Clubs and Societies. Theme V Cultural Expressions Overview and Discussion

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1 Clubs and Societies Foresters Hall The Court Royal Oak of the Ancient Order of Foresters was established in Tauranga in It existed to provide welfare support for its members in pre welfare state society. In 1908 a special hall was erected on Spring Street. It stood there, behind the Ladies Rest Rooms until it was moved to the Historic Village in the late 1980s. It was also used as a practice room for the Tauranga Steel Band. The Tauranga Club The Tauranga Club was established in 1894, and built rooms on the cliff on Devonport Road in This building was demolished in 2003 to make way for the Devonport Towers building, which was completed in The Lyceum Club This ladies club was established in It first met in the Triangle Building at north end of Devonport Road. When this was demolished they moved into an elegant weather board building on 1 st Avenue, which has since been extensively restored. Theme V Cultural Expressions Overview and Discussion Currently there are very few places included in the Heritage Register related to this theme. Building types of a similar type and period such as the primary school are recognised in district plans for other areas in New Zealand. Although Tauranga s early timber churches no longer remain, recent church buildings are a significant feature in the central study area and the focus for communities which have long associations with the development of the community. Further research on these places could assist with their future recognition as heritage places. Similarly places such as Baycourt have been a successful focus for the cultural life of the community and likely to be valued over time. Information on historic clubs and societies such as the Lyceum Club and former Masonic Lodge in First Avenue could be gathered for an expanded central area heritage walk or heritage website. Existing listings related to this theme in/ close to the town centre include: The Elms Mission House and grounds, 15 Mission Street St Peters Manse, 136 Spring Street The Old House (Former Native Hostel/ School) 83 Seventh Ave Potential Management/ Further possible research: Research should be carried out on schools in the central area including Tauranga Primary School, Tauranga Boys High School and St Mary s School in Thirteenth Ave Research should be carried out on churches in central Tauranga including: Holy Trinity Church St Mary s Catholic Church St Peters Presbyterian Church The Wesley Methodist church centre in Thirteenth Ave St Enoch s Presbyterian Church, Sixteenth Ave Baptist Church, corner of Thirteenth Ave Salvation Army centre The Old Cemetery in Seventeenth Ave Convent of the Sisters of St Cluny in Thirteenth Ave Research should be carried out on Baycourt. Information on historic clubs and societies such as the Lyceum Club and former Masonic Lodge in First Avenue could be gathered for an expanded central area heritage walk or heritage website. Research on the war memorials in Memorial Park should be gathered for potential inclusion in the district plan heritage register Consideration should be given to the inclusion of other memorials and artworks in the central area in the Heritage Register. T H E M A T I C H I S T O R Y P A G E 7 7

2 Research on the war memorials in Memorial Park should be gathered for potential inclusion in the district plan heritage register A database on public artworks should be formed and assessment by iwi and appropriate specialists as to whether these artworks should be recognised in the heritage register. The long association of the site at the northern end of the Strand initially with the Maori Hostel (1873, 1901) and later with the Maori Community centre (1967), Tauranga Moana Maori Trust Board Offices (1991) and collective values with adjacent Te Urunga and Te Awanui waka should be recognised in consultation with Tauranga Moana Maori Trust Board and the community. These places are currently included in the heritage walk brochure for the CBD. T H E M A T I C H I S T O R Y P A G E 7 8

3 3.0 IDENT IFICAT ION AND ASSESSMENT OF BUILT HERITAGE IN CENTRAL TAURANGA 3.1 METHODOLOGY The process of identifying and assessing heritage resources in central Tauranga has involved two key steps: Establishing the methodology to identify heritage places Establishing the criteria or values to assess heritage places The thematic research has provided a framework for reviewing what is currently recognised as being of heritage value and considering other possible places which should be managed as heritage resources. The thematic overview prepared for Tauranga provides a way of interpreting heritage values within a broader context and looking at the full range of types of built heritage that may exist. The use of a thematic approach provides an understanding of the key themes in the historic development of the centre and a context for identifying places that represent those themes. It enables a better balance between representative and iconic places, and provides a useful tool in reviewing existing inventories. Section 6 (f) of the RMA requires Councils to, in relation to managing the use, development, and protection of natural and physical resources, recognise and provide for the protection of historic heritage from inappropriate subdivision, use, and development. The first step is to establish whether historic heritage values exist. Detailed criteria for assessing heritage values and places in the Bay of Plenty region have been developed by Environment Bay of Plenty. These criteria are based on the identification of six key qualities which contribute to an understanding and appreciation of New Zealand s history and cultures which are set out in the Resource Management Act. The criteria are set out in the Bay of Plenty Regional Policy Statement (RPS) and are organised to assist with assessing the qualities of heritage. One of these sets of criteria refers to historic heritage. The criteria developed for the RPS for historic heritage (set 5 in Appendix F) are intended to be used to identify whether historic heritage values exist. This enables decisions to be made about whether subdivision, use and development are inappropriate in relation to those values. The consistent use of these assessment criteria by local authorities to assess historic heritage throughout the Bay of Plenty region is a key aim of the RPS. These criteria have been used to assess historic heritage in Opotiki town centre in a heritage study undertaken in 2005, central Rotorua in a built heritage study in 2006 and have been used for the assessment of built heritage in Tauranga in this study. The historic heritage value of a place will exist on a spectrum from those places where one or more of the qualities exist strongly, to those places where historic heritage qualities are weak. It is necessary for local authorities to determine the historic heritage values and the degree to which various qualities are present. Where the particular place or area sits in the spectrum of heritage value, will be relevant to the test of what is inappropriate development. The criteria have been used to summarise the significance of the town centre as a whole (in the preparation of a summary statement of significance) and have also been used to assess individual places based on detailed research. The criteria have been used as the basis for developing the field record forms in this study. These forms include a summary of the particular heritage values which are represented by a particular place. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 7 9

4 The historic heritage assessment criteria contained in the RPS include generic values which relate to key aspects of the historic area or place which are important to consider when assessing significance as follows: PERIOD The development sequence of a place or area, the likely age, duration of use or chronology of a place or area. RARITY OR SPECIAL FEATURES The unique, uncommon or rare features of a place or area. INTEGRITY The condition, quality and state of original features of a place or area. Comparison with other examples of its class. The quality of any restoration, addition or modification of the place or area. REPRESENTATIVENESS The characteristics and relationship of the place or area to other places or areas in its class, for example in respect of design, type, features, technology, use, activity, location or origin. CONTEXT OR GROUP VALUE Association with other places, areas or elements of its context. Association with and illustration of broad patterns of history. Places or areas in which evidence of the association or event survives in situ, or in which settings are substantially intact. DIVERSITY (FORM AND FEATURES) The characteristics, diversity and pattern of a place or area. The cultural influences which have affected the form and components of a place or area. Form, scale, colour, texture, and materials. The historical context of the place or area with particular reference to the ways in which it has been influenced by historical forces or has itself influenced the course of history. FRAGILITY OR VULNERABILITY The components, form and structure of the place or area and the effect of this on its survival. Its vulnerability to deterioration or destruction. The degree to which it is threatened and its context in terms of protection and services. In addition to the preceding generic criteria, the following specific criteria relate to each of the six qualities of historic heritage identified in the RMA: ARCHAEOLOGICAL QUALITIES Information The potential of the place or area to define or expand knowledge of earlier human occupation, activities or events through investigation using archaeological methods. Research The potential of the place or area to provide evidence to address archaeological research questions. Recognition or Protection The place or area is registered by the New Zealand Historic Places Trust for its archaeological values, or it is recorded by the New Zealand Archaeological Association Site Recording Scheme, or it is an archaeological site as defined by the Historic Places Act ARCHITECTURAL QUALITIES Style or Type M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 0

5 The style of the building is representative of a significant development period in the region or the nation. The building or structure is associated with a significant activity (for example institutional, industrial, commercial, or transportation). Design The building or structure has distinctive or special attributes of an aesthetic or functional nature. These may include massing, proportion, materials, detail, fenestration, ornamentation, artwork, functional layout, landmark status or symbolic value. Construction The building or structure uses unique or uncommon building materials or demonstrates an innovative method of construction, or is an early example of the use of a particular building technique. Designer or Builder The building or structure s architect, designer, engineer or builder was a notable practitioner or made a significant contribution to the region or the nation. CULTURAL HERITAGE VALUE Sentiment The place or area is important as a focus of spiritual, political, national or other cultural sentiment. Identity The place or area is a context for community identity or sense of place, and provides evidence of cultural or historical continuity. Amenity or Education The place or area has symbolic or commemorative significance to the people who use or have used it, or to the descendants of such people. The interpretive capacity of the place or area and its potential to increase understanding of past lifestyles or events. HISTORIC QUALITIES Associative Value The place or area has a direct association with, or relationship to, a person, group, institution, event or activity that is of historical significance to the Bay of Plenty or the nation. Historical Pattern The place or area is associated with broad patterns of local or national history including development and settlement patterns, early or important transportation routes, social and economic trends and activities. SCIENTIFIC QUALITIES Information The potential for the place or area to contribute information about a historic figure, event, phase or activity. Potential Scientific Research The degree to which the place or area may contribute further information and the importance of the data involved its rarity, quality or representativeness. TECHNOLOGICAL QUALITIES Technical Achievement The place or area shows a high degree of creative or technical achievement at a particular time or is associated with scientific or technical achievements. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 1

6 3.2 SUMMARY STATEMENT OF HERITAGE SIGNIFICANCE CENTRAL TAURANGA The following statement of significance provides an overview of the heritage value of central Tauranga as a whole. There are aspects of central Tauranga s built environment which are typical of many New Zealand centres and other elements that are unique. The key themes which have been significant to Tauranga s historic development include settlement in the area by tangata Whenua, the arrival of missionaries, confiscation of land and establishment of the military settlement and subsequent establishment of the town centre. These themes are associated with the places that are unique or distinctive aspects of Tauranga. The history of Tauranga is evidenced in physical and material remains, represented by archaeological sites, cultural landscapes, historic buildings and other structures. Studying the architecture of the city s buildings reveals evidence of different phases of its history and reveals important associations of people with particular places. The history is known also through people s memories, through traditions, through stories passed on within whanau and hapu, clubs and church groups and through the records of local individuals, councils, businesses and organizations. The significance of central Tauranga has been assessed and summarised using the applicable heritage criteria in the Bay of Plenty Regional Policy Statement. The same set of criteria has been used to assess each building or place on the individual record forms, which are contained in Part Two. PERIOD Tauranga town centre grew from a Maori settlement sited at the northern end of the peninsula. The substantial Maori population and settlement in the area was the key reason for the establishment of Anglican and Catholic missions in the 1830s and 1840s. The central area in Tauranga incorporates some of the earliest European buildings in New Zealand. The Church Missionary Society mission station was established in the 1830s on the site at the northern tip of the peninsula. The Elms is recognised as one of the most important heritage sites in the Bay of Plenty. The property was associated with the Brown family and their relatives for some 150 years and incorporates a cultural landscape and some of New Zealand s earliest buildings, which date from the late 1830s / 1840s. However the mission station did not attract other settlers to its environs and it was not until confiscation of land in the western Bay of Plenty following the battles of Gate Pa and Te Ranga in 1864, that a township was established at the northern end of the Te Papa peninsula. Commercial development in the central area commenced c Apart from the Bond Store in The Strand which dates from 1883, the earliest surviving commercial buildings in Tauranga s CBD date from the early 1900s on The Strand. Tauranga s population was relatively small so the commercial district developed relatively slowly until around the 1920s. Important periods of development, which are evident in the city s built fabric, include the s and 1950s. Redevelopment has been ongoing and this is evident in the central area. RARITY OR SPECIAL FEATURES Unique aspects of Tauranga include its tangata whenua, places of settlement, place names and stories associated with the area. Within central Tauranga occupation followed plateaus and flat areas near escarpments and positions close to the water. Although this could probably describe most of the CBD tradition suggests that the most intense occupation was at Otamataha Pa and Mareaenui Pa. Although urban development has modified much of the physical evidence of occupation clues still remain including the cliffs along the east side of the Waikareao estuary, Otamataha(Mission Cemetery) Taumatakawhai(Cliff Road, banks below Devonport Road and areas around the west side of Durham Street. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 2

7 The physical evidence of the meeting of two worlds, following contact with Missionaries which became ongoing in the late 1830s is reflected in the Mission Station buildings and grounds and the Mission cemetery. The township formed after the confiscation of land following the battles of Gate Pa and Te Ranga in 1864.In the central area evidence of this clash of cultures remains at Monmouth Redoubt formed by British troops in Street names chosen by surveyors reflect the military nature of the township. Other special features which have a major impact on the physical development of the central area include the construction of the railway linking Tauranga to Auckland in 1928.In the CBD physical evidence includes the rail bridge, railway itself and the Cargo Shed and remains of the wharf structure on the waterfront on The Drive. INTEGRITY The centre of Tauranga retains physical evidence of all periods of its occupation and development including significant archaeological sites, the mission station, and its early town plan established in the 1860s after the confiscation of land. The existing built form is quite diverse. Key periods of development and growth in the CBD dating from the early 20 th century are reflected in existing groups of early buildings which remain on The Strand, Spring Street and Devonport Road and Grey Street. Outside the commercial core while there are examples of early residences remaining most residential streets have been redeveloped over time. REPRESENTATIVENESS Built development in the commercial core in central Tauranga includes good representative examples of typical commercial buildings built for retail, offices and hotels dating from the 1920s and 30s, as well as substantial public buildings built in the late 1930s (Post Office) and 1950s (Public Trust Building, NZI Insurance and the Tauranga Electric Power Board building) which demonstrate the consolidation of the centre and growth of population at the time. Some significant aspects of central Tauranga s historic development are represented by late 20th century buildings including its churches. CONTEXT OR GROUP VALUE While the character of the central commercial area has changed with growth over time it does retain quite clear groups of early twentieth century buildings particularly early hotels and commercial buildings on The Strand, retail and commercial buildings in lower Devonport Road, and commercial and public buildings clustered around the intersection of Spring Street and Grey Street. These groups of places make an important contribution to the established character of the central city. The Elms is unique and identified as one of the most significant historic sites in the Bay of Plenty: it retains its outstanding cultural landscape and buildings related to the establishment and operation of the Church Missionary Society mission in Tauranga. Residential streets in the area around the Elms retain an established residential character with mature street trees, typically low or no front fences, generous set backs to houses, lawns, mature trees and other plantings. Although house types and ages are varied the well vegetated quality of private properties is important. The survival of two early houses in Brown Street also reinforces a sense of an established residential neighbourhood in the area close to the Elms. Similarly in other residential areas, the established residential character derives primarily from the well vegetated character of properties, lack of high fences and street trees rather than particular consistency in house type/ period. DIVERSITY The built form in central Tauranga is diverse and represents development from a range of periods. Within the commercial core, apart from a limited number of high rise commercial and hotel buildings, many buildings are typically low to medium rise and are generally built to the street frontage. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 3

8 The central area presents a distinctive contrast between the landscaped quality of nearby residential streets which create an appealing treed and garden setting close to the commercial core. FRAGILITY OR VULNERABILITY A number of buildings in the central commercial area close to the waterfront are located in the Flood Hazard Policy Area. Tauranga lies in a volcanic region, with several active volcanoes being relatively near. Earthquakes occur frequently, and as in other New Zealand towns, early buildings, particularly masonry buildings, are at risk of damage. Buildings in Tauranga have also been vulnerable to damage or destruction by fire. Significant losses have included early timber hotels in the late 19th and early 20 th century. As in other New Zealand towns and cities, historic buildings are also vulnerable to deterioration due to deferred maintenance and inappropriate alteration. ARCHITECTURAL QUALITIES Design The design of buildings in central Tauranga typically follow national trends, with a range of approaches used for different building types in different periods. Relatively intact groups of buildings from the 1920s and 30s designed in stripped Classical and Art Deco derived styles make a particular contribution to the established character of the central commercial core. Designer A number of private architectural practices as well as government architects have made important contributions to the built environment in Tauranga. Some of the private practices include: H H Clemson who designed St Amand Hotel and early buildings at Tauranga Hospital, H L D West, who later became the Tauranga Borough architect and designed a number of significant buildings in the Bay of Plenty region in the 1910s 1920s, Edgecumbe and White (who designed the 1939 Post Office under the direction of Government Architect J T Mair), Gummer Ford & Partners, (Further information on architectural practices in Rotorua is included in the appendices.) More recently practices such as Jenkins and Roberts and Denniston Hodgson and Turner have been responsible for numerous buildings in the area, many of which have won New Zealand Institute of Architects branch awards. (A summary of architectural practices who have designed buildings in central Tauranga is in the Appendices.) Builders Karl Johansen is responsible for designing and building a number of buildings in central Tauranga including the Royal Arcade, the Northern Star building and the building on the corner of Willow and Spring Street. HISTORIC QUALITIES Historical pattern Other examples exist of Maori and mission settlements that have evolved into townships, but few have also been the result of a designed military settlement. After the confiscations that followed the Waikato Wars, Tauranga, Hamilton, Cambridge, Ngaruawahia and Pirongia were each also established as militia settlements intended to form a military frontier against further Maori resistance. Of these settlements, only Opotiki was also a mission base. These settlements have similarities to Tauranga but marked differences in geographic location have resulted in Tauranga s history being distinctive in other aspects. The current city has developed from the grid surveyed in 1864 after the confiscation of land under the NZ Settlements Act 1863 following the battles of Gate Pa and Te Ranga in Initially the boundary of the township was established at Eleventh Ave, and planned to extend M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 4

9 to Seventeenth Ave. Town lots of one quarter acre and larger farm lots were given to members of the 1st Waikato Militia. The section of the township from First Ave to Sixth Ave was known as the Quarter Acres Many of the street names chosen by surveyors reflect the military nature of the township such as Harrington Street, named for Colonel Philip Harrington, Cameron Road for General Sir Duncan Cameron, Hamilton Street for Captain John Hamilton, who the city of Hamilton is also named after. The first businesses were established facing the harbour where coastal ships unloaded their cargoes; the first reclamation took place in the 1870s when a timber sea wall was built. The reclamation was extended and a concrete seawall built in 1902, followed by major reclamation in the 1920s to allow for the construction of the railway. Tauranga s population remained relatively small until after 1950 when surrounding areas were amalgamated. Early development in the central commercial area was correspondingly small scale. Key events which have shaped development in Tauranga include the following: Arrival of missionaries in 1830s Military presence and battle of Gate Pa 1864 Live stock on farms fail to thrive due to bush sickness Railway workshops established at Mount Maunganui in 1910 Railway link to Auckland made in Northern Steamship Company cancelled passenger connection shortly thereafter. Top dressing with cobalt prevented bush sickness Dairy industry in the Bay of Plenty Development of logging industry in Bay of Plenty Choice of Tauranga as main port for Bay of Plenty in 1950s Export of timber and dairy products Kiwifruit industry Local government amalgamation in 1989 Historic qualities Associative value The tangata whenua of the Tauranga district are descendants of the waka Te Arawa, Tainui, Takitimu and the hekenga mai o Mataatua, as well as Nga Marama who were associated with the area in earlier times. Much of the Te Papa peninsula was occupied and names were given to discreet areas of settlement, use and association. According to Te Arawa traditions, Te Papa was named by the crew of the Te Arawa waka as it travelled past the coastline on its way to Maketu. The name Te Papa was synonymous with what is now the Mission cemetery and pa of Otamataha, however the name became popular to describe the wider area, particularly under the influence of the Church Missionary Society who had a mission station there. Traditional ways of life, relatively unchanged for centuries, altered dramatically following initial and ongoing contact with European missionaries after the 1830s, and the military settlement that followed conflict and confiscation in the 1860s.The establishment of the military settlement in Tauranga provided the impetus for the establishment of a resident European population and growth of the commercial town centre. The development of the town since has followed broadly similar patterns in other towns and cities throughout New Zealand that grew as service centres for rural areas engaged in primary production. Increases in the local economy led to the steady consolidation of the town centre, replacement of simple early buildings with more substantial ones in permanent materials, and the growth of cultural and social institutions to provide for the local community. SCIENTIFIC QUALITIES Information/ Potential Scientific Research The development of Tauranga provides information about Maori occupation, early contact between Maori and Europeans, more sustained contact, and the cultural clash which led to the implementation of military rule, confiscation of land and establishment of an initial military M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 5

10 settlement. There is potential in Tauranga to further investigate potential archaeological evidence of the site of early Maori settlement and activities; as well as sites related to early activity following the establishment of the township in the 1870s. TECHNOLOGICAL QUALITIES Historic buildings in central Tauranga generally demonstrate contemporary construction techniques, materials and changes in approach over time, typical of most New Zealand towns. CULTURAL QUALITIES Sentiment/Identity/Amenity or Education Tauranga s history is both typical and unique. Typical in that it has followed general trends in developments that have formed New Zealand, from settlement by East Polynesians who developed Maori culture over several hundred years; through cultural interactions in the first half of the 19 th Century as New Zealand adjusted to its inclusion as a British colony; the influence of developments in shipping, storage, manufacturing and new technologies; struggles over sovereignty and land ownership; participation of its citizens in wars overseas, the effects of epidemics, improved health care and the national economy; to becoming a vibrant growing community that celebrates its diversity and its place in the modern world. And Tauranga is unique, being a product of its environment and geographical location, its tangata whenua, and its local responses to national influences. Tauranga s historic development is evidenced by a range of surviving buildings that reflect a community that had grown in spiritual diversity, entertainment needs, commercial and industrial developments, and improvements in transport and utilities. Tauranga s history is known also through written records, archives and photographs, through traditions, and through people s memories and stories. These resources and stories enhance our understanding of the built heritage. Surviving historic buildings and structures in central Tauranga contribute to its unique identity. The recognition of a broader range of historic places will enhance the understanding and appreciation of its historic development and its distinctive character. Retention and sympathetic reuse of a range of places will add to the authentic qualities of the centre. Research about Tauranga s built heritage increases knowledge of its social history and the people who have contributed to its development reinforcing the sense of community and identity. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 6

11 4.0 DISCUSSION OF ISSUES, POTENTIAL OPPORTUNITIES AND CONSTRAINTS Surviving historic buildings in central Tauranga do make an important contribution to understanding its historic pattern of development and to its established built character and sense of place. The history of Tauranga is evidenced in physical and material remains represented by archaeological sites, historic buildings and other structures. The history is known also through people s memories, through traditions, through stories passed on within whanau and hapu, clubs and church groups, and through the records of local individuals, councils, businesses and organisations. Tauranga s heritage sites and buildings however provide tangible evidence of associations with people, stories, organisations and businesses which have played a part in the development of the area. Through research and appropriate management there is an opportunity to bring theses stories to life and to enable Tauranga s heritage to contribute to the cultural and economic life of the city. Based on the thematic research and field surveys responses to the following questions are set out: What places are currently identified as being of heritage value in the central area? Are there other places which may be of heritage value in central Tauranga? How are significant places in central Tauranga managed by the current planning framework? What conflicts might there be between current planning framework and places which have heritage and character value? M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 7

12 4.1 What places are currently identified as being of heritage value in the central area? Places within central Tauranga which are identified as being of heritage value by their inclusion in the Heritage Register within the Study Area include the following: item/ building Tauranga/ Domain Wharepai Address/ legal description 1 Cameron Road District schedule Plan Built Heritage, Natural Heritage Registered by the New Zealand Historic Places Trust Relationship thematic framework to Building the city, town plan, infrastructure/ recreation, Adorning the city/ Cultural expressions War memorial gates 1 Cameron Road Built Heritage Category II Building the city, Cultural Expressions Canon Jordan Statue 1 Cameron Road Built Heritage Adorning the city/ Cultural expressions Brain Watkins House 233 Cameron Road Built Heritage Category II Building the city/ residential development Crabbe House 405/ 407 a Cameron Road Built Heritage Category II Building the city/ residential development Monmouth Reserve and Te Tapihana(1815 Naval gun) 7 Cliff Road Archaeological Site Land People/ settlement/ Military and Maori Taiparoro(dwelling) 11 Fifth Ave Built heritage Category II Building the city/ residential development Government Building/ Old Post Office 41 Harrington Street Built heritage Category I Building the city/ commercial development M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 8

13 Mission Cemetery and Otamataha Pa The Elms Mission House and grounds, Mission Point, Marsh Street 15 Mission Street Maori Heritage Archaeological site Historic site and landscape Built Heritage Historic site and landscape Category I and II buildings, Registered historic area Land and People/ Maori settlement/ Missionaries/ religion/education Land and People/ Maori settlement/ Missionaries/ religion/education The Elms Mission House and Library The Elms Kitchen and Dairy The Old House(Former Native Hostel/ School) 15 Mission Street 15 Mission Street 83 Seventh Ave Built Heritage Maori Heritage Category I and II buildings, Registered historic area Category I and II buildings, Registered historic area Category II Land and People/ Maori Missionaries/ Cultural expressions; religion/education St Peters Manse 136 Spring Street Built Heritage Building the city, residences Cultural expressions; religion Bond Store and Guinness Store Building 1 The Strand Built Heritage Building the city, commerce St Armand Hotel 105 The Strand Built Heritage Category II Building the city; commerce Visitor accommodation Herries Park Memorial 60 The Built Heritage Building the city; M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 8 9

14 Strand administration/ infrastructure Foresters Hall 17th Avenue West Category II Cultural expressions Building the city Heritage Inventory The District Plan also refers to the Heritage Inventory, which is a public information database. It includes a broad range of other commercial and residential properties (section ) The inventory outlines management measures such as education, site information, negotiation and voluntary agreements and conservation covenants considered appropriate to particular heritage features. Inclusion in the inventory does not impose any restrictions or requirements; it identifies places considered to be of heritage value including built heritage, archaeological sites, historic sites and landscapes, Maori heritage, natural heritage and urban trees. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 0

15 4.2 Are there other places which may be of heritage and character value in central Tauranga? The district plan schedule contained in Appendix 16A has logically focused on places of very high heritage value in Tauranga, such as the Elms, Monmouth Redoubt, memorials such as those within the Domain, and a small number of commercial and residential buildings. However there are other places and groups of places which represent different aspects of central Tauranga s historic development, which also make an important contribution to its unique built character and sense of place. A broad range of places have been included in the Heritage Management Strategy Inventory prepared in Research has been carried out on a prioritised list of places in the study area to consider how important they are in relation to heritage criteria and in context of the thematic history. Research was focused on places in the central commercial district to link to other initiatives being undertaken in the central area including the Tauranga City Centre Strategy. Examples include: Groups of 1920s and 1930s retail and commercial buildings in Devonport Street These buildings are typical of retail buildings built throughout many New Zealand towns and cities in the early decades of the twentieth century. They demonstrate contemporary architectural trends in the design of retail buildings. Constructed in plastered brick, they are typically designed in stripped Classical styles and were typically single level or two levels with residences or offices upstairs. Most of these buildings in Devonport Street in Tauranga are shown on the 1934 Survey plan. They have been an enduring part of the streetscape in central Tauranga and continue to be an appealing part of the core retail precinct. Some may have historic associations with particular businesses or people who have been important to Tauranga. Some were designed by architectural practices which have made an important contribution to Tauranga. These places are of local heritage value rather than in a national context but contribute strongly to the identity and collective character of the central area. Encouraging the retention and ongoing use of these early retail buildings would be desirable. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 1

16 The Royal Arcade in 1926 and now at right. Mid 20th century commercial buildings which were some of the first substantial buildings in Tauranga s CBD, include the National Bank (former PO), NZI Insurance Building in Spring Street the Tauranga Electric Power Board building, and the Public Trust building. These substantial buildings demonstrate an important consolidation of the commercial core at this time. Former Post Office/ National Bank M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 2

17 Surviving early hotels and commercial buildings on The Strand. This precinct retains some of the earliest hotel and commercial buildings remaining in central Tauranga. While a number have been modified over time they could be restored. These places make an important contribution to the character of the central area and an understanding of its historic pattern of development and the importance of the waterfront. The two storied scale of this area makes for an appealing pedestrian environment. Currently only one of these buildings is recognised (The Hotel St Armand) leading to an impression that the other buildings are not important. The collective value of these early waterfront buildings is considered important. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 3

18 The Rail Bridge, tracks and sheds associated with the railway along Dive Crescent Construction of the railway connection to and from Tauranga was very important to the growth and development of the city that some form of recognition of places associated with this function is considered important. Dive Crescent is characterised by the utilitarian nature of the sheds, which have been adapted for a range of purposes including a weekend arts market. Investigating options to reuse and adapt surviving industrial structures and integrate these with potential redevelopment is encouraged, to retain diversity of the CBD. Te Urunga and Te Awanui Waka Tauranga Moana Trust Board building and site Edward VII Esplanade and Herries Park as a whole including the Matariki pou and other artworks such as the floral steamer M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 4

19 Tauranga Primary School, Arundel Street St Mary s School and convent site, Thirteenth Ave Cemetery in Seventeenth Street Robbins Park, including arbour and Begonia House M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 5

20 Residences. A number of residences were identified as being of potential value in the 1993 Tauranga Heritage Management Strategy. These include surviving timber villas and examples of Arts and Crafts houses. Many of these remain providing evidence of the early pattern of residential development in central Tauranga. Further research could be carried out on these houses to see if there are historic associations or if they are of value in relation to heritage criteria. Residential neighbourhoods, particularly on the eastern side of Cameron Road have an attractive established character, often with street trees, and mature trees in private gardens and typically low fence types or open landscaped front yards. Good examples of residential development from a range of periods remain in the central area, including types such as early high rise apartments. 9 Cliff Road 11 Cliff Road 21 Willow Street 44 Brown Street Corner Cliff Road 1960s /or 70s apartment in Cliff Road 30 Willow Street 12 Arundel Street M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 6

21 Villa at corner of Arundel Street 58 Thirteenth Ave 90 Edgecumbe Road St Peters Manse, Spring Street 88 Seventh Ave Selwyn Street The Crabbe store is now located on the playing fields at Tauranga Boys college M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 7

22 5.0 REVIEW OF EXISTING PLANNING FRAMEWORK A review of the existing planning framework for the recognition and management of built heritage resources in central Tauranga is set out below. The Regional Policy Statement (RPS) outlines objectives, policies and methods for promoting the sustainable management of the natural and physical resources of the region. Regional and district plans must give effect to the RPS. In May 2004 Proposed Change No. 1 to the Bay of Plenty Regional Policy Statement (Heritage Criteria) was publicly notified. Proposed Change No. 1 incorporates into the RPS policies, methods and criteria for assessing heritage values and places referred to in section 6 of the Resource Management Act Council decisions on submissions to Proposed Change No. 1 were released on 22 November There are six appeals currently outstanding on Proposed Change No. 1. The main components of Proposed Change No. 1 are contained in Chapter 15 (Heritage) and Appendices F and G of the RPS. The heritage criteria are contained in a new Appendix F. The heritage criteria are tools that assist in the identification and evaluation of heritage values and places for the purpose of promoting their protection. A non statutory User Guide was also developed to assist with the interpretation, use and understanding of the heritage criteria. The User Guide draws on a substantial body of knowledge, including case law, which has been developed concerning the interpretation of the various dimensions of heritage in section 6 of the RMA. 5.1 Heritage (Section 15 of Regional Policy Statement) The objective of Chapter 15 of the RPS is the protection of heritage values and places. Chapter 15 addresses the issues of identification, evaluation, and management of natural and cultural heritage. The chapter includes a comprehensive discussion on types of heritage places. The RPS states that heritage values and places should be assessed using criteria not inconsistent with those in Appendix F. It also outlines a mix of methods for the regional council and district councils to use to protect heritage values. These include the identification and documenting of heritage values, the dissemination of information, education programmes, appropriate provisions in regional and district plans, covenants, silent files and the use of databases. 5.2 Appendices F and G of the Regional Policy Statement Appendix F of the RPS sets out five sets of criteria for assessing heritage values and places in the Bay of Plenty region. The five sets of criteria in Appendix F are for assessing: 1. Natural character (section 6(a) 2. Natural features and landscape (section 6(b)) 3. Indigenous vegetation and habitats of indigenous fauna (section 6(c)) 4. Maori culture and traditions (section 6(e)) 5. Historic heritage (section 6(f)) The historic heritage (Set 5 of the criteria in Appendix F) criteria set out criteria that should be used to assess whether historic heritage values exist. If after assessing a building, using the Appendix F criteria, it is deemed to warrant protection under section 6 of the RMA, an assessment must then be made (using the Appendix G M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 8

23 criteria) as to whether a proposed use or development is inappropriate. Appendix G should be used to assist this decision making. The criteria in Both the historic heritage criteria in Appendix F and the criteria in Appendix G provide a framework for assessing whether subdivision, use or developments are inappropriate in relation to historic heritage values or places. 5.3 Heritage Criteria User Guide. The User Guide provides guidance on the appropriate use, interpretation and understanding of the heritage criteria. The User Guide explains that section 6(f) of the RMA requires local authorities to recognise and provide for the protection of historic heritage from inappropriate subdivision, use, and development. The first step is to establish whether historic heritage values exist. Set 5 of the criteria in Appendix F should be used to establish whether historic heritage values exist. Then decisions need to be made about whether subdivision, use and development are inappropriate in relation to those values. The criteria in Appendix G should be used to assist this decision making. 5.4 Tauranga District Plan At a local level the Tauranga District Plan provides the planning framework for management of the heritage resource. Following is an overview of current District Plan provisions that are relevant District Plan provisions that are relevant to a consideration of how the heritage resources are best managed. The issues, objectives and policies of the District Plan are set out in 5 sections (amenity values, natural resources, heritage, hazards and physical resources. District Plan Chapter 3 Amenity Values This chapter provides a discussion of issues facing the City in relation to amenity values and provides a series of objectives and policies. In relation to residential environments, recognition is given to the role of the scale and intensity of development in contributing to residential amenity. However, there is limited reference made to heritage values or the role of character elements that also contribute to residential amenity. Of particular relevance is Objective which is: Streetscene and outlook To maintain an attractive streetscene and to protect residential outlook. This is supported by policies which include ( ): Streetscene Activities within Residential zones should provide a transition space between the public street and private site which remains or enhances the visual character and amenity of adjacent street(s) or neighbourhoods(s). This policy does not recognise the way existing site development can contribute to the character of the street environment. Policy relates to development within the street itself and, in particular, recognises the role of vegetation in contributing to the character of the residential neighbourhood. The chapter sets out a comprehensive list of issues that relate to the CBD 26. It recognises the role of business areas as the focus for considerable human interaction. It notes the maintenance of the special character and pleasantness of the pedestrian orientated areas of 26 Sec. 3.3, Tauranga District Plan M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 9 9

24 Spring Street and Wharf Street as an issue, together with the maintenance of a cohesive commercial character at street level. It also identifies the maintenance of views to the Harbour and to Mauao as important issues. The importance of these issues is reflected in a thorough set of objectives and policies. District Plan Chapter 4 Natural Resources Chapter 4 sets out a framework for the management of the District s natural resources. Objective is: Protecting Outstanding Landscapes To protect and, where appropriate, enhance the visual qualities of the outstanding landscape features of Tauranga District. Of note, Mauao (Mt Maunganui) and Tauranga Harbour are identified as outstanding landscape features (as defined in the Tauranga District Landscape Study prepared by Boffa Miskell, 1995). The policy framework also seeks to recognise the cultural heritage values of landscape character in subdivision, use and development and to ensure adverse effects on these values are avoided as far as practicable. 27 District Plan Chapter 5 Heritage Chapter 5 sets out a comprehensive policy framework for the management of heritage resources in the District. The chapter is set out in a number of sections relating to the following issues: Maori relationship with water, land and other taonga (5.1); Marae (5.2); Destruction of heritage sites, objects and values (5.3); The chapter contains a detailed set of objectives and policies. As with most District Plans around the country, the focus of this section of the District Plan is on the protection of heritage objects or items that pass the high threshold test of scheduling. The policy framework does not relate to the more locally significant or collective character values of areas of the City. The policies set out criteria for: Registration of heritage items (Policy ); Matters to consider when altering heritage items (Policy ); Effects to be mitigated (Policy ); Registration of notable and landscape trees (Policy ). Policy seeks: To increase community awareness of the value and importance of the District s heritage resources and encourage public participation in heritage management. The policy framework is supported by a detailed list of District Plan and other methods for achieving the identified objectives and policies. District Plan Rules 27 Policy , Tauranga District Plan M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 0

25 District Plan Chapter 16 Heritage Protected heritage items and sites are listed in a register contained in Appendix 16A. For each item or site the register sets out the heritage values, identifies whether it is registered with the NZ Historic Places Trust and provides guidance on management methods. Within the study area, the register identifies only a limited number of heritage items and sites. A register of notable and landscape trees is contained in Appendix 16B. For each site identified, the register lists the botanical and common name of the protected trees and identifies their heritage values and the management methods that apply. In relation to listed heritage items and sites, the following activity statuses apply: Moving a heritage building on the same site controlled activity; Modification, destruction or relocation of a heritage item (in relation to an activity identified as a permitted or controlled activity) limited discretionary activity; Modification, destruction or relocation of a heritage item (in relation to an activity identified as a discretionary activity) discretionary activity Modification, destruction or relocation of a heritage item not listed above noncomplying activity. In relation to notable and landscape trees, the following activity statuses apply: Pruning work in accordance with accepted arboricultural practises controlled activity; Activities involving the destruction, removal or damage of a listed tree limited discretionary activity; Any activity listed as a discretionary activity that requires the alteration or removal of a listed tree discretionary activity. Any subdivision of a site identified in the heritage register is a discretionary activity. The district plan provides clear, common sense guidance on what is expected for alterations and additions to a heritage item. Work should consider: The street elevation and streetscape in relation to the registered item The style and character of the building Scale, form and detailing including roof form, roof angles and eaves. The heritage significance of the building Historic fabric, significant materials and original craftsmanship Original setting including protection and maintenance of surrounding trees and gardens Protection of the interior where it is of significance Colour of the item and the historic appropriateness Criteria for recognising/ assessing heritage places The criteria used to assess places for inclusion in the Heritage Register in Appendix 16A are not set out in Chapter 5 or Chapter 16 or in Appendix 16 A. Criteria for inclusion in the Heritage Inventory are set out in a report: Heritage Management: Issues and Options for Tauranga District February The inventory recognises the New Zealand Historic Places Trust criteria for registration as those to be adopted for the built heritage inventory for Tauranga. These include: Social/ Historical values Traditional/cultural values M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 1

26 Archaeological values Technological value Aesthetic values Rarity values Architectural values Heritage Inventory Relatively few places are currently included in the schedule of heritage items in Appendix 16A. However the District Plan also refers to the Heritage Inventory, which is a public information database. It includes a broad range of other commercial and residential properties (section ) The inventory outlines management measures such as education, site information, negotiation and voluntary agreements and conservation covenants considered appropriate to particular heritage features. Inclusion in the inventory does not impose any restrictions or requirements; it identifies places considered to be of heritage value including built heritage, archaeological sites, historic sites and landscapes, Maori heritage, natural heritage and urban trees. The Built Heritage component identifies a broad range of places including early houses, state housing, hospital buildings, groups of buildings in Devonport Road, groups of buildings on The Strand, churches, as well as individual buildings of merit. Investigation into the way this Heritage Inventory has worked in practice would be useful, for example if a property is sold, would a new owner be aware that the place had been included in the Inventory? Have the strategies set out in the Inventory been implemented? E.g. develop and maintain consultative relationship with owners or Establish conservation guidelines. Does the fact that these places have not been scheduled lead to an impression that they are not considered that important? Limited or no historic research is held by Council in relation to these places. Some of the houses included no longer remain. District Plan Chapter 19 Residential Activity Zone The residential areas surrounding the CBD are zoned Residential A with the Medium Rise Policy areas applying to the area immediately to the west and north of the CBD. The rules package provides a wide scope for residential development in this zone. Relevant development controls that impact on the form and character of the built environment include: Residential intensity: 1 unit per 325m 2 ; Building height: 9m (Res. A), 12m (Medium Rise Policy Area); Setbacks: front boundary 3m, side and rear yards 1.5m (with some exceptions); Height in relation to boundary controls apply; No parking located within the front yard Subdivision is a controlled activity minimum site size 325m 2, minimum frontage 3m. There do not appear to be controls on the extent of site coverage, other than side and rear yard requirements, potentially allowing a much more intensive coverage of sites than is evident in the character of many residential streets. There does not appear to be a control on front fences/ fence height. Currently many streets are characterised by attractive open landscaped front yards with low or no fences. In some areas where high fences have been built along front boundaries this significantly changes the streetscape character. District Plan Chapter 20 Business Activity Zone The CBD of Tauranga is zoned Commercial Business. The zone provides for a range of commercial, retail, residential and visitor accommodation uses as permitted activities. Building demolition for a permitted activity is also a permitted activity. Uses that require more than 25 parking spaces are listed as a limited discretionary activity. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 2

27 Subdivision for permitted activities is a controlled activity. Development controls (Amenity Conditions) of particular relevance to a consideration of character and heritage management include: The planning maps identify streets where verandah cover over the footpath is required (Rule provides detailed requirements for the design of verandahs); A limit on vehicle access locations to the street (Rule ); Permitted heights vary through the CBD from 4m (Area 4) to unlimited height (Area 1, covering a large area of the CBD). The different height areas are depicted in a map contained in Appendix 20H (Rule ); Views to the Harbour down the main east west streets (Harington Street, Hamilton Street, Wharf Street and Spring Street) are protected (Rule ). These protected view shafts are depicted in Appendix 20I; Requirements for on site parking in accordance with Chapter 24 requirements (Rule ); Street Scene rule 5m setback from front boundary and landscaping requirement for sites fronting various other zones (Rule ). Frontages this applies to are annotated on the Planning Maps; Fencing requirement and 5m setback requirement from zone boundary (Rule ); Limitations on signage (Rule ); Limitations on the ground floor location of residential, educational and visitor accommodation activity (Rule ); Activities that do not comply with the Amenity Conditions are a limited discretionary activity. Potential conflicts between current planning framework and places which have heritage and character value in the Business Activity zone Key conflicts between the existing district plan framework and other places of potential heritage value in the heart of the CBD include the significant difference between the scale of existing buildings of potential heritage and character value in some areas and what is permitted by the District Plan. The maximum height of buildings in Tauranga s City Centre is graded down to the sea and ranges between 4m to being unlimited from Willow Street & Devonport Road west. The Airport Height Restrictions ( (e) in effect this limits the height of any building in this area to 49m above mean sea level. In other commercial business zoned land, across the city, the height restriction is 12m (Permitted Activity Condition ). M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 3

28 Figure 1: Planning Diagram Showing building height restrictions in the CBD. The existing predominantly two storey scale of heritage and character buildings along The Strand is effectively the same as what would be permitted under the District Plan. In Devonport Road, Grey Street, Spring Street and adjacent streets however there is an unlimited/49m height limit. This is significantly greater than the generally low rise pattern of historic development, meaning that a requirement to retain these places would result in a substantial loss of development potential (when considering the single factor of height). It appears there are also other barriers to achieving the full height potential on sites within the CBD. Objectives and Policies relevant to commercial activities relate to maintenance of cohesive commercial nature, the preservation of amenity values at the business /residential area interface, pedestrian safety & weather protection, maintenance of the pedestrian character in Spring & Wharf Streets, maintenance of harbour and Mauao views, and maintenance of a suburban scale for critical buildings/structures. These policies address in particular things such as maintaining active retail frontages and providing continuous verandahs, but there is no requirement for example for development in Devonport Road or Grey Street to maintain a two storied base (in keeping with existing development) before stepping back to high rise development. Potentially a new building adjacent to a character retail building or on the site of an existing building could be up to 49 metres in height, built directly up from the street boundary providing it has a verandah and an active retail frontage, and meets other relevant requirements. There may be an opportunity to look at how new development could work with the existing pedestrian oriented scale on these main shopping streets to enable a more incremental and compatible pattern of development over time, which might also encourage the retention of existing buildings. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 4

29 6.0 EARTHQUAKE PRONE BUILDINGS This Heritage Study contributes to the process of identifying earthquake prone buildings in two ways; identifying places in central Tauranga which are of heritage value, and providing base data on these places to assist with the preliminary assessment stage of identifying buildings that are potentially earthquake prone. Record forms for individual buildings provide a brief overview of age (for example all buildings older than 1936 when requirements for seismic resistance were introduced after the Napier earthquake are potentially earthquake prone, or all buildings built prior to 1960 when standards for earthquake resistance were less), number of levels, materials and construction and general condition. While possible threats such as potential damage in the event of an earthquake have been flagged, this assessment has been carried out by conservation architects not structural engineers, so is a preliminary indication only. The purpose is to gather useful data during the course of our study to assist with a subsequent evaluation by a structural engineer. It is recommended that structural assessments of buildings in Tauranga be carried out by structural engineers with experience in the strengthening of historic buildings. Summary information has been collated as part of the inventory of significant heritage places. Copies of original drawings have been gathered for many of these buildings which may be of use to initial desk top reviews. Building Act 2004 Section 131 of the Building Act 2004 requires territorial authorities to adopt a policy on earthquake prone buildings by 31 May The definition of an earthquake prone building is set out in Section 122 of the Building Act 2004 and in the related regulations that define a moderate earthquake. This definition covers more buildings and requires a higher level of performance than the previous Building Act 1991.It encompasses all buildings not only those constructed of unreinforced brick or unreinforced concrete. Tauranga District Council has developed their approach to the identification of Earthquake Prone buildings based on the requirements of the Building Act A building is defined as earthquake prone if after consideration of its condition, construction and the ground on which it is built will have its ultimate capacity exceeded in the event of a moderate earthquake, and would be likely to collapse causing injury or death, or damage to another property. Residential buildings are excluded unless they are two storeys or higher, or contain more than three household units. A moderate earthquake is further defined in relation to existing buildings as one which would generate shaking at the site of a building of the same duration but one third as strong as the earthquake shaking that would be used to design a new building. Tauranga is in a zone of moderate seismicity and its buildings include a range of types and ages dating from the 1830s (at the Elms), the Bond Store (1886), groups of buildings built in the early twentieth century, through to modern buildings constructed in the last decade. In order to identify buildings which may be earthquake prone Council will Categorise earthquake prone buildings according to: 1. Buildings with special post disaster functions 2. Buildings that contain people in crowds or contents of high value to the community M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 5

30 3...Buildings with a heritage classification 4. Buildings with an Importance Level less than 3 as defined in AS/NZS :2002 Undertake an initial desk top survey, Assemble list of EPBs according to result of study. Assess broadly the performance of those buildings in relation to the new building standards and, in particular, to the standard defined for earthquake prone buildings. Buildings that have been identified as possibly being EPBs shall be further assessed by: Carrying out a brief building study during the BWOF site audit to identify construction methods and condition as well as use of the building. Establish a risk level for buildings using the EPB Risk Matrix (appendix 1). Low, Moderate or High. Carry out initial evaluation of performance in earthquake based on information obtained by using the NZSEE1 Initial Evaluation Method. Advise owners that their building has been identified as possibly being Earthquake Prone. Advise owner to obtain a detailed assessment of the building by an Engineer within the agreed timeframes. Tauranga City Council s approach to Taking Action: Advise and liaise with owners of identified EPBs. Encourage owners to carry out independent assessment of the structural performance of those buildings identified as earthquake prone. Serve formal notices on owners of earthquake prone buildings in accordance with the Building Act 2004, requiring them to remove the danger. Allow owners to appeal to the Council against the classification within 12 months of receipt of notice, which can include applying for a determination under section 177. The timeframes for undertaking structural work shall be in general accordance with the following: Low Risk within 15 years; Moderate Risk within 10 years; High Risk within five years. Review its whole building stock to identify buildings which fall within the scope of potential earthquake prone buildings under the Building Act Assess broadly the performance of those buildings in relation to the new building Standard, particularly that defined for earthquake prone buildings. Prepare a list of buildings that are earthquake prone in terms of the Building Act 2004 Advise and consult with building owners to determine work required to reduce risk. The requirement to undertake earthquake strengthening will be triggered by building consent applications for significant upgrading or alteration, or if a change of use for a building is proposed. It will be a requirement of a building consent that a building owner make a detailed assessment of the earthquake performance of the building. If it is found to be earthquake prone then Council will require that it be strengthened to comply as closely as practicable with the requirements of the Building Code. New Guidelines for the Assessment and Improvement of structural performance of earthquake risk buildings have been developed by the New Zealand Society of Earthquake Engineers. These have been developed to be compatible with the Building Act 2004 and the new earthquake loadings standard NZS These will provide a practical guide to the way to approach inspections, identification of potential hazards and how to assess the existing earthquake resistance of a building. Based M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 6

31 on this assessment it is then possible to determine the level and type of strengthening required to upgrade the building meet the current earthquake loadings standard. Dealing with Heritage Buildings Tauranga City Council wants the city s heritage buildings to have a good chance of surviving a major earthquake as well as ensuring that structural improvements do not destroy the intrinsic heritage values of these buildings. The assessment of heritage buildings will be carried out in the same way as for any other potentially earthquake prone buildings. Discussions will be held with owners and the Historic Places Trust to identify a preferred way forward. An important objective of Council is achieving a sensible balance between retaining heritage values while meeting strengthening requirements. Advice will be provided by Council during the structural review of these buildings and suitable means of improvement identified. Following consultation, notices will be served requiring improvement or demolition within a stated (and preferably agreed) timeframe. Public consultations may be included in particularly important cases. As in other centres throughout New Zealand existing buildings in central Tauranga, including heritage buildings, represent a substantial investment in terms of building stock and infrastructure. Retention of existing buildings and appropriate level of strengthening to meet new building code requirements will be a major objective throughout the country. Strengthening will need to be assessed on a case by case basis however typically strengthening work will include a range of methods including such measures as: additional bracing through diaphragms in floor or ceiling planes additional shear resistance through strengthened walls improved connections of existing structural members(floor and ceiling junction with walls) possible reinforcement of masonry facades improving sub floor bracing, Securing hazards such as chimneys or parapets. In Tauranga it is important that building assessments and recommended strengthening works for heritage buildings are carried out by structural engineers who have experience in upgrading historic structures and buildings. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 7

32 7.0 OPTIONS TO ENHANCE MANAGEMENT OF HERITAGE RESOURCES IN CENTRAL TAURANGA The 1993 Heritage Management Strategy report prepared for Tauranga City Council noted that often private owners, at their own discretion, manage heritage items for public benefit at a cost to themselves. Or in other instances public expectations are imposed on private owners to manage heritage items in a way that benefits the public. In both instances there is often no recognition, acknowledgement or compensation to private owners for the costs to be borne by them. Objectives and guiding principles were set out to ensure equity in costs and benefits were shared by heritage administrators, owners and users while managing heritage items, to enable private use while maintaining heritage values and to compensate costs incurred by private owners. These issues are no different in A reasonable balance needs to be achieved between providing certainty about which places are of value and should be retained for ongoing use and for future generations, and providing encouragement and incentives which recognise the cost of doing this. Both statutory and non statutory methods can be used to encourage retention and ongoing use of places of heritage/ character value. Tauranga City Council has the primary responsibility under the Resource Management Act for land use management including the management of heritage resources. They are supported in this role by Environment Bay of Plenty and the New Zealand Historic Places Trust. The district plan Heritage Register identifies significant places and provides clear policies to guide sympathetic alterations and additions. Although a broad range of places are identified as being of heritage value in the Heritage Inventory, currently their inclusion in this inventory does not provide certainty over their retention and sympathetic ongoing use. Some of the houses that were included for example no longer remain. While this approach may be reasonable for many of the places identified, there are places in central Tauranga which make an important contribution to the heritage values and identity of the city and if removed would be a considerable loss. Options could be considered that more clearly encourage the retention of some places. The need for information about heritage resources and formal identification of heritage values and collective character was fundamental in the preparation of a Heritage Study. While many places were included in the Heritage Inventory little or no research information was held in relation to these. The research carried out on some of these places as part of this study shows very clearly why they were considered important. Research has revealed more about important associations with people and organisations which have been very important to Tauranga, places which represent key periods of development and expansion in the city, or the work of particular architects who have played an important role in Tauranga. Understanding more about built heritage helps it to be better appreciated and valued and research on more places in the 1993 Heritage Inventory should be continued. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 8

33 6.1 Options to Enhance Heritage Recognition and Protection An overview of the main options follows with a discussion of advantages and disadvantages of each approach. Key options for the protection of heritage resources in Tauranga s CBD include: 1. Do nothing/ retain heritage management framework as it currently exists 2. Utilise a range of additional non regulatory methods to encourage heritage protection 3. Make changes within the existing District Plan framework including adding to existing District Plan sections; add to existing Heritage Register with inclusion of more individual places. 4. Create particular Heritage / Character overlay zones to recognise collective values of specific groups of places. 5. Use a combination of some increased scheduling, a Character Heritage Overlay Zone and non statutory techniques and incentives Option 1 Do nothing / retain heritage management framework as it currently exists The advantages of retaining the heritage management framework as it exists include maintaining current expectations and concepts of what has been considered to be of heritage value, and no additional control on development. Disadvantages of this approach include not responding to requirements under the RMA which has elevated protection of heritage to a matter of national importance. Continuing with the existing pattern of scheduling which includes a limited number of scheduled historic places within central Tauranga does not adequately reflect the range of built heritage values in the CBD. It places heritage resources (which were identified in 1993) at potential risk through redevelopment, and does not necessarily reflect community aspirations. The existing District Plan framework provides limited statutory control over the protection and management of the CBD s heritage resource. Future redevelopment options that involve the removal of currently unrecognised heritage places could lead to community opposition, unfairly or unwittingly placing developers who quite reasonably comply with current District Plan provisions in an adversarial position in the community. It is preferable to provide certainty and clear understanding. Research undertaken as part of this study has revealed a number of places in the central area that are of heritage value, are already identified in the Heritage Inventory(prepared in 1993), but not formally recognised by their inclusion in the District Plan Heritage Register in Appendix 16A. Their long term retention is not certain. Retaining the current pattern of scheduling leads to the impression that other places in the CBD, contained in the Heritage Inventory, are not as important, and could therefore be modified in potentially inappropriate ways or possibly even removed. This option also misses out on potential non statutory opportunities to promote a broader range of heritage places. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 0 9

34 Option 2 Utilise a range of non regulatory methods to encourage heritage protection The main advantages of using non statutory techniques to encourage heritage protection is that they can be used to raise awareness and enhance the ways in which places are valued by the community without adding additional layers of statutory control and associated compliance costs such as resource consents, and without potential negative effects on property values due to perceived and real limits on redevelopment potential. Tauranga currently utilises this approach by the identification of a wide number of places considered to be of heritage value in the Heritage Inventory which is an information database. Tauranga City has excellent interpretive signage and artworks which represent significant aspects of Tauranga s cultural heritage and the historic development of the in an appealing and meaningful way. A heritage walk brochure also provides an excellent summary of the development of the town and particular historic places. Interpretive signage at the Elms is of a very high standard, significantly enriching understanding of the property. Information could be presented on a broader range of places including some of Tauranga; s mainstreet retail building, which could be included in an expanded heritage walk or a CBD heritage website. Other options to expand on the range of places presented to visitors and the local community include things like: guided walks for visitors, developing a heritage website, display of interpretive material such as copies of original architectural drawings within shops and buildings, production of education packs for schools, a children s architectural treasure hunt and providing interpretive material within the central area. Strategic land purchase The Council can increase the profile and public awareness of the value of heritage resources by purchasing strategic properties. If required, necessary restoration work can be carried out and development parameters determined for sites prior to resale. This can be an effective means of actively maintaining heritage resources, fostering compatible alterations, and associated development and raising the public awareness of heritage resources. Incentives Use of non statutory techniques is based on encouragement and incentives rather than additional controls. Tauranga District Council has introduced a heritage rating policy to enable consideration of rates relief for owners of registered buildings in accordance with specified criteria. Legal protection of the item is required to gain rates relief. Other options include: Waiving the fee for non notified land use consent applications for conservation, restoration and protection of heritage buildings and features listed in Appendix 16A of the Plan. Off setting development levies against the cost of conservation works on heritage items in Appendix 16A Developing design guidelines to encourage the retention and sympathetic adaptation of places identified in the Heritage Inventory. Setting up a heritage award for restoration and adaptive reuse. providing funding assistance for preparing conservation plans Other potential sources of funding to assist building owners with the care of heritage buildings include: M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 1 0

35 New Zealand Historic Places Trust s National Heritage Preservation Incentive Fund: this is open to private owners of nationally significant heritage buildings (usually category I registered historic places) for conservation works. Lottery Grants Board Lottery Environment and Heritage: community organizations can apply for projects that promote, protect and conserve natural, physical and cultural heritage. This includes heritage buildings and structures. There is a separate fund for the conservation of marae buildings and taonga. Environment Bay of Plenty s Environmental Enhancement Fund: this supports local community based projects that enhance, preserve or protect the region s natural or historic character. Councils: some local authorities in New Zealand run heritage grant schemes, waive resource or building consent fees for conservation works or offer rates relief to heritage building owners. Other funding sources: agencies such as power companies, pub charities and trusts may offer grants for heritage projects. The disadvantages of use of non statutory techniques only are that it provides no greater certainty about built heritage resources than the current approach. It offers limited opportunity for the Council to review or comment on changes to heritage places not in Appendix 16 A, in relation to their heritage values if inappropriate redevelopment is proposed. Option 3 Make changes within the existing District Plan framework including adding to existing District Plan sections; adding to existing Heritage Register with inclusion of more individual places. Research carried out as part of the Heritage Study clearly establishes the values associated with specific historic places in the central area based on assessment criteria set out in the Regional Policy Statement. The research has highlighted places which are significant and that have generally already been identified as being of heritage value by their inclusion in the Heritage Inventory. Research supports the consideration of including some further individual places in the Heritage Register in Appendix 16A. Existing district plan sections could be added to identify the criteria used to register places, note if the interior or setting of a registered item is important, and provide assessment criteria for alterations and adaptation. The advantages of including additional places in the schedule of heritage places in the district plan include: Inclusion of further individual places on the schedule recognises their heritage value, allows appropriate review and control over development to ensure it is sympathetic to the character of particular places, and provides information and knowledge about heritage places. It provides certainty and understanding about places that are particularly valued by the community. Further scheduling would be based on the thematic overview to reflect a range of themes in the development of the place. Building owners who have already invested in maintenance and upgrading of buildings may be pleased that their buildings have been recognised as being of heritage value, and that the community values the efforts put into the retention and care of these places. Research information gathered may be able to be used to enhance businesses located in heritage buildings. Disadvantages of further individual scheduling include: M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 1 1

36 Scheduling of places may have a negative impact on property values due to perceived and real limits on potential for redevelopment, and alterations. Inclusion in Appendix 16A adds another layer of control for property owners if alterations or additions are proposed, and could add additional compliance costs such as fees and consultant reports for resource consent applications. Scheduling of individual places does not always acknowledge the overall / collective heritage character of some parts of the CBD and small intact groups of buildings and places within it. Places which have some heritage value and contribute to streetscape character and historic context of the centre may not individually be sufficiently important to warrant scheduling. Individual scheduling does not always properly recognise the unique local, everyday character of a place which is often highly valued by the community. Also, individual scheduling does not address the role of new development in respecting and reinforcing the overall heritage character of the town centre. Recent surveys by English Heritage reflect similar acknowledgement in New Zealand towns and cities that communities really value their distinctive, local, ordinary places and the overall context created by the relationship of people to a particular place over time. Scheduling and inventories by contrast have tended to focus on the extra ordinary, the best examples, and most significant places. Option 4 Create Heritage Character Overlay Zone A heritage character overlay zone could be applied to the surviving intact groups of early twentieth century buildings in the commercial core. This approach has been successfully applied in a number of other town centres. It is a way of acknowledging the collective values of these groups of places and the contribution they make to the overall character of a place. It encourages retention and ongoing use and can ensure that new development responds to and enhances character. The aim of such an overlay zone would not be to freeze the built environment but it would ensure that the particular character of the area as a whole is understood, and that future change could be managed to protect the distinctive character of the centre. The retention, conservation and adaptive reuse of historic buildings would be a primary aim, balanced against high quality, sympathetic redevelopment that would reinforce the character and form of the centre. Incentives to encourage the retention of these small groups of places could be investigated and/or some additional control put in place to encourage the sympathetic adaptation of these places or guidelines developed to encourage sympathetic adaptation. The advantages of this approach is that it could ensure the particular character of groups of heritage buildings are more closely considered in any redevelopment, and retention of these places would be more strongly encouraged. The collective contribution of these groups of places would be recognised. Building owners who have already invested in the maintenance and upgrading of these buildings may be pleased that their buildings are recognised as being of heritage value and that the community values the efforts put into the retention and care of these places. The disadvantage would be that there could be resistance to an additional control on particular groups of buildings by owners. Option 5 Combination of statutory and non statutory techniques and incentives A range of options are available to improve the management of built heritage resources in Tauranga s central area in accordance with the findings of study s research. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 1 2

37 A balance needs to be struck between regulatory controls, incentives, public awareness and education. It is likely that a combination of the possible actions outlined above will be the most effective means of maintaining and celebrating the City s built heritage resource. Consultation on the range of built heritage resources in central Tauranga and potential options to build on the current management framework should be undertaken, so that a preferred approach can be developed. Investigation of non statutory techniques and incentives to encourage the retention and adaptive reuse of heritage places as well as increasing understanding about a broader range of places should be carried out as a first stage so that the potential opportunities created by heritage places are highlighted. M A N A G E M E N T O F H E R I T A G E R E S O U R C E S P A G E 1 1 3

38 8.0 RECOMMENDATIONS A range of approaches will be required to enhance the recognition of heritage resources in central Tauranga, to make sure that they are adequately protected so that new development can be achieved in an integrated way. Based on the research and analysis carried out in the Heritage Study it is recommended that a combination of approaches including additional statutory and nonstatutory techniques be considered, and that the community be consulted regarding options. A preferred approach would involve some additional control balanced against non regulatory methods. This section includes a range of recommendations including: 8.1 Recommendations to enhance/strengthen existing District Plan provisions related to heritage. 8.2 Recommendations for new options to enhance the recognition and protection of heritage resources. 8.3 Recommendations for non statutory techniques to encourage the retention and care of heritage resources. 8.4 Recommendation for the assessment and improvement of the structural performance of earthquake prone buildings 8.5 Recommendations for further research and identification. 8.1 RECOMMENDATIONS TO ENHANCE/ STRENGTHEN EXISTING DISTRICT PLAN PROVISIONS RELATED TO HERITAGE Recommended Changes within existing District Plan framework Tauranga s district plan contains an appropriate framework for heritage identification and management. Key recommendations to strengthen particular sections include: The District Plan schedule Appendix 16A should identify the historic heritage criteria which have been used to assess places. It is recommended that the heritage criteria within the Regional Policy Statement be used consistently throughout the Bay of Plenty region. Appendix 16A should also highlight whether intact parts of interiors or setting around a heritage item are included. Appendix16A could include a summary of the those heritage criteria considered important in relation to each item Assessment criteria to assess changes to heritage items could be developed to state very simply what is expected in relation to limited discretionary or discretionary applications. Chapter 3 could be strengthened by the addition of a description regarding the role of heritage and character buildings in contributing to the character of the CBD. Residential zones District Plan provisions for residential zones do not appear currently to control such things as front fence heights and site coverage. In some areas it is evident how new development varies significantly, for example built right up to the street boundary and filling the site to a greater degree than neighbouring older housing development. Consideration could be given to undertaking an urban design/ streetscape character analysis of residential areas in the central area to fine tune residential zone provisions to retain and enhance existing residential character. Investigating some control on fence heights and site coverage to maintain the existing established vegetated/ landscaped character in Tauranga s residential streets may be appropriate. A P P E N D I X P A G E 1 1 4

39 Business zone Encouraging new development in the CBD to respond to existing character in key areas (such as Devonport Road and Grey Street )could be investigated to enable a more incremental and compatible pattern of development over time, which might also encourage the retention of existing buildings. This may involve looking at a set back above two stories( an example is the recent Devonport Hotel which maintains the current two storied pattern of neighbouring buildings, with higher levels setback) A P P E N D I X P A G E 1 1 5

40 8.2 RECOMMENDATIONS FOR NEW DISTRICT PLAN OPTIONS TO ENHANCE THE RECOGNITION AND PROTECTION OF HERITAGE RESOURCES The key options for additional statutory mechanisms include: Additional scheduling in the District Plan Developing a heritage/ character overlay Not all places in the central area which contribute to the character of the CBD would be of sufficient value for scheduling in Appendix 16A; however some greater degree of encouragement to retain these places would be appropriate. Development of a character heritage overlay may be an appropriate mechanism for groups of places, such as 1920s 30s buildings in Devonport Road, or buildings on The Strand. The overlay could be linked to design guidelines that guide alterations to existing buildings or guide new development that responds to the existing character. This approach would not freeze the built environment but would provide a clearer encouragement to retain places considered important and / or new development that responds positively. A small group of places are considered to be of sufficient heritage value to warrant consideration of including them in Appendix 16A. Alternatively the concept of a character heritage overlay could be expanded to include all these places (with no further places included in Appendix 16A), accepting that redevelopment could potentially occur in future. Some of these individual places however are some of Tauranga s more substantial historic public and commercial buildings and their character is different than the intact, consistent groups of retail and commercial buildings in Devonport Road or The Strand. Guidelines developed for an overlay may not be as relevant to these places/sites. This approach would allow greater flexibility and acknowledge potential for future redevelopment but does not provide certainty about retaining places considered to be of heritage value. Consultation with the community should be carried out to discuss the range of heritage places in the CBD and possible options to enhance management. Additional Individual Scheduling Recommendation Based on the research and assessment undertaken a small group of individual buildings should be considered for scheduling in the District Plan in Appendix 16A, to adequately recognise places with high built heritage values. Places a have been identified in relation to the key themes that have been important to the development of central Tauranga. Research has been undertaken and an assessment undertaken based on heritage criteria set out in the RPA. The historic heritage value of a place will exist on a spectrum from those places where one or more of the qualities exist strongly, to those places where historic heritage qualities are weak. The record form for each place proposed for inclusion in the schedule provides a summary of the assessment against the historic heritage criteria, clearly setting out why each place has been considered important and which are the main criteria or values which contribute to that importance. It is important to read the following inventory in conjunction with the thematic overview and Summary Statement of Significance, and the research and assessment summarised for each place on the record forms. Significant places which have been researched in detail during this study and which, in consultation with the community, could be considered for scheduling in the District Plan are set out below. A P P E N D I X P A G E 1 1 6

41 Places to consider for inclusion in district plan heritage register The following places are considered important in reflecting a range of significant themes in the central area. Summaries of their assessment against a range of heritage criteria are set out on record forms in Part 2. Building name/ address Grey Street Former Post Office, Corner Spring and Grey Streets Opened in Dec 1938 as the Post Office to replace the earlier one in Willow St, under J T Mair, Gov Architect Relationship to thematic framework Theme iii Industry and Commerce, Communications Former Public Trust Building/ Rydall House. 1955, Theme iii Industry and Commerce, shops and offices 29 Grey Street Former NZI Building Spring Street Theme iii Industry and Commerce, communications Former Power Board Building 69 Spring Street Theme ii Building the City, utilities/ infrastructure: Electricity supply The Cargo Shed Dive Cres. Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce, transportation Te Urunga, Te Awanui The Strand Te Puawaitanga Cultural development and expression waka taua in central Tauranga A P P E N D I X P A G E 1 1 7

42 Te Matahauraki 7 the Strand Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce, Te Puawaitanga Cultural development and expression,maori businesses and administration Taiparirua / Goodyear House(1880) 8 Eighth Ave Theme ii The Built Cityresidences House 44Brown Street A P P E N D I X P A G E 1 1 8

43 Developing a heritage character overlay zone or conservation area Recommendation Consideration should be given to the development of a heritage character overlay zone or conservation area. This approach would recognise the collective value of the intact groups of traditional buildings in Devonport Road, The Strand and Willow Street. It could encourage retention and reuse while also acknowledging that redevelopment will occur. The aim is to encourage retention, sympathetic adaptation, conservation and maintenance of existing buildings, as well as high quality new development that reinforces the existing character of identified precincts in the central area. The underlying business zone provision would remain in place but character buildings could be identified and guidelines developed to encourage sympathetic adaptation and/or new development in keeping with existing character. If sites within the overlay are to be redeveloped then controls on new development should be strengthened to ensure that new buildings reinforce the character of the centre. Some degree of control on major alterations or additions to character defining buildings should be put in place. To enable review of redevelopment or adaptation of historic buildings resource consents could be required to extensively modify existing buildings or redevelop sites in overlay area The existing character of particular blocks should guide any future redevelopment: Generally 2 storied scale of commercial buildings, with predominantly plastered brick/ masonry construction. Configuration of shopfronts. Relatively narrow lot widths. Orientation of buildings to front the mainstreet, with service areas provided to the rear. A strong built edge to the street, typically with suspended verandahs Greater detail and fenestration on facades fronting the Mainstreet, with simpler side and rear facades. Surviving early buildings in the centre are a primary asset. Sympathetic treatment will reinforce Tauranga s, authentic identity and unique qualities. It is not the intention to freeze the built environment, but it is intended that the character of particular precincts within the city are understood, and that change can be managed to enhance this. The extent of a potential character heritage overlay zone, and places of value within it are set out in the following table and map. A P P E N D I X P A G E 1 1 9

44 Places proposed to be included in a potential character heritage overlay. The extent of a potential character overlay would include intact groups of early twentieth century buildings in the city which make a major contribution to the existing established built character of the CBD. The places shown in bold on the following table have been researched as part of this study. Research shows that these places provide evidence of key periods of development in Tauranga, are associated with significant individuals or long term businesses, or provide evidence of the work of architects and builders that have made important contributions to Tauranga s built environment.(other places are of a similar period/ character could be included but research has not been undertaken) THE STRAND Building name/ address Munro s Building 6 Wharf Street (corner of The Strand and Wharf Street) Former St Amand Hotel, 105 the Strand(scheduled NZHPT and included in Appendix 16 A) Relationship to thematic framework Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce Wharf St Intersects 85 The Strand Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce 67 The Strand Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce Merhaba, The Strand Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce A P P E N D I X P A G E 1 2 0

45 61B 61 The Strand Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce 59 The Strand Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce 55 The Strand ( Formerly 12 Hamilton Street) Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce Hamilton St Intersects 53 the Strand Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce the Strand Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce, Tauranga Hotel, 41 The Strand, corner Harrington St and The Strand Theme ii The Built Citydevelopment of commercial areas, Theme iii Industry and Commerce, visitor accommodation WILLOW STREET Former Bank Chambers 26, 28, 30 Willow Street Theme iii Industry and Commerce, shops and offices A P P E N D I X P A G E 1 2 1

46 Former George Forbe s Garage 116 Willow Street Theme iii Industry and Commerce, transportation Dagleys Building, Corner of Spring and Willow Streets. 136 Willow S Theme iii Industry and Commerce, shops and offices DEVONPORT ROAD Davies Building 1930s 19 Devonport Road Theme iii Industry and Commerce, shops and offices Hardley Building 31 Devonport Road Theme iii Industry and Commerce, shops and offices 108 Devonport Rd Theme iii Industry and Commerce, shops and offices Devonport Rd 1925 Theme iii Industry and Commerce, shops and offices Royal Arcade Devonport Road Theme iii Industry and Commerce, shops and offices Northern Star Building Devonport Road Theme iii Industry and Commerce, retail communications A P P E N D I X P A G E 1 2 2

47 Wrigley s Building Devonport Road Theme iii Industry and Commerce, shops and offices 1930s single level retail building Theme iii Industry and Commerce, shops and offices Teasey s Bldg and Garage Devonport Road Theme iii Industry and Commerce, retail transportation 32 Devonport Rd Theme iii Industry and Commerce, shops and offices 28 Devonport Road 1932, single level retail building Theme iii Industry and Commerce, shops and offices Devonport Buildings Devonport Road Theme iii Industry and Commerce, shops and offices 21 Spring St Single level 1930s retail building Theme iii Industry and Commerce, shops and offices A P P E N D I X P A G E 1 2 3

48 41 43 Spring St Single level 1930s Art Deco retail building Theme iii Industry and Commerce, shops and offices A P P E N D I X P A G E 1 2 4

49 Additional methods that Council could consider to encourage retention and successful adaptive reuse of historic buildings: Encourage the preparation of conservation plans for scheduled historic buildings. Research prepared as part of this study will be a useful starting point for conservation plans. Look at further possible incentives to encourage building owners to retain and conserve historic buildings for ongoing use such as waiving resource consent fees, and providing advice or developing guidelines on architectural conservation, maintenance and historic colour schemes, waiving development contributions where heritage buildings are conserved in accordance with a conservation plan. Develop a process for Council to investigate strategic purchase, enhancement work and development of parameters for future development prior to resale, for important heritage places that are under threat. Continue with research on places identified as significant in the Heritage Inventory and during this study, which were not able to be researched in detail. Develop a heritage website to provide information about a wider range of Tauranga s historic places. Archaeological Alert Zone The early cultural / historical / archaeological sites within Tauranga are very significant and represent a non renewable resource. Given the high concentration of prehistoric and post contact activity within the study area an archaeological alert zone encompassing all archaeologically sensitive areas was recommended in the Archaeological Survey This recommended that all significant ground disturbances associated with redevelopment within this zone should be subject to further archaeological assessment and possible monitoring. This would ensure that significant archaeological sites not identifiable by surface expression or archival information are identified and recorded during the course of redevelopment. A P P E N D I X P A G E 1 2 5

50 8.3 RECOMMENDATIONS FOR NON STATUTORY TECHNIQUES TO ENCOURAGE THE RETENTION AND CARE OF HERITAGE RESOURCES. The following non statutory techniques and incentives could be considered to encourage the retention and care of Tauranga s historic buildings and places: Develop simple guidelines for building owners and developers to assist with conservation and maintenance, and guide proposals for sympathetic adaptive reuse of historic buildings in the centre. (Note the New Zealand Historic Places Trust is currently preparing a guide( in 2007) which may be of use) Council could establish a heritage task force to help building owners apply for funds where possible, identify potential funding sources, and help put people in touch with others who could help the process. Encourage building owners to display historic photographs, architectural drawings or other archival material within private buildings where appropriate Add to/ create building files for places in the Heritage Inventory at Tauranga City Council with copies of research material gathered during the study. Add to archives held at Tauranga Library by supplying copies of historic material gathered during this study. Encourage research and creative programmes already running at local schools such as, research projects, oral history projects, photographic and art exhibitions and competitions based on Tauranga s heritage. Develop a heritage website to provide information about a wider range of Tauranga s historic places. Co ordinate with tourism agencies to explore further ways of promoting the heritage values of the central area to local and international visitors. 8.4 RECOMMENDATION FOR THE ASSESSMENT AND IMPROVEMENT OF THE STRUCTURAL PERFORMANCE OF EARTHQUAKE PRONE BUILDINGS Developing a close working relationship between Council planners and building inspectors will be important to ensure that heritage objectives are balanced against requirements under the Building Act including requirements for earthquake strengthening. Due to the existence of a large number of early twentieth century buildings in the city centre it is recommended that structural assessments to identify earthquake prone buildings and structural design to improve the structural performance of earthquake risk buildings be carried out by engineers with experience in the upgrading of historic buildings. A P P E N D I X P A G E 1 2 6

51 8.5 RECOMMENDATION FOR FURTHER RESEARCH Not all places could be researched in this study, and research was focused on places in the CBD. Places that are currently included in Appendix 16A or registered by the New Zealand Historic Places Trust were not researched as part of this study. Copies of the NZHPT Registration forms are included in an appendix. It is recommended that ongoing research on places included in the Heritage Inventory be carried out in appropriate stages. Base information on some places gathered during the course of this study is included below. Information on Tauranga s heritage buildings could be included on a heritage website or expanded heritage walks in the central area. PLACES IN TAURANGA RECOMMENDED FOR FUTURE RESEARCH / BASE DATA GATHERED Churches Holy Trinity Church, Tauranga The original Holy Trinity Church was built on a site at the corner of Devonport Road and Fourth Ave. It was designed by local architect Arthur Washington Burrows and built by John Conway. It was consecrated on 14 November The church was the focus for Anglican worship and community service for 123 years before being burnt down on 1 July The first service in the new Holy Trinity Church was on 1 June The site and church have important historic associations with the Church Missionary Society and the first Vicar of Tauranga Charles Jordan. From his arrival in Tauranga in 1873 until his death in 1912 at the age of 73, Jordan was a prominent figure in the public life of Tauranga. He served as Chairman of the Town Board and was Mayor for seven consecutive years after the Borough was constituted in He was a member and chaired the School committee, as well as the Bay of Plenty Hospital and Charitable Aid Board. Source: Holy Trinity Church Tauranga, Centennial Booklet , Welcome to Holy Trinity Tauranga Booklet. St Mary s Catholic Church. St Mary s Catholic Church was built in 1991 and was the largest church building in the Bay of Plenty at the time. It was designed by Tauranga architect and parish member David Gatley and designed around an existing church building on the site which was built in The church was designed with a semi circular seating arrangement to seat 550 people and enable the congregation to be close to the altar, and also has a sloping floor for good sight lines. The tabernacle in the Blessed Sacrament Chapel is located at the base of the bell tower on Elizabeth Street. The existing church building was incorporated into the design and adapted to provide the parish lounge, overflow seating, access way, kitchen, and toilets. A ninety year old (in 1991) Puriri tree was retained as feature by the entrance. Parking is provided beneath the church. The church incorporates a stained glass window which was previously located in a convent in Greymouth, which was demolished in The window which features St Mary was made in Germany c A P P E N D I X P A G E 1 2 7

52 St Mary s Catholic parish is the oldest Catholic parish in New Zealand. St Mary s church was established in 1840 when Bishop Pompallier called at Tauranga on a missionary voyage down the East coast. Arriving in Tauranga on March the Bishop was welcomed by Ngaiterangi arikinui Tupaea. The Catholic mission was originally in Otumoetai but when the settlement of Tauranga began a chapel was built on the First Ave/Elizabeth Street property (1872). A timber church was built in 1888, designed by architects Edward Mahoney and Sons. This was relocated to Bethlehem College in Sources BOPT 3 May 1991, page 1.,BOPT 13 March 1991, page 3, BOPT 8 November 1990, page 2, BOPT 3 November 1990, BOPT 31 January 1978, page 1, BOPT 9 January 1888, page 2 St Peters Church The foundation stone was laid by Brigadier Sir Bernard Fergusson, the Governor General of New Zealand on 30 April The church was designed by Jenkins and Roberts, and the contractor was G C Decke. The Minister at the time of its construction was Rev J R Nairn. Source: Foundation stone on the church. Salvation Army Centre, Tauranga The Salvation Army centre in Tauranga was designed by Archeson and Company architects and built by Partridge Construction Ltd in 1981.Old Salvation Army buildings were located in the central city, next to the Post Office. The site was purchased to allow for expansion of the post office, and new site purchased close to the CBD and the adjacent residential area. Reference: Home and Building 81/2 pages Baptist Church, Thirteenth Ave St Enoch s Presbyterian Church, Sixteenth Ave. Wesley Methodist Centre Thirteenth Ave A P P E N D I X P A G E 1 2 8

53 Convent of Sisters of St Joseph of Cluny, Thirteenth Ave Schools St Mary s Church School, Thirteenth Ave Tauranga Primary School In 1916 a two roomed building for senior pupils was built containing the woodwork and agriculture classes. This building was removed from the Arundel Street site in 2001 and sold to the Rudolph Steiner School in Welcome Bay. An open air building or pavilion classroom, designed by Farrell in 1916 was built in This building was thought to be the first of its type in New Zealand and was visited by numerous dignitaries at its opening. It is thought to be a forerunner of the open air classrooms in the 1930s. It was 7.9x 7.3 m and had a large expanse of north facing, folding windows as well as folding doors that opened out onto a verandah. The pavilion building had bungalow type shingles, projecting rafters and a Dutch gabled roof. It was equipped with a chalkboard. This room is still used. It was originally built on the Fifth Avenue side of the school and in 1994 was moved across the avenue and located on the junior site, closer to Sixth Avenue., to allow for construction of a new hall. As the roll expanded a new classroom block was built in 1938, with five classrooms facing onto Fifth Avenue. This was typical of open air classrooms of this era. Additions have been made periodically and have been designed to be in keeping with the structure including wide eaves, verandahs and doors opening out onto decks. Modernisation, re roofing and renovations have occurred as necessary, including strengthening inside the walls to meet requirements for earthquake strengthening. Further research should be carried out to understand the 1917 pavilion classroom better in relation to open air classrooms designed in Fendalton in Christchurch, and the later model developed by the Auckland Education Board by architect Alan Booth Millar in the 1930s. Further research should be carried out on the 1938 school classroom block. Source: Moving Years , page 7, Nancy J. Betts. A P P E N D I X P A G E 1 2 9

54 Tauranga Boys High School Cemetery, Seventeenth Ave Hauraki Army Hall, corner of Devonport Road and Eleventh Ave Moreland House, 60 Devonport Road, corner of Eleventh Ave (Former Dairy Co. building) State housing which fronts Cameron Road between Nineteenth and Twentieth Avenues. The Lyceum Club, First Ave This ladies club was established in It first met in the Triangle Building at north end of Devonport Road. When this was demolished they moved into an elegant weather board building on 1 st Avenue, which has since been extensively restored. A P P E N D I X P A G E 1 3 0

55 Former Masonic Lodge (now café Alimento), First Ave The former Masonic Lodge retains original interior detail related to the Masonic use of the building including a chequer board tiled inlay, and meeting room at the rear with original coved ceiling. It is has been adapted for use as café. Civic Buildings Civic buildings such as Baycourt and the new Art Gallery may potentially be considered as heritage of the future. Baycourt In 1973 the Tauranga Community Arts Council began the task of achieving a modern Arts and Community Centre. This vision came into being in 1983, when Baycourt was opened by Prince Charles and Princess Diana. The Christchurch firm of Warren and Mahoney won the Waikato Bay of Plenty branch of the New Zealand Institute of Architects 1983 award in the cultural and entertainment category for the building that was erected on the corner of Durham and Wharf Street, where the fire station had once stood. Art Gallery An art gallery is under construction on the corner of Wharf and Willow Streets. Government Building MacLean Street AMP Regional Offices, winner of NZIA Branch Award, designed by Denniston and Hodgson South British Insurance Building A six level commercial building for South British Insurance was designed by Babbage and Partners Architects, and constructed by Fletcher D & C /79. Reference: Home and Building 1/1979 page Tauranga Automatic Telephone Exchange Located at the corner of Cameron Road near the turn off at 11th Avenue, was built in 1961.It was a two storey reinforced concrete building, designed by the Ministry of Works and built by G C Decke and Co. Ltd, at a cost of 98,000 pounds. Tauranga was the first town to switch over to automatic telephone operation in (Reference Bay of Plenty Constructs 1961, promotional booklet, copy in Tauranga Library. A P P E N D I X P A G E 1 3 1

56 Tauranga police station Opened 8 December 1968 Source Policing Two Peoples, 1993, p. 158 Arcades Arcades are a feature of Tauranga s central retail area. Research on good examples could be carried out, such as the Library arcade or Goddard s Centre Arcade in Devonport Road. The 21 shop arcade was developed in 1991 by owner Mr Tom Roper. Mr Roper sold Balfour Roofing and b ought Mann Hardware in A shared service lane between the Mann Hardware and Goddard s Bookstore buildings led to an approach by Mr Roper and Mr Goddard to amalgamate the sites with the two aging buildings and eliminated the difficulty of the shared service lane. With the concept of an arcade in mind Mr Roper later bought the Cooney s Building in Grey Street behind Goddard s shop. Residences A number of early residences are included in the Heritage Inventory (those in the study area are shown in table below) Further research may reveal significant historic associations with some of these early houses. Beazley Homes products of New Zealand s largest precision cut housing factories, investigation of particular housing subdivisions in Tauranga incorporating groups of Beazley homes could be undertaken. Reference: Bay of Plenty 1969, promotional booklet Tauranga Library, page 83 Retirement Homes A number of retirement homes /villages are located within the study area. This is a building type which has recently become a significant feature of the central area. Future research could be gathered on key examples of the type, such as The Avenues Retirement Apartment complex, which covers an entire city block. A P P E N D I X P A G E 1 3 2

57 Hotels Hotels as a building type have been a significant feature of central Tauranga since the early development of the CBD in the 1870s with the earliest examples located on The Strand. Early hotels still remain on The Strand, and recent hotels are some of the most prominent buildings in the city. Apartments Tauranga s central area has a number of apartment buildings from a range of periods.research could be gathered on good representative examples for various periods. Residences identified within the study area in the 1993 Heritage Management Strategy Street number Approx date/ Base information where known 9 Cliff Road c 1920s Photographs 11 Cliff Road c 1920s 38 Cliff Road Harpham caption notes built for Dennis Ivory by his mother as a wedding present c 1920s. Photo Tauranga Heritage Strategy notes: Early 1920s, non structural timber battens and corbels to upper walls. Roof tiled in diamond pattern, half timbered decorative detail. Corner Cliff Road A P P E N D I X P A G E 1 3 3

58 1960s /or 70s apartment in Cliff Road 8 Willow St Tauranga Heritage Strategy notes: 21 Willow Street Tauranga Heritage Strategy notes: date Willow Street No?Selwyn Street 1 Selwyn Street Tauranga Heritage Strategy notes:1930s 3 Selwyn Street Tauranga Heritage Strategy notes:1930s 307 Devonport Road Tauranga Heritage Strategy notes: C 1935 Art Deco House 8 Arundel Street, Arts and Crafts style Harpham caption notes c1934 house Photo Arundel Street Harpham caption notes: Dr Toveys house, late Victorian villa, built 1910 Photo A P P E N D I X P A G E 1 3 4

59 Villa at corner of Arundel Street, and 362 Cameron Road 4 Edgecumbe Road Tauranga Heritage Strategy notes: Pre Edgecumbe Ave Tauranga Heritage Strategy notes: Cambrae Home and Hospital, pre 1920, used as a hospital 18 Edgecumbe Road/ Note address 8 Edgecumbe Road is given for the house designed by 2nd woman architect in the Tauranga Heritage Strategy Art Deco style house Photo Harpham caption notes: Home of Bill Mountford c It was built for Mr. Mills to the plan of his daughter Dorothy Mills, who was the second woman to graduate with a Bachelor of Architecture in New Zealand 29 Edgecumbe Road Tauranga Heritage Strategy notes: Pre Edgecumbe Road Photo Harpham caption notes 1905 The Crabbe store is now located on the playing fields at Tauranga Boys college First Ave (number?) 2 Second Ave, Arts and Crafts style house Harpham caption notes Burrow s House 1876 Home of Arthur Washington Burrow A P P E N D I X P A G E 1 3 5

60 30 Second Ave Harpham caption notes House built for Dr Leslie, but he didn t live here. Photo Tauranga Heritage Strategy notes:1900 date C E N T R A L T A U R A N G A : H E R I T A G E S T U D Y 94 Fourth Ave Tauranga Heritage Strategy notes: Clark House, converted to 2 units, upper storey formerly an attic 104 Fourth Ave Tauranga Heritage Strategy notes: Watkins House Fourth Ave Harpham caption notes Teasey House, built around 1910 by Joseph Brain for his daughter Kate and Son in law William Teasey. Confirm if still here? Photo c 1920 Tauranga Heritage Strategy notes extensively altered. 14 Fifth Ave Harpham caption notes Kymin Built by Rev W. Bennet, shifted from 13th Ave. Photo Fifth Ave Tauranga Heritage Strategy notes: Pre Fifth Ave Photo Fifth Ave Villa Photo Fifth Ave Tauranga Heritage Strategy notes: Art Deco motifs 63/83 check Fifth Ave Tauranga Heritage Strategy notes: Chelmsford House(pre 1920) 28 Sixth Ave Tauranga Heritage Strategy notes: date pre Sixth Ave Tauranga Heritage Strategy notes: Cedar Manor Reception, pre 1920 Sixth Ave (number?) Tauranga Heritage Strategy notes: Gilmore Rodger s house 88 Seventh Ave Tauranga Heritage Strategy notes:pre Registered by NZHPT 1882 The Old House, former Maori School and hostel (closed in 1886). Converted to private home in 1886 by Fitzgibbon Loch. Seventh Ave, West Harpham caption notes: Daley House, additions done c 1925 to an older house. Confirm address 1 Eighth Ave Tauranga Heritage Strategy notes: 1939 Art Deco house 8 Ninth Ave, Harpham caption notes Taiparirua Built 1880 for Canon Goodyear. 85 Ninth Ave Tauranga Heritage Strategy notes: 1905 Ninth Ave (number? Tauranga Heritage Strategy notes: John Butler s House, late 1860s, typical of simple homes built for settlers, second oldest house in Tauranga 10 Eleventh Ave Tauranga Heritage Strategy notes: Pre 1920 A P P E N D I X P A G E 1 3 6