Tag Archives: Tall buildings

‘Yellow Balloon’ —Blue Oyster invitation to (TOWER) Submitters et al

Shane McGrath (yellow blimp) 15-4-13 IMG_3188alrTo Everyone who enjoyed the sight of artist Shane McGrath’s Gelber LuftBallon flying HIGH over Customhouse Quay on Monday 15 April

AND

To ALL Submitters on the (LUC-2012-212) Betterways Advisory Ltd application to construct a 28-storey hotel and apartment building at 41 Wharf Street

_____

You are warmly invited to the forthcoming exhibition hosted at Blue Oyster Art Project Space | Basement, 24b Moray Place, Dunedin

[public domain] Submitters may find their submissions pinned to the wall.

BO_GELBER_B4_WEB

Gelber LuftBallon (Dunedin Research Project) is a series of new work created by Melbourne-based artist Shane McGrath.
McGrath’s practice has used rockets, planes and zeppelins as metaphors for escapism, exploration, memory and tragedy. For this series McGrath has been investigating the public debates around Dunedin’s proposed wharf hotel development. McGrath sees the issue as one that concerns the city as a whole, which has the potential to impact dramatically on the city’s future.

During the public submissions process there were calls for an on-site, tethered balloon to be used as an indication as to how tall the hotel would be. Using this suggestion as an entry point for his investigation, McGrath launched a balloon near the proposed site on Monday 15 April. In this context the balloon is not only a practical object for measuring height, but also references times of conflict (barrage balloons) which were designed to allay fears of attack and also to indicate that the city was under attack.

Gelber LuftBallon is not a didactic work or a protest, but simply a catalyst to encourage debate and add to the ongoing dialogue. The results and ephemera of the research project and balloon launch will form the core of the exhibition at the Blue Oyster which opens on Tuesday 23 April.

Watch the video at http://blueoyster.org.nz/upcoming/shane-mcgrath/

****

Shane McGrath has a BFA and an MFA from Massey University. In 2011 he was commissioned by City Gallery Wellington to create a permanent sculpture in Wellington’s Glover Park as a part of the The Obstinate Object exhibition. He is represented by Bartley and Company, Wellington.

Blue Oyster Art Project Space
The Blue Oyster Arts Trust (BOAT) was founded in Dunedin in 1999 as the governing body of the Blue Oyster Art Project Space that provides a high quality, dynamic program of experimental and innovative contemporary art practice. BOAT is a non-profit and non-commercial organisation that is made up of practicing artists, curators and other creative professionals. The art project space allows a diverse range of artists to work experimentally, free from commercial restraints and irrespective of the stage of their career. Blue Oyster aims to broaden the interest and understanding of contemporary arts by providing a forum for discussion and debate regarding contemporary art issues.

The Blue Oyster is supported by Creative New Zealand | Toi Aotearoa and Dunedin City Council | Kaunihera-a-rohe o Otepoti

Posted by Elizabeth Kerr

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Shane McGrath —Gelber LuftBallon (Dunedin Research Project)

Shane McGrath 15-4-13 IMG_2892bArtist sculptor Shane McGrath successfully built and flew, with the help of friends, a helium-filled yellow blimp today at Customhouse Quay in Dunedin.
Relatively still air conditions twice allowed the ‘friendly’ LuftBallon to gain maximum height – simulating, indirectly, the proposed height (96.3 metres) of the hotel and apartment tower planned for the vacant site across the road at 41 Wharf Street.
McGrath had earlier made sure the planned flight received CAA clearance.
The blimp contained smaller balloons filled with the gas to guard against a sudden downing. A small team of men, including McGrath, coordinated the length and position of the guide-lines, keeping the blimp off surrounding buildings and roads, and out of harbour waters.
The bright photogenic structure – alternately Lemon, Zeppelin, Chrysalis – hovered impressively overhead for half a day, long enough for professional photographers and camera people to take stills and recordings from the site and prominent vantage points around the city.

Shane McGrath (about to launch) 15-4-13 IMG_2894alr

Media 15-4-13 IMG_3108a

Shane McGrath (Monarch albatross) 15-4-13 IMG_3059alr

Shane McGrath 15-4-13 IMG_3199a1lr

Shane McGrath (Linesmen) 15-4-13 IMG_3283a

Shane McGrath 15-4-13 (quay lamps) IMG_3092alr

Shane McGrath (max height over Customhouse) 15-4-13 IMG_3246alr

Shane McGrath (yellow blimp) 15-4-13 IMG_3188alr

Shane McGrath (yellow blimp fins) 15-4-13 IMG_3308alr

Shane McGrath (yellow chrysalis) 15-4-13 IMG_3305

Shane McGrath (blimp in eddy) 15-4-13 IMG_3322alr

Shane McGrath (yellow blimp rear) 15-4-13 IMG_3316alr

Shane McGrath (blimp side on) 15-4-13 IMG_2924alr

Shane McGrath (rising blimp customhouse) 15-4-13 IMG_3313alr

Shane McGrath (maxheight customhouse) 15-4-13 IMG_3183alr

Shane McGrath (blimp rising) 15-4-13  IMG_2908alr

Shane McGrath (blimp retrieved) 15-4-13 IMG_3361alrImages: Elizabeth Kerr

Gerard O’Brien’s outstanding photographs place the Gelber LuftBallon in the city context – see tomorrow’s Otago Daily Times.

█ Enter *hotel* in the search box at right to learn more about the proposed hotel and apartment building for 41 Wharf Street.

Posted by Elizabeth Kerr

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Towering inferno: Fire engulfs luxury apartments and 5-star hotel

Thanks to Source. Oh dear.

Fire engulfs 40-storey hotel, Chechnya, Grozny

Flames have engulfed a 40-storey luxury skyscraper in the Chechnya capital of Grozny.

### msn.co.nz 05:30 Thu Apr 4 2013
Fire engulfs luxury skyscraper hotel
By MSN NZ staff
The building, a local centrepiece named the Olympus tower which is used to promote the city [Grozny] as a glitzy and modern hub, has been evacuated as the fire raged from the top to bottom floors.
It is understood the flames spread rapidly due to the plastic trimming on the building, which includes luxury apartments and a 5-star hotel.
Local police confirmed no one was injured.
State television pictures showed a huge plume of smoke rising into the sky and clinging to the sides of the building with bursts of yellow flames snaking down the facade.
“We have no reports of casualties … The fire is currently spreading across the building’s facade via the plastic outer panels,” the spokesman for the North Caucasus regional branch of the Emergency Situations ministry, Kantemir Davydov, told the Interfax news agency.
Eighty firemen were at the scene, the emergency situations ministry said.
A witness photograph posted on Twitter showed flames and smoke pouring from the building, which is topped by a giant clock face and stands 145m tall.
Read more

Posted by Elizabeth Kerr
Hope springs eternal

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Reykjavik, Iceland: The strongest mirror [speculative apartments]

I missed it – the Otago Polytechnic press release of Thursday 21 March.

Icelandic Activist To Speak At Dunedin School Of Art
Iceland democracy activist and artist Hordur Torfason will be speaking at Otago Polytechnic’s Dunedin School of Art on Wednesday the 27th of March, as part of a series of nationwide talks on modern democracy. cont.

By chance, at morning coffee a friend mentioned the speaking event and offered a ride there. Well. Not one speaker, but two —good fortune doubled. All Dunedin residents should have downed tools, pots and pans to attend.

The two men from Iceland, Hordur Torfason and life partner Massimo Santanicchia, each delivered a session, with Santanicchia up first. They shared intriguing, calm, sensible statements about their lives and work, about the quality and countenance of human social interaction, within a gripping exposé of the capitalist drain and the peaceful revolution that occurred in their financially devastated homeland — with thoughts to urbanism, greed, discrimination, corruption, property speculation, sick governance, economic collapse, human rights, the lobby power of silence, noise and internet, and the Icelandic people’s hard-won solidarity for change.

A compelling two-hour glimpse at a nation losing and finding itself.

Iceland’s capital city, Reykjavik, is the strongest of mirrors held to Dunedin’s glaring errors of recent and pending ‘big’ construction, economic blunders, and forces of business and political corruption – in turn, Dunedin reflects our nation’s wider political and economic struggles.

[Dunedin, we’re not crippled yet… but New Zealand? Blind rhetoric.]

ODT 21-12-12 screenshotProposed hotel and apartment building, Dunedin (ODT Online, 21 Dec 2012)

Derelict Reykjavik Highrises (Donncha O Caoimh 9-3-12 inphotos.org)Derelict Reykjavik highrises

While on our photowalk today we passed these buildings on the sea front. I thought they were just another apartment building until I noticed that the balconies were fenced in by planks of wood held together loosely!
Donncha O Caoimh (9 March 2012)

Originally from Perugia, Italy, Massimo Santannichia graduated from the School of Architecture in Venice in 2000 and holds an MA from the Architectural Association, School of Architecture in London, and an MSc in Urban Studies from the London School of Economics. He has been working as an architect and urban designer in Italy, the UK and Iceland. Over the last decade he has come to know Reykjavik intimately. Essentially an outsider in the tightly knit Icelandic society he has survived the downturn by moving from the firm Arkitektur to a plethora of internationally connected activity – delivering courses at the Iceland Academy of Arts since 2004 and coordinating projects and workshops with organisations such as the International Peace and Cooperation Centre and the Architectural Association.

Santanicchia’s research interests include relations between the ecological, physical, social and economical aspects of cities. He has lectured extensively on the subject of sustainable cities and small scale urbanism in Zurich, Athens, Oslo, London, Venice, Riga and Reykjavik.

Massimo Santanicchia (AA Summer School promo for July 2013)Santanicchia, second from right (AA Summer School promo for July 2013)

The Production of Space: The lesson from Reykjavik

According to Santanicchia, small cities (less than 500,000 inhabitants) host fifty-two per cent of the world’s urban population, yet they are profoundly neglected in the urban studies field. His presentation at the School of Art focused on the small city of Reykjavik (118,326 inhabitants), investigating how the planning system is trying to build a new urban strategy away from the world city model which was adopted until the banking collapse of 2008.

Reykjavik, Iceland - houses (trekearth.com) 2Reykjavik, Iceland – vernacular housing (trekearth.com)

Commodifying the view…
In particular, Santanicchia noted Reykjavik’s receipt of its first ‘tall buildings’, a crop of extraordinarily bleak apartment developments set against the vernacular lowrise, 3-4 storeyed townscape, blocking existing residential views of the coastline – through to (now dead) speculative drive-to malls and commercial buildings [‘build it and they will come’] further problematised by the profound lack of public transport and infrastructural support to the (then) ‘new phase’ of development.

Throughout the commentary, the physical and moral contradictions were purposefully illustrated by well-selected slides, quotations, and use of statistics. Santanicchia’s creative and socio-political approach to what ails, and demonstrations of how to foster community investment in sustainable environment, is the busy-work of a contemporary intellectual with a warm humanity, grounded in the discipline of practical economics working for the public good.

He and students have won grants to set ‘in place’ temporal urban interventions that sample ways forward for the local community, utilising vacant and degraded public places; demonstrating creative re-design / re-forming of the opportunities lost to the blanket of capitalist-grey asphalt – making places that create “trust” between institutions and among people.

Massimo Santanicchia, Reykjavik (project work)Reykjavik’s dislocated waterfront (‘reconnection’ project work)
[This work is very similar to that of Gapfiller in post-quake Christchurch.]

Copy of Santanicchia’s presentation slides and readings will be made available through Professor Leonie Schmidt (Head, Dunedin School of Art).

A few points he made along the way, from my notes:

● When “priority is given to economic development” …. the city becomes all about ‘building envelope’, ‘the city as a series of volumes’ (bulk and location) | “Management of the economy is not a city, is not urban planning.”

● In 2008, Iceland’s economy shrank 90%. The economy devalued by more than 100% in one week. 1000 people emigrated which kept unemployment low.

● “Big-fix” solutions don’t work in a small city.

● The DANGER of “one idea” …. “it is NOT a plurality”.

● “The WORST is what was built.” Flats and parking lots. No public transport. No sharing. 7000 apartments at Reykjavik are redundant. 2200 properties have been acquired by the banks.

● “The WORST neighbourhoods were created in the richest years.”

● The government didn’t protect the weakest. “The architecture failed because it placed itself at the service of political and economic interests with very little regard for social interests.”

● (Jane Jacobs, 1984): “The economic model doesn’t provide niches for people’s differing skills, interests and imaginations, it is not efficient.”

● (Aldo Rossi): “Building a city is a collective effort.” [empower the people]

● Post-crash, Iceland’s birthrate has increased and children are happier.

● “Trust is about participation.” Better institutions, social justice, equity and public/private relationships.

Zurich: They used 4 hot air balloons to indicate the height and bulk of a proposed tower development, prior to public submissions being received on the proposal.

[In evidence, at Dunedin, applicant Betterways Advisory said it couldn’t afford to provide a height indicator at 41 Wharf St – all the cranes were in Christchurch (wrong), and where do you get balloons from anyway, it asked…. Mr Rodgers (Betterways), we know, took his mother-in-law ballooning in Germany recently. Perhaps he could’ve made a stopover in the Mackenzie Country on his way home.]

### architecturenow.co.nz 25 Mar 2013
Massimo Santanicchia visits New Zealand
By Stephen Olsen
Auckland’s Wynyard Quarter has won high praise from Reykjavik-based architect Massimo Santanicchia for the “observable scaffolding” it is providing for an area in transition.
Santannichia knows a thing or two about making waterfront spaces more accessible from sparking a design revival at the harbour’s edge of the world’s northernmost capital last year, within the context of an award-winning programme known as the Meanwhile projects.
Santanicchia has also been drawing audiences to hear his views on the ways in which Iceland’s largest city is embracing a more human scale of urbanism in the wake of the financial crash.
Read more

Hordur Torfason followed with a punchy impassioned delivery, spoken with a run of crowd scenes and peaceful protest images repeating behind him. Describing post-crash Reykjavik as a scene of ferment and healing, Torfason took us through specific mechanisms for the peaceful revolution that has worldwide and local application – hear that, Dunedin.

Shortly, Torfason will head to workshops in Cypress. The following interview (2011) covers the gist of his lecture.

A multi-talented individual, he told his story from the age of 21 (1966), of how he grew the personal confidence and expertise (“proving talent”) to lead the people of a city and a nation to overturn the Icelandic Government and jail the bankers. He said Parliament has almost lost ‘all respect amongst all Icelanders’. Nevertheless, there’s a bill in passage to make Iceland a Safe Haven for journalists, whistleblowers, international media – protected by law.

● He maintains the role of the artist is to criticise, that criticism is a form of love: “We have to use reason, cultural roots, feelings and the precious gifts of life – our creativity”, to ensure human rights aren’t undermined by economic growth and politics.

“It’s about learning every week, every day, new sides of corruption,” he said. “Inequality is a tool for extortion, a way to maintain The System.”

● Inequality won’t be removed by conventional systems: “If you want to move a graveyard, don’t expect the inhabitants to help you.”

● “The internet has to be protected to dislodge the monster.”

● “One big party owns one big newspaper for Iceland.” According to that paper there was no crash.

The key word is AWARENESS. The silence of government was upsetting to the people; it meant the people used silence as a mirror to the government and politicians, to protest their rights. The cohesiveness and cleverness of the protest, the silent revolution, achieved 100% success. “They the media won’t tell you [the rest of the world] about it.”

● “Stick together and use the internet.” Make Plan A, B, C, D, E. Protest by peaceful revolution v Arrogance.

● Just 25 people from around the world are responsible for the crash, and one of them was the leader of Iceland’s national bank.

Hordur Torfason - blogs.publico.es (juan carlos monedero June 2011)Hordur Torfason by Juan Carlos Monedero (June 2011)

### grapevine.is August 4, 2011
You Cannot Put Rules On Love
An Interview With Hordur Torfason by Paul Fontaine

“I tell people, ‘I’m not demonstrating. I’m fighting for a better life.’ I think aloud, ask questions, seek answers. I knew there was corruption in this country. But I never thought in my wildest dreams that the banks would crash. We have been told lie after lie after lie, and people just accept them. They say ‘þetta reddast’ [‘it’ll all work out’], until it affects them personally, and then they come screaming.”

The 2008 economic collapse of Iceland would send Hordur’s life path in a whole new direction—one that would take him beyond the bounds of even his own country.
Read more

Posted by Elizabeth Kerr

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Proposed hotel, 41 Wharf Street – indicative landscape effects

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Yours sincerely

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

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

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

Related Posts:
20.11.12 City planner’s report recommends against consent for hotel
10.11.12 Dunedin Hotel, 41 Wharf Street (LUC 2012-212)
8.9.12 Waterfront Hotel #Dunedin (Applicant names?)
7.9.12 Waterfront hotel: DCC to notify resource consent application
16.5.12 Dunedin Hotel

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

Posted by Elizabeth Kerr

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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

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Dunedin Hotel, 41 Wharf Street (LUC 2012-212)

All submitters received a letter dated 2 November 2012 from Dunedin City Council informing them of the dates on which the Hearings Committee will consider the Betterways Advisory Ltd’s resource consent application for 41 Wharf Street, Dunedin.

The council hearings committee is Cr Colin Weatherall (chairman), Cr Andrew Noone and Cr Kate Wilson. Submissions will be heard in the Edinburgh Room, Municipal Chambers.

Hearing dates:
Monday 3 December 2012 – 9am to 5pm
Tuesday 4 December 2012 – 9am to 5pm
Wednesday 5 December 2012 – 10am to 7.30pm
Thursday 6 December 2012 – 9am to 5pm

And if required:
Monday 17 December 2012 – 9am to 5pm
Tuesday 18 December 2012 – 9am to 5pm
Wednesday 19 December 2012 – 9am to 5pm

It is anticipated the applicant will present for the first day and part of the second day. Submitters are likely to commence their presentations from 2pm on Tuesday 4 December.

Altogether, there were 508 public submissions. Not all submitters wish to be heard. That’s right, the applicant has about a day and a half to present substantively; submitters get 10 minutes each. Such is the democratic process.

The intention must be that if the Council grants consent – red carpet – then we take it to the Environment Court on appeal.

There has been no cost benefit analysis for the proposed hotel. Given the shortcomings of the site, neither the Applicant or the Dunedin City Council have declared the potential costs, including infrastructure services costs, of this project to ratepayers. There’s quite a lot the Council isn’t saying publicly; and quite a lot it’s saying, politically, behind closed doors to the applicant, we hear.

The Application: (DCC webpages)
Current notified applications
LUC-2012-212 (Betterways Advisory Limited) – all documents


Published on May 13, 2012 by DunedinNZofficial

Dunedin lawyer Steve Rodgers said he remained convinced the hotel would be a “game-changer” for Dunedin and was “98.2%” confident it would win approval at next month’s resource consent hearing.

### ODT Online Sat, 10 Nov 2012
Hotel project spokesman confident of go-ahead
By Chris Morris
The man acting as the public face for a proposed 28-storey waterfront hotel in Dunedin says the project remains “full steam ahead” despite a public outcry. However, Dunedin lawyer Steve Rodgers – the director of Betterways Advisory Ltd, the company fronting the development – would not rule out changes to the hotel’s design, but hoped a fight through the Environment Court could be avoided.
Read more

Related Posts:
8.9.12 Waterfront Hotel #Dunedin (Applicant names?)
7.9.12 Waterfront hotel: DCC to notify resource consent application
16.5.12 Dunedin Hotel

Posted by Elizabeth Kerr

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DUNEDIN: We’re short(!) but here is some UK nous…

Dunedin City has New Zealand’s largest historic heritage resource.

The following is taken from three pages of the English Heritage HELM Historic Environment Local Management website:

1. Tall Buildings
2. Regeneration
3. Building in Context

****

TALL BUILDINGS

Guidance on tall buildings update
The English Heritage and Design Council CABE 2007 joint Guidance on tall buildings is a material consideration in the determination of planning applications for tall buildings.

Guidance on tall buildings
Guidance on Tall Buildings sets out how English Heritage and Design Council CABE evaluate and consider proposals for tall buildings. It also offers advice on good practice in relation to tall buildings in the planning process. Both organisations recommend that local planning authorities use it to inform policy making and to evaluate planning applications for tall buildings where the appropriate policies are not yet in place and the Government has endorsed this guidance.

This revised version was endorsed by Government on 26 July 2007. The Parliamentary Under-Secretary of State for Communities and Local Government (Mr. Iain Wright) said:
“In conjunction with my colleague the Minister for Culture, Creative Industries and Tourism, Department for Culture, Media and Sport, I would like to bring to the attention of the House the guidance note on tall buildings prepared jointly by English Heritage and the Commission for Architecture and the Built Environment (CABE), which is published today. This updates and supersedes previous guidance published in 2003 and reflects changes to the planning system since that time.

The Government’s aim is to ensure local planning authorities are getting the right developments in the right places, which we consider to be a fundamental part of creating places where people will want to live and work, now and in the future. Recent reforms to the planning system have helped to reinforce this message, making clear that all new development should be of good quality and designed in full appreciation of its surroundings and context. Tall buildings, in the right places and appropriately designed, can make positive contributions to our cities.

The Government therefore welcome this updated guidance, which will assist local planning authorities when evaluating planning applications for tall buildings, including, importantly, the need for effective engagement with local communities. It also places a greater emphasis on the contribution that design can make to improving the character and quality of an area. It offers good practice guidance to a range of stakeholders in relation to tall buildings in the planning process, provides practical advice on achieving well-designed solutions in the right places, and is capable of being material to the determination of planning applications. Copies of the documents are being placed in the Libraries of both Houses.”

The Guidance and the National Planning Policy Framework
The approach set out in the Guidance is consistent with the National Planning Policy Framework (NPPF). At the heart of the NPPF is the presumption in favour of “sustainable development”. Pursuing sustainable development involves seeking improvements to the quality of the built and historic environment (paragraph 9) as well as economic, social and environmental progress generally. Paragraph 17 identifies 12 core principles that should underpin both plan making and decision taking, including securing high quality design and a good standard of amenity for all existing and future occupants of land and buildings, taking account of the different roles and character of different areas; conserving heritage assets in a manner appropriate to their significance.

The Government attaches great importance to the design of the built environment. Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions (paragraphs 56 and 64). Planning decisions should ensure amongst other things that developments respond to local character and history (paragraph 58). Planning decisions should also address connections between people and places and the integration of new development into the historic environment (paragraph 61).

Local Planning Authorities should set out their strategic priorities for the area which should include strategic policies to deliver the conservation and enhancement of the natural and historic environment, including landscape (paragraph 156). Crucially, local plans should identify land where development would be inappropriate, for instance because of its environmental or historic significance. They need to contain a clear strategy for enhancing the natural, built and historic environment where they have been identified. – paragraph 157. This follows on from the requirement that local plans should set out the opportunities for development and clear policies on what will or will not be permitted and where (paragraph 154).

It is also important to note that local planning authorities should have up to date evidence about the historic environment in their area and use it to assess the significance of heritage assets and the contribution they make to their environment (paragraph 169).
Link

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Guidance on tall buildings 2007 (71 KB)

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REGENERATION

The historic environment is the context within which new development happens. Major inner city renewal, rural diversification, edge of village development, traffic calming measures: all have the potential to enhance or degrade the existing environment and to generate time- and resource-hungry conflict. An early understanding of the character and value of the historic environment prevents conflict and maximises the contribution historic assets can make to future economic growth and community well-being.

Conservation-led regeneration encourages private-sector investment both by retaining businesses in an area and by providing an incentive to relocate to it. Putting resources into a neighbourhood because of the value of what is already there, rather than labelling it as deprived, builds community and business confidence. So do works to improve the maintenance of the public realm of streetscape and public parks and gardens.

Understanding how places change, what makes them distinctive and the significance of their history is the key to regeneration. The historic environment is part of successful regeneration because it contributes to:

Investment: Historic places attract companies to locate, people to live, businesses to invest and tourists to visit. Market values in historic areas are higher than elsewhere.

Sense of place: People enjoy living in historic places. There is often greater community cohesion.

Sustainability: Re-use of historic buildings minimises the exploitation of resources. There is evidence of lower maintenance costs for older houses.

Quality of life: The historic environment contributes to quality of life and enriches people’s understanding of the diversity and changing nature of their community.

Planning for regeneration and renewal requires strong, effective partnerships at local and regional level. Local authorities play a central part in the management of the historic environment. The Local Authority Historic Environment Services pages give more information about the role of local authorities.

Conservation-led regeneration is successful because places matter to people. Neighbourhood renewal works because the quality of the places in which people live directly affects their quality of life. When communities are helped to develop their own sense of what matters for them, and why, the results can transform a neighbourhood and act as a catalyst for further private- and public-sector investment.
Link

Further reading
Regeneration and the Historic Environment
Heritage & Spin-off benefits
Heritage Works
Regeneration in Coastal Towns

Websites
English Heritage Regeneration Policy
The Heritage Dynamo: how the voluntary sector drives regeneration
Prince’s Trust Regeneration Through Heritage Handbook

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BUILDING IN CONTEXT

Building in Context was published jointly by English Heritage and CABE (the Commission for Architecture and the Built Environment) in 2001. It aims to stimulate a high standard of design when development takes place in historically sensitive contexts. It aims to do this by example, showing a series of case studies in which achievement is far above the ordinary. As a result, it is hoped that people will be encouraged to emulate the commitment and dedication shown by the clients, architects, planning officers and committee members involved in the projects illustrated and be able to learn from their experience.

The belief underlying the publication is that the right approach is to be found in examining the context for any proposed development in great detail and relating the new building to its surroundings through an informed character appraisal. This does not imply that any one architectural approach is, by its nature, more likely to succeed than any other. On the contrary, it means that as soon as the application of a simple formula is attempted a project is likely to fail, whether that formula consists of ‘fitting in’ or ‘contrasting the new with the old’.

A successful project will:

● Relate well to the geography and history of the place and the lie of the land
● Sit happily in the pattern of existing development and routes through and around it
● Respect important views
● Respect the scale of neighbouring buildings
● Use materials and building methods which are as high in quality as those used in existing buildings
● Create new views and juxtapositions which add to the variety and texture of the setting.

The right approach involves a whole process in addition to the work of design, from deciding what is needed, through appointing the architect, to early discussions with and eventual approval by the planning authority.

Collaboration, mutual respect and a shared commitment to the vision embodied in the project will be needed if the outcome is to be successful. The report came to a number of conclusions:

● All successful design solutions depend on allowing time for a thorough site analysis and careful character appraisal of the context
● The best buildings result from the creative dialogue between the architect, client, local planning authority and others; pre-application discussions are essential
● The local planning authority and other consultees can insist upon good architecture and help to achieve it
● Difficult sites should generate good architecture, and are not an excuse for not achieving it
● With skill and care, it is possible to accommodate large modern uses within the grain of historic settings
● High environmental standards can help generate good architecture
● Sensitivity to context and the use of traditional materials are not incompatible with contemporary architecture
● Good design does not stop at the front door, but extends into public areas beyond the building
● High-density housing does not necessarily involve building high or disrupting the urban grain and it can be commercially highly successful
● Successful architecture can be produced either by following precedents closely, by adapting them or by contrasting with them
● In a diverse context a contemporary building may be less visually intrusive than one making a failed attempt to follow historic precedents

The above are extracts from the document, which was written by Francis Golding. The case studies were chosen to cover a wide range of different uses, locations, architectural approaches and processes. Each case study looks at the project as a whole, the site, the problems, the solutions and the lessons learnt.

The full text of Building in Context and its case studies are available on-line from the PDF version of the document.
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Building in context: New development in historic areas (2.94 MB)

Posted by Elizabeth Kerr

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Does a stadium count?

### ODT Online Tue, 17 Jan 2012
Skyscrapers harbingers of financial doom – report
An “unhealthy correlation” exists between the construction of skyscrapers and financial crashes, according to a new report from Barclays Capital. The construction of the Empire State building in New York in 1930, along with towers in Kuala Lumpur in 1997 and Dubai in 2010 have all been followed by economic crises, the report noted. Reuters
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CTBUH Tall Building Database

### http://www.ctbuh.org
The Council on Tall Buildings and Urban Habitat (CTBUH) Tall Building Database contains information on 10,000+ buildings – including height information, number of floors, function, structural material, location, professions involved, building images etc. This information is free for download and searchable by a number of parameters, including year, location, type etc. Users can create their own lists, which can be captured in pdf format, or transferred via graphs and other outputs.
CTBUH (see links for Tall Building Resources and Articles)

Click here to access the main database directly.

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City waterfronts

### Radio New Zealand National 101FM 6 September 2009
Sunday Morning with Chris Laidlaw
radionz.co.nz/sunday
8:12 Insight: Waterfront Wars
Insight looks at the on-going tussle over the development of the waterfronts in Auckland and Wellington. Can new buildings re-vitalise the areas or should open space be preserved for public access?
Written and presented by Eric Frykberg
Audio | Download: Ogg MP3 (26′ 27″)

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### RNZ National Friday, 04 September 2009 08:50
Morning Report with Geoff Robinson & Sean Plunket
Activists cautious of waterfront development
Activists remain on watch as Wellington and Auckland city authorities intensify development of their waterfronts. (duration: 3′20″)
Audio | Download: Ogg Vorbis MP3 (3′ 20″)

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