Implementation of Conservation Policy

Explanation
The conservation and maintenance of  67 Otitori Bay Road will be influenced by the requirements of a number of outside authorities or organisations which may have a role determining the future of the building.  These organisations need to be made aware of why the building is significant and how they can assist in it’s preservation/conservation. (refer to Conservation Policies 3 - 7 )

New Zealand Historic Places Trust
67 Otitori Bay Road is protected under the provisions of the Historic Places Act 1993.  The building has a Category C registration.  This category is defined (section 22(3)(a)(i) of the Historic places Act 1993 as: “ Places of special or outstanding historical or cultural heritage significance or value.”

The New Zealand Historic Places Trust is defined as a “heritage protection authority” under the provisions of section 187 of the Resource Management Act 1991.  Section 94(2)(b) of the act requires the local authority to notify the N.Z.H.P.T. of any proposed changes to any registered building.  ( refer to Conservation Policies 3 & 4 )

Local Authority - Waitakere City Council

The Waitakere City Council is the local territorial authority responsible for administering the provisions of the Resource Management Act (1991).  The site and buildings are subject to all the ordinary provisions of the Waitakere City Council District Plan, as they apply to this property.

The building has been registered by the Waitakere City Council.  Any proposed change which involves the removal of original building fabric or which will obscure parts of the building will require a Resource Consent ( proposal to be assessed against the recommendations and policies of this conservation plan) and may require a Building Consent.  The provisions and requirements of the Building  Act are considered by the Territorial Authority when processing Building Consent applications.  A Building Consent is required for any changes to the building which involve  changes to the structure of the building , or changes to the building services.  The Building Act covers all services ( plumbing, drainage, electrical) and sets out all the  provisions which apply to them.  The Building Act (1991) also addresses the fire safety, disabled access requirements and structural integrity.

Where possible, when new work is undertaken, it should be carried out it accordance with the requirements of the Building Act, “as nearly as is reasonably practicable”.  In considering and applying these provisions the Territorial Authority is required to take into account the special historical and cultural value of the place to ensure that these qualities are not compromised.  ( refer to Conservation Policies 3 - 6 ).

Owner's Requirements and Uses

The building is owned by the McCahon House Trust. The Trust intends to develop the property as a place to further the understanding of the contribution of Colin McCahon in the development of New Zealand art since 1950, and as a place to better understand the daily life of the McCahon family at that time.

All work, from basic maintenance through to the introduction of new facilities, has an effect on the fabric of the building and may affect the heritage value of the building.  This document is intended to guide these decisions  to ensure that

‘any change . . .  should be the minimum necessary and should not detract from the cultural heritage value of the place.  Any additions and alterations should be compatible with the original fabric but should be sufficiently distinct that they can be read as new work.’
( I.C.O.M.OS. Charter, 20. Adaptation)

The existing condition of the building, which is considered later in this document, will affect how the building can be used.

Policy  8 -  The proposed uses of the building should respect and if possible reinforce the cultural heritage value of the place.

Policy  9 - Parts of the building which have been assessed as being of significant heritage value can only be used in their original form.

Policy  10 - The McCahon House Trust should establish an archive of material relating to McCahon’s time in Titirangi.  This will reinforce the value of the buildings to the community and help to further the understanding of this place.

Interpretation

The property is evidence of how the McCahon family lived during their time in Titirangi.  Most of the fabric of the buildings have not been substantially changed and are a record of that period.  The place can become a lodestone for gathering further evidence of that period from those who lived or frequently visited during the 1950’s. This will reinforce the meaning of the place and help to further explain what the remaining physical evidence in the house, garage  and garden represents.

Establishing an archive as discussed in 2.3 (iv) “Owners Requirements and Uses”, will greatly encourage an understanding of Colin McCahon’s life with his family during the 1950s.  To reinforce this the building should be repaired and restored as closely as practicable to its condition during the McCahon years. 

Policy 11 - On the basis of the  assessment of the evidence  made in this report and any verifiable evidence that may be forthcoming as a result, the building and site should be restored to its form, fabric, and colours, as closely as possible, as it was at the end of the 1950’s  (refer also to policies 8, 9 and 10 above).

Existing Condition of the Building

The building is in poor condition.  The exterior of the building is deteriorating.  The roof is rusted and damaged in many places.

All the building services, electrical, plumbing, storm water and foul water  need to be checked for safety and condition.  The electrical services have been run on the surface of the linings. At the time the McCahons lived in the house all wiring was run in metal conduit and switches and power points were round fittings on wooden blocks.

Work to stabilise the building is urgently needed.  It is in very bad condition and requires a substantial amount of work.  The full extent of the work required will not be obvious until work commences.  The costs to stabilise the building will be substantial and are likely to exceed estimates as unforeseen work is certain to be needed.

Graeme Purdie, Building Surveyor, carried out a survey of the condition of the building in August 2001 (Appendix 6 of this document).  His survey and recommendations, are thorough and sound, which the buildings are not.  There are further considerations required to ensure that work undertaken to stabilise or otherwise change the buildings and property will not obscure or destroy the fabric of the place which has been assessed as having high Heritage Value.

Policy 12 - Identify areas of remedial work/ stabilisation which would require changes to fabric of high Heritage Value.  Establish methods and processes to carry out this work which will have as little effect on these areas as possible.  Checking all services, (electrical, plumbing, storm water and sewerage) based on Graeme Purdie’s Report with full account given to the Heritage Assessment & other Conservation Policies  in this report.

Once the building has been stabilised and restored a programme of regular cyclical maintenance needs to be established by the owners.  The objective of “preventative” maintenance is to do the right thing at the right time, to do what is necessary and to have a checking and approval process for the work.  This involves cleaning and repair and the checking of services and building fabric for use and wear.  General cleaning needs to be carried out depending on frequency of use.  Allowance needs to be made for larger refurbishment such as painting and re-roofing, which should be scheduled on a period determined by the expected life of those materials from new.

Policy  13 - Establish the full extent of repair and reconstruction work required to stabilise the building  (i.e. to make the building watertight and to prevent further decay, including checking all services) and get costs for carrying this work out. based on the Guiding Conservation policies set out in Policies 1 &2.

Policy  14 - Establish a  programme to carry out the work giving priority to work which is essential to stabilise the building,

Policy  15 - Carry out this work as soon as possible, if necessary  in stages

Policy  16 - Full consideration must be given to the manner in which services are run within the building to ensure that wherever possible all services are hidden, or authentic to the 1950s period. Service connections should be run into the building under the floor.

Policy  17 - Limit access to the building until stabilisation work has been carried out.

Policy  18 - A regular maintenance programme must be established for the building which takes full account of the heritage value of the building fabric.

Fire Safety and Security

Fire is the greatest single threat to the building.  The best protection against fire is prevention.  Some of the issues discussed elsewhere have a bearing on fire safety, in particular the condition of the electrical services and the provisions of the Building Act regarding fire safety and egress. 

To the greatest extent possible fire protection systems such as heat and smoke detectors with alarms connected to the local brigade should be installed in the building.  Management policies should also be established to ensure that electrical services are regularly checked and that accelerants are not kept on the property.  There should be no smoking in or around the building as a further control to protect against the possibility of fire.  The vegetation around the building should be controlled to keep flammable material away from the exterior of the building.

During any building process there is also a greater chance of fire damage than during normal use.  Proper care and attention is required to ensure that problems do not occur which may result in a fire.

Policy  19 - The best possible fire protection systems, heat & smoke detectors, and a sprinkler system connected to an alarm should be installed.  There should be rules for use (e.g. no smoking, building to be secured out of hours of use).

The McCahon house presents a security problem.  If the decision is made to restore it to the condition and facilities it had in 1959, it will not meet modern health and safety requirements.  It would be a museum, not a house.  Unfortunately, the best security for the property would be for it to be occupied.  The house is not visible from the street and could easily be broken into or otherwise damaged.  This problem is not easily resolved.

Policy 20 - Building Security: A full, monitored alarm system, including cameras, should be installed.  There should be some provision for general lighting.

Policy  21 - Any re-planning of the building must take into account fire egress requirements.  This will depend on the proposed use of the building.

Facilities for the Disabled

When planning changes to the building, provision should be made to ensure that the requirements of the disabled are taken into account.  This applies particularly to access.

Policy 22 - Provision of facilities for the disabled should be made as discretely as possible with respect to Heritage Values as set out in Cultural Significance section of this document.

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