further damage, and prevent water being blown into the adjoining concrete.

Here you can see three views of the flashing -- which will be powdered white in the final version. Its shape is designed to protect the frame. In some cases there will be a need to reinforce the bottom corner, also to install a flat bar on the face of the sill to protect it from driving rain. 

Images courtesy Martin Hubbard, The Building Intelligence Group

 

Decisions

 

On November 13 there was a lengthy meeting with Aoraki, TBIG and others of the team to discuss the problem of asbestos.

As everyone knows, we were hoping that encapsulating ceilings that have been plastered with asbestos-containing material would do the trick, bringing the costs 'way down.  Unfortunately, the test in 6C proved that this was not possible.

As Martin and the Aoraki team described, the drilling to get the blockwork out, even though it was minor compared to the amount of drilling that will go on when the project gets underway, disturbed the plaster.  Dust and lumps fell down in both 6C and 5C, the apartment right below.  If this happened during the project, Worksafe would have to be called, and the project closed down until the asbestos was taken away, and other areas had been cleared.

It was suggested that the ceilings could be encapsulated and then covered with gib, but this was only marginally cheaper than complete removal. So asbestos removal is the best option. I must stress that apartments where the ceiling is already cleared and covered with gib will not have their ceilings touched.  And ceilings that have asbestos-containing plaster scraped away will be covered with gib and painted, to create a clean and goodlooking look.

The effect on our budget was not going to be minor. Our finance chair, Ken Geard, crunched figures and presented them at a special Board meeting in the weekend. It was also pointed out that asbestos removal does have advantages -- it means that there won't have to be constant asbestos checking.  Removal increases the resale value. And, in effect, it future-proofs the building.

And he worked the miracle. Doing the whole job adds up to only a little more than the original estimate in July -- an average of about $5000 per shareholder. So when the motion was put to take the third option, and remove all exposed ACM-containing plaster from all ceilings, the Board voted in favour.

WHY IS HERBERT GARDENS BUILT OF CONCRETE?

HG Newsflash 18 November

 

                                     

New Zealanders are remarkable people. They were among the first in the world to use concrete in construction; the lighthouse on Burgess Island, built in 1882, was a pioneering use of pre-cast blocks. At the same time, pioneer engineers were experimenting with reinforcing concrete – the Sacred Heart Cathedral in Wellington, built 1895, is an example of this.

After that, reinforced concrete really took off. It has many advantages.  It is fire-resistant, looks good once clad, and if well designed, it can withstand earthquake movement, because of its inherent strength. It has much better sound-proofing than other materials.  It transfers heat and cold more slowly, too, reducing the need for high-maintenance air-conditioning.  So, by the late 1920s, concrete was the choice for building everything from bridges to public buildings that were as much as three stories high.

In 1964, when Herbert Gardens was designed by Biggs, Power and Clark, and built by P. Graham and Sons, using reinforced concrete for a high rise building was still a novelty. People used to gather on the Terrace during office lunch hours, to watch the building grow. Unusually for that time, too, it was a slab and core construction, where the floor/ceiling slabs were built around a core.  It was a method that did not become common until the 1980s.

The core has to be very strong, as it takes a lot of stress; it is where the lifts are sited, for a start.  The floor slabs have to be connected to it very firmly. The problem is that concrete “creeps” over time, and this stresses the connections. And this means that after sixty years of withstanding wind, heat, cold and earthquakes, it is time to fix the slabs more firmly to the core.

It is not an easy process. There was much research, into old photos and news reports as well as architectural drawings, and on-site tests had to be carried out. Then the job had to be analysed in detail, with many drawings made. It is extremely important to know exactly where the reinforcing has landed after all these years of creep. Meetings for workshopping have been frequent. And when the job starts, it will involve a lot of testing, and a lot of drilling. And drilling means a lot of vibration, which can shake off masonry dust and ceiling plaster – plaster that may have asbestos in the mix.

But it will be worth it, to return Herbert Gardens to the grand lady that aroused such interest and admiration back in the mid-1960s.

NEWSFLASH November 14, 2024:

 

Meetings:  

There was yet another meeting at TBIG on Wednesday afternoon, following the Board meeting on Tuesday night.  The major topic was how asbestos-containing ceilings will be handled, with a number of options that were discussed in detail. This is part of getting ready for the foyer meeting on Monday 18^th, at 6pm.  There is a lot to be discussed, and I am certain there will be many questions to be answered. We need to collect all the information possible, as time is getting short.  The AGM is on 9 December, remember, part of the pre-Christmas rush.  All shareholders will have papers to study about two weeks before that.  And please be ready to fill in a proxy form if you are not able to be present.

Moving in and out of your apartment:

There will be a timetable for this, which Aoraki and TBIG are working on. A significant number of apartments will have to be completely emptied, and so Damien has been negotiating with a number of moving companies. Other apartments will have to have the furniture taken out of rooms that are being worked on, and stored in other rooms.  The movers could do this too, or individual residents could manage it themselves.

What is going to make it easier is that Aoraki have offered the use of their hoist to get furniture in and out of the building, which will save the pressure on our poor old elevators.

This hoist will be set up at the bottom of the steps by the back door, where the spare bins are stacked now. It will lead up to the window in the third bedroom of the B apartments, which has to be taken out and replaced by a fire spandrel, plus a new window and a panel. Not only is this part of getting the fire rating of the building up to code, but while that part of the wall is open it forms a handy access to the inside of the building for the workmen and their materials.

Image supplied by Marc Woodbury of Studio Pacific

And a possible tip for those who might be able to benefit from it.  As already described, the south-facing wall in the C and B apartments will have blockwork removed, and frames filled with insulation put in place after the strengthening work has been done.  This will make the C and B apartments much warmer (and healthier) in winter.  So, if you have a Gold Card, check the back.  If it has the letters “CSC” (Community Services Card), then you could be eligible for a subsidy from the government.  They may say no, but they may say yes, so why not try?  If you would like help from a Director, just ask.

The website is https://www.govt.nz/browse/housing-and-property/insulation-and-energy-efficiency/paying-for-home-insulation/

NEWSFLASH November 12, 2024:

 

Elevators:

The constant failing of one or more of the lifts is at the forefront of all our minds.  So, hurrah, and thanks to the hard work of the Otis team, both lifts are working as of today.  Long may that last, but fingers tightly crossed by all, the elevators being so senior.  Damien and I are still having meetings with elevator representatives and engineers.  Next week, we hope to be able to ride in one or more new elevators in other apartment buildings, and meantime will be studying the fine print in the quotes and contracts.

Meetings:  

A meeting at TBIG this morning and another to follow this afternoon, plus a Board meeting tonight.  Getting ready for the foyer meeting next week. Talk was again about ACM removal or encapsulation, with the option of gib ceilings over the encapsulated ceiling plaster.  There is still a lot to be decided, and as you are all aware, time is getting short.  The AGM is on 9 December, remember, part of the pre-Christmas rush.  All shareholders will have papers to study about two weeks before that.

Fire and Ventilation:

I did find out something interesting.  Apartments D share a ventilation shaft in the kitchen.  So that is why I can smell delicious dinners cooking in other levels of the building. These outlets to the ventilation shaft have to be remediated according to the latest code.  So what will happen is that where the outlet is covered by a range hood, the range hood will be taken down, the hole to the shaft remediated, and then the range hood put back.  The kitchen will look the same as it always did, with the assurance that it is now more fire-safe.

This, of course, depends on whether a range hood is there or not. In some D apartments the cooking hob has been moved to another side, and shelving or cabinets cover the outlet to the ventilation shaft.  They will have to be moved, and then put back.  Nothing can be guaranteed until the workmen come into the apartment and assess the situation.

CHRISTABEL GIBSON

 

Many residents will remember Christabel, who reigned in the Garden Apartment and looked after our gardens.  Judy Myers was in charge of the bottom garden, and Christabel the top garden, and there was a lot of cooperation and communication.  Two people who have given so much to Herbert Gardens.

Yesterday some of us were fortunate to be at the launch of Christabel's latest book, her memoir!  Sadly, the author passed away one year ago, but happy memories of her were shared, while everyone had a lovely time.  Our jovial host was her son, Dave Gibson, and many of the family were there.

As soon as I got home, I read the book from cover to cover.   Her writing style was so distinctive, remembered well from the many notes she made to me and her newsletters with updates on the gardens. 

It's a precious possession, but anyone who would like to borrow it is welcome to ask me -- as long as they promise to return it!

More on the test on 6C

 

Last week work continued on the test of the blockwork in 6C.  The ceilings in both this room and the same room one floor below, 5C, were shielded with plastic in case of fall out.

This proved to be a very good precaution, as the vibrations in the concrete from the drilling and tapping in the blockwall had disturbed some fine dust that was caught by the plastic.

This dust has to be properly removed, so isolation booths have been set up for the professionals to do their work in safety.  It is all part of the test, and an important detail to be taken into the calculations for the project when it begins.

So, data is being gathered, and incorporated in the scope of work.  This has of course let to many meetings.  It is going to be a very busy week with lots of workshopping, but we are getting there.

NEWSFLASH November 8, 2024:

 

Elevators:

The constant failing of one or more of the lifts is at the forefront of all our minds.  Our elevators have done sterling work over the years, but we have to remember that they are over 60 years old. Machinery parts are obsolete, and cannot be replaced.  Instead, the Otis team are making up their own parts, in very difficult circumstances.  Murray came to see Brigid and me last week, while Damien was away with Covid, and he and Ben Budd had a positive programme in mind.  This morning Damien and I will had a meeting with the Schindler rep, to gain ideas from a second company, as part of a rigorous process of deciding what to do. Obviously, we are all working hard to get a fixing for the problem underway as soon as possible.

And Otis maintainers are optimistic that we will have two lifts operating over the weekend.

Meetings:

As I have already revealed, on Tuesday morning there was a 90-minute meeting at the TBIG offices, with good news from Manus of Spectrum, who confirmed that the blockwork in level 12 does not need more strengthening than in the rest of the levels.

On Tuesday evening the Board met with Martin of TBIG and Jurgen of Quintons, to talk about costing and timing. Both were very clear and helpful, and we are so grateful that they had agreed to come along. The timing of the “vacations” of the various levels (when apartments have to be vacated) is now a good approximate, but still open to amendment.

This is complicated by the fact that drilling at one level cannot happen until any ACM is dealt with on the level below.  This is because the drilling could loosen ACM in an untreated ceiling. So a leapfrog version is being discussed.   It is estimated that ACM treatment will take 10 days, but this is very flexible. Some levels have very little work to be done, which would send the workers down two more levels earlier than expected.  A “cascade” effect would follow in the timing, so that work might be done more quickly than estimated, or maybe take longer. Very soon more precise time lines will be calculated and can be presented in a logical fashion to you all.

Lots more to come, with new developments by the hour.  As they used to say in the old days, keep tuned to this station!

And have a wonderful weekend.

Windage

 

Windage:
In the last HGNewsflash I mentioned the effect of wind force on the building, and asked for instances of creaking.  The answers were interesting.  No creaks, but rattling windows, particularly in the kitchens of A apartments.

This, as Project Director Martin tells me, is a lot more relevant than what I had originally in mind.  I was thinking of ships, not a tall building that is firmly pinned to the granite with 100% foundations.  

The original question, from Marc of Studio Pacific, was for information that was important to the design of the windows and infill walling below on the south side of the building, plus the rooftop fan mounting at the top of the riser shaft. 

Why ships?  Back in the day, the pressure of the wind was a welcome force, pushing on the broad sheets of canvas, and getting the ship on its way. The helmsman had to watch for any flutters in the sails, as a change in the wind pressure and direction meant that he had to adjust the tiller or the wheel.  It was a highly skilled job.

The pressure of the wind also affected the hull. If the side of the ship was high, then a gust could force a nasty roll. Nowadays this is a big factor in the sailing of container ships, car boats, any vessel with high sides. Compensating for this must be constant and demanding. In Taipei, at the really terrific Evergreen maritime museum, there is an interactive exhibit where one can try to sail a container ship, not just steering and adjusting for windage, but loading and unloading containers, too.

I found out for certain that I am not qualified to navigate a container ship!

Meetings.

My report on the very useful workshopping on Tuesday morning and then again in the early evening has been stalled by political events.

More very soon.

NEWSFLASH November 5, 2024:

 

Elevators:

The Otis team are still working hard for us. Yesterday there was issue after issue with the northern lift.  They now have to make up a steel plate at their workshop to seal off a drum brake that has seized up and is leaking oil. It is no wonder that elevator engineers are marine engineers, as that is a constant worry at sea, too.

And no, the picture is not of their current premises.  It is the building at 187 Vivian Street where they started in 1930. The photo was taken in 1978 and is in the Wellington Library collection.

 

Meetings:

This morning there was a 90-minute meeting at the TBIG offices, with a great deal to discuss.  First, good news from Manus of Spectrum, who confirmed that the problems with level 12 that they were investigating turned out to be no problem at all. Marc of Studio Pacific asked if any allowance had been made for windage – wind movement in a storm. Manus said he would check.  Has anyone noticed their level creak, though maybe only a little, during a gale?

This just shows how careful everyone is being.

Which takes me to something else – a theory for why the ACM people prefer to remove asbestos, rather than encapsulate and encase. It could be because with encapsulation they have to be more careful! Not just of embedded wiring and light fittings, but of wallpaper and furniture, too, perhaps. An interesting thought!

We talked about the test in apartment 6C.  As I saw, the reinforcing rod is across the top and down the righthand side. I was told that every third row of blocks was reinforced with concrete, too, which had to be chipped away. The test team did well, leaving a very tidy scene.

Skip:

One person has asked about the skip, as it is full. If there is more demand for it, another can be ordered.

Disks:

If the evacuation disk is missing in your apartment, please tell Damien so he can get a replacement.  This is essential in emergencies, as it lets the Fire Wardens know that everyone has come down.

Tonight there is a Board meeting, with Martin (TBIG) and Jurgen (Quintons).  More to report tomorrow.

NEWSFLASH November 3, 2024:

 

The Fire Drill: This was the first fire drill where I was a warden.  Normally, as my eyesight makes me very slow going down stairs, I lurk on the landing of my level until the alarm goes quiet.  So I was a little nervous, being so new.

Luckily, Steve Russell (9B) took over.  Everyone behaved so well – no one tried to use the lift, and people were easily ushered away from the back door.  A lot of new faces, all bright-eyed and interested. In future, just in case it is the real deal, it is a good idea to carry your phone, a jacket, and any medications.  Importantly, the disc with your apartment number should come too, and be placed on the appropriate hook of the evacuation board.

The powers that be have the evacuation site in the teeth of the wind tunnel outside the lobby, but retreat into a car port is perfectly fine.
 
Morning get-together: The first Wednesday trial was attended by just five.  Hopefully more next Wednesday.

Elevators.  The interview with Murray, the Otis rep, went very well.  There is a lot more news to come. We are very grateful to the Otis team who work so hard for us.

Another glimpse into the history of 186 the Terrace

 

So far, in my exploration of the history of 186 the Terrace, I have found that the house named "Fern Glen"  was built for the artist/apothecary Charles Decimus Barraud in 1849.  By 1860, this would have been the view from his front garden. Quite a change from what we see now.

Sometime in the early 1880s, Fern Glen was bought by a flamboyant entrepreneur named Hamilton Gilmer.

Here he is, on the left, alongside his four brothers -- Henry, Samuel, Robert and John.

Hamilton Gilmer was born in County Monaghan, Ireland, on April 2, 1848. On April 25, 1871, he married Elizabeth, who had been born on March 24, 1840, in the same county.  Then they migrated to the West Coast of New Zealand, where Hamilton joined his brothers in setting up a chain of hotels.

As I am sure you know, it was Gold Rush time, followed by mining for coal.  Where the miners hoped to make a fortune out of the ground, the Gilmers were set on making a fortune out of "liquid gold", by selling grog to the miners.

It worked. The first Gilmer hotel in Greymouth was on Mawhera Quay, and while it was just one of 26 hotels, it succeeded brilliantly.  Other hotels were built in Cobden, Westport, Reefton, Charleston and Nelson.

Meantime, Elizabeth Gilmer was busy having babies.  The first was Dorothea, born in Greymouth in January 1873. Then came Hamilton junior, born in the same town in August 1874. Still they were there when Samuel was born June 1876, then Knox (who eventually married Elizabeth May Seddon) in August 1878, and finally Florence Elizabeth (about whom you will read a lot more), in September 1880.

It was then that Hamilton and Elizabeth moved with their family to Wellington, as Annie, the last child on record, was born in Wellington in September 1882.

And so they settled in Fern Glen, while Hamilton Gilmer became a presence in the town, building hotels, and taking part in public affairs.   He was a friend and confidante of Richard John Seddon.  And today his name lives on in the city, memorialised in the city street directory.

Hamilton Gilmer died in 1919, which we will see was a significant year for 186 the Terrace.  The family is buried in Bolton Cemetery.