Orakei: Added value

19a Rukutai Street, Orakei.

Grace Garden and Andrew Craig had a grand plan - to buy a home with a subdividable section and live in the original house while building their dream home at the back. The problem was that in the 18 months it took to get the building consent, they changed their minds about the whole thing.

The couple originally intended to pursue their dream in Westmere but Andrew says they couldn't face living in a terrible old house while building a new one.

So they jumped at the chance of buying a near-new home in Meadowbank on a subdividable section three years ago.

"There's just not many properties like this around any more," says Andrew, who is an architect.

The couple began the process of subdividing the property and Andrew drew up plans for the home. But a watercourse through the subdivided land plunged them into a bureaucratic nightmare.

"Because of that we had to deal with the ARC, Metrowater and Auckland City Council," Andrew says. "It was a pain in the neck."

The subdivision process cost them about $40,000, including $16,000 in financial contributions and the cost of culverting the watercourse and extending the driveway.

By the time the building consent came through, Andrew and Grace had decided they wanted to stay in their home. They sold the subdivided section to a builder, who is using Andrews plans - much to his satisfaction - and has the framing up for the new home.

But since selling the section off, the couple realised that Grace's furniture hire business is taking over too much of the house. They have bought a bigger 70s house in Meadowbank with a massive 150sq m garage.

"I suppose we're looking for our next little challenge," says Grace. "The new place also has a larger lawn for the kids [Ella, aged 6, and Toby, 3] to run around on - and it's got views back to the city."

Andrew and Grace say their Rukutai Street home has served them well over the years - they've particularly enjoyed the "high, open living spaces" and the indoor-outdoor flow.

"This is a fantastic place for toddlers because out the front it's all enclosed, so you can be inside and keep an eye on the children roaming around outside," says Grace.

"The addition to the house above was done with the expectation that there would be another house behind it so it's very private here," says Andrew. "And because the back of the house is all to the south, you can get really windy days but it's lovely out front in the courtyard."

Andrew says the Onduline cladding on the north and east faces keeps the house warm because it "soaks up the heat", and they loved the look of the distinctive black cladding so much they used it on the fence when they had the property landscaped by designer Trudi Crerar.

Andrew and Grace are already considering alterations to their new home - and the good news, for this couple, is that the section is not subdividable.

ANDREW'S SUBDIVISION TIPS

Beware the reserve contributions the council expects - they can be costly. If problems arise, face-to-face meetings with officials beats writing letters. Design the house to maximise the site. Flat sections are easier to subdivide as you're not so restricted by height-to-boundary regulations.

Vital Statistics

BEDROOM: 4

BATHROOM: 2

GARAGE: 2

SIZE: Land 400sqm, house 210sq m.

PRICE INDICATION: Mid-$700,000s. By negotiation.

INSPECT: Sat/Sun 1pm-2pm.

CONTACT: John Shaw, Barfoot & Thompson, ph 307-6340 bus, 021 439-778 mob, 366-1479 a/h.

FEATURES: Architect-designed townhouse with north-facing indoor and outdoor living. Under floor heating in living area plus an open fire. Secure and flat front yard.