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COMMERCIAL DESIGN TRENDS Flexibility has become the key word in the workplace – both as a business process and in the physical design of our work environments. In this issue of Commercial Design Trends, we look at examples of how architects and interior designers are interpreting the call for flexibility, from a commercial building which has built-in allowance for tenants to change their space requirements, to premises that break down the traditional compartmentalisation of space. We also showcase three substantial projects, each of which makes a significant contribution to its surrounding environment, while our Market Report proposes that developers and investors need a new set of tools if they are to accurately assess the Return on Investment for intelligent buildings. 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.
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CONTENTS
Highlights from this issue of Commercial Design Trends
B:HIVE, Smales Farm, Auckland
Z Energy, Auckland
M Moser, Hong Kong
ADCO Constructions, Melbourne
Tianjin Binhai Library, Tianjin, China
Justice Precinct, Christchurc
Otago Polytechnic Student Village, Dunedin
Platform, Culver City
Market Report: Building for the Future
SECTION FOCUS WORKPLACE
INFORMED PERSPECTIVE These diverse workplace environments all boast innovative designs that aesthetically and functionally underpin their way of doing business
Project The B:HIVE, Smales Farm
Location: Takapuna, Auckland
Architects: BVN and Jasmax
THE FUTURE IS NOW Highly innovative in concept – as well as design – The B:HIVE building at Smales Farm offers unprecedented space and rent flexibility for tenants in a modern wellness environment
The world of business today is a fast-changing one, with companies having to be agile in response to market dictates and changing staff needs. A firm that requires a large office space one week, may well need a much smaller one seven days, or seven months on – and vice versa. Now there’s an Auckland office leasing option that has complete rental flexibility at the core of its business. The B:HIVE offers innovation and ingenuity not only via its unique physical design and layout, but also through its flexibility for tenants, says Paul Gunn, Smales Farm CEO. “Unlike traditional office leasing arrangements, The B:HIVE model facilitates increases or decreases in a business’ workspace so they only pay rent based on the exact size of their operation. “The concept of office rent being based on the number of employees rather than a rate per m2 is a completely new concept to business owners.” The new premium 11,000m2, five-level The B:HIVE building is well set up to cater to changing client
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needs and can easily accommodate businesses with anything from one up to 200 or more employees. “At The B:HIVE, companies aren’t locked in to traditional leasing arrangements, so they avoid the substantial business interruption and capital expenditure usually associated with having to change premises,” says Gunn. “In addition, the fit-out, furniture, utilities, concierge and security services, and cleaning are all included in the rental – together with, of course, access to a full raft of up-to-the-minute business amenities.” BVN and Jasmax were joint architects on the project and BVN CEO James Grose says The B:HIVE interior was foremost created with flexibility in mind. “The building has been designed effectively as an empty box with an organic connecting volume. This enables complete flexibility on each floor plate. “However, for the initial launch of The B:HIVE, the flexible zones are located around the central atrium, with moveable studios set on the perimeter.
Previous pages:Stairway to business heaven – the central feature of The B:HIVE building by architects BVN and Jasmax encourages a broad sense of connectivity and provides for chance or ‘bump’ meetings. Below:Secure ground floor-entry is a feature of The B:HIVE. Pared back materials were chosen throughout to let the vibrancy of individual tenancies stand out – and also to match the functional feel of the exposed services. Facing page, top and lower:The reception acts more like a concierge facility than a service desk, evoking the feel of a hosted environment for visitors. The ground floor is used for events and social functions, often into the evening.
“These are constructed with a demountable wall system, modified for this project with sliding
become more integrated to lifestyle,” says Grose. “Therefore, the eye-catching reception is more like
doors to facilitate and maximise the free flow of space and air. All the furniture is moveable and
a concierge desk, ensuring that occupants and their guests experience a ‘hosted’ environment rather
interchangeable, too, enabling swift reformatting of
than a traditional serviced environment.
zones – again furthering complete tenant flexibility.” With its skylight comprised of a staggering 13
“It’s conceived that public and private events will occur regularly on the ground floor, with the open
tonnes of glass, the light-filled central atrium is a major feature of The B:HIVE interior. And within this,
forum space and bar creating an after-hours social hub. Artworks and light installations are part of the
the reception and sculptural staircase play key roles
curated environment, ensuring the building will be a
in the function and look of the space. “The B:HIVE is conceived as a serviced community,
vital and innovative place well into the evening.” Despite being constructed of 34 tonnes of steel,
an approach that is trending globally as workplaces
the feature staircase achieves a light, playful appeal.
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These pages:Much like the open office floors, the colourful meeting boxes can accommodate a variety of functions. The B:HIVE’s environment feels and looks more like a creative studio than a conventional building. Following pages:The vibrant staircase curving up through the central atrium was constructed from 34 tonnes of steel. Landings are cantilevered off the atrium at each level, with each level of the building has a different footprint.
However, it’s also about smart functionality. “The idea of a connected and collaborative
B:HIVE is also an exemplar in this field. After all, a healthy, wellness environment is another major
workplace community is to foster opportunities to engage, collaborate and innovate,” says Grose.
drawcard for the office-leasing development. One of the ways the building reflects this in its innovative
“Here, the elaborate stair is the connector of
and highly efficient provision of healthy air.
the independent spaces, and works in conjunction with the organic atrium to create multiple sight-
“Natural ventilation is the primary air source for the building,” says the architect. “Fresh air enters
lines across the dynamic, bustling building. It also provides for ‘bump’ or chance meetings between
from the lower levels and travels up through the atrium to be drawn out through thermal chimneys
occupants. In this sense alone, the dramatic stair
on the perimeter of the floors. The B:HIVE’s smart
energises as well as connects the space.” In contemporary office workplaces, wellness is
building technology adjusts the angles of the intake louvres to optimise air flow.
increasingly implicit within the design – and The
“Importantly, all the walls stop short of the ceiling
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so air travels throughout the building unimpeded,” the architect says.
fairly raw expression, at the same time it also provides a relatively quiet backdrop that brings people, features,
The B:HIVE prioritises occupants’ health and wellbeing in other ways, too. Everything from the
furnishings and plants to the fore.” Natural materials have been used as much as
quality of the water and natural light, to the fully
possible in tactile areas. And the interior’s dramatic
equipped kitchens on each floor, and its extensive provision for fitness and socialising. Plus, there are
organic forms are enhanced by the use of neutral colours that don’t detract from their 3D presence.
many open green spaces at Smales Farm as well as regular mindfulness, yoga and sporting activities.
“In effect, The B:HIVE is like a contemporary ecosystem with interdependent people and groups
“In terms of the look of the space, the approach has been to use materials in as close to an unadorned state as possible,” says Grose. “While this creates a
creating their own innovative business models in a dynamic wider atmosphere.”
These pages:Technology floods The B:HIVE, providing connectivity, video conferencing and other collaboration tools throughout all the office spaces. Each floor has fully equipped kitchens, breakout spaces, chill out zones, adjustable meeting rooms and concierge services. Story by Charles Moxham Photography by Ben Levy
Project:The B:HIVE, Smales Farm, Auckland Architects:BVN and Jasmax Electrical and hydraulic, vertical transportation, acoustic engineer:WSP Group Geotechnical engineers:Tonkin & Taylor Fire engineer/fire protection:Holmes Fire Structural engineer:Buller George Turkington Civil engineer:Harrison Grierson Mechanical and ESD engineer:eCubed Constructor:Leighs Construction Quantity surveyor:White Associates Facade:Thermosash Lifts:Schindler Structural steel:GGE
Circular staircase:D&H Steel Construction Flooring:Polished Concrete; carpet by Premium Flooring Operable walls:Trans-Space Window treatments:SP Blinds Furniture:Vidak Security:Vision System Lighting installation:Angus Muir Planters and plantings:Natural Habitats, Outside In
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GREEN AND STRONG Forward-thinking office design like the new highly flexible B:Hive offices demands forward-thinking materials – Mohawk carpet tiles met the criteria The new B:Hive offices at the redeveloped Smales Farm are a first for New Zealand in terms of their built-in flexibility for tenants. And they also reflect the latest green thinking, including the choice of environmentally responsible materials. Mohawk Group modular carpet tiles from Premium Flooring were selected as they ticked several boxes for the modern fit-out. The closed-loop carpet tiles are hard-wearing and low maintenance – two vital factors given the high-traffic nature of the variously tenanted space. The highly durable tiles are designed to last a lifetime and will never stain.
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And, of equal importance, the Mohawk Group carpet tiles at the B:Hive have strong green credentials in terms of their make-up and manufacturing. Certifications and transparency labels include Green Tag, Declare Labels, carboNZero certified transit, Environmental Product Declarations and Low VOCs. For details, contact Premium Flooring, phone: (09) 448 2742, email: info@premiumflooring.co.nz, or head online: www.premiumflooring.co.nz
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Above:Tough, low-maintenance, and manufactured with care of the planet in mind, Mohawk Group carpet tiles from Premium Flooring were the perfect choice for the B:Hive offices at Smales Farm, North Shore, Auckland.
FLEXIBLE SOLUTION The B:HIVE flexible office-leasing business at Smales Farm benefits from moveable, fully serviced Urban Pods, supplied by furniture specialists Vidak
Specialist office designs call for specialist furniture solutions and the multi-environment fit-out for The B:HIVE at Smales Farm was no exception. Vidak, a solutions-focussed, New Zealand systems furniture company, was a key partner for the versatile office-leasing development. Solutions director Gareth Brown says early engagement is critical on projects of this nature, and Vidak has a track record to prove this. “Our relationship with Smales Farm started back in 2014 when David Smale contacted us about a pilot site they were putting together to test the co-working concept they were embarking on. “We approached the project collaboratively by listening to how The B:HIVE project team and BVN and Jasmax needed the space to perform and look.” Whatever was provided had to be as versatile and flexible as the ground-breaking office-leasing arrangements offered by The B:HIVE. So when it came to the private meeting and workspaces space required, Vidak had just the solution with the Urban Pod system from their partner Boss Design (UK). “Urban Pods are fully enclosed, 37dB acoustically rated meeting and work spaces, designed as nonpermanent structures. They can be repositioned around the offices at short notice and don’t require the same consents as traditional built rooms.” Urban Pods are offered in four sizes – from a single, quiet pod up to a 6-to-8 seat meeting room. They come with lighting, airflow, power and data points, as well as a fire safety mechanism to work with building safety services. Add-on options include user-controlled mood lighting, glass boards, exterior cladding, custom fabric and custom powdercoating, For further information and showroom details, contact Vidak directly, phone: (09) 273 0033, email: sales@vidak.co.nz, online: www.vidak.co.nz
see more online: search 50210 or b:hive at Trendsideas.com This page:Colourful and moveable, Urban Pods for The B:HIVE were created by Boss Design (UK) and supplied by New Zealand partner Vidak.
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Project Z Energy
Location: Ellerslie, Auckland
Interior designer: Stack Interiors
INCLUSIVE AESTHETIC With a bold fit-out that underpins flexibility, collaboration and productivity, Z Energy’s new office also emphasises fun, creative thinking and our relaxed sense of togetherness
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Below:Curved architectural insertions in the Z Energy office call to mind the sweeping lines of a streamlined motor vehicle and define the flow of the space.
If a commercial fit-out is a design statement of company philosophy, then the new Z Energy office reflects the go-ahead energy company’s sense of heart and community in several ways. When Z Energy bought out competitor Caltex, it also leased the whole floor that had been partially occupied by Caltex in a contemporary city fringe building. The move was essentially an integration, with the existing Caltex staff working alongside Z Energy staff, sharing the same flexible work and meeting spaces. After all, the fit-out project was called kotahitanga – or oneness. Right from stepping out of the lifts into the third level office, staff, clients and visitors alike have an impression of flowing spatial organisation and a stripped back ergonomic efficiency, says designer Chantal Gaiqui of Stack Interiors. “Curvaceous forms – including the Z Energy reception pod with meeting rooms behind and a two-conference room pod – delineate the curving passageways flowing to the outer workstation areas and individual break-away spaces.” In a fit-out that’s all about inclusion and the New Zealand way, the semi-transparent blue-tinted glass conference rooms have empowering words in Maori and English on them in a slanting format, referencing the slope of a marae roof. The words splashed across these spaces include wharenui (meeting house), kotahitanga and everyone is welcome. Also defining the pedestrian flow in the arrival area is another large, equally curvaceous, darkstained pod. This element has a bar at one end, a barista operating at the other and a third, long side of the pod has a cafe servery. The cafe opens to a broad seating area called the ‘deck’, a timber-floored space intended to evoke New Zealanders’ love of decks and barbecues. Portable barbecues are brought out for classic Friday evening staff gatherings in this area. The space is highly flexible – with tables and chairs moved away, it provides a spacious town hall area for meetings and other gatherings of up to 300. In fact, there is a limited built environment in the office, with many stations able to be reconfigured
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to suit work flow or a wide variety of other tasks. The sleek, curving lines of the pods and passages
hydrated, while its limited beverage options encourage them to go further afield to the cafe or barista
call to mind the rounded forms of a swift automobile but there is another prominent reference to cars, too.
station for coffee, promoting fitness and sociability. This vibrant feature is aptly named The Peach, for
“There’s a workshop/display space called The
both its colour and thirst-quenching functionality.
Refinery at one end of the office,” says Gaiqui. “This has stacked garage doors and large suspended
And this is the other theme that runs big through the office – Z Energy cares greatly for its staff and
whiteboards that can be rolled out on tracks as required. It also includes touches like caged lights,
the fit-out underpins that. As well as the hydration station, there’s a wellness room, a quiet meeting
while the concrete floor and exposed services seen
room, and even a rejuvenation space with soft
through the wider office add to the garage feel here.” Z Energy’s purple and orange brand colours also
carpets, cushions and mood lighting. “Plus, both the primary grouped workstation area
feature throughout, including on another playful, curvaceous element. This pod has a transparent
and the secondary desking area, at the other end of the building, are positioned by windows, optimising
meeting booth on one side and a bright orangelined water station with comfy chairs on the other.
natural light on workstation desks and views out for all staff. Everywhere you look there are different
Gaiqui says the water station helps keep staff
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custom meeting breakout spots.”
Below:In a fit-out that’s about inclusivity and transparency, a barista station is always at the ready for staff and guests. Right:As part of the transparency theme, the meeting rooms are in tinted glass with empowering words like ‘kotahitanga’, and ‘everyone is welcome’ splashed boldly across them. Lower right:The shared cafe area includes suspended acoustic beams to maintain an overall quiet work environment.
The attention to staff health and well-being not only looks after the company’s primary asset, it also
And then there’s Z Energy’s strong drive for transparency with staff, customers and in busi-
acts as a calling card for future prospective staff who care about a healthy work environment.
ness generally. This is referenced with everything from the exposed services and see-through,
“Of course it’s logical that an energy company
front-of-house meeting rooms, to the open cafe
will care about sustainability and the Z Energy office fit-out also reflects that,” says the designer.
environment used by visitors and staff alike. “The final result is a series of spaces that all staff
“We reused tables, chairs and sofas from previous offices where possible, and the existing concrete
love to work in, designed for a diverse range of activities from quiet, focused individual work through
floors were stripped back and polished.
to collaborative and social spaces,” Gaiqui says.
“Also part of the sustainable focus, the carpet that’s featured extensively throughout the fit-out is created from recycled fishing nets.”
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Previous pages, clockwise from top left: The Refinery is a garage-like work/display space with stacked doors, caged lights and hanging whiteboards on tracks; the Rehydration Station, or ‘The Peach’, is hard to miss, emblazoned with one of Z’s two trademark vibrant colours; a macrocarpa pergola references a feature on an old villa; acoustic beams suspended above the cafe avoid casual conversation spilling over into adjacent workspaces. Left: The existing glass atrium brings natural light into the heart of the third-floor Z Energy office.
Project:Z Energy office, Auckland Interior design:Stack Interiors; design team – David Plaistowe, Chantal Gaiqui Construction company:Alaska Structural engineer:MSC Mechanical and electrical engineer:Thurston Consulting Quantity surveyor:BBD/Alaska Fire consultant:Holmes Operable walls Variflex Solid 100 by Dorma Garage doors Glidaway,Rolflex compact doors Blinds:Thermoblock from SP Blinds Tiling Various, from Tilespace Flooring:Armstrong Decoclick Timberplank from Floorspace; Net Effect carpet tile from Inzide; Hilton carpet by Irvine; Gem porcelain tiles from Tilespace; concrete Ceiling panels:Acoustic baffle beams by Asona; Acoustic Rigitone by Astral from Potters Wallcoverings:Etch and Vertiface wall fabrics from Autex
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Veneer:Prime Laminate in Burnished Black from Prime Panels Feature surface:Reclaimed macrocarpa with Woca stain High-gloss panels:Sage from Acrygloss Paints:Dulux Lighting:Various from Lightplan Workstations:Smart Space, Sit/Stand, Rubix Office chairs:Reused Reception furniture:Simon James coffee tables; reused couches Additional furniture:Juno stacking chair from UFL; custom booths from Smartspace; trestle tables from Cite Kitchen equipment:Rational Self-cooking centre; Skope refrigeration; Starline dishwasher; Mico basins and taps Benchtops:AR Plus Formica Story by Charles Moxham Photography by Rebecca Swan
HERITAGE FACE SHINES Connecting past and present, the fully restored heritage building in a prominent position in The Crossing retail and office precinct features a quiet Resene palette Above:The 1935 heritage facade that stands as a central feature of The Crossing retail and office hub has been fully restored and repainted with a Resene colour scheme that accentuates the building’s original architectural detailing in a contemporary way.
The Crossing retail and office hub, developed by Carter Group and designed by Wilson and Hill Architects, combines a variety of architectural forms – some historic and some brand new. Design architect Stuart Hay says that as part of anchoring The Crossing within the city’s history, the 1935 heritage facade on the corner of Cashel Mall and Colombo Street was restored and reinforced. “We chose colours from the Resene range that enhanced the historic architectural features of the facade, but in a contemporary manner,” says Hay. Window frames, panels, trim and keystones are
in Resene Half Merino – a light off-white; wall trim, columns, the parapet and steel supports in Resene Nero – a deep, inky-blue black; and the remainder of the walls in Resene Trojan – a mid-tone grey. “We chose Resene for its enduring paint quality and broad range – and also for the great on-site support provided during the restoration,” says Hay. For details, visit a Resene ColorShop, freephone 0800 RESENE (737 363), online: www.resene.co.nz
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Project M Moser office
Location: Hong Kong
Interior designer: M Moser Associates
LEADING BY EXAMPLE When a world-class interior design firm fits out its own new premises, it’s worth taking note of – group managing director at M Moser Associates John Sellery talks about the company’s new space and where office design is heading
Below:The concept of the entrance to M Moser’s office is to create a completely transparent and welcoming experience. The goal is to communicate to clients, industry partners and staff that everyone plays an integral role in the success of a project.
M Moser Associates is recognised as one of the largest workplace design providers globally in
solution, where each person was assigned a desk in
Interior Design’s Top 100 Giants survey. With the
a distinct delineation between client and staff areas. In the new office, we understand and address that
impending demolition of our old offices in Quarry Bay, we saw the opportunity to develop a workplace that not only empowered our teams to serve our stronger and broader clients base, but also redefine our work and culture. We were eager to address the fundamental nature of the work activities that our design community performs. Our new workplace environment more accurately reflects that our priority is our people, and responds to how they want to work and feel through the day. In our previous offices, we had a one-size-fits-all
their team area, with limited collaboration space and
not every team works in the same way – and not every individual works the same way. Therefore, we have increased the diversity of settings to cater for different people and different activities. Our new office is split into multi-disciplinary teams, with designers, strategists, engineers and construction managers all working together. Each team is still generally located in a zone. However, the lines between are blurred, with shared spaces designed for both focus and collaboration to allow
Facing page:In the absence of a formal reception opposite the lift lobby, the café area is used by staff and clients alike and is the perfect place to mingle. Plan:The M Moser Hong Kong floorplan shows a variety of seating, standing and breakout places throughout the office.
people to work away from their team. In our office, we have gone a step further to
intentionally integrates plant life into the space through organic circulation paths, suspended from
reflect our egalitarian culture by creating an open and transparent entrance so that every visitor has
ceilings, on furniture and at common work points. Lighting is also key to creating a people-centric
the experience of being part of our teams and work.
environment. Beginning with a sustainable LED
We’ve integrated our café, breakout and meeting spaces in the entrance to empower our
responsive lighting system, we created pools of light and varying light levels, to support different
people’s entrepreneurial spirit in welcoming our clients, partners and visiting colleagues to join our
ways of working. By leveraging an open ceiling with varying heights, we were able to vary light types
collaborative team and to enhance the natural joy of
and directions. Paper intensive work might require
creating together. The design’s egalitarian approach allows our
higher lighting levels whereas technology-focused spaces may require lower levels, for example. This
people to define their own path and create organic synergies in the way they do their work. Essentially,
lighting approach helps alleviate eyestrain and creates different moods throughout the office.
there are three key features of our new people and wellness-centric space: lighting, greenery and the
Our focus is our people, therefore health and wellbeing are paramount to the office. To this end,
café area. The café space is one of the main features, and it’s the first area you experience when you walk into the office. It’s unlike a traditional office kitchen and feels more like a café. With a large reclaimed timber
we’ve incorporated greenery, non-toxic materials, variable lighting levels, air filtration systems, ergonomic furniture and many more sustainability and well-being initiatives. We aimed to source all our materials sustainably
top, industrial lighting and black and white patterned floor tiles, the space is warm and welcoming for clients and staff alike. The café also supports town halls and client events, utilising an array of technologies that are integrated within the space.
and locally. The main finishes are plywood, reclaimed timber, black metal frames and recycled furniture. In some cases, we also made our own, which is generally greener than shipping furniture globally. Besides the environmental reasons for designing
Greenery also plays a very important role in aesthetics, sustainability, wellness and the productivity of our people in the office. Greenery is vital in supporting the emotional and mental health of our people. Studies have shown greenery provides a
and manufacturing our own furniture, our design process was collaborative and creative for all staff. Our designers built mock-up furniture from furniture items in the existing office. This process allowed everyone to collaboratively pilot solutions that
calming influence and is instrumental in supporting people’s creativity. As a result, the office design
ultimately developed unique ways to address many of our day-to-day needs.
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Below:Flexibility central – the days of your own seat, chair, and bin may be over – today, staff often work and think on the run.
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These pages:The M Moser office has a variety of meeting spaces to cater to designers, strategists, engineers and construction managers working alongside each other or as a team. Story by Charles Moxham Photography by Vitus Lau and Owen Raggett
Our new Hong Kong office has gained LEED Gold Certification, RESET, WELL Platinum Pre-Certification
employees and testing different solutions before implementing the design. This ensured that the
and BEAM targeting in Gold Certification. Effective green thinking requires a holistic approach to
right physical and digital elements and technologies supported the behaviours that are key to our
design beyond the physical and digital environment.
business.
Therefore, our design includes providing our people with fresh fruit daily, exercise classes weekly and a
We are excited by the recognition of our efforts from our clients, industry partners and our people,
custom recycling service. Staff are now involved in the sustainability process and are very proud of what
and are proud to have received an AIA Merit Award in the category of Interior Architecture. We set
our office has achieved.
the goal to be a great example of the benefits of
We invested a year to explore, understand and experiment solutions to enhance people’s ability
a workplace that fully embraces a people-centric focus – one that enhances the experience of our
to support and recreate our business processes on a daily basis. We achieved this by engaging our
company culture and our people’s new collaborative work processes.
Project:M Moser Hong Kong office Interior design and fit-out:M Moser Associates Lighting consultant:INA Lighting Design Partitioning system:JEB Group Window/door joinery:JEB Group Hardware:Jeb Group, and Hettich Blinds:Venetian blinds from WTC Group Flooring:Carpet by Shaw and Interface, timber floors by Laccy, concrete floors by Optimix Wallcoverings:Ecoustic tile by Instyle Ceiling:Trodiktekt acoustic panels, Knauf Gypsum board Paints:Resene Lighting:Muuse, Zenith, Haworth, Artemide, Infinity, Zodiac Heating/air conditioning:Daikin
Workstations:Custom, timber Office chairs:Steelcase, BW, Herman Miller, Wilkhahn, Posh, Zenith Kitchen sink:Arnhold & Co Faucet:Grohe Coffee machine:Krups Water dispenser:Life Solutions
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WONDER WALL An organisational screening element at the heart of this building company office fit-out both reflects the firm’s creative skillset and its transparency in business
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Project ADCO Constructions office
Location: Melbourne
The reception area is the perfect opportunity to create a physical or graphic reflection of a firm’s ethos – one that greets clients, colleagues and friends alike on their arrival. This was certainly the case for family construction company ADCO, when Woods Bagot fitted out the company’s new office. Woods Bagot designer Brittany Pearce says the ADCO reception is at the heart of the space and is the first thing you see when stepping out of the lift. “The individualistic reception desk and privacy screen behind are both finished in the same unusual treatment,” says Pearce. “Referencing ADCO’s agile, innovative approach to construction, the design makes a feature of a classic building material – wood – being considered afresh through its use in a build format usually associated with another building material – brick.” Besides evoking the company’s woodworking dexterity, the feature wall also performs other functions, both in terms of providing a statement of company intent and regarding space allocation.
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Inteior design Woods Bagot
“Essentially, the meandering wall divides and organises the office floor – helping to define a series of open and collaborative workspaces,” says Pearce. “At the same time, its porous nature allows sightlines through to the office’s various desking and meeting spaces – an arrival experience that comments on the importance ADCO places on openness and transparency in business.” And it’s this sense of transparency that informs much of the light, contemporary fit-out. To the left and right of the wall are two built zones with meeting rooms, a large boardroom, a projector room and a quiet room. The workspaces are beyond these, by the windows at the outer edges of the office. The cafe – used by visitors and staff – is directly behind the wall. This is designed in similar finishes to the reception, again calling to mind the nature of ADCO’s business. “This office is a consolidation for ADCO, the company having moved from a two-floor location with enclosed cubicles to this open, light-filled space,”
Previous pages and above: Built in a porous brickwork pattern but made from wood, the reception desk and screen in ADCO Constructions’ new office fit-out by architects Woods Bagot signals a transparent firm that thinks outside the square. Facing page, top and lower: Beyond the central reception wall there are built forms enclosing meeting rooms, a conference room, a projector room and a quiet space. A white mesh, drop ceiling screens the newly exposed and painted services and delineates some areas.
Facing page, top and lower:A series of pushed together veneer tables in the cafe area is ideal for socialising or brainstorming. A light timber display frame holds potted plants and provides separation from collaboration zones and open workspaces. Outdoor furniture in the cafe area adds to the light aesthetic. Below:The Boardroom can be enclosed but otherwise is on show from reception in the transparency-focussed fit-out.
says Pearce. “The nature of the business means the project managers are frequently on site and then,
ceilings to delineate areas of use in the fit-out. Even the choice of casual furniture adds the light,
when they’re in the office, there’s often need to work together over large plans. To this end, single desks are
almost domestic feel of the space, Pearce says. “We chose outdoor furniture for the cafe space
largely replaced with benches and hot desking.”
to further the sense that clients and visitors are
In aesthetic terms, the construction company’s office space is light and airy, with polished concrete
dealing with an adaptable, flexible team. Everything about the fit-out says transparency and versatility.
floors, rugs to denote spaces like the reception waiting area, plenty of plants, and most surfaces
“In addition, there’s also consideration for future growth, with provision made for additional desking.”
painted white. The services were exposed and also painted white in another nod to transparency. Another feature is the introduction of a curved drop
Project:ADCO Constructions offices, Melbourne Architect:Woods Bagot; design team – April Walsh, Brittany Pearce, Debra Longin Mechanical and electrical engineer, fire engineer Building Services Engineers Structural Engineer Bonacci Group Flooring Reception/ breakout space/ waiting lounge rug – Tretford Sage; meeting room carpet – Tretford Silver Birch; base build carpet in general work area; exposed and polished concrete to open collaboration and breakout space Ceiling treatments: Feature suspended ceiling to reception space, MetalWorks Mesh Rhombic 4 in White. Exposed and painted ceilings to open collaboration and breakout space. Lighting LED downlights – Zumtobel Panos Infinity; LED wallwasher – Zumtobel Panos Infinity; suspended track – Zumtobel Dali Trackl. LED up/down suspended linear Luminaire – Halite Prima, DLS Lighting Operable wall:Dorma
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Paints Dulux Workstations XF Workstation by Baseline Reception furniture Catifa Altherr Molina by Stylecraft; Ross Gardam Tailored Coffee Table by Stylecraft Other furniture:Arper Kinesit Chair, Derlot Editions Lerod Chair, B5 Upholstered Task Armchair – all by Stylecraft; Scoop barstool Meeting room tables Thinkingworks blade table by Stylecraft with Lignapal Blackbutt High Feature veneer by Fethers Veneer Stylecraft Cafe tables timber veneer top – Lignapal Blackbutt High Feature by Fethers Veneer Hardware Kitchen handles – J-Pull XL from Index + Co Splashback tiles Terrazzo – Vienna, by Signorino Story by Charles Moxham Photography by Shannon McGrath
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SMART, AFFORDABLE, RELIABLE To fit-out a multi-unit development, or any project, it makes sense to choose advanced appliance ranges introduced to New Zealand by global importer and distributor Midea
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These pages:Clever and good looking – a bank of Midea wall ovens, a frameless Midea microwave and a Midea black stainless steel dishwasher all have contemporary good looks to set off any kitchen environment.
Whether specifying for a multi-unit development or your own kitchen, choosing the right appliances is key in terms of both aesthetics and functionality. Midea brings advanced time- and labour-saving appliances to over 100 nations. Now the global giant’s cost-effective appliances are available here. Appliances seen here include the Midea range of built-in wall ovens. There are five-, nine-, and ten-function models – all with sleek black glass styling. Options include a classic-look manual oven with easy-to-use control knobs and another with a handy digital display and pre-programmed settings. Then there’s the pyrolytic model, that simply burns off cooking grime – no messy cleaning required.
Midea’s frameless microwave, also black and minimalist, works well with the Midea wall ovens. As well as fulfilling its main role, this understated, built-in microwave also includes a grill. Equally elegant in black stainless steel is the largecapacity Midea dishwasher. Its eco-friendly smart management system reduces water use by 20% while InnoWash technology reduces cycle time by 5%. Midea also offers fridges, washers, dryers, hobs, extractors, air con units and small appliances. For more, go to: www.mideaappliances.co.nz
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SECTION FOCUS PROJECT PORTFOLIO
WITH A DIFFERENCE A selection of projects share one thing in common – a drive to dramatically reconsider what has gone before them
SENSORY EXPERIENCE “Im quia veliqui ut lam qui necto te nimusam usciis experestrum rernatiorit prehentis quis madelliam sint estiscieni blam.” HENNING LARSEN, ARCHITECT, HENNING LARSENS TEGNESTUE
Project Tianjin Binhai Library
Location: Tianjin, China
Architect: MVRDV, Tianjin Urban Planning and Design Institute
LOOKING TO THE FUTURE A giant eyeball set within a giant eye makes an apt architectural theme for this out-there library holding 1.2 million books and an array of educational resources
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Previous pages and below Eye-catching – an eyeball-shaped auditorium within Tianjin Binhai Library is framed by an eyeshaped aperture in the double facade’s external wood louvres.
With the rise and ensuing saturation of the internet age, the need for libraries as conduits of information has seemed under threat. As it turns out, quite the opposite applies if this sculptural book depository in China is anything to go by. Tianjin Binhai Library – designed by Danish architecture firm MVRDV in association with local architects Tianjin Urban Planning and Design Institute – is a 33,700m2 library and cultural centre that certainly doesn’t lack public presence. The library has a luminous globe auditorium, resembling an eyeball, as a centrepiece of the open, three-level search hall at the heart of the five floor building. A round aperture in the floorplates above spills natural light directly onto the sphere. And the giant central atrium is a spectacular sight in its own right – walled in dramatic floor-to-ceiling cascading bookcases. The angles and curves of the space are meant to stimulate different uses of the space, such as walking, meeting, discussing and of course reading. The capacious library has the capacity to hold a staggering 1.2 million books. The terraced bookshelves create an interior, topographical, landscape with contour lines, or shelves, that also reach out and wrap around the façade, says Winy Maas, co-founder of MVRDV. “In this way, the stepped bookshelves inside are represented on the outside – with each shelf corresponding to an external louvre. The louvres filter excessive sunlight, while still creating a bright and evenly lit interior.” As eye-catching from the outside as the inside, an oval opening punches through the side of the building, ‘visually propped open’ by the eyeball auditorium seen in the interior behind. The building itself sits within a sheltered gallery, topped with cathedral-like vaulted end arches. As well as a mecca for anyone who loves books and reading, the building also contains extensive educational facilities, arrayed along the edges of the interior and accessed via the atrium. The ground and first floors consist primarily of reading rooms, books and lounge areas whilst the upper floors also include meeting rooms, offices,
computer and audio rooms, and two rooftop patios. And underpinning the library’s public program, there are underground service spaces, extensive book storage facilities, and a large archive. “Tianjin Library is part of German architects GMP’s 120,000m2 masterplan, which aims to accentuate the characteristics of the surrounding districts,” says Maas. “Through its design, the cultural complex is a symbolic junction point for the CBD, the old sector of the city, residential districts, commercial areas and the government quarter.” The futuristic library is surrounded by four other cultural buildings. These were designed by an international team of architects, including Bernard Tschumi Architects and Bing Thom Architects. All five buildings are connected by a public walkway underneath a glass canopy designed by GMP. Working with the GMP masterplan, MVRDV was given a strict volume within which all the library’s design elements were concentrated. The library is MVRDV’s most fast track project to date. It took just three years from first sketch to public opening. Due to the set completion date, site excavation immediately followed the design phase. The construction method was eye-opening in its own right – included the raising of the central upper floors en masse supported by the end sections. This made for quite a sight as the bulk of the library literally inched skyward. However, the tight construction schedule meant one essential part of the concept had to be dropped: access to the upper bookshelves from rooms placed behind the atrium. This required change – made locally and against MVRDV’s advice – rendered access to the upper shelves in the atrium space impossible. The full vision for the library may still be realised in the future. However, until then, perforated aluminium plates printed to represent books feature on the upper shelves. Cleaning is done via ropes and movable scaffolding. Tianjin Binhai Library was built according to the Chinese Green Star energy efficiency rating and has achieved a silver status.
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Previous pages:A cutout in the floors above allows natural light to flood down from an oculus onto the glowing, spherical 150seat auditorium set at the very heart of the cultural complex. Facing page:The fluid lines of the book shelves are continued in abstract form as the external louvres on the library. Lower tiers also provide places to sit while out-of-reach upper shelves are faced with book covers printed on perforated aluminium. This page:The five-level library’s interior is arranged around the central atrium and spherical auditorium as illustrated in the ground floor plan and crosssections of the building.
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Below:Part of the brief for the library was to have a sense of connection to an adjacent park.
Project:Tianjin Binhai Library, China Architects: MVRDV and Tianjin Urban Planning and Design Institute Interior architect:TADI interior architects Structural design:Sanjiang Steel Structure Design Civil engineer TAUPD and Sanjing Structural Design Co Lighting design:Huayi Jianyuan Lighting Design Earthworks, landscaping, public area lighting design TADI Control system design, fire consultant:TAUPD Roof:Concrete floor steel bar truss deck by GMP Cladding:Glass curtain, wooden louvres ‘Eye’ auditorium cladding:Mirror Floors:Cementitious self-leveling mortar Lift services:Schindler Story by Charles Moxham Photography by Ossip van Duivenbode
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Project Christchurch Justice & Emergency Services Precinct
Architect: Warren and Mahoney in association with Opus Architecture and Cox Architects
Client: Ministry of Justice
Contractor: Fletcher Construction
FORMAL NOT FORMIDABLE The new Christchurch Justice & Emergency Services Precinct presents a more approachable face to the court system and facilitates cross-discipline efficiency and expediency
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Below:Warren and Mahoney in association with Opus Architecture and Cox Architects designed the new Christchurch Justice & Emergency Services Precinct to convey a balance between gravitas and warmth.
In 2011, a series of earthquakes decimated
public circulation paths have natural light and views,
Christchurch’s inner city, destroying the majority of civil and social infrastructures. With the heart of the
while allowing the 19 courtrooms in the building to also enjoy natural light and views out to the city.”
city being rebuilt from the ground up, the tragedy
Functional organisation and material finishes inside the Courts Building further its approachability
brought the opportunity to completely rethink the way government agencies operate and look. The new Justice & Emergency Services Precinct brings together several government agencies in the first significant government construction to go up after the quakes. The Precinct draws together the Ministry of Justice and Christchurch-based judiciary, New Zealand Police, Department of Corrections, St John New Zealand, Fire and Emergency New Zealand, the Ministry of Civil Defence and Emergency Management, the Civil Defence and Emergency Management functions of Christchurch City Council and Environment Canterbury. Comprising 40,000m2 of floor space over five floors, the Precinct is made up of three buildings. The Law Courts Building forms a U-shape, with a linear building housing emergency services agencies almost closing the U to create a central public courtyard. The operational carpark building is another linear structure and this runs parallel on the outer side of the emergency services building. Transverse bridges link the buildings on the upper levels, while the glass atrium in the Courts Building links the main roads on both sides of the Precinct. Warren and Mahoney was commissioned as part of the team that created a new Blueprint for Recovery masterplan for the reconstruction of the city centre, including this anchor project. Principal architect Nick Warring says that Ministry of Justice chief executive Andrew Bridgman’s brief was for a more open, less formidable relationship between the public and physical justice environments. “Traditionally, public court buildings have been rectangular, dark and daunting environments. In contrast to the dense massing of those buildings, we created the U-shape Courts Building with the foyer, waiting and circulation spaces – including the atrium – ranged around the light-filled courtyard. “This layout means all public spaces and internal
while retaining a necessary sense of civic gravitas. “The central atrium is the principal space in the Courts Building – rising the full height of the interior,” says Warring. “This has a full-height, glazed wall looking directly into the landscaped courtyard.” With clear lines of sight to stairs, lifts and the pedestrian bridges, the atrium provides an easy wayfinding element within the complex – one move of many to help decrease stress for visitors and occupants in the courts environment. The public cafe and court registry are on the first floor and the courts and workspaces are on the two levels above, with open glass balustrading overlooking the atrium. In a sense, the Courts Building is really three buildings, joined at the corners by large, airy glass vertical circulation spaces. Myriad stairs and elevators are positioned to avoid judges, lawyers, defendants, jurors or police being in the same lift or stairwell and potentially compromising a trial. The design of the courtroom interiors also furthers the change of design language from intimidating spaces of the past to more calming spaces. So while the High Court had to retain much of the formality of older-style courts, dealing as it does with the most serious cases, the Youth Court and Family Court, as examples, have more informal designs, with curved, furniture-like layouts and ceiling features. As with much of the atrium, the courts are largely finished in wood, chosen for its natural warmth and character. The Precinct has been designed to be embedded with Ngai Tuahuriri and Ngai Tahu customs and values. Jessica Smallbone of the Ministry’s project team led extensive engagement over four years with mana whenua to develop more than a dozen integrated designs across the Precinct, including a huia feather pattern for the court windows. As well as adding another positive feature to the court
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Facing page:Comprehensive wayfinding was a major factor in the design – intended to make a potentially worrying visit to the Precinct as stress-free as possible. Below:Blades that bookend the courts are in limestone, with fritted glass windows also providing interest to the exterior. Following pages:The linear emergency services building, straight ahead, all-but closes the central courtyard defined on the other three sides by the U-shaped Courts Building.
environment, the windows’ special double-layered fritted glass also decreases solar gain on these
reassuring for all response staff – in fact everyone throughout the complex – that the Precinct employs
rooms by 40%. While the co-location of government entities
highly advanced seismic protection systems. “The Courts Building and emergency services
made the Courts Building’s circulation somewhat
building have base isolation engineering and are
tricky, in all other ways it presented an economy of money, time, and effort. For example, defendants
built to an Importance Level 4 (IL4) standard – this ensures the buildings remain operational following
in police holding cells can be brought straight to court via secure corridors and stairs – without the
a one-in-one thousand year seismic event,” the architect says.
need to be driven across the city with the attendant
Essentially, the two buildings are set on giant
security, vehicle and personnel costs involved. This economy of government function is even
lead-rubber isolator bearings. When the ground moves, the bearings compensate for the activity
more evident in the emergency services building where the various emergency services each have
and the buildings remain static. The Precinct carpark building is also IL4 but has
their own distinct but connected workspace. In case of an emergency response, they all coordinate
a different seismic safeguard, in the form of a rigid cross-braced steel frame structure.
or individually take precedence of control in a large central joint operations room – depending on the nature of the emergency. Soundproofed windows on each floor look into the central space. Often an emergency will involve more than one service,
“Across the Precinct, the material palette was carefully considered to convey permanence and ‘civic weight’ in a contemporary way that is attuned to the site and the city,” says Warring. The materials of choice – bronze, aluminium,
and the speedy coordination of these disciplines may well help save lives through a connected and optimised response. If there is ever seismic activity in the future, it’s
stone, glass and timber – have all been used in a way that reflects the basic layering of the buildings. “Bluestone forms the external ground plane from the street edge, folding up around the building
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These pages:Home to the public cafe, the glass-walled atrium in the Courts Building provides for circulation as well as taking in views of the central courtyard. Following pages, clockwise from top left:The Family Court features the Ngai Tuahuriri fritted glass window pattern of a huia feather by artist Lonnie Hutchinson; the emergency services building emergency operations centre is used by the various coordinated services – this building has its own water supply and power generator; the Youth Court has an intentionally approachable feel; the High Court retains a more traditional arrangement.
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and rising to cap the ground floor and pave the atrium and external courtyard – signifying the public
glass, and connect to the extensive use of timber in the courtrooms. The timber surfaces also delineate
spaces within the precinct.” The first floor, the primary public interface, is
public waiting areas and circulation spaces. “The emergency services building shares a
finished in full-height glazing. This forms a visual
common design philosophy with the Courts
break between the bluestone plinth and the lightcoloured, limestone-clad blades that bookend each
Building, but has subtly different materials and an architectural language tuned to reflect the distinc-
of the courtrooms on the upper levels of the Courts Building. In between each pair of courtrooms, inter-
tion between the civic and service wings of the complex,” says Warring. “The cladding differences
nal spaces dedicated to services and circulation,
between buildings gives external expression to the
are clad in aluminium panelling. The facade treatments mean you can ‘read’
necessary constitutional separation between Police and an independent judiciary.”
where the courts are from the street, while the stepped surfaces and blades play down the build-
Ministry chief executive Andrew Bridgman says he is impressed that the many specialist and sensi-
ing’s bulk, giving it a more human scale. Warm-look timber-battened soffits and ceiling
tive operational areas have been delivered. “It’s an impressive building for the people work-
panels provide a softer contrast to the stone and
ing in it and for visitors,” Bridgman says.
These pages:The Matapopore Charitable Trust was engaged on behalf of Ngai Tuahuriri to provide detailed input into the design, ensuring cultural values and narratives were embedded into the Precinct. The Ministry project team worked with the trust to develop two designs for the Precinct’s facade – an aluminium interpretation of a traditional feather cloak, located on the outer facade of the Operational Car Park, and the huia feather design on the Courts Building’s west-facing court windows.
Project:Christchurch Justice & Emergency Services Precinct Architecture and integrated interior design: Warren and Mahoney in association with Opus Architecture and Cox Architecture Construction Fletcher Construction Company Structural engineer:Holmes Consulting Mechanical and electrical engineer, fire consultant:Opus Quantity surveyor:Rider Levett Bucknall Project manager:RCP Civil engineer:Tonkin and Taylor Landscaping:Boffa Miskell Roof De Boer Duo Bridge and Tunnel double layer torch on membrane, from Equus Cladding:Alucoil Larson aluminium composite panel, from Prime Design; Aluminium Curtain Wall, Reynaers System with Miller Design as fabricator Hardware:Lockwood, Assa Abloy from Sopers Mac Balustrades:Bespoke design by Woods Glass Blinds:SP Blinds General flooring:Shaw carpet tile from Jacobsen
Wallcoverings:Ecoustic Panelling from JB Joinery Ceiling panels:Bespoke design fabricated by JB Joinery Veneers:Tasmanian Oak from JB Joinery Paint:Resene Lighting:Linear LED from Energy Light Heating/air conditioning:Bespoke design from Benmax Furniture:Vidak Security system: Fortlock, Axis, Gallagher Signage:Signtech LIft services:Otis Story by Charles Moxham Photography by Lightforge
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Project Te Pa Tauira – Otago Polytechnic Student Village
Architect: Mason & Wales Architects
Construction Naylor Love Dunedin
Project manager Logic Group
FUTURE PERFECT Boasting sustainable, cross-laminated timber (CLT) construction and other strong green credentials, this on-campus, contemporary, polytechnic student village brings new meaning to mindful design
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Below:The Otago Polytechnic Student Village’s faceted exterior creates interest and breaks down the scale of the building visually.
Everything about the new Te Pa Tauira – Otago Polytechnic Student Village reflects smart, modern building practices and respect for the planet. The facility is developed on a brownfield site, uses advanced sustainable materials and was designed and built following the guiding principles of the most stringent of green architecture rating tools. Designed by Mason & Wales Architects, project managed by Logic Group, and with Naylor Love the main contractor, the contemporary 231-bed student accommodation comprises two wings. The west wing has five levels of single and single ensuite bedrooms, while the four-storey east wing has a mixture of studios and four-bedroom apartments. Woven between these accommodation options are light-filled community spaces. The student building was constructed with stone pile foundations, a concrete slab ground floor and external walls timber-framed and clad with a weathertight XPressclad system, together with Swiss Pearl coloured fibre cement and Gib. And key to many aspects of this building, the floors and internal walls were constructed using innovative and environment friendly pre-fabricated cross laminated timber panels (CLT). The product is extremely strong and light – about one fifth the weight of concrete – and also 100% sustainable. Ian McKie, director, Naylor Love Dunedin, says the pre-fabrication of the CLT elements meant the facility was built significantly faster than if it was in conventional concrete or steel. “The CLT sections were prefabricated in Nelson by XLam and assembled like a giant jigsaw in Dunedin, with minimal propping required,” McKie says. “In addition, the CLT sections required very little drilling or cutting on site, making for a tidy, quiet worksite.” The choice of CLT brought some architectural firsts for the accommodation building as well. This was the first time laminated timber was used to create a multi-level building in Dunedin and it is also the largest laminated wood building, by volume, and the tallest of its kind in the country. “A major Otago Polytechnic driver for the project
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These pages:Green at heart – sustainable, efficient pre-fabricated cross laminated timber panels feature large in the student facility.
was to complete the facility following the principles of the Living Building Challenge (LBC), and the CLT structure ticked the sustainability box without adding extra costs.” LBC is an international sustainable building certification program that promotes advanced measurement of sustainability in the built environment, rigorously measuring actual building performance. CLT went a long way towards meeting the LBC materials requirement, with the pre-fabricated panels using Forest Stewardship Council certified timber, and the manufacturing process being extremely low waste. Naylor Love joined the design team under an Early Contractor Involvement model and, as the Main Contractor, the company was also responsible for full on-site delivery. “We relished the opportunity to work collaboratively with the Otago Polytechnic, the design team, and the supplier to deliver this ground-breaking accommodation building,” says McKie. “Essentially, this is a building we will be proud of for many years to come. “Naylor Love’s role was broad and included identifying and resolving potential issues with fire and acoustic ratings. In addition, the fast-moving project required meticulous planning by our site team to manage materials and labour – we were building full floors in a matter of days.” Construction took fifteen months to complete – a particularly tight programme to ensure the facility was available for the Otago Polytechnic’s domestic and international 2018 student intake. Tracey Howell, capital works and facilities manager at Otago Polytechnic, says at times there were upwards of 105 contractors on site and that Naylor Love closely co-ordinated all works, at the same time creating a great team culture which has helped deliver a unique project. “Otago Polytechnic is very happy with the final product – it’s great to have students in the building.” For further details, contact Naylor Love Dunedin, Auckland, Waikato/Bay of Plenty, Wellington, Canterbury and Central Otago, email: enquiries@ naylorlove.co.nz, web: www.naylorlove.co.nz
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IT’S KIND OF FUN TO DO THE IMPOSSIBLE. Walt Disney — Entrepreneur
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Project Platform
Location: Culver City, CA
Architect: Abramson Teiger Architects
ON TRACK FOR SUCCESS A mixed-use hub with a difference, Platform calls to mind the rich yet gritty history of its ex-railyard site through architecture that’s both repurposed and brand new
Below:The Platform office, hospitality, design and retail hub celebrates its site’s railyard history in architectural terms. Boxcar, one of the more prominent buildings, has the look of irregularly stacked containers. Platform has 4645m2 of retail and restaurant space and 7432m2 of creative and office space.
In the urban environment, buildings may rise, flourish, fall into disuse, be replaced and become
inject the neighbourhood with a fresh, bold design.
quickly forgotten. So it’s a welcome gesture when a new mixed-use hub takes its architectural and
blend of new and repurposed buildings creates a unique urban atmosphere that’s an ideal response
design cues from what had gone before on the site.
to the setting,” says Abramson. Rather than turn its back on the past, the design
Created by architecture firm Abramson Teiger, Platform is a character-rich retail, hospitality, design and office hub, comprising six diverse buildings wrapped around a central courtyard. Design principal Trevor Abramson says the site for Platform is located in what had been a blighted, semi-industrial area of LA’s Culver City. “This precinct had fallen behind and was in need of new life – this was the perfect opportunity to
“And Platform’s semi-industrial feel and eclectic
and retail hub celebrates the city precinct’s recent past in all its sometimes gritty charm. One of Platform’s most stand-out buildings is Boxcar, which includes retail at ground level and office floors above. New it may be, but the design for Boxcar is rooted in the site’s rail freight history. “The site’s colourful past dates back to its earlier existence as a busy railroad station with freight
Facing page:Perched on high, overlooking the complex and downtown LA, Greenhouse is a restaurant and event space that continues the semi-industrial feel of the wider development.
boxcars, constantly coming and going – hence the name of the hub and the Boxcar building itself.”
glass boxes intended to showcase local designers’ works – or simply act as retail displays.
Boxcar’s stacked architectural elements echo the look of scattered, abandoned shipping containers
Plus, the side of the Washington Arts Building has a colourful wall-sized graffiti-like mural, by artist
– both in their individual container-like forms and in
Jen Starck, referencing the typical spray can artistry
Below:The new Washington Arts Building combines carparking with ground floor retail. The building’s broad fins downplay the carparking component from the street, while the graffiti-like mural echoes more impromptu artworks that had covered the site before construction began.
their semi-industrial corrugated metal facades. “To further evoke the sense of strewn containers,
that creeps over a disused industrial environment. And then there’s Abramson Teiger’s intelligent
there’s a random element to the design, seen in the blued metal panel in the mid section of the facade,”
use of what’s already there – after all, the greenest building is one that’s already built.
Abramson says.
“In addition to its freight train history, the project
Across an internal street from Boxcar stands the new Washington Arts Building – essentially a
site more recently acted as a car dealership. We integrated some elements of this history as well,
carpark building, although that’s not how it reads from the street. As the name implies, the building’s
with an existing Landmark Repair Shop retained and reconsidered as shops and restaurants,” says
almost as much about art as about visitor parking. Its functionality is set back behind sculptural,
Abramson. “We removed the garage doors from the rows of car bays and replaced them with glass
slender horizontal blades, punctuated by protruding
storefronts – and these slots are the store interiors.”
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The old car dealership’s expansive showroom was also adaptively reused, its high ceiling spaces
up much of the material palette,” says Abramson. “These semi-industrial materials were chosen to
intact, and renamed the Showroom Building. Another prominent dimension to Platform is
coordinate with the design narrative and for their relatively low maintenance and cost efficiency.”
Greenhouse. Perched on the top floor of another
The other design glue that holds Platform
building, this glass and metal volume has an outdoor component and enjoys distant views of the
together is the sheer verve and diversity of its retail and hospitality. Whether, slotted into repurposed
Hollywood Hills. The space gets its name from the concept of the abandoned, overgrown boxcar yard,
car bays, looking across to a wall-size graffiti splash or backdropped by rusting steel, many of
with Greenhouse a reinvention of this idea – another
LA’s trendiest names are represented here. There’s
jigsaw piece in the interpretation of the site’s history. So as well as a thirst for design innovation and
a showroom devoted to sneakers, stylish outdoor eateries, fine dining at Greenhouse and myriad
the sense of capturing local history, what draws together this group of buildings, some old, some
designer clothing brands. And of course all these businesses are fed by Platform’s office component
new, some small, some several storeys? The answer lies in Platform’s surprising material palette.
as well as its steady stream of external patrons. In a city that famously prides itself on colour
“Charred wood, poured concrete, pebbled facades, corrugated metal and corten steel make
and diversity, Platform still manages to stand apart amongst Los Angeles’ crowd of mixed-use venues.
Project:Platform, Culver City, CA Architect:Abramson Teiger Architects; design team – design partner, Trevor Abramson FAIA; managing partner, Douglas Teiger, AIA; associate principal, Bjorn Schrader Developer:Runyon Group Construction Del Amo Construction Civil engineer:VCA Engineers Mechanical and electrical engineer:ARC Engineering Quantity surveyor:Mollenhauer Group
Earthworks:Feffer Geotechnical Engineering Landscaping:Artifex10
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Story by Charles Moxham Photography by Benny Chan and Nico Marquez
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Previous pages:A world of shopping diversity, clockwise from top left – Magasin (repurposed ex car dealership Showroom Building), Floral Art, Loqui Tacos and Loqui Tacos’ outdoor dining space (Auto Repair Shop), Kilter (Washington Arts Building), Tappan Collective gallery (Showroom Building). Facing page:The variety of building forms connect through a semi-industrial palette that includes board-formed concrete, corrugated metal and corten steel.
DEALING WITH ASBESTOS Whatever the project, any possibility of asbestos has to be dealt with swiftly and thoroughly by accredited professionals – Dominion Constructors has this approved skill set
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Below:Asbestos containment and removal requires a specialised skill set. Dominion Constructors has a WorkSafe accredited Asbestos Removal business.
Everyone needs to be aware of asbestos, so the best advice is find out if it is present, and identify if it needs a licenced contractor to remove it, maintain it or encapsulate it. Doing so will protect yourself, your family, your staff and our environment. Asbestos containing materials pose a high risk if disturbed by drilling, grinding, sanding, water blasting or dumping incorrectly. This type of work has the potential to release harmful respiratory fibres which can prove lethal if breathed in, causing lung disease and cancer. Even small quick jobs carried out incorrectly can cause harmful exposure to you and the surrounding environment. Since early 2017, Dominion Constructors has had a WorkSafe accredited Asbestos Removal business, employing Class A (Friable) and Class B (non-Friable) staff, led by project manager Richard Lines. “Through Dominion’s ISO9000, ISO14001 and Tertiary accreditations, we have all the systems in place to deliver quality safe outcomes for clients throughout New Zealand,” says Lines. Asbestos in the work place is regulated under the Health and Safety at Work (Asbestos) Regulations 2016 (Asbestos Regulations), and how these Regulations are interpreted is outlined in the Approved Code of Practice: Management and Removal of Asbestos, Nov 2016. The removal of both Class A and B asbestos requires an appropriately qualified person to supervise the work. With the change in HSWA Regulations (Asbestos) 2016, a building owner or the principal person conducting a business or undertaking (PCBU), needs to have an asbestos management survey undertaken to determine if there is any asbestos containing
material (ACM) present that may affect the daily operation of any business undertaken within that building or structure. There is a requirement on PCBU’s to treat any ACM that may be in the building or structure in the same way as any other hazard that exists, and that its existence, or absence, must be documented with the building’s hazard register. “Any dwelling or commercial building built prior to 2000 has the potential to have had ACM used in their construction,” says Lines. “Examples of this can be seen in soffits, cement panelling or cladding, pipe lagging or insulation, plaster skim products, texture coatings on ceilings, roofing materials, gaskets, guttering and downpipes, to name only some.” Dominion have successfully undertaken removal and containment of ACM on a number of projects including hospitals, a university, service tunnels, commercial roofs and various domestic housing jobs set for refurbishment and demolition. “We also provide expert advice in managing your asbestos in conjunction with your rebuild, renovations or demolition of both domestic and commercial buildings,” Lines says. The strength in Dominion’s team, lies not only in its construction ability, but in its experience, depth of leadership and support teams. Dominion is a 100% New Zealand-owned construction company, in business for almost 45 years, and is extremely proud of its reputation. For details, contact Dominion Constructors, phone (09) 526 5808, web: www.constructors.co.nz, email: enquiries@constructors.co.nz
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TRENDS COMPLETES THE PICTURE Whether you’re planning a brand new build or a reno, a visit to the Trends website and our dedicated bathroom hub is your best starting point. It’s often said that the bathroom is the new personal retreat in the home – and we tend to agree. Yes, it’s where we start and the end the day, but it’s also one of the few spaces where privacy still reigns supreme. Given just how important this room is, where exactly do you start when building a new bathroom or carrying out a renovation? At Trends, we think every successful project begins with great planning, and there’s no better place to start than our Bathroom Design hub. Once you’re there, start by browsing through our inspiring
bathrooms, viewing the glossy galleries and reading the informed articles, reflecting the expert ideas of hundreds of architects and designers. Next, check out some of the unique videos showcasing the newest fittings and latest bathroom innovations. Then, when you’re ready to get serious, check out our comprehensive bathroom guides, designed to lead you through Above: Visit the easy-to-navigate Trends Bathroom Design Hub to find out how we can complete the picture on your all-important bathroom project.
some of the most important and sometimes difficult design decisions such as how to choose a shower head appropriate to your space and the benefits of floating vanities. After browsing through the Trends Bathroom Design Hub, it’s time to dig into the nitty gritty on our bathroom category pages. Visit Basins & Taps, Tiles & Mosaics or Shower & Baths for the products to make your aspirational ideas a practical reality. When the time arrives for a brand new bathroom or a bathroom renovation, Trends completes the picture. Visit trendsideas.co.nz
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MARKET SECTOR REPORT
BUILDING FOR THE FUTURE
FUTURE PERFECT? We need a new model for Return On Investment to account for the longer term value that intelligent building design provides for owners and investors, says Peter Greaves, Buildings of the Future Leader at Aurecon
A revolution in construction and maintenance
which use technology to dramatically improve
of buildings of the future is not being adequately reflected in traditional Return on Investment (ROI)
operational efficiencies, employee productivity and reduce maintenance costs.
business cases and this is blocking important, forward-looking design innovations, and signifi-
At Aurecon, we’ve explored a new narrative around the ROI of intelligent buildings to demon-
cantly damaging the future value of major building investments.
strate the crippling effect that a short-term focus on start-up and construction costs often has on design
The short term focus on start-up and construction costs denies investors and building owners access to design innovations that are increasingly key to the construction of digitally smart, ‘intelligent’ buildings
innovation. The property and construction industry is evolving dramatically as digital disruption, changed building practices and the need to respond to
Above:Peter Greaves, Buildings of the Future Leader at Aurecon, says traditional ROI models don’t accurately assess the full benefits of intelligent buildings. Below:The Brian Lewis Atrium in the Melbourne School of Design is a striking example of how traditional concepts of building design are being overhauled, to the benefit of the building’s users.
climate change and reduce energy consumption impact the sector. Yet many building owners and
Buildings of the Future have marginally higher start-up costs (2-6% more expensive than tradi-
investors are locked into relying on more traditional
tional buildings) in the short term. But they can
ROI metrics, designing for the short term while ignoring the importance of designing buildings for
deliver significant savings, with a good ROI being achieved quickly – in six months to two years – if
the longer term. We need a new ROI model which accounts for financial as well as non-financial benefits such as improving employee productivity and wellbeing,
focus is given to heating, ventilation, air conditioning (HVAC), lighting and some types of electrical loads. This can lead to a 10-50% reduction in operating
while maintaining design flexibility to plan for a rapidly changing future.
costs against traditional buildings. This approach also reduces maintenance costs by 8-12%,
increases employee productivity by 10%, and gives landlords the ability to charge 5% more for
both the financial and non-financial benefits of intelligent buildings, while maintaining design flexibility to
premium property rentals of these innovative new buildings.
plan for a rapidly changing future. Long-term thinking can help companies avoid
To provide a more accurate ROI analysis on
potential disruption. The importance of designing for
Buildings of the Future, a three-dimensional approach is needed – one which presents the ele-
the longer term and for changing space requirements was never better illustrated than when
ments of design as interconnected pieces of a living and dynamic puzzle.
architect Norman Foster admitted he had got it wrong with Apple’s Campus 2 – its massive under-
Buildings of the Future must be designed to meet future expectations, while avoiding wasted space, inefficient designs and inflexible storeys.
Long-term thinking That ROI model needs to reflect the importance of designing buildings for the long term and look at
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ground carpark for 11,000 cars doesn’t allow for retrofitting into habitable spaces if garages become less important and transportation patterns evolve. Legislation can also present significant disruption for those who don’t invest in the right tools and methodologies from the outset. For example, the European Commission has
Below:As workspaces become more flexible, ideas around optimal use of space and facilities need to be redefined and communicated. To facilitate this, sensors throughout the 8-storey Aurecon Centre in Melbourne collect data that can be used to recommend modifications to the building. Right:At the Transport Accident Commission headquarters, Aurecon aimed to keep reducing energy consumption with continuous building tuning – leading to a 50% reduction in the building’s carbon footprint.
proposed a voluntary scheme for rating the ‘smart readiness’ of buildings. The scheme, which is expected to be adopted by the end of 2019, will include the development of a Smart Readiness Indicator (SRI), which will
capture and monitor consumption and usage to optimise building performance over the long term.
An holistic approach Based on these non-financial factors, Buildings of
measure a building’s capacity to use ICT and electronic systems to optimise operation and interact
the Future demand a more robust evaluation of ROI. Intelligent buildings are the quintessence of
with the grid.
future-ready architecture, but their true value lies in innovation and a shared vision. This necessitates
Changing nature of construction
moving away from old, one-dimensional models of
The changing nature of construction design and materials also plays an increasingly significant role
measuring ROI, to synergetic models that encourage and thrive on collaboration throughout the
in ROI. We are seeing an evolution in construction and maintenance with prefabricated construction,
entire lifecycle, starting at the design stage. For Buildings of the Future, idealistic future-
automated technology such as robotics to install it and additive printing, which drives down short- and
focused models are necessary to measure value, instead of spending too much time trying to dem-
long-term costs. The ROI on a 3D printed building, for instance, is almost immediate, with its parts integrated into a digital model of the building that makes maintenance very easy. Beyond construction and
onstrate the financial ROI of intelligent buildings. Rather, we should be asking, what will the cost be of not innovating?”
maintenance, these embedded digital parts also
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Below:With ‘people sitting at the heart’, the forward-thinking design philosophy behind 567 Collins St in Melbourne drives a unique workplace culture, and offers openness, transparency and a communal approach to business.
PRACTICE SAFE DESIGN. USE A CONCEPT. Petrula Vrontikis — Designer
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