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COMMERCIAL DESIGN TRENDS The retail sector is in the midst of massive disruption as online shopping takes an ever increasing slice of the consumer dollar. So what’s the future for bricks and mortar? In this issue of Commercial Design Trends we look at how developers and architects are creating retail and showroom experiences that aim to keep customers coming through the doors of both large and small scale retail environments. We also showcase the education sector, from the adaptive re-use of an A-grade office block into a university campus, to an Auckland city child centre that used a kids-eye view in the design process. Plus there are examples of the latest in workplace design across a diverse range of businesses. All Commercial Design Trends content – and much, much more – can also be accessed online at trendsideas.com Head there now to use our extensive online resource of top local and international projects and products.
HIGHLIGHTS Editorial Director Paul Taylor – paul.taylor@trendsideas.com Sales Judy Johnson – judy.johnson@trendsideas.com Costas Dedes – costas.dedes@trendsideas.com Leslie Johnson – leslie.johnson@trendsideas.com Rachel Watts – rachel.watts@trendsideas.com Tammy Li – tammy.li@trendsideas.com
Adaptive re-use of an A Grade office building has created a new Parramatta campus for Western Sydney University. Go to trendsideas.com to find more examples of adaptive re-use.
After existing dated interiors were gutted, ceiling and services have been left exposed in the retrofitted premises of My Food Bag. See more premises with exposed services at trendsideas.com
How do shopping malls compete with online? Their design needs to include more social spaces, as in Shenzhen’s Shekou Gateway One by Spark Architects. You’ll find more mall articles at trendsideas.com
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CONTENTS
Highlights from this issue of Commercial Design Trends
Law School, University of Waikato
Toi Ohomai Institute of Technology
Cosmokids Child Centre, Auckland
5 Martin Place, Sydney
EMA offices, Auckland
Sistema Manufacturing Facility, Auckland
Giltrap Group, Auckland
House of Grace Chen, Shanghai
Market Sector Report: Retail Development
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PRACTICE SAFE DESIGN. USE A CONCEPT. Petrula Vrontikis — Designer
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SECTION FOCUS EDUCATION
LOOK AND LEARN Educational facilities are becoming more architecturally focussed than ever before – from childcare centres to university buildings
Project Law and Management Building
Location: University of Waikato
Architect: Opus Architecture
Previous pages:The University of Waikato’s new concrete and glass Law Faculty admin and office building looks across the courtyard of the central underground podium structure. Right:Glass appears to support concrete at the south end of the Law building where the podium is above ground. The glass face of the grass-roofed podium section is seen far right.
LAW OF ATTRACTION A sculptural new cornerstone building is only part of the University of Waikato’s Law and Management Building – the rest of the architecture heads underground
A flurry of prefabs or other conformist buildings set in a group or dotted in a row – these were typical old-school solutions to evolving educational needs. Now, enter new-school. Today, education-related architecture works to do everything from facilitate the learning experience and reconcile wider campus design to providing signature landmark buildings. The award-winning new Law and Management Building designed by Opus Architecture for the University of Waikato achieves all these things in grand style. The university asked Opus – with Hendrik Vermeulen and Eqo Leung respectively as project and lead design architects – to design a new building for the Law Faculty and to link this with the existing Management Faculty complex. The existing management building was in need of additional teaching and admin spaces and the Law Faculty required offices as well as teaching spaces. “Our solution was to provide a new facility for Law that is directly linked to the Management Faculty on two levels so that the facilities can be shared between the two faculties,” says Vermeulen. An important factor in this project was the site itself which prior to this development had sloped away to the east corner of the campus. The broad strokes of the project involved designing a new four-level Law block with podium on the
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corner site, acting as a wayfinder for the campus. Extending out from this building, two-lower levels of lecture spaces were built on the adjacent sloping campus land and then covered with a flat grass roof. These underground facilities are also accessed from the other direction via the existing Management Faculty. And to complete the programme, the latter also now has a fresh, above-ground presence with the introduction of a prominent glass entry building on the north side of the now-built-up and flat grass common space. The high-profile Law Faculty building provides a dramatic gateway into the campus. The building has a strong, simple form – recognising law as a cornerstone of society – and rises four levels high above the glass two-level podium on the corner of the site. The other end of the podium is underground as it effectively digs into the rising ground behind. And the massive sculptural void above ground at this far end of the building is angled in towards the campus and creates the formal entrance. The podium extends out under the grass roof to house the lecture spaces shared by the Law Faculty from one side and the existing Management Faculty from the other. The materiality of the law building contributes to its dramatic presence – concrete for strength and
glass for a sense of transparency. On the street/south side of the building, the
experience to receiving their qualification,” says Eqo Leung. “This staircase is located in the tower
facade is predominantly patterned concrete with slender fixed aluminium louvres merging visually
building linking the main entrance to the courtyard.” “Podium level 1 is located 4m underground and
with the concrete’s striations. These long vertical
a central concrete courtyard was introduced to
fins provide solar control over the interiors. One unusual feature of the building is a double
give users of the lower levels a connection with the external world. The feel for students and staff is that
skin corridor that runs around the perimeter, with an 80cm gap for circulation and maintenance.
they’re not underground. This is achieved by strategic design, including having natural light stream
“Another interesting aspect of the Law building’s interior is the ceremonial staircase. This represents a student’s odyssey from the start of their university
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through gaps in the courtyard walls.” While the Law building is mainly administration, two lecture spaces and a moot court are in the
Below:Face to face – the new Law administration building faces towards a new glass and concrete Management faculty entry building. The in-ground podium section lies between these buildings with its grass roof providing a flat campus area in previously under-utilised land that had sloped heavily away.
Following pages:Top left – a ceremonial staircase runs from the Law building entry down to the underground podium; lower left – looking out from the podium through the glass curtain wall; top right – the moot court with recycled real court furniture; lower right – the light-filled underground courtyard.
central, shared under-grass part of the podium. “The Moot Court is a fully functional courtroom,
ground to accommodate the lecture rooms, moot court, courtyard and breakout spaces, it also has a
with demountable fittings, enabling the majority of space to be used for other purposes when not
glass facade facing to the east where ground and campus drop away. This is another way to bring in
set up as a courtroom,” says Vermeulen. “This is
natural light and to capture distant mountain views.
set further into the recesses of the underground podium where natural light was not required. And
Facing the Law building across the flat grassed area is the other component of the project. The
for a complete air of realism, the moot court features benches, seating and even a defender’s box recy-
Management Faculty that connects to the lecture rooms underground has been given a new glass
cled from the Manukau District Court.”
entry building above ground. This provides the
While the podium presents as a glass box supporting the Law building and then heads under-
faculty with a fresh presence and is ideal for holding functions that can spill out onto the lawned area.
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Below:Catching some sun while underground – the project’s sunken courtyard connects students, staff and visitors with the natural world above.
Project:University of Waikato Law Faculty, Hamilton Owner:The University of Waikato Architect:Hendrik Vermeulen, Eqo Leung, Opus Architecture Construction company:Fletcher Construction Civil engineer, earthworks, landscaping:Opus Quantity surveyor:Kingstons Fire consultants:Onfire Cladding:Litecrete patterned precast panels by Wilco Precast, glass, aluminium fins Roof:Dimond Styleline, concrete, TPO membrane, glass Public area flooring:Concrete, Interface carpet tile Wallcoverings:Concrete, Gib and paint
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Paint:Resene Ceiling panels:Gib, fibre cement, Aqualine, Decortech plywood Lighting:Enlightenz Heating/air conditioning:Airpro, Mitsubishi Electric Awards:NZIA 2017 Waikato/Bay of Plenty Award (Education) Story by Charles Moxham Photography by Stephen Baker
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RAISING THE BAR Litecrete lightweight precast concrete was specified by Opus Consultants for the external cladding and internal walls of the University of Waikato Law & Management Building. Being 40% lighter than standard precast, Litecrete helped to reduce the overall deadload on the structure and reduced the number of truck movements for shipping. Litecrete is manufactured using HR Cement’s ECOCEM, which has a 15% pozzolan replacement, so offers a considerable saving in carbon emissions compared to precast manufactured using typical Portland cement.
Litecrete is used in a wide range of commercial, residential and retail construction projects.
www.litecretesystems.co.nz Litecrete is manufactured by Wilco Precast Ltd
Project Te Ara o Mauao
Location: Tauranga
Architect: Chow Hill Architects
AWAKENED BY LEARNING A new addition to Toi Ohomai Institute of Technology’s Windermere campus delivers Creative Arts and Applied Technology learning facilities in a modern, flexible setting
Below:Metal, concrete panels with a rough-sawn wood pattern and cedar cladding all combine as a multi-faceted skin for the new Te Ara o Mauao facility, designed by Chow Hill Architects. The uppermost floor, with many windows, floods light into the central atrium directly below.
Toi Ohomai Institute of Technology was born out of the merger of two institutions – Bay of Plenty Polytechnic and Waiariki Institute of Technology. The two combined in 2016 to better meet the region’s education needs, with the resulting new institute spread over five main campuses – Rotorua, Taupo, Tauranga, Tokoroa, and Whakatane. Te Ara o Mauao facility, designed by Chow Hill Architects, is a recent addition to Tauranga’s Windermere campus and forms part of a wider Creative Arts and Applied Technology Precinct. The facility is comprised of 3500m2 of modern,
interdisciplinary tertiary learning space dedicated to Art & Design, Music & Radio, Applied and General Learning Technologies for around 700 students. The clean-lined, multi-faceted building has a strong presence on the campus, and is clad in long-life, low-maintenance materials that accentuate its dynamic architecture. These include concrete panelling with rough sawn patterning, Dimond Colorsteel Endura profile metal cladding and an external steel coating system. Project architect Jane Hill says the concept for the building’s look was to an extent an unwrapping,
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with the solid louvres signalling the entrance and
simple as possible to allow for the range of flexible
showing through to the inner cedar cladding.
learning and social spaces required. Essentially,
“These were practical choices, too,” Hill says. “The concrete panels provided acoustic mass for
the design is made up of two large north and south buildings linked via the central atrium.”
the music spaces behind, while the cedar acts to both soften and connect to the look of the con-
The facility’s versatile learning and social environments connect across this central, three-storey
crete. These materials also continue into the interior
atrium or Learning Laneway (Nga Ara).
to draw you into the building.” The concept of a collaborative urban laneway or
“As the social hub of the building, the design and fit-out of the laneway focused on creating exciting,
atrium underpinned the design of both the building form and interior spaces.
dynamic spaces through the use of quality, durable materials that also reflected a sense of warmth and
“The primary building form and mass was kept as
welcome,” says Hill. “At the same time they had to
Below:The three-storey atrium, or Learning Laneway is flooded with light due to a lantern-effect top floor ringed with windows. Carpet patterning evokes the look of dappled sunlight. Facing page:The modern learning environments offer a balance between specialist versus generic, and open versus closed spaces, to maximise multidisciplinary engagement across various programmes.
be neutral enough to allow the atrium to act as an active canvas for students’ work.”
personal learning journey – as well as the choice of carpet patterning, floor tiling, the glazing graphics
Toi Ohomai’s ambition was also for the building to depict the cultural narrative of the campus like a
and selection of furniture fabrics. “Te Ara o Mauao represents significant change
watermark. This included a Maori concept of learning
for Toi Ohomai, moving the Windermere Campus
and building knowledge as a progression towards the light – an idea reflected in the naturally lit atrium
away from siloed prefab classrooms towards contemporary, project-based learning environments,”
and even through the patterning on the carpet which evokes the sense of patches of sunlight.
says the project architect. “This dynamic learning facility acts as a
“This conceptual narrative informed a range of design decisions, including giving design priority to the main feature stair – the centre of the students’
transitional stepping stone, promoting wider transformation in learning and delivery across other faculties and the organisation as a whole.”
Below:The entry plaza shows how external cladding materials form part of the interior decor, too.
Project:Te Ara o Mauao, Toi Ohomai Institute of Technology Architect:Chow Hill Architects Structural and services engineer:BECA Acoustic engineer:Marshall Day Acoustics Project managers:Greenstone Builder:Marra Construction Cladding:Timber – Herman Pacific Vertical Cladding SV5 Series; profile metal cladding – Dimond 630 and Dimond Rib 50; concrete panels with rough sawn timber finish from HEB Tauranga External glazing:Metro External joinery suites:APL Interior finishes:Tongue and groove interior wall panelling in Herman Pacific dressed cedar; Herman Pacific Australian oak timber battens Interior joinery suites:Potter Systems, APL Magnum Series Balustrade:Metro Posiglaze Paint systems:Resene Acoustic wall treatments:Autex Quiet Space and Vertiface Floor tiles:Stones – ceramic tile range from Jacobsen Carpet tiles:Colour Frame from Shaw Contract Group Ceiling tiles:Armstrong Optra by Forman Building Systems Plasterboard Ceilings:Boral Square Hole Echostop from Forman Building Systems Vinyl finishes:Tarkett iQ Optima by Jacobsen Furniture:Crestline Story by Charles Moxham Photography by Mark Hamilton
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A COMMITMENT TO QUALITY From concept to design, management & construction, Marra Construction are committed to doing the job correctly. The Marra Group of companies has been operating in the Bay of Plenty and embraces all areas of Commercial and Industrial Construction including Development projects and Design & Build. Marra Group has been established in the Bay of Plenty for over 35 years and has grown to become one of the largest and most respected commercial builders based in the Bay of Plenty.
www.marraconstruction.co.nz
Project Western Sydney University, 1 Parramatta Square
Location: Sydney
Architect: Architectus
Interior designer Woods Bagot
HIGHER LEARNING Quality open-plan office floors translate seamlessly into open-plan, egalitarian learning spaces in the modern vertical university campus at 1 Parramatta Square
These pages:With the look of a clean-lined, contemporary office building from the outside, newly built 1 Parramatta Square was reworked at the design stage to include a progressive vertical campus and administration offices for Western Sydney University.
Contemporary office buildings offer open-plan floors and plenty of natural light – attributes that it turns out are also well-suited to other uses than business. 1 Parramatta Square is a good example. Initially, designed as commercial office space, the building’s broad, open floorplates, large atrium, and light-filled interiors proved equally ideal for a quite different kind of tenant – it is now home to the Western Sydney University (WSU) vertical campus with its dramatic new style of learning environments. Architectus won a competition to design the podium and tower when it was first conceived as an 15-storey A-Grade office building, says project architect Colin Odbert. However, events overtook and developer Charter Hall leased the nine-level podium of the proposed building to Western Sydney University as a new vertical campus. “The reason the existing design was pursued and tweaked to accommodate the campus was because at the end of the university’s 15-year lease it can potentially be returned back to commercial
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office space. If we had designed a university campus afresh on this prime site, it would not have been suitable for later occupation by business tenants.” The shape of the tower and podium structure is very much a response to its environment. “The triangular podium maximises site coverage and the tower cranks back to the west to sit below the sun access plane, avoiding shading the heritage-listed Lancer Barracks to the south east,” says Odbert. “The building form also responds to the oblique geometry of the Smith and Macquarie Street intersection.” The services core is clad in a light terracotta rain screen that evokes the sandstone prevalent in many of Parramatta’s historic buildings. The core is located on the west of the building shielding the building from the harsh western sun. This allowed for a highly transparent façade, without relying on excessive external shading, and limited the energy required to keep the interiors of the building cool.” While the exterior retains the look of a modern office building, on the inside several aspects of the
design were tweaked to accommodate the campus. “However, given the advanced style of learning
bathroom capacity was increased and, lastly, the fire stairs were widened to cope with increased
environments proposed for the building, these changes were not radical – more services-driven
numbers. “What is more surprising is not these changes to
than structural,” says the architect.
the design, but rather the relatively minor adjust-
“The large light-filled atrium was ideal for a sense of connection across levels and the expansive,
ments necessary for change from lucrative office spaces to campus – and the potential to revert
uninterrupted floor plates – 2145m2 at podium level – were already ideal for the kind of learning-without-
back, at a later date.” Woods Bagot undertook the interior design of the
classrooms philosophy behind the campus.”
contemporary campus. Director Georgia Singleton
One major change from office floors to campus was the density of occupancy, growing from around
said the company took an agnostic approach to the fit-out, allowing for a truly flexible, multidisciplinary
1 person to 10m2 to one person to every 8m2. To cope with the higher occupancy, Architectus
and future-proofed learning environment. “There are no lecture theatres within the space,
addressed four principal elements. An additional escalator and lift were added to the design,
instead the design fosters an interactive approach to teaching and learning – a prominent aspect of
mechanical services were upped to keep the building cool despite the increased numbers,
the WSU curriculum,” says Singleton. “One objective was to create an agile educational environment that
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Below:Plans bottom to top show the podium ground floor, the ninth floor with a rooftop terrace where the building narrows to the tower, and a typical tower floor. Right:At the heart of the podium, the glass-roofed triangular atrium floods light into the campus interior. Befitting the campus philosophy, broad stairs encourage casual connections between students and staff. Following pages:Exposed services, break-outspaces, textured walls, colour, space and not a blackboard or classroom in sight – the Western Sydney University campus brings a fresh perspective to higher learning.
Below:Dolore Below:Dolore dolore dolore modolor modolor percin percin velisi velisi te te er er sed sed molorpe molorpe rilluptat rilluptat ent ent dolorpe dolorpe rciduip rciduip euis euis olore olore dolore dolore modolor modolor percin percin veli veli
s. s. isi isi
enables adaptation to almost any university group.” A vertical campus stacked over several floors
enclosed quiet/study spaces on all podium floors. Besides the radical, open layouts, cutting edge
could potentially inhibit opportunities for students and educators to commingle and interact. With 1
technology permeates every aspect of the campus, with students able to book a time remotely to, say,
Parramatta Square, however, the atrium creates a
pick up student ID cards or get advice. Information
ready sense of community and connectivity. “The interconnecting stairs and voids encourage
stands throughout the building display real-time public transport information and the classes on at
collaboration and organic conversation between students and staff,” says the designer.
that time, and the rooms in which they are located. The podium finishes on level 8 and includes a
On the podium floors, circulation runs around the
rooftop terrace alongside the tower. Levels 8 to 10
perimeter of the floorplate with grouped learning spaces resembling classrooms in the middle.
include workspaces for staff and conference and function spaces, while commercial clients occupy
However, there is no front or back, or even walls – students intermingle with lecturers in an egalitarian
the top floors. 1 Parramatta Square provides a forward-looking combination of a 5 Green Star
environment that fosters interaction and banishes the old back-of-class boredom. There are also
university campus and commercial tenants, all at one high-profile address.
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These pages:The lively campus decor includes ceiling elements reflected in carpet patterns. The advanced campus is designed to achieve a 5 Green Star and 5 Star NABERS Energy Rating.
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Project:1 Parramatta Square, Sydney Developer:Charter Hall Architects:Colin Odbert AIA, GBCA, PCA, Architectus Interior design:Woods Bagot Construction:John Holland Town planner:Architectus Structural/civil engineer:Arcadis Mechanical and electrical engineer, hydraulics, fire services, Green Star consultant:WSP Quantity surveyor:MBM Acoustic:Inhabit, WSP DDA and BCA consultants:Philip Chun Associates
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Landscaping:Public areas by Site Image, L9 and 14 terraces by Aspect Studios Traffic engineer:Traffic and Parking Consultants Cladding:Terracotta tiles by Lopo Roof:Metal Deck by Lysaght Facade:Curtain wall by Yuanda Glazing system:Structurally glazed aluminium shopfront by Yuanda Hardware:Assa Abloy by Lockwood Balustrades:Custom glass and stainless steel by Icon Metal Public flooring:Granite by Melocco Stone and United Stone Paints:Dulux
Above:Retail frontages within a two-storey colonnade activate Smith Street on the eastern side of the building, culminating in a suspended public art installation by Emily Floyd at the entry to Parramatta Square.
Ceiling:Mineral fibre tiles by Armstrong Lighting:Linear Fluorescent T5/Pierlite Heating/air conditioning:VAV/Allstaff Public area furniture:Freestanding and built-in by Hub Street Furniture Australia Bicycle racks:Street Furniture Australia Security:Integriti CCTV:Geutebruck Signage:Custom by AWS Signs Lift and escalator services:Schindler Public art:UAP Company Public art artist:Emily Floyd
Story by Charles Moxham Photography – building images by Brett Boardman; interior images by Nicole England
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Project ACG Gymnasium
Location: Tauranga
Architect: Babbage Consultants
FIT FOR PURPOSE Optimising natural light penetration, passive ventilation and offering a bold, sculptural aesthetic, this new gymnasium is the latest addition to ACG Tauranga
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These pages:A 30m glazed curtain wall, rakish design angles and patterned external concrete slabs give the new ACG Gymnasium designed by Babbage Consultants a contemporary, sculptural presence. Images by Mark Scowen of Intense Photography.
This gleaming new gymnasium complex is the latest stage in the development of the Academic Colleges Group (ACG) school at Pyes Pa, Tauranga. Together with its modern facilities, the building adds a sculptural element to the campus. Babbage Consultants undertook the multi-faceted project, lead by architect Charlotte Saunders who worked closely with Babbage civil and structural engineers, geotechnical and building services teams. “Babbage has worked with ACG from the outset to develop facilities to cater for primary students through to Year 13,” says Saunders. “Part of the brief was the new gymnasium, which includes classrooms that can be converted into a function space, while the gymnasium itself can be used for school assemblies and other activities. “We had to be economical in our use of space for this building,” she says. “There’s not a millimetre wasted. Plus, everything needed to be highly durable, low-maintenance, and stand the test of time.” The gym includes a full-size court area for netball, basketball, volleyball and badminton, with bleachers on both sides rising from mezzanine level above changing rooms, plant rooms and storage areas. The upper floors provide three classrooms that can be converted into a function space overlooking the outdoor playing fields and indoor court. “Inside the gym, the end walls are clad with perforated plywood panels, used for their acoustic properties and to conceal and protect louvres that allow natural ventilation,” she says. “The classrooms also have acoustic walls that can be moved out of the way to create the expansive function area.” The double-glazing has a grey tint to reduce glare and solar gain, while the ceiling is designed to further deliver precise acoustics. The gym features an advanced BMS that includes sensor-controlled lighting, security and keyless entry. For further details, contact Babbage Consultants, phone: (09) 379 9980. Email: contact-us@babbage. co.nz, or head online: www.babbage.co.nz
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The new ACG Gymnasium complex is being used for a variety of functions in its early years –
given the gym’s many hard surfaces and varied roles.
everything from assemblies, to performance art
panels are composed of cement bonded woodwool, forming building sheets that are lightweight
and, of course, sporting events are held in the modern facility. And with so many uses came the need for precise acoustic solutions that would reflect sound in some areas and absorb it in others. ACG selected Woodtex acoustic panels for the ceilings as they had performed well as fencing around plant outside the school’s utilities building, says Charlotte Saunders, project architect for Babbage Consultants. There were three reasons for the school’s choice. The first is that Woodtex acoustic panels effectively absorb sound and help reduce reverberation – vital
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The New Zealand-made, environmentally friendly
and at the same time durable and structurally strong. In a heavy-use sporting environment where highflying balls could hit the panels, these properties were the products’ two other major advantages. For more on Woodtex acoustic panel solutions, contact NZ Woodtex, phone (07) 824 8789, email: woodtex@xtra.co.nz, web: www.woodtex.co.nz
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Below:Popular for walls, ceilings and fences, Woodtex acoustic panels – in grey – provide acoustic control for the multi-use gymnasium. Woodtex panels can also be painted and are resistant to water damage. Here they were left unpainted to avoid chipped paintwork and related repainting.
Below:High-impact strength, stain-, scratch-, and moistureresistant, and not supporting growth of mould or mildew, Marlite Sanitary FRP Interior Wall Linings were the ideal solution for the ACG Gymnasium’s kitchen and bathrooms.
ACG’s new gymnasium was on a fixed budget, which required architects Babbage Consultants
Available in lengths up to 3m, the panels are easy to handle and install. They are available in smooth
to find the best products at the most reasonable prices – a process that extended to the walls in the
or textured surfaces – smooth was used here – and meet Group 2 & 3 Fire Ratings. Last and not least
gymnasium’s kitchen and bathrooms.
given the high-use environment, the panels wipe
Hawkins Construction suggested Marlite Sanitary FRP Interior Wall Linings to Babbage as a product
clean with standard non-abrasive cleaning solutions. Marlite panels are suited to a range of spaces,
that performed on par with or above other wall linings, but at a far more reasonable cost.
including commercial kitchens, hospitals, showers, schools and food-processing environments.
Babbage’s project architect Charlotte Saunders says the panels were finished with aluminium trim for a strong, professional waterproof wall in keeping with all the other high-end surface finishes. And the Marlite panels offer a lot more than a waterproof surface and reasonable price bracket.
For further information, contact Marlite NZ, phone (09) 838 2077. Email: sales@marlitenz.com, or go online: www.marlitenz.co.nz
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LIGHT FANTASTIC The new ACG Gymnasium offers plenty of natural light – the various window and door solutions were supplied by Tasman Aluminium, a Fairview manufacturer
In a state-of-the art gymnasium that optimises
of installation,” says Coughlan. “Together, these
natural light and uninterrupted views over adjacent playing fields, the window and door solutions naturally play a big part. Tasman Aluminium, one of Fairview’s 50-plus countrywide specialised manufacturers, drew on Fairview’s versatile window
products offer a contemporary look and the square aluminium frame creates a solid feel – complementing the classrooms’ plywood walls and ceilings.” In the gymnasium itself, the upper windows tucked up near the ceiling operate on sensors, or at
systems to meet the design needs of architects Babbage Consultants on the new school gymnasium for ACG Tauranga. The ACG Gymnasium has a contemporary, fresh design. Decorated concrete and a glazed curtain
the touch of a button, using electric linear motors. The automated operation allows excellent, adjustable ventilation when the gymnasium is at capacity. The building is double-glazed, with grey tinted glass used to reduce glare and achieve the required
wall create an impressive entrance into the main foyer, where the windows form an open atrium. From the stairs, visitors can view the school and the grounds from every angle. The frame of the atrium windows extends over three levels, says Phil Coughlan, Tasman Aluminium managing director. “The Fairview 150mm curtain wall suite was used here as it provides the structural strength required for the large spans of glass. And similarly, Fairview’s 150mm front glaze suite was used in stairwells right around the entire building.” Classrooms and function rooms are accessed off the atrium and all feature the Fairview 100mm front glaze suite with split mullions. This allowed for windows up to 30m long to be fabricated in separate modules and then joined on site, giving the look of a continuous frame. The windows are the full height of the internal walls and slant outwards at the top, giving a grandstand view of the playing fields. “The Fairview 100mm front glaze, 150mm front glaze and Fairview 150mm curtain wall suites were all specified for their design, detail and ease
thermal rating. In addition, all the glass is toughened for safety. Tasman Aluminium worked closely with Babbage from the design and planning stages, and with the Hawkins Construction team in the manufacturing and installation of the windows and doors. “Fairview’s commercial joinery solutions are designed to be customised, which enabled us to find the best solutions for ACG Tauranga,” says Coughlan. “The windows and doors tied together the entire design and achieved the modern, cleanlined look Babbage Consultants wanted.” For further details, contact Tasman Aluminium, 98 Whakakake St, Tauriko, Tauranga, freephone: 0800 20 10 20. Email: info@tasmanaluminium. co.nz, website: tasmanaluminium.co.nz Contact Fairview Windows & Doors, phone: (09) 574 2900. Email: info@fairviewgroup.co.nz, or head online: www.fairviewwindows.co.nz
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Project Cosmokids Child Centre
Location: Queen St, Auckland
Architect: Moller Architects
Specialist childcare designer Naturally Wood by Design
CHILD’S PLAY Designed with a child’s perspective in mind, Cosmokids provides a range of stimulating spaces inside and out – right in the heart of the city
For many working parents, the day kicks off
deadlines, or to be able to get to the centre quickly
with a mad dash to drop pre-schoolers off at the local child centre before battling morning traffic
if a sick child needs to be picked up.” The premises she found – a Queen St tower
into the city. And the end of the day is no better –
block undergoing retrofitting – certainly met the location requirements. But the third floor space had
anxiously sitting in evening rush hour traffic, trying to get back to the centre before closing time. That’s a problem Cosmokids owner Lyn Creagh has aimed to overcome with a new child centre right in the heart of downtown Auckland. “We looked for premises that were close to where parents work,” she says. “Professional parents need some flexibility to allow for meetings and
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another major plus – it also had outdoor podium space, a unique asset for pre-school facilities in the centre of the city. Lyn Creagh called on architect Gordon Moller and project designer Alyssa Miles to work with specialist child care designer Darren Engelbrecht of Naturally Wood on the concept design he had produced, and
These pages:The fit-out of Cosmokids child centre provides a range of environments to suit different activities – from quiet, protected reading areas to a fort for more boisterous play. Architect Gordon Moller’s design includes a dropped ceiling structure in the first section, which helps give more of a child’s scale to this space.
to take it through to its implementation stage. Miles says the existing fit-out for a hospitality
centre was attractive and the old building had a lovely feel that would make it comfortable for children.”
suite was not only very dated, with a low ceiling and divided into small rooms, it also had particular
Lyn Creagh’s overarching requirement was that the centre should feel like a home. Contributing to
challenges to overcome.
this is Moller’s decision to lower the ceiling space in
“The original tower went up in the 1980s, behind a heritage facade, and the proposed child centre
the toddler’s play area, bringing it down to more of a child’s scale.
sat across the two buildings,” she says. “So there was a level change in the middle of the space.”
Taking a child-centric approach is fundamental to Darren Engelbrecht’s design philosophy.
And while the outdoor deck was an obvious
“Children need a series of different spaces,” he
boon, there was no easy access to it in the original configuration.
says. “There should be quiet, protected spaces away from the circulation paths as well as busy
“But having a facility like this so close to the city
spaces. Some spaces should open, and others
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These pages:Designer Darren Engelbrecht of Naturally Wood has created a stimulating environment for children of different ages, while at the same time accommodating the workspace needs of the centre’s staff.
closed. And some light while others can be dark.” On top of this, the centre needed three separate
Next to this is a large open area with tables and chairs used at meal times and a more structured
areas for infants, toddlers and pre-schoolers, each specially designed for their differing requirements.
area where pre-schoolers can get a sense of what it will be like when they move to their primary school.
Miles says that the obvious place for the infants
“As in a home, the kitchen is at the heart of the
was in the heritage section of the building. “It was tucked away from the main area and had
centre, and everything here is designed for the children to participate and take responsibility as a
lots of natural light, creating a cosy environment,” she says. “Plus the windows were at a low level so
learning process,” says Creagh. The tables are low and meals and cutlery are
children could look out of them at floor level.”
placed in the centre for children to help themselves.
The old fit-out had included a kitchen, so this position was retained for the child centre’s kitchen,
To the side is a low bench and sink for children to do their own clean up. And a pull out step in the
which has been retrofitted with a similar layout.
base of this cabinetry can be swung across to the
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These pages:The facilities are designed to encourage children to be involved in cooking, meal times and clean up.
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kitchen benchtop so children can safely help with food preparation. Rather than the typically bright and brash child centre environment, Cosmokids’ subtle colour scheme has a more relaxing and calming effect. This means that when colourful elements are added in – such as the lockers, chairs and toys – they provide strong highlights that bring the space to life. A block work wall was removed from the infants side of the building and a bi-fold door installed. In front of the dining area, a concrete upstand and old windows were removed and replaced with stacking sliders to open up to the deck. This too is divided
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up to provide different activity spaces for different age groups – a playhouse for toddlers, a tactile display and small water feature for infants, and open space for pre-schoolers. Contact Cosmokids at Level 3, 125 Queen St, Auckland, email cosmokids@xtra.co.nz, or phone 0800 778 125. For Darren Engelbrecht at Naturally Wood By Design, email darren@naturallywood.co.nz, phone 027 200 2810, or visit naturallywood.co.nz.
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These pages:Having an outdoor area was a big attraction for locating Cosmokids child centre here. As well as a range of play facilities and surfaces, there’s a substantial hanging garden to soften the space. The perimeter black steel framework supports a huge video screen on the outside of the building, yet it’s still possible to have a filtered view through this from the play area.
Project:Cosmokids, Auckland Architect:Moller Architects Construction:NZ Force Construction Electrical engineer:Adsel Electrical HVAC:1st Mechanical Fire consultant:Holmes Fire Hardware:Windsor Brass, CS Cavlocks interior flooring:Forbo Marmoleum & Surestep Star from Inzide, Shaw Overlay broadloom carpet from Jacobsen, Riverside Port Grey floor tiles by Jacobsen Exterior flooring:Playground surface by Playbases Wallcoverings:Hardie Groove Wall Panels, Laminex Seratone, Jacobsen wall tiles, Tile Space wall tiles Ceiling panels:Olympus Max ClimaPlus and Heradesign Superfine from Potters Interiors
Paint:Resene Joinery, tables, exterior playground:Naturally Wood Joinery timber:Herman Pacific Joinery hardware:Blum Lighting:JSB Lighting Kitchen design:Moller Architects and Naturally Wood Kitchen manufacture:Naturally Wood Kitchen benchtop:Caesarstone, concrete, stainless steel Kitchen appliances:Southern Hospitality Greenwall design and installation:Hanging Gardens Story by Paul Taylor Photography by Jamie Cobel
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THE SUBTLE APPROACH A subtle palette of Resene colours creates a restful backdrop at Cosmokids child centre, allowing any colourful elements added in to really stand out Think of a childcare centre and you’ll likely envisage rooms with bold, brash colours and patterns. But the new Cosmokids centre in the heart of Auckland’s Queen St takes a different tack. Designed by Moller Architects and childcare design specialist Naturally Wood, the environment at Cosmokids is more subtle and calming, with muted colours on the major surfaces. These include walls painted in Resene Half Robin Egg Blue – a collaboration of grey and blue hues. This contrasts with other elements, such as Resene Alabaster used on joinery and upper cabinetry in
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the pre-schoolers’ activity room, shown above. Meanwhile, Resene Blanched Pink creates a soft, restful environment in the infants’ sleep room. Cosmokids owner Lyn Creagh says that the background colours have a soothing effect and also allow the spaces to really come to life when colourful elements are added in. For details, visit a Resene ColorShop, freephone 0800 RESENE (737 363), online: www.resene.co.nz
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Above:Resene Half Robin Egg Blue and Resene Alabaster provide a soothing background environment at Cosmokids child centre. Project designer Alyssa Miles of Moller Architects says the colours were specified in Resene SpaceCote for its durability and because it is easily wiped clean.
Project St Georges Bay Road apartments
Location: Auckland
Construction Dominion Residential
PEACEFUL IN THE CITY A tired 1970s homestead gives way to three tranquil and private inner-city apartments that maximise interior space and garden and harbour views
Generous living spaces and a sense of escape are two coveted advantages when looking to buy
8-function wall ovens and induction hobs. The sunny, private decks are a major feature of
in the inner city. A strategic use of site and clever design – all brought together by an experienced constructor – has achieved these lifestyle features in three new apartments in the heart of Auckland. Dominion Residential provided a high level of expertise on what could have been a difficult build for a less experienced crew, says Dominion’s construction director on the job Kevin Boroevich. “This was a complex build, made more so by the site’s location on a narrow lane. There was lots of earth-moving and retaining wall construction required, all made trickier by the narrow access.” However, when it comes to prospective owners, the narrow lane is a blessing in disguise as it ensures all three units offer great private views. “The sunny apartments are solidly constructed with a long-run steel roof, masonry and concrete base and a structural steel frame with a light timber construction,” says Boroevich. Palazzo Kitchens provided the refined kitchen cabinetry teamed with contemporary De’Longhi
the units. Commercial-style aluminium joinery creates floor-to-ceiling doors and windows that open up the decks to the living areas and bedrooms. The latter also feature large walk-in wardrobes, while Feltex carpets feature in most private spaces. “The spacious decks are also served by Louvretec operable louvres that, along with the Escea gas fires, make the homes’ outdoor spaces welcoming year round,” says Boroevich. “Glass balustrading was used for the stairs and decks, providing an uninterrupted visual flow and further enhancing the light and airy sense of space.” In the industry for many years, Dominion Residential offers solutions across the entire residential market. For further details, contact Dominion Residential (a division of the Russell Group), phone: (09) 526 5808. Email: enquiries@constructors.co.nz, or alternatively head online: www.constructors.co.nz
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Project Hereford Residences
Location: Auckland
Architect: Paul Brown Architects
Construction Naylor Love Construction (Auckland)
BRAND NEW LIFE This clever adaptive reuse of a tired multi-storey office block as a modern, mixed-use luxury apartment/office/carparking building includes the addition of five extra floors
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This page The adaptive reuse and expansion of a worn-out office building by construction firm Naylor Love required an absolute commitment to quality.
‘The greenest building is the one that’s already built’ – sage words for our times and taken to heart in this adaptive reuse project developed by Tawera Group and delivered by Naylor Love Construction. The solutions-focused approach employed by Naylor Love contributed to a smooth-running build, delivered ahead of deadline. Sitting in a prominent central Auckland location with stunning views across the harbour and CBD, the former Telecom head office was showing its age, says Naylor Love project manager Patrick Kavanagh. “This project saw us convert the tired 15-storey office building into a thoroughly modern 20-level mixed-use development, with 14 storeys of luxury apartments, four floors of car parking and two of contemporary office space,” says Kavanagh. “Our early involvement from the pre-construction phase led to our team identifying strategies to overcome any potential issues relating to buildability, the programme and the procurement of materials. This, along with our ongoing solutions-focused, collaborative approach, contributed greatly to the smooth running of the build. We were very pleased to complete this two-year project to the highest quality standards, on budget and two weeks early.” Naylor Love’s first task was to refurbish the offices of the existing commercial tenant, who moved down from the top of the building to the 5th and 6th floors and stayed on-site throughout. “We then stripped back the building and strengthened the existing structure with carbon fibre wrapping and structural steel – both to enable it to carry the weight of the extra floors to come, and also to meet current seismic standards. We then added five floors to the top of the building, as well as extending the floor area of the existing building all the way up from level seven to the top.” Facade works followed, with new cladding and aluminium joinery, and reconfigured balconies. Once the building was watertight Naylor Love began the interior works, including building and fitting out the 122 high-spec apartments on the upper levels. The well-appointed apartments range from 75m2 to 400m2, and share access to a media room
and a contemporary gymnasium. In addition, the lower parking levels on the Hereford Residences were extensively refurbished, featuring a new layout and exit, upgraded fire egress and stairwells, and new lifts. “With the scaffold and scrim-wrapped building visible from all over the city, the project became quite a showcase for the developer and consultants,” says the project manager. “We even hosted a group of safety inspectors from the Pacific Islands who were in Auckland on a training programme organised by WorkSafe New Zealand and UN’s International Labour Organisation (ILO).” With the building completed in May 2017, Naylor Love is now busy with two other projects for Tawera Group in the same block. These involve adding two extra levels of office space to the car parking building adjacent to Hereford Residences – with a tennis court and pool on top for the connecting apartments; and refurbishing existing character buildings into offices, retail and the first New Zealand showroom and service centre for electric car maker Tesla on Karangahape Rd. John Love, principal of Tawera Group, says the firm was delighted with the quality finishes achieved both inside and out at Hereford Residences. “The team at Naylor Love was always a pleasure to deal with and was committed to producing the best outcome for the new homeowners. “The engagement by Naylor Love started from the top down, with director Scott Watson and CEO Rick Herd focusing their team from the outset, and continuing a hands-on approach right through to completion, and even the post-handover phase. “The staff on the ground each day were also very professional, courteous and a pleasure to deal with. The Naylor Love team should serve as an example of a best practice in the industry,” Love says. For details, contact Naylor Love Construction Auckland, Waikato/Bay of Plenty, Wellington, Canterbury, Dunedin and Central Otago. Email: enquiries@naylorlove.co.nz, web: www.naylorlove.co.nz
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“The Naylor Love team should serve as an example of best practice in the industry.” John Love, Tawera Group
Building success since 1910 Our challenge was to turn Auckland’s former Telecom head office into an upmarket mixed-use building. Thanks to our collaborative approach, hands-on expertise and sustainable thinking, this impressive project was delivered with professionalism and flair.
Hereford Residences
FACE OF CHANGE High on the Fortune 500 list, and with a comprehensive stable of world-beating appliances and valuable linked company acquisitions, Midea is going places
So, what’s in a name? Well, for a forward-looking manufacturer, having your brand grow to become a household word around the world is a very big deal. Global giant Midea Appliances has taken this high-profile business approach right from the outset, says Duncan Deng, director of JH Electrical, the firm that imports Midea appliances into New Zealand. “Midea is a cutting-edge, go-ahead company,” says Deng. “The company is already a world-leader in microwaves, number three on the planet for dishwashers and also China’s number one vacuum cleaner and kitchen appliance manufacturer. “And to grow this fast means looking into the best of what related industries have to offer. Recently, for
example, Midea took over the Kuka robot firm to add precision automation to its own manufacturing plant.” Another strategic inter-company move was Midea’s recent partnering with the Latin American air-conditioning firm Carrier. This merger greatly increased Midea’s reach through South America. Midea Appliances’ range of products are available to retailers through New Zealand distributor JH Electrical Appliances, phone: (09) 930 0902, or web: www.mideaappliances.co.nz. For residential buyers, the website has a list of accredited retailers.
Above:With an appliance for every home, every decor and every need, Midea Appliances has grown rapidly to be one of the most respected appliance manufacturers in China, South America and increasingly in the United States and Australasia.
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SECTION FOCUS OFFICE/WORKSPACE
PAST AND PRESENT Prime commercial sites often come with existing buildings to consider – the best solution can involve a combination of old and new
Project 5 Martin Place
Location: Sydney
Architect: Johnson Pilton Walker and Tanner Kibble Denton Architects in collaboration
Developer: Cbus Property and Dexus
STRENGTH OF PURPOSE This bold yet also understated architectural design sees a new glass officer tower rising alongside and then cantilevering over a beloved heritage Sydney building
Downtown Sydney is home to some of the
Dexus CEO Darren Steinberg says 5 Martin Place
most coveted commercial real estate in the world. But what to do on such prime land, where a heritage
combines the intricacies of a significant heritage restoration project with a modern office tower,
building has to be both preserved and celebrated
to deliver one of the most innovative commercial workspaces in Australia.
and yet progress still has to march on? Well one rather bold solution is to build a new office tower that rises up alongside the protected building and then for its upper floors cantilevers out over the newly refurbished historic structure. Such was the revolutionary thinking behind the upgrade of 5 Martin Place by developers Cbus Property and Dexus. The design was a collaboration between architects Johnson Pilton Walker (JPW), with Peter Blome as project associate, and Tanner Kibble Denton Architects (TKD), with Megan Jones in the role of project director. JPW was largely responsible for the new tower and replacement of a 1960s addition to the original highly significant historical building on site, while TKD was responsible for the sensitive heritage restoration.
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Sitting on the corner of Martin Place and Pitt Street, the former Commonwealth Bank of Australia building was the first fully steel-framed building in Australia. The original building was completed in 1916, with an almost seamless extension made along Pitt Street between 1929-33, reproducing the existing sandstone and trachyte exterior detailing. In 1965, the bank was extended in the other direction, along Martin Place, in a style not entirely sympathetic to the existing structure. From the ’70s on, the interiors were progressively adapted/compromised by filling in light-wells and adding false walls and ceilings to hide services. Looking forward, the developer’s brief outlined a situation where building the new tower out over the
These pages:5 Martin Place represents a coming together of Australia’s architectural past and the future of office design. A new 20-level tower rises alongside then cantilevers over the historic 10-level former Commonwealth Bank of Australia building in this project by JPW and TKD. Facade art – Wrestling, by Josef Albers. Previous pages:A through-link between Martin Place and Rowe Street includes the commercial office lobby and retail outlets. Wall mural – Written in Water, by Imants Tiller.
historic building was a daring but logical response. Requirements included maintaining the commercial
revitalisation of the original 1916 building and the 1933 extension, as well as the new elements within
relevance of the key heritage building and the wider Martin Place precinct; attracting quality tenants
it, including the glazed atrium. When opened in 1916 this building set the bench-
as befitting the status and location of the building;
mark for CBD office space – with high ceilings,
enhancing the existing heritage values and regaining the lost qualities of the interiors.
quality materials and finishes, and access to good natural light and ventilation, says TKD’s Megan Jones.
A major part of the multi-faceted project was the painstaking restoration of the original building.
“Now it will again be an exemplar for high quality office space.
TKD Architects was largely responsible for the
“The original light-well, which provided natural
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These pages:Everything from the lift lobby to the central Banking Chamber has been restored in the heritage building. The Banking Chamber has since been fitted for retail, with heritage elements remaining in prominence.
light to the centre of the large floor plates, as well as the Banking Chamber, had been infilled. We
detailing also acknowledges the prominence of this principal façade fronting Martin Place.”
designed a contemporary glazed atrium with a glass floor over the reconstructed lay-light,
The facade materials, including sandstone and reclaimed trachyte from the 1968 building, are
interpreting and referencing the extensive original
harmonious with the original 1916 facade.
decorative glass elements throughout the building and transforming both the commercial floors and
However, the most dramatic part of the complex revitalising programme is the new build component
the former Banking Chamber.” A key part of the restoration was setting the
with its dramatic physics-defying structure. The new tower rises twenty storeys alongside the
co-ordinated services within an integrated chilled
heritage building, with the upper ten floors also
beam unit, sweeping out the clutter of concealed services hidden by false ceilings and allowing the
cantilevering right over the historic bank building without imposing any permanent loads on the
existing heritage ceilings to be exposed. The Banking Chamber and other protected
existing structure. The bottom half of the tower is in concrete while the top half has a steel structure.
spaces have since been retrofitted for retail, with the heritage elements remaining in full prominence.
Aurecon was structural engineer on the project and the company’s design director Tony Lavorato says
Cbus Property’s and Dexus’ aspirations for the project showed their recognition that the building’s heritage values are integral with its commercial value. This was seen in the joint-developers’ willingness to sacrifice floor space for the re-introduction
it involved a complex feat of engineering. “The solution was a cantilever structure where the overhanging structures above the existing 10th level of the heritage building are supported using hanging columns on the western facade, forming
of the building atrium; their commitment to revealing and repairing the 1916/33 spaces, elements and finishes and, lastly, to commit to the extreme structural complexity of the cantilevered tower so that the existing building was not compromised.
an inverted king post truss,” says Lavorato. “This delivers the load of this section of the building to the northern and southern elevations, which rely on a strut-and-tie arrangement to transfer the load from the hanging columns to the main building
Redevelopment of the 1960s addition and the creation of the new office tower was generally the responsibility of JPW. “We reworked the 1960s element with a new facade which is consistent with and articulates the
concrete cores and down to the foundations.” This construction method required the temporary support of the building during construction of the main structure and some levels of the fit-out. This was achieved by temporarily supporting the
height, scale, design concept and elegant proportions of the adjoining 1916 building,” says Blome. “Its
structure on hydraulic jacks located over selected strengthened columns of the heritage building.
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Below:Up and over – Aurecon’s dramatic engineering for the tower is laid bare in this graphic. Facing page:The upper floors of the new tower suspended over the heritage building. The re-established atrium admits light right down from the heart of the tower cantilever and onto the reconstructed laylight ceiling of the 1916 Banking Chamber directly beneath it.
The cantilever was not expressed in the tower
Sustainability is at the core of the design,
facade at it was felt the structural ingenuity of the tower would detract from the charm of the original
achieved through aspects such as the multi-service chilled beams, a high efficiency façade, sensor
building. However, the innovative structure and
lighting and a regenerative power system.
inclined columns are visible through the clear glass. This structural solution also delivered floor plates
Cbus Property CEO Adrian Pozzo says the building’s recently achieved 5 Green Star and 5 Star
with minimal core requirements and expansive column-free floor space to maximise uninterrupted
NABERS Energy ratings demonstrate how traditional buildings can be upgraded and redeveloped to
views and daylight penetration into the floor plates
meet new sustainability standards.
– all major drawcards for prospective tenants. An important part of the inner-city project was the re-activation of the connection to Martin Place and Rowe Street. This was achieved by the through-site-link between them incorporating the commercial office lobby and new retail outlets.
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Below:Giant king post trusses in fire-rated cement-filled steel are part of the complex cantilever engineering for the new tower.
Project:5 Martin Place, Sydney Developers:Cbus Property and Dexus Architects:Johnson Pilton Walker and Tanner Kibble Denton Architects in collaboration Construction company:Grocon Structural, hydraulic and fire services engineer:Aurecon Facade engineer:Inhabit Mechanical and electrical engineer:Aecom Quantity surveyor:Slattery Fire engineer:Defire Cladding:Recovered Trachyte cladding from the 1968 building reused as cladding on new part of building; sandstone Roof:Colorbond roof to level 10 of heritage building Facade design:Single and double skin curtain wall panels from Jangho. Glazing supplied by China Southern Glass Doors and door hardware:Hume Doors & Timber and Access Specialty Hardware, installed by Exodus Doors
Balustrades and the glass floor Sharvain; glass balustrade on level 11 by Jangho Banking chamber laylight Heritage Decorative Glass Ground floor lobby flooring:Marble floor by Stone Alliance Public area wallcoverings:Marble cladding by Stone Alliance and architectural concrete panels by Precast Concrete Paints:Dulux Ceiling panels:Cubic Interiors Veneers:Eco Cert European Oak supplied by Cubic Interiors Lighting:Programme Electrical Technologies Lift services:Thyssenkrupp Elevators Awards:Property Council of Australia 2017 Australian Development of the Year Story by Charles Moxham Photography by Brett Boardman
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Project EMA
Location: Auckland
Developer Location Group
Architect: Avery Team Architects
FRESH PERSPECTIVE Intelligent development, architectural ingenuity and smart adaptive reuse all come together to create EMA’s modern new office and conference hub – all set on EMA’s existing central location
Out-moded, cubicle-style offices falling short
“At the time, EMA was looking to relocate to a
of staff needs and carparking that amounted to borrowed floorspace in a central old warehouse
new address to accommodate new offices, new conference facilities and teaching spaces, as well
structure – these were just two examples of the under-utilised state of the existing Employers and Manufacturers Association (EMA) premises on Auckland’s Khyber Pass Road.
as ample parking and hospitality venues,” Weipers says. “However, Location Group also looked into how, with careful planning, EMA could efficiently utilise the prime land they already owned. They
Mark Weipers, co-director of developer Location Group, says he initially became involved in the project when thinking of buying the 5500m2 property.
liked our ideas, so instead of selling up they chose to redevelop the asset they had and employed us as development manager.”
These pages:Mesh-enclosed walkways and stairs, glass balconies and a lift column that rises above the principal building form all combine to give the new EMA head office a distinctive presence. The building is just one aspect of the EMA business hub comprehensively reworked by Avery Team Architects and developer Location Group.
“Ultimately, we provided EMA with a fixed price for the entire project, from site layout, to adaptive
programme was completed in defined stages. “This comprised the demolition of seven build-
reuse, to the new buildings – meaning we took all
ings, including EMA’s original low seismic rated
the risk and they just waited for us to deliver.” One important client request was that EMA staff
1963 office, the creative reworking of a 1920s industrial building on site, a partial refurbishment
stay on site while the new architectural game plan unfolded. Location Group worked closely with Avery Team Architects to devise a project plan that would accommodate this.
of their existing offices, and a new four-level head office, seminar centre and cafe.” The run order was to first build a carpark building to free up the warehouse for redevelopment and
Architect principal Kerry Avery says the complex
then rework the latter as open-plan lecture spaces
This page:Colour my world – lift elements and external ceilings are painted in strong colours to balance the mainly grey, semiindustrial palette. The walkways provide a direct circulation link from the front head office to the lecture and seminar spaces and semi-enclosed cafe area behind. Facing page:The externalised stairs and lift column delineate the entry into the business hub.
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and conference spaces with a cafe at the rear. Then, the brand-new head office was constructed
While the repurposed warehouse encloses the plaza from one side, EMA’s new four-level head
at the front of the property, looking to the street. The last part of the jigsaw was moving EMA staff
office building forms the gateway into the site via a two-storey void on the left of the structure.
from their existing offices into the new premises,
Naturally, with a bustling head office it’s all about
allowing their existing office building to be sold to an independent company.
the people and, as EMA’s manager of corporate & building services Sheree Alcock explains, the staff
“A tricky part of this project was the reworking of the old warehouse,” says Avery. “This was stripped
were ready for change. “We had come from a more traditional office
back, with structural members and concrete panels
environment with all its negatives of cramped,
retained, and a mezzanine created for open-plan lecture and seminar rooms. New skylights ensure
enclosed office spaces, limited natural light and high energy air conditioning,” says Alcock.
light-filled, healthy learning environments, while additional carparking, admin, and a truck dock
EMA’s new head office environment couldn’t be more different than their old workspaces – shaped
were introduced downstairs. “We celebrated the good bones of the structure
to an extent by the architecture of the new building. Project architect Kerry Avery says the new build-
wherever possible – for example, the steel portals were exposed and put to new use as the supports for the glass awnings that protect the outdoor eating environment to the side of the building. This public, semi-enclosed plaza provides an airy,
ing makes a feature of the stairs, set as they are in prominence at the front corner of the building. “Having a prominent circulation stair encourages its use, to the health benefits of staff. However, this was only one advantage of this design feature.
relaxed break-out space for the lecture theatres.”
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“Having an external circulation stair and walkways,
Below:EMA’s reception is located on the ground floor of its modern new head office building. Facing page:In a building that prizes natural light and views, even the internal privacy walls have a transparent quality. Facing page lower:The louvre mesh is almost invisible when viewed from the office interiors. Shown here is the CEO’s office.
Facing page:Strong steel girders retained from the skeleton of an existing warehouse building are repurposed to provide support for a glazed roof which provides protection from the rain on the circulation paths. Towards the rear, the roof extends down to provide more comprehensive protection for the Business Perk cafe.
means around 15% of the building is actually outside – with attendant savings on air conditioning
fixed louvres that admit natural light while limiting solar gain and avoiding strain on air conditioning,”
and even on the amount of indoor lighting required.” The corner lift and externalised stair structure, with
says Kerry. “The smaller louvres allow you to look through the screen without it impeding views.”
This page:Operable walls allow various size configurations of the four seminar rooms.
its individual concrete panels and mesh screens,
The head office engages with its setting in other
encloses one side of the gateway into the site with the other side delineated by the building’s mass.
ways, too. Staff and visitors on the circulation paths behind the screens animate the facade for passers-
With reception on the building’s ground floor, the other floors are runs of open-plan offices. And just
by, while the building also connects to stairs and walkways linking back to the lecture spaces and
as you can enjoy glimpses into the plaza from the
outdoor coffee venue behind.
street, so too can staff anywhere in the offices look out to the front and side of the building through its
Ultimately, EMA’s new office building’s semiindustrial frontage provides a dramatic, high-profile
walls of glazing and bridges enclosed by screens. “The mesh is really a series of small, linked
calling card for both the company, its admin offices and the wider business hub.
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Project:EMA, Auckland Developer:Location Group Architect:Avery Team Architects, Kerry Avery NZIA Facade design:Bradnams Interior design:Outline Design Construction:Macrennie Construction Structural engineer:Brown & Thomson Mechanical and electrical engineer: Lawrence Jones Partners Quantity surveyor:Kingstons Landscaping:Thresher Consultants Fire consultant:Anvil Fire Feature precast panels:Nauhria Lift services:Schindler Operable walls:Transpace Partitioning systems:Focus Construction
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Window and doors:Altus by Bradnams Feature joinery:Morrow Furniture Window coverings:NZ Window Shades Tiling:APT Tiling Floorcovering:Inzide Paints:Resene Lighting:Synergy Electrical Air conditioning:Packaged rooftop air conditioners and ducted split system air conditioning, from Temperzone Workstations:Damen Office Furniture Story by Charles Moxham Photography by Jamie Cobel
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Below:In the lift well and stair well, tiny metal louvres form a latticework that limits solar gain without impeding views down busy Khyber Pass Road.
Below:An external elevator with a stainless steel and glass cab takes prominent position on the new EMA building in Auckland.
HIGH PROFILE An external metal and glass elevator takes a prominent corner of the new EMA office building – the gleaming lift was a good fit for the green-focussed building When an external lift becomes a prominent, even leading, part of a building’s architectural look, it has to be a pretty good one in terms of both stand-out aesthetics and efficient operation. For the new EMA building, Avery Team Architects specified Schindler’s Lifts’ 3300AP model for its striking visual presence and energy-saving plusses. Having the stairs and elevator outside the main body of the building already saves around 15% on services like air conditioning and even lighting. The 3300AP’s clean-drive technology saves about 30% of standard energy use. Plus, the lift also has
an energy-saving stand-by mode and LED lighting. In terms of looks the lift is in a class of its own. The elevator’s glass back keeps everything light and open to the views, while the stainless steel cab and entry complement the EMA building’s semiindustrial touches of mesh, concrete and glass. For further details, contact Schindler Lifts, phone: (09) 353 7500. Email: NZ.Sales@nz.schindler.com, or alternatively head online: www.schindler.com/nz
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Employment and Manufacturer Association Khyber Pass, Auckland
Challenge tradition Building for business? Push the boundaries with the Bradnam’s range of commercial windows and doors.
0508 272 362 • www.bradnams.co.nz
Project My Food Bag
Location: Auckland
Interior design: Yellow 6 Design
RECIPE FOR SUCCESS New premises for My Food Bag encourage staff to work together collaboratively, plus give the company a development kitchen that’s purpose-built for its needs
It’s incredibly satisfying for the founders of
My Food Bag founder and co-CEO Cecilia
a start-up when the company hits a chord with its potential customer base and the business takes off
Robinson says the firm’s growth had resulted in her team being spread over three different locations.
at an unexpectedly speedy rate.
“We really lacked that flow of working between teams and realised that we quickly needed more
My Food Bag is one such success story. Beginning operation in 2013, within three years the business had attracted over 30,000 customers and had annual revenues nudging past $100 million. But rapid expansion brings with it a whole new set of challenges as well as opportunities – one being how to accommodate the increasing staff numbers and facilities a company needs.
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space and an environment that encouraged a more collaborative approach,” she says. While the search for new premises identified a building that gave the company the space it required, the existing office fit-out it contained was far from the ideal that Robinson envisaged. “It was uninspirational and dated, with very low
Below and right:There’s no formal reception for My Food Bag’s office/administration floor. Visitors walk straight into the social hub, with its kitchen, seating and eating facilities. Lower right:Low storage delineates the finance and HR work areas from the circulation pathway. The latter leads to the to the open office space for the company’s joint CEOs.
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Facing page:While the open work spaces encourage collaboration across the teams, there are also a number of small meeting rooms to allow more private conversations.
ceilings and horrible carpets – but it had potential. “Our business is fun, dynamic, vibrant and fast-
design. The concrete floor was then polished and a neutral colour scheme introduced as a backdrop.
paced, and we wanted our new environment to reflect that.”
“We then injected the My Food Bag brand colour palette into various areas – Spring green, Summer
Below:Throughout the fit-out, splashes of colour have been injected to reflect My Food Bag’s branding and the seasonal nature of its business. The deep red boardroom chairs represent summer berries.
project manager and lead contractor for the transformation, with Yellow 6 producing the design
To facilitate collaboration within and across teams, there was a deliberate decision not to
concept. My Food Bag’s two functional requirements were allocated to different levels in the
screen any of the administration workspaces – even the co-CEO area is open to the wider environment.
Platform Consulting Group was called in as
red, Autumn orange and Winter purple,” says Miller.
building – administration workstation space on the
However, each team does have its own meeting
third floor and the highly specialised development kitchen on the ground floor.
rooms for more private conversations and interactions, and colour has been injected into these too.
Yellow 6 Design director Suz Miller says all the existing fit-out – ceiling panels, flooring, lighting
Central to this floor are staff social facilities including the kitchen, relaxation areas, children’s
trays – was stripped out, leaving exposed, natural surfaces and services as the base for the new
play area and a pool table. Robinson says the pool table is more than just a social attraction.
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Below:Located on the ground floor, the development kitchen has 10 domestic scale cooking stations to test new recipes.
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“I love to see our different teams interacting over a game of pool, often having a big conversation –
the finalised dishes are photographed to illustrate the food bag meal to be prepared.
and usually work related.” The ground floor development kitchen contin-
The kitchen also has a large pantry and walk-in fridge – Robinson points out that essentially it’s
ues the general aesthetic of the upper floor, but is
operating like a medium-to-large sized restaurant.
designed as a production line for the 30-40 recipes that need to be created each week.
Plus there’s an area for administrative team members to come down and eat what’s been
This includes 10 residential scale kitchen stations cooked during the day – another enjoyable perk of that are used to test the recipes created by the adja- working in this new My Food Bag environment. cent team of recipe developers and editors. On the other side of the kitchen is a purpose-built kitchen studio, with two cameras mounted overhead, where
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Below:Once recipes have been perfected in the development kitchen, the dishes can be photographed in the adjacent purpose-built photography kitchen. Right:The My Food Bag team creates about 30-40 dishes each week, including the initial recipe development and writing, and editing of the final instructions.
Project:My Food Bag Project management, FF+E procurement, lead contract:Platform Consulting Group Interior design:Yellow 6 Design Interior fit out:Cook Bros Mechanical and electrical engineer:Coolray, Team Cabling DB Fire consultant:Holmes Fire Interior window and door joinery:Potters A series in Dulux Black Ace Hardware:Sopers Blinds:Artisan Flooring:Carpet tiles by Signature Floors, Irvine Westminster broadloom, Inzide, timber vinyl by Karndean
Wallcoverings:Cube by Autex, cork by Eco Floors, pegboard by George and Willy, brick cladding by Vidaspace, Spectrum clear ply by Plytech, glazing film by Frosted Glass Veneers:Laminex Paint:Resene Lighting:Team Cabling, feature lighting by Calder Interiors Workstations:Crestline Furniture:UFL, Workscape, Crestline Kitchen appliances:Fisher & Paykel Kitchen benchtops:Corian Kitchen wall tiles:Prescott Flooring Story by Paul Taylor Photography by Patrick Gailer
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Wall | Ceiling | Insulation | Whiteboards | Wall Coverings
INNOVATIVE SOLUTIONS
FOR QUALITY INTERIORS
Potter Interior Systems proudly supplied innovative solutions including our aluminium partitions and whiteboard systems into the My Food Bay project by Yellow6 Design.
50 CELEBRATING
Building business together since 1966. www.potters.co.nz | specsupport@potters.co.nz | 0800 POTTERS
1966
YEARS
2016
Project Sistema Manufacturing Facility
Location: Auckland
Architect: Woodhams Meikle Zhan Architects
GO WITH THE FLOW Set the right processes in place and the rest will follow – the award-winning Sistema Manufacturing facility is an efficient embodiment of its processes
The innovation and attitude that has made Sistema Plastics a world leader in its field is also evident in its new manufacturing facility – the most significant industrial building in New Zealand. These are strong words, especially when they come from the judging panel for the Property Council New Zealand Rider Levett Bucknall Property Industry Awards 2017. And the judges praise wasn’t empty – the building won the Rider Levett Bucknall Supreme Award over some very tough competition. Designed by Woodhams Meikle Zhan Architects, the Sistema Manufacturing Facility is an up-to-theminute plastics manufacturing facility as well as being the international headquarters for Sistema Plastics, here in New Zealand. The 55,000m2 building comprises 44,000m2 of production floor and automated racking, together with 3300m2 of high quality corporate office and 1600m2 of production offices. In addition, 3000m2
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of plant rooms provide the necessary infrastructure to service the automated production lines. A key aspect of the forward-looking design is how it directly reflects the smooth and logical flow of materials, people and resources through the production process, facilitating efficient operation. Fronting its sheer manufacturing efficiency, the building also provides a strong sense of arrival. From the outside, the curved lines evoke the trademark Sistema storage box ‘Klip’, while the interior is a picture of white and wood, a look that speaks of crisp efficiency, providing the appropriate message to the international retailers and distributors that visit. The judges concluded that a strong operational focus in the design has carefully considered all aspects for future flexibility, divisibility and expansion. “This project is truly world class,” they said.
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These pages:A multi-faceted, bespoke reception counter and the joinery for six contemporary kitchens in the new Sistema building were created by Haydn & Rollett Property Services to the specifications of Woodhams Meikle Zhan Architects. The experienced joinery team also undertook the bathroom vanities in the award-winning building.
In an advanced manufacturing facility noted for its crisp functionality, it makes good sense that
quality. Haydn & Rollett Joinery specialises in, and
the reception and joinery work reflects the same
and cabinetry. We’re highly skilled cabinetmakers with over 70 years’ experience.”
seamless attention to detail. Haydn & Rollett Property Services undertook the interior joinery on the award-winning Sistema headquarters and manufacturing facility. This included the custom reception desk, cabinetry for the six kitchens and the bathroom vanity units, says general manager Craig McGuigan. “The reception counter is a bespoke unit, hand made from a combination of aluminium and timber materials,” says McGuigan. “This was produced and installed by the Joinery Shop. “The key benefits of utilising our own joinery shop for fabrication is the absolute control over
has a reputation for, high-quality bespoke joinery
Haydn & Rollett Joinery works closely with clients to understand the required detail. Furthermore, the company takes pride in ensuring a project is made within a required budget and delivery timeframe. For further details or bespoke joinery enquiries, contact Haydn & Rollett Property Services, 1 Warehouse Way, Northcote, Auckland 0627, phone (09) 443 8315. Email: info@haydnrollett.co.nz, or head online: www.haydnrollett.co.nz
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High quality office space, such as that found in the Sistema building, delivers key health and productivity benefits to staff – these include plenty of natural light and also quiet working conditions. To create quiet office spaces at Sistema, Woodhams Meikle Zhan Architects specified Armstrong Ultima ceiling tiles, supplied by Forman Building Systems. These were used throughout the office fit-out, meeting rooms included. Elena Skhodtseva, specification manager at Forman Building Systems, says the ceiling tile was ideal for this fit-out for several reasons.
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“Ultima tiles with their high sound absorption qualities provide perfect acoustical balance for these open-plan office environments,” says Skhodtseva. “They also improve room-to-room or space-to-space privacy, making them suitable for the meeting rooms, too.” Sistema is also a company with an emphasis on sustainability, so the tile’s green credentials were another positive. These include the GreenTag and Cradle to Cradle Certified for WELL Building Standard and Green Star accreditation. And while ceiling tiles don’t suffer from much
These pages:Sustainable, strong, acoustic-rated, and in a light-reflecting white, Armstrong Ultima ceiling tiles were used throughout the contemporary Sistema building office fit-out.
direct contact, they’re designed and manufactured to stand up to any bumps and knocks that may occur.
tiles also featured in the new Datacom building. For details, contact Forman Building Systems,
The tiles feature a DuraBrite-reinforced, scratchresistant face with a ‘vacuum paint – hard edge’
phone 0800 45 4000, or for architectural support: Auckland – Elena Skhodtseva on 027 205 2713,
treatment for easier handling and a longer life. They
Wellington – Steve Tobin on 027 435 5129
also boast Humiguard Plus RH99 sag resistance. “In addition, Ultima tiles also enhance natural
Hamilton – Daniel Gibb on 027 492 2931, Christchurch – Thomas Birchfield on 027 432 3242.
light in the Sistema offices,” says Skhodtseva. “Their smooth white surface and high light-
Email: sales@forman.co.nz, web: www.forman.co.nz
reflective finish results in overall brighter spaces.” Armstrong Ultima ceiling tiles come with a range of edge details to suit every project. The versatile
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The streamlined roof on the Sistema building completes the contemporary facility. Steel Roofing’s
gloss retention and is ideal for industrial sites where
involvement was more than just delivering the complex
elements in the environment,” Ross says. “The combination of the two products resulted
installation, says managing director Brent Botha. “Steel Roofing assisted construction company Haydn & Rollett with streamlining the roof design before the project went to the final design stage. This resulted in both cost-saving and project time savings – ensuring the programme ran smoothly and the client received best value.” The roofing company used Maxispan and Colorcote ZRX sourced from Roofing Industries for the 50,000m2 facility. Paul Ross of Roofing Industries says the Maxispan high rib roofing and cladding profile incorporates a number of innovative practical design features and provides significant spanning advantages with low pitch and wide cover, which reduced installation time. “And Colorcote ZRX has outstanding colour and
there is a high risk of deterioration from corrosive
in a roofing and cladding system that combines strength and longevity with good looks.” Together with the massive roof and associated gutters and downpipes, Steel Roofing also installed Roofing Industries’ Multirib metal wall cladding for large portions of the award-winning building. For details on the roof installation company, contact Steel Roofing, phone: (09) 415 8060, email: inquiries@steelroofing.co.nz For details on the roofing and cladding supplier, contact Roofing Industries, phone (09) 414 4585. Email: office@roof.co.nz, web: www.roof.co.nz
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Below:Putting a lid on the giant Sistema box – Steel Roofing installed Maxispan and Colorcote ZRX roofing products and Multirib wall cladding on the project, all sourced from Roofing Industries.
LA G LANDSCAPE GROUP
SECTION FOCUS SHOWROOM & RETAIL DESIGN
RETAIL THERAPY The survival of ‘bricks and mortar’ retail depends on businesses giving customers uniquely designed environments that also encourage social interaction
Project Giltrap Group building
Location: Auckland
Architect: Warren and Mahoney Architects
JEWELS IN THE CROWN Three unique car brands are prominently displayed along the street frontage of this building – establishing an identity for each within its own jewellery box showroom
High-end retail ideally takes place in a high-end
Lamborghini, Aston Martin and Bentley – together
setting that’s appropriate for potential high-end customers. While that’s not unusual in leading
in one building helped make the development of a signature building viable.
fashion retail outlets, its not always the case when it comes to top car brands – despite price tags
“What also contributed was making the building multi-use,” says Giltrap. “As well as our own office
running into hundreds of thousands of dollars. With such a small niche market, creating a
floor above the showrooms, there are two other commercial office floors for lease.”
statement showroom in which to display the vehicles doesn’t often stack up. That can’t be said of the new Giltrap Group showroom building in the middle of Auckland’s Great North Road strip of car dealerships.
However, this meant the building also needed parking for these commercial floors, as well as vehicle storage and service floors for the three dealerships. “The important thing for us, was that the cars could be shown off to everyone – not just custom-
Giltrap Group joint managing director Michael Giltrap says that bringing three premium brands –
ers, but also to anyone passing by in the street.” That level of interaction was taken a step further
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Previous and these pages:For the Giltrap Group building, Warren and Mahoney Architects designed a substantial expressed diagonal frame to brace the building. Setting this back from the main facade allowed the creation of three glazed ‘jewellery boxes’ – one for each of the premium car brands displayed in the ground floor showrooms.
Left:Expressed diagonal beams running the length of the building allowed commercial levels above to have large clear floor plates.
with the inclusion of a public cafe just inside the main entrance, making the building and enjoyment of the cars essentially open to anyone. Jonathan Hewlett, principal at Warren and Mahoney Architects, says that the challenge in designing the building was to give it the required transparency, while accommodating all the functions and facilities it needed to include. “The car had to be the hero,” says Hewlett. “But we also had three unique brands in the building, and each had to have its own identity.” The solution to these challenges lies in the design of the building’s structural system. “The building is braced at the showroom levels using an expressed diagonal frame, which creates a line of V-columns running all the way down the building,” he says. Setting this bracing line back from the main facade gave two advantages – the commercial floors above could have large, clear floor plates, while the showroom level could protrude out to create a glazed enclosure for each of the three car brands. “The effect is like a jewellery box, presenting these unique cars in a way that’s befitting their status.” The other major challenge was allowing cars to move through the building. Customers drive their vehicles in from the main street frontage through to the back of the showrooms. From here there are ramps down to the service floors or up to the first floor showroom for pre-owned vehicles. “These cars have very low ground clearance and, given the site’s length, the ramps had to be quite steep,” says Hewlett. “Computer-simulated modelling using specifications across the range of models produced a sine-wave shape for the ramps that allows cars to be driven up or down without concern.” The Giltrap Group building is on track to achieve a 5 Green Star Design rating, and is the first New Zealand building of its type to target this. Giltrap worked closely with the New Zealand Green Building Council to a develop a custom tool tailored to the mix of uses within the project, and will also be rating the building’s as-built performance through NABERSNZ certification.
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Below:Staff amenities, servicing and parking occupy the basement levels, while the first floor displays pre-owned vehicles.
Left:Design of the internal ramps between floors was one of the unique challenges Warren and Mahoney had to address. To accommodate the low clearance of vehicles, the ramps were designed by computer modelling the angle of the ramp against the premium car specifications. The resulting sine-wave profile allows the cars to be driven up and down the ramps without risk of damage.
Project:Gitrap Group building, Auckland Architect and interior designer:Warren and Mahoney Architects Construction:Hawkins Civil engineer:Babbage Consultants Mechanical and electrical engineer:Babbage Consultants Quantity surveyor:Dean Murray & Partners Earthworks:Vuksich and Borich Fire consultant:Holmes Fire Cladding:ACM Urban Black Glazing systems:Primary facade glazing –Thermosash; interior glazing – Glass Projects Hardware:Chant Line handle from Hardware Direct Columns:In situ concrete with specialist Nawkaw finish Flooring supplier and installer:The Tile People Flooring tiles:Aston Martin – Travertine Navona 1000x1000mm; Lamborghini – Fiandre 1000x1500mm;
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Bentley – Crema Marfil; general tiles – large format Concrete Collective 600x600mm Wallcoverings:ACM, Gib, exposed concrete Paint:Dulux Ceiling:Forman expanded metal ceiling tiles, perforated ACM, Gib, exposed double tee structure Primary lighting, sprinkler and electrical system: Multitask X1 by Targetti Heating/air conditioning:Installed by Air Action Lift services:Kone Story by Paul Taylor Photography by Simon Devitt
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Project: Pictured - Giltrap Prestige Showroom, Auckland - Warren & Mahoney - Hawkins Construction
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SMOOTH HANDLING The state-of-the-art new Giltrap Group showroom building naturally reflects the best of everything – attractive, low-upkeep floor and wall surfaces included
Far left and facing page:Largeformat, matt concrete pavers provide a unifying refined floor surface outside the three showrooms and on circulation areas in the Giltrap building – part of a multi-faceted project for The Tile People. Left:Niro 600mm x 300mm tiles in the colour Anthracite were supplied and installed in the Giltrap building’s bathrooms, which also feature the largeformat concrete floor tiles laid elsewhere in the building.
At the brand new Giltrap showroom building in Auckland, high-performance automobiles are backdropped by high-performance surfaces. This project involved The Tile People supplying and installing a wide range of tiles in the fit-out, says director Glenn Obery. “We worked closely with both architectural consultants Warren & Mahoney and the Giltrap Group to select quality, individual tiles in natural, understated colours that would let the high-end cars in all three showrooms stand-out,” says Obery. “Large, 600mm x 600mm matt concrete floor tiles were a significant part of the project, with 2000m2 laid in all. They’re seen as a unifying element for all three showrooms and the drive-through spaces,” he says. “In the latter areas, the tiles are treated with a special sealer to prevent tyre marks, should overly enthusiastic drivers accelerate between areas.” The Tile People also supplied and installed around 450m2 of 1m x 1m vein-cut travertine floor tiles in the Aston Martin showroom.
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“The Lamborghini and Bentley showrooms had their own global corporate identity tiles, and we were asked to install these as well.” In addition, the tile firm supplied and installed the 600mm X 300mm Niro industrial wall tiles, in colour Anthracite, in the Giltrap building’s minimalist bathrooms, along with the same concrete floor tile. “Our tiles appear throughout this clean-lined building – we even laid basalt pavers on the level 2 balcony, along with some basalt cladding,” says Obery. The Tile People has been importing and installing tile and stone in the New Zealand market for over 18 years. The company’s well-appointed showroom is located at 29 Bath Street, Parnell, Auckland. For further details, contact The Tile People, phone (09) 303 0143. Email: Glenn Obery direct at glenn@tilepeople.co.nz, or alternatively head online: www.tilepeople.co.nz
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SLEEK PERFORMER Top-of-the-line vehicles are displayed in a gleaming new showroom building where the designer door pulls by specialist Chant add another touch of class
A jewellery box-like setting is how principal Jonathan Hewlett at Warren and Mahoney Architects describes Giltrap Group’s new Auckland building designed by the leading architectural practice. The building showcases the absolute creme-de-la creme of automobiles – Lamborghini, Aston Martin and Bentley all have a stand-out presence there. In a high-end fit-out such as this, every element is of the highest design and manufacturing quality – including the striking door hardware from Chant.
Door hardware specialist Chant often creates custom solutions for clients, but here the architects specified the popular smooth-to-the-touch Line Pull handle in a powdercoat finish Mannex Black. For details, contact Chant, phone (09) 526 4048. Email: sales@chanthardware.com, or alternatively head online: www.chanthardware.com.
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Below:What’s in a touch? Well, quite a lot when it’s an elegant, powdercoated door pull from Chant. The boutique door hardware specialist’s Line handles grace doors in the new Giltrap premium car showroom.
A WORLD-CLASS BUSINESS PARK OFFERING NEW AND EXISTING SPACE
Artist impressions
SHOWROOM WAREHOUSES 80 HIGHBROOK DRIVE
View Showroom Warehouses video at highbrook.co.nz
+ High profile + Ideal for wholesale or retail showroom + Signage opportunity + Close to SH1
Showroom 214 - 428 sqm and warehouse 614 - 1,302 sqm, available Nov 2017
CALL NOW to view these options or find out what design and build options are available for your business. 09 375 6060
WAREHOUSE 27 PUKEKIWIRIKI PLACE + Modern efficient warehouse + Six roller doors + High stud, minimum 10 m clearance
7,052 sqm warehouse, available now
+ Close to key arterial routes
View 27 Pukekiwiriki video at goodmanproperty.co.nz
14 NEW WAREHOUSES IN AUCKLAND SEVEN high profile warehouses along Highbrook Drive are planned, ranging in size from 1,200 – 5,500 sqm. In addition are seven units on Business Parade South ranging in size from 660 – 852 sqm.
OFFICE BUILDING 5, TOP FLOOR 60 HIGHBROOK DRIVE
View Building 5, Highbrook Crossing video at highbrook.co.nz
+ A grade space + Prominent position + Signage opportunity
View Highbrook video at highbrook.co.nz
300–1,200 sqm split to suit, available now Evan Sanders Portfolio Manager 021 826 462 evan.sanders@goodman.com
HIGHBROOK is now over 80% complete and reaching its final phase of industrial development. To view the plans watch the Highbrook video or contact Goodman for more detail. Goodman is building new spaces to meet demand on the limited land available. highbrook.co.nz This document has been prepared by Goodman Property Services (NZ) Limited and has been prepared for general information purposes. Whist every care has been taken in relation to its accuracy, no warranty is given or implied. Further, you should obtain your own independent advice before making any decisions about any of the products and/or properties referred to in this documents. All values are expressed in New Zealand currency unless stated otherwise.
William Main Development Director 021 583 887 william.main@goodman.com Bruno Warren Development Manager 021 506 010 bruno.warren@goodman.com
Project House of Grace Chen
Location: Shanghai
Architect: Kokaistudios
DRESSED TO IMPRESS A gracious old villa is repurposed as the Shanghai base for haute couture fashion brand Grace Chen in this elegant example of intelligent adaptive reuse
High-end designer clothes showcased in a
project architect for Kokaistudios Filippo Gabbiani.
refined, designer setting – this architectural and interior design project by architectural studio
“The work involved creating show spaces, fitting rooms, offices, a library and a show kitchen in the
Kokaistudios for one of China’s leading names in
reworked villa, as well as a VIP suite for a more immersive retail experience. Then there’s a new
haute couture fashion brings a brand new level of meaning to the words high-fashion environment. The multi-faceted project encompasses a reworking of the elegant and old as well as the creation of the elegant and brand new. A grand 1920s historic villa in the heart of Shanghai’s former French Concession was chosen as an apt location for the home of fashion brand Grace Chen, says
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showroom pavilion – the project reflects a milestone in the growth of the Grace Chen brand. “When Grace Chen approached Kokaistudios with her vision for the transformation of the villa into a refined base for her eponymous fashion brand we were immediately interested,” Gabbiani says. “With her fashion focus on craftsmanship and intricate
Below:A black-and-bronze woven metal gate, inspired by a designer dress, provides a distinctive entry to the new Shanghai base for haute couture brand Grace Chen. The gate, villa renovation and a new pavilion are all by Kokaistudios. Right:The new show kitchen opens to an alfresco dining area. Lower right and following pages:The new pavilion is boldly modern while at the same time complementing the classic villa.
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These pages:The showroom in the reinvented villa includes the retention of classic features such as the French doors and original ornate ceilings. Pale tones offer a sophisticated yet quite subdued environment that lets the fashion designer’s creations stand out.
detailing, and a style rooted in Chinese culture yet given a modern interpretation, our team felt the
features and lush greenery, all centred around the glass event space.
fashion house had a kindred design spirit.” In response, Kokaistudios developed the new
Designed to showcase Chen’s latest designer creations and also to double as a temporary
showroom or glass pavilion adjacent to the villa
exhibition space for other artists and designers, the
and on view straight ahead from the entry. The new build is light-filled and modern, contrasting and
pavilion has already become a coveted event space within a few months of completion.
complementing the classic lines of the old villa. “As well as addressing the renovation and
Adjacent to the pavilion is the show kitchen, which opens onto a shaded and intimate alfresco
interior design of the 1924 villa, we created the
dining area. Kokaistudios’ complex restoration
dramatic new pavilion and also revamped other structures on the site that had been added over the
has highlighted the villa’s original historic features, including French doors and inlaid marble mosaic
years,” Gabbiani says. “Last of all, we landscaped the garden areas to create a lush live event area
flooring on the upstairs terrace as well as the traditional facade brickwork.
which, in conjunction with the pavilion, can host small fashion shows.”
“The beautiful old building had been added to in the 1980s and we chose to clad this part of the
The entrance to the fashion house environment is marked by a large black-and-bronze woven metal sculptural entrance gate. Inspired by one of Chen’s designs, the feature gate provides both privacy and a strong sense of arrival. Immediately inside the
project in a simple, understated green wall system with planter boxes and flowering plants. “For the villa itself we settled on a palette of neutral colours and natural materials that together create a stylish yet understated supporting back-
gate are the gardens, which are finished in white, hand-hammered stone pavers set off with water
drop to show off the designer’s chic creations. The main entrance into the villa is by stepping through
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the French doors into a light-filled showroom and lounge featuring custom designed displays and
mirrors were designed to complement the villa, we added contrasting modern pieces, including furniture
large antique mirrors with soft rounded edges inspired by 1930s Art Deco style.
and fixtures by local and international houses.” The eclectic blend of functions between retail,
On the second floor, two of the fitting rooms
exhibition, hospitality, office space and even the
have a very feminine feel and style, while the other has a more masculine tone, ideal for the launch of a
landscaping all required a versatile lighting solution. Responding to this, Kokaistudios designed a flex-
menswear collection, for example. “The warmth of the ground and first floors
ible system that creates a warm, almost residential mood adaptable to everything from small events to
decor – largely provided by the colour palette and
major fashion exhibitions. As well as lights by Flos,
the Marmorino stucco wall finish – gives way to a more unfinished feel in the intimate library-salon
Fortuny, and Stellarworks, the architect introduced Murano glass lamps designed and produced in Italy
area on the top floor. Here, we decided to finish the exposed brick in a light grey paint.”
by his own family business. “This project required us to become a tailor for a
The second floor also includes a VIP suite so out-of-town-clients can make the most of their visit
tailor and create a custom response that involved the restoration of a historical home, the insertion
to the fashion house. For the suite, Kokaistudios chose a soft, feminine decor – again achieved largely through the choice of colours and furniture. “While elements such as the cabinetry and display
of a contemporary, edgy architectural element and a unifying landscape,” says Gabbiani. “Everything was closely considered, right down to the smallest details and finest finishes – a truly tailored project.”
Project:House of Grace Chen Architecture, facade design and interior design: Kokaistudios – project architect, Filippo Gabbiani Construction:Wenyujituan Flooring:Imoni, Poly Regen carpet Walls:Marmorino venetian plaster; painted exposed brick Paints:Danilo Display system, custom furniture:Bussola & Ralph (China) Lighting:Flos, Bussola, Gabbiani, Fortuny
Furniture:Outdoor – Van Collection; indoor – Stellar Works Dining chair:Casa Vertical blind system:Van Collection
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Story by Charles Moxham Photography by Seth Powers
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Below:The light-filled white and wood show kitchen is only a few short steps from the indoor and outdoor dining venues.
THE AGE OF NET ZERO Energy, water and carbon concerns are leading to commercial designers creating a new generation of clean, green, net zero buildings Above:Net zero buildings will almost certainly start to take off, thanks to new emissions and energy targets set by the World Green Building Council.
Did you know that the world’s buildings account for a third of global greenhouse gas emissions? That’s the latest tally according to the World Green Building Council (WGBC). The solution? Net zero buildings. A relatively new concept, net zero buildings are extremely energy-efficient, generating their own power from sustainable sources like wind, solar and hydro. In some cases, these buildings can even distribute surplus clean energy back into the grid, feeding other buildings. But net zero doesn’t just apply to power. Water and waste management are of equal importance for the designers behind these new structures. You may be asking yourself why the shift to net
zero is so important. The WGBC notes that if current greenhouse gas emission rates continue on the same path, we could be heading for a global temperature 2°C hotter! Accordingly, the organisation has set two targets: all new buildings must operate at net zero from 2030, and all buildings – both new and existing – must operate at net zero by 2050. Tough targets indeed. Are commercial designers up to the challenge? To learn more about net zero and other sustainable initiatives head to Trends Commercial on trendsideas.com.
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2017 RED AWARDS – NZ RETAIL INTERIORS ASSOCIATION Run annually by the Retail Interiors Association, the Red Awards promote excellence in retail design and recognise the contribution of designers and shopfitters to the retail industry. The emphasis placed on meeting the needs of the target market and on creating a point of difference within today’s competitive retail sector – irrespective of the budget expended – are criteria in judging the Awards. SUPREME WINNER Winner: Junction Eatery Designer: Material Creative Shopfitter: Alan Jones Retailer: Chris Jones GROUP WINNERS Entertainment + Service + Home Group winner: Aspect Furniture Showroom Division: Appliances, electronics, telecommunications and furniture Designer: Warren and Mahoney Architects Shopfitter: Aspect Furniture Retailer: Aspect Furniture Bank of New Zealand Division: Service (finance, travel, medical, real estate) Designer: RCG Shopfitter: Cook Brothers Retailer: BNZ Fashion + Health Group winner: ASC Salon Division: Health and beauty, hair, pharmacy, nails and spa Designer: Material Creative Shopfitter: Peter Carter Retailer: ASC Salon Trelise Cooper Wellington Division: Apparel Designer: Studio Gascoigne Shopfitter: Datum Projects Retailer: Trelise Cooper Ore Jewellery – Westfield Albany Division: Accessories, eyewear, jewellery, and footwear Designer: Designability Shopfitter: Miller Creative Group Retailer: Ore Jewellery Food + Drink Group winner: Junction Eatery Division: Foodcourt, day cafes, gourmet food Designer: Material Creative Shopfitter: Alan Jones Retailer: Chris Jones Good Union Division: Bars, nightclubs, restaurants Designer: Material Creative Shopfitter: Hawkins Retailer: Good George
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Pop-up + Events Group winner: The Co-operative Bank Sylvia Park Kiosk Designer: RCG Shopfitter: Retail Dimension International Group winner: Rodd & Gunn, Fashion Island Designer: Pennant & Triumph Shopfitter: GDM Retail Systems JUDGES’ RECOGNITION AWARD Winner: Naumi Hotel, Bar and Bistro Designer: Material Creative and Ellery Muir Associates Shopfitter: CBC Construction, Vkart and Gartshore Retailer: Hund Group EXCELLENCE AWARDS Shopfront – Sponsored by Gartshore Winner: Life Pharmacy Albany Designer: Context Architects Shopfitter: Allen & Chapman Retailer: Life Pharmacy Colour + Texture – Sponsored by Resene Winner: Good Union Designer: Material Creative Shopfitter: Hawkins Retailer: Good George Flooring – Sponsored by Inzide Winner: Giraffe Designer: Izzard Design Shopfitter: Dimension Shopfitters Retailer: Giraffe
Designer: Material Creative and Ellery Muir Associates Shopfitter: CBC Construction, Vkart and Gartshore Retailer: Hund Group Signage – Judges’ recognition award Winner: Sushi Ninja, New Plymouth Designer: Studio Gascoigne Shopfitter: Custom Construction NZ Ltd Retailer: Sushi Ninja Brand experience – Sponsored by Retail Interiors Association Winner: Rodd & Gunn Bar, Queenstown Designer: Pennant & Triumph Shopfitter: W Gartshore Ltd Retailer: Rodd & Gunn Lighting – Sponsored by Retail Interiors Association Winner: ASC Salon Designer: Material Creative Shopfitter: Peter Carter Retailer: ASC Salon Sustainability Recognition Award – Sponsored by Kiwi Property Winner: 2degrees, Queen St Designer: Retail Dimension Shopfitter: Retail Dimension Retailer: 2degrees Sustainability Award – Sponsored by Kiwi Property Winner: Lush, Queen St Designer: E2 Shopfitter: Dimension Shopfitters Retailer: Lush
Visual merchandising + styling - Sponsored by GDM Retail Systems Winner: Rodd & Gunn Bar, Queenstown Designer: Pennant & Triumph Shopfitter: W Gartshore Ltd Retailer: Rodd & Gunn
RED STAR AWARDS
Joinery – Sponsored by Gartshore Winner: Giraffe Designer: Izzard Design Shopfitter: Dimension Shopfitters Retailer: Giraffe
Red Star Emerging Talent Award – Sponsored by Retail Interiors Association Winner: Olivia MacFarlane Company: Material Creative
Signage – Sponsored by Rilee Signs Winner: Naumi Hotel, Bar and Bistro
Red Star Emerging Talent Award – Sponsored by Retail Interiors Association Winner: Fernando Castellanos Company: GDM Retail Systems
2017 RED AWARDS – NEW ZEALAND RETAIL INTERIORS ASSOCIATION
SUPREME WINNER GROUP WINNER: FOOD + DRINK JUNCTION EATERY
DIVISION: FOODCOURT, DAY CAFES, GOURMET FOOD DESIGNER: MATERIAL CREATIVE SHOPFITTER: ALAN JONES RETAILER: CHRIS JONES
This is a stand-out design in every aspect. It doesn't try too hard to impress, it just does – and has – its own confident language that is understated, with wow accents created through the use of natural light, shape and flow. Beautiful joinery and detailing feature throughout.
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2017 RED AWARDS – NEW ZEALAND RETAIL INTERIORS ASSOCIATION
GROUP WINNER: ENTERTAINMENT + SERVICE + HOME ASPECT FURNITURE SHOWROOM, CHRISTCHURCH
DIVISION: APPLIANCES, ELECTRONICS, TELECOMMUNICATIONS AND FURNITURE DESIGNER: WARREN AND MAHONEY ARCHITECTS SHOPFITTER: ASPECT FURNITURE RETAILER: ASPECT FURNITURE
Good design always appears effortless, and this is a great example of a cohesive space where all elements work together effortlessly – a simple palette that plays to the industrial aesthetic but exudes warmth and a character of its own. It has all the functional and rational elements required by the design and has stretched itself to be adaptable and flexible based on the needs at any point – whether displaying product, demonstrating solutions or providing a haven to work in.
2017 RED AWARDS – NEW ZEALAND RETAIL INTERIORS ASSOCIATION
GROUP WINNER: FASHION + HEALTH
DIVISION: HEALTH AND BEAUTY, HAIR, PHARMACY, NAILS AND SPA DESIGNER: MATERIAL CREATIVE
ASC SALON
SHOPFITTER: PETER CARTER RETAILER: ASC SALON
A great example of an old building that has had its original character enhanced by introducing another dialogue that works well as one language. A wellconsidered concept that successfully overcomes practical constraints through good design detailing. With exceptional attention to detailing, lighting and mix of finishes to enhance the limited palette, this design creates a unique experience and identity for this brand.
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2017 RED AWARDS – NEW ZEALAND RETAIL INTERIORS ASSOCIATION
GROUP WINNER: POP-UP + EVENTS AWARD THE CO-OPERATIVE BANK SYLVIA PARK KIOSK
DESIGNER: RCG SHOPFITTER: RETAIL DIMENSION
This is a cool concept – and who cannot but commend a project and concept that exceeded the client's expectations, was within budget, on time via successful collaboration, and has proven to be commercially viable.
2017 RED AWARDS – NEW ZEALAND RETAIL INTERIORS ASSOCIATION
GROUP WINNER: INTERNATIONAL AWARD RODD & GUNN, FASHION ISLAND
DESIGNER: PENNANT & TRIUMPH SHOPFITTER: GDM RETAIL SYSTEMS
This fit-out stays true to the Rodd & Gunn heritage and brand, but illustrates how it is ever-evolving and exciting the customer with a different experience from store to store. It includes beautiful fixtures and attention to detail, with all areas and touch points well considered and integrated into the concept.
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Project Shekou Gateway One
Location: Shenzhen
Architect: Spark Architects
URBAN CONNECTOR Landscaped routes extend from the city into Shekou Gateway One’s upper level terraces, sunken garden and event plazas, enriching the urban experience
In the face of increasing online competition, what does the future hold for shopping malls? For Spark Architects’ Singapore-based director Stephen Pimbley, the jury is still out on that question. “Everybody’s looking for the answer, but nobody really knows how these disruptive technologies are going to affect retail,” he says. “Things are changing so quickly, it’s going to take about 10 years before it settles down.” But many of Spark’s clients are asking the firm to look at re-energising large malls, something that’s having to be addressed around the world. “There’s a lot of conversation about providing much more social space in these buildings and to change the nature of retail by including more functions such as education and leisure facilities.” He also believes that retail developments need to be integrated more into their surroundings “The typical retail box is not really contributing anything to the city,” he says. “Something we try to bring to all our mixed-use projects is to make sure they have an urban connectivity.” He points to Shekou Gateway One as a project that incorporates those two aspects, even though
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its planning pre-dates the online/offline challenge that retail developers are currently facing. Located in the South China city of Shenzhen, the 71,600m2 mixed-use development includes a 27-storey office tower and five retail pavilions connected by landscaped terraces, to create a unique naturally ventilated retail and business destination. Spark director Wenhui Lim says the ideal position for the office tower was at the tip of the triangular site, giving it the best location for a business address and best visibility from the city approach. “The location of the retail component also had to respond to Shekou’s surrounding commercial and residential streets,” she says. “And with a train station below, there had to be very good connections from that to the retail at ground level, and to the bus station between the retail and office components.” Stephen Pimbley says that any transit-oriented development will have certain points of ingress and egress that are critical to making all the business components work successfully. “Shekou Gateway is no different,” he says. “It has certain aspects that fit in with the urban plan.”
Below:Shekou Gateway One is a mixed-use development and transportation hub in Shenzhen that includes a 27-storey office and five retail pavilions, connected by landscaped terraces.
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“The aim was to make the retail podium as permeable as possible, to drive people from the
with a distinctive architectural flourish – here, a lantern-like structure with large open balconies.
surrounding streets, through the site and into the centre. It’s like an urban connector or urban living
This houses restaurants and coffee shops that open up onto the two squares in the middle of the project
room that allows people to move freely around it.”
as well as containing the vertical circulation.
But what is different about this project compared to most other large retail projects by Spark is that
“The lantern offers a sense of surprise,” says Lim. “Wherever you are in the development –
this one is open air – in keeping with Shekou’s relaxed, seaside atmosphere, says Lim.
whether you’re coming from the Metro or the bus station – it’s the guiding visual element.”
“Our client was supportive in creating a retail
For Pimbley, the wayfinding element is like a Town
environment unlike any closed box shopping mall. They wanted to capture the atmosphere of Shekou
Clock, which fits in with his overview of the project. “It’s not just doing its infrastructure job, it’s a
and create an open air shopping centre.” Like many Spark projects, this one also comes
people connector as well. The central space looks more like a civic centre than a shopping centre.”
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Previous pages and below: The lantern-like structure in the middle of the development houses restaurants and coffee shops that open to large balconies overlooking plaza space. Facing page:The mall is unusual in that much of the retail space is open air, in keeping with district’s relaxed seaside setting. The development has also managed to attract retail brands not currently available at other Shenzhen malls.
These pages :Spark Architects’ director Stephen Pimbley says Shekou Gateway One demonstrates the urban connectivity the firm incorporates into its mixed-use developments. Retail and office components link to bus and metro stations as well as to surrounding residential and commercial streets.
FUTURE L2 BRIDGE BUS COMMUTERS OFFICES
BUS COMMUTERS OFFICES
MRT BUS PARK
RESIDENTS TOURISTS
Project:Shekou Gateway One, Shenzhen Developer:China Merchants Real Estate Architect:Spark Architects Civil engineer:Guangdong Province Design Institute, Shenzhen Branch Facade design:Arup HK Landscaping:Spark Architects Fire consultant:Guangdong Province Design Institute, Shenzhen Branch
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Story by Paul Taylor Photography by Fang Jian
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MARKET SECTOR REPORT RETAIL DEVELOPMENT
PERSONALITY PLUS Consumers expect customer-centric, high quality experiences, and smart developers and retailers are creating spaces that deliver those preferences, says Cooper and Company principal Jeremy Priddy
2017 has been called “A beautiful clash of
buy. This experience has to be personalised, valu-
technology, free-flowing media, experimentalism and relentless distraction” ... and applying this to
able, interactive. Great experiences framed within great spaces.
the retail development landscape, that’s an exciting
Consumers don’t want a homogenous shopping option when they venture out; they expect some-
but challenging sentiment. Times are changing. E-commerce continues to have a massive impact on the physical retail store. But there’s still a place for the latter: it just needs to look and feel different to past incarnations. The challenge is not online shopping versus physical stores, but rather how these channels can work together and complement each other to deliver the ultimate customer experience. Consumers are researching extensively online but often still want a real-life ‘experience’ when they
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thing customer-centric and high quality – and smart developers and retailers are creating spaces that deliver those preferences. Social media, of course, plays a huge part, and any social media strategy developed to support such a precinct needs to be meticulously planned and executed. According to Deloitte, 47% of millennials (and 19% of other age groups) say their purchase
These pages:Cooper and Company principal Jeremy Priddy says retail developers need to provide consumers with vibrant physical environments that complement e-commerce channels. He points to Auckland’s Britomart as an example of this new approach for retail precincts, pioneered by Melbourne’s laneways and New York’s eclectic Soho district.
decisions are influenced by social media. The same study found that “consumers who include
being the ultimate shopping experience, as in every other aspect of life, consumers are demanding
social media as part of their shopping process are four times more likely to spend more money on
variety, authenticity and constant change. The way forward is in “lifestyle centres” that offer a con-
purchases and 29% more likely to make a purchase
stantly evolving mix of restaurants, coffee shops,
on the same day when using social media to make purchase decisions”.
boutiques and more. Auckland’s Britomart is a good example. Born
The Atlantic published an article this year entitled The Great Retail Apocalypse of 2017, stating that
from a partnership between the city council and developer Peter Cooper, the precinct began with
the number of malls in the US grew more than twice
the largest restoration of historic buildings in the
as fast as the population between 1970 and 2015. Fortune reported – around the same time – that
country. Today, those restored buildings provide a sustainable, soulful framework for the ever-chang-
about 300 malls could close by 2025. Gone are the days of multi level, closed-in malls
ing, eclectic 6.5 hectare precinct. Britomart’s focus has always been broad rather
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Below:Successful retail developments manage to combine a mix of retail experiences. Tiffany & Co’s flagship store in Britomart sits comfortably alongside retail outlets for Kiwi designer fashion and streetwear.
than focused on only one sector, such as food and beverage. Instead, dining, beauty services, fashion
community than ever before. To be successful, today’s retail centre needs less mass-production,
and corporate business all sit together. Within the food and beverage and retail categories, the
more thought and a genuine focus on ambience. Modern retail development should encompass
choices vary from burgers to fine dining and sports-
shared space – where pedestrian safety and
wear to high fashion. When Tiffany & Co’s flagship store joined the
interaction is paramount – communal eating and socialising areas, living walls and gardens, restored
ranks in 2016, it somehow felt at home alongside Kiwi designer fashion, burger joints and cocktail
and repurposed buildings, and nooks and crannies that are amenable and interesting.
bars. Just as the area’s heritage sites work beauti-
As evidenced in other corners of the globe such
fully with groundbreaking, architecturally designed new additions.
as New York’s Soho or central Melbourne, where this kind of development was pioneered, the most
Focused on holistic wellness and conscious living, today’s consumer is more aware of space and their
successful in new retail precincts have personalities both figurative and literal. The shopkeepers, bar
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owners and baristas who customers grow to know and love are hugely important.
challenge is that retaining the spirit that an area like Britomart holds means constant change and
In a recent address at the University of Sydney, leading social researcher and commentator Hugh
reinvention. Its businesses, spaces, and ideas must always be moving in order to keep the magic alive,
Mackay explained that we are “people who need
and that’s a hard thing to chase.
each other; people for whom a sense of belonging is fundamental to our wellbeing; people who utterly
But it makes life very interesting for the consumer, the visitor and the developer alike.
rely on communities to define us, sustain us and protect us”.
The successful modern retail environment is a complex thing, but a special one when it’s done right
This element adds another layer of trust, familiarity and inclusion to the shopping experience – a layer that can’t be found in mall-type environments. From a development point of view, the biggest
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– something that everybody involved feels is theirs.
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Below:The way forward lies in “lifestyle centres” that offer a constantly evolving mix of restaurants, coffee shops, boutiques and more. The shopkeepers, bar owners and baristas who customers grow to know and love are hugely important.
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