14 minute read
HERITAGE & ADAPTIVE RE-USES
+ RESTORING, PROTECTING AND CELEBRATING NEW ZEALAND’S HERITAGE IS CRUCIALLY IMPORTANT. ENTRANTS IN THIS CATEGORY HAVE MET COMPLEX COMPLIANCE AND MULTI-INTEREST REQUIREMENTS TO CONSERVE HISTORY AND ACHIEVE SUCCESS.
This stretch of Wellington’s Cuba street is an example of how run-down character buildings can be revitalised and brought up to standard, while still retaining their heritage features.
A RENEWED LEASE OF LIFE
It was once a very sorry sight. This stretch of Cuba Street had three buildings that dated back to the early 1900s. Time, and the Kaiko - ura earthquake, had not been kind. The buildings were quake-prone, in a state of severe disrepair and not fit for ongoing use.
Now, 100 Cuba Street is an exceptional, re-strengthened and refurbished heritage building that has been cleverly adapted into 6000sqm of open-plan, modern office space and 1000sqm of retail outlets.
The project incorporates the existing building at 94-102 Cuba Street with a new structure behind the retained heritage facades at 104 and 106 Cuba Street. This creates one unified modern office interior and separate ground-floor units that appear as three separate buildings from the street.
The ground floor comprises commercial and retail spaces; the upper floors are open-plan offices with break-out spaces, desk areas, meeting rooms – all featuring heritage elements.
“The project has enabled the buildings and their heritage attributes to be retained, restored and future-proofed so they can be enjoyed by the public and serve the city as revitalised, resilient central-city retail and office spaces for decades to come,” says David McGuinness, director of property developer Willis Bond, which is responsible for the project.
“With careful consideration, this Wellington landmark has been restored to its former glory. It now plays a major role in revitalising economic activity in the wider Cuba Street area,” he says.
Leased to Greater Wellington Regional Council, the expansive office floors are complemented by original heritage features, including roof lights, matai flooring and pressed-tin ceilings, alongside additions such as a new roof and western facade with double-glazed windows for increased thermal performance.
The most striking feature is the fully restored original 1914 facade, which has been painstakingly repaired and conserved, with its original green ceramic tiles and lion-head features reinstated for the public to enjoy from Cuba Street.
The aim was to make the heritage envelope as energy efficient and thermally
Inside the revamped precinct, you’ll find retail and commercial
spaces, a large, open office, desk areas, meeting rooms and breakout spaces. comfortable as possible, and the retention of the huge original roof lights provide ample natural light to the very large floor plates.
Large end-of-trip facilities on the ground floor provide bike storage, lockers and showers to encourage low-carbon journeys, while the project strategy to retain as much of the original building matter as possible has delivered a building that is 33-39 per cent lower in embodied carbon than a new build.
PwC partner Robert Cameron, who was involved in the project, says: “This is an exemplar project that has respectfully restored and given longevity to an important piece of the fabric of the Cuba quarter.” +
100 CUBA STREET
100 Cuba St, Whanganui-a-tara Wellington OWNER ARTHUR INVESTMENT GROUP DEVELOPER WILLIS BOND CONSTRUCTION LT MCGUINNESS ARCHITECT ATHFIELD ARCHITECTS SERVICE, MECHANICAL ENGINEER CORA STRUCTURAL ENGINEER DUNNING THORNTON CONSULTANTS QUANTITY SURVEYOR BBD PROJECT MANAGER RCP/WILLIS BOND OTHER CONSULTANTS TONKIN + TAYLOR, URBAN PERSPECTIVES, PwC
Proudly associated with Athfield Architects and Willis Bond on the Cuba Precinct Redevelopment.
The heritagelisted stadium is a landmark, which cuts a striking form in the landscape. Once pegged for demolition, it will be enjoyed for generations to come, thanks to extensive restoration.
GRANDSTAND’S FRESH INNINGS, 97 NOT OUT
It wasn’t just about breathing new life into the ageing and threatened Basin Reserve Museum Stand. Prevention was also part of the cure when the Category 2 Heritage New Zealand-listed building underwent a substantial restoration. Built in 1924, the stand was saved from demolition in 2018, when a $7.78 million restoration and strengthening project was confirmed to bring it up to building code.
The restoration project has prolonged the lifespan of the building by at least 50 more years. There is also a significant environmental chapter to this story, with hundreds of tonnes of potentially contaminated material being prevented from going to landfill.
“The only other option for the building was for it to be demolished. Avoiding any demolition altogether is a positive for our environment. We are proud to preserve the building’s heritage through refurbishment and re-use of many building elements,” says Tony Doile, director at Armstrong Downes Commercial, the construction company responsible for the restoration.
The scope of work carried out by Armstrong Downes Commercial included seismic strengthening of the entire 2151sqm structure, as well as reuse and refurbishment of heritage timber, steel windows, tiles, and doors that were nearly 100 years old. Only about 20 per cent of the damaged timber, caused by borer and rot, had to be replaced.
Sprayed concrete was used for most of the interior strengthening works, which helped contain costs by limiting the amount of formwork in areas that were difficult to access.
The completed project allows the building to serve its primary role as a grandstand for the iconic Basin Reserve. The project also re-purposed and enhanced the interior to accommodate the New Zealand Cricket Museum (requiring high-quality climate control) and provide first-class office space for Cricket Wellington.
The ground floor also has public facilities – toilets, food and drink amenities and a meeting room for community use.
CONSULTING ENGINEERS WWW.SILVESTERCLARK.CO.NZ
HELPING WITH STRUCTURAL ENGINEERING REQUIREMENTS THROUGHOUT NZ RESIDENTIAL / COMMERCIAL / INDUSTRIAL / SEISMIC ASSESSMENT & STRENGTHENING Proud to be associated with Cricket Wellington and the Basin Reserve Old Pavilion restoration
Bringing imagination to life
Basin Reserve Museum Stand
“A key focus of the build was sustainability within tight budget and programme parameters. The project included the salvage and reuse of existing heritage features and finishes to preserve the past and create a new asset for the future.” Cameron Whyte
RLB.com
Above Where possible, steel-frame windows were refurbished and re-used.
However, there is much more going on with this inspiring project than initially meets the eye. Although the building may look the same, beneath the exterior is modern and economic lighting, re-designed HVAC systems and a fire-suppression set-up – all hidden from public view.
“The refurbished building creates a bright gateway to Newtown, and the now open stand will help encourage more events for the community,” says Doile. “It provides an opportunity to grow the already fantastic atmosphere for events held at the Basin, helping to make this part of town much more exciting,” he adds.
The expertise and efficiency displayed in this complex project was not lost on the owner, Wellington City Council. Warwick Hayes, project manager Economic & Commercial, says the council raised the stakes further by calling for the grandstand to be ready for an international test cricket match (Blackcaps versus India) – a very demanding timeframe.
With no contingency (time or budget) and an inflexible delivery date, there was no room for error or delay. Armstrong Downes Commercial
Above The marble columns and staircase lend grandeur to the building, which was built in 1924. Below The twin peaks above the seating area are not only elegant but functional in providing light. demonstrated their determination and know-how to upgrade the (then) 94-year-old Museum Stand in time for this important event,” says Hayes.
The team was nimble and creative in its approach, which was something the council valued. “The end result is a fantastic-looking stand that the city can be proud of and that was delivered on time and on budget,” says Hayes, who would work with Armstrong Downes Commercial again – any time.
The grand old facility, which cuts a striking form, isn’t the only landmark that needed tender loving care. The centenarian that warranted recognition and protection: the po - hutukawa that was in residence before the Basin was even built. Ensuring the protection of this precious tree was a further consideration when the project was undertaken. +
BASIN RESERVE MUSEUM STAND
2 Rugby St, Whanganui-a-Tara Wellington OWNER WELLINGTON CITY COUNCIL CONSTRUCTION ARMSTRONG DOWNES COMMERCIAL ARCHITECT, PROJECT MANAGER SHAND SHELTON SERVICE, MECHANICAL ENGINEER ECUBED STRUCTURAL ENGINEER SILVESTER CLARK QUANTITY SURVEYOR RIDER LEVETT BUCKNALL
The historical main block at Takapuna Grammar School has undergone a major revamp, without its character being compromised.
The interior is now comfortable, thanks to retrofitting the joinery and solving weathertightness, durability and structural issues.
HISTORY PLUS SMARTS EQUALS TOP RESULTS
For many generations, Takapuna Grammar School’s main block has been seen as its crowning glory. Built in 1926, the North Shore landmark sits on an expansive 9.7ha site overlooking the Hauraki Gulf and Rangitoto Island in Ta - maki Makaurau Auckland.
But the shine had worn off the architectural gem because of its deteriorated condition. Due to both external and internal moisture issues, teaching spaces were damp and suffered from mould. Rooms were cold in winter and insufferably hot in summer. In short, they were no longer suitable as classrooms.
Demolition of the main building was never considered because of the block’s Grade-A listed heritage status and the hallowed position it holds in the school community and beyond.
Instead, a comprehensive redevelopment project was launched and involved restoration of the facade; solving complex weathertightness, durability and structural issues; and upholding the building’s heritage values.
The project included retrofitting a mixture of tinted and low-e double-glazed units into the existing 60-year-old window joinery to manage heat loss in winter and heat and solar glare in summer.
Cross ventilation was encouraged by the new layout and supplemented by ceiling fans, night-purge ventilation and extra cooling in some areas.
The weathertightness and structural issues were resolved with an interior refit that provides flexible learning environments and allows for the evolution of technology and teaching practices.
Sustainability is inextricably linked to conservation, so design decisions were made through a conservation lens and the need for heritage values to endure. The reuse of materials, including bricks, steel window joinery and internal timber doors, flooring and skirtings, was critical.
The building has been discretely strengthened, successfully adapted to meet the principles of a modern learning environment, and conserved to ensure its exceptional heritage features remain a key element within the school and wider community. To mark the end of the project, the hall and plaza area – a connected space for school and community events – was blessed and renamed Te Poho o te Raiona – the heart of the lion. +
TAKAPUNA GRAMMAR SCHOOL MAIN BLOCK REDEVELOPMENT
210 Lake Rd, Belmont, Ta - maki Makaurau Auckland OWNER MINISTRY OF EDUCATION CONSTRUCTION WOODVIEW CONSTRUCTION ARCHITECT RESPOND ARCHITECTS SERVICE, MECHANICAL ENGINEER STEPHENSON & TURNER STRUCTURAL ENGINEER PRENDOS NEW ZEALAND QUANTITY SURVEYOR MALTBYS PROJECT MANAGER RUBIX OTHER CONSULTANTS ARCHIFACT
Above The artful entrance.
Top A building covenant prevented wholesale changes to the exterior, but planters, lighting and revamped entrances have made an appreciable difference.
A GEM THAT’S POLISHED TO PERFECTION
Repurposing an existing building may be the most cost-, time- and energy-efficient form of development, but it comes with challenges. And converting 4 Viaduct Harbour Avenue, Ta - maki Makaurau Auckland, from an office block to a hotel presented plenty of them.
Built in 2001 as one of five classically designed buildings, the prominent corner property on leasehold land, was covenanted to restrict external alteration. That went right down to the colour and overall structure, so changes could only be minimal.
The vision was to deliver a hotel that engages with its commercial and residential neighbours, while complementing and enhancing the precinct tucked between the Viaduct Harbour and Wynyard Quarter.
“Wanting to still make a statement, we worked with the architect and interior designer to retain and maximise the building’s features inside and out, and create an inviting interior that reflects the proximity to the sea through artworks and design,” says Brett Russell, managing director of Russell Property Group.
With an oyster as the narrative – a shell hides the luxury within. The hotel’s connection to the harbour is made through colour, art, carpet, wallpaper, bespoke fittings and surfaces. Exposed concrete ceilings and natural textures give the rooms distinct character.
The end result is a five-star, 150-room boutique hotel, with two special hospitality offerings. Esther restaurant and the Rooftop at QT have enlivened the precinct and remain sensitive to the history of the area they inhabit. Outside, the ground-floor extension to Esther has brought the plaza to life. Lights and movement have transformed the area and increased activity has created a greater sense of safety at night.
To begin this remarkable rejuvenation, the building was laser-scanned, which gave the lead consultant the ability to provide accurate base modelling and documentation. All consultants and subcontractors had constant access to live design information through 3D co-ordination. Through mobile devices, they could discuss co-ordination issues in context, resulting in faster decision making and changes.
The L-shaped building was stripped to only lift and stair cores. Rooms were then designed to abut existing exterior curtain walls for fire separation and the
rebuild began. Curved walls in hallways provide privacy and interest, but are functional in supporting fire and acoustic protection within the existing building envelope.
The street entry has been enhanced with planters and a dramatic, illuminated portal with a cantilevered canopy and full-height sliding timber doors.
The exterior was enhanced with the addition of window boxes, planters and rough-cast render to the ground floor. Alucobond and black mesh cladding were added around and above the new restaurant creating a statement entry. Seismic strengthening was also undertaken.
From the start, sustainability was a major factor in the project. The building envelope was retained, service cables and cabinets reused, and waste was recycled where possible. Natural gas boilers work with the heat-recovery system to preheat rooms and are programmed for efficient operation during low and peak demand.
Left One of the hotel’s sumptuous rooms.
Above The rooftop bar is a welcome addition to the Viaduct precinct. Following page The revamped entry to the hotel.
Shower heads, tapware and cisterns designed to minimise water use were installed, and separate north and south air-conditioning zones allow the temperature to be adjusted when the sun warms the northern part of the building, without affecting comfort levels to the south.
Fresh air is warmed by heat recovery from the bathrooms, while auto-shading ‘smart glass’ in the restaurant reduces cooling demand without interrupting views or light. Low-volume kitchen extractors minimise ducts and energy consumption. LEDs and DALI (Digital Addressable Lighting Interface) controls in the restaurant, conference rooms and bar help conserve energy.
Part of the attraction of this development was the condition and classic style of the exterior. Minimal modernisation was required to set it apart from similar neighbouring buildings. The team used lighting, planter boxes and revamped entries to create a statement that remains sympathetic to its surroundings. +
QT HOTEL AUCKLAND
4 Viaduct Harbour Ave, Ta - maki Makaurau Auckland OWNER 4VH DEVELOPER, PROJECT MANAGER RUSSELL PROPERTY GROUP CONSTRUCTION DOMINION CONSTRUCTORS ARCHITECT JASMAX (BASEBUILD)/NIC GRAHAM & ASSOC (INTERIORS) SERVICE, MECHANICAL ENGINEER AGILE ENGINEERING CONSULTANTS STRUCTURAL ENGINEER BGT STRUCTURES QUANTITY SURVEYOR BARNES BEAGLEY DOHERR OTHER CONSULTANTS STANDING ROCK TECHNOLOGIES, CROSSFIRE
