Supposedly, at least the facades of this wedge of history, this slice of heritage, this piece in the jigsaw puzzle could be partially saved.
An engineers’ report commissioned by the developers says the buildings are at risk of partial collapse. Also, in peril is 392 if the building beside it falls.
Meanwhile, the Dunedin City Council’s heritage adviser has commissioned a report to see if the facades can be made safe.
Some would say these are but tired old buildings, and nothing special. Compared to the monuments of grandeur scattered around the city, the frontages are indeed modest.
But they are part of a heritage precinct and there is also some individual protection in place. One, number 386, dates from 1862 and could be the oldest remaining building in Princes St. Sadly, its age makes it all the more vulnerable as its bricks and mortar weaken. Other neighbouring buildings mark the passing of various decades.
What is occurring, says Southern Heritage chairwoman Jo Galer, is demolition by neglect. If water comes in through the roof and if trees and plants grow out of the building, the conditions for rapid deterioration are in place.
Ms Galer said demolition would "ruin the look and feel of that part of town".
Developers wanted to bowl the buildings and first applied in 2008. A 2014 Environment Court decision allowed for demolition but, in a compromise, some facades would be retained.
Developers claimed that keeping the facades would be too expensive. The state of the buildings and facades are even worse another eight years on.
This brings back memories of the Barrons Building (Dragon Cafe) in Rattray St which in 2011 partially collapsed. There was then no option but to demolish it and the N. and E.S. Paterson building next door.
The Princes St owners have been given until next Monday to submit a traffic management plan for remedial works, and six months to act on the dangerous building notice.
Dunedin city councillor David Benson-Pope has said every effort would be made to ensure protected facades stayed protected.
The council could take court action if the dangerous-building notices were not complied with, he said. Among its options was applying to the district court to require remedial work to be carried out at the owner’s expense.
But is it all too late?
The success of the Warehouse Precinct has shown how “economic reuse” can save heritage. Not that it was easy for the visionary developers.
Dunedin, as New Zealand’s premier built-heritage city, is blessed by both spectacular examples and the extent of historic buildings.
This works together to make the whole — including the likes of Princes St — far greater than the sum of its parts.
This cloak of history should, and often does, warm the hearts of residents. It is a prime reason that New Zealand visitors spend time in the city.
What is so special is also a monumental challenge — the sheer volume of buildings and precincts to be encouraged and supported.
It is here across many strands that everything possible must be done — whether via various supports and through regulations and enforcements — to save Dunedin vulnerable heritage.
