Cambridge Water Tower

Background

The Cambridge Water Tower is located on the greenbelt reserve on Hamilton Road, next to the Resthaven Retirement Village. The tower was constructed in 1902 when the town's population was around 1,000 people and stands 19.5 m above ground, with a cast iron water tank on top of the tower.

The water tower provided water to Cambridge from 1902 - 1926 but stopped being used as the springs it drew water from became polluted.

Since then, it has had no practical purpose, however it has remained somewhat of a local icon to some of our community and a landmark. It is registered as a Category 2 Heritage Building by Heritage New Zealand (HNZ) – Pouhere Taonga. The tower is also identified as a Category B heritage item in Council’s Operative District Plan (ODP), meaning it has regional and district wide significance.

An earthquake assessment in 2014 said the tower met 25 percent of new building standard (NBS), making it earthquake prone. This means Council needed to make a decision on what to do with the tower – remove or restore.

Council has expended significant time and resource in exploring options for strengthening the Cambridge water tower, extending back to at least 2014.

While acknowledging the significant heritage status of the tower, the tower has been identified as earthquake prone. Council's overarching responsibility is therefore to remove or mitigate the risks of harm to persons or property in the event of tower failure during a moderate earthquake or other structural failure.

With the estimated cost of strengthening the tower at $6 million, we have consulted with the community on two options for the tower.

Consultation – 2024/2025 Enhanced Annual Plan (EAP)

We consulted with the community through the 2024/2025 Enhanced Annual Plan.

We presented two options for the community to provide feedback on:

Option 1 – remove the water tower,
Option 2 – restore the water tower.

A total of 223 submissions were received, with 62 percent supporting to remove the water tower and 38 percent supporting to restore the water tower.

Council decided to proceed with Option 1 to remove the water tower. However, it was also decided that while an application for a resource consent for demolition is progressing, an open mind to alternatives would be maintained. Any further progression past obtaining resource consent would require approval by the Strategic Planning and Policy Committee.

Retain/restoration estimated costs (excluding GST)

Task	Option 1 - Full seismic strengthening (67% NBS, IL2)	Option 2 – Partial seismic strengthening (34% NBS, IL2)	Option 3 – Partial seismic restraint (34% NBS, IL2)
Baseline costs (Common to all options)	1,250,000	1,250,000	1,250,000
Option specific costs Option 1 – strengthened to 67% IL2 - full scope of foundations and internal structural steel frame. Option 2 – strengthened to 34% IL2 – partial scope of foundations and internal structural steel frame. Option 3 – strengthened to 34% IL2 - high tensile rod restraints to exterior of water tower, timber work to interior.	2,225,000	825,000	850,000
Estimating/Design Contingency (For unforeseens during balance of Design Phase) (Higher percentage reflects nature of project)	350,000	200,000	425,000
Escalation/Fluctuations/Procurement Contingency (PROVISIONAL ALLOWANCE) (Design, consenting, holding, procurement phase – assume duration of two years) (Construction phase – assume duration of eighteen weeks)	325,000	200,000	225,000
Professional Fees (Limited to - Geotech Engineering, Structural Engineering, Quantity Surveying)	225,000	150,000	225,000
Construction Contingency (For unforeseens during Construction Phase)	650,000	400,000	450,000
Building Consent fees (PROVISIONAL ALLOWANCE)	25,000	25,000	25,000
Land purchase Required for a protected “fall zone”.		$2,400,000 – 3,000,000	$2,400,000 – 3,000,000
TOTAL (excluding GST)	$5,050,000	$5,450,000 – 6,050,000	$5,850,000 – 6,450,000

Removal/ demolition estimated costs

Task	Cost (excluding GST)
Preliminary and general	20,000
Demolition	220,000
Removal of foundations	20,000
Site reinstatement/landscaping	10,000
Miscellaneous & contingency	20,000
Project Management	10,000
TOTAL (excluding GST)	$300,000

Next steps

Demolition of the water tower, or any other physical changes to the structure other than maintenance, can’t proceed without a resource consent and potentially a building consent. We are therefore running two processes in parallel and are only in the early stages of that.

Currently underway: in keeping with the intent of the EAP, we have started the preparation work for the resource consent application and have engaged a planning consultant to lead that process. There are three stages to that, summarised as follows:

Stage 1 – Preparation of a project plan for consenting the removal of Cambridge Water Tower

Review existing documentation and relevant statutory/planning framework, consideration of potential consenting pathways, identification of project risks and information gaps, project management.

Draft and finalise a project plan, including a recommended way forward and timeframes for this.

Stage 2 – Preparation of Resource Consent Application

Assessment of environmental effects and relevant statutory documents, liaison with relevant technical experts (e.g. heritage, structural), review of technical reports and completion of others to support application, consultation with NZHPT, consideration of mitigation measures, project management and meetings.

Stage 3 – Post Resource Consent lodgment

Responding to further information requests, submission review, team liaison (legal counsel, technical experts), hearing evidence, review of other hearing evidence, hearing attendance.

As you will see, completion of Stage 1 above is fundamental to mapping out the timeframe and scope for Stage 2. The estimated timeframe for completing Stage 1 is by the end of August. Depending on the required scope of additional evidence, Stage 2 could be upwards of 3-4 months – this will be confirmed after Stage 1.

The timeframe for completion of the resource consent process once the application is lodged (Stage 3 above) is by no means definitive and won’t be without challenges.

The second work stream, in parallel with the consent application process, involves investigation of potential alternative technologies for strengthening the tower at a much reduced and affordable cost. We have commenced conversations with a potential design/build supplier who will be providing a proposal for developing and costing a concept design. That will then be tested with Council to decide if it is worth progressing to a detailed design. The indicative time frame for that work is September to December.

In summary, if the required consents were obtained, demolition could follow, potentially in the 2025/26 year.

Frequently asked questions

How much does it cost to prepare a consent application and what is involved in it?

It varies on a case-by-case basis – it is not a definitive process. It involves preparing an assessment of environmental effects, establishing a portfolio of technical evidence, evaluation of options, consultation, lodging the application, presenting to a consent hearing, meeting the costs of the hearing, and repeating the application process if the consent decision is referred to the Environment Court.

What is the consent fee?

How much is the demolition cost?

Our preliminary estimate of the demolition costs is approximately $300k for budgeting purposes.

How much will the commemorative structure cost and who was contacted for that?

The commemorative structure is only a suggestion at this stage. If the tower was removed, we have mooted the idea of retaining some sort of commemorative structure at the site but have not advanced any detailed design on that concept. There will be other parties who may wish to have input into developing that idea.

What are our options?

There are two key options for the future of the water tower – remove or restore. Doing nothing is not an option due to the unsafe state the tower is in. Council did consider relocation, but the process and costs involved means this option simply isn’t viable.

Are there alternative uses for the Water Tower in the event it would be retained or restored?

During consultation on Council’s draft 2024/2025 Enhanced Annual Plan, some submitters mentioned possible alternative uses for the water tower. These included a library, viewing platform. etc.

The water tower is located on recreation reserve and is the subject to the Reserves Act 1977 and Section 11 Waikato Raupatu Claims Settlement Act 1995. Alternative uses proposed for the water tower would be subject to the restrictions that would need to be met under the relevant legislation and regulations.

What are safety concerns with the structure?

The Cambridge Water Tower has been assessed as earthquake prone. In addition, there are some other risks associated with badly corroded steel work attaching to the water tank and tower that pose a safety risk if they fall.

Is it correct the council is in the process of seeking a demolition consent? What does that involve?

That is correct. The consent application will follow standard procedures and will be required before any work (demolition or strengthening) takes place.

It will involve preparation of detailed information that supports the application including engineering reports, an assessment of environmental effects, and consideration of options. The application will be considered by a hearing committee and will be subject to submissions.

While an application for a resource consent for demolition was progressing, Council would keep an open mind to alternatives.

Less than two years ago Council said in a press release the structure was heritage listed and could not be demolished? What has changed?

The structure is a Category 2 Heritage Building registered by HNZPT. That means that we can’t do work on the building other than maintenance without a resource consent. If Council is not granted a resource consent, the tower will not be able to be demolished.

Did Council go out for public consultation on this issue in May?

Yes as part of the 2024/2025 Enhanced Annual Plan, 223 submissions were received. 62% in favour of removing the tower, 38% wishing to restore the tower.

Will Council wait and see what comes out of central government’s relook at earthquake strengthening rules?

An overarching consideration for Council is its responsibility as the owner of the tower. We are aware the structure has been assessed as an EQ prone building and it is located in very close proximity to a neighbouring retirement village – within 10m.

Our understanding is the government’s review of rules applying to earthquake prone are scheduled for late this year. We don’t know what changes the new rules will bring, so we need to continue our current work plan based on what we know now. We will certainly be looking at the new rules as they apply to the Cambridge Water Tower and other buildings Council owns.

What is the timeframe for the water tower demolition process? What are the next steps?

The timeframe is dependent on the outcome of the consent programme. We are only in the early stages of that given the 2024/25 Enhanced Annual Plan took effect on 1 July 2024. The consent process will extend into 2025.