OIA26-CB020
David
[FYI request #33811 email]
Dear David
Thank you for your email of 23 February 2026 requesting the information under the Official
Information Act 1982 (the Act). On 3 March you clarified that your request was for:
Al updates and briefings (including memo's, reports, dashboards, emails, text messages
etc) received by you or your office (including advisers and private secretaries) relating to
the vacancy of the 30 homes at Wellesley Road in Napier.
Nine documents have been found to be within scope of your request and all are released to you.
Some information has been withheld under the following sections of the Act:
Section of Act Reason to withhold
9(2)(a)
To protect the privacy of natural persons.
9(2)(g)(i)
To maintain the effective conduct of public affairs through the free and frank
expression of opinions by or between or to Ministers of the Crown or members
of an organisation or officers and employees of any public service agency or
organisation in the course of their duty
9(2)(j)
To enable a Minister of the Crown or any public service agency or organisation
holding the information to carry on, without prejudice or disadvantage,
negotiations (including commercial and industrial negotiations)
18(d)
That the information requested is or wil soon be publicly available
The documents are detailed in the attached document schedule.
In terms of section 9(1) of the Act, I am satisfied that, in the circumstances, the decision to withhold
information under section 9 of the Act is not outweighed by other considerations that render it
desirable to make the information available in the public interest.
I sincerely apologise for the delay in responding to your request. The delay was due to an
administrative oversight in our office and does not reflect the standard approach our office takes in
handling such requests. We thank you for your patience.
You have the right to seek an investigation and review of my response by the Ombudsman, in
accordance with section 28(3) of the Act. The relevant details can be found on the Ombudsman’s
website at: www.ombudsman.parliament.nz.
Yours sincerely
Hon Chris Bishop
Minister of Housing
Annex 1: Document schedule
Documents in scope of OIA26-CB020
Date
Document
Section of the
Act applied
1
27 November
HUD Media Report 27 November 2025
9(2)(a)
2025
2
2 December
HUD Media Report 2 December 2025
9(2)(a)
2025
3
3 December
Email: RE: DUE COP 3 December: Background
9(2)(a)
2025
information on 124 Wellesley Road
9(2)(j)
4
15 December HUD2025-008833 - 12 WPQ responses
9(2)(j)
2025
5
22 December
Texts between Minister Chris Bishop and advisor
9(2)(g)(i)
2025
9(2)(j)
6
8 December -
Email thread between Minister Chris Bishop and advisors 9(2)(a)
20 January
- “Weekend Bag 7/8 December”
9(2)(g)(i)
2026
9(2)(j)
7
23 January
HUD2025-008849 – Weekly Report – 23 January 2026 Withheld in full
2026
To be published soon at: www.hud.govt.nz/documents
18(d)
8
29 January
HUD Media Report 29 January 2026
9(2)(a)
2026
9
11 February
Email thread between advisors and private secretaries - 9(2)(g)(i)
2026
“RE: Query - Napier housing”
9(2)(j)
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RELEASED UNDER THE
INFORMATION ACT 1982
OFFICIAL
1
1
Number Requestor
Question
Answer
Background for Office
Out of Scope
RELEASED UNDER THE
INFORMATION ACT 1982
OFFICIAL
Out of Scope
4
56554
Kieran
Has the Ministry of Housing and Urban
I am advised that the Ministry of Housing and s 9(2)(j)
(2025)
McAnulty
Development considered leasing the 30
Urban Development is not currently
vacant flats in its complex in Wellesley Road contemplating a long-term lease of the
in Napier to a Community Housing Provider homes as I understand that the Ministry is
and if not, why not?
currently seeking to sell the homes to a
Community Housing Provider.
The Wellesley Road
development pre-purchase
was approved by then joint
Ministers of Finance (Hon
Grant Robertson) and Housing
(Hon Megan Woods) in April
2023. A subsequent write
down for on-sale was
approved by Hon Chris Bishop
on 15 Dec 2024 and by Hon
INFORMATION ACT 1982
Nicola Willis on 20 Jan 2025.
RELEASED UNDER THE
5
56555
Kieran
Were the 30 flats purchased by of the
No. These places have not been counted
Note for office: Wellesley
(2025)
McAnulty
Ministry of Housing and Urban Development toward the 1,500 homes funded through
Street was intended to be
in Wellesley Road in Napier intended to be
Budget 2024.
funded and delivered under
counted toward the 1,500 social homes
the Public Housing Plan.
funded in Budget 2024 and if so, have those
These places have not been
30 vacant flats been counted in the
OFFICIAL
Out of Scope
Ministry’s reports of homes delivered
counted as delivered at this
toward that 1,500 target?
stage.
6
56556
Kieran
What reasons, if any, have prospective
I am advised that one Community Housing
(2025)
McAnulty
purchasers of the Ministry of Housing and
Provider has expressed concerns about the
Urban Development’s complex in Wellesley design.
1982
Road in Napier given for not purchasing the
complex?
7
56558
How many, if any, of the prospective
I understand that no Community Housing
ACT
(2025)
purchasers of the Ministry of Housing and
Providers have advised that inability to raise
Urban Development’s complex in Wellesley finance has been an obstacle to purchasing
Road in Napier suggested that they were
the homes.
unable to raise the finance needed to
purchase the complex and what actions, if
any, is the Ministry taking to assist them?
8
56560
When did the Ministry of Housing and Urban I am advised that one Community Housing
(2025)
Development start looking for a Community Provider was identified as a preferred
Housing Provider to acquire the three-storey partner, with negotiations to operate the site
complex on Wellesley Road in Napier and
as social housing occurring from 2024.
what reasons, if any, have been provided by Negotiations have been ongoing with other
prospective purchasers for not proceeding
prospective providers since that CHP
with a purchase?
signalled recently that they were unwilling to
INFORMATION
go through with a purchase having expressed
RELEASED UNDER THE
concerns about the design.
9
56561
How much did the Ministry of Housing and
I am advised that the Ministry paid the
(2025)
Urban Development pay for the three-storey amount of $17,772,827 (plus GST, if any) as a
complex on Wellesley Road in Napier in July
OFFICIAL
Out of Scope
2025 and for what purpose was it
pre-purchase agreement. The property
purchased?
purchase was intended for social housing.
10
56564
How many homes or complexes purchased
I am advised that under the Build Ready
(2025)
by the Ministry of Housing and Urban
Development pathway, 24 homes purchased
Development for social housing under a
by the Ministry of Housing and Urban
1982
“build-ready development” agreement have Development across two developments have
been completed and how many homes, if
been completed and sold to Kāinga Ora or to
any, in each location have not had social
a Community Housing Provider (CHP) for use
housing tenants living in them since they
as social housing. 22 homes in a third and
were completed?
fourth development were sold to two iwi
ACT
housing providers. These 46 homes are all
now tenanted, although the 22 homes
owned by the iwi providers are not social
housing places.
The development in Napier (30 places) was
pre-purchased for social housing and is not
currently tenanted. 10 homes in a Waikanae
development were pre-purchased and have a
CHP buyer for social housing, but are not
currently tenanted. A further 25 homes in
this development that were underwritten
and subsequently triggered are planned for
INFORMATION
market sales.
RELEASED UNDER THE
11
56565
How many “build-ready development”
I am advised by the Ministry that no
(2025)
agreements has the Ministry of Housing and underwrite or pre-purchase agreements have
Urban Development signed with developers been signed since 1 January 2025.
since 1 January 2025 and for each
agreement, how many homes were to be
OFFICIAL
Out of Scope
delivered and what was the agreed
completion date?
12
56566
Kieran
Why does the Ministry of Housing and Urban The Ministry’s Build Ready Development
The Build Ready Development
(2025)
McAnulty
Development purchase housing
pathway has now ended. It enabled projects pathway envisioned flexible
developments for social housing with the
in regional locations to proceed that would on-sell arrangements with
1982
intention of selling them on to Community
have otherwise stalled or not started through options including social
Housing Providers?
either an underwrite or a pre-purchase off
housing (through CHPs or
the plans. Some of the projects were pre-
Kāinga Ora), affordable rentals
purchased with the intention to be on-sold or other housing through CHPs
for social housing or affordable rentals.
or iwi housing providers, or
ACT
market homes.
RELEASED UNDER THE
INFORMATION
OFFICIAL
Out of Scope
s 9(2)(j)
1982
s 9(2)(g)(i)
ACT
Out of Scope
RELEASED UNDER THE
INFORMATION
OFFICIAL
From:
Hannah Ouellet
To:
s 9(2)(a)
Subject:
RE: Weekend Bag 7/8 December
Date:
Tuesday, 20 January 2026 3:41:00 PM
HUD is putting something in their status report.
s 9(2)(j)
Best,
Hannah
From: s 9(2)(a)
Sent: Monday, 19 January 2026 10:27 PM
To: Hannah Ouellet <[email address]>
1982
Subject: RE: Weekend Bag 7/8 December
Any word from HUD on the 30 homes?
ACT
From: Hannah Ouellet <[email address]>
Sent: Monday, 22 December 2025 10:38 AM
To: s 9(2)(a)
Subject: Re: Weekend Bag 7/8 December
Hello - have followed up. Will let you know as soon as I hear back.
Best,
RELEASED UNDER THE
INFORMATION
Hannah
From: s 9(2)(a)
Sent: Sunday, December 21, 2025 5:52 PM
To: Hannah Ouellet <[email address]>
Subject: RE: Weekend Bag 7/8 December
OFFICIAL
Should follow up with HUD please on the Napier 30 homes. This is a bit untidy.
From: Hannah Ouellet <[email address]>
Sent: Monday, 8 December 2025 10:06 AM
To: s 9(2)(a)
Joshua Smith <[email address]>; Sandy
Grove <[email address]>; Mikaela Bossley Clark
<[email address]>; Tegan Harris <[email address]>;
Carlos Webster <[email address]>
Subject: Fw: Weekend Bag 7/8 December
Hello,
Comments in blue.
Best,
Hannah
From: s 9(2)(a)
Sent: Monday, December 8, 2025 1:32 AM
To: Joshua Smith <[email address]>; Hannah Ouellet
<[email address]>; Mikaela Bossley Clark
<[email address]>; Tegan Harris
<[email address]>; Carlos Webster
<[email address]>; Sandy Grove <[email address]>
Subject: Weekend Bag 7/8 December
1982
Out of Scope
ACT
Media
Out of Scope
RELEASED UNDER THE
INFORMATION
s 9(2)(g)(i)
the Napier 30 homes that are still vacant WAS a
build ready underwrite signed off by the last government. s 9(2)(g)(i)
s 9(2)(g)(i)
I guess it doesn’t change the fundamental fact that the
OFFICIAL
homes are vacant. I don't think it changes much - the article did say it was a "build
ready development" (but didn't mention that this was under the previous
government). It may be worth asking HUD what next steps are in the officials meeting
today (i.e., if no CHP wants to buy the homes then will HUD sell it to KO, on the
market, as affordable housing, or sell to a CHP at a discount?).
Out of Scope
Out of Scope
RELEASED UNDER THE
INFORMATION ACT 1982
OFFICIAL
Out of Scope
RELEASED UNDER THE
INFORMATION ACT 1982
OFFICIAL
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"2)"3
From:
Bronwyn Lauten
To:
Tegan Harris; Olivia Burnett
Cc:
Mikaela Bossley Clark
Subject:
RE: Query - Napier housing
Date:
Wednesday, 11 February 2026 10:38:16 AM
Attachments:
image001.png
HUD has responded to two media queries about this – below. At the bottom, I also included background info s 9(2)(g)(i)
27 Nov
Subject
Query
1. What factors have impacted on the ability of HUD to see that 124 Wellesley Rd could be
Build Ready programme, Napier
tenanted as soon as possible after it was handed over in July ?
Journalist/Publication
2: Why is it that Kainga Ora could not be enabled to tenant the flats as soon as possible
Doug Laing – Hakes Bay Today
after that handover ?
3: Are there difficulties in finding a suitable CHP for 124 Wellesley Rd ?
4: Is there a timeframe by which HUD expects a sale to be made, and would that normally
have been something that would have been completed prior or simultaneously with
completion of the development ?
5: Are there any other multi-storey new builds similarly untenanted in the HUD portfolio at
present, if so, how many and where ?
Response
We have been in active negotiations with potential community housing providers (CHP) to
operate the site, but finding one who is prepared to purchase the site has taken longer than
expected.
Given the intention to contract a CHP to operate the site as social housing, it would not be
appropriate to have interim tenanting arrangements with Kāinga Ora.
Kāinga Ora is focused is on the Government’s turnaround plan and on renewing and
maintaining their existing stock.
We expected to contract a CHP to operate the site as soon as it became available for
tenanting. We are not working to a fixed timeframe to sell the site, as we want to secure a
CHP that is suitable and at an appropriate cost to the Ministry.
We have provided a link to a recent Ministry response to an Official Information Request
that provides details of properties held under the Build Ready Development programme as
at 1 October:
https://www.hud.govt.nz/assets/Uploads/Documents/Proactive-
Releases/November-2025/HUD2025-008004-Response.pdf
INFORMATION ACT 1982
RELEASED UNDER THE
29 Jan
Subject
Query
Residential Development Underwrite
I'm wanting to update the situation regarding the three-storey block at 124 Wellesley Rd,
Napier, which still appears unoccupied. I pass it at least twice on most days, if not 4-6 times,
Journalist/Publication
sometimes in the evening. I notice some lights on in the building, but that seem to be in
different parts of the building each night.
OFFICIAL
Doug Laing — Hawke's Bay Today
Firstly, is there any movement in terms of having this block occupied or operated by a CHP,
and is there a back-up plan if there are no takers in any hurry ? The locals are getting worried
that the building could end up vacant for months or even years.
Secondly, there are a number organisations in Hawke's Bay who many see as potentials, such
as Mana Ahuriri (Napier) and Tamatea Pokai Whenua (Hastings), both treaty PSGE's getting
involved in housing (but usually on their own land), so have these organisations or others in
the area been engaged in discussions with a view to getting the site occupied ?
Response
There has been no substantive change in the status of the development at 124 Wellesley St
since we last updated you in November 2025.
We have not engaged with Mana Ahuriri or Tamatea Pōkai Whenua as our
focus remains on identifying and working with a Community Housing Provider to operate the
development as social housing.
Background for Ministers
Date
Action/ request
Comment/update
30
Background
124 Wellesley Road is a three-storey apartment complex in central Napier that was completed in June 2025. It
November
information on
contains 30 apartments of which 23 are one bedroom and 7 are two bedroom homes.
124 Wellesley
Toiora NZ Limited (the developer) partnered with Stead Construction who had previously completed two
Road
comparable developments.
The Wellesley Road site came through the Ministry’s Build Ready Development pathway as a pre-purchase
agreement (for all 30 homes). The pre-purchase was approved by joint Ministers of Finance (Hon Grant
Robertson) and Housing (Hon Megan Woods) in April 2023.
The pre-purchase was intended for social housing as the Hawke’s Bay region had a high need for housing
following Cyclone Gabrielle.
The developer obtained a Code Compliance Certificate from Napier City Council on 17 June 2025. HUD
settled the purchase of the properties in July 2025.
s 9(2)(j)
were identified as a preferred CHP partner with negotiations occurring from 2024. s 9(2)(j)
recently completed due diligence on the development and, due to perceived deficiencies in the design, did
not wish to proceed with the purchase and withdrew from negotiations.
The homes remain empty as HUD seeks a buyer with no fixed timeframe for sale.
Other CHP (and wider if needed) options are being considered.
s 9(2)(j)
Kāinga Ora is not being considered for interim tenanting because:
It is focused on the Government’s turnaround plan and maintaining existing stock.
HUD’s intention is for a CHP to manage and own the site, so short-term arrangements with Kāinga Ora would
complicate that transfer.
The homes would not be able to be sold “as new” s 9(2)(j)
HUD’s priority is to sell to a provider (achieving the return of Crown funds) at an appropriate price with the
social housing outcome as initially envisaged.
s 9(2)(j)
From: Tegan Harris <[email address]>
Sent: Wednesday, 11 February 2026 10:29 AM
To: Bronwyn Lauten <[email address]>; Olivia Burnett <[email address]>
Cc: Mikaela Bossley Clark <[email address]>
Subject: FW: Query - Napier housing
Do we have anything on this? I can’t find anything in media responses but presumably we might have something somewhere in a regional brief.
From: Loredana Unsworth <[email address]>
Sent: Wednesday, 11 February 2026 9:59 am
To: Tegan Harris <[email address]>
Subject: Query - Napier housing
INFORMATION ACT 1982
RELEASED UNDER THE
Hello,
I have another question for you ! Putting together the PM brief and one of the local issues that came up was the Government-owned Napier
apartment block with 30 flats was completed 5 months ago but is still empty (Government-owned Napier apartment block with 30 flats was
completed 5 months ago but is still empty - NZ Herald).
Do you have any lines on this I can put in ?
OFFICIAL
Thanks a mil
Loredana Unsworth | Research and Communications Advisor
National Leader’s Office
M: 021 829 186 | [email address]
