The country’s first Heritage quake-proof building – South Wairarapa’s council office – is plagued by leaks, airborne and underfoot toxic mould, asbestos and even an abandoned leaking toilet.
The fix?
Band-aid work estimated at an initial $130,000 and constantly repeating, or a wider refurbishment and up to a new build which one off-the-cuff estimate put at “$20-million.”
Councillors steered clear of both the least and most expensive options at last month’s Strategy Working Committee.
“We must provide safe conditions for staff to work in,” said Councillor Kaye McAulay as the meeting authorised staff to develop details for a building and office space “refurbishment,” for an initial outlay of $1.0 – 1.5 million. This “Option 2” would include a new roof.
Further work was also approved for “Option 4” – which includes a new, larger office block, a possible lease-back deal and “disposal of (the) 19 Kitchener Street site” – along with its leaky heritage building.
Councillors noted that the potential for “amalgamation” should also be factored into future planning – a path earlier abandoned by Masterton, Carterton and South Wairarapa after initial discussions.
In July, mould testing and survey work in the Kitchener St building found airborne toxic black mould in the men’s toilets, and significant fungal growth in the Waiohine Room – currently unusable.
“Men’s toilets had airborne Stachybotrys – toxic black mould – (which) should not occur indoors and the (human) tolerance for it is set at zero,” the report to councillors noted. In the Waiohine Room there is “significant fungal growth in (the) ceiling that may become airborne.”
“Extremely elevated” readings for aspergillus/penicillium, and cladosporium were confirmed in the corporate office, with the same moulds in the corridor near the mayor’s office. Roof leaks have stained and damaged the walls, wallpaper and carpets – allowing more mould to flourish.
With no “physical separation” between the public and official parts of the building, there was risk to both the public and visitors – as well as staff, the report warned.
The detailed 148-page “Accommodation Options” notes that “as a result of historic inaction, the existing office suite is not fit-for-purpose, presents an existing and increasing risk to staff health and safety … and has longer-term risks to staff and services should the condition of the site continue to deteriorate.”
It adds: “On-going short-term solutions are costly and provide no long-term value.”
The exterior of the 1950’s-built block has the usual asbestos problems, but further survey work is needed to identify any internal use of the material.
The roof in poor condition means “there are a significant number of leaks throughout the building as a result,” and requires action.
Deteriorating exterior cladding meant further water leaks, damp, mould and decay in several offices.
Councillors sought assurance that the office space is currently safe for staff to work in. Officials provided further details of how the issues are being managed and an assurance that ongoing work to keep staff safe is occurring.
Minutes from the meeting note that: “The majority of members gave a steer for the CEO to investigate Options 2 and 4.”
A further resolution added: “To note the current issues, and ongoing deterioration, of the 19 Kitchener Street office building.” Agreed.
