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]

“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

****

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.

****

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

RNZ reports July hearings for proposed hotel apartment building

Image: Paterson Pitts Group

Image: Thom Craig Architects

### rnz.co.nz Wed, 10 May 2017 at 6:13 p.m.
RNZ News: New Zealand / Business
Hotel plans prioritise visitors over residents – objectors
By Lydia Anderson – Otago/Southland reporter
Residents above the proposed site for Dunedin’s first five-star hotel say it’s not right their view of the city will be blocked so tourists can have a better one. The 17-storey ‘Electric Thistle’ Moray Place design would sit behind the city’s heritage buildings in the Octagon. More than 200 submissions on the project have been filed – three quarters of them in opposition. The hotel’s height and modern design has some residents worried – at about 64m high it would be significantly taller than the current 11m limit imposed on the chosen site, which is currently a carpark.
….The proposed hotel would feature 210 hotel rooms plus apartments, cafe, a wine club, public hot pools and conference rooms.
….The hotel’s developer [?]* Tony Tosswill, who represented Horizon Hospitality Group, said the hotel was being built high rather than wide out of consideration for the views of people living in the city rise area. To meet international five-star standards the hotel needed views and around 200 rooms, he said.
….Public hearings on the submissions will take place in July.
Read more

● Full application: 143-193 Moray Place – LUC-2017-48 and SUB-2017-26
● View all submissions

****

The applicant is NZ Horizon Hospitality Group Limited http://www.companies.govt.nz/co/5876487

The name of the building developer/financier hasn’t been announced. Asian finance is suspected as being needed but likely not obtained yet; New Zealand’s Australian-owned banks aren’t providing credit on speculative developments at this scale.

Pullman Hotels is fêted as the hotel manager.

█ Spokesman for the (unnamed) developer is Anthony Tosswill of Tekapo, NZ. Mr Tosswill is not the developer, as may have been construed from MSM news items.

****

The following comments from Mr Tosswill were received for publication by What if? Dunedin in late April. Links to the threads where they appear are provided here:

2017/04/24 at 9:37 pm
Anthony Tosswill
In reply to Elizabeth.
why do you wish to destroy employment in Dunedin, why do you want to prevent creating Jobs and more revenues for the Community and supporting Tourism and local Business?
Why do you wish to keep subsidizing Dunedin venues when they can support themselves with the Services that this Hotel can offer.
Why dont you disclose who you are so People can judge you and your motives. The Jobs that Cadburys will make redundant are you able to give them Jobs or the new Students ending there education.
When was the Last New Hotel Built in Dunedin? Dunedin None Queenstown 6, Queenstown 26,000 Dunedin 126,000.
How about supporting Development, and Jobs or are you one of those that just as you say destroy everything before its starts.
Who am I, I am a spokesman for the Developer

2017/04/24 at 9:46 pm
Anthony Tosswill
In reply to Elizabeth.
Great Video, it suggests you are supporting Terrorism. Is that amusing blowing up things. It also suggests you want to stop Jobs, supporting local Business. preventing People attending Events and Venues, dislike tourism and dont want a venue that supports Dunedin. I suggest you at least remove the Blowing up of the Developments its in very bad taste.
When reading comments on this site its easy to see why it has so little support.
I am a spokesman for the Developer, who are you?

2017/04/25 at 4:58 pm
Anthony Tosswill
In reply to Peter.
I would like to point out that Residents in Londo complained about the about the Shard in London and the London Eye yet, Yet Today we Recognize London for these 2 Buildings as they are also Top Tourists sites as is the Palace. Hindsight is marvelous
Do you recall the complaints when the stadium prior to been Built now its recognized as one of the Top 20 in the World. Dunedin be proud.
One may tell us of Identical Buildings so we can learn from your expertise.
The Design relates to minimizing views from residents behind plus maximizing views of Tourists that want to appreciate Dunedin and its Harbour we believe in our design and concept.
Retrospective opinions are great if you are trying to stop the future progress of Dunedin, if your view point is taken seriously its Dunedin’s loss.
Spokesman for the Developer.

2017/04/25 at 5:28 pm
Anthony Tosswill
In reply to Elizabeth.
Hi Elizabeth,
you made several comments. Architectural design.
a) Design and the Changes,
In Response, I respectfully point out that does not relate to commercial facts or results, hence for any 5 Star Hotel and in Particular in Dunedin our view is very different but it is for this type of Development whats been Built in All Cities around the World, we are one of the 99% (Not the 1%)
b) We have incorporated a Design that shows off Dunedin, with new Technology that is expected today by 5 Star Guests. Dunedin is the Showcase, the Development is to provide Access to the City not be the City~
You suggest and refer to your time and Resources “What are They”?
It Also appears that you think Asians are also different or at least there Money is, maybe you should complain also about the contribution made by Asians that go to Otago University is their money bad? I like Asian People, I married to one.
Love to know more about whatever Cargo Growth is? Are you a Supporter of Cadbury Factory Closure as well? Is that not a local Resource?
400 Persons Daily Spending Money in New 5 Star Hotel in Dunedin is Growth to Dunedin, please re add up the equation since you have an alleged financial background your sums should add up one cold think,
Good on you Farmer for having an independent view point congratulation is this Elizabeth’s Blog its appears to be!
Spokesman for the Developer

—

Related Posts and Comments:
● 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.

Submissions close 10 May : Proposed 17-storey, est. 62.5 metres-high Moray Place hotel/apartment building

Where to access more information about the application:

Dunedin City Council website:

█ Current notified resource consent applications
http://www.dunedin.govt.nz/council-online/notified-resource-consents

Applicant: NZ Horizon Hospitality Group Limited
[ http://www.companies.govt.nz/co/5876487 ]
Subject site: 143-193 Moray Place
Status: Non-complying activity
Submissions close: Wednesday, 10 May 2017 at 5:00 p.m.

█ Application information + submission information/online form at:
143-193 Moray Place – Non-complying activity – LUC-2017-48 and SUB-2017-26

A P P L I C A T I O N ● D E S C R I P T I O N

Land use consent is sought to construct and operate a commercial residential development involving 210 visitor accommodation rooms (hotel rooms), 64 self-contained apartments, four self-contained penthouse suites, together with licensed premises, retail, conference, meeting facilities and on-site amenities, parking, and servicing. The development proposes a new building with 17 storeys (including the lift core on the top of the building, and three levels of the building extending below ground). The overall height of the proposed building varies in relation to the existing ground level, but will be approximately 62.5m at the highest point above the existing ground level (including the lift core). The proposed building is assessed as a non-complying activity under the operative Dunedin City District Plan. The application includes an assessment of effects.

Land use consent is also sought for earthworks because the site development will involve an estimated 8,914m3 of earthworks and a maximum cut depth of 7.35 metres from existing ground level.

Subdivision consent is sought for a unit title subdivision in relation to the proposed building. The application includes plans of the proposed subdivision.
The subject site is located in the Central Activity Zone in the operative Dunedin City District Plan and is located within the north Princes Street/Moray Place/Exchange townscape precinct TH03.

The proposed building is a non-complying activity under the operative Dunedin City District Plan (due to non-compliance with Rule 9.5.2(i) no front or side yards, Rule 9.5.2(iii) veranda requirements along Filleul Street frontage of the site, and signage under Rule 9.5.2(vi)). The building also exceeds the maximum 11 metre height limit under Rule 9.5.2(ii) which requires consent as a restricted discretionary activity under Rule 9.5.3(i). The proposal is also a controlled activity under Townscape Rule 13.7.2(i).  

The proposed earthworks are a restricted discretionary activity under Rule 17.7.3 of the operative Dunedin City District Plan.

The unit title subdivision is a non-complying activity under Rule 18.5.2. Rule 18.5.3 requires that every allotment in a subdivision must have both legal access and vehicle access to a formed road. The rules for subdivision do not expressly provide for unit title divisions where the allotments created may comprise multiple units within a building.

The subject site is zoned Central Business District in the proposed Second Generation Plan and a secondary pedestrian frontage applies.

The proposed 2GP was notified on 26 September 2015. The relevant objectives and policies of the 2GP must be considered. Rules in the 2GP can be deemed as operative if no submissions have been made in opposition. The application says that some 2GP rules may be deemed operative. If the decision maker determines that 2GP rules are deemed operative these rules will apply instead of the corresponding Dunedin City District Plan rule. {bolding by whatifdunedin}

█ SUB-2017-26 & LUC-2017-48 – Public Notice (PDF, 31.4 KB)

Please read the accompanying documents and reports that apply to this application, as listed here.

—

M A K I N G ● A ● S U B M I S S I O N

█ Online submission form

█ SUB-2016-26 & LUC-2017-48 – Submission Form (Form 13) (PDF, 38.9 KB)

IMPORTANT: If you wish to make a submission on this application you may do so by sending a written submission to the consent authority, Dunedin City Council at PO Box 5045, Moray Place, Dunedin, 9058 Attn: City Planning, no later than 5:00 pm on the closing date shown.
● Email: resconsent.submission@dcc.govt.nz

The submission must be dated, signed by you, and include the following information:

• Your name and postal address and phone number/fax number;
• Details of the application in respect of which you are making the submission including location;
• Whether you support, oppose, or are neutral towards the application;
• Your submission, with reasons;
• The decision you wish the consent authority to make;
• Whether you wish to be heard in support of your submission.

Please note: If you make your submission by electronic means, a signature is not required.

An acknowledgment of your submission will be sent by post when the submission is accepted as complete. The application may be viewed at the City Planning Enquiries Desk, Customer Service Centre on the Ground Floor, Civic Centre, 50 The Octagon.

You must serve a copy of your submission on NZ Horizon Hospitality Group Limited, the applicant, whose address for service is Anderson & Co Resource Management, PO Box 5933, Dunedin 9058, as soon as reasonably practicable after serving your submission on the Dunedin City Council.

Alternatively, you can Email copy of your submission to NZ Horizon Hospitality Group Limited via Anderson & Co Resource Management (Dunedin) –
Attention: Conrad Anderson conrad_a@xtra.co.nz

—

V I E W S ● A N D ● L A N D S C A P E ● C O N T E X T

7. Architectural Drawings, including Arch Statement and earthworks (PDF)
8. Subdivision plans (PDF)
13a. Photomontage notes (PDF)
13b. Photomontage (PDF)
13c. Anticipated Views Assessment Notes – supplementary (PDF)
20. Urban Design (PDF)
21. Memo – Re: Glass (PDF)

NB. Note a number of the angled street views provided in the application are partial only – the full extent of the proposed building (in order to help assess accompanying effects) is not given except in wider landscape perspectives such as when seen from across the harbour or along street vistas. Most close-up perspective views of the proposed building, such as when seen from the Octagon, may appear to be ‘diminished’ or foreshortened in height – scale accuracy is difficult to determine in the presentation renders without technical knowledge of how the views were generated. It is somewhat likely that independent peer review(s) of the (landscape and townscape) presentation renders provided by the applicant and their consultants will be sought by submitters, if not the processing authority.

█ Spokesman for the (unnamed) developer is Anthony Tosswill of Tekapo, NZ.
Mr Tosswill has noted in comments to What if? Dunedin that he speaks for the developer. Mr Tosswill is not the developer, as may have been construed from news items published by the Otago Daily Times previously.

—

Posted by Elizabeth Kerr

This post is offered in the public interest.

Selected renders from application documents : Thom Craig Architects and Paterson Pitts Group

*Poor quality of images as received via DCC webpages.

No protection for Dunedin’s DARK Skies —Otago Peninsula subdivision decision #GrievouslySucks

Commissioner Colin Weatherall said the amended application was expected to have fewer adverse effects on the environment. He treated “with caution” some of the evidence received by submitters opposing the consent.
ODT: Peninsula subdivision approved (7.4.17)

Opponents of a plan to allow residential development on land designated an outstanding natural landscape area on the Otago Peninsula have labelled the decision “terrible” and “a travesty”.
ODT: Project by inlets ‘travesty’ (8.4.17)

****

Dunedin City Council
78 Cape Saunders Road, Portobello, Dunedin (LUC-2006-370881/B)
█ Letter of decision (PDF, 3.3 MB) 57 pages all inclusive

More about the application at this DCC webpage.

Whatiffers, consider lending support to any organised submitters (opposing the decision on points of law) who decide to take this to Environment Court.

—

Meanwhile At Twitter:

Oh well. May as well say goodbye to the Aurora Australis from Hoopers and Papanui Inlets. #disaster pic.twitter.com/v6MBwuBFel

— Ian Griffin (@iangriffin) April 6, 2017

Today I'm officially in mourning for Dunedin's dark sky initiative. Sorry to say a dream for a dark sky future has been extinguished #sad pic.twitter.com/sgFSPVmbID

— Ian Griffin (@iangriffin) April 6, 2017

Very sad day for Dunedin stargazers & dark sky tourism efforts https://t.co/qZeQYDT6be‘terrible’-dark-skies #sad

— Ian Griffin (@iangriffin) April 7, 2017

Woah observing Jupiter from my front garden. Star party anyone? pic.twitter.com/fZWTNx6OGG

— Ian Griffin (@iangriffin) April 8, 2017

If you have a telescope and live in New Zealand a transit and shadow transit of one of Jupiters moons is about to begin.

— Ian Griffin (@iangriffin) April 8, 2017

Woah. Just taken this picture of Jupiter. You can see the Red spot + Shadow Transit + Transit of its moon Io #astronomy #astrophotography pic.twitter.com/SQSNRNTFli

— Ian Griffin (@iangriffin) April 8, 2017

Here’s my picture of Jupiter tonight annotated. #astronomy #Astrophotography #Jupiter pic.twitter.com/oHDJrbes0r

— Ian Griffin (@iangriffin) April 8, 2017

Next up on tonight's observing list on a perfect night here in Dunedin is Saturn. What a beauty! pic.twitter.com/FO1O8F7kNK

— Ian Griffin (@iangriffin) April 8, 2017

What an amazing night here in the Deep South of Aotearoa. Clear sky, moonlight dominating but Jupiter and Saturn looking gorgeous

— Ian Griffin (@iangriffin) April 8, 2017

Nice view of the moon tonight from Portobello #moon #astronomy #Astrophotography pic.twitter.com/ePGW8DsBA6

— Ian Griffin (@iangriffin) April 8, 2017

Wow. I can’t believe I shot this picture from my front garden with a small telescope! Saturn last night from Portobello. #astronomy #saturn pic.twitter.com/VEJh1X7Yhk

— Ian Griffin (@iangriffin) April 8, 2017

Holy Moly. Its incredible what you can see with a small telescope these days! This is Jupiter from my front garden last night! #astronomy pic.twitter.com/tOlrYUVYTm

— Ian Griffin (@iangriffin) April 8, 2017

—

Related Post and Comments:
8.3.17 Ancestral landscape, natural heritage, dark skies & the district plan #respect ● [more Dunedin dark sky images from the Peninsula]

—

Posted by Elizabeth Kerr

This post is offered in the public interest.

Ancestral landscape, natural heritage, dark skies & the district plan #respect

[penguin.au.com]

Peninsula: Exploring the Otago Peninsula | Paul Sorrell
Rich in recreational opportunities and with a strong sense of culture and community, the peninsula is a place like no other. Author Paul Sorrell and photographer Graham Warman discover the sweeping landscapes, unique mix of wildlife and engaging local personalities found on this special slice of New Zealand’s southern coast…. Penguin promotion

### ODT Online Sat, 7 Sep 2013
People and place portrayed
By Helen Speirs – ODT books editor
PENINSULA: Exploring the Otago Peninsula by Paul Sorrell and Graham Warman (Penguin)
From its volcanic formation, to early Maori settlement and the first European visitors, the book traces the influences of humans on the land, examining fishing and farming practices and architectural landmarks including the Mason and Wales “White House”, Larnach Castle, Fletcher House, Otakou marae, Portobello Aquarium and Marine Studies Centre, and the Armstrong Disappearing Gun. […] The rich diversity of the “wildlife capital of New Zealand” is a highlight, with information about the area’s jewelled gecko, its multitude of birdlife – including Taiaroa Head’s northern royal albatross, New Zealand sea lions and yellow-eyed penguins. […] The book’s design and layout is simple and reader-friendly, the writing informative and accessible, and the photography stunning – the sweeping vistas of the peninsula land and seascapes, with the light playing on the water and shadows in the folds of the land are particularly evocative.
Read more

[teara.govt.nz]

Otago Peninsula by Colin McCahon [tepapa.govt.nz]

****

P A P A N U I ● I N L E T ● W A K A ● F I N D

### ODT Online Tue, 14 Oct 2014
Historic waka find excites as peninsula gives up secret
By Hamish McNeilly
The discovery of a historic waka unearthed from Papanui Inlet is a “significant find”, a local kaumatua says. A waka – believed to be a fishing waka (waka hi ika) – measuring 6.17m was excavated from the edge of the inlet over the weekend, and is now in storage. Otakou runanga kaumatua Edward Ellison said the “exciting” discovery “sheds new light [on] the historical use and occupation of the Papanui Inlet and surrounds”. It was likely the vessel dated from the Ngati Mamoe occupation of that part of the Otago Peninsula, before “Ngai Tahu came down and pushed some of them further south”.
Read more

### ODT Online Thu, 16 Oct 2014
‘I knew it was something significant’
By John Lewis
If it were not for changing tidal flows, the fishing waka unearthed from Papanui Inlet on Otago Peninsula at the weekend might never have been discovered, Department of Conservation historic technical adviser Shar Briden said. The 6.17m waka was under 1.6m of sand and was discovered by chance in August by Ms Briden. She said the channel flow had changed, with the estuary water now cutting over the top of the waka. […] The waka was excavated and refloated using whale pontoons at the weekend, and moved across the estuary at high tide to where it could be retrieved. The waka is believed to be the only one found in Otago, and has archaeologists around the country buzzing.
Read more

### ODT Online Sun, 28 Dec 2014
Waka remnants give glimpse into past
By Shawn McAvinue
A waka submerged in a locked wooden tank at the Otakou marae in Dunedin continues to reveal the past to archaeologists. Te Runanga o Otakou manager Rachel Wesley said the fishing waka, unearthed from Papanui inlet on Otago Peninsula in October, was on the marae and submerged in fresh water in a locked wooden tank. […] The waka was moved to the marae in early December […] Samples of the waka had been sent to Auckland and Dunedin to determine its age. The waka conservation work would take more than two years […] Department of Conservation historic technical adviser Shar Briden said other wooden artefacts were found before the waka was discovered and they revealed some more about it.
Read more

### ODT Online Fri, 6 Feb 2015
Waka believed from the 1500s
By Hamish McNeilly
The historic waka unearthed from Papanui Inlet was used in the 1500s, it has been revealed. Dilys John, of Auckland University’s anthropology department, has dated the worked waka and the prepared fibres from inside the hull at being between 440 and 463 years old. Otakou runanga elder Edward Ellison said the waka remained in water at the marae, and the salt would slowly be removed out of the timber over the next two years. The waka would be preserved and then possibly be put on display […] It was believed the waka was used by Waitaha – the first occupants of the site – or Ngati Mamoe […] “The mere thought that the hands that made and used the hand-woven fibres belonged to ancestors who lived at Papanui Inlet at least 20 generations ago is quite breathtaking.” Dating the waka helped with comparisons with other sites around New Zealand and confirmed “the specialness of the Papanui Inlet”.
Read more

█ Anyone who found an object should leave the item in situ and report the find to the Department of Conservation. (ODT)

****

D A R K ● S K I E S ● O T A G O ● P E N I N S U L A

### ODT Online Wed, 15 Apr 2015
Seeking dark sky city status
By Vaughan Elder
The Dunedin City Council is to investigate ways of limiting light pollution, after councillors were told Dunedin could become the world’s largest “dark sky city”. Otago Museum director Ian Griffin spoke about the issue of light pollution at yesterday’s planning and regulatory committee meeting when he discussed the museum’s planetarium development, which is to open later this year. “We see the planetarium as not just a brilliant educational tool [but also] potentially an anchor for a new strand of tourism in this city.” There was a massive potential for growth in night sky tourism in the city and the council could support that by acting to limit light pollution in areas such as Otago Peninsula, where viewing conditions were best, Dr Griffin said.
Read more

fight to save dark sky for #Dunedin is on. A 3 day hearing decides if houses can be built at dark sky beauty spot pic.twitter.com/rswPMWOTk0

— Ian Griffin (@iangriffin) March 5, 2017

How many Dunedin councillors are speaking out to save views like this? The silence. The silence….. #speakupfordarksky pic.twitter.com/bxSj19uH5X

— Ian Griffin (@iangriffin) March 5, 2017

So. 13 hours until the start of the fight to protect one of the finest views of the heavens I've ever seen #savethebackbaysindunedin pic.twitter.com/FmhDm9Gzo3

— Ian Griffin (@iangriffin) March 6, 2017

Picture #1 in the case for the defence of Papanui Inlet. Can you see any lights? You will if the planned houses go ahead #savethebackbays pic.twitter.com/WpmnHPIsDn

— Ian Griffin (@iangriffin) March 6, 2017

Pic #2 in defence of Papanui. See this #auroraaustralis? You won't when light pollution stops your pupils dilating pic.twitter.com/cvxwf0Mnvo

— Ian Griffin (@iangriffin) March 6, 2017

A video timelapse I shot at Papanui Inlet in 2015. Enjoy it as someone plans to build houses right in this shot! https://t.co/1l6NkzJBve

— Ian Griffin (@iangriffin) March 6, 2017

Want to enjoy the sheer majesty of Hoopers Inlet? Voila https://t.co/zgO2k29r0c this is why I love it & want to protect it #savethebackbays

— Ian Griffin (@iangriffin) March 6, 2017

Right. Evidence submitted to the Back Bays housing hearing. Respect to @lozzjoy for providing legal advice to try and save views like this! pic.twitter.com/yMLUp8glEV

— Ian Griffin (@iangriffin) March 8, 2017

—

Downloads:
● Evidence from Dr Ian Griffin 1.3.17
● Evidence from Dr Ian Griffin Graphic supplement
● Dr Ian Griffin Submitter Legal Counsel’s tabled submission 8.3.17

****

P R O B L E M ● C H I L D R E N

### ODT Online Fri, 10 Apr 2015
Quarry operator faces hearing over breach
By Chris Morris
An Otago Peninsula quarry operator found to be digging beyond his boundary faces a public hearing to determine the future shape of the operation. The Papanui Inlet quarry operation, headed by Peninsula resident Steve Clearwater, was found to be in breach of its existing consent following an inspection by council staff early last year.
Read more

### ODT Online Fri, 31 Jul 2015
May need new consent, quarry hearing told
By John Gibb
A “catch-22” legal problem involving a quarry on Otago Peninsula means all parties, including the applicant and many submitters, may have been wasting their time attending a consent hearing. […] The hearing involves a quarry, which had operated as a smaller farm quarry before a consent allowed it to expand in 2007. Steve Clearwater Contracting, headed by peninsula resident Steve Clearwater, has been accused by council staff of not complying with rules designed to restrict his quarry’s operation. […] Council officials say the quarry was found to be operating beyond its boundary early last year, by extracting rock from further up Geary’s Hill than was permitted. The applicant, Peninsula Holdings Trust, is seeking a variation on its existing consent, to legalise what has been done, but it is also seeking to expand its footprint for future operations. The application has prompted 40 submissions, including 32 from neighbours, many opposing it.
Read more

### ODT Online Sat, 1 Aug 2015
Quarry hearing adjourned
By John Gibb
Independant commissioner Andrew Henderson has adjourned a Dunedin consent hearing to consider legal issues linked to a quarry overlooking Papanui Inlet in a “treasured ancestral landscape”. Mr Henderson, of Christchurch, said yesterday he would consider legal issues over how to proceed with an application, on behalf of the quarry operator, to vary conditions in an earlier 2007 consent, involving the quarry on Otago Peninsula.
Read more

—

Neighbours are fighting plans to expand a quarry overlooking Papanui Inlet, after it was found to be in breach of 10 resource consent conditions. (ODT)

### ODT Online Fri, 28 Aug 2015
Fears for Otago Peninsula hill
By Chris Morris
A quarry operator accused of flouting rules on Otago Peninsula could seek to remove a hill overlooking Papanui Inlet, neighbours fear. Steve Clearwater Contracting, headed by peninsula resident Steve Clearwater, has been accused by Dunedin City Council staff of showing “contempt” for rules designed to restrict his quarry’s operation. […] “Geary’s Hill, at the head of Papanui Inlet, is an integral part of a wider wahi tupuna [ancestral landscape]” […] The Otakou runanga was concerned about the “incremental carving away at the basic elements of this ancestral landscape leading to greater and irreversible changes”.
Read more

### ODT Online Wed, 23 Sep 2015
Quarry expansion plans scuttled
By Craig Borley
Controversial expansion plans for an Otago Peninsula quarry have been declined by an independent commissioner, but quarrying will continue on the site. The Geary’s Hill quarry, overlooking Papanui Inlet, was last year found to have breached many of its 2007 resource consent conditions. It had extended further up and across Geary’s Hill than consented, while a paddock consented to receive fill to a depth of 1m had since received considerably more than that. Dunedin City Council staff concluded it was in breach of at least 10 consent conditions, while compliance with another five was questionable. Quarry operator Steve Clearwater Contracting, headed by peninsula resident Steve Clearwater, had been forced to seek a variation on its existing consent to legalise what it had done, while also seeking to expand its footprint for future operations. Neighbours feared the variation, if accepted, could eventually lead to the complete removal of the hill. But that variation was declined last week and was now subject to a 15-working-day appeal period. […] The council had accepted it had been deficient in monitoring the 2007 consent.
Read more

### ODT Online Mon, 6 Feb 2017
Subdivision bid opposed
By David Loughrey
A plan to subdivide 260ha of rural Otago Peninsula land in an outstanding natural landscape area has run into serious opposition, as a resource consent bid heads for a March hearing. Groups from Forest and Bird to Save the Otago Peninsula (Stop), and individuals from peninsula tourism and accommodation businesses, as well as astronomers and archaeologists, have lined up to oppose the project. Land owner Steven Clearwater described opposition from property owners in the area as “nimbyism”. He said the farm on which the subdivision was planned had been dotted with farmhouses a century ago, and he wanted to protect his right to build there again. The project is the work of the Peninsula Holdings Trust, made up of property owners Steven and Jacqueline Clearwater and Brian Hailes. The trust has applied to the Dunedin City Council to subdivide the rural zoned land at 78 Cape Saunders Rd. The land has a capital value of almost $1.9million.
Read more

—

“Allowing property owners to subdivide small parcels for residential use scattered around a large farm property is not in accordance with the expectations of either the district plan or proposed plan.” –Lianne Darby

### ODT Online Mon, 13 Feb 2017
City planner opposes subdivision
By Margot Taylor
An application to subdivide 260ha of Otago Peninsula land in an outstanding natural landscape has hit another hurdle with a planner’s report recommending the application be declined. Dunedin City Council planner Lianne Darby recommended the council decline the bid to subdivide a property at 78 Cape Saunders Rd, citing negative effects on the environment and the potential  “undesirable” precedents it could set for rural zoning if approved. […] If such a proposal  were approved, there could be a “major change” to the appearance and character of the land, she found. The subdivision, on an isthmus of land between Hoopers Inlet and Papanui Inlet and the northern slopes of Mt Charles, was also inconsistent with aspects of the district plan relating to sustainability, land fragmentation, rural productive worth, roading and landscape, the report found. She did not believe the proposal, which would create 10 new sites, on which consent was sought for residential activity on eight, was a sustainable use of the city’s physical and natural resources. The proposed sites would be between 2ha and 194ha.
Read more

Downloads:
● DCC Planner’s Report Pages 1-44
● DCC Planner’s Report Pages 45-88

—

### ODT Online Wed, 8 Mar 2017
Papanui developer reduces sites plan
By David Loughrey
The developer of a subdivision on an Otago Peninsula isthmus has halved the number of houses planned for the site, surprising opponents ready to argue against the plan. Peninsula Holdings Trust came to a resource consent hearing in Dunedin yesterday with a proposal that reduced the number of houses in the outstanding natural landscape area from eight to four. Landowner Steven Clearwater told the hearing he had recently signed a conditional sale agreement for some of the land involved to nearby farmer. Plans for a covenanted area of wetland and a public walking track were withdrawn, after the buyer of the land made it “very clear” they were not to be offered. The change led hearing commissioner Colin Weatherall to adjourn the meeting after the trust made its submissions, allowing opponents time overnight to modify theirs.
Read more

****

S U B D I V I S I O N ● A P P L I C A T I O N

Dunedin City Council
Non complying activity – 78 Cape Saunders Road – SUB-2016-58 & LUC-2016-336

Closed: 09/12/2016

Notification of Application for a Resource Consent – Under Section 93(2) of the Resource Management Act 1991.
The Dunedin City Council has received and notified the following application for Resource Consent:

Application description
Council has received an application to subdivide the above nine titles of 78 Cape Saunders Road into eleven lots and a balance parcel. The subdivision will create ten new sites of 2.0ha to 194ha. Eight of the new sites will be smaller than 15.0ha and are therefore considered to be undersized.
Land use consent is sought for new residential activity within proposed Landscape Building Platforms on Lots 1 to 2, 4 to 6, and 8 to 10. Lot 3 (38ha) has an existing quarry operation with an established dwelling. The amalgamated site of Lot 7 and 12 (194ha) will be a farming block with no dwelling, and will be subject to a covenant restricting all residential development of this site. The balance land of Part Lot 54 Papanui Maori Reserve Blk (residue CFR OT205/103) will be amalgamated with Lot 10.
The quarry operation will need to be reauthorised as it will be contained within a smaller site. It will be a discretionary (unrestricted) activity pursuant to Rule 6.5.6(v).
The subject sites are zoned Rural in the Dunedin City District Plan, and are within the Peninsula Coast Outstanding Landscape Area (Visually Recessive and Visually Prominent Areas). The general area is identified as being subject to land stability risks, and parts of the subject sites are potentially at risk to liquefaction.
Subdivision of a Rural-zoned site into lots smaller than 15.0ha is a non-complying activity pursuant to Rule 18.5.2 of the Dunedin City District Plan. The construction of buildings (dwellings) within a Landscape Building Platform is considered to be a controlled activity pursuant to Rule 14.6.1(a)(i). The proposed residential activity on those lots smaller than 15.0ha is also considered to be a non-complying activity pursuant to Rule 6.5.7(i).
The Proposed Second Generation District Plan (“the Proposed Plan”) was notified on 26 September 2016. Rules 16.7.4 (minimum site size for rural zones) and 16.9.5.5 (assessment of subdivision performance standard contraventions – minimum site size) were given immediate legal effect pursuant to section 86D of the Resource Management Act 1991 at the time of notification. Accordingly, the Proposed Plan rules also need to be considered alongside the Dunedin City District Plan rules.
The subject sites are zoned Rural – Peninsula Coast in the Proposed Second Generation Plan, and are within the Peninsula Coast Outstanding Natural Landscape. There are land stability risks identified for this site. Parts of the subject sites are shown as Hazard 2 – Land Instability, and Hazard 3 – Coastal. The coastal edges of the property are shown as Coastal Environment and Archaeological Alert Layer. There is a Wahi Tupuna Site 36 – Poatiri (Mt Charles) on-site.
Rule 16.7.4 specifies a minimum site size of 40.0ha for lots created by subdivision in the Rural – Peninsula Coast zone. The proposed subdivision is therefore a non-complying activity pursuant to Rule 16.7.4.3. The land use rules for the Rural zones are not yet in effect or operative.
The application is accompanied by Ecology, Landscape, Heritage, and Geotechnical Reports.

The submission period for this application has closed, and a hearing/decision is pending.

Consent number: Non complying activity – 78 Cape Saunders Road – SUB-2016-58 & LUC-2016-336
Name of applicant: The Peninsula Holding Trust
Location of site: 78 Cape Saunders Road, being that land held in Computer Freehold Registers 207075 (43.3047ha), 95918 (34.0552ha), 95919 (2004m2), OT15C/195 (20.5432ha), OT45/181 (5741m2), OT254/294 (18.2058ha), OT254/295 (20.8768ha), OT205/103 (102.9627ha), and OT11B/1033 (16.9917ha)
Address for service: The Peninsula Holding Trust, C/O Cubitt Consulting Ltd, 11 Bedford Street, Dunedin 9012

RELATED DOCUMENTS AT DCC WEBSITE:
● Evidence tabled at the hearing
● Submitter Pre-Hearing Evidence
● Applicant’s Pre-Hearing Evidence
● Agenda
● Application documents
● Submissions
Go to http://www.dunedin.govt.nz/council-online/notified-resource-consents/notified-applications-pending/sub-2016-58-and-luc-2016-336

● Download: Applicant’s Photographs

[screenshots – click to enlarge] *see Clearwater’s quarry at Lot 3

Site plans

Applicant’s tabled site plan which includes covenants

Applicant’s tabled revised plan for Lot 4

—

Posted by Elizabeth Kerr

This post is offered in the public interest.

John Wickliffe House, 265 Princes Street LUC-2014-203 | Decision

Received by mail this morning, the Decision for the resource consent application (LUC-2014-203) to paint John Wickliffe House in The Exchange.

Phil Page (legal counsel) represented the applicant, Nick Baker of Baker Garden Architects, consulting architect and agent for the Plaza Property Trust.

Declined.

Decision
The final consideration of the application, which took into account all information presented at the Hearing, was held during the public-excluded portion of the Hearing. The Committee reached the following decision after considering the application under the statutory framework of the Resource Management Act 1991. In addition, a site visit was undertaken during the public-excluded portion of the Hearing. The Committee inspected the site and some other buildings referred to during the hearing and this added physical reality to the Committee’s considerations.

That, pursuant to Sections 34A and 104C and after having regard to Part II matters and Section 104 of the Resource Management Act 1991, The Dunedin City Council declines consent to the restricted discretionary activity to paint John Wickliffe House on the site at 265 Princes Street, Dunedin, being that land legally described as Section 6 Block XLIV Town of Dunedin held in Computer Freehold Register OT 18A/1024.

Right of Appeal — In accordance with Section 120 of the Resource Management Act 1991, the applicant and/or any submitter may appeal to the Environment Court against the whole or any part of this decision within 15 working days of the notice of this decision being received.

█ Download: John Wickliffe House LUC-2014-203 Decision 12 11 14

█ Acknowledgements

Related Post and Comments:
17.7.14 John Wickliffe House – application to paint exterior

—

Posted by Elizabeth Kerr

*Images: Baker Garden Architects – proposed paint scheme; deltapsych.co.nz – John Wickliffe House, existing surfaces

John Wickliffe House – application to paint exterior

Updated post 25.12.14

LUC-2014-203 Repair and exterior painting 265 Princes Street
Closes: 18/07/2014

Notification of Application for a Resource Consent – Under Section 93(2) of the Resource Management Act 1991.

The Dunedin City Council has received the following application:
Resource consent is sought for a restricted discretionary activity, being the repair and exterior painting of the John Wickliffe House at 265 Princes Street within the North Princes Street/Moray Place/Exchange Townscape Precinct (TH03). The paint will cover the existing precast concrete, the soffit and vertical concrete fins and the steel window frames.

An assessment of effects is provided with the application.

█ LUC-2014-203 DCC Planner’s Report (PDF, 4.78 MB)

[click to enlarge]

—

Related Post and Comments:
13.11.14 John Wickliffe House, 265 Princes Street LUC-2014-203 | Decision

—

Posted by Elizabeth Kerr

*Images: Baker Garden Architects (via DCC) – extracts from Application; primecommercial.co.nz – John Wickliffe House

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

41 Wharf Street, Dunedin (DCC WebMap)

—

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

—

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.

—

Posted by Elizabeth Kerr

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

****

### 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

****

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)

—

Posted by Elizabeth Kerr

[screenshot]

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”.

—

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

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

—

Posted By Elizabeth Kerr

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

—

Posted by Elizabeth Kerr

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.

—

Posted by Elizabeth Kerr

WATERFRONT HOTEL #DUNEDIN

—

Posted by Elizabeth Kerr

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’.

—

—

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

—

Related Post and Comments:
18.5.13 Waterfront hotel investigation II

—

Posted by Elizabeth Kerr

*Image by Design Consultancy

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.

—

Posted by Elizabeth Kerr

*Photos: Red Carpet Fashion (via stuff)

‘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.

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.

Related Posts and Comments:
15.4.13 University buys LivingSpace Dunedin
15.4.13 Shane McGrath —Gelber LuftBallon (Dunedin Research Project)
14.4.13 Ballooning! —playing off Betterways
16.3.13 Hotel: COC jollies and sweet cherry pie
23.1.13 Proposed hotel: Council and submitters await detailed information

—

Posted by Elizabeth Kerr

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

—

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

—

Related Posts and Comments:
16.3.13 Hotel: COC jollies and sweet cherry pie
23.1.13 Proposed hotel: Council and submitters await detailed information
28.12.12 ‘Low-rises are great for the community and the residents’
24.12.12 A Christmas Tale
21.12.12 Proposed hotel – ODT graphic indicates building height
19.12.12 Hearing for proposed hotel – competencies, conflicts of interest?
16.12.12 Proposed Dunedin Hotel #height
10.12.12 Proposed hotel, 41 Wharf St – “LEARNING FROM LAS VEGAS”
7.12.12 Proposed hotel – Truescape shenanigans
6.12.12 Dunedin Hotel – revised design
2.12.12 Roy Rogers and Trigger photographed recently at Dunedin
26.11.12 Proposed hotel, 41 Wharf Street – indicative landscape effects
20.11.12 City planner’s report recommends against consent for hotel
10.11.12 Dunedin Hotel, 41 Wharf Street (LUC 2012-212)
4.10.12 DUNEDIN: We’re short(!) but here is some UK nous…
8.9.12 Waterfront Hotel #Dunedin (Applicant names?)
7.9.12 Waterfront hotel: DCC to notify resource consent application
23.6.12 Mis(t)apprehension: website visits, not bookings?
16.5.12 Dunedin Hotel

—

Posted by Elizabeth Kerr

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.

Related Posts and Comments:
23.1.13 Proposed hotel: Council and submitters await detailed information
28.12.12 ‘Low-rises are great for the community and the residents’
24.12.12 A Christmas Tale
21.12.12 Proposed hotel – ODT graphic indicates building height
19.12.12 Hearing for proposed hotel – competencies, conflicts of interest?
16.12.12 Proposed Dunedin Hotel #height
10.12.12 Proposed hotel, 41 Wharf St – “LEARNING FROM LAS VEGAS”
7.12.12 Proposed hotel – Truescape shenanigans
6.12.12 Dunedin Hotel – revised design
2.12.12 Roy Rogers and Trigger photographed recently at Dunedin
26.11.12 Proposed hotel, 41 Wharf Street – indicative landscape effects
20.11.12 City planner’s report recommends against consent for hotel
10.11.12 Dunedin Hotel, 41 Wharf Street (LUC 2012-212)
4.10.12 DUNEDIN: We’re short(!) but here is some UK nous…
8.9.12 Waterfront Hotel #Dunedin (Applicant names?)
7.9.12 Waterfront hotel: DCC to notify resource consent application
23.6.12 Mis(t)apprehension: website visits, not bookings?
16.5.12 Dunedin Hotel

—

Posted by Elizabeth Kerr

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

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]

—

Related Posts and Comments:
28.12.12 ‘Low-rises are great for the community and the residents’
24.12.12 A Christmas Tale
21.12.12 Proposed hotel – ODT graphic indicates building height
19.12.12 Hearing for proposed hotel – competencies, conflicts of interest?
16.12.12 Proposed Dunedin Hotel #height
10.12.12 Proposed hotel, 41 Wharf St – “LEARNING FROM LAS VEGAS”
7.12.12 Proposed hotel – Truescape shenanigans
6.12.12 Dunedin Hotel – revised design
2.12.12 Roy Rogers and Trigger photographed recently at Dunedin
26.11.12 Proposed hotel, 41 Wharf Street – indicative landscape effects
20.11.12 City planner’s report recommends against consent for hotel
10.11.12 Dunedin Hotel, 41 Wharf Street (LUC 2012-212)
4.10.12 DUNEDIN: We’re short(!) but here is some UK nous…
8.9.12 Waterfront Hotel #Dunedin (Applicant names?)
7.9.12 Waterfront hotel: DCC to notify resource consent application
23.6.12 Mis(t)apprehension: website visits, not bookings?
16.5.12 Dunedin Hotel

—

Posted by Elizabeth Kerr

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

—

Related Posts:
19.12.12 Hearing for proposed hotel – competencies, conflicts of interest?
16.12.12 Proposed Dunedin Hotel #height
10.12.12 Proposed hotel, 41 Wharf St – “LEARNING FROM LAS VEGAS”
7.12.12 Proposed hotel – Truescape shenanigans
6.12.12 Dunedin Hotel – revised design
2.12.12 Roy Rogers and Trigger photographed recently at Dunedin
26.11.12 Proposed hotel, 41 Wharf Street – indicative landscape effects
20.11.12 City planner’s report recommends against consent for hotel
10.11.12 Dunedin Hotel, 41 Wharf Street (LUC 2012-212)
4.10.12 DUNEDIN: We’re short(!) but here is some UK nous…
8.9.12 Waterfront Hotel #Dunedin (Applicant names?)
7.9.12 Waterfront hotel: DCC to notify resource consent application
23.6.12 Mis(t)apprehension: website visits, not bookings?
16.5.12 Dunedin Hotel

UGLY DOESN’T COVER IT

—

Posted by Elizabeth Kerr

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

—

Posted by Elizabeth Kerr

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

City planner’s report recommends against consent for hotel

UPDATED 21.11.12

See comments at this thread:

Ro https://dunedinstadium.wordpress.com/2012/11/10/dunedin-hotel-41-wharf-street-luc-2012-212/#comment-29089

Elizabeth https://dunedinstadium.wordpress.com/2012/11/10/dunedin-hotel-41-wharf-street-luc-2012-212/#comment-29090

—

“What Heydary found came as a shock, especially to some buyers who readily admit they were so blinded by the flash and cash of Donald Trump that they didn’t do proper due diligence: Buyers weren’t purchasing so much a condo as a share in a high-end hotel that, so far at least, is losing money.”

Trump Tower developer suing 7 disgruntled investors to close deals they now regret

Anonymous provided this edifying read. It ‘trumps’ what happened with the first tower built at Orewa, and the Spencer on Byron at Takapuna (referred to elsewhere at What if?, or google) – as far as 41 Wharf Street, Dunedin is concerned the tower-scam model is the same. So here we are, naive and wide open to the wiles of our own ‘good old boys’ and their unsavoury quest for a share of dirty-quick money from fickle overseas ‘connections’, and your life savings too.

—

### ODT Online Wed, 21 Nov 2012
DCC report opposes city hotel
By Chris Morris
Plans for a 28-storey waterfront hotel towering over Dunedin have been dealt a blow by a Dunedin City Council report that criticises the design and recommends resource consent be declined. The report by council planner Lianne Darby, made public yesterday, identified the hotel’s height and dominant appearance as among areas of concern. A host of technical worries also raised doubts, ranging from traffic problems and shading to a lack of information about wind gusts magnified by the tower’s height. Ms Darby’s report left the door ajar by including a list of detailed conditions to impose if consent were granted, despite her recommendation.
Read more

Source: ODT Files

Note to graphic: Under the Resource Management Act (RMA) the commissioners to hear the application cannot consider the economic viability of the proposed hotel project – the matters with a red cross, at right, fall within the scope of the Act. The applicant is required to show the adverse effects of the proposed development are no more than minor.

Read Post Application Information at DCC website

‘New information’ about the hypothetical footbridge cannot be considered at hearing since it was NOT included in the notified application.

### ODT Online Tue, 20 Nov 2012
Hotel developer unveils link bridge proposal
By Chris Morris
The man promoting Dunedin’s proposed 28-storey hotel has unveiled plans for a “world class” pedestrian and cyclist bridge that could provide a missing link to the city’s waterfront. However, the idea is only the “starting point for a discussion”, with key details – including how much the sweeping structure would cost and who would pay for it – yet to be confirmed, Betterways Advisory Ltd director Steve Rodgers said.
Read more

Source: Ignite Architects Ltd (via ODT)

—

Posted by Elizabeth Kerr