Bruce Chapman.

ASTRENGTHENED, fully tenanted and commercially viable Harcourts Building is not only feasible, it’s an outcome that will enhance the heritage value and character of Wellington’s Golden Mile.

This point has been lost amid reactions to the decision of the Environment Court to refuse consent to demolish the building, including the piece from owner Mark Dunajtschik’s business associate, Grant Corleison ( Building at risk of being ghost of Lambton Quay, Oct 10) .

For that reason, it is worth reflecting on some of the facts of this case and also on the reasons for the court’s decision.

The Harcourts Building was listed for protection in the District Plan in 1994, well before it was acquired by the current owner.

The standards for earthquake strengthening and the provisions of the Building Act requiring retrospective strengthening have also not changed since 1999 when the current owner acquired the building.

It can be presumed that the owner undertook due diligence prior to purchase and if so the price should have reflected most if not all of any limitation in value or risk associated with these factors.

Also relevant is the fact that the adjoining HSBC building which was not built until 2002 has the same owner.

In this respect the evidence established that to maximise its floor area, the younger and taller HSBC building was built with a seismic gap that is not sufficient to prevent it from ‘‘pounding’’ against the more rigid Harcourts Building in a moderate earthquake.

The cost of increasing the seismic gap between buildings requires reducing the floor area and therefore rental returns from the Harcourts Building.

Furthermore the HSBC building was constructed to maximise its net lettable floor area by infilling the atrium of the Harcourts Building with a stair and lift