Tag Archives: Adverse effects

by Elizabeth | August 9, 2017 · 1:24 am

Commercial residential, 143-193 Moray Place : ODT bias, ignores arguments of opposing legal experts

THUS we gather that the owners/editorial team of the Otago Daily Times have deemed Anthony Tosswill’s proposal for a tall fat Moray Place apartment building (commercial residential) is worthy of being built. Ra Ra ODT.

If you (ODT) want to print half the story, presume away…. to Not be the independent courier of what is public information contrary to the arguments of the greying Mr Page, Counsel for Mr Tosswill’s NZ Horizons Hospitality Group Ltd (widely suspected as a vehicle for Asian finance, yet to bring even one of “12 hotels” on his South Island wish list out of the ground – funny that).

For your attention :
The legal submissions of Ms Semple, Counsel for Millennium and Copthorne Hotels New Zealand Ltd (owner of the 3 star Kingsgate), an affected party.

Ms Semple maintains that the application cannot be lawfully unbundled.

█ Legal Submissions on behalf of the Millennium and Copthorne Hotels
█ Casebook for the Millennium and Copthorne Hotels

The legal submissions of Mr Hardie, Counsel for Misbeary Holdings Ltd are not yet available online at the DCC website.

[click to enlarge]

LOLOL

At Facebook:

If the independent commissioners agree with Mr Page then it’s “See you in Court, Buster”.

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Posted by Elizabeth Kerr

This post is offered in the public interest.

5 Comments

Filed under Architecture, Business, Construction, DCC, Democracy, Design, District Plan, Dunedin, Economics, Finance, Heritage, Housing, Infrastructure, Media, Name, People, Pet projects, Politics, Project management, Property, Proposed 2GP, Public interest, Resource management, Site, Tourism, Town planning, Transportation, Travesty, Urban design, What stadium

Tagged as 143-193 Moray Place, 5 star hotel rooms, Adverse effects, Apartment building, Central Activity Zone, Commercial residential, DCC, Dunedin, Dunedin City Council, Dunedin City District Plan, Independent commissioners, Millennium and Copthorne Hotels New Zealand Ltd, Misbeary Holdings Ltd, Non-complying activity, North Princes Street/Moray Place/Exchange Townscape Precinct (TH03), NZ Horizons Hospitality Group Ltd, Second generation district plan (2GP), The Kingsgate

by Elizabeth | June 25, 2016 · 7:05 pm

Cycleways and scattered nails

### radionz.co.nz 24 June 2016 at 9:23 pm
RNZ News
Cycleway truce called as review set up
By Michael Cropp
Wellington’s beleaguered cycleway programme will not be getting the shot in the arm some were hoping for – instead it will be reviewed, refreshed and recommissioned. The outcome of that process – a ‘refreshed cycleways programme’ – would go to the Wellington City Council’s transport committee in August, the council announced today. Meanwhile, Island Bay Residents’ Association had reached a truce with cycling advocates and councillors, and was planning to start on its own consultation. A New Zealand Transport Agency report this month on the council’s ability to implement its programme stated the fallout from the Island Bay project had jeopardised the council’s other cycleway initiatives, and had eroded the public’s faith in the council. It said the council had lost the confidence of officials and ministers. Today’s announcement was intended to provide a pathway to regaining that trust.
Read more

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IDEAS !!!!

Earlier this year, nails were scattered on the cycleway and the local residents’ association threatened a rates revolt if it wasn’t dug up.

### radionz.co.nz 1 June 2016 at 6:44 pm
RNZ News
WCC told it let spokes fall off cycleway plan
By Michael Cropp
The way Wellington City Council conducted the rollout of a controversial cycleway in Island Bay has hurt its city-wide ambitions for the bike routes, an independent review has found. The report into the city’s cycleways, which was commissioned by New Zealand Transport Agency (NZTA), concluded people felt the path in the southern suburb was a poor solution that was delivered without proper community engagement and consultation. It recommended it be reviewed and modified after further community consultation.
Read more

█ Read the report commissioned by NZTA (PDF, 1.3MB)

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Meanwhile at Dunedin…. plodding incompetence. A recent series of city council-led (earworms: Spokes Dunedin and NZTA) technical planning and cycleway construction FAILURES, at Exorbitant Expense forced on Ratepayers. All this while South Dunedin core infrastructure maintenance and upgrades received little if no DCC attention, ultimately leading to Council-fuelled multimillion-dollar flood damage. And now, the ODT Editor exhibits gut-wrenching Cheek to devoutly urge DCC to YES, Build Cycleways!

Fri, 24 Jun 2016
ODT Editorial: Learning from cycleway errors
OPINION After a long year of construction, mistakes, remedial work, wasted money and public dissatisfaction the South Dunedin Cycle Network has finally been shunted down the council’s cycleway queue. In an Otago Daily Times report this month council infrastructure networks general manager Ruth Stokes said she could not say when the South Dunedin network would be completed. The new focus, she said, was to employ the limited available resources on fixing the Portobello Rd cycleway and the central city network.

“Build them well, build them smart and build them efficiently.” (ODT)

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SPOKES Dunedin speaks out for cycling in Dunedin, New Zealand and represents everyone who rides a bike or would like to ride a bike in the city. SPOKES is a local volunteer cycling advocacy group founded in 1996 as an affiliate of the New Zealand Cycling Advocates Network. SPOKES Dunedin is an incorporated society registered under the Incorporated Societies Act 1908.

We look forward to working with the Dunedin City Council to develop a real cycle network for Dunedin. (Spokes)

God Almighty! Read this:

█ SPOKES DUNEDIN SUBMISSION ON DRAFT 2016-2017 ANNUAL PLAN
Posted on April 6, 2016 by spokesdunedin

Summary
A change of scope is needed for Dunedin’s cycling network, but it is unclear what the DCC’s change in scope actually means, and higher standard cycleways are only part of the story. Spokes Dunedin has a vision for successfully realising the cycle network. We want everyone to be able to cycle from North Dunedin to South Dunedin, out both sides of the Harbour, and through the tunnels to Green Island and Mosgiel on a connected framework of city-spanning arterial routes that are safe, direct, and convenient to use. This will focus work where there is a clear need for improved safety rather than on streets that are already relatively safe, and will create a solid initial network that can grow and develop in response to future demand. The great thing is that there already exists some cycling infrastructure on many of the routes for this initial network. Several things can be achieved by the end of this year that will help Dunedin catch back up to where it should be.

To do in 2016
1. Support NZTA to begin construction of the SH1 separated lanes by the end of this year.
2. Fix Portobello Road – it’s already been two years. We don’t need fancy landscaping, we just need the median barrier realignment so the road looks like a road and the cycleway looks like a cycleway.
3. Complete the Wharf/Roberts intersection as agreed – it’s already been two years. This intersection presents an identified safety risk on a high demand route.
4. Continue the SH88 path through the rail corridor to the railway station, thereby providing an alternative to the cycle lanes on Anzac Ave (heavy freight route and high risk).
5. Create a separated cycle lane from the intersection of Andersons Bay/Strathallan, along The Oval, to Crawford Street in place of the existing cycle lane between two lanes of fast-moving traffic.
6. Develop plans for a separated cycle lane on North Road and safety improvements for the Opoho intersection to tie in with NZTA’s forthcoming separated cycle lanes on SH1. This route is of very high strategic priority.

Introduction
Dunedin is a pro-cycling city, where a significant proportion of the population regularly cycles for recreation, transportation, or both. Year after year, cycling is one of the most strongly supported and heavily submitted-on topics in the annual plan. One of the biggest public consultation events in Dunedin history was held in 2013 regarding the proposed SH1 separated cycle lanes. In addition to widespread media coverage, NZTA and DCC staff solicited input from the public at information booths in busy locations including the Golden Center, Toitu, and the University. With over 2000 written submissions and roughly 800 survey responses, the SH1 separated cycle lanes received one of the highest response rates of any topic ever consulted on. The result was overwhelming support for the proposed separated cycle lanes. Independently, the AA undertook a survey of their local membership, with over 70% of the nearly 1500 respondents supporting the proposed separated lanes. The overwhelming public demand and support for better cycling in Dunedin cannot be denied.
In response to this demand, the City rightly undertook to develop a Strategic Cycle Network. But the South Dunedin portion of the cycle network has not delivered on the ambitions of the cycle network plan adopted in 2011. Nothing has progressed in the last year, leaving half-finished elements scattered around, with other things ripped out without consultation.
Some might argue that we should throw up our hands in despair, abandoning the possibility of future success under the fear of past failures. But others know that setbacks are par for the course when charting new waters and trying new things. Where would we be if the likes of Cook, Columbus, or Magellan had turned around after the first storm and torn sail? Those leaders stayed the course, their sailors gained experience, and they ultimately changed the world.
Read more

“SPOKES, CYCLE-SAIL OFF THE EDGE OF THE WORLD WHY NOT”

█ For more, enter the terms *cycle* and *christmas present* in the search box at right.

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Posted by Elizabeth Kerr

Election Year. This post is offered in the public interest.

*Images: (from top) humancyclist.wordpress.com – fixed track racing | hdwires.in – nails | hbr.org – bike dog jun co-passage | en.wikipedia.org – sail wagon

19 Comments

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Tagged as Adverse effects, Bleeding heart cycle proponents (BHL), Community challenges, Cost blowout foreseeable, Cr Jinty MacTavish, Cr Kate Wilson, Cull for OVER-PRICED CYCLEWAYS, Cumulative adverse effects, Cycle lanes, Cycle network, Cycleways, Dave Cull, DCC, DCC Transportation Planning, Dunedin, Dunedin City Council, Dunedin Cyclists = minority group, Health and Safety, Kill cyclists, Lovelorn Cull, Mayor Cull, New Zealand Transport Agency, NZTA, One-way system, Parking building, Ratepayers and Residents, Rates increases, Ruth Stokes, Satire, Segregated cycleways, Separated cycleways, SH1 one-way system, Simon Underwood (NZTA), South Dunedin, SPOKES, State Highway 1

by Elizabeth | October 22, 2015 · 2:14 pm

Bloody DCC —superlative cost blowout #cycleways #SUCKS

#GreaterDunedinNOTsustainable
#DaveCullNOTsustainable
#KateWilsonNOTsustainable
#JintyMacTavishNOTsustainable
#CouncilStaffManagersNOTsustainable

Cycling [screenshot at YT].jpg No photograph of Kate in lycra could be found. The Mayor and MacTavish were both camel shackled when our photographer called (say no more).

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### ODT Online Thu, 22 Oct 2015
Dunedin cycleway cost blowout
By Craig Borley
Building Dunedin’s cycleways could cost “three to four times” more per metre than first thought. That news was delivered to the Dunedin City Council’s infrastructure services committee this morning by the council’s infrastructure and networks general manager Ruth Stokes

The committee voted to continue with the rollout of the network, ensuring the design and finish were of the more expensive, higher quality option.

█ Council Reports available at What if? via (12.10.15)https://dunedinstadium.wordpress.com/2015/08/22/dcc-cycleways-now-tied-to-more-urban-design-spend-after-rehash-numero/#comment-66330

Sandy Graham advises there is one amended page (item 6 ph 6.8) – a map was altered for clarity. The website copy will be updated with the amended page.

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Posted by Elizabeth Kerr

*Image: [screenshot] youtube.com – Cycling Training Program – Crashing on a bike

57 Comments

Filed under Business, Construction, Cycle network, DCC, Democracy, Design, Economics, Geography, Media, Name, New Zealand, NZTA, OAG, Ombudsman, People, Politics, Project management, Property, Site, Sport, Tourism, Town planning, Transportation, Urban design, What stadium

by Elizabeth | September 12, 2015 · 9:20 pm

Cr Kate ‘Cycleways’ Wilson —(disingenuous) fails constituents

█ Cr Kate Wilson says cycleways will bring myriad benefits to Dunedin.

ODT Online Sat, 25 Jul 2015
Why Dunedin is investing in cycling
By Craig Borley
Dunedin appears divided over the cycle network. Some see it as unnecessary. Others see it as vital. ODT reporter Craig Borley spoke to Dunedin city councillor Kate Wilson, chairwoman of the infrastructure services committee, about why the city is investing in cycle infrastructure.
Read more

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█ The Dunedin City Council is sleep-walking to yet another poorly thought out cycleway project. (ODT)

### ODT Online Thu, 20 Aug 2015
Time to put brakes on cycleway
By Hilary Calvert
OPINION Somehow, the Dunedin City Council has been so beguiled by the gift-horse that is the New Zealand Transport Agency (NZTA) that it seems to have completely forgotten to carry out its proper role of looking after the interests of the citizens of Dunedin in respect of the State Highway 1 cycleway plans.
Read more

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ODT 26.8.15 (page 8)
– shot in a half-lit Dunedin café off the beaten cycle paths

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█ Proposed: Separated cycle lanes to run along north and south one way routes, between Botanic Garden and Queens Gardens.

### ODT Online Thu, 10 Sep 2015
Dedicated cycle lanes get closer
By Craig Borley
Nationally-funded separated cycle lanes along Dunedin’s one way system are now two steps closer as the project moves swiftly through the New Zealand Transport Agency machine.
Read more

NZTA said it had resolved to:
• Incorporate high turnover short term parking for businesses, particularly those reliant on short stay kerbside parking and deliveries
• Incorporate medium term parking close to the hospital and museum.
Updated plans were now being prepared to show where the parking would be included. The plans will be available for public comment at the end of the month.

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ODT 11.9.15 (page 16)

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Posted by Elizabeth Kerr

15 Comments

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Tagged as Adverse effects, Bleeding heart cycle proponents (BHL), Community challenges, Cr Jinty MacTavish, Cr Kate Wilson, Cull for OVER-PRICED CYCLEWAYS, Cumulative adverse effects, Cycle lanes, Cycle network, Cycleways, Dave Cull, DCC, DCC Transportation Planning, Dunedin, Dunedin City Council, Dunedin Cyclists = minority group, Health and Safety, Kill cyclists, Lovelorn Cull, Mayor Cull, New Zealand Transport Agency, NZTA, One-way system, Parking building, Ratepayers and Residents, Rates increases, Ruth Stokes, Satire, Segregated cycleways, Separated cycleways, SH1 one-way system, Simon Underwood (NZTA), South Dunedin, SPOKES, State Highway 1

by Elizabeth | February 26, 2014 · 1:03 pm

Hotel: Rosemary McQueen on consent decision LUC 2012-212 (41 Wharf St)

41 Wharf Street, Dunedin (DCC WebMap)

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Copy supplied.
Also published at Otago Daily Times (page 17).

### ODT Online Wed, 26 Feb 2014
Opinion
Hotel decision was legal, not political
By Rosemary McQueen
Two related misapprehensions run through nearly all the comment on the application to build a 27-storey residential building in the industrial zone.

The first is that the reason the development was rejected was that a minority of noisy nay-sayers objected to the proposal. Yet, had 500 supporters put in submissions and only 4 or 5 naysayers, the decision would have been the same. The decision was not made on the basis of counting heads (though no doubt the planners were gratified that the District Plan’s provisions were so whole-heartedly supported by the populace) but on the basis of law. The developers want to build their accommodation block in an industrial area. Residential activity is specifically excluded from this area and only allowed at the discretion of the court hearing the application. Discretionary treatment can only be accorded if the effects of the variation to what is allowed are minor and the general intention accords with the aims and objectives of the district plan. The applicants’ arguments to this effect were rejected at law – not by counting heads. Until that decision is found to be wrong, or those aspects of the proposal change, it can not proceed.

There is also a view that the the city council could and should have found a way of overturning – or at least of getting round – the planning committee’s decision. This is a misapprehension because the decision is a legal one that can only be overturned by a higher court and the council is not a court. The negotiations that have been taking place have been around trying to find a site and design that complies with the city’s district plan and the developers’ needs. By describing the setback to the development as “red tape” the ODT implied that the development’s lack of progress since being rejected by the planning committee is caused by overweening bureaucracy. But Ms Song has made clear that the site and design are not negotiable. How can the lack of progress be the fault of red tape when the impediment is so clearly the developers’ intransigence, despite having had their application for that site and design turned down because it doesn’t meet the law?

By insisting the proposal is non-negotiable during their discussion with the city, the developers appear to believe that overturning the planning decision is on the discussion’s agenda and within the council’s power. Instead of dismissing any such suggestion, the ODT and the Chamber of Commerce have encouraged them in the view that the council can change or flout the law in order to allow the development to go ahead. Fostering these misapprehensions has led to unnecessary division in the city. It’s time to stop accusing bureaucrats and antis of holding up progress and start explaining why changes to our built environment are not effected by political whim, but are, and need to be, conducted by rule of law that has undergone full democratic process.

ODT Link

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Related Posts and Comments:
14.2.14 Hotel: The height of arrogance
25.6.13 Hotel/Apartment Tower decision to be appealed

For more, enter *hotel* in the search box at right.

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Posted by Elizabeth Kerr

18 Comments

Filed under Architecture, Business, Construction, DCC, Democracy, Design, Economics, Geography, Heritage, Hotel, Media, Name, New Zealand, People, Politics, Project management, Property, Site, Town planning, Urban design

Tagged as 41 Wharf Street - Dunedin, Adverse effects, Architecture, Assessment of Environmental Effects (AEE), Betterways Advisory Ltd, Cultural Heritage Landscape, DCC, Decision, Design, Developers, Dunedin, Dunedin City Council, Dunedin City District Plan, Harbourside, Height, Heritage, Hotel, Industrial 1, Industrial zoning, Land use consent, Planning, Proposed hotel and apartments, Resource Consent application, Resource management, Resource Management Act, RMA, Sense of Place, Tall building, Towers, Zoning

by Elizabeth | June 25, 2013 · 5:13 pm

Hotel/Apartment Tower decision to be appealed

Updated 2.7.13

Tweet:

peter mcintyre @macthebroker
Hotel decision to be appealed | Otago Daily Times Online News : Zealand & International News shar.es/x85Pq via @ShareThis

5:11pm · 25 Jun 13 · Tweet Button

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### RNZ News Updated 24 minutes ago
Dunedin hotel plan heading to court
The developer planning a 27-storey waterfront hotel in Dunedin is taking its case to court. A Dunedin City Council panel declined resource consents for the $100 million project three weeks ago, saying it failed a key legal test and the glass tower would be too high for its industrial-zoned site. The five-star hotel and apartment complex has been hotly debated since being announced a year ago. On Tuesday afternoon, the company behind the project Betterways Advisory Limited, announced it will be appealing to the Environment Court against the council’s decision. The appeal will mean the court will attempt to broker a compromise between the developer, the council and any of the public submitters who want to get involved.
However, it seems likely that the court will have to hold its own full hearing into the project, probably early in 2014.
RNZ Link

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We really love Jing Song, Steve Rodgers, and their gift that keeps on giving. FO.
A source reveals Betterways’ appeal cites Consultancy House as a precedent. Interesting, the owners of Consultancy House strongly objected to the application in their submissions.

Related Posts and Comments:
18.6.13 Hotel: COC’s greasy spoon race. Ugh!
5.6.13 Hotel decision . . . (the vacuum)

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Posted by Elizabeth Kerr

[screenshot]

53 Comments

Filed under Business, Construction, DCC, Design, Economics, Heritage, Hotel, Media, Name, People, Politics, Project management, Property, Site, Tourism, Town planning, University of Otago, Urban design, What stadium

Tagged as 41 Wharf Street - Dunedin, Adverse effects, Appeal, Architecture, Assessment of Environmental Effects (AEE), Betterways Advisory Limited, Chamber of Commerce, COC, Cultural Heritage Landscape, DCC, DCC RED CARPET, Decision, Design, Developers, Dunedin, Dunedin City Council, Environment Court, Heartbreak Hotel, Heritage, Hotel, Jing Song, Otago Chamber of Commerce, Penile projections, Phallic architecture, Ping Cao, Planning, PoppyCOC, Proposed hotel and apartments, Red tape, Resource Consent application, Sense of Place, Skirtchasing, Tall building, Tourism, Wind effects

by Elizabeth | June 18, 2013 · 1:00 pm

Hotel: COC’s greasy spoon race. Ugh!

### ODT Online Tue, 18 Jun 2013
Hotel supporters still in discussions
By Chris Morris
Alternatives to a $100 million waterfront hotel in Dunedin are still being discussed as the clock ticks towards a decision deadline. However, exactly what the hotel developers’ next move will be remains a closely guarded secret after they were refused resource consent earlier this month.

Betterways Advisory Ltd has until June 26 to decide whether to appeal the decision of the Dunedin City Council’s hearings committee to decline consent for the hotel at 41 Wharf St.

Betterways director Steve Rodgers – the man fronting the hotel bid – did not want to comment on any aspect of the hotel bid yesterday, saying only the full time allowed to decide any appeal would be needed. However, the Otago Daily Times understands several property owners have come forward with alternative sites capable of accommodating a hotel, and that parties were busy behind the scenes. That included the Otago Chamber of Commerce, which had indicated earlier this month it was talking to Betterways to try and rescue the situation.
Read more

*[Otago] Chamber of Commerce, affectionately known as “COC”.

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Related Post and Comments:
5.6.13 Hotel decision . . . (the vacuum)

For more, enter *hotel* in the search box at right.

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Posted By Elizabeth Kerr

1 Comment

Filed under Architecture, Business, Construction, DCC, Design, Economics, Geography, Heritage, Hot air, Hotel, Media, Name, People, Politics, Project management, Property, Site, Tourism, Town planning, Urban design, What stadium

Tagged as 41 Wharf Street - Dunedin, Adverse effects, Architecture, Assessment of Environmental Effects (AEE), Betterways Advisory Limited, Chamber of Commerce, COC, Cultural Heritage Landscape, DCC, DCC RED CARPET, Decision, Design, Developers, Dunedin, Dunedin City Council, Heartbreak Hotel, Heritage, Hotel, Otago Chamber of Commerce, Penile projections, Phallic architecture, Planning, PoppyCOC, Proposed hotel and apartments, Red tape, Resource Consent application, Sense of Place, Skirtchasing, Tall building, Tourism, Wind effects

by Elizabeth | June 7, 2013 · 2:46 pm

Why should we lift a finger . . .

Not the same finger we lifted to the 27-storey, 96.300m high hotel/apartment building.

### ODT Online Fri, 7 Jun 2013
Editorial: Dunedin’s five-star hotel
The decision to reject the Betterways Advisory bid to build a $100 million waterfront hotel in Dunedin is, on the face of it, not surprising. As the Dunedin City Council hearings committee kept calling for further information, there was a sense within the community the project would fall at the first hurdle.

No city in the country can afford to stand by and let $100 million of private investment disappear.

Dunedin is a heritage city, having escaped the worst of the 1980s excesses of glass towers. That, in fact, proved to be something of a problem for the developers. Hearings committee chairman Colin Weatherall this week correctly said the decision had to be made on facts, not the heart. The city prides itself on its buildings. And tourists come here for many reasons, including the cityscape. So where to from here?
Read more

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Posted by Elizabeth Kerr

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Tagged as 41 Wharf Street - Dunedin, Adverse effects, Architecture, Assessment of Environmental Effects (AEE), Betterways Advisory Limited, Cultural Heritage Landscape, DCC, DCC RED CARPET, Decision, Design, Developers, Dunedin, Dunedin City Council, Heartbreak Hotel, Heritage, Hotel, Penile projections, Phallic architecture, Planning, Proposed hotel and apartments, Red tape, Resource Consent application, Sense of Place, Tall building, Tourism, Wind effects

by Elizabeth | June 5, 2013 · 12:37 pm

Hotel decision . . . (the vacuum)

DECISION OF COMMISSIONERS APPOINTED BY
DUNEDIN CITY COUNCIL (4 JUNE 2013)

1
Having carefully considered all the relevant reports and documentation supplied with the application, submissions, and the evidence presented to us during the course of the hearing, we have resolved to refuse the application from Betterways Advisory Limited to construct and operate a licensed hotel with residential apartments at 41 Wharf Street, Dunedin.

2
Since the proposal is a non-complying activity we were required to consider the particular restrictions imposed by s.104D in the Resource Management Act 1991. This requires the proposal to pass at least one of two tests. Having considered these, we were not satisfied that the adverse effects on the environment would be minor (s.104D(1)(a)), and nor were we satisfied that the activities associated with the application would not be contrary to the objectives and policies of the Dunedin City District Plan (s.104D(1)(b)). Having made these determinations, in terms of s.104D, we were unable to grant consent.

3
Throughout Chapter 6 of this decision we considered the environmental effects that were brought to our attention and have drawn our own conclusions as to how each of these issues impacted on this decision. Having done so, we have also undertaken an overall evaluation of the adverse impacts of the proposal in light of the expected positive effects.

4
Having examined the proposal with reference to Part 2 and Section 104 of the Resource Management Act 1991, we have also concluded that the proposal is not consistent with the overriding sustainability purpose of the Act as expressed in s.5(1).

The Hearings Committee of Ministry for the Environment-approved independent Commissioners was comprised of Crs Colin Weatherall (Chair), Andrew Noone and Kate Wilson, and John Lumsden of Christchurch.

Full decision (PDF 1.5 MB, 333 pages)

Stuff at 11:06 06/06/2013

ODT Online 06/06/2013
ODT Online 06/06/2013

RNZ News at 8:45pm 05/06/2013
RNZ Checkpoint 05/06/2013

Ch39 at 6:54pm 05/06/2013 [with video]

RNZ News at 12:24 05/06/2013

Stuff at 12:12 05/06/2013

3News at 10:36 05/06/2013 + Video

ODT Online 05/06/2013 [with video]

TVNZ ONE News at 9:46 05/06/2013 + Video

DCC Media Release 05/06/2013

► Enter *hotel* in the search box at right for more.

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Posted by Elizabeth Kerr

60 Comments

Filed under Architecture, Business, Construction, DCC, Design, Economics, Geography, Heritage, Hot air, Hotel, Media, Politics, Project management, Property, Site, Stadiums, Tourism, Town planning, Urban design, What stadium

by Elizabeth | June 4, 2013 · 9:05 pm

WATERFRONT HOTEL #DUNEDIN

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Posted by Elizabeth Kerr

18 Comments

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Tagged as 41 Wharf Street - Dunedin, Adverse effects, Architecture, Assessment of Environmental Effects (AEE), Betterways Advisory Limited, Cultural Heritage Landscape, DCC, DCC RED CARPET, Design, Developers, Dunedin, Dunedin City Council, Heartbreak Hotel, Heritage, Hotel, Penile projections, Phallic architecture, Planning, Proposed hotel and apartments, Red tape, Resource Consent application, Sense of Place, Tall building, Tourism, Wind effects

by Elizabeth | May 24, 2013 · 1:34 am

41 Wharf Street —consent renewed, with HOTEL decision pending

[via Anon]

The following non-notified consent decision appeared at the DCC website on 23 May 2013:

41 Wharf Street Dunedin (LUC-2007-775/A)

This consent was an application to/for A 3 storied building for commercial office and residential use within an Industrial 1 Zone at 41 Wharf Street Dunedin.

This was considered by the Council’s Senior Planner (Consents) on 16 May 2013.

The typos are ‘Council-supplied’.

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The back story, note highlighted comment below the image:

### ODT Online Fri, 16 Dec 2011
Dunedin developer finally gets the nod
By David Loughrey
Two Environment Court documents released in the past week spell the end of a lengthy attempt by Dunedin developer Tim Barnett to fight restrictions on his ability to build on a long-empty piece of harbourside land. The documents relate to his appeal against the Dunedin City Council’s plan change 7, or harbourside rezoning which, they said, was “nugatory”, or no longer valid. That meant no restrictions remain for the land at 41 Wharf St, on which he has resource consent to build a planned three-storey office and residential building beside the Steamer Basin at Otago Harbour.

The future of the site, next to the overhead bridge from the harbour to Jetty St, was unclear, as Mr Barnett this week said commercial developments, which he could not discuss, were under way.

But he is still clearly unhappy with the process he has been forced to go through. The site is highly visible to thousands of passing motorists travelling to or from Portsmouth Dr and southern suburbs. In December 2007, Mr Barnett, of Arthur Barnett Properties, applied for consent to build the 3105sq m building on windswept empty land that was once part of rail shunting yards. Two months later, the site was identified by the council as a possible road linking Wharf St with a new on-ramp to the nearby overbridge, and the council has a notice of requirement over the whole site. In May 2008, Mr Barnett was granted consent for the development, but with the council’s plans creating uncertainty, it did not proceed.
Read more

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Related Post and Comments:
18.5.13 Waterfront hotel investigation II

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Posted by Elizabeth Kerr

*Image by Design Consultancy

21 Comments

Filed under Architecture, Business, Construction, DCC, Design, Economics, Hotel, Politics, Project management, Property, Site, Town planning, Urban design

Tagged as 41 Wharf Street - Dunedin, Adverse effects, Architecture, Assessment of Environmental Effects (AEE), Betterways Advisory Limited, Cultural Heritage Landscape, DCC, DCC RED CARPET, Design, Developers, Dunedin, Dunedin City Council, Heartbreak Hotel, Heritage, Hotel, Planning, Proposed hotel and apartments, Red tape, Resource Consent application, Sense of Place, Tall building, Tourism, Wind effects

by Elizabeth | May 18, 2013 · 8:58 pm

Waterfront hotel investigation II

Received from Hype O’Thermia
Saturday, 18 May 2013 4:41 p.m.

External cladding and glazing treatment (Dunedin study)

For related posts and comments, enter “hotel” in the search box at right.

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Posted by Elizabeth Kerr

*Photos: Red Carpet Fashion (via stuff)

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by Elizabeth | April 18, 2013 · 12:22 pm

‘Heartbreak Hotel’ —Grahame Sydney

Received Thursday, 18 April 2013 11:23 a.m.

Wharf Street Hotel: time for some answers
By Grahame Sydney

With the DCC’s Resource Consent panel now sitting on its evidence, the full Council prevented from commenting on the proposal, and Dunedin ironically about to indulge in a celebration of its invaluable built heritage, isn’t it time a few things were clarified for the Dunedin public ? Time for a few truths to be told, instead of the shamefully dishonest propaganda from the promoters of the Wharf Street Hotel ?

Let’s start with the promotional video released on May 11, 2012 and voiced on behalf of his clients by Steve Rodgers of “Betterways Advisory”.

This sophisticated promo is a must-watch for all Dunedin residents, because within its 3 minute 49 second running time they will discover a Dunedin totally unlike the one they know: this is a fantasy Dunedin, whose tranquil waterfront bears no resemblance whatever to the facts. It is neat and orderly, blessed with open park spaces, and tied to its wharfs are luxury yachts and container ships. Rows of new, unrecognisable buildings have miraculously appeared behind every view of the towering glass monolith, and as the CGI camera sweeps across this fictional CBD towards the Stadium (curiously glimpsed only from overhead) and down its oddly-scaled roadways citizens will puzzle to identify any of the many buildings occupying the land in the vicinity of the Railway Station.

Perhaps the developers have bolder plans than a single hotel ? Certainly the Dunedin presented in this video sales pitch is not today’s city. It’s a scrubbed up, redesigned, blatantly re-scaled quasi-Auckland Viaduct vision in which the hideous proportions of the hotel appear more comfortable and the truth is deliberately ignored.

Dunedin eNZed May 13, 2012
http://www.youtube.com/watch?v=BhiKqnDT06M

As you watch, hit the Pause button at 33 seconds, at 53, at 1.14, at 1.21, at 1.39, at 2.22….. what ARE those buildings ? Where did they come from ? Have I been asleep these last decades ? Am I in the right city here ? Would someone please be honest here ?

Having extolled the virtues of the city’s marvellous heritage buildings, and noting that they are one of the major reasons why “tourists love this city”, Mr Rodgers proceeds to extol the virtues of “my clients’ grand design”, which so brutally desecrates that heritage.

Who are these visionary clients, so hellbent on bestowing gifts ? We are slowly learning: the “Otago Businesswoman” behind the proposal is an ex-accountant locally, now consultant and wine promoter living in Queenstown. Ms Song has the good fortune to be married to Ping Cao, reportedly “one of China’s top construction company owners”. That marriage, incidentally, took place in another New Zealand city with which she reported fell instantly in love: Nelson. No “gifts” for Nelson, however. How fickle is love.

Being pushed forward now as the public face of the project, Ms Song’s repeated professions of love for Dunedin are no substitute for expertise, or indeed sensitivity. It is evident she and her entrepreneur husband belong to the camp which believes Dunedin’s Victorian and Edwardian built heritage has less appeal than the monstrously ugly Dunedin Stadium, and that they anticipate a brighter future for the city when more of the same charmless, cheap, dated design has overwhelmed the city’s essential historic character.

Far too many unanswered questions remain, and honest answers would be enlightening. Continue reading →

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by Elizabeth | April 18, 2013 · 3:06 am

Hotel: Grahame Sydney on tenants for 164 apartments

ODT Graphic – The Wash, 17.4.13 (page 2)

—

Anonymous commented here (18.3.13) on the likelihood of the proposed tower apartments being pitched to students from China.

In short, proposed apartments intended as ‘university college’ atop a cheapish 5-star hotel.

Artist Grahame Sydney comes to the same conclusion. An (unpublished) opinion piece he sends to DScene leads reporter Wilma McCorkindale to engage Betterways owner, (note) Steve Rodgers.

We’d like Sydney to publish his full article ‘Heartbreak Hotel’ at What if? – since DScene and Southland Times only reference the item, fleetingly. Too hot to handle? So Grahame, if you’re reading this . . .
[happily, we got it, read the unabridged version here]

—

### stuff.co.nz Last updated 14:46 17/04/2013
Hotel a ‘hostel for privileged’
By Southland Times + DScene
Apartments in the proposed hotel for Dunedin’s waterfront could end up being occupied by Chinese students – or anybody else who wants them – project spokesman solicitor Steve Rodgers says.
Rodgers fronts for Betterways Advisory, a company owned by Chinese woman Jing Song*, which is proposing to build the 28-storey, five-star Dunedin Hotel on an industrial site a stone’s throw from the city’s inner harbour. This week he defended scathing commentary about the project, levelled by Otago artist Grahame Sydney.
In an article called Heartbreak Hotel sent to DScene, Sydney voiced several concerns, many already played out during a recent consent hearing – including the hotel’s ability to achieve economically viable occupancy rates. Sydney believed Betterways was targeting the lucrative international student market, specifically Chinese students, by including 164 apartments in the project.
Sydney also complained that a promotional video illustrating the hotel concept deliberately excluded surrounding heritage buildings in its visuals. The impact on heritage values in the city was one of the major concerns raised in submissions.
Read more

—

*What if? notes the New Zealand Companies Office register entry for Betterways Advisory Ltd (3142026) lists Stephen Rodgers as the sole director, with LMW Trust Limited (3141813) as the shareholder. Jing Song isn’t mentioned in connection with either entity.

—

Posted by Elizabeth Kerr

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by Elizabeth | March 23, 2013 · 8:59 pm

Chongqing, Southwest China

### news.xinhuanet.com | English.news.cn 2013-01-26 21:27:26
Chongqing sets new roadmap in post-Bo Xilai era
CHONGQING, Jan. 27 (Xinhua) — Chongqing’s municipal government vowed Saturday it would shake off the impacts of the Bo Xilai scandal and make law-abiding governance the priority alongside further reform. Huang Qifan, mayor of the metropolis in southwest China, described 2012 as an “extremely extraordinary year” for Chongqing’s development in his report on the work of the municipal government, which was delivered to the 4th Chongqing Municipal People’s Congress.

The local legislature convened its annual session on Saturday with aims to outline the city’s future blueprint for the next five years. The mayor said the government has endeavoured to maintain steady economical and social development despite the severe toll of the incidents involving Bo Xilai, with the city recording an annual economic growth of 13.6 percent. “It turned out that Chongqing citizens have weathered storms and withstood ordeals,” he said.

The government published the full text of its work report, in which it placed governing in accordance with the Constitution and the law as a main focus for this year, while references to Chongqing’s previous high-profile crackdowns on organised crimes are notably absent. In 2009, when Bo Xilai was the CPC (Communist Party of China) chief of Chongqing, the city launched a massive anti-crime campaign, prioritising fighting local mafia-style gangs. Though Bo and Chongqing’s police were credited with reducing crime, concerns were raised about abuses of power and the neglect of due legal process.

The government should rule in accordance with the law, and “no organisation or individual has the privilege to overstep the Constitution and the law,” the work report said. A power reshuffle in this session is set to usher in new local leaders, higher requirements are posed for the municipal government to further intensify reform, Huang told the lawmakers, adding that improvement to work style should be made following the central leadership’s call for eradicating bureaucracy and formalism in December.

Officials in Chongqing are urged to remain low-key and down to earth, talk less and work more to better serve the people.
Read more

****

“Amazing city… but without spirit… is a City with many construction. Don’t have the beauty of Brasilia… is a new city of construction.” —Cidade_Branca (architect) at SkyscaperCity CHONGQING | Projects & Construction (2.11.07 03:36 AM)

Wikipedia: Chongqing

“One river is naturally brown from the silt, the other is normal dark blue.”
—the spliff fairy at SkyscraperCity (28.2.13 01:54 PM)

—

### nytimes.com September 26, 2011
Built in a Dirty Boom, China’s Biggest City Tries to Go Green
By Coco Liu – ClimateWire
CHONGQING, China — Wandering around in downtown Chongqing, it is hard to imagine that this is a city that is going green. Vehicles clog roads in every direction. Construction cranes stretch to the horizon. And huge posters displaying locally produced industrial goods show where the city’s exploding economic growth is coming from. But Chongqing (population 28,846,200) is more than meets the eye. After living with acid rain and toxic smog for decades, the city has been scrambling for ways to clean up the air. It is also overhauling its power-hungry economy and rebuilding it on a base of industries that use less energy.

Chongqing isn’t alone on such a transformation path. It is one of several pilot provinces and cities that Chinese leaders picked last year in an attempt to find a low-carbon growth model that can be spread to the rest of the nation. Experts attribute this new Chinese desire to the fact that China’s environment and natural resources can no longer afford the blights of heavily polluting, energy-intensive growth. Moreover, there is growing pressure from the outside world to reduce emissions.

Chongqing, controlled demolition 30.8.12

Cities will play a major role in that effort. During the next 20 years, more than half of global greenhouse gas emissions are estimated to come from the developing world’s cities, and more than half of that will come from Chinese cities, says Michael Lindfield, a lead urban development specialist at the Asian Development Bank. “So the importance of making Chinese cities energy-efficient is really a global issue, not just a Chinese issue,” Lindfield added.

But none of this comes easily. For one, it is hard for cities to uproot decades-old economic foundations. In addition, cities risk revenue losses. Energy-guzzling factories that are shut down, in many cases, can’t be immediately offset by low-carbon industries that are still in their nascent stage. Moreover, the switch from traditional industries to green businesses claims jobs, at least for a short term. While cement makers can hire people with few skills, solar panel producers can’t.

Chongqing [became] one of the nation’s industrial hubs. It is China’s biggest producer of motorcycles. It leads in aluminum production. Every day, containers of made-in-Chongqing steel, chemicals and machinery are loaded on cargo ships and then sent from here to destinations along the Yangtze River. All this came at a heavy price.

Data from the World Bank showed that in the early 2000s, one-third of crops in the Chongqing area had been damaged by acid rain — the result of sulfur dioxide and other industrial pollutants. Breathing here became a dangerous thing to do. The World Bank reported that in 2004, residents in Chongqing were inhaling six times more lung cancer-causing pollutants than the World Health Organization considers safe.

“The city was always enveloped by fog and smog,” explained Li, the local economist. The mountain terrain around it helped concentrate Chongqing’s murky air, he said, “but pollution from heavy industries was the key.”
Read more

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Chongqing Planning and Exhibition Centre. The city model shows a concept idea of the future of Chongqing. Most important skyscrapers aren’t added until they have a definitive design. —z0rg at SkyscraperCity CHONGQING | Projects & Construction (6.8.06 09:32 PM)

100 towers taller than 200m including 20 supertalls in one city.
Chongqing 200+ metre List —z0rg at SkyscraperCity (6.7.08 10:05 AM)

****

[ODT] The project was being advanced on their behalf by Betterways, of which Ms Jing Song was also a director.

### ODT Online Sat, 23 Mar 2013
Betterways, Diamond Heights link
By Chris Morris
DUNEDIN — The construction company linked to Dunedin’s proposed $100 million waterfront hotel is building the tallest tower in western China. The building will be the tallest for the time being, at least. It has been confirmed the company linked to Dunedin’s proposed hotel is Diamond Heights Construction Engineering Co Ltd, which is based in Chongqing, China, and employs more than 1000 staff. The company is owned by Ping Cao, who together with wife Jing Song, of Queenstown, wants to build Dunedin’s five-star hotel on industrial land at 41 Wharf St.

While it was said Diamond Heights would not be directly involved in construction of Dunedin’s hotel – should consent to proceed be granted – Mr Cao and Ms Song planned to fund it together and contract a New Zealand company to build it.

Mr Cao’s company is responsible for the construction of the 65-storey Shangri-la Hotel in Chongqing, which at 290m high will, when completed, be nearly three times the height of Dunedin’s proposed hotel. It was almost finished, with only the exterior cladding to be added, and was an impressive sight when visited by Betterways Advisory Ltd director Steve Rodgers last year, he told the Otago Daily Times.
The company was also involved in other projects in China, including two sprawling mixed-use developments comprising hotels, other commercial buildings and housing.
Read more

Shangri-La Hotels and Resorts is said to be Asia Pacific’s leading luxury hotel group. Four Shangri-La hotels are projected for Chongqing.
Image: businesstraveller.asia

—

Posted by Elizabeth Kerr

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by Elizabeth | March 16, 2013 · 3:35 pm

Hotel: COC jollies and sweet cherry pie

LUC 2012-212 Betterways Advisory Limited
41 Wharf Street, Dunedin

507 submissions were received following notification of the application, 457 in opposition, 43 in support, and seven were neutral in their stance.

How high is 96.300 metres. How rank is the design.
How sunk is public access to full assessment of environmental effects (AEE).

Christchurch is building low.

The Dunedin stadium (named for the company the Commerce Commission recently described as misleading and deceptive in their marketing) has not been tested by a large earthquake or swarm. It stands on land prone to liquefaction.

The proposed hotel and apartment complex (28 storeys) – a tall building – will stand on land prone to liquefaction.

Is there sense or cents driving this. Offshore bling.

The Minister for Tourism, Pokies and Convention Centres is John Key PM.
Tourism lives in the second tier economy, mostly, brashly, at Queenstown Lakes.

Dark suits of Chamber want some o’ that sweet cherry pie.
How will it come.

—

Posted by Elizabeth Kerr

Images: Cherry Pie, WiseGeek (top). ‘Cherry Pie service’ (redraw), from Cherry Pie (Remastered), last.fm

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by Elizabeth | January 23, 2013 · 10:17 am

Proposed hotel: Council and submitters await detailed information

The committee planned to invite hundreds of submitters to have another say on the new information, before resuming the hotel’s resource consent hearing in March.

### ODT Online Wed, 23 Jan 2013
Further dialogue on hotel
By Chris Morris
Plans for a $100 million five-star hotel on Dunedin’s waterfront are to go back to submitters for another round of public consultation. It was confirmed yesterday the Dunedin City Council’s hearings committee has requested more information from Betterways Advisory Ltd, which wants to build the 28-storey hotel and apartment tower.
The details were contained in a letter from committee chairman Cr Colin Weatherall to Betterways, dated January 17 and released to the Otago Daily Times by Cr Weatherall yesterday. Betterways director Steve Rodgers said when contacted he was still considering its contents, but was frustrated and concerned by the length of time the consent process was taking.
Read more

Cr Weatherall’s letter to Betterways said extra information was required for a “proper understanding” of the hotel and its impact on the immediate surroundings and wider environment.

Information wanted by 15 February:
● An assessment of the environmental effects of construction and wind disturbance arising from the hotel
● A report from a recognised landscape expert
● Additional computer-generated images showing the hotel from locations around the city
● Betterways Advisory Ltd must physically demonstrate the hotel’s height on site in a way that was visible from across the harbour, perhaps by using a tethered balloon.

Image: ODT Online 2.12.12 [screenshot]

—

Posted by Elizabeth Kerr

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by Elizabeth | December 21, 2012 · 12:37 pm

Proposed hotel – ODT graphic indicates building height

ODT Online 21.12.12 (screenshot)

Read the article by Chris Morris:
Waterfront hotel: How big would it be?

UPDATED POST 22.12.12
Hotel/Casino/Investor updates for 41 Wharf Street:
● Queenstown/Auckland Casinos (share swaps) Link to comment
● Macau.com Link to comment

—

UGLY DOESN’T COVER IT

—

Posted by Elizabeth Kerr

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by Elizabeth | December 16, 2012 · 12:10 pm

Proposed Dunedin Hotel #height

The applicant has supplied a transverse section of the building proposal showing calibrated basement, podium and tower levels. The building height to top of roof structure is marked on the drawing as 96.300 metres.

As published at ODT Online:

OPINION » Your Town » Dunedin
What does 97m look like?
By ej kerr on Fri, 14 Dec 2012

Last night I took another tour of the Settlers Museum, having been through a month ago while exhibition displays were being populated, before the new foyer was completed.

The link to the Chinese Garden has yet to be made at the south end of the old NZRS building.

In the museum we have an impressive series of new and refurbished spaces, the reading of which is generally low and long, suited to the narrow site between the railway and State Highway 1, and sympathetic to the immediate historic built environment.

Looking out from the museum’s new foyer, which takes evening light amazingly well, across the traffic on SH1, there is old Dunedin Prison (1898), Dunedin Law Courts (1902), Dunbar House (former Dunedin Police Station, c.1895) and Leviathan Hotel (known as ‘Leviathan Railway Temperance Hotel’ when built in 1884).

This precinct flows into Anzac Square to the north, with Dunedin Railway Station (1906); lower Stuart Street featuring Law Courts Hotel (Auld Scotland Hotel was established on site in 1863), and Allied Press Building (former Evening Star Building, 1928); The Exchange area (old CBD); and Queens Gardens and the warehouse district to the south.

I mention this unique ‘cultural heritage landscape’ of buildings and green space because the impressive large-screen video flyover provided at the museum, as I understand, by Animation Research Ltd (ARL), shows exactly where the proposed 27-storey hotel and apartment block at 41 Wharf Street, if consented and constructed, will deliver significant irreversible adverse effects in the neighbourhood context – including for the Steamer Basin (see cruise operations by MV Tiakina and MV Monarch) and Dunedin Harbourside Historic Area (registered by New Zealand Historic Places Trust in 2008); and the Burlington Street Historic Area (registered in 1994), comprising Burlington St between High St and Moray Place (captures First Church, Burns Hall, Commerce Building, RSA Building, and Garrison Hall).

The adverse effects would be entirely due to the unwarranted height and overbearing design of the proposed hotel and apartment block.

The effects cannot be mitigated.
ARL should be asked to ‘insert’ the offending tower proposal into the museum flyover to gauge public reaction.

Alternatively, for no cost, Dunedin residents can walk or drive into the closed-off section of lower Rattray St beside the old level crossing and the Chinese Garden and take a look at the railway lighting tower.

This structure is approximately 35 metres in height. Imagine, at this street location, the hotel bearing down on you from 97 metres above.

With this height comparison think what happens to your enjoyment of the views, buildings and surroundings, together with your experience of sun and wind (microclimate)… and why for so many years Queen Elizabeth II Square in downtown Auckland was unalterably inhospitable, it was a rare day if anyone enjoyed lingering there before the Britomart Transport Centre was developed.

We’re not going to get a Britomart in Dunedin.

In terms of urban design, the proposed hotel and apartment tower is going to sever and destroy the sense of place – and your connection with the harbour edge, physically, metaphorically, spiritually, tangibly and intangibly.

Without end, without moral or ethical consideration as posed by the application documentation (no footbridge included).

And with the hearing committee taking that disingenuous path of wanting more information from the applicant so to tick boxes for consent to be granted.

The mayor has been lobbied by Betterways Advisory Ltd and friends; the politics is thick with ‘red carpet’ and promissories… as yet, there’s nothing solid, concrete or foundational in the appearance of the application. Is the city council about to bind us with a badly scribbled note worth $100m.

Ode to a mocking tower, at 35 metres. If only it could speak.

ODT Link

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Posted by Elizabeth Kerr

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by Elizabeth | December 7, 2012 · 2:26 pm

Proposed hotel – Truescape shenanigans

Comment and combined image received today [email].

—

“I confirm that the single frame simulations that Truescape has produced, accurately shows the proposed development on the 41 Wharf Street site.”

Yeah, right.
See images attached.

The lighting tower is the point of comparison. It is 35m tall. In the Truescape simulation [left], it appears to be approximately 50% of the height of the hotel, which would make it 70m. In the reference image [right], it is more accurately depicted as about 1/3rd of the height, which is correct.

[ends]

Sources:
● Evidence of Rachael Stanners -Truescape (PDF, 3.4 MB) Evidence presented to the Hearings Committee

● LUC-2012-212 12. Viewpoint booklet by Truescape (PDF, 3.4MB)
This document is a scanned copy of the application for resource consent

● Images by Madeleine Lamont (Submission No. 422) reproduced at Proposed hotel, 41 Wharf Street – indicative landscape effects (26.11.12)

● Application information – including post application and briefs of evidence to hearing: http://www.dunedin.govt.nz/council-online/notified-resource-consents/current-notifieds/luc-2012-212

******

At ODT Online…
[Excerpts]

On hearing session, Thursday 6 December
ORC counsel Alistair Logan said the hotel’s visual impact was reason enough to reject the consent application, but Betterways director Steve Rodgers had indicated no downsizing would be considered. That made the company’s proposal an “all or nothing” bid and “given that choice, there is only one answer – nothing”, Mr Logan said.
Simon Parker, from the New Zealand Institute of Architects Southern Branch, said the hotel would block views and destroy the character of the area, and Paul Pope, of the Dunedin Amenities Society, said it would dominate the landscape in a way “not seen in Dunedin before”.
http://www.odt.co.nz/news/dunedin/238134/plop-architecture-among-litany-criticisms

The hearing is adjourned but will resume on Monday 17 December for up to three further days of submissions.

******

On hearing session, Wednesday 5 December
The session was dominated by Christchurch barrister John Hardie and two expert witnesses, appearing on behalf of Capri Enterprises Ltd, which own significant tracts of industrial land in Dunedin.
Betterways had to show the hotel would have effects that were no more than minor, or met the policies and objectives of the district plan, and “I don’t think the proposal meets either of the tests”, Mr Hardie said. […] Mr Hardie began by questioning the credibility of evidence given by Dunedin architect Francis Whitaker, who gave a glowing endorsement of the hotel plans on Tuesday. Mr Whitaker was an architect, but spoke about urban design issues, which he was not qualified “in any way, shape or form” to do, Mr Hardie said. Mr Hardie said he was not asking for Mr Whitaker’s evidence to be excluded, but might if the same claims were made in the Environment Court. […] He also took aim at evidence from Phil Page, the solicitor acting for Betterways, saying a suggestion the hotel’s height should be ignored – because it would be built on industrial land without height restrictions – was “utter nonsense”.
http://www.odt.co.nz/news/dunedin/237993/submitters-attack-100m-hotel-plans

—

Posted by Elizabeth Kerr

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by Elizabeth | November 26, 2012 · 5:09 pm

Proposed hotel, 41 Wharf Street – indicative landscape effects

The following images (scans of scans…) were supplied by Madeleine Lamont in submission on application LUC-2012-212. The text of Madeleine’s submission has been lightly edited for posting. Her submission as lodged (No. 422) can be viewed here: Submissions 401 to 509 (PDF, 6.9 MB).

1. View from Mornington Park, off Eglinton Rd between Stafford and High Sts

2. (zoom) View from Mornington Park, off Eglinton Rd

3. View from Bellevue St, Belleknowes, just below Highgate

4. View from Adam St, near Russell St, City Rise

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Submission to Dunedin City Council
Re: Public Notice of application for Resource Consent Section 95A Resource Management Act 1991
Resource Consent Application No: LUC-2012-212
Name of Applicant: Betterways Advisory Limited
Location of Site: 41 Wharf Street, Dunedin, being the land legally described as
Lot 3 Deposited Plan 25158, held in Computer Freehold
Register OT17A/1107.

I submit in the strongest terms, that resource consent for the building of the proposed hotel structure on the above site, NOT BE GRANTED because of the structure’s significant, detrimental effects on the city landscape.

If the applicant had had the courtesy to supply comprehensive spatial design drawings of this structure in the context of the whole city, it would be obvious to all how inappropriate in SCALE this structure is. At 96m in elevation, the structure overbears the entire city and harbour basin, obstructing the entire city centre’s experience of the harbour, the peninsula and Dunedin’s nestling hills, offering an absurd conflict with the human scale and nature of both the historic and current character of city structures and city activities.

Of greatest concern are the western and eastern elevations of the structure. I submit Photo 1 taken from the lookout in Mornington Park, a view celebrated by Dunedin artists numerous times over the years, by visitors to the city and of course, by the hundreds of Dunedin households. The approximate silhouette of the proposed structure is drawn in to show the obstructive nature and ‘selfish’ size and position of the hotel. The scale of the building is completely inappropriate. Photo 2 is from the same position, zoomed in and marked with the Wharf St railway lighting tower measured at 35m used to indicate the dominance of the proposed 96.3m hotel structure. The eastern elevation from the peninsula suburbs too, will experience the overscale of the building against the city and hill suburbs.

Photo 3 taken, on zoom from Bellevue Street, Belleknowes, again includes the structure’s silhouette scaled off the marked rail light tower. If the cladding of the proposed tower is mainly glass, with it being so high above the city, the western sun will create issues of sun strike on roads leading down from the suburbs, and obviously, serious effects and obstruction to the views enjoyed by thousands of households.

Photo 4 is from lower down the Belleknowes spur, from Adam Street, with an estimated, but conservative profile (photo lacks a known structure to measure off) drawn. Again the aesthetic values and scale of the harbour basin are entirely offended by an ill considered structure.

What concerns me most about this application for resource consent to build an inappropriate structure (by position and scale), is the inadequacy of the supplied application documents to present the structure in the context of the city. Widely published images are fantasy, such as an elevated, high angle view from well above the harbour, attempting to diminish the perceived size of the structure. The only humans to view the structure from this angle, position and elevation may be those wealthy enough to, by helicopter. These images are notable for their lack of contextual structures that make, in fact, the character of Dunedin. Buildings of 2, 3 or more storeys set the scale appropriate for development and are absent from the application documents precisely to obscure the real affect this structure will have on the city’s landscape and its aesthetic values. Design consultancy information only focuses on the very immediate surroundings and contains no spatial plan for this giant structure in the context of the city. I have attempted to show how 120 degrees of the city centre and its hill suburbs will have their harbour and peninsula views and joy of place seriously obstructed. The peninsula suburbs will view a structure absurdly contradicting the city structures and rounded hill suburbs. All incoming transport links, as a special feature of this city, enjoy delightful revelation of the ‘great little city’, its harbour and the waters of the Pacific. These heartening views enjoyed by all, citizen and visitor, will be irretrievable spoiled and dominated by a tower designed (and possibly built) for a city the scale of Hong Kong, Kuala Lumpur or Singapore.

Lastly, the attempt at this sort of inappropriate development is an affront to the careful planning [of] the city’s forefathers to create an egalitarian community enjoying the delightful natural environment Dunedin offers. The proposed structure stands at 96m. This is only a matter of metres below the elevation of much of the Green Belt. Jubilee Park is at a 100m elevation. The Green Belt designed and implemented so long ago and maintained for the benefit of all, is carefully placed so that wherever a person stands in the city centre they can look up the hills to the skyline and see only green, the suburbs beyond obscured by the angle of view. This creates a very special intimate city, a human scaled city, for the benefit and edification of those living or visiting here. This, in conjunction with historical character (now lost in Christchurch), a rich, intelligent, creative and industrious community is what makes Dunedin a destination, a special, memorable place that with sympathetic development will continue to attract visitors and citizens who will not find the likes, elsewhere in the world. Structures like the proposed hotel are notable for being the same the world over. In being built it will change the very character of the place visitors will be seeking to experience.

I submit in the strongest terms that the Dunedin City Council turn down this application for resource consent and I suggest that the non compliance of this application to the requirements of the Resource Management Act to protect the amenity, aesthetic and cultural values and wellbeing of the people of Dunedin will bring this matter to the Environment Court.

Yours sincerely

Madeleine Lamont
B. Landscape Architecture (Hons), Lincoln University

—

Compare these indicative images to those prepared by Truescape of Christchurch for the Applicant:

LUC-2012-212 12. Viewpoint booklet (PDF, 3.4MB)
This document is a scanned copy of the application for resource consent

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The Applicant, Betterways Advisory Limited, gets one and a half days for presentation to the hearing committee (Cr Colin Weatherall, Cr Andrew Noone, Cr Kate Wilson, and independent commissioner John Lumsden). Submitters have been allowed ten minutes each. Written communication from City Planning makes no time allowance for submitters wishing to use experts.

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Posted by Elizabeth Kerr

13 Comments

Filed under Architecture, Business, Construction, DCC, Design, Economics, Geography, Heritage, Media, Name, NZHPT, ORC, People, Pics, Politics, Project management, Property, Site, Stadiums, Town planning, Urban design

Tagged as Adverse effects, Apartments, Archaeology, Architecture, Betterways Advisory Ltd, Bulk and location, CBD, Central Activity Area, Central Business District, Central City Framework, Commercial residential, Connectivity, Construction, Cultural Heritage Landscape, DCC, Dunedin, Dunedin City Council, Dunedin City District Plan, Dunedin Harbourside Historic Area, Environment Court, Environmental Impact Assessment, Finance, Footbridge, Harbour Arterial, Harbourside, Harbourside zone, Hearing, Height, Heritage character, Heritage Impact Assessment, Historic Places Act, Hotel, Industrial 1 zone, Industrial zone, Jetty Street overbridge, Landscape, New Zealand Coastal Policy Statement, New Zealand Urban Design Protocol, ORC, Otago Regional Council, Otago Regional Policy Statement, Overbridge, Overseas finance, Place making, Plan Change 7: Dunedin Harbourside, Port 2 Zone, Precincts, Railway footbridge, Resource Consent, Resource Management Act, RMA, Scale, Sense of Place, Steamer Basin, Submissions, Sustainable building, Tall buildings, Tourism, Urban design, Warehouse district, Waterfronts, Wharf Street, What is GOOD urban design, Zones

by Elizabeth | September 7, 2012 · 2:20 pm

Waterfront hotel: DCC to notify resource consent application

UPDATED POST 26.9.12
Who is behind the resource consent application? Find out here.
How do I make a submission on the application? Go to DCC webpage.

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Dunedin City Council
Media Release

Resource consent sought for major hotel

This item was published on 07 Sep 2012.

Betterways Advisory Limited has confirmed its interest in building a waterfront hotel and residential apartments on Dunedin’s Wharf Street. Further information sought by the Council has now been provided and formal notification of the company’s plans for the site will proceed.

The proposed hotel will have 27 floors plus a basement and will contain 215 bedrooms, two restaurants, two bars, a swimming pool for in-house use, as well as 182 on-site parking spaces, and a drop off/pick up area for two coaches. The building will also accommodate 164 self-contained apartments.

The application, which will be notified in Saturday’s Otago Daily Times, is accompanied by an assessment of environmental effects, revised plans and elevations, an architectural design statement, montages of the proposed hotel from viewpoints around Dunedin, shade diagrams, an integrated transport assessment, a reverse sensitivity study report, an infrastructure feasibility report, and a wind assessment report.

The Wharf Street site is zoned Industrial 1. The general area is shown on the Hazards Register as being reclaimed land, at risk to seismic activity. Commercial residential activity and residential activity are considered to be non-complying activities under the District Plan and so the resource consent for the hotel needs to be notified.

Anyone wanting to make submissions on the application has until 5 October 2012 to do so. The application can be viewed at www.dunedin.govt.nz/rma or by visiting the City Planning desk at the Dunedin City Council Service Centre. Information on making a submission and copies of the submission form can also be accessed online or obtained from the DCC Service Centre.

Contact Resource Consents Manager on 477 4000.

DCC Link

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Related Posts and Comments:
8.9.12 Waterfront Hotel #Dunedin (Applicant names?)
23.6.12 Mis(t)apprehension: website visits, not bookings?
16.5.12 Dunedin Hotel

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Betterways Advisory Limited
Previous name: DOLCE LMW LIMITED (15 Dec 2011)
Company number: 3142026
Incorporation Date: 23 Sep 2010
Company Status: Registered
Entity type: NZ Limited Company
Company Addresses:
Registered Office: RODGERS LAW, Level 4, 151-155 Princes Street, Dunedin
Address for service: RODGERS LAW, Level 4, 151-155 Princes Street, Dunedin

Directors: (1 of 1)
Stephen John RODGERS
20 Braeview Crescent, Maori Hill, Dunedin 9010

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Posted by Elizabeth Kerr

104 Comments

Filed under Architecture, Business, Construction, DCC, Design, Economics, People, Politics, Project management, Property, Site, Town planning, Urban design, What stadium

Tagged as 41 Wharf St, Adverse effects, Appeal, Asia, AWFUL, CARGO CULT BOYS, CHEAP COPY, China, DCC, Dunedin, Dunedin City Council, Dunedin City District Plan, Eion Edgar, Environment Court, Harbourside, Honeymoon hotel, Michael Hill, NOT architecture, Parochial BAD TASTE, PENILE, Resource Consent application, Sense of Place, Shanghai Project, SPEC building, Steamer Basin, Steve Rodgers, Tourism, What is GOOD urban design

by Elizabeth | May 16, 2012 · 2:36 am

Dunedin Hotel

UPDATED POST 26.9.12
Who is behind the resource consent application? Find out here.
How do I make a submission on the application? Go to DCC webpage

Published on May 13, 2012 by DunedinNZofficial

Plans for a five star, 28-storey luxury hotel, proposed for Dunedin’s waterfront, have been revealed at Dunedin’s Forsyth Barr Stadium.

The hotel will position the city as a high-end tourism destination and provide a major boost to the region’s economic development.

The proposed hotel will be the tallest building in Dunedin by a significant margin providing uninterrupted views across the city either to Swampy Summit or the Otago peninsula. It will comprise both hotel and apartment accommodation, a swimming pool, a rooftop restaurant, car parks and a penthouse presidential suite.

The $100 million development is currently going through the resource consent process and is destined for completion by 2015.

Or so it says at YouTube.

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UPDATE 28.5.12
The city council is pledging to put out the red carpet and not the red tape.

“Don’t let us become the New Zealand equivalent of Springfield from the Simpsons TV show” –Andrew Metcalfe

ODT Online news and opinion:
26.5.12 Tough time for builders in city
18.5.12 Links to city sealed hotel development
13.5.12 Hotel proposal
12.5.12 Hotel developers remain a mystery
11.5.12 $100m hotel for Dunedin waterfront
11.5.12 Harbour hotel proposed for Dunedin

—

Posted by Elizabeth Kerr

77 Comments

Filed under Architecture, Business, Construction, DCC, Design, Economics, Politics, Project management, Property, Site, Town planning, Urban design, What stadium

by Elizabeth | December 20, 2011 · 2:04 pm

Delta and the GOBs #DCHL #DCC

### ODT Online Tue, 20 Dec 2011
Jacks Point depot proposal draws nine opposing submissions
By Olivia Caldwell
A [macrocarpa] hedge drew attention at a resource consent hearing last week for Henley Downs Farm Ltd’s application to establish a Delta services depot at Jacks Point. Henley Downs, owned by Jacks Point developer John Darby, proposed the subdivision and land-use consent to operate the depot within the resort zone, as the infrastructure specialists look to expand their depot from their Ladies Mile-Frankton site. It would include eight buildings, two of which would exceed the 4m height limit, and three storage containers, all covering 1sq km. The proposal attracted 11 submissions, nine in opposition.
Read more

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Posted by Elizabeth Kerr

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Tag Archives: Adverse effects

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