Evidence of Trevor Watt with appendices 840 Ngai Tahu Property page 1 Before the Independent Hearings Panel In the Matter of the Resource Management Act 1991 And In the Matter of the Canterbury Earthquake (Christchurch Replacement District Plan) Order 2014 And In the Matter of the Proposed Christchurch Replacement Plan (Chapter 14: Residential) Brief of evidence of Trevor William Watt for Ngāi Tahu Property Limited [840 and FS 1375] Dated: 20 March 2015 179 Victoria Street PO Box 13149 Christchurch Solicitor Acting: A C Dewar/ J E Walsh Phone: 03 379 3720 Fax: 03 379 8370 Email: [email protected] NGA72191 4255333.1 NGA72191:4192373 Evidence of Trevor Watt with appendices 840 Ngai Tahu Property page 2 1 TABLE OF CONTENTS INTRODUCTION.....................................................................................................1 SCOPE OF EVIDENCE...........................................................................................1 EXECUTIVE SUMMARY .......................................................................................2 WIGRAM CONTROL TOWER ...............................................................................4 WIGRAM HANGARS 4 & 5…………………...........................................................5 IMPLICATIONS & ASSESSMENT.........................................................................7 NGA72191 4255333.1 NGA72191:4192373 Evidence of Trevor Watt with appendices 840 Ngai Tahu Property page 3 2 INTRODUCTION Qualifications and experience 1. My full name is Trevor William Watt. I am a graduate of the Victoria University Faculty of Architecture, Wellington, 1992, a Registered Architect, a Member of the New Zealand Institute of Architects and have practised as an Architect in Christchurch since 1995. 2. I have been a Director of Athfield Architects Limited since 2008 and run the Christchurch office. Athfield Architects Limited is an architectural firm, with 60 personnel nationally, dealing with urban design, architecture, landscape, industrial design and interior design. Athfield Architects Limited established a practice in Christchurch in 1994 and has a continuing commitment in Wellington, Auckland and Christchurch. 3. Relevant project experience in relation to this evidence includes work on heritage buildings including Canterbury Museum, Government House and residential apartment conversion of heritage buildings on the Wellington waterfront including Shed 21, Shed 22, Odlins Building and the Overseas Passenger Terminal. 4. I have read the Code of Conduct for Expert Witnesses contained in the Environment Court Practice Note (updated 1 December 2014) and I agree to comply with it. My qualifications as an expert are set out above. I confirm that the issues addressed in this statement of evidence are within my area of expertise. I have not omitted to consider material facts known to me that might alter or detract from the opinions expressed. SCOPE OF EVIDENCE 5. My evidence summarises the key architectural and heritage qualities of the existing Wigram Control Tower and Hangar 4 & 5 buildings. 6. I understand that these buildings are proposed to be rezoned Residential Suburban and that non-residential uses in this zoning would be limited. 7. My evidence also summarises the architectural, heritage and economic feasibility and potential impacts if these buildings were to be used solely for residential use. NGA72191 4255333.1 NGA72191:4192373 Evidence of Trevor Watt with appendices 840 Ngai Tahu Property page 4 3 EXECUTIVE SUMMARY The Control Tower 8. The Control Tower can be converted to residential use, whilst maintaining the significant architectural and heritage qualities and features. However the key issue is the financial viability of this option, especially given the additional costs associated and potentially smaller available market for this type of accommodation in this location. 9. The building could be converted to other functions but is more suited, at least at this point in time, to commercial office type use and this function would have the least impact on heritage aspects of the current building. The Hangars 10. The Hangars could practically be converted into residential units with due recognition to conservation and heritage principles. However this would effectively still involve completely new construction with little existing original fabric being retained. This would require significant capital outlay, and would be difficult to recoup a premium market value in this location. 11. Although externally the significant heritage value of a strong building form and appearance could be retained in a conversion, there would be a significant loss of original heritage fabric and therefore some loss of heritage value. The major reduction of heritage value would be in the loss of the large interior volume and unique cantilevered glazed doors. Retaining maximum flexibility is likely to produce the best results 12. Although the context is changing near these buildings to one of largely residential, these buildings are also viewed in the context of the other original large airport structures to the north, so these large structures are not out of place within the overall context. 13. Dependant on the actual function, non-residential use of these buildings could complement the surrounding residential function, and even enhance it - especially with sport, leisure and community functions. In my opinion, it would seem short-sighted and potentially damaging to restrict the use of these buildings to only residential use, and would create a greater risk that these heritage building would not survive in the future. NGA72191 4255333.1 NGA72191:4192373 Evidence of Trevor Watt with appendices 840 Ngai Tahu Property page 5 4 14. The owner’s objectives for these three buildings have been outlined within the Conservation Plans and these would seem still to be appropriate1. These are: (a) establish a commercially sustainable future for all three buildings; (b) honour the part each of the buildings have played in Wigram’s history to date; (c) turn to the future and ensure that the buildings continue to play an active part in attracting people to live in the new community at Wigram Skies; (d) provide exceptional facilities which become a hub of activity at Wigram Skies based around sustainable, long-term uses; and (e) explore all tenure options in the best interests of the buildings themselves. 15. To ensure the long term viability of heritage buildings, and to ensure they are appropriately maintained and utilised, they do need to have financially viable uses. 16. Limiting their function to residential use only makes the long-term viability of these buildings more uncertain. 17. Whilst not classified within the highest heritage group classification within the City Plan, the buildings do carry significant heritage value in Canterbury. The best chance to ensure that these heritage buildings survive in the future is not to introduce unnecessary restrictions but maintain flexibility in building use and function. 1 Section 1.4.5 of the Control Tower & Hangar Conservation Plans which I refer to later in my evidence NGA72191 4255333.1 NGA72191:4192373 Evidence of Trevor Watt with appendices 840 Ngai Tahu Property page 6 5 WIGRAM CONTROL TOWER Form of building 18. The Wigram Control Tower building is a three storey Art Deco building predominantly completed in 1939, with significant additions including the glazed control tower in 1975 and second floor extensions in 1989. 19. It is constructed in materials which reinforce the simple Moderne architectural style including significant use of reinforced concrete, for both external and interior walls, single glazed steel windows and plastered ornamental features and mouldings. 20. Originally located adjacent the airport runway, it now stands slightly removed from its original context, adjacent a developing residential environment, although it still borders other large airport hangar structures with non-residential uses (refer to Appendix A - site context photos). 21. Originally an Instructional Building, it has also been used as a Station Headquarters, Control Tower, Administration building and currently as a commercial office building. Heritage Values 22. This building is not included in the NZHPT Register but is listed as Group 3 heritage building in the City Plan. NGA72191 4255333.1 NGA72191:4192373 Evidence of Trevor Watt with appendices 840 Ngai Tahu Property page 7 6 23. A Building Conservation Plan and Condition Report for the Control Tower was prepared by Heritage Management Services2 to assist with the decision making process for the adaptive reuse of the Control Tower and as a condition of consent for the Stage 6 subdivision resource consent3. 24. It outlines a comprehensive history of the building, along with a detailed evaluation of the building’s heritage features and reference to this has been undertaken in preparing this evidence. WIGRAM HANGARS 4 AND 5 Form of Building 25. The Hangars are very large span structures constructed in 1934-36 to house aircraft and are approximately 1500m2 in area each. 26. In their original context, the buildings were located directly adjacent the airport runways, however now they sit within a carpark setting in a largely residential context, but still read as part of the other large airport structures to the north including the Control Tower (in similar architectural style) and other hangars (refer Appendix A – site context photos). 27. Distinctive and significant features of these buildings include large clear