HH-20: Okoroire Hot Springs Hotel

Location and Zoning Information

Address

18 Somerville Rd, Okoroire

Current Owner

Okoroire Hot Springs Hotel Ltd

Legal Description

Pt Lots 1 2 DP14395 & Pt Whaitikuranui 2E2 West 2B Blk XV Tapapa SD

Zoning

General Rural Zone – Part of SAL4 (Okoroire Precinct)

Valuation Number

0541107400

Google Maps Link

Lat:-37.953413, Long:175.803689

Architecture

Date of Construction

1884 and rebuilt in 1915 after fire.

Materials

Timber and corrugated iron.

Architecture/Engineer/Builder

Unknown

Condition

Some of the original hotel still standing. Some parts burnt down and rebuilt in 1915. Small shed at back and chimney are original and are also protected (HNZPT).

Original Site Recommendation

HNZPT Ref: 4234. Heritage Advisor, HNZPT.

Current Use

Hotel

Statement of Significance

(1 Historical) - reflects important or representative aspects of South Waikato history, spa history, Okoroire Hot Springs and recreational history of South Waikato, coach stopover for coaches from the Okoroire railway station to Rotorua. Dates from periods of early settlement in South Waikato, (3 Community Association) - has important community association and public esteem, bathing and employment in the district (tourism).  (7 Archaeology, pre 1900) - the site is protected under the Historic Places Act and has the potential through archaeological investigation to provide information about NZ and South Waikato history. (11 Context) - forms part of a wider historical and cultural complex, part of Okoroire Hot Springs.

District Plan Rules

Demolition - DIS.  Protection focus - 1, 3, 7 and 11. Mitigate the effects of demolition by requiring the applicant to provide Historical Building Documentation (HBD) which should include: the structure history, photographic documentation and measurements of the item prior to removal.

Alterations necessary for the primary purpose of improving structural performance, fire safety or physical access – CON -Refer to HH-R2.  Other Additions/Alterations - DIS.  Protection focus - 3 and 11. Effects can be mitigated/remedied through; a) HBD - See mitigating the effects of Demolition. b) Design rules: 1.The overall visual character/shape of the original building should be identifiable. The addition should not dominate the existing building. 2.New work should be generally to the rear of the building (I.e. deck out front is Ok) and not be evident from the road frontage. 3. The following special elements that are associated with the rarity or architectural uniqueness or craftsmanship of the structure should be retained: Elements of the structure that should be retained are those elements associated with its historic character, use, rarity, landmark values, craftsmanship, etc i.e. façade, exterior walls, openings, chimney, landscape and any other elements identified in the Historic Building Documentation. c) Building materials rule: If repair of the structure is proposed the materials used for the exterior walls and elements should be similar in type, dimensions and profile as the existing exterior fabric of the building.

Repair of the Structure - PER. Refer to HH-R1.  Protection focus - 3 and 11. Building Materials Rule: If repair of the buildings is proposed the materials used for the exterior walls should be similar in type, dimensions and profile as the existing exterior fabric of the building. Design Rule: Repair and replication work should match the existing design and profile of element.

Re-use/Change of Use - PER.  Refer to HH-R1.  Protection focus - 3 and 11.

Internal  Changes - DIS, interior is intact and worth retaining - does not rule out adaption however, has to function as hotel.

Relocation - DIS. Protection focus - 3 and 11. Mitigate the effects by 1) Consultation with the community and/or consultation with Iwi or special interest groups, 2) Relocate to a similar setting, 3) Documentation (HBD).

Disturbance of the site surface/earthworks - Protection focus - 7. Note: Any place that was associated with human activity prior to 1900 and is able to provide evidence relating to the history of New Zealand is an 'archaeological site' (refer to definition of 'archaeological site' in Section 2 of the Heritage New Zealand Pouhere Taonga Act 2014). All archaeological sites are protected under the Heritage New Zealand Pouhere Taonga Act 2014 and approval from Heritage New Zealand must be obtained prior to destroying, damaging or modifying any site. Accordingly, where this site on which a building is located is an 'archaeological site' and the building is to be repaired, added to, relocated or demolished and this involves disturbance to the surface and/or subsurface of the site, approval from Heritage New Zealand is required.

Surrounds - Protection extends to cover entire site to protect context, original site layout, existing and proposed outbuildings and the following large trees -

• Sweet chestnuts (castanea sativa) along road frontage
• Phoenix palms (phoenix canariensis) near tennis courts
• Bull bay magnolias (magnolia grandiflora) at main entrance
• Avenue of cypresses (chamaecyparis lawsonii, cuppress lusianica) between carpark and river.
• Avenue of plane trees (platanus x hispanica) along road frontage of golf course.

DIS consent required for tree removal. (normal gardening, pruning and maintenance of tree health is permitted) 

History

The complex was originally built as a luxury health and pleasure resort in 1884.  Much of the main building was burnt down and rebuilt in 1915, however some of the original building is still standing.  Set in a picturesque setting close to the Waihou River, the complex included 4 spacious hot spring bathhouses and a hall in addition to the hotel.  It also provided recreational activities such as hunting, fishing and shooting and later golf as well.  The hotel was a popular stopover for coaches traveling from the Okoroire railway station to Rotorua.  The grounds contain many significant trees.  (HNZPT)