Otago Daily Times

Fa­cade de­mo­li­tion backed

- MIKE HOULAHAN Health re­porter Architecture · Arts · Cadburyschweppes.com · Chilean Ministry of Health · Ministry of National Health Services, Regulation and Coordination · WSP Global · Stantec

DUNEDIN city coun­cil plan­ners have rec­om­mended con­sent for the de­mo­li­tion of the former Cad­bury fac­tory be granted, as the pub­lic ben­e­fit of the new hospi­tal to be built on the site out­weighs the his­toric value of the build­ings.

How­ever, the fi­nal de­ci­sion on the Min­istry of Health’s de­mo­li­tion ap­pli­ca­tion re­mains to be made by an in­de­pen­dent com­mis­sioner.

The min­istry wants to de­mol­ish the fac­tory — a cat­e­gory 2 his­toric place — to make way for one of two build­ings which would com­prise a new Dunedin hospi­tal.

Com­mis­sioner Gary Rae said none of the sub­mit­ters now wanted to be heard, so his planned hear­ing day — Novem­ber 2 — would be re­placed by a site visit and the hear­ing of ev­i­dence on spe­cific, lim­ited points.

In her re­port, DCC plan­ner Karen Bain said while the Cad­bury build­ing had con­sid­er­able his­tor­i­cal sig­nif­i­cance, ev­i­dence from the min­istry — which the coun­cil had had in­de­pen­dently re­viewed — said that to try to keep the Cum­ber­land St fa­cades of the fac­tory would ‘‘crit­i­cally im­pact upon’’ the con­struc­tion fea­si­bil­ity and func­tion­al­ity of the hospi­tal.

‘‘The costs in­volved and com­pro­mises to the ef­fi­cacy of the hospi­tal would out­weigh the ben­e­fits gained from re­tain­ing the her­itage fa­cades,’’ Ms Bain said.

‘‘I con­sider that if a new hospi­tal is to be es­tab­lished on the sub­ject sites, ad­verse ef­fects on her­itage val­ues can­not real­is­ti­cally be avoided.

‘‘Clearly, pro­vid­ing for a new hospi­tal is an ex­cep­tional cir­cum­stance and, as such, the pro­posal is not con­sid­ered to rep­re­sent a chal­lenge to the in­tegrity of the dis­trict plan.’’

A re­port com­mis­sioned from engi­neer­ing firm WSP by the min­istry ex­plored the fea­si­bil­ity and cost of six dif­fer­ent pos­si­ble ways to re­tain the fa­cades, and found to do so would cost be­tween $32 mil­lion and $74 mil­lion.

The DCC en­gaged en­gi­neers Stan­tec to re­view that work, and it found WSP might have un­der­stated the chal­lenge.

‘‘There will be sig­nif­i­cant sec­tions of the fa­cade which are struc­turally in­de­pen­dent from the ad­ja­cent hospi­tal build­ing . . . we be­lieve the WSP re­port and ad­den­dum does not stress just how dif­fi­cult and ex­pen­sive this would be.’’

Re­ten­tion also posed aes­thetic and func­tion­al­ity is­sues, in­clud­ing the fa­cade not align­ing with the win­dows and floors of the hospi­tal build­ing.

Stan­tec put the costs of the two most likely op­tions to re­tain the fa­cades at $47 mil­lion and $63.8 mil­lion re­spec­tively — al­though sub­se­quent changes to the hospi­tal de­sign meant the lat­ter op­tion would prob­a­bly cost more.

The re­port of DCC her­itage ad­viser An­drea Farminer said the Cad­bury fac­tory was highly sig­nif­i­cant, and de­mo­li­tion would have a ma­jor ad­verse her­itage af­fect.

Dr Farminer rated the value of the build­ings higher than the Min­istry of Health­com­mis­sioned her­itage im­pact as­sess­ment, and said they were of re­gional and na­tional sig­nif­i­cance.

She said the fa­cades of both Cum­ber­land St struc­tures had mod­er­ate to high ar­chi­tec­tural sig­nif­i­cance, and that nowhere else in Dunedin were there sim­i­lar ex­panses of in­dus­trial modernist build­ings.

The plant as a whole had a high cul­tural value due the longevity of Cad­bury’s op­er­a­tions in Dunedin.

‘‘The pro­posal for the re­ten­tion of the c1875 dairy build­ing/ma­chine house, which has been car­ried through into the ap­pli­ca­tion as a pro­posed con­di­tion of con­sent, of­fers only a very small scale of mit­i­ga­tion when com­pared against the scale of loss of the whole of the sched­uled fa­cades and their val­ues,’’ Dr Farminer said.

 ?? ODT FILES ?? The Cad­bury fac­tory’s Cum­ber­land St, Dunedin, fa­cade.
ODT FILES The Cad­bury fac­tory’s Cum­ber­land St, Dunedin, fa­cade.
 ??  ??

Newspapers in English

Newspapers from New Zealand