The land on which the Imperial Building sits is in an area traditionally known to Kāi Tahu Māori as Otēpoti. The land was vacant for some time despite being centrally located in what was a rapidly growing area of Dunedin in the late 19th - early 20th century. An 1872 plan of the Town of Dunedin by J.T. Thompson indicates the site was below the old high water mark. The land was subsequently leased to James Annand, the mayor of Mornington, who was a builder, and had a workshop on the site. In 1884, Block LXIX was purchased by Donald Reid who built his first warehouse, Cromwell Chambers, on part of the Block. The Title to the land was transferred in 1906 to James Makeling Stokes and Henry Stokes, brothers who operated a successful tailoring business. The brothers commissioned the building for the site from Mason and Wales with whom they had previously worked on both commercial and residential projects. Plans for the Imperial Building were drawn and notified in 1905. Mason and Wales designed the building alongside many residential and commercial buildings in Dunedin at the time. The firm was established by William Mason in 1862 and remains the oldest architectural practice in New Zealand.
The exterior design of the Imperial Building is a striking monument on Dunedin’s streetscape. The bricks are of particular interest having been imported from the Hoffman’s Brick and Pottery Works in Australia and made using a mechanised technique. This technique was described in the Otago Daily Times as innovative for its potential in saving building costs. The building’s use of concrete was also considered innovative at the time as it utilised reinforced concrete beams instead of wood, a concrete circular stairway linking the basement and top floors, and the concrete ‘visitini’ roof. The interior was a pastiche of different styles and periods with Art Nouveau fibrous plaster ceilings, friezes and wall enrichments. The original decorative parapet was removed to accommodate a fifth storey which was added to the building in 1927.
The building has had an uneventful history and over time has housed the business of the Stokes Brothers as well as solicitors, dental surgeons and notably, Dr Agatha Adams, an early graduate of Otago Medical School. Dr Adams was involved in public health education and the Society for the Promotion of the Health of Women and Children with Dr Truby King and Dr Emily Seideberg, and for a short time was a co-director of the Karitane Home for Babies. From 1910 the Imperial Building was owned by James Brown, a pastry cook and confectioner by trade who owned a number of properties in the city. For two decades from 1961 the ground floor space off Dowling Street was the location of the Sirocco Coffee Lounge, known as a gay friendly venue. The building has a history of association with art dealers and art galleries, and from 1981-2013 housed the Palms Restaurant on the ground floor. Currently this floor is occupied by Harcourts Real Estate while the rest of the floors are leased as private offices.
List Entry Information
Status
Listed
List Entry Status
Historic Place Category 2
Access
Private/No Public Access
List Number
4747
Date Entered
25th September 1986
Date of Effect
25th September 1986
City/District Council
Dunedin City
Region
Otago Region
Extent of List Entry
Extent includes the land described as Pt Blk XLIX Town of Dunedin (RT OT159/215), Otago Land District, and the building known as the Imperial Building thereon.
Legal description
Pt Blk XLIX Town of Dunedin (RT OT159/215), Otago Land District
Status
Listed
List Entry Status
Historic Place Category 2
Access
Private/No Public Access
List Number
4747
Date Entered
25th September 1986
Date of Effect
25th September 1986
City/District Council
Dunedin City
Region
Otago Region
Extent of List Entry
Extent includes the land described as Pt Blk XLIX Town of Dunedin (RT OT159/215), Otago Land District, and the building known as the Imperial Building thereon.
Legal description
Pt Blk XLIX Town of Dunedin (RT OT159/215), Otago Land District
Construction Professional
Name
Mason & Wales Architects Ltd
Type
Architect
Biography
Mason and Wales Architects Ltd is the oldest architectural practice in New Zealand, having been founded by William Mason (1810-1897) in 1862 Dunedin. Mason was born in England, studied under Peter Nicholson and worked under Thomas Telford and Edward Blore. In 1838 he immigrated to New South Wales, and came to New Zealand in 1840. Having spent 22 years in Auckland he went to Dunedin at the time of the gold discoveries and was elected the first mayor of Dunedin in 1865. He was active in politics as well as in architecture. Mason was in partnership firstly with David Ross (1827-1908) and William Henry Clayton (1823-1877) and he took in N.Y.A. Wales (1832-1903) when Clayton left the firm to become Colonial Architect in Wellington. Wales had worked as a clerk of works and was very competent in all aspects of construction. The firm was responsible for many of Dunedin's early important buildings such as the Post Office (later known as the Exchange Building), Princes Street (1864-68), the Exhibition Building (later the Dunedin Hospital), Great King Street (1864), St Matthew's Church, Stafford Street (1873), and the Wains Hotel, Princes Street (1878). Mason and Wales designed the Abbotsford Farm Steading (1871) at Outram, Otago (NZHPT Reg. No. 7579). This farm steading was designed for James Shand, a prominent land owner, politician and businessman in the area. Mason and Wales designed another farm steading for Shand at his property Berkeley in 1881 (demolished 1981). In 1881, Mason and Wales also designed a plain concrete Chicory Kiln (NZHPT Reg. No. 3359, Cat II) at Inch Clutha, South Otago for Gregg and Coy. Mason and Wales continues today. N.Y.A. Wales (b.1927) is a fourth generation director of the firm. WALES, Nathaniel Young Armstrong (1832-1903) Wales was born in Northumberland, England, and educated at Jedburgh, Scotland. He immigrated to Australia in 1854 and found employment as a carpenter working on the buildings for the first exhibition held in Melbourne. He arrived in Dunedin about 1863, and was a clerk of works for William Mason on the old Bank of New Zealand Building (1862-64), the Post Office Building (1864-68) and the Port Chalmers Graving Dock (1868-72). Wales entered partnership with William Mason in 1871. The firm of Mason and Wales was responsible for many fine buildings in Dunedin including Bishopscourt (1873), St Matthew's Church (1873), Government Life Insurance Building (1897) and Wains Hotel (1878). Wales had military and political interests and was a Member of Parliament for some years. He occupied a seat on the Dunedin Harbour Board and was a Dunedin City Councillor. In 1895 he was elected Mayor of Dunedin. In 1900 he was elected a Fellow of the Royal Institute of British Architects.
Name
Wood and McCormick
Type
Builder
Biography
No biography is currently available for this construction professional
Name
Hodge & McKenzie
Type
Builder
Biography
No biography is currently available for this construction professional
Name
Charles Fleming McDonald
Type
Builder
Biography
Charles Fleming McDonald (1869-1922) was a builder and architect who was stationed in Dunedin… He had a great deal of experience in ferrocement construction. He was a partner in McDonald and Mullions, where he worked with Thomas Coulthard Mullions (1878-1957). The firm became known as McDonald, Mullions and Smith in 1920, when they were joined by Sholto Smith (1881-1936). The firm originally specialised in hotels and commercial architecture using modern materials including reinforced concrete, but dressing the modernist structure with historicist references. Other notable works by Fleming McDonald were the Councils’ Chambers in Auckland, the four-storied National Bank in Dunedin (1911) and the original Masonic Hotel in Napier (1897).
Construction Details
Finish Year
1911
Type
Addition
Description
Veranda added
Finish Year
1927
Type
Addition
Description
Extra storey added to the building
Finish Year
1929
Type
Addition
Description
Veranda added
Finish Year
1939
Type
Partial Demolition
Description
Veranda removed
Finish Year
1951
Type
Fire protection improvements
Description
Fire escapes added
Finish Year
1966
Type
Modification
Description
Alterations made to the third floor
Finish Year
1969
Type
Physical access improvements
Description
Alterations made to the lift
Finish Year
1982
Type
Refurbishment/renovation
Description
Ground floor converted to a furniture showroom
Finish Year
1986
Type
Addition
Description
New doorway added
Start Year
1906
Type
Original Construction
Construction Professional
Name
Mason & Wales Architects Ltd
Type
Architect
Biography
Mason and Wales Architects Ltd is the oldest architectural practice in New Zealand, having been founded by William Mason (1810-1897) in 1862 Dunedin. Mason was born in England, studied under Peter Nicholson and worked under Thomas Telford and Edward Blore. In 1838 he immigrated to New South Wales, and came to New Zealand in 1840. Having spent 22 years in Auckland he went to Dunedin at the time of the gold discoveries and was elected the first mayor of Dunedin in 1865. He was active in politics as well as in architecture. Mason was in partnership firstly with David Ross (1827-1908) and William Henry Clayton (1823-1877) and he took in N.Y.A. Wales (1832-1903) when Clayton left the firm to become Colonial Architect in Wellington. Wales had worked as a clerk of works and was very competent in all aspects of construction. The firm was responsible for many of Dunedin's early important buildings such as the Post Office (later known as the Exchange Building), Princes Street (1864-68), the Exhibition Building (later the Dunedin Hospital), Great King Street (1864), St Matthew's Church, Stafford Street (1873), and the Wains Hotel, Princes Street (1878). Mason and Wales designed the Abbotsford Farm Steading (1871) at Outram, Otago (NZHPT Reg. No. 7579). This farm steading was designed for James Shand, a prominent land owner, politician and businessman in the area. Mason and Wales designed another farm steading for Shand at his property Berkeley in 1881 (demolished 1981). In 1881, Mason and Wales also designed a plain concrete Chicory Kiln (NZHPT Reg. No. 3359, Cat II) at Inch Clutha, South Otago for Gregg and Coy. Mason and Wales continues today. N.Y.A. Wales (b.1927) is a fourth generation director of the firm. WALES, Nathaniel Young Armstrong (1832-1903) Wales was born in Northumberland, England, and educated at Jedburgh, Scotland. He immigrated to Australia in 1854 and found employment as a carpenter working on the buildings for the first exhibition held in Melbourne. He arrived in Dunedin about 1863, and was a clerk of works for William Mason on the old Bank of New Zealand Building (1862-64), the Post Office Building (1864-68) and the Port Chalmers Graving Dock (1868-72). Wales entered partnership with William Mason in 1871. The firm of Mason and Wales was responsible for many fine buildings in Dunedin including Bishopscourt (1873), St Matthew's Church (1873), Government Life Insurance Building (1897) and Wains Hotel (1878). Wales had military and political interests and was a Member of Parliament for some years. He occupied a seat on the Dunedin Harbour Board and was a Dunedin City Councillor. In 1895 he was elected Mayor of Dunedin. In 1900 he was elected a Fellow of the Royal Institute of British Architects.
Name
Wood and McCormick
Type
Builder
Biography
No biography is currently available for this construction professional
Name
Hodge & McKenzie
Type
Builder
Biography
No biography is currently available for this construction professional
Name
Charles Fleming McDonald
Type
Builder
Biography
Charles Fleming McDonald (1869-1922) was a builder and architect who was stationed in Dunedin… He had a great deal of experience in ferrocement construction. He was a partner in McDonald and Mullions, where he worked with Thomas Coulthard Mullions (1878-1957). The firm became known as McDonald, Mullions and Smith in 1920, when they were joined by Sholto Smith (1881-1936). The firm originally specialised in hotels and commercial architecture using modern materials including reinforced concrete, but dressing the modernist structure with historicist references. Other notable works by Fleming McDonald were the Councils’ Chambers in Auckland, the four-storied National Bank in Dunedin (1911) and the original Masonic Hotel in Napier (1897).
Construction Details
Finish Year
1911
Type
Addition
Description
Veranda added
Finish Year
1927
Type
Addition
Description
Extra storey added to the building
Finish Year
1929
Type
Addition
Description
Veranda added
Finish Year
1939
Type
Partial Demolition
Description
Veranda removed
Finish Year
1951
Type
Fire protection improvements
Description
Fire escapes added
Finish Year
1966
Type
Modification
Description
Alterations made to the third floor
Finish Year
1969
Type
Physical access improvements
Description
Alterations made to the lift
Finish Year
1982
Type
Refurbishment/renovation
Description
Ground floor converted to a furniture showroom
Finish Year
1986
Type
Addition
Description
New doorway added
Start Year
1906
Type
Original Construction
Historical and Associated Iwi / Hapū / Whānau
Completion Date
21st May 2019
Report Written By
Sarah Gallagher
Information Sources
Knight, H. & N. Wales, 1988
Hardwicke Knight and Niel Wales, Buildings of Dunedin: An Illustrated Architectural Guide to New Zealand's Victorian City, John McIndoe, Dunedin, 1988
Parker and Warburton, 2010
Simon Parker & Ken Warburton, Architecture Dunedin: A Guide to Dunedin Architecture from Parker Warburton Team Architects, Dunedin, 2010.
Trapeznik, 2014
Alexander Trapeznik, Dunedin’s Warehouse Precinct. Genre Books, Dunedin, 2014. https://www.genrebooks.co.nz/ebooks/DunedinsWarehousePrecinct.pdf
Other Information
This place was identified as significant under previous legislation with different information requirements. It remains significant under the current legislation. There is opportunity under our legislation and policies to add to this information. Further information about this place may be available from the Otago/Southland Office of Heritage New Zealand Pouhere Taonga. A fully referenced upgrade report is available on request from the Otago/Southland Office of Heritage New Zealand. Please note that entry on the New Zealand Heritage List/Rarangi Korero identifies only the heritage values of the property concerned, and should not be construed as advice on the state of the property, or as a comment of its soundness or safety, including in regard to earthquake risk, safety in the event of fire, or insanitary conditions.
Historical and Associated Iwi / Hapū / Whānau
Completion Date
21st May 2019
Report Written By
Sarah Gallagher
Information Sources
Knight, H. & N. Wales, 1988
Hardwicke Knight and Niel Wales, Buildings of Dunedin: An Illustrated Architectural Guide to New Zealand's Victorian City, John McIndoe, Dunedin, 1988
Parker and Warburton, 2010
Simon Parker & Ken Warburton, Architecture Dunedin: A Guide to Dunedin Architecture from Parker Warburton Team Architects, Dunedin, 2010.
Trapeznik, 2014
Alexander Trapeznik, Dunedin’s Warehouse Precinct. Genre Books, Dunedin, 2014. https://www.genrebooks.co.nz/ebooks/DunedinsWarehousePrecinct.pdf
Other Information
This place was identified as significant under previous legislation with different information requirements. It remains significant under the current legislation. There is opportunity under our legislation and policies to add to this information. Further information about this place may be available from the Otago/Southland Office of Heritage New Zealand Pouhere Taonga. A fully referenced upgrade report is available on request from the Otago/Southland Office of Heritage New Zealand. Please note that entry on the New Zealand Heritage List/Rarangi Korero identifies only the heritage values of the property concerned, and should not be construed as advice on the state of the property, or as a comment of its soundness or safety, including in regard to earthquake risk, safety in the event of fire, or insanitary conditions.
Current Usages
Uses: Trade
Specific Usage: Retail and Commercial - other
Former Usages
General Usage: Civic Facilities
Specific Usage: Art Gallery
General Usage: Trade
Specific Usage: Restaurant/cafe/tearoom
Themes
Rainbow List
Current Usages
Uses: Trade
Specific Usage: Retail and Commercial - other
Former Usages
General Usage: Civic Facilities
Specific Usage: Art Gallery
General Usage: Trade
Specific Usage: Restaurant/cafe/tearoom
Themes
Rainbow List
Location
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