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27. 8. 97
CENTRAL CITY COMMITTEE
7 AUGUST 1997
A meeting of the Central City Committee
was held on Thursday 7 August 1997 at 4.00 pm
| PRESENT: | Councillor Margaret Murray (Chairman), The Mayor, Councillors Graham Berry, Anna Crighton, Newton Dodge, Morgan Fahey, Alister James and Charles Manning |
| APOLOGIES: | An apology for absence was received and accepted from Councillor Barbara Stewart. |
| Councillor James arrived at 5.30 pm and was present for all clauses except clauses 1 and 4. | |
| Councillor Crighton retired at 6.20 pm and was present for all clauses except clauses 3, 8, 13 and 14. |
The Committee reports that:
PART A - MATTERS REQUIRING A COUNCIL DECISION
| 1. | CATHEDRAL SQUARE - DESIGN REPORT | RR 5762 |
| Officer responsible | Author |
| Environmental Policy and Planning Manager | Dean Chrystal, Senior Planner |
| Corporate Plan Output: Policy Advice City Design and Heritage | |
The purpose of this report is to seek adoption of the completed Cathedral Square Design Report (circulated to all Councillors) which will form the basis for subsequent detail design work and preparation in the lead up to the beginning of the construction phase.
CATHEDRAL SQUARE DESIGN REPORT
The Cathedral Square Design Report is a culmination of the conceptual design work which has been undertaken over the past seven months and brings together in one document the various decisions made by Council during that period. The report includes plans and specifications for the redevelopment of the Square. Once adopted the report will form the agreed basis for the detailed design work being undertaken by the City Design Unit of the Council in preparation for the construction work to begin in February of next year.
There remain some outstanding issues yet to be resolved, including finalising the type of paving material to be used, the future of the market and stalls, the location of the police, children's playground and artworks. These matters, along with regular progress updates, will be reported to the Committee over the next few months. It is however, important that the Design Report is now adopted to ensure that the timetable can be met and construction is able begin in February 1998.
Current Progress
1. Granite Paving Tenders
Tenders for the supply of natural stone pavers were publicly advertised and closed on 23 July 1997 in the Council Tender Box. Thirty-two documents were uplifted from the Council offices and eleven tenders submitted. These tenders are currently being assessed and will be reported to Committee in September 1997.
2. Registration of Interest - Aggregate Pavers
Registrations of Interest for the supply of aggregate pavers closed on 21 May 1997 in the Council Tender Box. Twenty-five documents were uplifted from the Council offices and the following suppliers registered their interest in the `Supply of Precast Concrete Exposed Aggregate Pavers' contract:
| Bradford Construction | (Ashburton, New Zealand) |
| Boral Masonry | (Brisbane, Australia) |
| Firth Industries | (Christchurch, New Zealand) |
| Modtezz Tile & Paving | (Auckland, New Zealand) |
| Parthenon Pavers | (Christchurch, New Zealand) |
| Paving World | (Dunedin, New Zealand) |
| Rocla | (Sydney, Australia) |
| Urbanstone | (Perth, Australia) |
Evaluation and assessment of submissions was carried out by the project team based on a weighted attribute matrix included in the registration documents. The matrix considered such things as company profile, relevant experience, company resources, timeframe, production capability and methodology and likely contractual procedures. The following four companies were subsequently identified and have now been asked to submit tenders for the supply of aggregate pavers:
Boral Masonry
Firth Industries
Rocla
Urbanstone
The closing date for this tender is 13 August 1997.
3. Main Construction Contract
Registration of Interest for the main construction contract (Stages 1-3) will be sought in August 1997.
The next step will be to call for the construction tenders in September. The tenders will then be reported to the Central City Committee in November at which stage a decision on the paving material to be used in the Square will need to be made.
4. Underground Toilet Report
The project team are currently undertaking a condition and feasibility report on the underground public toilets in the Square. Options for future use will be considered and reported to the Committee in September.
5. Regent Theatre Work
The current work outside the Regent Theatre (Southern Encounters) is due for completion in August 1997. The paving proposed for this area (Holland Pavers) is interim measure and will be replaced during Stage 4 of the redevelopment with the final paver type (to be chosen by Council in November 1997, following main construction tenders). The new steps in the area, which have replaced part of the existing wall, may also be altered to take account of the final plan.
6. Cathedral Work
Members of the project team met with representative of the Cathedral Chapter on 9 July 1997 to discuss:
Damage to the South Lawn caused by parking vehicles
A fungal infection (ganoderma) to one of the plane trees on the South Lawn.
People urinating against the east walls of the Cathedral preventing the use of certain rooms adjacent to outside walls due to the associated smell which has leached through.
The project team are currently considering solutions to these problems by:
Providing sealed car parking at an earlier time than this work is proposed in the Master Programme (Stage 2). This is in keeping with the ultimate plans in the Design Report. Parking restrictions in the area could also be introduced through a combination of enforcement by the Parking Operations Unit and positioning of lockable bollards.. A plan of the proposal will be presented at the meeting for approval.
The Council's arboriculturist has commissioned a report from the Hamilton Polytechnic to determine the extent of fungal infection by sonar technology. The Cathedral Chapter and Council staff are both very keen to maintain the tree in its current form, but some surgery and cable support may be necessary to reduce any risk to public safety. The Committee will be kept informed of progress.
A fence is to be considered to the east of the Cathedral which will prevent access in the immediate surrounds of the building. This fence will only be temporary but may be able to be reused in the final plan. The Committee will be kept informed of progress.
| Recommendation: |
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| 2. | SHERATON SITE PARKING | RR 5718 |
| Officer responsible | Author |
| City Streets Manager | Mike Calvert |
| Corporate Plan Output: Planning | |
The purpose of this report is to discuss various site options for the replacement of off street car parking when the site of the new Art Gallery is developed. The report is in response to a resolution of the Council "That a project team investigate options for car parking in this area (Sheraton site)." This report was prepared with input from City Streets, Art Gallery, Property, Parking Operations, Environmental Services, Environmental Planning and Policy and Major Projects staff. The report has been referred to the City Services Committee for information.
BACKGROUND
The issue of the replacement of the temporary ground level off-street car parking with the development of the new Art Gallery on the site commonly known as the Sheraton site was the subject of a report presented to the March 1997 meeting of City Services Committee. The report referred to a policy in the `Parking Strategy for the Central City of Christchurch' adopted by Council on 26 April 1995, which states: "The Council will pursue the provision of public parking space for 250+ vehicles, in any redevelopment proposals for the Sheraton site." A copy of the report is attached.
Current demand for off-street car parking in the area was assessed, as was the minimum number of spaces which were required to replace the existing supply. The conclusion of the report was the redevelopment of the site would result in the loss of some 265 off-street parking spaces, which are currently well utilised, and parking also needs to be provided for Art Gallery to satisfy the requirements of the City Plan.
SITE OPTIONS
Even if displaced off-street parking from the Sheraton site redevelopment could be provided on another site nearby, parking for the Art Gallery itself will need to be provided on the gallery site. This is a requirement of the Transitional and Proposed City Plans and is definitely desirable in terms of providing a high level of service to visitors to the gallery.
A number of options for the replacement of public off-street car parks, which are currently on the Sheraton site, are examined below.
The prerequisites for any site are:
New Art Gallery Site - Any parking provided on the new Art Gallery site will need to be provided underground or over the gallery building, due to the requirement to provide a sculpture park on the balance of the site not used for the art gallery building. The cost of a parking building and the associated cost of land purchase and demolition may in fact be more expensive than the provision of underground parking, but it is impossible to gain an idea of cost differential without more detailed investigation of the site. The site is well located with and a high level of vehicle access to the site can be gained from Gloucester Street without disrupting the general amenity of the area or the efficiency of Montreal Street.
The option for parking on top of the Art Gallery building itself would require some 3 or 4 levels to be constructed. Buildings in the Western Fringe of the Central City Zone have an allowable Plot Ratio of 2 and provides for a maximum height of 40 metres. Although required parking is not included in the plot ratio all other floor space used for parking is included. The overall floor area available on the site for the Art Gallery itself could be compromised (underground parking is not included in plot ratio calculations) and this could again lead to costly delays through the need for resource consents. The location of several floors of car parking on top of the city's landmark cultural building seems particularly inappropriate from the amenity aspect.
YHA Site (Rolleston Ave/Worcester Boulevard) - This site is owned by the City Council and is currently leased to the YHA until June, 2000. The land is zoned R5/A in the Transitional City Plan and L4C in the proposed City Plan. A parking building on this site (or any other residential site in the area) would be a non-complying activity and require a notified resource consent. The local residents association is strongly opposed to any encroachment of non-residential activity into the area and construction of a parking building on resident land, particularly with frontage to Worcester Boulevard, would be vigorously opposed. It is likely that even if the decision of a resource consent hearing were to support a parking building on this site the residents would oppose it and take it to appeal at the Environment Court imposing costly delays. This site also has a Group 3 Heritage building on it and the construction of a parking building on the site would necessitate the removal or demolition of this building.
YMCA Site (Rolleston Ave/Cashel Street) - This site is occupied by a commercial activity, and associated parking, with the YMCA a listed activity in the Plan with an underlying zoning of L4C in the proposed Plan and R5/A in the Transitional plan. This site was considered as an option for a parking building when sites were being assessed for hospital parking, but opposition from the local residents regarding the effects on local amenity made other sites more attractive to develop.
Other Residential Land - Parking could be provided on an amalgamation of residential sites in the area. This would again require a consent for a non-complying activity in a residential area and would be vigorously opposed by local residents. It is unlikely a car parking building proposal would survive the planning process.
St Andrews Site - This was another site considered at the time parking for the hospital was being investigated. A design has been developed for a parking building on this site for approximately 350 spaces albeit with the loss of several protected trees. The site is not, however, seen as appropriate for provision of parking for the Art Centre area as it is not in close enough proximity to the area (approximately 400 metres walk) to be utilised fully and is too close to the proposed hospital car park on the Manse site.
King Edward Barracks - This site is currently owned by Ngai Tahu and is proposed to be developed as office blocks. The site is approximately 400 metres from the Art Gallery and the Art Centre and over 600 metres from the Museum and Botanic Gardens. This is too far from these activities to provide viable parking and does not provide for a high level of service for any of these land uses.
Chung Wah - The Chung Wah Restaurant is sited next to the Art Gallery site and zoned Central City (West Fringe) in the proposed Plan and C/3 in the transitional City Plan. This site, as with any adjacent sites which only has vehicle access to Worcester Boulevard, does not provide good vehicle access to the site and in fact conflicts with the pedestrian concept of the boulevard. The cost of the land and the removal of the existing buildings on the site would add considerable cost to any parking building considered.
Postal Centre Block - The Ngai Tahu are currently in negotiations regarding ownership of the postal centre and therefore final ownership of the property is not known at this time. A proposed use of the building has also not been identified by any of the negotiating parties and there no indication as to whether any public parking is to be provided as part of the activity. The Council has no control over the timing, or type of redevelopment of this site and it cannot be relied upon to provide parking for the area and as with other sites the costs involved with the provision of adequate public parking are unknown.
Horticultural Hall Site - This site is also in the West Fringe and as such a parking building would be a permitted use on the site. Although this site would provide for commuters using the building it would again provide a low level of service for short term users being over 400 metres from the facilities it is proposed to service.
DISCUSSION
The separation of the Art Gallery parking from the parking displaced by the development of the site does not appear to be a viable option. The land in the area immediately adjacent to the Art Centre and Museum is zoned for residential use and it would be unlikely that a resource consent for the siting of a parking building in this area would be granted. Other sites which have a business zoning are either too far away, have access problems or would be too expensive to develop for parking when the price of land and buildings (plus demolition) were included.
The great advantage for the gallery with the parking being provided on the site is that it will encourage many more people to visit knowing they will have safe and convenient parking. This is particularly true during the winter months and when night time events, such as major exhibition openings, are being staged. Visitor numbers could be in excess of 800 people for major exhibition openings, corporate sponsorship evenings or special out of hours events, when other car parking areas are much less conveniently located or closed. The underground car park would also encourage people to support other evening functions in the cultural precinct, such as the Court Theatre, Academy and Cloisters Theatres and the Great Hall.
With the associated parking which has direct access to the gallery the community will have a facility which is a safe and convenient place to visit, especially for many of its older and less mobile supporters.
CONCLUSION
The Council has an adopted policy of "The Council will pursue the provision of public parking space for 250+ vehicles, in any redevelopment proposals for the Sheraton site." The provision of underground parking in conjunction with the development of the Art Gallery would seem to be the best solution to the replacement of the existing 265 spaces as well as the provision of the required parking for the Art Gallery.
| Recommendation: | That for planning purposes for the Art Gallery, to meet the parking requirements for the new Art Gallery, and to help provide public parking for the cultural precinct in line with the above Council policy, a minimum of 265 public off-street parking spaces be provided under the new Art Gallery. |
| 3. | INTERNATIONAL CITY AND TOWN CENTRES CONFERENCE | RR 5856 |
| Officer responsible | Author |
| Environmental Policy and Planning Manager | Dave Hinman, Dean Chrystal |
| Corporate Plan Output: | |
The purpose of this report is to update the Council on the planning of the International City and Town Centres Conference and to seek the Council's financial support of the conference.
A successful bid was made by Council representatives (at the Council's request) at the City Malls Conference held in Adelaide last September for the next conference to be held in Christchurch.
In December 1996 the Council, on the recommendation of the Central City Committee, established a working party comprising the Chairmen of the Central City and Environmental Committees, Council staff and central city business representatives to plan and organise the 1998 City Malls Conference (now to be known as the International City and Town Centres Conference).
The Working Party has now met on five occasions and has set up a number of working sub-committees, dealing with the various issues (programme, finance, sponsorship, promotion, exhibition, social). The conference is being themed around the title "The Challenge of Change" and it is hoped to attract a wide range of local and overseas speakers and delegates.
In March the Central City Committee resolved to seek the provision of $30,000 seeding funding in the 1997/98 draft Annual Plan, but the Annual Plan Working Party subsequently resolved that an application be made for seeding funding from the Events Seeding Fund ($25,000). Such an application has been made and is still proceeding.
The efficient planning and operation of the conference requires the appointment of a Professional Conference Organiser (PCO) and the Conference Working Party after calling for proposals, has appointed Conference Innovators Ltd to the task. This has already proved invaluable with excellent input into the preparation, financing and structuring of the conference.
It is necessary to enter into contractual arrangements with the PCO and the contract provided commits the Council to underwriting the conference. Advice was received from the Legal Services Manager who has reported:
"My comments have been sought on the proposed contract with Conference Innovations Limited as the professional conference organisers for the City Malls Conference.
I understand that the Council needs to appoint a professional conference organiser to progress the planning of the 1998 City Malls Conference. I also understand that it is intended by the City Malls Working Party that this conference will operate, as a minimum, on a break-even basis.
However, at the present time the proposed contract with the conference organiser provides that the Council will effectively underwrite any shortfall in revenue for the conference, should it not operate on a break-even basis.
So that at the present time, by entering into the contract with the conference organiser the Council agrees that if there is any shortfall in revenue for the conference, then the Council will be legally responsible for making up that shortfall, whatever that sum may be.
I recommend that as a minimum the 1998 City Malls Conference be operated on a break-even basis, but in the event that the conference is not carried out on a break-even basis then the City Council meet any shortfall relating to conference expenses and liabilities."
The budget proposed indicates a small surplus, but this is very much dependent upon the obtaining of some significant sponsorship. The sponsorship committee is currently in the process of pursuing major sponsors and the working party is confident that this will be successful.
The conference is being organised in conjunction with the National Mainstreet Trust and the soon to be formed Australia & New Zealand City Centres Network. A large number of delegates can be expected from both these organisations as well as those with particular interests in the conference theme. A conservative minimum attendance is estimated at 250. It is proposed to share the proceeds from the conference (after the payment of all expenses including the seeding money from the Council) three ways - Christchurch City Council 1/3, (Central City Marketing and Mainstreet projects), National Mainstreet Trust 1/3 and ANZ City Centres Network 1/3.
| Recommendation: |
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PART B - REPORTS FOR INFORMATION
4. CENTRAL CITY SHUTTLE RR 5759
The Traffic Projects Engineer and the Senior Transport Planner reported on further investigations into the proposal to operate a central city shuttle. The report included further options for funding the proposal including the lease of a bus from a supplier. The report included the results of research and consultation carried out to date.
Approximately 1,300 and businesses have been questioned on the project. This work has shown strong support for the proposal. There was clear approval of the Council promoting the proposal (85-90%) with strong approval (70-75%) for the Council to be involved with the running of the service. Discussion on the likely users of the system were also included in the report.
Additional work undertaken since March 1997 has resulted in the following conclusions being reached by officers:
Further to the report the Committee was advised of an experimental electric/diesel bus to be manufactured by Design Line Limited, Ashburton. However, the shuttle bus route had not been supported by the company as a trial project.
It was resolved:
| 5. | STEWART FOUNTAIN REDEVELOPMENT | RR 5629 |
Tenders received for the proposed Stewart Fountain redevelopment were higher than the provision made in the budget. Negotiations with the lowest price tenderer deleting the waterfall and other items had resulted in an 80% reduction in overall power requirements reducing some concerns regarding the running costs of the fountain. Unfortunately the negotiations have failed to reduce the cost of the fountain to within budget while maintaining artistic integrity. The Environmental Services Unit has recommended that a resource consent for the fountain be not notified and this will be submitted to a commissioner. The Committee was advised that delays to the project to allow the project team time to analyse all options more closely will not now see it starting until March 1998. The Committee has requested that negotiations continue with the tenderer offering the lowest price or other tenderers if necessary for a report back to next month's Committee meeting.
| 6. | OXFORD TERRACE (LICHFIELD STREET - HEREFORD STREET) PROGRESS REPORT | RR 5761 |
Three objections have been received to the resource consent application lodged to reduce the carriageway width and to lower the riverbank in accord with the redevelopment proposals for Oxford Terrace between Hereford Street and Lichfield Street. The concern common to all objectors relates to the need to provide for cyclists particularly for movement in a southerly direction. Other matters relate to the removal of two trees and public transport. This process has meant it will not be possible to have the works completed before Show Weekend. The Committee has requested that temporary arrangements be made in Oxford Terrace to provide a greater pedestrian area in the meantime.
| 7. | CENTRAL CITY STREET TREES | RR 5728 |
Representatives of the Central City Committee and the Hagley/Ferrymead Community Board have met to discuss the theming of streets and the type of plantings currently being used within the central city area. Members were in agreement on the need to consult with residents on tree planting in local streets rather than on arterial roads. Since the meeting tree plantings along Salisbury Street from Park Terrace to Barbadoes Street and in Barbadoes Street from Gloucester Street to Hereford Street have been completed. A tidy up of existing plantings in Chester Street East and Armagh Street is underway, and plans are under consideration in Gloucester Street and Worcester Street for implementation during the next planting season.
| 8. | 1997/98 ROADING PROGRAMME | RR 5649 |
Committee members received an update of progress for City Streets projects in the central city area which are programmed for the 1997/98 financial year.
PART C - REPORT ON DELEGATED DECISIONS TAKEN BY THE COMMITTEE
| 9. | PARKING METERS - MANCHESTER STREET | RR 5750 |
New parking restrictions have been introduced on the eastern side of Manchester Street between Tuam Street and St Asaph Street.
The Committee resolved:
| 10. | DISABLED PERSONS PARKING AREA - ANTIGUA STREET | RR 5749 |
A parking space for disabled persons has been provided on the eastern side of Antigua Street near the Oxford Terrace intersection.
It was resolved that a parking space be restricted to vehicles displaying restricted mobility cards be located on the eastern side of Antigua Street commencing at a point 26 m measured in a southerly direction from a point opposite the southern kerbline of Cambridge Terrace and extending in a southerly direction for a distance of 6 m.
| 11. | P60 PARKING RESTRICTION - TUAM STREET | RR 5748 |
As a result of the implementation of cycle lanes along Tuam Street a number of parking restrictions have been altered.
The Committee resolved:
| 12. | SUPPLEMENTARY REPORT RESERVE DEVELOPMENT OUTSIDE CENTRA HOTEL - FUNDING PROPOSAL | RR 5869 |
The Chairman sought the approval of the Committee to introduce a supplementary report on the above topic. The reasons why the report had not been included in the main agenda and why the report could not wait for the next meeting of the Committee were explained.
It was resolved that the report be received and considered at the present meeting.
13. RESOLUTION TO EXCLUDE THE PUBLIC
The Committee resolved that the draft resolution to exclude the public set out in clause 14 of the supplementary agenda be adopted.
CONSIDERED THIS 27TH DAY OF AUGUST 1997
MAYOR