Tag Archives: Reports

Apartment hotel proposal has FATAL Flaws : ODT offers Flimsy Poll

Updated post.
Tue, 7 Aug 2017 at 2:58 p.m.

We (Dunedin) are confronted by a poorly detailed, plonk-down apartment building proposal that we suspect is fronted by an agent for Asian developers –it would not be unusual for such a proposal to be offered on the strength of tainted money looking for safe haven in the South Pacific.

Our gullible country.
The gullible shiny pants Grow Dunedin partnership.
Our ever so gullible city council under the leadership of cull-cat Cull.

A massively over-height apartment building with a frilly hard-to-read podium base is proposed —a building that may never see a five star hotel as the anchor tenant (never believe unquantified/unqualified pitches from used car salesmen, if all they offer is a Price plucked from the air).

Not so long ago large tracts of New Zealand land were bought and sold for glass beads and muskets.

A lot can happen between resource consent being granted and a deathly, failing, improperly costed build.

Is Dunedin City Council about to find out.

Beware the gift horse.
It turned out Dunedin disliked the hocks of the last one (41 Wharf St), ridden by a little cardigan-wearer. The local suits were paid to make the waterfront tower seem generous, rousing and necessary. Ha-haaa.

At ALL times, the Dunedin City Council MUST stay acutely awake despite its needful dependence on independent commissioners and independent professional advisors – the latter advisors, along with some council staff, appear to have greatly missed the Fact that the minimal concept plans presented for 143-193 Moray Place DO NOT provide a workable building; or a building compliant with district plan objectives, policies, rules, and anticipated environmental results ….or prevailing traffic standards.

Oh dear. ‘So much’ [$$$] for the independent advice. Yes, expensive use of expert and staff time to massage the applicant dream – to no convincing or winning effect.

Further, Dunedin City Council MUST be prepared to APPEAL the outcome of the decision-making process should it wish to AVOID being left with another expensive DEBT VEHICLE in the form of one unfinished and or leaky building …..as the collapsed companies, and dusty heels of run-away developers and construction personnel disappear back to Asian shores, far away from Lake Tekapo ….. dangerously constructed, whole or in part, as a further burden on beleaguered Ratepayers of this fair city.

“What a stupid thing to assume!” you thunder.
“How? On what grounds?”, you chide.
“Dunedin NEEDS a five star hotel!”, imperiously.

You think it’s that simple ??
You’re about to be done over, Buds.

The inference being, oh great apartment hotel supporters, that all that glistens in green-tinted glass is gold, or might be a five star hotel. Yeah right.

It never was. The gold, I mean.
The five star hotel, I mean.
A hoover-up of NZ cash to offshore parties who remain anonymous throughout planning and consenting, and construction and building operation; all supported by the errant notion of immigrant labour and (imperfect) imported materials.

You might as well ask now, How MUCH will the Dunedin economy make ($$$) on this “slap in the face” to the community owned district plan (statutory), and the (strategic) spatial and the central city plans which are publicly consulted policy directions informing the city council’s annual and long term plans.

Not much.

****

During five days of evidence and submissions, one knowledgeable submitter, Mr Russell Lund – well up on construction management, hotel building costs, the visitor accommodation market and investment patterns, and the risk and liability to local authorities in consequence – carefully outlined the quandaries which for various councils around New Zealand have become money-losing Unalterable Fact.

In the original written submission for himself and Suzanne Lund (affected property owners), Mr Lund asserted:

The “assessment of effects” is hollow and of no substance. Under the Act, the assessment of effects is required to be just that, an assessment of effects on the affected properties and tenants. Incredibly, the assessment makes no attempt to examine the effects on all the affected parties.

This, of course, is echoed in independently written and voiced submissions by many opposing the application; and curiously, it is underlined in evidence given by Mr Don Anderson (planning consultant) and Mr David Compton-Moen (urban design, visual amenity consultant), for the applicant.

My own submission to hearing states:

We can’t take what is offered [from the applicant] on trust, because it is incomplete and imprecise; therefore the assessment of effects is difficult to pin down to anything concrete and remains unhelpfully superficial – this was “the work” the applicant was to table for us, we thought, to generously persuade us that moving beyond the ‘norms’ of height in this Dunedin location has measurable benefits against other sites or, through strong honest examination of design alternatives for this site.

I am open to being persuaded. It is expensive to do that persuading. However, it has to happen in other city centres in this country. For an expensive building, isn’t it worth doing the budgeting for preparation of your case – to get the result you want, which is consent to subdivide and build. These are open questions but they lie at the heart of A for architecture as the practical art and science of building economics and professional practice. Behind and in front of the commercial facades, that must have depth of delivery. […] And so I come to the white building model here [a 3D-printed solid plastic model of the proposed building, of hand-held size, put into evidence by Christchurch architect Thom Craig], and the drawings presented by the applicant. There appears to have been too much time spent on merely diagrammatic ‘entreaties’ to architectural form and texture without hacking into 3D investigation. There is not one clear drawing of the way the podium can work for the public or the ‘retailers’ or ‘exhibitors’ – or indeed the people staying at the hotel, servicing the building functions and or using vehicles on site. We get an idea ‘about it’, a not convincing one, there is too much guesswork to do. And so the commissioners’ questions have been rather intense.

****

Now, back to the points the Lunds are making. In their original submission on the application, Mr Lund says:

7. I have serious concerns about the expertise and amount of resource that has gone into assessing the feasibility of the project. In the last year, the Otago Daily Times advised the developer, Mr Tosswill of Horizon Hospitality, had indicated that the cost of the project, which was then 200 rooms and 52 apartments was $50-75M. The proposal now is for 210 rooms and 66 apartments, which is not substantially different. The car parking and front of house areas are similar to the original application. The application confirms the hotel has a gross floor area of 20,835 m2.
In my opinion this hotel will be not built for anything less than around $100M, and this casts serious doubts over the viability of the scheme.
Evidence of this is found for the building costs of the much simpler 200 room 4 star Novotel Hotel being built at Christchurch airport after a competitive tender process (and utilising an Asian fabricated structural steel structure). It is well known in the building industry that the tender costs received for that very regular and efficient 7 level hotel were $4,500-5,000 per m2. The Novotel is a filing cabinet design, that is, it is a completely regular rectangular structure which provides the most efficient floorplates and the best wall to floor ratio, ie the least amount of exterior wall enclosing the maximum possible amount of interior space. The Novotel has no balconies.
The applicant’s proposal is far less efficient, and therefore more costly per m2, as it is effectively three blocks grouped around a central core, but the blocks themselves are not rectangular, but have recesses, and there is a significant amount of extra cost with most rooms having screened “smokers” balconies, which entails effectively, 2 exterior systems, one for the rooms, and another enclosing the balconies.

8. The application confirms there are 16,136 m2 of above ground (habitable or hospitality space) and 4,687 m2 of below ground, back of house / car park space. At a cost of $2,200-2,500 per m2 for the below ground floors, and $5,500 per m2 for the above ground space, the proposal has a construction cost of over $100m, excluding land, furnishings, design marketing, et al. The total budget excluding GST will be around $130M. A feasibility study will typically have to include a development margin of at least 20 %, preferably 25 %, if any sort of lender is involved. This means the end value of the project will need to be at or over $160M. If the best case scenario is adopted and Mr Tosswill is able to convince Chinese or other overseas investors to pay the current market value in Queenstown for premium, new managed hotel rooms and apartments of $10,000 per m2 – for a hotel with an unproven demand in Dunedin, it is still not enough.
Selling all the apartments and hotel rooms will yield about $90M, which is a long, long way from the $160M end value needed. The parking and lower public floor spaces on a yield basis will have a value of around $10M, that might get the project to $100M. Mr Tosswill in earlier reports stated that the value was around $90M, so while there is broad agreement on the likely end value, the estimate of the cost is not close to reality. Mr Tosswill may be planning to bring in a Chinese construction company who will park a retired cruise ship at the waterfront for the duration of the project and have their workers stay there, but they will be subject to the same minimum wage laws, working conditions and health and safety requirements that local companies face, which will dramatically reduce any cost benefit from using overseas labour. (The idea of having a cruise ship accommodating Chinese workers is not fanciful – the Chinese government offered to repair the damaged sections of SH1 after last year’s Kaikoura earthquake using that same method, and did not require any New Zealand labour resources, but the Government decided that this was politically unacceptable). One hopes it would be also unacceptable to have a Council endorsed project built using essentially, forced labour.

9. There is sufficient doubt around the financial viability of the project that the applicant should provide some evidence that the entire scheme is not in fact fanciful, but makes economic sense, and provide details about the proposed ownership model, which is highly relevant to Council, in light of their liability which is discussed below.

10. Mr Tosswill may think he is able to make savings from current building costs by utilising Chinese products, but many Local Authorities around New Zealand are very wary of various untested products as there have been many failures for which Local Authorities ultimately end up bearing the cost of.
This raises another issue which is the massive liability that the building control division of the Dunedin City Council will be exposed to, in relation to its building consent approval and compliance monitoring. The experience of the QLDC in recent years is extremely relevant : A large number of hotel and apartments have been built in Queenstown and the individual hotel rooms and apartments are sold off individually. A body corporate is then responsible for repairs and maintenance. The developer has no long term or permanent stake in the completed structure, and therefore no incentive to specify materials and pay for quality standards with the long term in mind. As Warren Buffet has said, “show me the incentive and I will show you the result”, and the result for QLDC has been an ongoing series of legal actions brought by Body Corporates against Council, alleging that Council was at fault in some form, and as they are the “last man standing”, the Council have inevitably had to pay substantial figures. [I have] experience of several of these, having repaired one major complex in Queenstown at a cost of several million dollars, and provided cost evidence in regard to two others, also in Queenstown in the last year. It should be remembered that QLDC has a 7 metre height limit, but despite this, on complexes less than a quarter of the size of the proposed hotels, the cost to repair has run to millions. QLDC has advised this year in the Otago Daily Times that it has now completely drained its reserve fund for remedial building work, and any further costs will need to come directly from ratepayers. It has spent $3.6M just on legal fees for remedial building liability cases, which will rise to close to $4M by the end of this year.

11. At the Hearing, in submission, some proposals will be presented to show how the design liability and weathertightness risk to Council and ratepayers can be mitigated in the unlikely event that the proposal is given consent and such consent is upheld in the Environment Court.

Proposal 1 : A bond be posted with Council to cover sufficient funds to get the building to completed weathertight envelope and have the podium and all external works completed in the event the project is halted.

Proposal 2 : The applicant provide a Owners Protective Professional Indemnity, and have DCC named as an insured party on the policy. This is to protect indemnify the DCC against any claims brought against them in relation the building consent process, compliance monitoring or any matter for which they are liable for.

****

The applicant tabled NEW evidence at the hearing, from Infometrics. At its website, Infometrics (NZ) says it “provides industry, regional, and general economic analysis and forecasts that assist organisations in making their planning, policy, and strategic decisions”.

In the Lunds’ submission to hearing under the subheading ‘Dunedin Hotel Economic Impacts – Ongoing GDP Effects’, Mr Lund says:

….Infometrics assume that the 64 apartments will all be in the hotel pool, but acknowledge this is unclear. This significantly increases the GDP contribution as it raises the income of the hotel by around 40%, assuming conservative tariff rates of $250 per night and $350 per night per apartment. Infometrics also assume that there will be no “crowding out” of the existing activity, ie ALL guests would otherwise have not come to Dunedin had this hotel not been there. This is an unrealistic assumption.
In my opinion this report is an example of tailoring assumptions to achieve the desired outcome.
At Section 2, the “impact” of the construction phase is estimated at $45.6M in total, but based on the “key assumption” that there is capacity in the construction sector to build the hotel without crowding out other investment”. This appears to mean that if other projects are delayed, there is in fact no benefit at all because $63M of other projects will simply be displaced by the alleged $63M cost of this project. History shows that in Dunedin, Clients such as the DCC, University and some private clients keep a close eye on the state of the market. Many Ministry of Education projects have strict cost guidelines, and will not proceed if they are over budget. There have been examples of work deferred in Dunedin when the market is busy, and the Post Office Hotel is one of them. The Owner Mr Geoff Thompson, deferred the construction of the hotel for several years when he first owned the property citing the overheated construction market, due to the construction of the $220M Milton Prison project in 2005-2007.
At the present time, there is a high level of commercial construction activity at present, witnessed by the fact that there are main contractors from outside Dunedin performing the 2 largest projects in Dunedin (The Dental School and the University Science 3 project). There is every likelihood some projects will be delayed due to the high level of activity.
The report assumes that 21.1M of the $63M, or a third of the cost, will flow into the local Dunedin economy. This would be on the basis that local companies and suppliers are employed, but this is far from clear, given the estimated cost of $63M. The only way the cost could be anywhere near this level is if virtually all of the materials were low cost imports, and quite likely a proportion of the labour cost component.
The only significant material that will be made locally is concrete, and it is only the basement levels that will be predominantly a concrete structure. If out of region companies were employed for work to do such trades as painting and carpentry, as they were at the Forsyth Barr stadium, then that figure will not be accurate.
Infometrics then ascribe $16.1M to the “second round of economic effects” but acknowledge there is some “leakage of spending outside the city”. If an outside main contractor, or even an overseas contractor completes the work, they will very likely bring with them their out of town networks of subcontractors and suppliers and there will be much less than the $16.1M as the second round of effects. Having completed many projects out of Dunedin, I have first hand knowledge of the negligible economic effect of construction on the region concerned. Generally, goods and services are sourced from habitual suppliers with whom there is an ongoing relationship, and only the small consumables are sourced from local suppliers.
Mr Tosswill should clarify what the intention is regarding the construction of the hotel, and if that is not forthcoming, then he should at least confirm what type and form of construction contract will be used as that perhaps more than anything will determine whether there is the possibility of a meaningful local business component.

On ‘Construction Cost’, Mr Lund refers the commissioners to the Lunds’ original submission, continuing with:

Further facts about construction
Examples of risk from imported products
FCC (Fletcher) budgeted to use Chinese sourced bathrooms in the Novotel Christchurch projects. Did not work. Has cost FCC $2M extra (unbudgeted) to get prefab bathrooms built locally in Canterbury. The cost is $26,000 per bathroom.
Chinese steel : there are 2 major CBD projects underway in Christchurch that are steel structures using Chinese fabricated steel. On one project the steel is 12 weeks late and on the other it is 16 weeks late. The Chinese suppliers had committed to make the steel, then out-sourced it to another firm without advising the contractor, and the delays have resulted. On one of these projects there is now legal action between the Engineer and contractor because of the nature of the steel does not conform to the specification.
There is a further major dispute litigation on another major project now completed due to extreme delays with the steelwork and external cladding. The project was around 10 months late, and the Owner lost the anchor tenant (The Government) due to the delay. That project was tendered on the basis of using a large degree of imported materials from China in association with a large state run Chinese construction company, but the project was so disastrous (financially and in terms of market perception), involving a loss of 8-15M on a $50M project, it has caused the company to withdraw from large scale commercial construction and focus on project management.
External Cladding : There are only a very small number of NZ firms with the capability to design and build the curtain walling, and they have a huge backlog and extremely onerous business terms that will not be acceptable to any funder or main contractor, so the Owner will probably need to contract with them direct, and take on this risk.

These important matters aside, the legal submissions brought to hearing by Ms Lauren Semple (for Millenium & Copthorne Hotels) and Mr John Hardie (for Misbeary Holdings Ltd) blew the application out of the water; so did the transport evidence to hearing by Mr Andy Carr (for Millenium & Copthorne Hotels) to which Commissioner Mr Stephen Daysh responded by asking if the problems (such as summit points, swept paths, access to basement parking, onsite coach travel, and truck travel as well as loading access) pointed out by Mr Carr in his assessment of the proposed building’s perimeter road were “fatal flaws”? Yes, was the direct reply. Refer article: Traffic problems at hotel (ODT 3.8.17)

The hearing is adjourned until 17 August.

All ODT can do is offer a flimsy and inconsequential readers’ poll.
Not Based On Reality. Go ODT! LOL

█ All application documents, reports, evidence and submissions for 143-193 Moray Place – Non-complying activity – LUC-2017-48 & Sub-2017-26 at this link.

Related Posts and Comments:
● 11.7.17 “Fat” gawky Hotel and Apartment building : Questionable design even with 4 floors lopped off
● 14.5.17 RNZ reports July hearings for proposed hotel apartment building [comments by Mr Tosswill]
● 4.5.17 Submissions close 10 May : Proposed 17-storey, est. 62.5 metres-high Moray Place hotel/apartment building
● 7.4.17 Proposed hotel *height and design* —the very least of it #sellingoursouls
● 5.6.17 Application lodged for FIASCO Hotel by Tosswill #DunedinWrecks
● 18.12.16 DCC set to take away CBD car parks without Economic Impact research
● 15.10.16 Battle of the hotels : DCC meat in the sandwich (unedifying)
● 5.10.16 Dunedin bauble #votecatcher
● 4.10.16 The Demon Duck freak show of partial ‘Civic’ information! Before voting closes! #Dunedin
11.1.16 Un hôtel. Dunedin.
19.8.15 Hotels ? Business ? [DCC lost +++152 fleet vehicles] —Cull in charge of building chicken coops, why ?
1.4.14 HOTEL Town Hall… Another investment group, Daaave’s pals from the communist state?
25.3.14 Hotel We LIKE: Distinction Dunedin Hotel at former CPO

Posted by Elizabeth Kerr

This post is offered in the public interest.

█ The following images are taken from Appendix 6 – Consultant Urban Designer’s Report – Appendix plans (PDF, 1.5 MB).

They comprise
● 2 cross sections – originally provided as applicant evidence by Thom Craig Architects Ltd, and
● 7 photomontages of anticipated views – originally provided as applicant evidence by Paterson Pitts Group (surveying, planning, engineering)

– to which new height levels have been added in the evidence provided by independent Urban Design consultant Garth Falconer for Dunedin City Council.

[click to enlarge]








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7 Comments

Filed under Architecture, Business, Construction, DCC, Democracy, Design, District Plan, Dunedin, Economics, Education, Events, Finance, Heritage, Hot air, Hotel, Housing, Infrastructure, Media, Name, New Zealand, People, Pet projects, Politics, Project management, Property, Proposed 2GP, Public interest, Resource management, Site, Structural engineering, Technology, Town planning, Transportation, Travesty, Urban design, What stadium

“Fat” gawky Hotel and Apartment building : Questionable design even with 4 floors lopped off

What environmental considerations, Mr Page?

More than minor.

[Everyone will remember the learned Mr Page from the Betterways hotel and apartment building application for 41 Wharf St at the waterfront, not so long ago.]

Mr Bryce (independent planner): …a “key concern” for submitters…the building would block sun from reaching the Regent Theatre and surrounds from 3pm at winter solstice. “At this time of year, the proposal will effectively remove all remaining access to sunlight received over [the] southern end of the western side of the Octagon.” (ODT)

Mr Page (the developer’s ‘Brief’): The “potential shading effect” was acknowledged, but Mr Page was confident the hotel’s benefits “will far outweigh” those concerns. (ODT)

Mr Page, again : The hotel’s “tall, slender built form” minimised the impact on those living closest to the hotel project site… (ODT)

Good heavens.

Source: Application documents

At Facebook:

### ODT Online Tue, 11 July 2017
Hotel developer still confident
By Chris Morris
Dunedin’s latest five-star hotel bid will “not be viable” if the developer is forced to reduce the building’s height, it has been claimed. But the man behind the project, Tekapo businessman Anthony Tosswill, remains confident the hearings panel set to decide the project’s fate can yet be swayed by the hotel’s benefits. The comments came from Phil Page, the lawyer acting for Mr Tosswill, days after the public release of an independent planner’s report running the ruler over the hotel proposal.
The report by Nigel Bryce concluded consent be declined unless Mr Tosswill agreed to a “substantial reduction” in the building’s height, by four storeys, to bring it down from 60m to 45.5m.
Read more

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Resource Consent Application LUC 2017-48 and SUB 2017-26, 143 – 193 Moray Place, Dunedin (Proposed Hotel)

The hearing will be held on Mon 31 Jul, Tue 1 Aug, Wed 2 Aug, Thu 3 Aug and Fri 4 Aug 2017 in the Edinburgh Room, Municipal Chambers (off the Octagon). The hearing will commence at 9.30 am each day.

Consultant Planner’s Section 42a Report (PDF, 4.3 MB)

[excerpt]

SUMMARY OF RECOMMENDATION
[5] For the reasons set out in paragraphs 72 to 334 below, I consider that the Proposal in its current form, will not promote the sustainable management of natural and physical resources in accordance with Part 2 of the Resource Management Act 1991 (RMA or the Act).
[6] The Development promotes a contemporary design, which is considered acceptable within this setting and articulates sufficient design interest and modulation through the facades and its pinwheel like form expressed in the tower component of the building. The building’s design incorporates a base building or podium, which allows the structure to have an active street frontage to Moray Place and Filleul Street, which is considered a positive design response.
[7] The Development will be ‘juxtaposed’ against a backdrop of the heritage buildings located to the east of Moray Place, including the Town Hall and St Paul’s Cathedral when viewed from the west and St Paul’s Cathedral and the Municipal Chambers when viewed from the south (including from the Octagon).
[8] The building’s overall height is considered to generate an over-dominance on properties to the north and west of the Site, and will have more than minor adverse effects on the amenity values of residential properties to the west of the Site. This is largely due to the significant change in scale introduced by the Development and the lower scale built environment that currently exists to the west and north of the development site, comprising predominantly two to three storeys in height.
[9] The Development will adversely impact upon the townscape values of the TH02 Octagon townscape precinct under the Operative Dunedin City District Plan (Operative Plan), including loss of sunlight penetration into the Octagon during the Winter Solstice and will adversely impact upon the setting and pre-eminence of existing heritage buildings such as the St Paul’s Cathedral and the Municipal Chambers building when viewed from the Octagon.
[10] The Development is considered to result in more than minor visual amenity and shading effects on Kingsgate Hotel to the south of the Site. The Kingsgate Hotel will experience prolonged and more sustained loss of light over a wider part of the property and associated buildings over the critical morning period during the Equinox and Winter Solstice periods (or collectively over ¾ of the year). This conclusion has been reached having regard to the potential for the Site to be developed up to a maximum height of 11 metres with a building erected against all boundaries (the ‘controlled activity building outline’).
[11] For the scale of the building to be mitigated to an acceptable level, and to maintain and enhance the amenity values of the City Centre and wider environs, Council’s urban design consultant, Mr [Garth] Falconer recommends reducing the proposed building height by four levels to bring the total height down to nine storeys (Level 13, +157,500 (datum level) on Drawing Section AA). This reduction would provide for a maximum height of 45.6 metres from existing ground level, or a maximum height breach of 34.4 metres (including the lift shaft). This mitigation response would not remove any of the 210 visitor accommodation rooms (hotel rooms), and would maintain supporting facilities including licensed premises, retail, conference, meeting facilities and on-site amenities, parking, and servicing areas. I note, for completeness, that the Applicant is not currently proposing to reduce the height of the Development.
[12] In its current form, it is my recommendation that the proposal should be declined.

More about Garth Falconer, DCC’s consulting urban designer:
LinkedIn profile: https://nz.linkedin.com/in/garth-falconer-a0699bb3
Owner and Director, Reset Urban Design Ltd: http://reseturban.co.nz/

Take a glimpse of the ‘urban form’ at Takapuna, North Shore Auckland (his home turf), to know Mr Falconer is likely missing any handle on building height for a heritage city like Dunedin.

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Agenda and all documents including Submissions at:

http://www.dunedin.govt.nz/council-online/notified-resource-consents/notified-applications-pending/luc-2017-48-and-sub-2017-26

****

At Facebook [see comments]:

### ODT Online Sat, 8 Jul 2017
Reject hotel bid: planner
By Chris Morris
A planner has recommended rejecting Dunedin’s latest five-star hotel bid, unless the developer agrees to a “substantial reduction” in the building’s height. The recommendation to decline consent came in a report by independent consultant Nigel Bryce, made public yesterday, ahead of the public hearing beginning on July 31. In his report to the panel of independent commissioners, Mr Bryce said the hotel development would “visually dominate” its surroundings, including the town hall, St Paul’s Cathedral and the Municipal Chambers. It would be the tallest building in the central city and would cast a shadow over the Octagon, as well as the nearby Kingsgate Hotel, during winter. Together with other impacts, the development was considered to be “non-complying” under the city’s district plan rules. It would only be acceptable if the building was reduced by four storeys, lowering its overall height from 60m to 45.6m, which was still well above the existing 11m height limit for the site, his report said.
Read more

[initial coverage]
7.7.17 ODT: Decline hotel consent: report

### ODT Online Wed, 28 Jun 2017
Two from North Island on hotel hearings panel
By Chris Morris
The panel to decide the fate of Dunedin’s latest five-star hotel bid features one familiar face and two from the North Island. Tekapo businessman Anthony Tosswill’s bid to build a 17-storey hotel and apartment tower in Dunedin would be considered over five days, beginning on July 31, it was confirmed yesterday. […] The panel of three would be headed by chairman Andrew Noone, now an Otago regional councillor, acting in his role as an independent commissioner. […] Alongside him will be fellow independent commissioners Stephen Daysh, of Napier, and Gavin Lister, of Auckland.
Read more

Related Posts and Comments:
● 14.5.17 RNZ reports July hearings for proposed hotel apartment building [comments by Mr Tosswill]
● 4.5.17 Submissions close 10 May : Proposed 17-storey, est. 62.5 metres-high Moray Place hotel/apartment building
● 7.4.17 Proposed hotel *height and design* —the very least of it #sellingoursouls
● 5.6.17 Application lodged for FIASCO Hotel by Tosswill #DunedinWrecks
● 18.12.16 DCC set to take away CBD car parks without Economic Impact research
● 15.10.16 Battle of the hotels : DCC meat in the sandwich (unedifying)
● 5.10.16 Dunedin bauble #votecatcher
● 4.10.16 The Demon Duck freak show of partial ‘Civic’ information! Before voting closes! #Dunedin
11.1.16 Un hôtel. Dunedin.
19.8.15 Hotels ? Business ? [DCC lost +++152 fleet vehicles] —Cull in charge of building chicken coops, why ?
1.4.14 HOTEL Town Hall… Another investment group, Daaave’s pals from the communist state?
25.3.14 Hotel We LIKE: Distinction Dunedin Hotel at former CPO

Posted by Elizabeth Kerr

This post is offered in the public interest.

Source: Application documents

15 Comments

Filed under Architecture, Business, Construction, DCC, Democracy, Design, District Plan, Dunedin, Economics, Education, Enterprise Dunedin, Finance, Geography, Heritage, Hot air, Hotel, Infrastructure, LTP/AP, Media, Name, New Zealand, OAG, Ombudsman, Otago Polytechnic, People, Perversion, Pet projects, Politics, Pools, Project management, Property, Proposed 2GP, Public interest, Resource management, Site, Structural engineering, Technology, Tourism, Town planning, Transportation, Travesty, University of Otago, Urban design, What stadium

RNZ Morning Report: Damning indictment of Aurora Energy #Listen

Aurora Energy has not maintained the lines utility because for years the company passed over lines profits in the form of dividends to DCC and subvention payments to cover Stadium debt servicing. Central Otago power users faced silly-huge increases in their lines charges. Otago power users, generally, having already paid for upgrades and renewals through their lines charges, have regrettably lost their safe and secure supply of electricity, and must now pay twice. The people responsible for this critical state of affairs need to explain and face the consequences.

How does this stack up for the Commerce Commission, the industry regulator ?

### rnz.co.nz Mon 12 Jun 2017
Morning Report with Guyon Espiner and Susie Ferguson
8:47 AM Many electric lines companies have outdated equipment -ComCom Link
A report by the Commerce Commission says many electric lines companies have outdated equipment that should have been replaced years ago. Our reporter Eric Frykberg has been looking into it.
Audio | Download: Ogg MP3 (3′29″)

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Commerce Commission New Zealand
Media Release 9 June 2017

The Commerce Commission has published one-page summaries of key performance measures for each of New Zealand’s 29 electricity lines companies.
The summaries are designed to promote a better understanding of each lines company’s performance by providing high-level statistics such as profitability, capital and operating expenditure, asset condition, revenue and network reliability.
Commissioner Dr Stephen Gale said that the Commission has pulled together the data to make it easily accessible for industry, Government agencies and consumers, and to enable comparison across lines companies. The statistics are sourced from more detailed public disclosures.
“Electricity companies reach every New Zealand household and business so over time we want to make it easier for consumers to understand how their own lines company is performing year-on-year. The information in the summaries is still quite technical in nature, but we expect this kind of exposure will in itself help improve lines companies’ overall performance,” Dr Gale said.
“The summaries are a high-level snapshot of the lines companies and are not intended to represent a thoroughly detailed picture of performance. However, they suggest some differences between the performances of different lines companies, such as the health of assets including poles, lines and substation equipment. In cases of apparent poor performance, we will follow up with the companies to better understand their circumstances. We will also undertake further analysis in the future.”
The performance summaries are available on the Commission’s website.

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Performance summaries for electricity distributors
Under Part 4 of the Commerce Act these 29 electricity distributors are required to publicly disclose information to help people better understand how the sector is performing.

Click areas on the [interactive map at the ComCom website] to download the distributors’ 2016 performance summaries.

[screenshot only]

The performance summaries provide high level statistics on each lines companies’ performance, including measures such as profitability, capital and operating expenditure, asset condition, line charge revenue and network reliability.

See more details in the documents below.
← Back to Performance analysis and data for distributors

Documents
Explanatory notes for electricity distributors’ performance summaries – May 2017
(PDF, 464 KB) Published on 31 May 2017

Total electricity distribution 2016 – June 2017
(PDF, 488 KB) Published on 06 June 2017

Performance summaries for electricity distributors – May 2017
(MS Excel Spreadsheet, 2.1 MB) Published on 31 May 2017

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[screenshot, details]

Aurora Energy 2016 One Page summary

█ View Online: http://www.comcom.govt.nz/assets/Downloads/Aurora-Energy-2016-one-page-summary.pdf

█ For more, enter the terms *aurora*, delta*, *poles*, *healey* or *dchl* in the search box at right.

Disclaimer. The site owner is not responsible for the currency or accuracy of content of contributed comments; and the inclusion of the information provided does not imply endorsement by the site owner.

Posted by Elizabeth Kerr

This post is offered in the public interest.

18 Comments

Filed under Aurora Energy, Business, Central Otago, Commerce Commission, Construction, DCC, DCHL, Delta, Democracy, Design, Dunedin, Economics, Education, Electricity, Finance, Geography, Health & Safety, Hot air, Infrastructure, Media, Name, New Zealand, OAG, Ombudsman, People, Perversion, Pet projects, Politics, Project management, Property, Public interest, Queenstown Lakes, Resource management, SFO, Stadiums, Structural engineering, Technology, Tourism, Town planning, Travesty, Urban design

DCC leases space for South Dunedin community hub at Cargill Enterprises

How many years has this taken DCC
It’s still only “temporary” accommodation….

South Dunedin has been waiting for a public library since the time of borough amalgamation.

Dunedin City Council – Media Release
Home found for South Dunedin pop up hub

This item was published on 02 May 2017

A home has been found for the South Dunedin pop up community hub. The Dunedin City Council this week signed a two year lease to set up a temporary hub in part of the Cargill Enterprises premises at 199 Hillside Road.

[screenshot – click to enlarge]
DCC Webmap – 199 Hillside Rd, South Dunedin JanFeb 2013

Group Manager Arts and Culture Bernie Hawke says, “We are delighted to have a confirmed location for the pop up hub. This is a well known, central location and we look forward to providing a range of services on site for local residents.”

The DCC is leasing about 200sq m, which includes space for community activities, meeting areas, DCC service centre and library activities, and kitchen and toilet facilities. The hub will also provide access to Gig wifi for the South Dunedin community. It is hoped the pop up hub will be open about mid year. As well as providing access to DCC services, the hub will provide an opportunity for the community to have input into the development of the permanent South Dunedin Community Hub. While the opening hours for the pop up hub are still to be confirmed, the hub is expected to be open about 25 hours a week, across five days and including one evening and Saturday morning.

Cargill Enterprises Chief Executive Geoff Kemp says, “Cargills are thrilled to be in a position to accommodate the city’s South D interim hub initiative. “A community centre and library adjoining the main facility will give our 94 staff easy access to the many services planned, particularly the opportunity to explore a wide range of reading material and multimedia. We view the hub as complementing our employer-led numeracy and literacy training programme. Very exciting!”

Mayor of Dunedin Dave Cull comments, “The establishment of the pop up hub shows the Council’s commitment to South Dunedin and is a key part of a much wider engagement with the South Dunedin community and agencies working in the area.”

DCC Chief Executive Officer Dr Sue Bidrose says, “When the pop up hub has been established, we will turn our attention to the location and development of the permanent hub. The signing of a lease for the pop up hub is an important step in this process. In addition to the pop up hub development, our Community Development team has been working alongside groups within South Dunedin to look at the social and economic needs and strengths of this community. As part of this, on 18 May we are organising a number of local community-based groups and individuals to meet to see if a collective action plan to support improved social and economic wellbeing can be created within the South Dunedin area.”

Contact DCC on 03 477 4000.
DCC Link

Posted by Elizabeth Kerr

This post is offered in the public interest.

8 Comments

Filed under Business, DCC, Dunedin, Economics, Education, Finance, Infrastructure, People, Pet projects, Politics, Project management, Property, Public interest, Site, South Dunedin, Technology, Town planning, Transportation, Urban design, What stadium

South Dunedin mainstreet Hub : no direct relevance to distant Gasworks

as well as (pre-Election)
DESPICABLE DCC / ORC CLIMATE CHANGE MASSAGE

[click to enlarge]
DCC Webmap - South Dunedin Hub area incl gasworks museum JanFeb2013DCC Webmap – GREAT DISTANCE except by computer or Segway….
South Dunedin | from King Edward St (red) to Gasworks Museum (blue) via Lorne and Braemar Sts (green) – colour overlays by whatifdunedin.

█ DCC doesn’t need Athfield Architects to justify the LONG DURATION need and solution. No disrespect to colleague, the late Ian Athfield —or the current firm (love them heaps).

DCC, DO NOT OVER THINK THIS, FOR CRISSAKES
Give South Dunedin a community facility as was Promised YEARS AGO. Leave the goodie-two-shoes Gasworks Museum lobbyists out of it, or very much to the side. They mean well, but for too long they’ve been praying on the feckless DCC, soaking up Ratepayer dollars with little justification, and they keep wanting more.

COLLECTIVELY, WE HAVE LOCAL SOLUTIONS – WE DON’T NEED TO BE HELD BY THE HAND TO SET UP SOMETHING SO INCREDIBLY SIMPLE AS AN ECONOMICAL WELL-CRAFTED COMMUNITY HUB IN KING EDWARD STREET

How many people is this “out of control” Dunedin City Council wanting to Massage – BEFORE the October Local Body Elections.

VOTE BUYING
The CULL Stench around this is SO DISGUSTING.

Dunedin City Council – Media Release
Drop-in sessions start of community conversation on South Dunedin’s future

This item was published on 22 Aug 2016

A series of drop-in information sessions hosted by the Dunedin City Council and Otago Regional Council early next month are the start of a community conversation around South Dunedin’s future. The sessions will be at the Dunedin Gasworks Museum on Thursday, 1 September and Friday, 2 September.

DCC chief executive Sue Bidrose will be presenting information about what happened in the 2015 flood, how the current stormwater system works, and how the DCC plans to invest and work with the community in the future.

Ms Bidrose said that it was important to plan carefully for South Dunedin’s changing environment. It was also important to take the time to involve the community in the decision making along the way, rather than to just do things on their behalf.

“Addressing the challenges of the future requires the DCC and ORC starting to have conversations with the community about the challenges, and the expectations and options for what can be achieved. The rest of Dunedin’s population needs to be involved as well. There is a great opportunity to turn some of the challenges into opportunities and give confidence for long-term investment in the area. These drop-in sessions are the beginning of the process. The DCC will be actively seeking local people’s thoughts on these issues and working with the ORC on what the long-term responses might be. I’m looking forward to seeing as many people as possible from the South Dunedin area at the sessions.” –Bidrose [employed by ????]

ORC director of stakeholder engagement Caroline Rowe said the drop-in sessions were part of a wider South Dunedin community engagement plan, aimed at developing a conversation with locals and groups about managing the risks associated with the changing environment. Ms Rowe said they follow the recent release of the ORC’s Natural Hazards of South Dunedin report. The [BULLSHIT ORC] technical report pulls together information and analysis gathered over the past seven years on natural hazards facing the area, particularly the increased likelihood of surface flooding associated with rising sea level. [FALSE AND MISLEADING BULLSHIT]

Presentations, with accompanying video, will be at each session and people will have an opportunity to talk individually to staff from both councils. The hour-long sessions will be repeated several times, with Thursday sessions starting at 10am, 11.30am, 1pm, 4.30pm and 7pm. The Friday sessions will start at 10am, 11.30am, and 1pm.

Ongoing engagement planned for the next few weeks also includes briefings for support service agencies and other specific interest groups such as the South Dunedin Business Association, the Otago Chamber of Commerce, and school and early childhood centres.

Contact Sue Bidrose, chief executive DCC on 03 477 4000.

DCC Link

█ Feedback on the proposal can be provided online on the council’s website at http://www.dunedin.govt.nz/council-online/currently-consulting-on/current-consultations/south-dunedin-community-hub

The feedback period runs from Saturday, 20 August until 4pm on Monday, 29 August.

****

Mon, 22 Aug 2016
ODT: South D hub proposal unveiled
The Dunedin City Council is calling for feedback from residents on its preferred option for a library and community hub in South Dunedin before a report is presented to councillors next month. Council services and development general manager Simon Pickford and architect Jon Rennie, of Athfield Architects, presented the council’s preferred option to about 50 people at the Dunedin Gasworks Museum on Saturday morning. Under the $5.25 million proposal, a library would be built in the former BNZ building in King Edward St and the facility linked to the Gasworks Museum through Lorne St. Some facilities, such as a café, would be based at the museum. Mr Pickford said residents had until August 29 to provide feedback to the council on the proposal.

█ For more, enter the terms *south dunedin*, *flood*, *hazard*, *vandervis* (sane) and *cull* (VOTE Cull OUT) in the search box at right.

Posted by Elizabeth Kerr

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

40 Comments

Filed under Architecture, Business, Climate change, Construction, Cycle network, DCC, Democracy, Design, District Plan, Dunedin, Economics, Education, Events, Finance, Geography, Health, Heritage, Hot air, Housing, Infrastructure, Media, New Zealand, OAG, Ombudsman, People, Perversion, Pet projects, Politics, Project management, Property, Proposed 2GP, Public interest, Resource management, Site, South Dunedin, Tourism, Town planning, Transportation, Travesty, Urban design, What stadium

ORC, DCC continuing Deceptions : Natural Hazards for #SouthDunedin

W H A T ● P L A N ?

ORC stakeholder engagement director Caroline Rowe said the sessions were part of a wider “South Dunedin community engagement plan”.

### ODT Online Tue, 9 Aug 2016
Sessions on natural hazards
By John Gibb
South Dunedin residents will be able to learn more about natural hazards facing the area through drop-in sessions to be held at the Dunedin Gasworks Museum early next month.
The Otago Regional Council is organising the September 1 and 2 sessions, in collaboration with the Dunedin City Council. The drop-in session on the first day will run from 1.30pm to 7pm, and on the second day from 10am to 2.30pm.
Last month the ORC released a report titled “Natural Hazards of South Dunedin”. This report consolidated information and analysis gathered over the past seven years on the natural hazards facing the area, particularly the “increased likelihood of surface flooding associated with rising sea level”.
Read more

W H A T ● R I S K S ?
Answer ……. M I S I N F O R M A T I O N via ORC Hazard Plans and Maps

F I G H T >>> To Protect Your Property Values

“In a report to be tabled at the ORC’s technical committee tomorrow, Ms Rowe said South Dunedin was “an integral part of the wider Dunedin community” and many people and groups had an interest in how its risks would be managed. The report said the ORC also planned several other communication activities over the hazards plan, this month and next.” –ODT

ORC : Combined Council Agenda 10 August – Public.pdf
● Go to Agenda Item 5 (pp 34-35)
2016/0988 South Dunedin Community Engagement Report
The report outlines the approach management is taking to the community engagement as was verbally communicated at the Technical Committee meeting held on 20 July 2016 where Council received the report entitled “The Natural Hazards of South Dunedin” and made the decision to “endorse further community and stakeholder engagement within a timely manner”.

[screenshot – click to enlarge]
ORC Report 4.8.16 South Dunedin Engagement Plan [ID- A924516]

General reading (Otago including Dunedin City District)
ORC : Natural Hazards

● Information coming to this ORC webpage: ORC committee report – natural hazards of the Dunedin district: technical documents

Natural Hazards of South Dunedin – July 2016

● See also, the DCC second generation district plan (2GP) hazard zone information and maps based on ORC data, via the 2GP Index page.

Related Post and Comments:
6.8.16 LGOIMA trials and tribulations with peer reviews #SouthDunedinflood

█ For more, enter the terms *flood*, *hazard*, *south dunedin* and *southdunedinflood* in the search box at right.

Posted by Elizabeth Kerr

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

10 Comments

Filed under Baloney, Business, Climate change, Construction, Corruption, Democracy, Design, District Plan, Dunedin, Economics, Finance, Geography, Health, Heritage, Housing, Infrastructure, Media, New Zealand, OAG, Ombudsman, ORC, People, Perversion, Pet projects, Politics, Project management, Property, Proposed 2GP, Public interest, Resource management, Site, South Dunedin, Tourism, Town planning, Transportation, Travesty, Urban design, What stadium

South Dunedin stormwater pipes —getting past the desktop ICMP

Dunedin City Council (website) on Stormwater:

Stormwater is rain or snow runoff that does not soak into the soil.
When an area is developed, stormwater generally increases due to runoff from impermeable surfaces (eg roofs, roads, carparks, or compacted soil). It flows naturally from higher to lower ground, and ultimately discharges into natural watercourses such as wetlands, creeks, rivers or the sea. Land development results in the creation of both private and public stormwater systems, which collect and transfer stormwater to lower ground more efficiently. The public stormwater system is a network of drains, gutters, pipes, mud tanks, detention ponds, stormwater reserves and other associated infrastructure.

At other threads (here and here), contributor JimmyJones has cited the South Dunedin Integrated Catchment Management Plan (ICMP) to draw attention to the actual or perceived state of the stormwater pipes at South Dunedin. He believes the type of pipeways and the deteriorating condition of the pipes contributed to the June 2015 South Dunedin “flood event”, and will require budgeted upgrade.

But is the South Dunedin ICMP correct about the underground pipes and their condition?

Largely, the ICMP was a desktop assessment carried out by consultants for the Dunedin 3 Waters Strategy. Namely, Opus International Consultants and URS New Zealand (now trading as Aecom) in association with Dunedin City Council.

South Dunedin ICMP – Integrated Catchment Management Plan
Sth Dunedin ICMP (PDF, 11.1 MB)
Sth Dunedin Mapbook (PDF, 12.0 MB)

Read more about the 11 ICMPs for Dunedin here.

DCC says ICMPs are used for planning and management of the stormwater system. For each stormwater management area, or catchment, issues are identified and prioritised, and solutions are identified and implemented. The ICMPs are mainly in the metropolitan Dunedin area (including Mosgiel and Port Chalmers). They inform investigation and planning decisions and help focus council priorities for future operational and capital works. Implementing the ICMPs is also a key requirement of DCC consents to discharge stormwater into the coastal marine area. Further information is available on the Stormwater monitoring page, see also the Stormwater responsibilities page.

The Pipes at South Dunedin
Local water and drainage experts familiar with the stormwater system say:

Received.
Sat, 18 Jun 2016 at 10:52 a.m.

The South Dunedin ICMP report has been read, it’s “ok”. But it’s also described as “…glossy and costly for the consultant(s). Basically, such reports tell the Council stuff they neither read nor understand, but would have mostly been trivial knowledge (where accurate)” to local experts familiar with the design and day-to-day workings of the stormwater system.

“You can believe any part of [the ICMP] or not. It’s a desktop study, which speculates on pipe condition. Robinson and Hendry have read it and obviously don’t agree. Pipes last for an eternity with limited maintenance (other than blockage removal) provided there isn’t ground movement or corrosion (these pipes are concrete).”

Listener, June 11-17 2016, pp22-29 (not yet available online):

[excerpt —click to enlarge]
Listener11-17 Jun 2016 pp26-27_0003

ODT 13.2.16
“Mr Hendry believed South Dunedin’s infrastructure, which he spent six years helping build as a surveyor in the 1960s, would have been good enough to prevent much of the damage had it been properly maintained. […] My view is that these people out here, a lot of them have got nothing. Now they have got a hell of lot less. It’s not fair on them. Nobody’s come out and said ‘we were wrong. Something wasn’t done right’.”

█ Come to the Public Meeting in South Dunedin on Monday evening, hosted by the South Dunedin Action Group.

Related Posts and Comments:
17.6.16 So we’re going to play it this way #SouthDunedinFlood
● 16.6.16 Public Meeting: South Dunedin Action Group #AllWelcome
10.6.16 “Civic administration” reacts to hard hitting Listener article
● 6.6.16 Listener June 11-17 2016 : Revisiting distress and mismanagement
● 4.6.16 Johnstone review … DCC Infrastructure Services meeting 26.4.16
3.6.16 DCC —godsakes, how did it get to this? #flood #property damage
● 19.5.16 Johnstone review of 2nd DCC report #SouthDunedinFlood
29.4.16 Vandervis emails batch 2 #Dunedin #infrastructure #flood #mudtanks
27.4.16 Vandervis emails batch 1 #Dunedin #infrastructure #flood #mudtanks
27.4.16 DCC meeting and apology NOT Enough— #SouthDunedinFlood
20.4.16 DCC Politics : Release of Infrastructure Report #SouthDunedinFlood
14.4.16 South Dunedin flood risk boosters #ClimateChangeCrap #PissOffPCE
31.3.16 DCC: Infrastructure report 2 pending —Mudtanks & stormwater…
● 8.3.16 Johnstone independent review of DCC report #SouthDunedinFlood
2.3.16 DCC compels extensions on LGOIMA requests #SouthDunedinFlood
26.2.16 Mudtanks and drains + Notice of Public Meeting #SouthDunedinFlood
21.2.16 DCC infrastructure … report (30.11.15) subject to ‘internal review’ only
● 13.2.16 South Dunedin Flood (3 June 2015): Bruce Hendry via ODT
4.2.16 2GP commissioner appears to tell Council outcome… #hazardzones
4.2.16 Level responses to Dunedin mayor’s hippo soup #Jun2015flood
30.1.16 DCC Rates: LOCAL CONTEXT not Stats —Delta and Hippopotamuses
● 25.1.16 DCC: South Dunedin Integrated Catchment Management Plan (ICMP)
19.1.16 Listener 23.1.16 (letter): South Dunedin #Jun2015flood
16.1.16 NZ Listener 16.1.16 (letter): South Dunedin #Jun2015flood
14.1.16 ‘Quaking!’ Dark day$ and tide$ to come #Dunedin #Jun2015flood
10.1.16 Infrastructure ‘open to facile misinterpretation’…. or local ignore
5.1.16 Hammered from all sides #fixit [dunedinflood Jun2015]
24.12.15 Site notice: posts removed
● 3.11.15 South Dunedin Flood | Correspondence & Debriefing Notes released by DCC today #LGOIMA

Downloads:
Kerr, Elizabeth LGOIMA Correspondence Hendry and Williams 2015
Kerr, Elizabeth LGOIMA Flood Debrief Notes 2015

█ For more, enter the terms *flood*, *sea level rise*, *stormwater*, *hazard*, *johnstone*, *hendry*, *south dunedin action group*, *debriefing notes* or *listener* in the search box at right.

Posted by Elizabeth Kerr

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

12 Comments

Filed under Business, Climate change, Construction, Democracy, Design, District Plan, Dunedin, Economics, Education, Events, Finance, Geography, Health, Heritage, Housing, Infrastructure, Media, Name, New Zealand, Ombudsman, People, Pet projects, Politics, Project management, Property, Proposed 2GP, Public interest, Resource management, Site, South Dunedin, Town planning, Transportation, Travesty, Urban design, What stadium