On this day the thing happened which every project dreads, the failure of one of our major contractors. The contractor who had been responsible for earthwalls and unit construction in the first few blocks went into liquidation which caused a lot of anxiety and a great flurry of extra work for most everyone concerned. As always such a liquidation causes a ripple of hardship, especially for subcontractors. For us it meant urgently finding another contractor, because of our mid-development exposure to our development lender. Getting the project running again quickly was important to maintaining the timeline. A new builder was selected on the basis of being a firm with enough oomph to push stage one of the project to completion through the residue. Our project managers earned their keep, and with some 10 weeks delay stage one was back in motion.
The impact of the delays and costs of recontracting did mean an increase in our own costs but fortunately the strength of the purchaser/resident group meant we were able to move on.
We regret the demise of the previous contractor, because they worked hard and produced unique and hand-crafted buildings. Sadly the financial realities of a project this size constrained as it is by a rigid construction funding regime meant little room was left for overruns in cost or time. We want to take this opportunity to thank the company for its enormous effort. What happened was hard on everyone.
An open day/ ceremony was held to show off our first two homes, newly completed, with courtyard paving, topsoil spread and planting underway. Some 300 people attended and heard speeches by national cohousing and cooperation advocates, as well as a presentation by Roman Jaques of BRANZ of a Green Home Scheme Award. The project acheived an "Excellent" rating for its use of natural materials, passive water and space heating and other features. After a long journey in creation the homes universally impressed visitors, the media, and residents-to-be alike. Many of the visitors had seen something of the project in the past, but the sight and smell of the finished homes was indeed a real transformation from the building site status we have lived with all year. Also at the event Waitakere City Council, Terra Firma and other organisations had displays on environmental building.
An additional four homes are expected to completed by the end of the month, and stage 2 is now being offered for sale. Work is now also underway on the two story earth buildings that comprise the Neighbourhoods 4 plex apartments.
Now that the project is more advanced the media are taking a more active interest in the devlopment, and TV1 News had a spot about an "Eco-Suburb"! on the evening of the 8th.
Robina McCurdy and the folks at Earthcare Education came up to run a weekend Urban Permaculture course especially for the project. This was in order to coalesce a overall permaculture design, and establish a clear common basis for a future planting and sitework. The weather conspired to a wet weekend, and created trails of mud everywhere as a result of the siteworks still being completed. (See a collage of images from the weekend).
Roofs, upper story framing and board and battern cladding are up on 8 of the terrace houses. Plumbing, electrics, and data cable (for high speed internet) are installed, and insulation and lining are starting. Work has started on the 2 level 4plex apartments, and these buildings will be among the tallest earth buildings in NZ.
The TV3 news crew has been recently and we are expecting a slot on the 6 pm news any day!
The builders have enjoyed the long fine February days, and most of the earthwalls for stage one are complete. The first autumn rains remind us that exposed ground plus rain means mud. Earthworks pick up pace to complete the pond and finalise all trenches. Sewer drains, power, and telecom cables now mostly installed underground. The project investigated the feasibility of reticulating high speed internet to each unit, and found that this is another of the advantages of clustered housing! Data cable is being installed in the same conduit as central TV reticulation.
The project development co-ordinator Robin Allison, continues to work closely with the contractors to problem solve, fine tune, and smooth the passage of purchaser options. Subdivision consents both Unit Title and a two lot subdivision for the front of site are now well advanced. A myriad of conditions must be met before council will sign it off, allowing titles to be issued, approximately mid year.
Also the project made a submission to the Auckland Regional Water Review process. Earthsong demonstrates how urban housing can collect most of its own rainwater, reducing the load on city infrastructure. Encouraging tanks and flow reducing appliances is seen as a effective soft alternative to large-scale engineering solutions. Further steps are needed at the government level, however, to empower urban developments to undertake on-site wastewater treatment.
Various members have been caring for the trees on site, organised stove and hardware fittings selection, radio and newspaper interviews, grant applications, GST returns, childcare, legal easements, and a myriad of other things. Some purchsers are looking toward moving in in only a matter of 7-8 weeks, all being well.
After the perimeter bond beams were poured, the big exposed macrocarpa floor beams were fitted, and the 45mm thick 'mill flooring' laid to the upper level. Framing appeared on site in rapid succession and raised to its full height. The houses look big now compared to the impression at slab stage! The 37.5 degree roof pitch also appears much steeper than it is, and embodies a traditional sheltering roof feel.
The framing of the first roof to its final height was celebrated with a 'roof shout', sharing food and drink with the builders, and cutting the Earthsong cake. On the same day the contracts were all completed and formerly signed with a jovial photo session with the project managers, building contractors and directors of CNZL.
The ramming crews are on on site, mixing clay, lime and cement, and compacting into thick plywood forms spaced 350mm apart. Ramming is with a 6 inch pneumatic rammer. Once rammed to full height the formwork is immediately removed, and the wall very hard. Its almost like an accelerated stone creation process. The first wall stands like a monument and symbol of all our work, a very exciting moment.
The day before Christmas final approval was given for our construction loan with the National Bank. Fixed price building contracts are being let with Alan Drayton Builders Ltd for siteworks and Terra Firma Earth Homes Ltd for building the houses.
On 21 December Infrastructure Auckland announced that it had approved our grant application for innovative stormwater devices to the extent of $93,500. The 2 stages of legal subdivisions for the project are underway.
The minor earthworks required for the road and path network and buuilding platforms was carried out in November. The site is now a a scattering of platforms amidst preserved apple and pear trees. Before and after the Xmas break polished coloured concrete floors were poured and the first earthwalls rammed in place.
A significant article on the Neighbourhood was published in the periodical Eco-Living complete with colour images. Also work is underway on a comprehensive Cost Benefit projection to calculate the long term cost savings arising from the neighbourhood's sustainable homes.
One house remains available in stage one and the project is steaming along with the first houses occupiable in as little as a few months. It can and is being done!