Category: Hot Discussion

An issue causing hot discussion either here in the blog or in the wider community

Papakura – The Place to Be – For First Home Buyers

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Bugger There Go My Rates – Upwards

I noticed a Facebook status from Councillor Cathy Casey this morning which caught my surprise. The status message being: “Looking for a house under $400,000? Head to Papakura.”

I am like going – okay and oh bugger.

From the NZ Herald today

Survey reveals where all the cheap houses are

By Alanah Eriksen @AlanahEriksen 5:30 AM Saturday Sep 28, 2013

House-hunters looking for a home under $400,000 should steer clear of the North Shore, where only 7 per cent of properties sold last month fell into that price range, and instead look at Papakura.

Real Estate Institute figures compiled for the Herald reveal how many homes were in that first-home buyer bracket in the regions of New Zealand’s main centres.

…

 

As of Tuesday, buyers hoping to qualify for KiwiSaver‘s first-home subsidy cannot buy homes for more than $485,000 in Auckland, $400,000 in Christchurch city and Selwyn district, and $425,000 in Wellington city.

…

 

Papakura is the place to look for first-home buyers, with 60 per cent of its on-the-market homes priced under $400,000.

The realestate.co.nz website, which lists homes for sale with all the major real estate companies, shows 221 listings in Papakura priced at less than $400,000.

Real estate agent Ken Kallil, of the LJ Hooker Papakura branch, said he had seen a huge influx of first home buyers searching in the area over the past year.

 

“If people are going to come to Auckland, spend $1 million on a three-bedroom villa with no section at all in Ponsonby, well for the same amount you could come down here and buy somewhere in Papakura, Wattle Downs sort of area, a five-bedroom brick [home] on a good-sized section.”

 

He said in off-peak traffic, it took only 20 minutes to drive from his office into the city.

Real Estate Institute chief executive Helen O’Sullivan said: “I think the data indicates that there are properties available in the under $400,000 category if buyers are able to be flexible as to location and property type.

…

You can read the full article over at the Herald site

 

Why oh why though they need to advertise that fact about Papakura? 😛 As Mr Kallil of LJ Hooker said there had been an influx of first home buyers looking in the area. That will drive the value of the properties around here up but also my rates bill as well… :p Ah well suppose it had to happen some time.

Rates grief aside though Papakura is one of Auckland’s hidden gems that while rough around the edges, a bit of spit and polish and the area is pretty good. Papakura is where I reside with Rebekka in our first home that we got for $282,000. It got us a do-up 3 bedroom ex army house on a 510m2 section in a good area of Papakura. While the garden looks like a wild-field of weeds from the winter (which also makes good chicken food as we have chickens) the house is looking good as we continue the renovations.

These are some of the things Papakura has going for it as an attractive place to live:

  • 23 minutes off-peak by car from the Takanini Interchange to the CBD
  • 53 minutes from Papakura to Britomart by train – soon to be reduced to 40-45mins with the new electrics coming
  • 7 minutes to Manukau by car (need the Manukau Rail South Link to make the 13 minute rail journey viable)
  • Recreational Facilities including: Bruce Pulman Park, Papakura Netball Centre, and McLennan Park
  • Manukau Harbour on back doorstep to the west, rural living on the back door step to the eat
  • 15 minutes from the airport
  • Brand new Takanini Village and the ever-expanding Addison residential development
  • Rosehill College

 

There are things which need to be done to Papakura to spruce it up a bit more such as: upgrading the Papakura Town Centre and building the Glenora Road Station in Addison. But, for the most part we are happy here and have no intention in moving from the area soon.

For those looking for work away from the CBD (thus the commute) there are several employment hubs both commercial and industrial nearby (with more being built or proposed). Our primary hub – the Manukau City Centre is a decent place to go shopping, scream your lungs out at Rainbows End, soon visit the Te Papa North facility or even expand your education with AUT and MIT in the area.

So those who do not fall for the Champaign tastes on beer budget syndrome there is quite a bit to choose from in Papakura. Granted some houses need a bit of work but hey its your own home 😀

And nuts there goes the rates bill as we become the next “in” area.

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De-Ja-Vu with Auckland(‘s) Transport – Again

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Where did I put that old Record Player – Seriously

 

I caught this article in the NZ Herald yesterday on my so-called favourite second topic: Auckland Transport. Actually two articles caught my attention and I seriously wonder if I am having a case of De-ja-vu here in regards to Auckland‘s Transport.

The two articles of notice were these ones, both from Mathew Dearnaley:

 

Starting with “Public transport decline threat to future funding,” this is what had to be said:

From the NZ Herald

Public transport decline threat to future funding

Auckland’s public transport patronage continues to languish.

Trip numbers over the past 12 months ended 3.3 per cent lower than for the previous year.

Patronage to August 31 amounted to 69.2 million passenger trips, down from the previous annual figure of 71.5 million, according to a report to Auckland Transport’s board yesterday.

Trains accounted for the largest proportional loss, down 7.5 per cent to 10.1 million trips, despite the added contribution of the new Manukau line.

 

Even so, rail is starting to show a slight recovery, after its annual patronage drop from almost 11 million trips.

It notched up just over a million trips last month, 1.7 per cent higher than in August last year, despite one fewer business day.

But much more is needed, making a promised new fares strategy all the more pressing.

 

The Government requires Auckland Transport to have almost doubled its annual patronage to 20 million trips by 2020 before it will accelerate its 50 per cent funding for the city’s $2.86 billion underground rail project.

One encouraging statistic is an improvement in punctuality. Close to 89 per cent of trains arrived at their final destinations in August within five minutes of scheduled times, up from a 12-month average of 86.2 per cent.

…

Just a quick note; going back over the Prime Minister’s speech in regards to that 20 million figure it was also stated that if AT could show around 8% growth in rail patronage year in year out then the Government would look at starting the CRL around 2018.

 

To the main matter though what is seriously going on and why does this issue keep popping up.

Regular and historic readers of Talking Auckland would have read here at the blog of the ups and downs we have had with Auckland Transport. At the same time there has been copious amounts of (and not solely from the blog either): public flaying, constructive criticism, submissions, feedback, presentations to committees, lobbying and even meetings to try to offer what assistance once can give to help get our public transport systems (especially rail) back on track.

The results? Two fold:

  1. Success with Auckland Transport’s Strategy and Planning arm in regards to South Auckland‘s public transport system. Whether that be our proposed bus routes, the slow but steady progress with Glenora Road Station, or preparations for the Manukau South Link progress is being made there. This particular arm I quite enjoy talking to or working with that particular department when the time arises.
  2. The Operations arm of AT? Failure and get regularly ignored unless I do something like force a fare back down like I did last September. And it is the operations side causing the most anguish in Auckland for both public transport users and the wider ratepayers

 

Still from the NZ Herald piece:

Trains accounted for the largest proportional loss, down 7.5 per cent to 10.1 million trips, despite the added contribution of the new Manukau line.

Even so, rail is starting to show a slight recovery, after its annual patronage drop from almost 11 million trips.

…

Even there the recovery is at risk of stalling again. 

So what to do folks because I am now seriously lost after nearly two years of trying. Anything that would get patronage realistically back up gets shunned while anything that would be a detriment to patronage happens (otherwise patronage would not have slipped as far as it has).

 

The City Rail Link

 

$3.3b by the time the project gets started and there is a risk of a further blow out – owing to history some of our civic projects. This was noted in the Herald article “Rail delays threaten big blowout.”

I am sure I have said the Rail Fallacy would occur with the City Rail Link using comparisons from other projects overseas – and I could still end up being correct despite earlier ridicule on the matter. The Rail Fallacy Commentary previously mentioned on Talking Auckland can be found here: https://voakl.net/tag/rail-fallacy/

 

Do I want the Rail Fallacy to occur with the City Rail Link though? HECK NO! But pragmatism and harsh reality I must also bear in mind – kind of like risk management. The Rail Fallacy acknowledgement in part was me running a crude risk management exercise across multiple levels on the CRL. At least this way I knew/know the risks and can adapt for it accordingly where required.

Put it this way, at least if (political) reality bites and The Rail Fallacy does happen I was certainly most prepared – unlike others. I would also say this was good business sense in play too. 

 

In the end though unless Auckland Transport pulls finger I am going to struggle to see how the CRL will not start until 2020. Oh and for those like ATB who might put their faith in the EMU’s. Having flash new trains will provide some kick but not the silver bullet needed to bring the CRL forward to 2018. No amount of new rolling stock will counter: getting stuck behind the increasing amount of freight trains with out the third line fully complete, fare products not lined up properly and missing simple links such as the Manukau Rail South Link to attract more actual patronage. So again AT needs to pull finger and get the right things done – no excuses.

 

Final remark

Trains accounted for the largest proportional loss, down 7.5 per cent to 10.1 million trips, despite the added contribution of the new Manukau line.

Hmmm – waiting for that South Link that will feed real numbers in the Manukau Line and station… Lets try and not keep the wards of Manurewa/Papakura and Franklin waiting much longer please AT. There is a pent up demand waiting for a direct service from Pukekohe/Papakura to Manukau via the South Link and some modelling I ran estimates that 20 minute, 7 day a week services using that link would mean patronage levels rivalling our Ellersile and Glen Innes Stations. So lets try and get this built in the upcoming Christmas Block of Lines – okay – please.

 

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The Isthmus and Berm Mowing

· 1 Comment ·

Compromise or Harden Up?

 

Must be election time in Auckland. Why? Apart from the fact in front of my keyboard I have my voting papers (for: Mayor, Ward Councillors, Local Board and District Health Board – and which make some depressing reading (the pamphlet of candidate choice is not that inspiring)), the Isthmus is still going on about their berms in front of their properties being mowed.

This stems from a decision on the 2012-2022 Long Term Plan deliberations (the LTP is now operative/in effect) that to save $3.2m from the Council budget, the former Auckland City Council area residents will no longer have their berms mowed by a Council contractor. The Isthmus like: Franklin, Papakura, Manukau, Waitakere, North Shore and Rodney will now have to mow the berm that is in front of their properties.

The rest of the City is wondering what is the Isthmus moaning about when for years if not decades everyone else just mowed their berms when they mowed their lawns. The most common reason I hear from the Isthmus is that the $3.2m of a service cut was not passed on in rates savings. Rather than parts of the Isthmus have been stung with a string of some of the highest rate rises in all of Auckland over the last three years.

 

At the end of the day we can keep going around in circles and most likely tell the Isthmus to harden up and join the rest of us in wider Auckland.

Or we could seek a solution. Councillor Casey and candidate Mark Donnelly both mooted an idea, one that I also submitted on to my submission to the 2012-2022 Long Term Plan. The Solution?

  1. Proper funding of the Local Boards for local services
  2. Allow individual Local Boards to pick whether they want contractors mowing the berms in their area

Basically if a Local Board wanted to pay a contractor of their choice to mow their areas’ berms rather than have the residents do so then they are free to choose. However, the cost would come out of the Local Board’s budget. This means the Local Board would have to decide how to raise the money for this service. The most obvious one would be a targeted rate to pay for the service.

But that way the Local Boards could choose whether they wanted the berms in front of houses mowed by a contractor.

 

While this does not address wider issues such as the 10-10-10 rate rise and loss of earlier berm mowing on the Isthmus it is a remedy to allow Local Boards decide local decisions.

What do you think? Leave your thoughts below

 

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Why Te Papa North Should be In Manukau – NOT Wynyard Quarter

· 1 Comment ·

The Abridged Version of Why Te Papa North Should be In Manukau

 

Note: This is the abridged version of my earlier commentary on this matter.

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It seems Te Papa North (Manukau) has stirred up some criticism towards fellow Aucklanders by fellow Aucklanders. One of the most recent and harshest criticisms came from The Listener’s piece: “Editorial: the right location for Te Papa North“ (12/9/2013)

The reasons the person gave in that editorial piece were “interesting” to say the least. In reply I will outline why Manukau is the right location for such a museum.

Starting with the direct and indirect benefits of the facility being in Manukau; these economic and social benefits have to outpace the monetary costs of the facility. This in my opinion can be easily done.

The Economic Benefits

DIRECT BENEFITS

  • Employment in the facility whether it be the curator, the cafe owner or the  cleaner
  • Visitors spending their money inside the facility which has flow on effects

INDIRECT BENEFITS

  • Contractors contracted by the facility to carry out whatever task it maybe – this has the flow on effect of contractors hiring more people
  • Visitors spending money in other areas of Manukau
  • Research committed by the facility
  • Urban Renewal projects carried out in the surrounding area owing to the facility being in THAT area
  • Investment attracted by both the Art elite (the patrons of Te Papa Manukau) and by others either in support of the facility or through other investments like urban renewal

The Social Benefits

  • Education/Research; conducting and equipping those with knowledge advances society and reduces inequality amongst the population. Think of the knowledge this facility could part on to our population here in the South which (and I pull no punches here) is socially deprived compared to the Isthmus. Te Papa Manukau will also complement the MIT and AUT campus sites both in Manukau too
  • Morale: Jobs and education mean less inequality which means a better functioning society through higher morale. A population that has a higher morale is a population less likely to feel the ill-effects of deprivation and everything that goes with it (crime, disease, health, low life expectancy). While Te Papa Manukau is not the silver bullet to our ills, I am pointing out a cog that will have more benefits in lifting South Auckland up

Of course those benefits do trickle across the wider city as well.

 

As for Te Papa North being inaccessible in Manukau rather than Wynyard Quarter, that is a load of rubbish. By 2018/9 when the Museum would be due to open you would have the following options:

PUBLIC TRANSPORT

With the City Rail Link near completion (by the time Te Papa North opens), the new EMU trains moving at usually 10 minute frequencies, and with some luck the Congestion Free Network under construction it would take you approximately:

  • 25-30mins from Britomart to Manukau by train
  • 1 hour (should be reduced when the City Rail Link opens) from Henderson to Manukau by train
  • 20-30mins by bus from the airport
  • 13 minutes from Papakura to Manukau by train once the Manukau Rail South Link is open (this would operate under 20 minute frequencies for the direct services)
  • 30-35mins from Botany to Manukau by bus
  • 75mins from the North Shore to Manukau (needing a mix of train, bus and/or ferry there until the North Shore Line is open (should allow the journey to be cut down to 45mins by then))

PRIVATE TRANSPORT

For those inclined to take the car Te Papa Manukau is very easily accessible by both State Highways One and Twenty (including using the Western Ring Route). Travel Times are approximate owing to differing levels of congestion – but apart from Papakura to Manukau, just use the public transport times and minus it by a third if going by car.

Thus accessibility is not a problem except for maybe those who live on the North Shore (who are relatively disconnected to the bulk of Auckland anyhow). So the transport card won’t fly with me.

The Proposed Te Papa Site in Manukau

Te Papa outpost site
Te Papa outpost site

As for Wynyard Quarter being close to such places as “Shops and eateries, farmers’ markets and recreation such as cycling and skating naturally flourish, that has already occurred in Auckland’s once-controversial Viaduct Basin.”

Well Manukau has shops (the mall you can’t usually find a park in the weekend), the Otara Market on  Saturdays (the biggest in Auckland if not New Zealand), places to cycle and participate in recreational activities, Rainbows End, even the Botanical Gardens where you can enjoy long walks and a bite to eat at the cafe . Manukau might not be the Ritz here but it is still enjoyable

With urban renewal also coming to the Manukau (Super) Metropolitan Centre the place is only get better.

 

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The Geography of Tourism – Free Independent Travellers – Coming Up

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Coming Up on Talking Auckland

 

It has been three years since I left and graduated from the University of Auckland as a Geography and Political Studies graduate. Who knew three years later I would be going through the Uni library database again to find academic material.

Well trawling through the database gathering materials on The Geography of Tourism is what I have been doing.

Coming up on Talking Auckland: ‘The Geography of Tourism – Free Independent Travellers‘

Why (using academic research) Te Papa North in Manukau WILL work compared to placing it in Wynyard Quarter. How do Free Independent Travellers “work” when visiting a foreign city. And how the joint initiative between; Te Papa, Auckland Museum and the Art Gallery not only benefits Southern Auckland but wider Auckland and the northern Waikato.

 

This will take about two weeks to write up as I will be writing it pretty close to academic level – something I have not done in while. However, I will keep you posted of findings and progress as it happens.

 

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