SAFETY IN DESIGN

 

Meetings.  Two very interesting meetings this week. 

On Wednesday there was a Safety in Design meeting, which Tim and I attended.  It was to discuss ensuring the safety of residents and workers on the site during construction.  As there will be strengthening work in the fire stairs, I checked that the stairs will always be available for residents during fire drills.  I was assured it would be always be the case.  As the alarms are switched off for the upgrade, floor by floor, we checked that it will always be possible to hear an alarm. This was also assured.  I also wanted to ensure that heavy materials will be carried in the hoist, as being carried up ladders could be hazardous; and I also checked that the hoist is safeguarded against overload.

As you know, it is not possible to install new heat pumps during the project.  This is because of the risk of refrigerant leaks.  Extant head pumps have to be disconnected and reconnected professionally, so I have contacted Degree 4 heat pumps about this, and will get advice early next week.

Finally, the problem of noise came up.  It is unavoidable, and though extreme noise will be limited as much as possible, there will be that annoyance, and possible impact on hearing.  So it is strongly recommended that you get earmuffs.  The orange ones pictured above are about $7 at Bunnings. If you want music while they work, there are headphones like the Bose ones pictured on the right. Currently they are $498, reduced from $729.  Ear plugs would do the trick, but they would not be very comfortable.

Charity truck.  Those of you who use the lift will have seen the notice Brigid posted there. A truck from the Mary Potter Hospice shop will be here about 10.30 am on Wednesday, and will pick up what is in the foyer by the trolley room.  Only good stuff, thank you very much.  They will not accept broken, rusty or soiled donations. Another truck with two strong men to carry furniture will be arranged.  And for broken and soiled goods, another skip will arrive to replace the one that was filled. Congratulations on the cleanout!

Exterior and Interior Remediation.  This was the topic of Tuesday's TBIG meeting. Ken, Tim, Sally, Chris Garrett and Joan all attended. It was mostly a catch-up of what has happened over January. The signed contract with Otis has arrived, and the Otis engineers are coordinating with Spectrum, via Manos. 

Cost risk items were all discussed, as the tenders from the subcontractors are coming in.  Meetings mid-February will go over the fine detail of construction, pricing and contract.  

The building consent is coming along very well indeed, and we are hoping for no last minute hurdles. The proposal to amend the design of the Apartment B bedroom 3 window throughout is dependent on this, as well as any extra cost. A decision yet to be made.  

The wishlist survey has been valuable. Rachel is collating it, and thanks everyone who filled in the questionnaire. The wishes fall into 3 general categories:

1. Requests that reduce construction work, such as removing carpets, not reinstating cabinets.

2. Requests for minor enhancements, such as extra powerpoints or lighting.

3. Requests for major enhancements, such as new fixtures in bathrooms or kitchens.

Numbers 1 and 2 are fine; number 3 would add significant cost and time risk, and can't be managed. The shareholder will have to do it him or herself after the remediation is done. And probably best left until the whole project is over, as coordinating outside tradies with the Aoraki workforce would be hard.

Want to know more?  Ask a board member!  If you want a tour of what is going to happen in your apartment, make an appointment with me, and I will come along with my box of tricks.  And remember that the informal Tuesday morning gathering in the foyer is back to up and running.  Ideas and questions can be easily aired there.

2025 kicks into action

January 29, 2025

First, a meeting for an HGL update at the TBIG offices, run by Martin Hubbard, and recorded by Rachel Pattison. We updated TBIG on the new HG board, and Chris Garrett was there as a very informative advisor.  Ken, Joan, Tim and Sally were there as members of the board.

Much of it was about the progress of the Aoraki tender process, with dates when figures will be coming in.  Everyone is aware of our tight budget, and doing their best to conform to it. We talked about the wish list, and thank everyone for turning in their surveys.  We have all but one, and Rachel can work from that to create a very useful spreadsheet.

The application for our building consent is progressing well, so fingers tightly crossed that we can keep our start date, and get the project rolling.

Chandeliers and pendant lights.  I got a very interesting answer from Martin, who says that as Aoraki will kill the power a day or so before starting work on each level, it will be safe for the Conroy movers to take the pendants and chandeliers down.  That saves residents hiring an electrician. Queries about storage of pendants and chandeliers should be directed to Sally Schoon, who is experienced in handling fragile lighting and fine artwork.

Questions from shareholders.  We are going to set up a register of queries and answers, and Camille has volunteered to take charge of this.  So please send emailed or written questions to her at camilledentice@gmail.com or pop it into her mailbox, 4A

Damien. Many of you will be aware that there was a ginormous storm in Ireland over the weekend.  Damien and Rosa are safely in Dublin, as there is no power in Galway. We look forward to his return.

Recycling.   As many of you will have noticed with the general (and highly recommended) clear-out of apartments, the paper bins are getting over-full.  Stamping on cardboard boxes to flatten them down is essential.  It's easy enough!  The skip is filling nicely, and Brigid has cleared the charity bin to make room for more tidily bagged or boxed donations.  We will keep the skips coming until the start of the project mid-February, so keep up with the clearing!  A charity truck will be ordered very soon, with the proviso that it comes with a couple of hands to help get furniture down to the lobby.

DECANT DATES

 24/1/2  DECANT DATES

Martin at the Show and Tell

All kinds of questions are coming in now, and most are along the lines of, "When do I have to vacate my apartment?"

This is really, really hard to answer, as the dates keep on changing as the scope of the project evolves. You may have seen a chart on the wall at the Show and Tell, but there is no point in trying to remember it, as it is out of date already.

The dates I give below are from Revision 5.  I expect that over the next few weeks the revisions will get into double figures -- Revision 12, 20, who knows?  So much depends on bureaucracy, and so much depends on what the project team finds on the top two or three levels.  

By the time it gets down to level six or seven, the process should be better known, so that Revision 16 or whatever will be a lot more reliable.

And I am not going to even try to give you the dates when you can expect to get back into your apartment.  The best I can say is that once you have a reasonably firm decant date, the level will probably take 12-13 weeks to complete.

So (big breath) here we go with the latest dates for vacating your level, which I emphasize are not, are not, set in stone.

LEVEL 13, 13/3/25

LEVEL 12, 28/3/25

LEVEL 11, 16/4/25

LEVEL 10, 15/5/25

LEVEL 9,   6/6/25

LEVEL 8,   30/6/25

LEVEL 7,   21/7/25

LEVEL 6,   11/8/25

LEVEL 5,   28/8/25

LEVEL 4,   16/9/25

LEVEL 3,   3/10/25

LEVEL 2,   23/10/25

LEVEL 1,   11/11/25

GROUND,  26/11/25

GARDEN,   5/12/25

I emphasize again, do not rely on these dates. They are just a guide.  They will change. It is only as the work gets down a few levels that the dates will firm up.   But take a big breath -- it will all be worth it, hopefully by this time next year. 

Updates and the hoist

22/1/25 

THE HOIST ... AND SO FORTH ...

Today all shareholders should receive an update from Ken Geard.  There is very sensible advice to ask a board member or Brigid or Damien (when he is back) about any concern first.  If it can't be answered right away (often by referring you to a newsflash), then it will go through the process of research, and a written answer will be provided.  How about that for service!

Okay, the question I have been asked most about is the hoist.  Will it be right outside the B third bedroom window for the whole project?  No. The structure, as you can see above, is at the side of the window.  It will be there the whole of the project, yes, but it will not impede the view.  Think of it as a balcony on a cruise ship where you can see a hanging boat. The crate, or box, or whatever the travelling platform is called, will only be at your level while that level is being remediated.

So let's look at the inside of the B apartments where the hoist will make an entry.  And X marks the spot -- no, not of the pirate treasure, but of the part of the wall that will be taken down for access to the rest of the floor.  It saves big boots tramping back and forth in the B apartment. And of course it will be returned once that level is finished.  In most cases it is the site of a wardrobe or shelving, so it should be reasonably easy to get it back as-was.

Chandeliers

Fiona Conroy, the owner/manager of the furniture removal firm, would like photos of chandeliers, so she can work out if it will be possible to store them.  Send them to me at druettjo@gmail.com

Newsflash

Some people are having trouble finding the newsflash online, and it's best to see it online, as my printer does not do colour.  Just hit the link in my signature, and you will be there.  Enjoy!
  

SOMEWHERE TO SLEEP WHILE YOUR LEVEL IS REMEDIATED

 18/1/25

Serviced apartments in walking distance of Herbert Gardens

Gilmer Apartment Hotel:  Scarlett Lee, the manager, offered us a very good rate at $110 per night, extra for parking.  I had a look at a studio yesterday, and liked it. The long stay apartments are all on the ground floor, so there are no steps. The studio is small, but well equipped and designed. The storage space is very limited, so the renter would have to live out of a suitcase that could be kept under the bed.  There are drawers in the small bedside table, but the wardrobe is tiny. The staff are friendly, and the reception room is pleasant.  Main drawback is the steep climb up to the Terrace. Well worth a look if you are fit.

Quest Atrium:  I have already described this very attractive deal of $150 per night. 

Quest on the Terrace:  Eloisa, the manager, is very pleasant and cooperative.  She offers us long stay rates at $169 per night. It is very convenient, being a block further north on the Terrace, but not as modern as Quest Atrium.  It also has a lot of steps in unexpected places, even in the apartment itself.  So not recommended for those with sight or mobility problems.

I have not viewed the following apartments, but the managers have supplied their rates.

Quest on Lambton: This is $179 a night. That is for a studio. If you want a one-bedroom apartment it is $209. The usual amenities, plus complimentary cable movies.

Boulcott Suites: Phoenix Huang, the manager, was very attentive.  She is unable to offer us a good deal, because they expect to be fully booked up with WOW and Beervana.  Her longterm rates range from $180 to $190 and $206.   She did suggest the alternative of the Astelia Apartment Hotel, 156 Willis Street, which she says will offer a long stay rate of $154.

Terrace Villas: This is the high end of the market. Gavin Redmond offered us a discount rate of $1395 a week, which works out at a fraction under $200 a night.  He said his long stay rate is normally $260 to $290 a night, so he certainly doing his best to oblige. It is just up the road and looks gorgeous, so feel free to pop in and inquire if you think you can afford it.

WISH LIST FORMS ETC.

 17/1/2025

The image is of me saying eeek!  because 20 -- yes, twenty! -- shareholders have not sent in their answers to the wish list questions.  I will leave a bunch of printed forms on the lobby table, and if they run out just get hold of me at 7D, or drop a note in my mailbox.  If you don't fill one in, and you don't get what you thought you wished for, then you are toast. So fill one in, and let us know your wishes!

Which reminds me to remind everyone that I am the conduit to the construction team.  If you have questions, I will answer what I can, with the help of my box of tricks, and if I don't have the answer, I will pass the question on.  The construction team are lovely, friendly people, but far too busy to spend time with worried shareholders.  And we do not, emphatically not, want the project delayed.

PHOTOGRAPHY

Ian McKinnon has employed a photographer to record every wall of his apartment.  This is a brilliant idea, as it means pictures and ornaments can be rehung exactly where they were before. If you don't trust yourself to do it, then by all means get in touch with Ian, as he will give you the contact. 

GET READY FOR COPPER WITHDRAWAL

This is the somewhat scary message that I found in my mailbox today.  Some of us have not converted to fibre, and some who have converted to fibre have kept their copper landline, so they can let friends in the front door remotely.  I am one of that number ...

This, the missive tells me, is the urgent and final reminder that copper and copper-based broadband services will vanish on 7 April 2025.  If you do nothing you could be left without a working phone and/or internet services.

And you can now open the front door remotely with your mobile phone.  If uncertain, ask Brigid, as she knows how to do it.

ALTERNATIVE ACCOMMODATION

 15/1/2025

ALTERNATIVE ACCOMMODATION

We have negotiated a very good deal with Quest Atrium, just across Everton Avenue, next to Meetings on the Terrace, and in easy walking distance of the Herbert Gardens mail room and garages.

Our contact is John Chin, who writes: I would like to propose the following two rooms at Quest Atrium to the residents.  Due to the length of stay, the Studio Executive or One Bedroom would be more suitable as it has more space and more equipped for long term stay.  I have priced the rooms to meet your budget as we tried our best to ensure your stay here is comfortable.

 

Studio Executive Apartment (25sqm) - $150 per night

- Studio Executive apartments come with 1 Queen bed, work desk, 1 x bathroom, small kitchen with 2 cooking hobs, dishwasher and Bar fridge, microwave, washer/dryer combo machine, internal room (non-smoking) balcony facing the atrium.

 

One Bedroom Apartment (32sqm) - $160 per night

- One bedroom apartment comes with 1 Queen bed, living area, table and chairs, 1 x bathroom, full kitchen (4 hobs and oven), dishwasher and Full fridge, washer/dryer combo machine, external outward facing balcony (non-smoking) either to the Kelburn Hill or The Terrace.

 

Basement Car Parking - $20.00 per night

 

We have 3 x Accessible Studio Executive rooms if needed.

 

Other Information:

- Internet - Included / Unlimited

- Housekeeping – 1 x Deep Clean, 1 x Service weekly

- All our apartments come with My Sky with 50 + channels including Sports and Movies package.

- We also provide complimentary access to Habit Health Fitness Gym and indoor Swimming pool for our guests. Usage of the gym is subject to the gym operational hours.

- Visa/Mastercard/Amex/Diners payments will incur a 2% transaction fee.

- Payment to be paid in advance every week or 2 weeks by arrangement

- Cancellation Policy: 14-day notice

- Minimum stay of 6 weeks – 2 months by arrangement

- Rooms are subject to availability upon booking confirmation.

This information is provided as a courtesy to our shareholders by the Herbert Gardens Board.  We will not make any bookings on your behalf; you will have to make your arrangements yourself.  John Chin is extremely helpful and willing to listen to your needs.  On inspection the rooms are very clean, modern and well maintained.  There are no steps.  There are good elevators. The linen is changed every week, and the kitchen has all the basic cooking and eating implements. And the balcony is definitely fun.

Insurance and Alternative Accommodation

10 January 2025: Insurance and Alternative Accommodation. 

Things are really moving now that the holiday season is coming to a close - and better weather arriving (perhaps).  Today (Friday) teams are moving through the building, led by Nitin Patel of Aoraki and Brigid. These are the sub-contractors -- the demolition team who will work on the blockwork that needs replacing, the fire protection team from Argus, Black Star painting company, and so on and so forth.  They are all highly interested in the challenge, and find the building itself engaging, because of its history.

Quotes are also coming in the Conroy Furniture Removers, and Ken Geard, our Chair, is handling this. So, thoughts are coming to the fore concerning alternative accommodation, as well as decanting and storing possessions.

If you lived in Herbert Gardens during the 2016 earthquake, your insurance contents policy should have a clause that looks like this:

Another policy I looked at was virtually the same, except that the amount was $20,000.  Whatever, it is a more lucrative deal than what HGL can offer ($150 a day), so do look at your insurance policy, and make that claim if you can.  I believe some people have been paid out already.  And, if your insurance company pays that extension, then you won't need the money from HGL, which is great for our budget.

Alternative Accommodation

If you want to spend a major part of the time you have to be absent from your apartment in central Wellington, there are a number of places that do longterm rentals.  If you are just dotting a day or two in town, staying at a hotel is probably the best option.  But, if you are contemplating a long stay, here are contacts.  Getting in touch early is a good idea, as some have good deals.  For instance, Mercure in Cuba Street is offering a 20 or 25% discount, according to recent advertising on Facebook, and Gilmer is offering 15% with a voucher.  Each of these entries has an embedded link.  For those who are reading the print version, I include the phone number.

Quest atrium  04 931 1000

Boulcott Suites  04 384 1070 

Gilmer Apartments  04 978 1400

Terrace Villas  04 920 2020

Quest on Lambton 04 909 1333

Quest on the Terrace 04 470 1820

Searching via a website such as Booking.com is a good idea, as is looking for AirB&B.

Good luck!!

The Hoist

 
January 5, 2025

Happy new year!

The building has been very quiet, but people are starting to trickle back from their holidays. And not this coming week, but the week after that, it will be all action again.

Queries have been coming in about the scaffolding and the hoist. And timing. Dates are not set in stone, as we are waiting for the approval of the building consent from the City Council. This means that the holiday hiatus has made it rather difficult, but we can all hope that the good news comes soon.

Right now, if it goes according to plan, people on level 13 should be getting ready to decant.  The work on the site will begin the end of February, and in earnest on 13 March. Which means that level 13 must be vacated well before then. 

The hoist. Most important is 13B, as the windows in the third bedroom will provide access for men and materials. The hoist will be there, along with the scaffolding that connects it, so B shareholders should expect the scaffolding around bedroom 3 will be there for quite a while.  This means that even after level 13 has been remediated, bedroom 3 should be secluded with curtains or whatever, because of the lack of privacy.  Looking at the picture above (kindly provided by Aoraki), it is possible to see how the system will work -- and impact on those apartments.

I am also getting questions about heat pumps.  They will have to be professionally disconnected from the compressors, and professionally reconnected, so it is a good idea to get in touch with your heat pump provider, and check with them.

 So far, as I said, the new year has been very quiet - and unusually wet and cool. Because of the wetness, we had our first crisis.  The drain at the bottom of the back door steps became blocked, something that Brigid noticed on New Year's Day.  So we had a conference. The cost of a plumber would have been eyewatering, so Brave Brigid rolled up her sleeves, put on protective gloves, and did a drain dive.  She came up with several bunches of wet leaves, and lo, the crisis was over.  What a hero.