Dunedin’s “Wall Street” development fills in the missing link of this historic city’s shopping precinct, George St. It runs between the area’s main roads, George St, Filleul and St Andrews Streets. It also connects to the two other shopping centres making up the city block. The development, which is owned by Dunedin City Council’s Property Division, combines both street-front retail and shopping on the internal ‘street’. Upper level retail, office space and car parking make up the balance of the three floors.
The exploded architectural model shows both phases of the project.
Architects Gascoigne Associates Ltd of Auckland carried out the overall design concept, interior and retail design, with detailed design documentation and site inspection work being handled by Parker Warburton Team Architecture Ltd in Dunedin. Structural engineering is by Stevenson Brown Ltd also of Dunedin.
Mark Gascoigne: “The overall design concept was to create a series of lanes and courtyards linking the city streets and to a neighbouring mall. This provides continuity within the city’s shopping district, with shelter from Dunedin’s variable weather. The complex was conceived a series of different buildings; one traditional and two modern, rather than one ‘shopping mall’. The architects and client felt that this suited Dunedin’s existing scale of architecture better than a large, single structure.
“The main atrium space initially narrows as you enter from George St, so that a sense of expectation is built up as you wonder what is inside. It then widens to a generous internal courtyard, capped by a glass roof. This irregular walkway is the ‘left-over’ space between the curving “modern” façade of one building and the straight “traditional” face of another. The intention was to provide an interesting space, which appeared to have been there between two existing buildings for years, rather than a typical suburban-style shopping mall inserted into the city. The atrium space includes shops, a café, food tenancies, a sunken seating/dining area and landscaping with circulation to upper floor set within it. Even the car and pedestrian bridge joining the car park pierce the atrium space so that glimpses of each area are seen from the other.”
Despite the prevalence of stone as a visible building material, the buildings are essentially of steel columns and beams with a Stalton beam infill flooring system between the structural steel members to support the slab. The steelwork was fabricated and erected by C.J. Saunders Ltd. Cliff Saunders complimented the engineering drawings supplied by Sean O’Neill of Stevenson Brown Ltd. “They were the best we’ve had to work to in years. It wasn’t a big job but it was interesting and quite straightforward when you have such a good set of drawings to work to.”
The speed with which the steel structure was erected has enabled retail-trading to commence as early as possible. There were also seismic and cost benefits. The slender pedestrian bridges spanning the atrium were modelled on the thin equivalents crossing rivers in nearby national parks.
The project in November 2007, showing the curving steel structure and some existing Dunedin architecture
Mark Gascoigne again: “The façades to George St were also innovative in their approach to the heritage zoning operating in this area. One is stone clad and of traditional proportions, designed to pay homage to Dunedin’s many beautiful old buildings. The second building on the main road is of thoroughly modern construction with a suspended glass curtain-wall on a steel truss structure. Where this differs from the norm, however, is that the glass has a permanent graphic applied dedicated to the now demolished Dunedin Stock Exchange. The concept was to combine a leading edge (never done before!) technology with a traditional theme remembering Dunedin’s past.”
The project is being managed by Dave McKenzie, formerly of Dunedin City Council, now general manager of Zelko NZ Ltd, a facilities and project management company. He comments: “One of the other unusual aspects of the project has been the enthusiasm of the client not only to create a beautiful, sustainable and profitable building but also to create a community resource. The building has been designed to be flexible in its usage, and to house community events and community facilities in its interior. Public parking is housed on upper levels. Typically retail developments have finishes, layouts and construction chosen for economy while reflecting current fashion. Here the building is designed to reflect the past while actively looking to future interaction with the community of Dunedin for many years to come.”
