Urban spread set to stall?

Jono Ziesler: a fair cop

Once a feared foe of nefarious types, Jonathan Ziesler is now more accustomed to welcoming locals home.

Former police sergeant, Jonathan (Jono) Ziesler, has long served on the local beat. “During more than 12 years with Counties Manukau Police – the last five here in Franklin – I saw firsthand just how important our homes are to us all, especially when investigating burglaries,” the local Ray White agent says.

“While assisting people impacted by crime was fulfilling, helping people find a place to call home has become most rewarding too.”

Investigative skills can definitely come in handy when finding the right property for buyers, he confirms.

“I know the area like the back of my hand and not just because of my years in policing – I’ve lived my entire life in Franklin. From buying, selling, renting, building and renovating multiple homes over the years, moving (on average) every 18 months, I’ve built up quite a lot of insight into our local communities.”

Jono’s biggest move began when starting a family with his wife, Sarah, for whom real estate was already a passion.

Jono and Sarah Ziesler with sons Connor and James.

“We now have two sons, Connor and James, and we’re building our dream home in Patumahoe. It really has been a labour of love, but we’re in no great rush. Working seven days a week to ensure our clients benefit from outstanding service and their desired outcome – whether buying or selling – remains a major commitment.”

This commitment is reflected in Jono Ziesler Real Estate claiming Elite status within the Ray White group as one of the network’s top 100 agents (from 2866) nationwide.

Because buying a home is often the biggest investment any of us will make, having someone in our corner with wellhoned communication skills, who’s also intimately aware of the stresses involved, can be a huge asset.

“I know how to relate to people and, through my own experiences, I’ve become well aware of the difference good (or bad) service can make,” Jono adds. “Having said that, there’s no substitute for honesty, integrity, a strong work ethic and only making promises I know I can keep.”

URBAN SPREAD SET TO STALL?

Over recent years, Franklin has become home to numerous new subdivisions. However, protecting the region’s most productive land remains essential in feeding a growing population locally and much further afield.

While politicians (local and national) appear to recognise the importance of retaining ‘the most’ productive land, exactly what this constitutes has remained elusive. Fortunately, such definitions may not be too far off thanks to the recent ‘National Policy Statement for Highly Productive Land (NPS-HPL)’.

“The National Policy Statement will greatly improve how we protect highlyproductive land from inappropriate subdivision, use and development,” Environment Minister, David Parker, confirmed in September 2022. “We need to house our people and to feed them too. Our cities and towns need to grow but not at the expense of the land that’s best suited to grow our food.”

Although the specifics will still take time to clarify, local councils will be tasked with mapping out highly productive land under the policy statement, Damien O’Connor (Minister for Rural Communities and Agriculture) contends.

“Over the last 20 years, about 35,000 hectares of our highly productive land has been carved up for urban or rural residential development, while 170,000 hectares of this land has been converted to lifestyle blocks. Once land is built on, it can no longer be used to grow food and fibre,” he said. “[The NPS-HPL will] enhance protection giving farmers, growers, and other food producers certainty into the future and provide greater economic security.”

Nadine Tunley from Horticulture NZ appears optimistic that, finally, talk will turn into action. However, she warns the NPSHPL is just a first (although important) step to ensuring growers can continue to meet increasing demand.

“HortNZ has advocated for nearly a decade for government policy that recognises the importance of our best soils and ensures that they are prioritised for what they are best for: producing healthy vegetables and fruit.”

Property Development

WHAT CAN I DO WITH MY SITE?

At Cato Bolam we work with a large range of clients, from first time developers and investors through to large scale development experts. The most common first question on new projects is: “what can I do with the site?” There are many things to consider and, in most cases, many different options available. Whether you want to build your dream house, add a minor dwelling, develop your back yard, or take on a much larger development project, we are here to help you from feasibility to completion.

With 50 years’ experience in land and property development, 100+ experienced professionals, and services across planning, surveying, engineering, architecture and environmental, we offer the expertise to maximise the potential of your land. Working with us gives you greater control and flexibility through the duration of your project.

Our process generally begins with a development feasibility and concept option analysis. This is one of the most important phases of work as it tests the potential of the site, assesses available options and, most importantly, helps you determine if a development is likely to be feasible and meet your needs.

The first step is looking at the planning rules that will apply to the site. In Auckland, this has recently gone through a major change (‘Plan Change 78’) with the introduction of the government-mandated medium density housing standards (MDRS) which allow up to three storey development through expanding the Mixed Housing Urban Zone across a significant part of Auckland. Some new standards have ‘immediate effect’ – i.e. up to three dwellings complying with the MDRS are possible where the development meets all the relevant standards. Four or more units complying with the MDRS may also be possible, however the old zoning will still need to be considered.

Waikato District Council has recently gone through a major change (Proposed Waikato District Plan – Appeals Version) with the introduction of medium density residential zones. A variation to these rules (Variation 3) has been notified to enable development within Tuakau, Pokeno, Huntly and Ngaruawahia to comply with the MDRS.

The recent rule changes make it important to understand the planning implications for your site and proposed development. Our planners are here to help you.

With more relaxed rules, there are now more development options available to consider. It also makes the process of determining what sort of development is best for you that much more important as not every option will be feasible or profitable.

During feasibility / concept design, we take a holistic approach that utilises our inhouse architectural, planning, surveying, and engineering expertise to assess constraints (physical and infrastructural) and provide options to address them, review the zoning and identify any council requirements. We create a concept design that obtains the best development potential for your site. We may be asked to work around an existing house or consider relocation of the house to create increased development potential on the balance site. We consider how different housing types may work on the site and note the importance to understand the local market, which may drive the type of housing that should be investigated.

This feasibility / concept design phase is the most important phase of work as it will identify the potential development yield for your property and provide a concept option analysis.

Contact our Cato Bolam team to begin exploring the opportunities for developing your property.

OUTDOOR LIVING MAKE THE TRANSITION

One trend we are seeing in the renovation market is creating outdoor spaces that are an extension of the home. With New Zealand’s ever-changing weather, they are starting to become more than just a deck or patio that needs building. We are requiring more shade from the sun and shelter from the wind. Luckily there are so many ways to achieve this, that can look good and be practical.

When thinking outdoor spaces, the first question is what are you wanting to achieve? Are you wanting somewhere that can be used all year round? Do you want an entertainer’s outdoor dream? Or are you wanting somewhere for your family to enjoy meals in the summer evenings?

If it’s just a deck for entertaining you are wanting, the first thing to think about is where is it going, will it be at ground level or are we building it up to the house or off a second storey. Heights from the ground will determine whether you need a) a consent and b) a handrail. You may only need the handrail. With the handrail, you could use aluminium or glass balustrading these are both really great products that give a deck a contemporary look while potentially not blocking out any views you may have.

Decking products themselves have come a long way. We no longer only have pine or kwila to choose from. When selecting products to use for decking, think about budget, what will the deck be used for and the maintenance of the product you are looking at. You would want a product that lasts the test of time and easy maintenance. Composite decking which we are using more and more while a more expensive option is very low maintenance.

Before/After: The deck before and after Smith & Sons got a call – this client has fully transformed their outdoor living experience. Lourvetech System: A complete phase here with a stunning finish courtesy of our Smith & Sons’s Franklin team.

With creating a space that gives you usage all year around, then look at extending your existing roof line off the house, this could be done using a lourvetech system which is proving popular. They give protection from the weather, but you can also open to get more sunlight in the space.

Once you have the roof option chosen you can then use pull down blinds which can be automated or manual. Adding these can give you a space that is fully weather proofed. How nice would it be to sit outside with cup of coffee on a sunny winter day and still be comfortable!

Get in contact with us if you would like to more about the options and your thoughts on outdoor living.

Smith & Sons Franklin owned/operated by Lane & Melissa van den Brink

ABODE DESIGN + BUILD Customised creations

There are homes, houses and then there are Abodes. Although cofounder of Abode Design + Build, Patrick Preisig, says the company tackles a wide range of projects, they all have one thing in common.

“We build every home from scratch and manage projects from start to finish,” he says. “Some companies build from a range of set plans, but we have found people prefer not to have the ‘same again’, favouring homes that suit their specific land, lifestyles, and budget. We deliver consistent, quality solutions every single time.”

The Karaka-based Abode team has been kept on its toes of late as more and more people choose to set down roots in Franklin and the wider area, but increased demand has not seen the company resort to production line thinking.

“Rather than stretch our team, we focus on a manageable number of builds at a time. This way we can be sure every project is achieved to the highest of standards with the utmost care and attention. Every home we build is a reflection of our workmanship, so every one of them needs to be our best.”

Working in partnership with his cofounder, Stephen Tordeich, Patrick leads an experienced team of tradespeople able to adapt to projects of almost any scale. “There’s no limit really. We have completed builds anywhere from a cosy 70 sqm unit to as

Patrick Preisig

big as a 780sqm country house on a sprawling lifestyle property,” Patrick confirms.

Abode is no real estate agency but having friends in the right places is certainly of benefit.

“We do not sell sections or offer home and land packages, but we do have our fingers on the pulse with extensive contacts in local real estate. Once you’ve found the right piece of land, that is when we step in to design and build a bespoke home for you that is the perfect fit for your chosen section.”

In addition to new builds, Abode Design + Build is a master of the craft when it comes to home extensions, removing old structures and building new.

“Whether you are looking to add extra rooms or take your house back to its bare bones so it can be completely transformed, we can help.”

Whatever the scale or nature of a project, each begins with a free consultation, Patrick adds. “Visit our website or give us a call. We’ll be happy to give you a tour of our showhome – a solid example of our workmanship.”