More than braces needed for restoration
The Municipal Chambers in Dunedin evidently needs some dental work.
Certainly, there is decay.
Parts of the exterior could do with a clean.
Restorative treatment is needed.
Whitening would not go amiss, although too much would create the wrong effect.
The Dunedin City Council invited the Otago Daily Times on a tour around the outside of the building last week. This included climbing up and down scaffolding and taking a close-up look at some of the building's exterior features while council property project manager Mike Restall and Naylor Love projects and interiors manager Paul Stevenson explained what was going on.
The building is listed by Heritage New Zealand Pouhere Taonga as a category 1 historic place.
It still has much of its original detailing.
Mr Restall said work there needed to be sympathetic to a heritage building.
"It won't be shiny white," he said.
The Municipal Chambers in the Octagon opened in 1880 and this was followed by the Concert Chamber, now known as the Glenroy Auditorium, and Town Hall opening in 1930. Together, they are known as the Dunedin Centre.
The council says the entire building complex is showing signs of deterioration and age, and it is in need of care and attention to restore the facade and decorative features.
Pieces of Oamaru stone facade fell from the Municipal Chambers in October 2020, leading to protective measures being put in place for pedestrians. There have since been further occasions where stone, slate and cast-iron balustrading have fallen.
A report for councillors last month said Oamaru stone had relatively low compressive strength and the softness of the stone left it vulnerable to erosion because of weathering and exposure to contaminants.
Parts of the exterior facade have been renewed over time.
"However, the exterior is now at a stage where a more wholesale restoration is required," the report said.
A seven-stage exterior heritage restoration project is under way.
The first and second stages are focused on the Municipal Chambers and later stages will deal with the Town Hall.
A final quote for the first stage was confirmed at $2.7million, including contingency of 10%.
"Much of the work involved is highly specialised, including the preparation and installation of lead flashings, roofing slate and stone masonry," the report said.
The project benefited from expertise developed during restoration work at the Dunedin Railway Station, the council said.
Mr Restall showed the ODT exterior decorative features that had darkened in colour significantly over time. Contaminants were stuck behind a sealant and moisture would be trapped, he said.
The council report he co-authored with property services group manager Anna Nilsen, who was also on the tour, expanded on the point.
"Historically, it was believed that applying a sealant to the surface of the Oamaru stone was the most effective means of protecting it. While this approach was a common practice for the time, the types of sealants used did not allow the stone to breathe."
Around the corner was a series of small blocks described as "dentals". This may or may not be the technical term for them, but a line of white new blocks had evidently replaced blackened "teeth" that were beyond repair.
It also looked like efforts had been made to create what might be termed fillings. Trials were being run to assess the suitability of stone, the ODT was told.
Balusters appeared to be relatively new.
In 1989, redevelopment of the Municipal Chambers included reconstruction of the clock tower in its original form, using reinforced concrete. A report by consultancy WSP that referred to this refurbishment noted many embellishments — balusters and cornices — were replaced with concrete replicas.
Ms Nilsen said two balusters were removed recently to see how they were repaired during refurbishments over the years.
"The majority that were replaced during the 1989 refurbishment have cracked and are in poor condition, owing to the steel rods fixed through the balusters corroding and expanding over time," she said.
Balusters refurbished more recently, in 2010, were fixed with stainless steel dowels and had not corroded.
Ms Nilsen said 31 of the total 87 balusters were in fairly good condition and could need minor repairs only.
Parts of the chambers building wall have a design resembling fish scales. Mr Stevenson said the slates were at the end of their life. They needed to be replaced and the new material had to be cut into the right shape, he said.
The council is also assessing to what extent seismic strengthening might be needed at the property. WSP said the Municipal Chambers had several significant structural deficiencies.
A report about options for seismic strengthening is expected to come before councillors early next year.
Any strengthening of the interior should dovetail fine with the exterior restoration work, the council says.
The overall exterior restoration project, including for the Town Hall, is expected to continue until at least 2028.
grant.miller@odt.co.nz
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Otago Daily Times
3 days ago
- Otago Daily Times
More than braces needed for restoration
Restoration of a prominent civic heritage building in Dunedin has begun. Reporter Grant Miller takes a look behind the scaffolding. The Municipal Chambers in Dunedin evidently needs some dental work. Certainly, there is decay. Parts of the exterior could do with a clean. Restorative treatment is needed. Whitening would not go amiss, although too much would create the wrong effect. The Dunedin City Council invited the Otago Daily Times on a tour around the outside of the building last week. This included climbing up and down scaffolding and taking a close-up look at some of the building's exterior features while council property project manager Mike Restall and Naylor Love projects and interiors manager Paul Stevenson explained what was going on. The building is listed by Heritage New Zealand Pouhere Taonga as a category 1 historic place. It still has much of its original detailing. Mr Restall said work there needed to be sympathetic to a heritage building. "It won't be shiny white," he said. The Municipal Chambers in the Octagon opened in 1880 and this was followed by the Concert Chamber, now known as the Glenroy Auditorium, and Town Hall opening in 1930. Together, they are known as the Dunedin Centre. The council says the entire building complex is showing signs of deterioration and age, and it is in need of care and attention to restore the facade and decorative features. Pieces of Oamaru stone facade fell from the Municipal Chambers in October 2020, leading to protective measures being put in place for pedestrians. There have since been further occasions where stone, slate and cast-iron balustrading have fallen. A report for councillors last month said Oamaru stone had relatively low compressive strength and the softness of the stone left it vulnerable to erosion because of weathering and exposure to contaminants. Parts of the exterior facade have been renewed over time. "However, the exterior is now at a stage where a more wholesale restoration is required," the report said. A seven-stage exterior heritage restoration project is under way. The first and second stages are focused on the Municipal Chambers and later stages will deal with the Town Hall. A final quote for the first stage was confirmed at $2.7million, including contingency of 10%. "Much of the work involved is highly specialised, including the preparation and installation of lead flashings, roofing slate and stone masonry," the report said. The project benefited from expertise developed during restoration work at the Dunedin Railway Station, the council said. Mr Restall showed the ODT exterior decorative features that had darkened in colour significantly over time. Contaminants were stuck behind a sealant and moisture would be trapped, he said. The council report he co-authored with property services group manager Anna Nilsen, who was also on the tour, expanded on the point. "Historically, it was believed that applying a sealant to the surface of the Oamaru stone was the most effective means of protecting it. While this approach was a common practice for the time, the types of sealants used did not allow the stone to breathe." Around the corner was a series of small blocks described as "dentals". This may or may not be the technical term for them, but a line of white new blocks had evidently replaced blackened "teeth" that were beyond repair. It also looked like efforts had been made to create what might be termed fillings. Trials were being run to assess the suitability of stone, the ODT was told. Balusters appeared to be relatively new. In 1989, redevelopment of the Municipal Chambers included reconstruction of the clock tower in its original form, using reinforced concrete. A report by consultancy WSP that referred to this refurbishment noted many embellishments — balusters and cornices — were replaced with concrete replicas. Ms Nilsen said two balusters were removed recently to see how they were repaired during refurbishments over the years. "The majority that were replaced during the 1989 refurbishment have cracked and are in poor condition, owing to the steel rods fixed through the balusters corroding and expanding over time," she said. Balusters refurbished more recently, in 2010, were fixed with stainless steel dowels and had not corroded. Ms Nilsen said 31 of the total 87 balusters were in fairly good condition and could need minor repairs only. Parts of the chambers building wall have a design resembling fish scales. Mr Stevenson said the slates were at the end of their life. They needed to be replaced and the new material had to be cut into the right shape, he said. The council is also assessing to what extent seismic strengthening might be needed at the property. WSP said the Municipal Chambers had several significant structural deficiencies. A report about options for seismic strengthening is expected to come before councillors early next year. Any strengthening of the interior should dovetail fine with the exterior restoration work, the council says. The overall exterior restoration project, including for the Town Hall, is expected to continue until at least 2028.
Otago Daily Times
4 days ago
- Otago Daily Times
Volunteers transform hall
Having smoko at Balclutha's Kingdom Hall last week are (from left) Sam Crawford, Peter Murray and Ben Meares. PHOTO: NICK BROOK One Balclutha address is the focus of an international volunteer effort. About 250 unpaid volunteers have joined forces for a $322,000 upgrade of the Balclutha Kingdom Hall of Jehovah's Witnesses in Gormack St. The hall was built of honey-coloured Oamaru stone in 1989, and this year's work includes a new roof, fascia, soffits, doors and double-glazed windows. New indoor features include air-conditioning, insulation and acoustic tiles, a new stage, audio-visual system and a revised floor plan. "It's about keeping the learning environment comfortable, healthy and safe for everybody," project overseer Ben Meares, originally of Whangarei, said. Hailing from Mosgiel to Gisborne and further afield, all volunteers were church members, and Mr Meares moved with a core team of nine permanent specialists for church missions ranging from community renovations to disaster aid in the Pacific. "We like to have people in homes rather than caravans, especially at this time of year," local carpenter Sam Crawford said. "At my place I've had four volunteers staying at a time." Balclutha congregation elder Peter Murray and his wife moved in with his in-laws to make his own home available for two volunteer couples. "Generally, a Kingdom Hall gets a minor reno after 15 years and a major reno after 30 years," he said. "The local congregation is very happy to look after our travelling volunteers, and we like to be here and help out where we can." The project started at the beginning of June and was funded centrally by the international church of Jehovah's Witnesses, and was hoped to be completed and signed off by the council at the end of this month. While the renovation was under way, the congregation of 38 were holding their Wednesday and Saturday meetings at the Southern Institute of Technology Telford campus.
Otago Daily Times
5 days ago
- Otago Daily Times
Excavating tip may need military help: Beca
Excavating a former Dunedin tip may need military supervision after rumours a wax-wrapped box of machine guns and ammunition were found there. The suggestion comes from a review of investigations into the historic landfill under Kettle Park for the Dunedin City Council by consultancy Beca. The release of the review comes after the city council put about $38 million in its 2025-34 plan for the remediation of the former landfill. The review, from November last year, was released this month by the Otago Regional Council under the Local Government Official Information and Meetings Act 1987 (Lgoima). Anecdotal evidence suggested "a wax-wrapped box of machine guns and ammunition from World War 2" was found buried next to the Dunedin Ice Stadium. The Ocean Beach army battery and firing range were also nearby, the Beca review said. Although explorations to date had failed to turn anything up, they recommended a desktop exercise be undertaken in order to better understand the site's use by the New Zealand military, the consultants said. "Remaining risk could be managed with appropriate procedures and working alongside New Zealand military or specialist third-party suppliers to control and manage the disturbance and disposal." The city council is due to re-visit options to clean up the historic landfill along the St Clair-St Kilda coast before the end of the month. For that reason the regional council declined to release a report entitled, "Draft Kettle Park — Review of Assessment of Remedial Options". That report was due to be presented to the city council on August 26 and would be made public at that time, the regional council said. However, another Beca review from late last year released by the regional council said the city council needed to better understand the impact on public access, long-term maintenance and potential changes to wildlife habitat of its forthcoming plan to deal with the toxic waste beneath Kettle Park. Beca reviewed three options put forward to address the threats to the environment and public posed by the historic landfill — which operated from around 1900 to the early 1950s and is now under threat from coastal erosion. A Beca senior associate said the three options provided "different levels and durations of protection". They said all three remediation options were "generally sound" but recommended further work on "long-term sustainability, structural design to prevent future outflanking and the logistics of extensive waste removal". "Attention to maintenance, ecological impacts and the ability to adapt to future sea-level rise will also be critical to the success of these interventions," the senior associate said. "Public access, long-term maintenance and potential habitat changes should be further explored." The three options reviewed were using "geosynthetic containers" as reinforcements, waste removal along with "dune reprofiling" or waste removal and a "backstop wall", or rock armouring. Beca said the three options, advanced in 2023 by Tonkin + Taylor, were developed in order to align with the city council's St Clair-St Kilda coastal plan. Accordingly, Beca assumed there was to be no further investigation of alternative options. Geosynthetic containers offered "an efficient and relatively quick solution" for around 20 years, but could be overtopped by waves in a one-in-10-year storm, which could result in sand dune material that contained contaminants being spilled. The option of waste removal and reprofiling the dunes with clean sand was advanced with the suggestion that removing waste material up to 50m inland from the beach could be required. Such extensive excavation, Beca said, could disturb neighbouring areas and measures would be required to prevent environmental contamination. The review also said "empirical evidence" should be provided to show the new sand dunes would withstand the erosion and storms predicted with climate change. Waste removal and the installation of rock armouring would reasonably provide a 50-year lifespan for the intervention, the review said. "And the provision for future adaptation as a conventional seawall is sensible." However, the review also noted the option did not include a specific plan to prevent coastal processes from "outflanking" the the rock wall. Further, although rock walls typically offered long-term protection, once exposed they would "alter the coastal landscape and potentially impact local ecosystems", the consultants said. City councillors discussed coastal hazards at Kettle Park and the St Clair and St Kilda beaches behind closed doors on Tuesday.
