COMMERCIAL DESIGN TRENDS New Zealand Vol 30/06 by trendsideas.com

smarter smarter better better quieter quieter For For more more information information visitvisit AT.govt.nz/electrictrains AT.govt.nz/electrictrains @AklTransport or phone or phone 09 366 09 366 6400 6400 @AklTransport

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CONTENTS 18 6

OFFICE BUILDINGS Three35, Christchurch This mixed-use development on Lincoln Rd, Christchurch provides visual interest to the street and defines a green social space for citizens 8 41X, Melbourne With its engaging facade, open floorplates and 5 Star Green Star rating, the new Melbourne office for the Australian Institute of Architects sets an appropriate benchmark for commercial building design 18 Tasti, Auckland The design of this new head office for a food manufacturer pays respect to the locals – the facility is within an industrial area wedged between residential zones 32 15 Green Square Close, Brisbane One of the last buildings to go up in an established precinct outside the CBD, this low-rise commercial tower has a strong identity, with a distinctly urban edge 44

MARKET SECTOR REPORTS Office Renaissance Property markets were fairly resilient during the GFC, with most rebounding within a short period – Leslie Chua, executive director Asia, IPD 26 Sustainable Design High-performing buildings where people are happy, healthy and productive make sound economic sense – Paul Tuckley, NZ Green Building Council 52 Urban Strategy With myriad influences at play, public artworks, microclusters and growth incubators are transforming the built environment – David Grant, Place Associates 108

OFFICE INTERIORS WorkZone, Perth The comprehensive fit-out for the new Perth headquarters of a national construction company reflects interior design values of interaction, engagement and connectivity 58 Envision Control Centre, Shanghai Aerodynamic forms and a large, open floorplate create a free-flowing workplace for a company in the wind turbine business 64

138 Cover

And the winner is... ASB North Wharf. The worthy recipient of this year’s Supreme Award at the Property Council New Zealand Rider Levett Bucknall Awards ticks all the boxes. It’s innovative, it’s productive, it’s healthy, and it’s a financial success. Read what the judges had to say about this project, plus all the other winners, on pages 72-95. Photograph by Jamie Cobel.

PROPERTY COUNCIL AWARDS Property Council New Zealand Rider Levett Bucknall Awards 2014 The results of the nation’s longest running commercial property awards are in – find out who won what, and why

URBAN STRATEGY Carlaw Park Student Village, Auckland A community-inspired project by the University of Auckland has students queuing to live in a new village on the park 96

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AUCKLAND TRANSPORT UPGRADE Electrification update Faster, smoother, quieter – the multi-faceted electrification of Auckland’s rail system has streamlined public transport to signal the city of the future 114 Panmure Interchange A major transport initiative is unlocking Auckland’s Eastern Suburbs, and this new hub is a key part of the equation 120 Wiri Maintenance and Stabling Depot A new purpose-built facility for Auckland’s new electric train fleet introduces a number of firsts to New Zealand 130

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PROJECT PORTFOLIO Tom Bradley International Terminal, LAX With a design that evokes the surf of Californian beaches, this new facility heralds a new era in traveller comfort 140

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INDEX

Managing Editor John Williams – john.williams@trendsideas.com

“Price is what you pay. Value is what you get,” says Warren Buffett. It’s a given that commercial buildings cost money – usually, a lot of money. So, in terms of outcomes, what defines their value? @DavidJideas facebook.com/trendsideas

For an owner or developer, it has to be a financial success. But that success will only be realised if the building provides a healthy and productive atmosphere for its workforce. Not only that, it has to be seen to to be making a positive contribution to its immediate locale, as well as to the greater environment. One building that seems to tick all these boxes is ASB North Wharf – this year’s Supreme Award winner at the Property Council New Zealand Rider Levett Bucknall Awards. The most prominent addition to Auckland’s revitalised waterfront beat 63 contenders to take the coveted title at the nation’s longest running commercial property development awards program. Staying in Auckland, we have an in-depth report on the ongoing electrification of the city’s rail system, plus a showcase of two key projects in the transport masterplan – the Panmure Interchange and the Wiri Maintenance and Stabling Depot. Continuing the transport theme, we fly across the Pacific, landing at LAX’s Tom Bradley International Terminal – a brand new airline hub whose design evokes the surf of the nearby ocean... and, incidentally, where Air New Zealand will fly in and out of from now on. Over the ditch, the Australian Institute of Architects has just moved into its new Melbourne headquarters. Developed by the Institute itself, this skinny, 22-storey office complex has embraced a total carbon modelling process that measures both the embedded and the operational carbon footprint across material, energy, transport and waste functions for the life cycle of the building. I hope you enjoy reading this edition of Commercial Design Trends as much as we did putting it together.

International Business General Manager Trends Media Group Louise Messer Executive Assistant Olya Taburina President Judy Johnson – judy.johnson@trendsideas.com Director of Strategic Planning Andrew Johnson – andrew.johnson@trendsideas.com Executive Assistant Marinka Simunac Managing Director Australia Glenn Hyland – glenn.hyland@trendsideas.com Sales Director Asia Hans Geese – hans.geese@trendsideas.com Media Sales Adrian Law – adrian.law@trendsideas.com Ben Trethewey – ben.trethewey@trendsideas.com John Twigg – john.twigg@trendsideas.com Leslie Johnson – leslie.johnson@trendsideas.com Matt Slatter – matt.slatter@trendsideas.com Sonia Fredrick – sonia.fredrick@trendsideas.com Sales & Marketing Co-ordinators Lana Tropina-Egorova, Anna McLeod Email sales@trendsideas.com Production Agency Manager Annette Nortje Account Manager Chris Maxwell Project & Client Co-ordinator Terri Patrickson Client Co-ordinator Marijana Zeba Graphic Designer Joan Clarke Staff Photographer Jamie Cobel Image Technician Ton Veele DV Camera Operator/Production Manager Bevan Read TV Editor Gene Lewis Digital Marketing Co-ordinator Miha Matelic Digital Writer James Gilbert Web, Production & TV Assistant Clint Lewis Digital Production Assistant Anthony Hunt Email production@trendsideas.com Distribution General Manager Distribution Tina Kapp-Kailea Merchandiser Karen Arthur Distribution Gordon & Gotch Email subscriptions@trendsideas.com Finance Financial Controller Simon Groves – simon.groves@trendsideas.com Finance Manager Naresh Unka Accounts Manager Nina Adam Accounts Assistant Kirstie Paton

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As the new-look Christchurch begins to take shape, gateway precincts, like Three35, by Jasmax, are defining the socialminded vision and functionality of this rejuvenated city centre.

Te Uru Taumatua, the new Tuhoe headquarters, has been designed to have no environmental impact, and is just one of the many Excellence Award winners at this year’s PCNZ Rider Levett Bucknall Awards.

All aboard. The electrification of the Auckland’s rail network, first proposed many decades ago, is now set to transform public transport and help ease traffic congestion throughout the region.

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SECTION FOCUS OFFICE BUILDINGS

SOCIAL AGENDA A new wave of office buildings looks at design in terms of responsibility to workers, visitors â&#x20AC;&#x201C; even passers-by

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Project Three35

Location: Christchurch

Architect: Jasmax

BEST FOOT FORWARD The new Three35 mixed-use development on Lincoln Rd Christchurch provides visual interest to the street and defines a green, social space for citizens

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Preceding pages and below: The Three35 mixed-use precinct by Jasmax presents a dramatic face to the street. The project comprises two near-identical buildings enclosing a green courtyard with a carpark building tucked discreetly behind.

In the three years following one of New Zealand’s most significant natural disasters, Christchurch architects have had to bring fresh focus to their designs. Expansive, versatile floorplates and energy efficiency are ever key drivers, but now resilience, social-mindedness and a quest to reanimate the city streetscape are also part of the agenda. Three35, by Jasmax with architect Richard Hayman at the helm, comprises two, three-storey mixed-use office-and-retail blocks and a discreet, highly automated garage at the rear. “The vision for this job was to create a desirable office-and-mixed use precinct that responds well to, and enhances, its local context,” says Hayman. “Lincoln Road is a main arterial route in and out of Addington, an area of flux both pre and post quake. “The precinct has a central, 100m-long street presence and a commanding corner position in this emerging inner-city suburb. In response to the prime setting, the decision was made to challenge set-back rules to create a higher quality street environment. This move would also free up a quarter of the site for usable outdoor space. “With this approved, we designed the precinct as two similar rectilinear office blocks, and pushed these to the front of the site. This arrangement allows the life of the building occupants – whether offices or retail – to engage with the street. The simple forms also result in large, flexible floorplates.

The carpark building is tucked in behind, with vehicular access from a side street. This contrasts the more traditional model in the area, where the building is set back, presenting the rather utilitarian sight of parked cars to the street.” The greater design picture for Three35 was to contribute to the social fabric of the community. To this end, the area between the buildings was utilised as an internal grassed courtyard, a facility previously lacking in Addington. There are no gates, and passers-by, as well as workers from both buildings, are encouraged to use the open space. To create a strong architectural presence, both buildings have angled front facades, presenting changing aspects when viewed from different directions. Tall windows and doors at ground level offer glimpses into offices or access into retail spaces. Three35’s impressive black facades are made even more dramatic by a brise soleil – a series of vertical and horizontal black powdercoated aluminium fins applied to the curtain wall facade. This functions as an aesthetic link that ties the two buildings together and provides passive shading. The dramatic livery is continued in other ways, too. Central lobbies are clad in black-backed glass. Set beside these, internal social stairs are highly visible from the courtyard, further animating the design. These stairs feature a custom laser-cut balustrading that continues the look of the black SEARCH | SAVE | SHARE AT my.trendsideas.com

Facing page:Reception lobbies on both buildings face the central courtyard. Exposed stairwells alongside these act as wayfinding elements. Below:The building footprints are inverted versions of each other. Together they define the paved courtyard with raised lawn.

expanded aluminium mesh, which is used as a screening device to encase fire egress stairwells. The carpark structure behind is encased in a galvanised steel grating system that will eventually be screened by climbing plants. “Scale was naturally a major consideration in the project,” says Hayman. “The office buildings are in proportion to the size and massing of their neighbours, and both have views over the top of the split-level carpark facility.” The construction of the buildings is as innovative as their aesthetic presence – driven by the need to

protect the structures in the case of future seismic activity. Both have a piled foundation system with diagonally braced steel frames. “The frames feature removable bolted links that dissipate energy in the bracing during a significant seismic event. The linkages can be unbolted and replaced – much like an old-fashioned fuse wire – returning the buildings to sound working order.” “Another key part of the low-damage design was to isolate ceiling systems, which in previous events had rubbed up against other components and caved in, obstructing access to interiors.”

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The brief for Three35 required full compliancy with a 4 Star Green Star benchmark, although this accreditation has not yet been pursued. A raft of green elements include passive control over the sun, utilising the brise soleil, and high-efficiency, argon-filled double glazing to retain warmth in winter. The buildings’ adaptable floorplates and emphasis on encouraging the use of stairs are other sustainable factors. Eco-friendly elements, such as low-flow water fittings, LED sensor lighting and VOC-free materials feature throughout. The green walls for the car park and the use of permeable components in the landscaping to enable rainwater recycling are other Green Star pluses.

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Jasmax also completed four integrated fit-outs, including two for principal tenants MediaWorks and Moore Stephens Markhams. Part of the prescription for ground-level tenants determined that furniture would not set against external walls – to help make the interiors attractive from outside. Natural timbers feature on the interior, and for MediaWorks, vibrant polycarbonate-enclosed spaces offer visual interest when viewed from the street. Exposed ceilings add a touch of industrial chic. The fit-out for accountancy firm Moore Stephens Markhams, has a refined demeanour. Clean, bright surfaces and frosted glazing create the professional aesthetic the company required.

Below left The high-visibility staircases provide continuity between buildings and encourage the use of stairs, rather than elevators. Facing page:Exposed ceilings and natural woods feature in the MediaWorks fit-out. Contemporary polycarbonate screen walls offer notes of vibrancy, appreciated by staff and passers-by alike. The steel structure, with its removable steel fusible links, is on show in the reception – a reminder of the building’s high-tech makeup.

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This page:Cool and restrained, the fit-out for accountancy firm Moore Stephens Markhams on the top floor of one building was also undertaken by Jasmax. Story by Charles Moxham Photography by Jamie Cobel

Project:Three35, Christchurch Architect:Richard Hayman NZIA, Jasmax Interior designer:Alasdair Hood NZIA, DINZ, Jasmax Courtyard design Mike Thomas and Rob Lawry, Jasmax Landscape Architects Developer:Cadaques Investments Ltd Construction company:Armitage Williams Construction Civil engineer:Ruamoko Solutions Mechanical and electrical engineer:Cosgroves Quantity surveyor:Rawlinsons Earthworks:Taggarts Excavation; Texco Landscaping:Morgan and Pollard Cladding:Glass from Metro GlassTech, Alpolic panels from Mitsubishi Roof:Metal profile Veedek from Dimond Facade design and construction:Aluminium by Alutech Glazing system:Structural flush curtain wall by Alutech 14

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Security:ProtĂŠgĂŠ from Cactus Signage:Horton Signs Balustrades:Custom perforated metal with timber handrail by Canterbury Balustrades Flooring:Interface carpet tiles from Dominion Flooring Wallcoverings:Back-painted glass in lobbies Ceiling:USG suspended ceiling Lighting:Philips, Arnold Jensen Electrical Air conditioning:Beattie Air Conditioning, Mitsubishi Furniture:Lobby furniture by Unison Workspaces Exterior exposed aggregate concrete:Firth pavers by Allways Paving save | share | video | images Search 43886 at my.trendsideas.com

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FRESH-AIR REVOLUTION Tight codes for new apartment and commercial buildings require innovative, efficient ways of looking at ventilation – Smooth-Air has several options Sealed thermal envelopes can often make extraction and replacement of stale air tricky. Now there are more efficient ways to achieve a mouldand mildew-free, fresh-air environment. Smooth-Air offers tailored ventilation solutions to the commercial and domestic sectors, and is the sole importer of advanced Air Change plant, such as that installed for the Aurora Apartments shown above. Here, a modular air-to-air counter-flow exchanger, ERV-IC 70, provided a perfect design fit says Smooth-Air product manager John Mitchell. “The system was required to supply outdoor air 16

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and extract exhaust air to eliminate condensation without compromising the building envelope.” The ERV-IC 70 also met the needs of a modest in-ceiling installation height and low noise levels, and is one of many advanced heating and cooling options provided by the specialist company. For details, contact Smooth-Air, phone 0800 SMOOTH (0800 766 684). Web: www.smooth-air.co.nz save | share Search 43853 at my.trendsideas.com

This page:Smooth-Air and Air Change have further advanced the patented ERV-IC 70 in-ceiling energy recovery ventilator that features in Aurora Apartments. The modular unit has advantages over more traditional systems, including the ability to modulate the air flow for either a one- or two-bedroom apartment. It also offers easy access to filters and fans for hassle-free maintenance.

LOOKING SMART Modern schools provide stimulating, practical learning environments. This new classroom block features a range of flooring products from Floorspace

Above:This new classroom block at Our Lady of the Rosary School in Lower Hutt features Tandus carpet tiles in grey and red, Armstrong Marmorette linoleum in Rusty Orange, and Armstrong Accolade Plus vinyl in Kingstone Blue. All the flooring products, which are from Floorspace, are low maintenance and environmentally friendly.

Building anew is often a better option than refurbishment, especially when it provides an opportunity to tailor a new classroom block to best meet the needs of students in the 21st century. Don Jamieson Architecture designed a new five-classroom block for Our Lady of the Rosary School in Lower Hutt. In the words of the principal, “We are absolutely delighted with the space now. It is bright, open and airy, and it offers really exciting new spaces for students to learn in.” Floorspace supplied a range of flooring types for the project. Tandus carpet tiles in Degrees, Grey Scale 43005 feature throughout the classrooms, with accents of red (Radiation 43010) used to define the key circulation routes through the Year 5 and 6 classrooms. Floorspace says durability is assured – the tiles have a long life, are easy to maintain and can be replaced if required. And Tandus tiles are an environmental choice – they are manufactured

from eco-friendly materials. Armstrong Marmorette linoleum in Rusty Orange is another flooring surface from Floorspace. This features polyurethane reinforcing (PUR), which makes it especially low maintenance and therefore well suited to education facilities. Another featured vinyl flooring, Armstrong Accolade Plus in Kingstone Blue, is also a PUR product, and is 100% recyclable. Floorspace is the sole New Zealand distributor of Tandus and Armstrong products, all of which are available in a wide range of colours. For more details, contact Floorspace Ltd, 24C Allright Place, Mount Wellington, Auckland, phone (+64) 9 582 0070. Email: info@floorspace.co.nz. Or visit the website: www.floorspace.co.nz save | share Search 43833 at my.trendsideas.com

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LEADING BY EXAMPLE With its engaging facade, open floorplates and 5 Star Green Star rating, the new Melbourne office for the Australian Institute of Architects sets an appropriate benchmark for commercial building design

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Project 41X – Australian Institute of Architects office

Preceding pages and left: Tapered concrete fins and cutaway elements define the facade of 41X, the new Melbourne office of the Australian Institute of Architects. Designed by architecture firm Lyons, the building is an abstract reference to the established solid stone buildings in the precinct. The green anodised aluminium panels acknowledge the sustainability focus – the building has a 5 Star Green Star rating and a 5 Star NABERS rating. Below:An open staircase that can be seen from outside the building links the different levels of the institute’s tenancy. It also helps to animate the exterior and enhances the connection with the street.

Location: Melbourne, Victoria

There was a lot of interest in what was proposed for this prime corner building site in the heart of Melbourne. And it’s scarcely surprising – the site at 41 Exhibition Street was owned by the Australian Institute of Architects, which was looking to develop a new commercial building. Architect Adrian Stanic of Lyons, the firm that won a competition to design 41X, as it is known, says the word “exemplar” was used a lot during the design phase. “The institute was looking to create a benchmark office building that would achieve architectural excellence with a commercial performance to match,” Stanic says. “In addition, it became increasingly clear as the design evolved, that the building could set a precedent for sustainability.” Institute president Paul Berkemeier says that not only was the institute wanting to set serious design benchmarks, but the development also needed to be a prudent investment that would stand the institute in good financial stead for many years to come. However, at 330m2, the size of the site was a challenge for the design team. Stanic says compared to other city blocks, it is a postage stamp. “But it is a premium location amid a lot of solid

Architect: Lyons

stone and concrete commercial buildings, and in a precinct close to prominent public heritage buildings, such as Parliament House. We chose to reference this typology in the materials and form, but in an abstract way. Cost considerations meant we couldn’t build in stone, so we chose concrete.” The architect says the design of the building was subsequently conceptualised as a large, solid block, with large pieces carved away to reveal the programme behind. “The glass and concrete create a simultaneous sense of heaviness and transparency. The institute wanted the building to engage with the public – it was important that this wasn’t seen as a purely commercial building. It needed to have a human scale that would reflect the institute’s desire to be connected both to its members and the public. The carved, sculpted form of the building facilitates this openness with the street – on the corner of the building, for example, there is a clear view of the open stairway within the institute tenancy.” Stanic says the design strategy was to ensure openness of the entry lobby to the corner, so it would become contiguous with the street. “Institute members and the public can walk

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directly off the bluestone pavement, into the bluestone lobby and up the bluestone stairs.” The tower itself features a series of precast concrete fins that relate to the performance of the building. The fins provide passive sun control, screening the sun in the early morning and evening. Yet their tapered profiles ensure the expansive views can still be enjoyed from inside. “The concrete blades recreate a chiselled face to the exhibition street frontage, like a sculptor’s block that’s ready to be carved,” says the architect. “When they are viewed obliquely, they appear

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to join up as a solid masonry face, with a rough, textural surface.” Stanic says the ribbon-like green anodised aluminium on the faceted carved areas references the sustainability initiatives – the building has a 5 Star Green Star rating and a 5 Star NABERS energy base building rating. To maximise the floorplates, the building core is off to one side, and heavily engineered to compress the space required. For example, two stairs occupy one shaft in a scissor-stair arrangement, and the need for a pressurisation shaft was avoided by

Below left:Bluestone features on the stairs and in the lobby, as well as on the footpath outside. Below:Natural light is maximised on the interior. So, too, are the floorplates. To provide an uninterrupted floor area, core services are to one side of the building.

having a fan intake system on the facade that supplies fresh air directly to the stairwell. Stanic says the size of the floorplates makes the building unique in the Melbourne city market. “It enables owners or occupiers to create their own identity on an entire floor that has a relatively small footprint. This creates a distinctive vertical business community on this city corner.” The building is designed to be carbon neutral within 30 years – the savings made in that time will offset the energy used to construct the building, taking all elements into account.

Berkemeier says the institute embraced this approach, developing a sustainability charter for the building which is believed to be the first of its kind in the office market. “The charter binds owners and tenants to the sustainability agenda for the building to monitor and, where needed, change behaviours. On an annual basis, the measured operational carbon footprint of the building’s tenants will be independently assessed. Combined with the quantified embodied carbon of the physical building, the operational carbon will be offset annually.”

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Left:Tapered fins provide solar protection from the direct sun, while still allowing views back to the city. The south side of the building is fully glazed to gain the most natural light. The building is designed to be carbon neutral within 30 years, and the operational carbon footprint will be assessed annually.

Project:41 Exhibition Street (41X), Melbourne Developer:Australian Institute of Architects Building architect:Lyons Interior architect, institute levels:Hassell Structural and civil engineer:Winward Structures Building services engineer:Aecom Project manager:DPPS Construction company:Hickory Group 24

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Story by Colleen Hawkes Photography by John Gollings

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Market sector Office renaissance post GFC

ASIA PERFORMS WELL Asian office property markets were fairly resilient during the GFC, with most markets rebounding within a short period â&#x20AC;&#x201C; Leslie Chua, executive director Asia, IPD

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Below:Distinctive new Grade A office developments in Singapore include South Beach Tower, due for completion in the fourth quarter of 2014. More than half the space in the building is under negotiation and RaboBank has already secured approximately 2800m2.

With the onset of the global financial crisis (GFC) in late 2007, financial markets were faced with an unprecedented shock. While the crisis had its roots in the US mortgage market, the flow-on effects through the rest of the financial system were substantial, and commercial property was not exempt. Commercial property was impacted on two fronts. Within capital markets, at the onset of the crisis in 2008 and 2009, liquidity dried up, borrowing costs skyrocketed, and many investors were forced to deleverage. At the same time, the underlying tenant demand for commercial property was hit as businesses and consumers tightened their belts. The combined effect was a sharp fall in the value of many commercial property assets. Income returns offered some protection, but in many cases the fall in capital values was large enough to push total returns into the red. After 2009, the dynamic shifted as the initial effects of the crisis wore off and liquidity started to return to the market. In response to the financial crisis, policy makers globally cut interest rates and encouraged liquidity with schemes such as the Troubled Asset Relief Program (TARP) and Quantitative Easing, while at the same time cutting interest rates to historically low levels in an effort to spur growth. The resulting excess liquidity and low interest rate environment has seen investors become increasingly focused on income yield, a fact which has benefited Asian office markets. From 2010, the relatively attractive yields on offer for Asian office property, together with relatively stronger underlying economic growth, have caused an inflow of international capital, which has helped support returns. Since 2010, this capital inflow has been the primary driver of office property returns with yields firming over most markets. The impact of the crisis was most pronounced in the office markets of North America and Europe where a long run-up in commercial property values had encouraged borrowing and speculation. Asian markets were shielded to some degree by more

resilient domestic demand, lower borrowing, less institutionalised commercial property markets and less speculative development. Figure 1 below demonstrates how the office property investment market cycle in Asia differed from that in the United States and the United Kingdom.

Figure 1: In both the American and Asian markets, returns fell from 2007 and bottomed out in 2009. However, whereas returns in the United States fell sharply for two years before recovering, returns in Asia softened in 2008 and were only marginally negative in 2009. The UK downturn was also quite pronounced but it preceded the other two markets by about a year. Within Asia, the experience was different across national markets. In Korea and Taiwan, total returns were never negative. Returns in Korea fell sharply from almost 27% in 2007 to just over 5% in 2008, but stabilised in subsequent years. Taiwanâ&#x20AC;&#x2122;s returns fell in 2009, but bounced back strongly in 2011 to double their pre-crisis level. These markets benefited from close links to the Chinese economy and strong domestic growth. Both these factors kept the underlying demand for office space high, which in turn supported returns. In the remaining markets, returns did dip into negative territory at some point following the collapse. Hong Kong was somewhat exceptional in that a trough was reached in 2008, but a sharp SEARCH | SAVE | SHARE AT my.trendsideas.com

rebound has seen returns outpace almost all other Asian economies in the ensuing years. Like Korea and Taiwan, Hong Kongâ&#x20AC;&#x2122;s close ties to mainland China helped drive stronger domestic growth, which again supported office returns. Unlike Hong Kong, returns in the remaining Asian markets bottomed out in 2009, or 2010. The return profile of the Australian, New Zealand and Singapore markets followed a similar trend during the crisis, while Japan suffered the largest falls of any Asian market, and also posted the weakest recovery. These markets were generally more exposed to western capital markets and thus were more vulnerable to the downturn. In Japanâ&#x20AC;&#x2122;s case, an aging population has been a long-standing problem that drags its economic growth. Figure 2 examines the relationship between property returns and the macroeconomy and how this varies across regional markets. Over the period 2006 to 2012, office markets in Asia generally outperformed the local economy, but those markets with the strongest underlying domestic growth witnessed the best performance. Overall, Asian office property markets were fairly resilient during the financial crisis. Returns in most markets were impacted, but not to the same extent as markets in North America and Europe. Where returns in Asian office markets did enter negative territory, the contraction generally lasted less than a year, with most markets rebounding to some extent due to an inflow of capital seeking the high returns

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Below left:The Hong Kong skyline will continue to change over the next six years, but many office towers will be in new hotspots. Shown here is Gateway Towers in Kowloon. Below:Shanghai Tower will deliver much needed supply to the Pudong office market in China, when it reaches completion in 2015. Right:Platinum Park is a distinctive new integrated development in Kuala Lumpur designed by leading UK firm Foster + Partners.

Figure 2: on offer from Asian office property. The data used in this article comes from IPDâ&#x20AC;&#x2122;s Pan-Asia Return Indicator (PARI), which contains data for more than 4000 assets in nine countries worth over US$270 billion. These assets cover a broad range of commercial property types from 2006 to present. For more information, visit www.ipd.com save | share Search 44083 at my.trendsideas.com

Project Watercare House

Location: Newmarket, Auckland

Architect: JCY Architects

FACE TO REMEMBER Eye-catching, low-maintenance and extremely durable – just some of the reasons Alucobond cladding was used for the Green Star-rated Watercare House

First impressions count – again and again. Selecting the right cladding for a building ensures it will look its best now and for many years to come. Kaneba supplied and fabricated the Alucobond composite frames that give the Green Star-rated Watercare House in Newmarket its crisp, distinctive aesthetic, says director Jan Gouws. “A key fiscal consideration to the building owner was that the Alucobond panels incorporate their own structural frame, eliminating the need for the builder to provide one. This resulted in a faster, more economical construction time. 30

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“Another advantage was that external doors were also clad in Alucobond – matching adjoining walls. “The cladding offered pluses for JCY Architects, too. It’s stable yet flexible, and easy to install. It is also virtually unbreakable and absorbs vibration.” For details, contact Kaneba, PO Box 303388, North Harbour, Auckland 0751, phone (09) 926 2297. Email: jan@kaneba.co.nz. Website: kaneba.co.nz save | share Search 43498 at my.trendsideas.com

Above:Watercare House in Newmarket boasts a strong street presence. JCY Architects selected Alucobond cladding for its longevity, ease of upkeep and crisp aesthetic. The cladding is in Pure White, with some roof edges in Grey Metallic.

GREEN AGENDA Recycling is now an integral part of almost every commercial project – the logical next step is a recycle station comprising durable and hygenic Hideaway Bins

Above: Hideaway Bins offer an easy way to achieve a practical recycling and rubbish disposal system in the workplace. Strong and roomy, they have frictionfitted, hygienic Clinikill lids that protect against bacteria and the escape of unpleasant odours. The system’s steel runners overextend, so the food grade polypropylene buckets can be easily and speedily accessed.

Green building codes, government recycling initiatives – the drive to protect our planet from excess waste in the commercial sector has never been stronger. And part of this is establishing efficient recycling practices in the workplace, a mindset not lost on clients and visitors. The installation of 50L Hideaway Bins side by side is a simple solution for workplace waste and recycling, says general manager Jamie Bertelsen. “Even better, the bins slide away out of sight, keeping the room clear of clutter.” Hideaway Bins are designed with strong, durable materials to withstand the rigours of a commercial environment. The framework is in high-grade steel,

powdercoated for added durability, while the bin runners are designed to hold up to 52kg. With hygiene a priority, Hideaway Bins have a friction-fitted, antibacterial Clinikill lid on most ranges. This protects against harmful bacteria, yeast and fungi for a clean, safe office environment. The bench-height units pull out towards the user, with the Clinikill lid remaining within the cabinet. For further details, contact Hideaway Bins, phone (09) 426 7456. Website: www.hideawaybins.co.nz. save | share Search 44226 at my.trendsideas.com

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Project Tasti head office

Location: Te Atatu, Auckland

Architect: Leuschke Group

WITH A SUBURBAN EDGE The design of this new head office for a food manufacturer pays respect to the locals â&#x20AC;&#x201C; the facility is within an industrial area wedged between residential zones

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Below:With its long, low profile and landscaped entry, the new head office for food manufacturer Tasti looks right at home in a residential neighbourhood. The textural urethane art wall at the entry tells a story about the history of the company.

Success in manufacturing invariably leads to expansion. But it’s not just space issues that can be addressed with new premises – buildings can also be designed to reflect changing work practices and company values. Tasti, a confectionary manufacturing business founded in the 1930s, commissioned a new head office to replace the two small Lockwood houses it had been using for many decades. Architect Colin Leuschke of Leuschke Group says the company had outgrown its office premises, but there was ample land available on the site to create a new building that would link to the manufacturing facilities.

“While this has been an industrial zone for many years, the site is a little unusual in that it has residential neighbours across the road and behind,” says Leuschke. “Consequently, the building needed to blend in as much as possible. It needed to have a low profile and not announce its presence as a large industrial concern. We wanted to break down the building visually, and give it a human scale so it would not be too imposing.” To this end, the design team created a long, low building with large white V-angle structural supports. “These elements provide a degree of separation between the people on the inside and those on the outside. We also terraced and landscaped the entry

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so it is very understated and almost domestic in scale. In a sense, this could almost be a very large family home.” Textural elements feature strongly – a urethane art wall created by Unique Ltd forms a backdrop to the landscaping. The wall, which references the history of the company and its people, extends through to the interior where it incorporates irregular cutouts backlit by LED lighting. “The visuals were a key part of the brief from the company, which values its staff highly,” says Leuschke. “It was essential to make this a pleasant, inviting workspace that would help the firm attract and retain good workers.” The architect says the visuals were also a way to inject a little humour into the design. The reception desk, for example, resembles a giant muesli bar, with nuts and seeds embedded into the front panel. A black backdrop, which relates to the Tasti corporate colours, enhances the visual drama. In terms of the interior layout, the main organising element is a wide corridor that forms the spine of the building, connecting all the offices with the cafeteria, staff facilities and the factory beyond.

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“This circulation zone, which is defined by a long timber wall made from recycled rimu and matai, functions as an architectural street,” says Leuschke. “It links every aspect of the Tasti business and encourages interaction between employees. All the offices open to the street.” Natural light pours into the street, through a band of clerestory windows. Small V-shaped structural steel supports beside these windows echo those on the other side of the building. But the interior supports are black so they stand out against the windows and the white ceiling. “We brought the garden inside at the far end of the street,” says Leuschke. “Workers walking to and from the cafeteria are exposed to greenery and natural light –– it offers an escape from the inside of the factory.” Screens and contemporary furniture in the cafeteria also enliven the work space, with a large orange screen helping to organise any queues that may form. Leuschke says the office is a very dignified, egalitarian working environment, one that is both grounded and engaging for the workforce.

Below:Black and white – the Tasti corporate colours – make a dramatic backdrop to the reception desk, which is modelled on a giant muesli bar. Right:The textural urethane art wall extends through to the reception area, where it is enlivened with illuminated cutouts and a large video screen. The wall was created from large moulds made at a tidal beach north of Auckland. Lower right:A long architectural street forms the spine of the building, linking all the offices and meeting rooms to the cafeteria and factory. The 90m2 wall features matai and recycled rimu timber salvaged from an 1890s villa.

Preceding pages:A large orange screen with round cutouts is a distinctive feature of the cafeteria. To enhance the light, bright ambience, a garden wraps around three sides of the space. The gardens can also be viewed from the internal street, which is glazed between the new building and the factory behind. The ceiling features sculptural wood veneer panels that provide acoustic insulation. Left:The new building incorporates meeting rooms and a training room (lower). The wall of graphics bookmarks the end of the internal street. Top right:Other whimsical graphic elements include Tasti food recipes reproduced on walls. Lower right:Because the firm employs many shift workers, considerable attention was given to bathroom facilities. Contemporary fixtures and fittings reinforce the emphasis on cleanliness and good hygiene.

Project:Tasti head office, Auckland Architect:Colin Leuschke, Leuschke Group, Auckland Civil engineer:Brown and Thomson Mechanical and electrical engineer:Electrical Consulting Services (ECS) Quantity surveyor and project manager:MPM Projects Fire consultant:MacDonald Barnett Partners Construction company:Macrennie Commercial Construction Earthworks:AHS Construction Services Landscaping:Natural Habitats Cladding:PBS Eterpan; Express Clad Roof:Prefinished Dimond Styleline Door and window joinery:Bradnams Nalco Hardware:Sopers McIndoe Signage:Brave Design Security system:Integrated Security services

Art wall, timber feature walls and reception desk:Unique Ltd Partitioning system:Alpha Interiors Carpets and vinyl contractor:Master Kelwin Paints:Resene Ceiling:Armstrong Dune ceiling tiles by Alpha Auckland Veneers:Decotech panels by Alpha Auckland Lighting electrician:Caldwell Levesque Heating and air conditioning:Chillex Services Story by Colleen Hawkes Photography by Jamie Cobel save | share | images Search 43879 at my.trendsideas.com

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OUTSIDE THE SQUARE Innovative design defines many new commercial buildings, but the concept is taken to a whole new level by Unique Creative, as these projects demonstrate

Whether it’s the design for a commercial building, office interior, restaurant or theatre, everyone is looking for a point of difference – that special that something turns an everyday feature into a conversation piece. As the name suggests, Unique Creative is a company that specialises in providing that solution. Founded by Andy Barnett, a former filmmaker with extensive industry experience, the company has worked on numerous large commissions, including works for the new Tasti food manufacturer offices in Auckland. For this project, Unique Creative designed the textural urethane wall that runs from the outside through into the reception area. “The wall is an artwork that tells a specific story,” Barnett says. “The design was created from moulds made of the tidal marks left behind on a beach, with the stacked patterning referencing the many people who have contributed to Tasti’s ongoing success.” Unique Creative also designed and built the feature wall that defines the spine of the building, and the reception desk that references a muesli bar embedded with actual nuts and seeds. Other recent projects include interior fit-outs for Hoyts Cinemas and Lion Nathan. The Hoyts Cinema facade (right) was created by Unique Creative’s scenic artists from fire-retardant fibrous plaster on a timber substrate. Barnett says Unique Creative also supplies high-end custom furniture and furnishings, and can provide a full turnkey solution for clients. For more information, contact Unique Creative, 120a Foundry Rd, Stanmore Bay, Silverdale, Auckland 0932, phone 021 0277 8571. Websites: www.uniquecreative.co.nz save | share Search 44233 at my.trendsideas.com

Above:Unique Creative, a specialist in one-of-a-kind design solutions, worked on the Tasti and Hoyts Cinemas projects. 40

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Architectural Lighting Design

Inspiration from Europe

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Project Leading Edge Communications

Location: Auckland

Architectural specifier: Spaceworks

EVERYBODY’S TALKING It started with a blank canvas, and finished with a lively colour palette from Resene – this office has the exact wow factor the clients wanted No matter how tight the budget, there can always be an innovative design response, as this project shows. The new Auckland office for Leading Edge Communications, brings together staff from two locations. Spaceworks, the architectural specifier for the project, says the company wanted a collaborative office interior that would energise the staff, while also making them feel at home. “The new space was a blank canvas, but the budget was limited and the wow factor needed to come from the colours and finishes.” Spaceworks based the concept on a series of houses and baches, with meeting areas referencing different elements – for example the collaboration spaces are reminiscent of a backyard. The main colour anchor is an eye-catching 20m wall painted in stripes, in seven Resene shades – Resene Meteorite (dusky violet), Resene Golden 42

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Dream (strong yellow), Resene Cardinal (lipstick pink), Resene Ecstasy (tangerine orange), Resene Citrus (acidic green), Resene Sea Fog (greyed white) and Resene Alabaster (blackened white). To make the space practical, part of the interior was painted in Resene Write-on Wall Paint, which provides a whiteboard-style wall. Other colours include Resene Toto – a soft sky blue – in the reception area, which references the Leading Edge corporate colour. It is also a traditional bach colour. For more information, or to receive a copy of the latest colour fandeck, visit a Resene ColorShop, or freephone 0800 RESENE (737 363). Alternatively, visit the website: www.resene.co.nz save | share Search 43827 at my.trendsideas.com

Above left:This 20m wall in the new Auckland office of Leading Edge Communications features seven Resene colours, chosen to create a lively interior, reminiscent of a traditional New Zealand bach. The architectural specifier for the project was Spaceworks. Graeme van der Linde was a design contributor, responsible for client liaison. Above:The reception area features Resene Toto (soft sky blue) and Resene Diesel (dark black red).

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Project 15 Green Square Close

Location: Fortitude Valley, Queensland

Architect: Cottee Parker Architects

NEW KID ON THE BLOCK One of the last buildings to go up in an established precinct outside the CBD, this low-rise commercial tower has a strong identity, with a distinctly urban edge

A lack of building sites in the CBD has given rise to many new developments on the fringe of our larger cities. These locations are often more cost effective, but there is another spin-off – a new urban architecture has evolved, whereby buildings are more hard-edged and a lot less conventional. This new commercial building in Green Square Close, on the fringe of Fortitude Valley in Brisbane, is a good example. Cottee Parker Architects won a design competition for the building, which was

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intended as a flagship project for the developer, the City of Brisbane Investment Corporation. Architect Adam Pope says for this reason, the building needed a strong identity. “While the design needed to have a commercial CBD feel, this building was never going to be a big glass box,” Pope says. “It had to be more detailed, and it needed to have more of an urban edge that would reflect the fringe location, next to a major railway corridor.”

These pages:This new commercial building outside the Brisbane CBD, on the fringe of Fortitude Valley, sets a new benchmark for the City of Brisbane Investment Corporation. Designed to achieve a 5 Star Green Star rating, 15 Green Square Close features a mix of horizontal, vertical and wraparound solar screens.

The architect says it was also essential to make other aspects of the building appealing to future tenants. The gross lettable floor area had to be maximised; the floorplates needed to be unobstructed, and have the potential to be linked with open internal stairs; and the building needed to achieve a 5 Star Green Star rating. To this end, solar screens and blades articulate the exterior, responding appropriately to their respective orientations. The design avoids monotony by mixing vertical blades with horizontal precast concrete shades and smaller bright orange

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screens that wrap the windows in an r shape. This wraparound motif reappears in various forms throughout the building – even the roof canopy wraps down the side of the building on the southfacing facade. This elevation features bands of textural precast concrete, chosen to present a suitably robust face to the rail corridor. The concrete also provides acoustic insulation. “On the other side, we ensured that the screens are positioned to block the direct sun, but not to obstruct the views back to the city,” says Pope. “We were also mindful that the southwest side of

Below and right:Horizontal bands of textural precast concrete feature on the south side of the building, which faces a rail corridor. The roof also wraps down the building on this side, echoing the form of the orange sunscreens. Lower right:Alpolic aluminium panels wrap the lower three levels, effectively creating a podium, which brings a human scale to the building. The green wall faces a residential block.

Left:Horizontal precast concrete bands on the front facade feature an imprinted design and have a downturn that screens the interior from the direct sun. The entry is enlivened by warm-toned wood panels and a canopy that echoes the design motif and colour of the smaller sun shades. The opening at the right leads to a walkway past retail tenancies at the front of the building. Below right:There is also a living wall on the inside. The entry and lift lobby are aligned with the Green Square pedestrian plaza.

the building is overlooked by a residential block. So we added vertical blades for privacy, and planted a green wall – plants climbing up a trellis help to soften the view for the neighbours.” The design team also introduced a human scale to the lower three levels, which are wrapped in Alpolic aluminium panels so they resemble a podium. Maintaining a strong connection with the adjoining public plaza was another key consideration – the main entry is aligned with an axis leading directly to the plaza. And provision has been made for hospitality and retail tenancies to activate the street frontage. The entry canopy repeats the asymmetrical wraparound motif, with the soffits lined with Prodema wood veneer panels. Within the lobby there is another living wall, and timber fins on the ceiling pick up on the exterior aesthetic, albeit in an abstract way. To meet the 5 Star Green Star requirements,

15 Green Square Close has double glazing, rainwater harvesting, and energy-efficient lighting. Natural light is maximised by a central core and unobstructed floorplates. “The building also provides end-of-trip facilities for cyclists,” says Pope. “In most buildings, these are in the basement, but we have placed the showers and bicycle racks on the ground level, providing access directly off the street. This means cyclists are not mixing with the cars, and it creates a better amenity, with plenty of natural light.” The architect says the building, which has now been sold to The GPT Group, is nearly fully tenanted. Some of the larger companies have opened up the floors with stairs to connect the different levels as anticipated.

Project:15 Green Square Close, Fortitude Valley, Qld Developer:City of Brisbane Investment Corporation Architect:Cottee Parker Architects, Brisbane Construction company:Adco Construction & Building Australia Civil engineer:Robert Bird Group Mechanical and electrical engineer; fire consultant:Norman Disney & Young Quantity surveyor:Gray Robinson & Cottrell Landscape design:Jones Flint & Pike

Cladding:Precast concrete panels; Kingspan trapezoidal wall panel Roof:Stramit Longspan Curtain wall and window systems:Permasteelisa Lift services:Kone Heating and air conditioning:CoolMaster

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Story by Colleen Hawkes Photography by Scott Burrows

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Market sector Sustainable design

PEOPLE COME FIRST High-performing buildings where people are happy, healthy and productive make sound economic sense – Paul Tuckley, New Zealand Green Building Council

There is a Maori saying: He aha te mea nui o te ao? He tangata, he tangata, he tangata. It asks, what is the most important thing in the world? The people, the people, the people. Since the very first human settlements, buildings have been designed with one key purpose in mind – to meet the needs of the occupants. Agriculture was the primary driver for the development of Stone Age settlement, and up until the industrial revolution much of humanity remained tied to the land. We are now living in a society that is far removed from our evolutionary environment, with more than half of the world’s population now living in cities. In the developed world, we spend as much as 90% of our time in artificial indoor environments that are a vast contrast to our natural state, and for many of us this means long hours in commercial office buildings.

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Winston Churchill famously said, “We shape our buildings and thereafter they shape us.” This is a very astute observation that suggests that the building reflects the qualities and aspirations of those involved in the creation, whereas once the building is occupied the people take on the quality of the building. While this is certainly true the impact can be both positive and negative. Many of us are still prepared to work in office environments that have more in common with zoo cages of the past. Offices that are not designed with the physical, psychological and social wellbeing of occupants in mind can contribute to psychological and stress-related illnesses and impact on productivity, learning and creativity. Biologist Stephen Boyden defined (1971) the optimum healthy environment as “the conditions that tend to promote or permit the optimal

Above:New Zealand Green Building Council director of membership and communications, Paul Tuckley, says there is a big gap between the actual and perceived costs of green buildings. Such buildings are perceived to cost about 25% more than the actual cost. Below:The Meridian building, the first certified Green Star building in New Zealand, has a 5 Green Star rating. Right:A translucent double facade on the Geyer complex traps and utilises warm air in winter and opens up to provide cross ventilation in summer. The project, by Patterson Associates, has a 6 Green Star rating.

physiological, mental, and social performance in its natural or ‘evolutionary’ environment.” Boyden suggests that a healthy environment should provide occupants with the opportunity to engage in spontaneous social encounters; the opportunity for relaxation and psychological restoration; the opportunity for privacy and for movement between interaction and solitude, as desired; the opportunity for learning and information sharing; the opportunity for connection to the natural environment; sound levels not much above or below that of nature; meaningful change and sensory variability; an interesting visual environment with aesthetic integrity; a sense of social equity and respect; and the ability to maintain and control personal comfort. People intuitively understand these needs, and yet too many commercial office spaces are not meeting the needs of the people. Cost is often cited

as the main issue, yet simple and relatively cheap investment in areas such as lighting has been shown to improve productivity by up to 23%. These attributes are understood by advocates and practitioners of green buildings and we are fortunate in New Zealand that we have some fantastic examples of buildings built with occupants in mind. Indoor environmental quality, and the interplay between the use of space and attributes such as natural lighting, thermal comfort, acoustics and ergonomics, have been shown to have a significant impact on the health, wellbeing and productivity of occupants. This results in lower absenteeism and reduced staff turnover. Wellington’s Meridian Building was the first certified Green Star building in New Zealand and was designed with the people in mind. A post occupancy study showed that staff productivity had improved by 9%. Since then more than 100

Below:The ASB North Wharf building at Wynyard Quarter, Auckland, designed by BVN/ Jasmax, has created a highly sustainable, people-focused workplace. Below right:Floorboards in the café on Level 3 of ASB North Wharf are interspersed with black rubber strips to resemble ship decking. The spotted gum was supplied and installed by Hardwood Technology.

projects have achieved Green Star ratings, many of which have demonstrated world leadership in indoor environmental quality. The World Green Building Council produced a compelling report on the business case for green building that synthesises all the credible global evidence into one collective resource. The key findings show there is a big gap between actual and perceived cost of green buildings â&#x20AC;&#x201C; costs that are in fact trending downwards. The cost premium for most certified green buildings is 0% to 4%, but theyâ&#x20AC;&#x2122;re perceived by industry to be up to 29% more expensive to build. Building green often costs less than conventional buildings, particularly when cost and environmental factors are considered. Sustainable buildings also cost less to run over the long term. This generally makes up for any cost premiums during design and construction, within a reasonable payback period.

Green buildings have a marked effect on staff productivity. Improved lighting, ventilation and views of the outdoors have been proven to boost employee productivity by 11% to 23%, benefiting business performance and profitability. Green buildings also deliver better returns. Research shows higher sales prices, higher occupancy, and greater demand from prospective tenants. The World Green Building Council is currently undertaking a global project to establish a common way of measuring productivity and financial benefits. The information can then be used to better inform investment decisions and drive change. Details of the WGBC study can be found on the NZGBC website: www.nzgbc.org.nz save | share Search 44085 at my.trendsideas.com

SECTION FOCUS OFFICE INTERIORS

LOOKING LIVELY Increasingly, modern office interiors are defined by floorplans that encourage social interaction

Project WorkZone

Location: Perth, WA

Interior designer: Hassell

OPEN EXPRESSION The comprehensive fit-out for the new Perth headquarters of a national construction company reflects interior design values of interaction, engagement and connectivity

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Preceding pages The large stairway void, centrally located hubs and impromptu meeting spaces encourage staff movement vertically through this company headquarters. Vibrant furnishings bring splashes of colour to otherwise neutral tones. Hassell undertook the comprehensive fit-out. Below:The reception has an open feel. Below right:Plans show the dynamic of the central stair core and the mainly open-plan layout.

Casual social interaction between workers, and a high level of transparency to clients are important concepts in contemporary office design. A central circulation element is one way forward. When national property group Charter Hall first began the development of WorkZone, on the fringe of the Perth CBD, Hassell was asked to undertake the interiors. Interior designer David Rey says relocating any multifaceted company to a single address brings the opportunity to use the building form and interior design to actively promote teamwork. “A key objective of this project was to celebrate the potential of enhancing people and client

engagement,” he says. “In addition, we wanted the interiors to have a high level of transparency. It was also important to achieve a 5 Star Green Star rating for the interior.” Rey says the project was an integrated fit-out – Hassell worked with the building architect Fitzpatrick+Partners to tweak the plans before construction got under way. This was carried out by Broad Construction Services. Changes included removing internal walls at ground level so visitors at reception could look across and through adjacent hubs and informal spaces. This sets up a feeling of openness that continues on the floors above.

Sixth floor

Third floor

Ground floor

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Another change was the introduction of a wide staircase void to connect all levels of the building. This central element provides vertical vistas from one level through to the next, encouraging staff movement between floors. The resulting connectivity promotes the office as one facility, rather than as a set of separate floors. Glass elevators add to the open aesthetic, while setting services towards the core, and the choice of low desking ensure views right across each floor. Building on the idea of connection, social hubs, serving casual drinks and cold food, are located

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beside the stairwell on each floor and there are also informal meeting zones in the same proximity. The hubs have their own individual aesthetic and also act as wayfinders in a building where the interiors floor-to-floor look quite similar. With the reception and building services at ground level, floors one to five are a combination of open-plan desking, executive and managerial offices, and meeting rooms. The sixth floor is intended for client engagement, with meeting rooms, executive spaces and training facilities. All three training rooms have operable walls that

Below:This high-tech meeting room features formwork that suggests the coming together of building forms to create enhanced connectivity. Facing page:The generous use of eucalyptus veneer and plantings brings warmth to the interiors and is a visual reminder of an eco-friendly focus.

pull back to create one large event space. The other side of this level is for staff socialisation and dining facilities. All hot food and dining options for staff are on this top level, encouraging staff to gravitate towards this space, says the designer. “The decor also facilitates individual disciplines coming together. A motif of joining and interlocking elements runs through the offices. It can be seen, for example, in the geometric forms on the conference rooms, which are much like a 3-D puzzle, and in the plank composition of the joinery on all levels.” Repeating the blade ceilings and a consistent

use of eco-friendly eucalyptus veneer add to the sense of connection between floors. To achieve the coveted 5 Star Green Star rating, Hassell addressed everything from indoor light quality, including setting workspaces to the perimeter, to specifying low-VOC surfaces. In addition, a high material efficiency was achieved, in part by constructing most joinery off site. Other green aspects are super-efficient chilled beam air conditioning, energy-efficient whitegoods, low-flow tapware and the designer’s choice of Geca-accredited furniture.

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Below:Each staff hub has an individual feel. The glass elevators admit natural light and offer views to the courtyard.

Project:WorkZone, Perth Developer:Charter Hall Architects:Fitzpatrick+Partners Interior designer:Hassell, Perth Construction company:Broad Construction Services Mechanical and electrical engineer: Aecom and Norman, Disney & Young Quantity surveyor:Turner & Townsend Fire consultant:Wood & Grieve Engineers Window and door joinery:Sapphire Aluminium Wideline System Hardware:Madinoz door handles, Raven door seals Blinds:Originals 982 by Verosol, Mikor blind pelmet Tiling:Classic Roman Vein cut travertine from Attica Stone Flooring:Striation and Monochrome carpet tile from Interface Flor Ceiling:Slot decorative acoustic ceiling panels and timber 62

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slatted ceiling, both by Ultraflex Veneers:Eucalyptus veneer on all joinery, from George Fethers & Co Paints:Dulux Lighting:Thorn, Tom Dixon, Halo, Zumtobel, Luma Lighting Workstations:Custom desks by Zenith Interiors; storage by Castledex Office chairs:Scope task chair by Burgtec Furniture:Style Craft, Table & Chair, Living Edge, Design Farm, Zenith Kitchen equipment:Fisher & Paykel, Smeg, Clark, Simply Stainless save | share | images Search 43895 at my.trendsideas.com

Since 1974 the Classique brand of kitchen appliances has been helping shape the way Kiwis use their kitchens. From those first iconic rangehoods nearly 40 years ago through to the complete suite of appliances and accessories available today, Classique has built a reputation for innovation borne from experience. As one of the countryâ&#x20AC;&#x2122;s trusted brands, Classique has positioned itself to offer modern products while remaining highly affordable, and is available nationwide through Mitre 10 Mega. classique.co.nz

Project Envision Control Centre

Location: Shanghai, China

Interior designer: M Moser Associates

SYNERGY AT WORK Sleek, aerodynamic forms and a large, open floorplate create a free-flowing workplace for a company in the smart wind turbine business

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Below:Symmetry defines the design of the new control centre for Envision, a global company specialising in wind turbine technology. The office, designed by M Moser Associates, brings together engineers, sales people and administration staff from several different locations. The entire wall at the end of the office can be transformed into a trio of giant projection screens.

A problem shared is a problem halved – it’s a saying that resonates with the staff who get to enjoy the workplace featured on these pages. Interior design specialist M Moser Associates designed the Envision Control Centre to enable a high level of collaboration and problem solving, says director Cynthia Chan. “Envision, a world leader in the smart wind turbine business, required a new control centre for engineers, sales people and administration personnel,” she says. “Because the company is global, the centre was to be staffed 24/7, with the company requesting a specific control room within the office, for engineers dealing with problems in the field.

“However, the idea of engineers being locked away in the dark by themselves didn’t seem to be the best way to meet their needs. They required better access to their support teams, and we felt they needed a light, bright workplace they would be happy to come to and proud to show off.” Chan says the design team expanded the notion so the entire room became the control centre. Information on computer screens can be projected on a large display wall at the end of the office, which everyone can access, and everyone can see. “When an engineer has a problem, they can throw it open to the entire office, so everyone can help resolve it.”

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Douglas Newkirk of M Moser Shanghai says the concept of collaboration also influenced the way the office was organised. “We were inspired by the physics behind air movement – something that relates directly to Envision’s business. We wanted to create a connective flow, just like different airstreams can smoothly come together into a single flow, and then disperse again. The idea was to design a space that offered freedom of movement, and would accommodate the way people move around and collaborate, both as individuals and as teams.”

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The 75 staff members within the office, which is part of a much larger workplace, are seated at curved, custom-made workstations with integrated CPUs and monitors. Design associate Manuel Garcia says the glow of blue LED lighting and touches of light maple veneer are the only touches of colour on the pristine white furniture. “Integrating the equipment into the desks enhances the evocative, aerodynamic form of the workstations,” he says. “A long meeting table on the centre of the office, directly in front of the giant wall screens, also has an aerodynamic form.”

Below left:Workstations, custom designed and manufactured by M Moser Associates, are white, with integrated screens. Their sleek, aerodynamic design references the form of a wind turbine. The layout of the office itself also creates a free-flowing space that encourages movement and collaboration. Right:A large conference table defines the key axis of the office. Workstations have sightlines in all directions.

Top left:The laboratory within the office features a curved glass wall that distorts reflections from the LED cove lighting. Lower left:A high table with green bar stools forms a breakout area for workers. Below:Exposed portions of the ceiling mimic the shape of the workstations below. The fins in the ceiling are reminiscent of air intake grilles. Below right:Each team has a central meeting table with a large integrated screen. Story by Colleen Hawkes Photography by Vitus Lau

This area has a commanding presence, and forms an ideal backdrop for the CEO to speak to all the workers via an online link, says Chan. Teams are clustered, symmetrically, either side of the central table, and all workers enjoy sightlines that extend across the space in every direction. In addition to the workstations, each team has a central pod – a small meeting table with a large integrated screen. These tables are primarily used for instant, real-time collaboration with field technicians. Numerous additional digital projection and LED screens mounted on the office walls ensure each worker has continuous access to the data streaming in from Envision’s wind turbines around the world. The low ceiling height and the position of existing sprinklers presented a challenge for the design team. Newkirk says they chose to make a feature of the ceiling, so it would further accentuate the idea of a fluid, flowing space. “We wanted a ceiling that would create an impression of light penetrating through clouds,” he says. “The design uses softly curving white drywall

that envelopes an array of coves that provide indirect LED lighting. Other areas of the ceiling were left exposed, but are adorned with linear fins that correspond to key elements of the floorplan. These mimic the look of air intake grilles, and help to conceal the sprinkler system.” Chan says the design team took care to minimise reflections, with a lighting consultant contracted to oversee the project. In other areas, such as the glazed laboratory, there was a deliberate move to play with the reflective quality of the strip lighting. “The laboratory, which frequently serves as a wind tunnel, features a curved glass wall that bends the reflections in a playful way,” she says. “This environment is also saturated with integrated technologies. Ensuring that all this technology complemented the design, and it all worked together seamlessly and intuitively, was probably the biggest challenge of the project.”

Project:Envision Control Centre, Shanghai, China Interior designer:M Moser Associates – Cynthia Chan, Manuel Garcia, Douglas Newkirk Fit-out company, mechanical and electrical engineering, fire consultant:M Moser Associates Lighting consultant:Studio Illumine Audiovisual and IT team:M Moser Associates – Hong Jiang, Peter Zhang

Hardware:GMT Flooring:Vinyl tile from Shanghai Chu Rong Industrial Co Wallcoverings:Fabric by Titch Ceiling:Metal louvres by Armstrong Workstations:White plastic laminate with Corian edging on MDF, by M Moser Associates Office chairs:Haworth Zody Additional furniture:Posh

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The properties celebrated at the awards this year showcase the best of New Zealandâ&#x20AC;&#x2122;s commercial property industry. Rider Levett Bucknall is extremely pleased to congratulate all finalists for making such a positive contribution to the quality of the built environment in New Zealand.

rlb.com OCEANIA

EMEA

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AMERICAS

CELEBRATE INSPIRE LEAD AWARD 7

RELIABLY

1. AUT – Sir Paul Reeves Building, Auckland 2. The Clinical Services Building, Middlemore Hospital, Auckland 3. Tauranga Central Police Station, Tauranga 4. Wiri Electric Train Maintenance and Stabling Facility, Auckland 5. ASB North Wharf, Auckland 6. Harbour City Centre, Wellington 7. Victoria University of Wellington Campus Hub, Wellington 8. Undergraduate Laboratory, 303 Building, Auckland 9. Elective Surgery Centre, Waitemata District Health Board, Auckland 10. Grant Thornton House, Wellington 11. Genesis Energy, Auckland 12. Waikato District Health Board – Older Persons and Rehabilitation Services, Hamilton 13. New World Birkenhead, Auckland

Property and Construction Consultants

PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL PROPERTY INDUSTRY AWARDS 2014

Celebrating excellence in property development and investment Property Council New Zealand, Rider Levett Bucknall Property Industry Awards is the nation’s longest running commercial property development awards program where innovation, design and building ingenuity are recognised and celebrated. The assessment process, which spanned more than three months, qualified the panel of judges to report astounding quality across all entries and “a never-ending pursuit of new initiatives and techniques to provide better solutions for urban design”. In particular, the exceptional quality and diversity of entries into the Green Property Award had the judging panel unanimously agree that the collective achievements of all participants demonstrate a clear lift in green-building benchmarks, and are indicative of the direction in which the market is moving. A total of 64 project finalists in 10 categories ranging from office, retail and industrial properties, through to education and arts, tourism and leisure, urban land and heritage projects has been selected. The process involves inspections of all accepted entries and completing evaluations, which consider all aspects of each and every project. These vary from the design and construction phase, innovation and vision evident in the financial performance, user satisfaction and environmental impact, through to seismic rating. Where appropriate standards have been satisfied, one entry is selected as the best in the category and becomes a finalist for the Supreme Award with the right to be known as ‘the best of the best’ in New Zealand. An excellence award is granted to an entry that achieves a high standard across all judging criteria, while a merit award is granted to an entry where some aspect of the development has been compelling. We sincerely congratulate all our finalists and award recipients for 2014.

PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

Judges

THANK YOU TO OUR JUDGES John Dunn Principal, John Dunn Property Consultancy [Convenor] Paul Keane Executive Chairman, RCG Sean Molloy Director, Extensor Advisory Ron Macdonald Director Valuation and Advisory, Jones Lang LaSalle Richard Anderson Director, Rider Levett Bucknall Barry Copeland Director, Copeland Associates Architects Adrian Muir Technical Director, Aurecon Rob Hutchison Chief Executive, Ngati Whatua Orakei Whai Rawa Alex Cutler Chief Executive, NZ Green Building Council Matthew Lee Director, Auckland Manager, WSP Group David Craven Director of Rating Tools, NZ Green Building Council Mark Fraser Development Manager, Sales and Marketing, Hobsonville Land Company Property Council New Zealand extends special thanks to the judges for their diligence and expertise in evaluating the award entries. We thank them for their dedication and industry knowledge, together with their commitment over a three-month period, allowing for submission analysis and site visits of all properties entered into these awards, and ultimately enabling us to bring these awards to you each year.

Sponsors

AWARD WINNERS 76 RIDER LEVETT BUCKNALL SUPREME AWARD ASB North Wharf 78 ARROW INTERNATIONAL MULTI-UNIT RESIDENTIAL PROPERTY AWARD Best in Category Carlaw Park Student Village 80 COFFEY EDUCATION & ARTS PROPERTY AWARD Best in Category Victoria University of Wellington Campus Hub Excellence Paul Keane Gymnasium, St Mary’s College Excellence AUT Sir Paul Reeves Building Excellence New Zealand Management Academy 82 HAWKINS CONSTRUCTION HERITAGE & ADAPTIVE REUSES PROPERTY AWARD Best in Category Harbour City Centre 84 HAYS COMMERCIAL OFFICE PROPERTY AWARD Best in Category ASB North Wharf Excellence Grant Thornton House Excellence GHD Centre 86 HOLMES CONSULTING GROUP TOURISM & LEISURE PROPERTY AWARD Best in Category Air Force Museum of New Zealand 88 NATURAL HABITATS LANDSCAPES URBAN LAND DEVELOPMENTS PROPERTY AWARD Best in Category St Kilda, Cambridge 89 RCG RETAIL PROPERTY AWARD constructive thinking. delivered.

90 TRENDS PUBLISHING INDUSTRIAL PROPERTY AWARD Best in Category Ceres Organics 92 RESENE GREEN BUILDING PROPERTY AWARD Best in Category Te Uru Taumatua Excellence Te Mirumiru Early Childhood Centre, Kawakawa 94

WARREN AND MAHONEY SPECIAL PURPOSE PROPERTY AWARD Best in Category Te Uru Taumatua Excellence Christchurch Transitional Cathedral Excellence Wiri Electric Train Maintenance and Stabling Facility (Wiri Depot) Excellence The Clinical Services Building, Middlemore Hospital

PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014 – NOMINEES

ARROW INTERNATIONAL

MULTI-UNIT RESIDENTIAL PROPERTY AWARD

COFFEY EDUCATION AND ARTS PROPERTY AWARD

HAYS

TOURISM AND LEISURE PROPERTY AWARD

HOLMES CONSULTING GROUP

COMMERCIAL OFFICE PROPERTY AWARD

HAWKINS CONSTRUCTION

HERITAGE AND ADAPTIVE REUSES PROPERTY AWARD

ARROW INTERNATIONAL MULTI-UNIT RESIDENTIAL PROPERTY AWARD

HAWKINS CONSTRUCTION HERITAGE AND ADAPTIVE REUSES PROPERTY AWARD

01 132 Vincent Street 02 Carlaw Park Student Village 03 Garrison Henshaw 04 Kensington Park

12 132 Vincent Street 13 Allendale House and Annexe 14 Fort Street Area Upgrade 15 Harbour City Centre 16 Knox College - Dunedin 17 Registry Building 18 SPCA Wellington 19 Speight's Brewery - Dunedin 20 Tauranga Central Police Station

COFFEY EDUCATION AND ARTS PROPERTY AWARD 05 AUT Sir Paul Reeves Building 06 Knox College - Dunedin 07 New Zealand Management Academy 08 Paul Keane Gymnasium, St Mary's College - Auckland 09 Te Mirumiru - Early Childhood Centre 10 Victoria University of Wellington Campus Hub 11 Wellsford War Memorial Library

HAYS COMMERCIAL OFFICE PROPERTY AWARD 21 2 & 4 Fred Thomas Drive 22 ASB North Wharf 23 Genesis Energy 24 GHD Centre 25 Grant Thornton House 26 Mystery Creek

27 27 PwC Centre 28 Registry Building 29 Te Puni Kokiri 30 The Crossing, Highbrook Business Park 31 Three35 HOLMES CONSULTING GROUP TOURISM AND LEISURE PROPERTY AWARD 32 Air Force Museum of New Zealand 33 Carlton 34 Muriwai Surf Lifesaving Club

NATURAL HABITATS URBAN LAND DEVELOPMENTS PROPERTY AWARD 35 Outdoor Gallery / The Esplanade 36 St Kilda Cambridge

RESENE

WARREN AND MAHONEY

GREEN BUILDING PROPERTY AWARD

SPECIAL PURPOSE PROPERTY AWARD

59 60

RCG RETAIL PROPERTY AWARD

TRENDS PUBLISHING

INDUSTRIAL PROPERTY AWARD

NATURAL HABITATS

URBAN LAND DEVELOPMENTS PROPERTY AWARD

RCG RETAIL PROPERTY AWARD

TRENDS PUBLISHING INDUSTRIAL PROPERTY AWARD

37 Countdown Lincoln Road - Henderson 38 Farro Fresh Retail Development - Grey Lynn 39 New World Birkenhead

47 Ceres Organics 48 FLEX 49 Mainstream Building 50 Panasonic Building 51 Signode Packaging Group 52 Speight's Brewery - Dunedin 53 Torpedo 7 Distribution Centre

RESENE GREEN BUILDING PROPERTY AWARD 40 ASB North Wharf 41 GHD Centre 42 Te Mirumiru - Early Childhood Centre 43 Te Puni Kokiri 44 Te Uru Taumatua 45 Victoria University of Wellington Campus Hub 46 Wellsford War Memorial Library

WARREN AND MAHONEY SPECIAL PURPOSE PROPERTY AWARD 54 Christchurch Transitional Cathedral 55 Elective Surgery Centre, Waitemata District Health Board 56 HVDC Pole 3 (Haywards and Benmore) 57 Kapiti Coast District Council Civic Administration Building

58 Tauranga Central Police Station 59 Te Uru Taumatua 60 The Clinical Services Building, Middlemore Hospital 61 Undergraduate Laboratory, 303 Building 62 Waiata House 63 Waikato District Health Board - Older Persons and Rehabilitation Services 64 Wiri Electric Train Maintenance and Stabling Facility (Wiri Depot)

PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

RIDER LEVETT BUCKNALL SUPREME AWARD ASB NORTH WHARF, AUCKLAND ASB North Wharf represents a shared vision to advance commercial office development in New Zealand. By providing innovative facilities for a healthier and more productive workplace environment; a building fabric seamlessly integrated with advanced operational systems technology; and by reflecting a long-term commitment to nurturing a sustainable community within Wynyard Quarter, ASB North Wharf exemplifies a transformational development initiative that also brings an eye-catching landmark building to the Auckland City waterfront. The architecture celebrates both the maritime history of the location and the textural nuances of the Hauraki Gulf’s pohutukawa-wreathed coastline, capitalising on the spectacular views and northfacing aspect. The vibrant interior landscape of the building follows an informal campus format, and is furnished to create synergy between the many task-based work environments and occupants’ daily routines.

Kiwi Income Property Trust ARCHITECT BVN Donovan Hill with Jasmax STRUCTURAL ENGINEER BGT Structures SERVICES AND MECHANICAL ENGINEER Arup QUANTITY SURVEYOR Rider Levett Bucknall CONSTRUCTION COMPANY Fletcher Construction PROJECT MANAGER Octa Associates ANCHOR TENANT AND DESIGN DIRECTOR ASB Bank ACTIVITY-BASED WORKING CONSULTANT Veldhoen + Company

Judges’ Comments ASB North Wharf is a major new office development extending to more than 21,000m2 of lettable area in the emergent Wynyard Quarter. Kiwi Income Property Trust, in conjunction with ASB, has successfully created an innovative, healthy and more productive workplace environment, in a building fabric seamlessly integrated with advanced operational systems. Conceived and completed in the wake of the global financial crisis, the development has been a financial success for the owner, underpinned by a long term structured lease to ASB, while providing an eye-catching landmark building for the Auckland waterfront.

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PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

ARROW INTERNATIONAL MULTI-UNIT RESIDENTIAL PROPERTY AWARD EXCELLENCE AWARD CARLAW PARK STUDENT VILLAGE, AUCKLAND — BEST IN CATEGORY

PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013 OWNER Carlaw Campus Limited Partnership

The new Carlaw Park Student Village for the University of Auckland has set a new benchmark for intensive student residential living in New Zealand. Its campus-style village accommodation encourages a strong sense of community and successfully connects two contrasting public destinations – the future Parnell Railway Station and the Auckland Domain park. The campus consists of self-contained apartments with communal lounges, study spaces and amenities for all students. Four building blocks are carefully orientated to maximise city and park views, and shroud a central outdoor plaza for student gatherings. The extension of Nicholls Lane allows public access from Stanley Street through to the station and onto Parnell’s shopping precinct beyond. Judges’ Comments This was a carefully considered development, which created an excellent commercial result for the developers, and provided much needed accommodation for an increasing student demand in Auckland.

MERITS 132 Vincent Street, Auckland • Garrison Henshaw, Auckland

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DEVELOPER Haydn & Rollett Construction and McDougall Reidy & Co ARCHITECT Warren and Mahoney STRUCTURAL ENGINEER Mott MacDonald SERVICES ENGINEER Electrical Consulting Services and Hydraulic Services Consultants MECHANICAL ENGINEER Thurston Consulting QUANTITY SURVEYOR Davis Langdon CONSTRUCTION COMPANY Haydn & Rollett Construction PROJECT MANAGER Wareham Cameron + Co

The Crossing - Commercial Office Property Award

Dominion Constructors is proud of their contribution to these prestigious projects and congratulates our Clients and Partners for their deserved success in the 2014 PCNZ Awards EMU Wiriâ&#x20AC;&#x201D;Special Purpose Property Award

DOMINION CONSTRUCTORS LTD

www.constructors.co.nz

enquiries@constructors.co.nz

PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

COFFEY EDUCATION AND ARTS PROPERTY AWARD EXCELLENCE AWARDS VICTORIA UNIVERSITY OF WELLINGTON CAMPUS HUB — BEST IN CATEGORY PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013 OWNER AND DEVELOPER the Victoria University Victoria University of Wellington

The new Hub at of Wellington is the cornerstone of the transformation of the university’s main campus. The Hub has introduced a true heart to the Kelburn campus, offering students a bustling, vibrant central courtyard space and providing a first-class student experience.

Judges’ Comments Victoria University’s new Hub overcame the challenging topography and poor connectivity between several existing buildings to give the Kelburn Campus a heart. With economy and apparent simplicity, the project elegantly resolves a complexity of financial, physical, academic, and social requirements to exceed all expectations.

ARCHITECT Athfield and Architectus STRUCTURAL ENGINEER Dunning Thornton Consultants SERVICES AND MECHANICAL ENGINEER Beca FIRE ENGINEER Holmes Fire & Safety FACADE ENGINEER Aurecon QUANTITY SURVEYOR Rider Levett Bucknall CONSTRUCTION COMPANY LT McGuinness and Mainzeal Construction PROJECT MANAGER Victoria University of Wellington

PAUL KEANE GYMNASIUM, ST MARY’S COLLEGE, AUCKLAND Intelligently designed to get the best from the functional needs and structural solutions, the new 2023m2 St Mary’s College gymnasium, offers a state-of-the-art, yet commercially sound facility. With its monumental frontage and open edge, this multipurpose gymnasium sits on a 2900m2 site and defines the courtyard at the heart of the school, bringing with it activity and energy.

OWNER AND DEVELOPER St Mary’s College Auckland ARCHITECT AND PROJECT MANAGER RCG STRUCTURAL ENGINEER Thorne Dwyer Structures SERVICES AND MECHANICAL ENGINEER Ecubed Building Workshop QUANTITY SURVEYOR Dean, Murray & Partners CONSTRUCTION COMPANY Robert Cunningham Construction Education

Judges’ Comments This multipurpose gymnasium and classroom complex is an economical and functional solution to increasing student numbers without compromising good design. Lowmaintenance materials have been used, and the building fits into the college master plan.

MERITS Wellsford War Memorial Library, Wellsford • Te Mirumiru Early Childhood Centre, Kawakawa

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PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

AUT SIR PAUL REEVES BUILDING, AUCKLAND

PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

The 20,000m2 Sir Paul Reeves Building at AUT University is a transformational precinct of flexible and adaptable learning spaces arranged around a central atrium and three new public plazas. It links new and existing buildings with a diverse range of learning environments. Judges’ Comments This building has transformed the university, providing vital linkages and a critical hub for the AUT campus. The building has a central atrium at its heart, flanked by three lecture theatres wrapped in a sculptural timber cloak. The ten-storey tower offers a range of flexible and adaptable learning spaces, which has allowed undergraduate teaching to be moved from poor-quality leased space off site onto the main campus.

OWNER AND DEVELOPER AUT University ARCHITECT Jasmax STRUCTURAL ENGINEER Beca QUANTITY SURVEYOR Rider Levett Bucknall CONSTRUCTION COMPANY Fletcher Construction PROJECT MANAGER Hargrave Group

NEW ZEALAND MANAGEMENT ACADEMY, AUCKLAND This development involved the conversion of an industrial warehouse-office building into a modern tertiary education and training facility in Mt Wellington. The success of the project came through innovative design to overcome limitations of the existing building and achieve the client’s project budgets. Judges’ Comments This development is an innovative and highly cost-effective conversion of an existing industrial warehouse into a successful tertiary education and training facility. Within a keen budget, the empty industrial space has been transformed into a comfortable, functional and visually stunning learning and social environment.

OWNER Dilworth Trust DEVELOPER New Zealand Management Academies ARCHITECT Godward Guthrie Architects STRUCTURAL ENGINEER Harrison Grierson ELECTRICAL ENGINEER Rigel Consultants MECHANICAL AND HYDRAULICS ENGINEER 22 Degrees ACOUSTIC AND FIRE ENGINEER Aurecon QUANTITY SURVEYOR White Associates CONSTRUCTION COMPANY Brosnan Construction PROJECT MANAGER Greenstone Group KITCHEN DESIGNER PTK Food Service Consultants PLANNERS Positive Planning

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PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

HAWKINS HERITAGE & ADAPTIVE REUSES AWARD EXCELLENCE AWARD HARBOUR CITY CENTRE, WELLINGTON – BEST IN CATEGORY PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

The Harbour City Centre (formerly the DIC Drapery and General Importing Company) on Wellington’s Lambton Quay was built in 1928 and is a Category II heritage building. The project team was commissioned by the building owner, Kirkcaldie & Stains – in conjunction with the key tenant Contact Energy – to refurbish the building and in turn revitalise it to a contemporary and highly functional commercial premises. Upgrade works encompassed heritage and nonheritage building works. These consisted of seismic strengthening, the refurbishment of common areas, building infrastructure upgrades, interior fit-outs, and the enclosure of the central light well creating a centralised atrium with breakout spaces. The success of this project has been achieved through open communication, team work and support. The works were completed while the building remained significantly occupied. Judges’ Comments This is a clever seismic upgrade and refurbishment of a Category II landmark building, undertaken under difficult conditions while the main tenant Contact Energy remained in occupation. The upgrade has created a new enclosed central atrium providing natural light and breakout spaces to the office floors and future-proofed the building.

MERITS SPCA Wellington • Knox College, Dunedin

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OWNER AND DEVELOPER Kirkcaldie & Stains Property ARCHITECT Studio Pacific Architecture STRUCTURAL ENGINEER Dunning Thornton Consultants SERVICES AND MECHANICAL ENGINEER Beca FIRE ENGINEER Holmes Fire & Safety QUANTITY SURVEYOR Rider Levett Bucknall CONSTRUCTION COMPANY LT McGuinness PROJECT MANAGER Resource Co-ordination Partnership (RCP) FIT-OUT PROJECT MANAGER Craig Project Services

Waikato Hospital Old Persons & Rehabilitation Services Building

PwC Centre Hamilton

Middlemore Hospital Clinical Services Building

Tauranga Central Police Station

SPCA Wellington

HAWKINS CONSTRUCTION CONGRATULATES ALL FINALIST PROJECTS IN THE PROPERTY INDUSTRY AWARDS 2014 Hawkins is proud to have been a key part of the delivery team on these leading projects and further congratulate our clients, partners and staff who have worked tirelessly to create them.

www.hawkins.co.nz

PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

HAYS COMMERCIAL OFFICE PROPERTY AWARD EXCELLENCE AWARDS ASB NORTH WHARF, AUCKLAND – BEST IN CATEGORY PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

ASB North Wharf is an anchor development within Auckland’s emergent Wynyard Quarter precinct. The building totals 21,625m2 net lettable area with 18,200m2 of office floor area serving a projected population of 1650.

OWNER AND DEVELOPER Kiwi Income Property Trust

Judges’ Comments This is an innovative, healthy and productive workplace environment with a building fabric that is seamlessly integrated with advanced operational systems.

QUANTITY SURVEYOR Rider Levett Bucknall

ARCHITECT BVN Donovan Hill with Jasmax STRUCTURAL ENGINEER BGT Structures SERVICES & MECHANICAL ENGINEER Arup

CONSTRUCTION COMPANY Fletcher Construction PROJECT MANAGER Octa Associates ANCHOR TENANT AND DESIGN DIRECTOR ASB Bank ACTIVITY-BASED WORKING CONSULTANT Veldhoen + Company

GRANT THORNTON HOUSE, WELLINGTON Grant Thornton House has been extensively refurbished and reconfigured to update a 1980s landmark building to a specification suiting contemporary tenants. Set on a prime island site in the Wellington CBD, the 17-level building offers 9500m2 of office space and 1100m2 of ground-floor retail.

OWNER, DEVELOPER AND PROJECT MANAGER Willis Bond & Co

Judges’ Comments An impressive, modern, highly competitive commercial facility, with a vibrant retail level.

CONSTRUCTION COMPANY LT McGuinness

GHD Centre is a 8303m2 building in a mixeduse zone on the fringe of the Auckland CBD. Occupied by GHD and Lion Breweries, the building adjoins the motorway by the entry to the Victoria Park Tunnel. The building has a 4 Green Star rating for Design and Built.

OWNER Viewmount Orchard

ARCHITECT Athfields Architects/ Workspace Architects STRUCTURAL ENGINEER Dunning Thornton SERVICES AND MECHANICAL ENGINEER Norman Disney & Young QUANTITY SURVEYOR Rider Levett Bucknall

GHD CENTRE, AUCKLAND

Judges Comments An impressive, efficient design, with good site maximisation and excellent construction management.

DEVELOPER Mansons Properties ARCHITECT JCY Architects STRUCTURAL ENGINEER MSC Consulting Group SERVICES AND MECHANICAL ENGINEER 22 Degrees CONSTRUCTION COMPANY, QUANTITY SURVEYOR AND PROJECT MANAGER Mansons TCLM ACOUSTICS Norman Disney & Young

MERITS 2 & 4 Fred Thomas Drive, Auckland • Genesis Energy, Auckland • Three35, Christchurch • Te Puni Kokiri, Wellington The Crossing, Highbrook Business Park, Auckland 84

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Advance Flooring Company congratulates all finalists and is proud to have supplied flooring solutions for many of the PCNZ Property Industry Award Finalists, including ASB, AUT, GHD and The Crossing. P: 0508 238 262 E: info@advanceflooring.co.nz W: www.advanceflooring.co.nz

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PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

HOLMES CONSULTING GROUP TOURISM & LEISURE PROPERTY AWARD EXCELLENCE AWARD AIR FORCE MUSEUM OF NEW ZEALAND, CHRISTCHURCH – BEST IN CATEGORY

PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

The Air Force Museum of New Zealand holds the national collection of the Royal New Zealand Air Force. The new Technology Centre brings fresh meaning to the history of conflict through new forms of exhibition and communication, and through greater involvement in the lives of those who died serving their country. The new extensions provide a flexible, free-span space for the inevitably changing needs of exhibitions. The building has an aviation-oriented character with a hangar-like truss structure, simple rectangular form and cantilevered glazed portal. The approach facade of the new exhibition space is fully glazed to allow a view of the aircraft inside. This gesture of openness is a deliberate means of engaging the visitor in the experience during the process of arrival, creating a sense of excitement on approach to the main entry.

Judges’ Comments This is a highly successful design-build project; and a significant addition to a major national heritage and tourism institution.

MERITS Carlton, Christchurch • Muriwai Surf Lifesaving Club, Auckland

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OWNER AND DEVELOPER RNZAF Museum Trust Board ARCHITECT AND PROJECT MANAGER Warren and Mahoney Architects STRUCTURAL ENGINEER Alan Reay Consultants SERVICES AND MECHANICAL ENGINEER Beca QUANTITY SURVEYOR Rawlinson CONSTRUCTION COMPANY Mainzeal Property and Construction

PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

NATURAL HABITATS LANDSCAPE URBAN LANDSCAPE DEVELOPMENT PROPERTY AWARD EXCELLENCE AWARD ST KILDA, CAMBRIDGE – BEST IN CATEGORY

PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

St Kilda, Cambridge is an 80ha development with 285 large sections that have strict covenants to encourage energy and environmental efficiency. Wetlands and public reserves cover 20% of the site, and there are 18km of cycleways and footpaths. The subdivision includes a 67-villa and 80-bed hospital care facility built by Bupa. The subdivision is designed to deliver a feeling of space, with the average section size being 1600m² and the maximum site coverage 700m². The development has a community-focused commercial centre at its heart. The developer accomplished several New Zealand firsts during construction, including undergrounding Transpower lines and extensively using GPS construction technology. The original market value of the land was $4m and the finished St Kilda development will have an estimated $80m retail value (incl GST).

Judges’ Comments The 80ha development has been outstandingly successful from both a marketing and financial viewpoint. It creates a new benchmark for land development in the region. We congratulate the developer on achieving a number of challenging initiatives, including the first undergrounding of Transpower lines.

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OWNER AND DEVELOPER Mike and Matt Smith ARCHITECT Lafferty Architectural Design PROJECT MANAGER Matt Smith SERVICES ENGINEER Beca QUANTITY SURVEYOR Cogswell Surveyors CONSTRUCTION COMPANY C and R Developments

PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

RCG RETAIL PROPERTY AWARD

constructive thinking. delivered.

MERIT AWARDS COUNTDOWN LINCOLN ROAD, HENDERSON, AUCKLAND

PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

This supermarket was developed on a high-profile corner site, with excellent accessibility from all directions. The site is 12,544m2, with the Countdown Supermarket covering 4200m2. The store, which includes a pharmacy, incorporates Countdownâ&#x20AC;&#x2122;s latest design features, including wider aisles, a more expansive fresh produce department and energy-efficient fittings and equipment.

OWNER, DEVELOPER AND PROJECT MANAGER General Distributors ARCHITECT Woodhams Meikle Zhan STRUCTURAL ENGINEER JAWA Structures SERVICES ENGINEER WSP MECHANICAL ENGINEER Thurston Consultants ELECTRICAL ENGINEER ECS QUANTITY SURVEYOR Project Economics CONSTRUCTION COMPANY Ebert Construction

FARRO FRESH RETAIL DEVELOPMENT, GREY LYNN, AUCKLAND Strategically designed to achieve a holding income and premium long-term tenants, the repurposed 3115m2 Farro Fresh Retail Development in Grey Lynn offers an attractive and commercially successful retail mix. Its modern design and quality tenants have transformed the 7914m2 site and activated the community precinct.

OWNER Richmond Properties DEVELOPER APGL (Advance Properties Group) ARCHITECT RCG and Avery Team Architecture STRUCTURAL ENGINEER Brown and Thompson MECHANICAL ENGINEER Climate Control CONSTRUCTION COMPANY City Build Construction PROJECT MANAGER RCG

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PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

TRENDS PUBLISHING INDUSTRIAL PROPERTY AWARD EXCELLENCE AWARD CERES ORGANICS, AUCKLAND – BEST IN CATEGORY

PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

This 5 Green Star-rated building is a statement of Ceres Organics’ values to the outside world. The design has maximised the site potential, creating a contemporary and active building form. A solid suspended zinc wall screens the office from noise, while directly addressing the road. It claims the frontage and intrigues passers-by. The entry and stairs behind the wall link two floors, ventilating both levels and connecting work and meeting spaces. Further back are layers of activities and spaces that are connected yet private. Unpainted strong materials shape the three main forms. Roof overhangs to the north, outdoor decks and courtyards create flexible and responsive facilities. Operable natural ventilating windows, with high levels of natural light, control the comfort of the work environment. Judges’ Comments This building uniquely addresses the road while screening the office, creating home-like spaces where staff can meet and interact. The use of raw materials is impressive, as is the way the design maximises the site’s potential. The developers have succeeded in creating a unique and healthy work environment.

MERITS FLEX, Auckland • Panasonic Building, Auckland

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OWNER AND DEVELOPER Norak Properties ARCHITECT Williams Architects STRUCTURAL ENGINEER HLK Jacob SERVICES ENGINEER PCS MECHANICAL ENGINEER 22 Degrees CONSTRUCTION COMPANY Watts & Hughes Construction Company

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PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

RESENE GREEN BUILDING PROPERTY AWARD EXCELLENCE AWARDS TE URU TAUMATUA, TANEATUA – BEST IN CATEGORY

PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

Te Uru Taumatua, the new Tuhoe headquarters in Taneatua, near Whakatane, has been designed to have no environmental impact, to be integrated into its surrounding landscape and to give back to the world around it. Following the guidelines for the Living Building Challenge, the highly sustainable project includes 390 photovoltaic (solar) panels, which supply electricity back to the grid during summer months. Judges’ Comments Te Uru Taumatua sets a new green building benchmark for New Zealand. Stand-out aspects include the selection of environmentally preferable materials; the use of locally harvested timber and local labour; earth bricks from local clay; and achieving net-zero energy and water, while off grid.

OWNER AND DEVELOPER Te Uru Taumatua Trust ARCHITECT Jasmax STRUCTURAL ENGINEER mlb Consulting Engineers SERVICES AND MECHANICAL ENGINEER Beca QUANTITY SURVEYOR Davis Langdon CONSTRUCTION COMPANY AND PROJECT MANAGER Arrow International (NZ) ESD CONSULTANT AND LIVING BUILDING FACILITATOR Tricia Love Consultants

TE MIRUMIRU EARLY CHILDHOOD CENTRE, KAWAKAWA Te Mirumiru Early Childhood Centre, Kawakawa is a world-class sustainable building for Ngati Hine. It provides state-ofthe-art facilities for 100 children, occupying 570m2 GFA on a 3965m2 site, and has just been awarded the first 6 Green Star Education rating from NZGBC. Judges’ Comments The quality of the Te Mirumiru submission was exceptional. The project represents a very significant achievement in green building, demonstrating deep technical expertise and a commitment to local engagement to meet the desires of the client and the needs of the community – all on a very modest budget.

MERITS ASB North Wharf, Auckland • Wellsford War Memorial Library, Wellsford

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OWNER Ngati Hine Health Trust DEVELOPER Northcorp ARCHITECT Collingridge and Smith Architects (UK) STRUCTURAL ENGINEER McNaughton Consulting Engineers SERVICES AND MECHANICAL ENGINEER Eco Design Consultants and WSP QUANTITY SURVEYOR Kwanto CONSTRUCTION COMPANY Howard Harnett Builders PROJECT MANAGER Mita Tipene WATERPROOFING Equus JOINERY Guyco Joinery

Lighting Urban Spaces

Light for Impact. Architectural Façade Lighting means a lot of things to a lot of people. Stand on the corner of Hunter and Phillip in downtown Sydney after dark and be prepared to have your ideas challenged.

FLC131 projector fitted with 24W XP-E RED LED, IOS® Innovative Optical System featuring very narrow beam ‘cut off’ lens with custom snoot and linear spread lens

8 Chifley Square, Sydney, Australia Lighting Design: ARUP Architect: Rogers Stirk Harbour + Partners, and Lippmann Associates Client: Mirvac Design

WE-EF LIGHTING Tel +61 3 8587 0444 Fax +61 3 8587 0499 info.australia@we-ef.com www.we-ef.com

PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

WARREN AND MAHONEY SPECIAL PURPOSE PROPERTY AWARD EXCELLENCE AWARDS TE URU TAUMATUA, TANEATUA – BEST IN CATEGORY PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL Property Industry Awards 2013

Te Uru Taumatua, the new Tuhoe headquarters in Taneatua, near Whakatane, follows guidelines for the Living Building Challenge. As one of the most sustainable buildings in New Zealand, it has zero environmental impact, creating its own electricity from solar panels. It was built using local labour and locally sourced, renewable materials, including timber milled from Tuhoe’s own forests. Judges’ Comments Built to the most rigorous philosophy that strives towards social justice, cultural richness and ecological harmony, this transformational building is the flagship for the wellbeing and future of the Tuhoe people. It trailblazes new standards for responsible building, demonstrating true sustainability.

CHRISTCHURCH TRANSITIONAL CATHEDRAL The Transitional Cathedral is a disaster relief architecture project, designed by architect Shigeru Ban in response to the damaged Christchurch Cathedral from the 2011 February quake. Originally conceived as a temporary response, the cathedral is now a permanent feature on the Christchurch skyline. The building is a simple form, but with a complex twisted roof shape. Constructed with novel building materials, and designed by an international architect, this is a complex funding model with probono support and a very significant profile locally, nationally and internationally.

OWNER Church Property Trust DEVELOPER ChristChurch Cathedral ARCHITECT Shigeru Ban Architects with Warren and Mahoney Architects STRUCTURAL ENGINEER Holmes Consulting Group SERVICES ENGINEER Powell Fenwick QUANTITY SURVEYOR AND PROJECT MANAGER Beca CONSTRUCTION COMPANY Naylor Love Construction FIRE ENGINEER Holmes Fire STRUCTURAL PEER REVIEW Structex GEOTECHNICAL CONSULTANT Aurecon

Judges’ Comments Every element of the design and construction is impressive and the national and international accolades are well deserved.

MERITS Elective Surgery Centre, Waitemata District Health Board, Auckland • Kapiti Coast District Council Civic Administration Building, Wellington 94

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PROPERTY COUNCIL NZ RIDER LEVETT BUCKNALL AWARDS 2014

WIRI ELECTRIC TRAIN MAINTENANCE AND STABLING FACILITY (WIRI DEPOT), AUCKLAND The purpose-built Wiri Depot houses and maintains Auckland’s new fleet of electric trains and rolling stock. The 6.486ha site straddles the old Winstone’s quarry and land next to the North Island Main Trunk railway line. It comprises six kilometres of rail sidings, an 8000m² main building, a cleaners’ platform and four ancillary structures.

OWNER, DEVELOPER AND PROJECT MANAGER Auckland Transport ARCHITECT AND STRUCTURAL, SERVICES AND MECHANICAL ENGINEER Opus New Zealand QUANTITY SURVEYOR Rider Levett Bucknall CONSTRUCTION COMPANY Downer NZ and Dominion Constructors ADDITIONAL CONSULTANTS Aecom and Peters & Cheung

Judges’ Comments This is a highly complex purpose-build facility with state-of-the-art plant and equipment.

THE CLINICAL SERVICES BUILDING, MIDDLEMORE HOSPITAL, AUCKLAND This complex, quality facility forms the heart of Middlemore Hospital. It provides 34,000m2 of a new space including a 14-theatre operating suite, medical assessment unit, high dependency unit and key non–clinical support functions. Designed with the future in mind, it supports efficient healthcare delivery to the people of South Auckland. Judges’ Comments The team has achieved a streamlined, flexible and operationally highly efficient building that’s a leader in its class – it is well positioned to support Australasia’s busiest emergency department.

OWNER AND DEVELOPER Counties Manukau District Health Board ARCHITECT Klein Architects in association with Silver Thomas Hanley and Chow:Hill STRUCTURAL ENGINEER Holmes Consulting Group SERVICES AND MECHANICAL ENGINEER Beca QUANTITY SURVEYOR Rider Levett Bucknall CONSTRUCTION COMPANY Hawkins Construction PROJECT MANAGER RCP ADDITIONAL CONSULTANTS Aurecon and Norman Disney & Young

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Project Carlaw Park Student Village

Location: Auckland

Architect: Warren and Mahoney

STUDY BREAK Student flatting was never like this â&#x20AC;&#x201C; a community-inspired project by the University of Auckland has students queuing to live in a new village on the park

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Below:Carlaw Park Student Village in Auckland accommodates students in separate apartments within four connected buildings. The village, which is next to the Auckland Domain, is the catalyst for creating a new link from Grafton Gully through to Parnell.

Commuters heading into Auckland have sped past an undeveloped, unremarkable area of Parnell for years – with no pedestrian links and no railway station, there has never been a need to stop. But the potential of the city fringe location – the site of the former Carlaw Park stadium facilities, is undisputed. The site borders the leafy green Auckland Domain, is close to the Parnell retail centre, the University of Auckland and key arterial routes, including motorways and rail links. Joint venture developers McDougall Reidy and Haydn & Rollett Construction, who had already developed other parts of the site, commissioned Warren and Mahoney to design new communityoriented student accommodation for the University of Auckland. Design architect Shannon Joe says the vision for the Carlaw Park Student Village was not just about meeting the immediate needs of the students. It was also about a wider vision for the city. “For so long this part of Grafton-Parnell has been disconnected from the city centre, with pedestrian links severed by the Grafton Gully motorway. We envisaged this development opening up a new corridor leading to Parnell Road, the future railway station and the Domain in one direction, and the university in the other.” The four buildings in the village are consequently arranged along this axis, providing passive surveillance for the pedestrian route, which is open, by day, to the public as well as residents. The key circulation routes also form courtyard-style gathering spaces for the students. “The University of Auckland wanted a studentcentric project. The village provides apartments rather than traditional hostel-like accommodation, which is a nice transition from University Hall, located at the city campus.” Joe says the site did pose a dichotomy in terms of the architectural aesthetics. “On the one hand we had the natural, leafy aspect of the Domain, and on the other the gritty, hard-edged urban nature of the rail corridor. We felt a need for natural materials that would SEARCH | SAVE | SHARE AT my.trendsideas.com

Left:The pixellated facade is sympathetic to both the adjoining parkland and the hard-edged urban nature of the rail corridor. Interspersed with the more monolithic towers in plain fairfaced concrete, the coloured concrete elements separate the four buildings visually, relieving the overall mass. The concrete will be left to weather naturally, which will enhance its textures and tones. Right:The open spaces between the buildings are gathering places for students. Glazed stairwells help to animate the facade.

reference the park. But there was also an obligation to create a gateway to Parnell and the rail station, so the buildings needed to be extremely robust, low maintenance and of a highly durable design. The pixellated facade, consisting of honed concrete, exposed aggregate and fair-faced concrete panels, evolved from these references.” Joe says the gradient of the textures on the panels provides visual depth and variety, and mimics elements of the natural landscape. The colours will deepen and the stone chip textures become more pronounced as the panels weather. “The colours bring a warmth to the development.

But we contrasted this visual warmth with more urban and bold monolithic boxes.” The exterior is also animated by glazed circulation areas and stairwells. And, although the internal planning of the apartments is regular and efficient, the pop-out windows are manipulated to provide variation and movement across the facades. This ensures each building has a high degree of articulation, with depth and shadow, and a sense of human scale and proportion. The architect says the development needed to be intensive to be cost efficient. But this didn’t mean good design was compromised. SEARCH | SAVE | SHARE AT my.trendsideas.com

“Intensification has a negative stigma in the city, due to many high-density buildings going up without much thought to design principles,” says Joe. “We set out to create a benchmark that would show high-density living can work when it is done well. The buildings have been capped at eight storeys, and all the apartments have plenty of natural light and views of the park and city are maximised through full-height glazing.” Warren and Mahoney recognises that pedagogy learning principles are not limited to lecture theatres, classrooms and libraries – it also takes place in social and living environments. Consequently, there are myriad places for students to group,

both indoors and out. The common room has a kitchenette that can be used for MasterChef-style cooking demonstrations, providing another learning opportunity. Communal lounges and study spaces have also been provided. “The sense of community is very strong, and is precisely what we set out to achieve by creating a campus-style living environment,” says Joe. “Students can be safe, comfortable and secure and know this place is home.”

Project:Carlaw Park Student Village, Auckland Developer:McDougall Reidy and Haydn & Rollett Construction joint venture Architect:Warren and Mahoney Landscape architect:Boffa Miskell Builder:Haydn & Rollett Construction Structural engineer:Mott MacDonald Building services engineers:ESC, TCL and HSC Mechanical services:McAlpine Hussmann University of Auckland project manager: Wareham Cameron Quantity surveyor:Davis Langdon Fire services:AFS Total Fire Protection Electrical services:Dickson Gray Electrical Signage:Smudge Signs Precast concrete panels:Nauhria Precast; McCallum aggregate mix

Structural steel:Grayson Engineering Aluminium joinery:Fairview Aluminium Louvres:Ullrich Aluminium Roofing:Steel Roofing; membrane roofing by Terracon Industries Paving:Why-not Tiling Soft landscaping:Natural Habitats Fencing:Town and Around Fence and Gate Outdoor seating:Haydn & Rollett Construction Floor coverings:Lovich Flooring Window treatments:NZ Window Shades Paints:Target Painters Interior doors:Doors N More Hardware:Deadlock Dave Furniture:BSG Furniture Appliances:Euro Design

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Left:Outdoor spaces have been given just as much attention as the indoor areas. Landscaped corridors provide links to the park and public transport amenities. Lower left:Although all apartments are self contained with kitchens, there is also a communal dining area with kitchen facilities. Bright citrus colours and fully glazed walls ensure the space is lively and inviting. Right:Full-height glazing ensures all rooms receive plenty of natural light and views of the park are maximised. All the windows are double glazed, and the apartments are ventilated naturally. Story by Colleen Hawkes Photography by Simon Devitt

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FOR THE RECORD With the completion of the first stage of the student village, a 15-year commitment to the Carlaw Park site nears the end for McDougall Reidy and Haydn & Rollett Construction

Left:The Carlaw Park Student Village is the first stage of the final part of the Carlaw Park redevelopment project by McDougall Reidy and Haydn & Rollett Construction. The development provides 130 apartments and 433 bedrooms. Below right:Communal spaces include a shared lunchroom and outdoor seating areas. Photography by Simon Devitt

Fifteen years ago, two companies had a vision for Carlaw Park, where more than 3ha of prime land on the Auckland City fringe had been freed up for development. McDougall Reidy and Haydn & Rollett Construction joined forces to redevelop the site, lured by its tremendous potential. McDougall Reidy director Greg Reidy says the proximity to the Auckland Domain, the University of Auckland, arterial roads and public transport links meant the site was well suited to a mixed-use development. “In many ways we see it setting a benchmark for Auckland,” he says. “We have already completed the 12,000m2 Carlaw commercial precinct, the Quest Hotel, a car park and a number of related retail and amenities. The University of Auckland’s student village, with 130 apartments and 433 bedrooms, is the final stage that introduces the residential element. This is not an office park that closes down at night – it’s a lively urban community.” Reidy says work will begin on Stage 2 of the Carlaw Park Student Village development in August. This will provide another 82 apartments. Kim Barrett, managing director, Haydn & Rollett Construction, says the company was both the developer-client and main contractor. “From a cost efficiency viewpoint, student accommodation facilities can be demanding,”

Barrett says. “Much of the success of this project is due to our integrated team approach. The joint venture partners and the architect were all involved right from the conceptual stage.” Barrett says the project needed to be high density to provide the required returns, so the buildings are higher than originally intended. This in turn determined the intricate facade, which was designed to break down the perceived scale of the building, and to avoid an institutional look. “The facade posed numerous construction challenges – there is a lot of building in a small footprint. We were also faced with changes to the earthquake codes that impacted on the design and construction. Water testing was carried out in a laboratory to ensure all the pop-out windows would be completely waterproof, and many prototypes were made for the concrete panels.” For more details, contact McDougall Reidy, PO Box 1147, Shortland Street, Auckland 1140, phone (09) 308 9655. Website: www.mcdougallreidy.co.nz. To contact Haydn & Rollett Construction, PO Box 100141, North Shore Mail Centre, Auckland 0745, phone (09) 444 7379. Web: www.haydnrollett.co.nz save | share Search 43992 at my.trendsideas.com

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WELL CONNECTED Creating a sense of community and providing strong links with public transport and the Auckland Domain were all part of Boffa Miskell’s vision for the Carlaw Park site

Many developments take years to mature, but when the urban design is planned right from the outset, the end result is much more likely to be a cohesive, inviting precinct. Urban design and landscape architecture specialist Boffa Miskell has been involved in the Carlaw Park development since the master planning stage 15 years ago. The company has provided these services, developing and detailing the landscape design, material selection and specification, and overseeing the construction phase of each stage. It also helped with the resource consent process. Design director Rachel de Lambert says one of the visions for the development was the need to attract people to the area. “It was vital to create strong links between buildings and open spaces, and to provide easy connections to the Auckland Domain and public transport, including the proposed Parnell rail station. “The Carlaw Park Student Village is the latest part of the development to be completed. The high-density apartments sit within a new urban landscape that provides for the social and community activities of the residents. It has a strong community focus – the site offers a range of public, semi-public and private areas that are both social spaces and key circulation routes.” Trees and raised planter boxes bring a residential scale to the precinct. Boffa Miskell has offices in Auckland, Tauranga, Wellington, Christchurch and Shanghai. For more information, phone (09) 358 2526. Alternatively, email: info@boffamiskell.co.nz. Or visit the website: www.boffamiskell.co.nz save | share Search 43849 at my.trendsideas.com

Above:Urban design and landscape architecture specialist Boffa Miskell has worked on the Carlaw Park site since the outset. 104

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S U P P LY I N G A P R O D U C T I S O N LY T H E S TA R T – DELIVERING ON THE PROMISE IS W H AT R E A L LY C O U N T S .

Carter Holt Harvey® Woodproducts is dedicated to fostering the design of timber based solutions for residential, commercial and industrial buildings. Our promise – to offer world class products and support – means we continually test, develop and audit our products and systems to meet or exceed New Zealand standards. Extensive downloadable CAD details, comprehensive specification and installation guides and a technical support team ensures that you have the most up-to-date information available.

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Project Stonewood Homes head office

Location: Christchurch

Developer: Calder Stewart Industries

IN THE LIMELIGHT New purpose-built premises for a leading housing company have raised the profile of both Stonewood Homes and the design-build firm, Calder Stewart Industries

A custom-designed building provides an ideal opportunity to raise the profile of a company, and it’s even more beneficial when it’s a commanding site on a busy city thoroughfare. The new Christchurch head office for leading housing company Stonewood Homes was a design-build project by Calder Stewart Industries. Harvey Tyler, project manager for Calder Stewart’s development division, says the firm commissioned Mason & Wales Architects to design the building, which needed to reflect the Stonewood Homes business and the company’s values. “The building needed to be inviting, rather than intimidating, so it has a residential, human scale,” Tyler says. “The solid materials reinforce this connection – natural stone and cedar feature prominently in Stonewood Homes houses. But while they are traditional materials, here they are used in a contemporary way.” Other significant architectural features include cedar struts that support extended eaves; and expressed steel columns. The double-height lobby creates a sense of arrival, but is not overpowering. 106

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The building has a shear wall-eccentrically braced frame (EBF) steel structural system, and features several sustainable design initiatives. “The building has high-performance glass, is well insulated and benefits from passive solar gain in winter,” says Tyler. “Stonewood Homes also installed photovoltaic panels on the roof, which generate electricity for the building. This is an option the firm makes available for its own clients.” Tyler says Calder Stewart was able to complete the building on schedule before Christmas, so employees were able to start work in the new premises in the New Year. Mitchell Mackersy Lawyers acts for the building owners – a private investment group. The building is managed by Maori Hill Property. For more information, contact Calder Stewart Industries, PO Box 8356, Christchurch 8041, phone (03) 338 0013. Website: www.calderstewart.co.nz. save | share Search 43841 at my.trendsideas.com

Above left:The new head office for Stonewood Homes in Harewood Road, Christchurch was a design-build project by Calder Stewart Industries. With stone and cedar on the exterior, and cedar struts supporting the eaves, the building references residential architecture. Facing page, top and lower:High-performance glazing brings plenty of natural light into the open-plan offices, while the deep eaves keep the sun at bay in summer. Other sustainable design features include photovoltaic panels on the roof. Above and facing page, centre:American oak veneer features extensively on the interior, providing a warm, inviting reception area for clients.

Market sector Urban strategy

URBAN TRENDS With myriad influences at play, public artworks, microclusters and growth incubators are transforming the built environment – David Grant, Place Associates

It is a time of enormous change for the built environment. New sustainability benchmarks, improved technologies, the rise of online shopping and the impact of recessions and natural disasters – just to name a few influences – are forcing dynamic changes to the property industry globally. The Place Report explores the most progressive responses to these influences over a period of 12 months, distilling the most enlightened macro ideas that define how we live, work, eat, shop and play. Here, we highlight four trends from the 2014 report. Culture quarters Art is in more demand than ever across the western world, and it is becoming a symbol of status and power in emerging BRIC countries (Brazil, Russia, India and China). We are constantly seeing more examples of governments, citizens and developers using culture to create memorable experiences, make unused laneways safe and

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attractive, and revitalise run-down precincts. It has also successfully been introduced to counteract underuse wrought by natural disaster, economic decline and the impact of suburbanisation. The famous Louvre Museum has created a satellite site in the industrial town of Lens, in northern France. The town, with a population of fewer than 40,000 residents and an unemployment rate three times the national average, has seen 750,000 visitors in the first year of the satellite opening. Closer to home, Gap Filler, a creative urban regeneration initiative that was started in response to the devastating Christchurch earthquakes, has brought vibrancy back to the downtown area. It has also helped to bring people back to local shops. Incubating growth Incubators use a range of strategies, such as lowered rent, mentorship, shared expertise and networking, to increase the amount of dynamic

Above:David Grant, strategy director, Place Associates, reports on leading urban trends that are changing our cities. Below:New Museum in New York City has created the first museum-led incubator, New Inc, for innovative businesses operating the fields of architecture, design, technology and art. Images by Dean Kaufman Right:The town of Lens in northern France has a Louvre satellite gallery that is drawing 750,000 visitors annually. Top and lower images by Iwan Baan; centre image by Hisao Suzuki

work within a single defined area. Incubator facilities, once predominantly found in the tech industry, are now being used by private businesses and individuals within a range of industries. The growth of these new incubators has created hotbeds of innovation in cities around the globe. Tech City in London, UK is a defined area of the city that has actively cultivated a technology focus and attracted investors such as Google, Facebook, Cisco and Intel, as well as a community of entrepreneurial companies. Tech City has grown from 200 businesses at the time of launching (approximately 2008) to 1300 digital companies. More recently, the New Museum in New York City has applied this approach to foster local cross-industry innovation, by creating the first museum-led incubator, New Inc. Invite-only desks are made available to innovative businesses in the fields of architecture, design, technology and art. Urban microclusters Like-minded small businesses and retailers are decreasing risk by sharing low-cost locations and increasing demand through association. While businesses can gain a financial advantage from co-locating with similar niche operators, they are also, en masse, transforming the economic vitality of the surrounding area. A row of former horse stables just off Oakland’s 49th Avenue has become a destination micro community for the Bay Area’s artists and designers. The area lures families and hipsters alike to take in wares from the artists’ open studios. Melrose Market, in Seattle, USA, used the name of an anchor tenant – chef Matt Dillon’s popular

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restaurant, Sitka & Spruce – to curate a collection of complementary businesses to strengthen the overall offering. Dillon actually helped curate the other businesses within the building. Mainstream urbanism Consumer expectations are changing as people become more interested, better informed and consequently more opinionated about how public and private spaces are designed, maintained and changed. With more widespread interest, mainstream media have started to embrace the topic. In her eponymous magazine TV host Oprah Winfrey profiled Candy Chang, an artist with an urban design background who is making large transformative public artworks. Candy shared her insights on how to revitalise cities. There has also been an increase in the amount of civic activism in built environment projects, and this can be seen in the emergence of groups such as 202020, which lobbies landowners to increase green space by 20 per cent in 2020. Interestingly local governments across the globe are hoping to channel this interest by opening up two-way dialogue between citizens and developers through websites such as Give a Minute. For more details, contact Place Associates, a property consultancy that creates strategies to position, market and activate places. Website: www.placeassociates.com.au save | share Search 44084 at my.trendsideas.com

Below:Faux Arcadia by Michaela Cox, supported by Gap Filler, is an art installation in Christchurch. Gap Filler is a creative urban regeneration initiative established following the destructive Christchurch earthquakes. It is administered by the Gap Filler Charitable Trust and aims to temporarily activate vacant sites to make for an interesting, dynamic and vibrant city. Right:Ash Keating, Concrete Propositions is another Gap Filler project created in collaboration with Christchurch City Art Gallery. Image by John Collie, courtesy of the artist and Fehily Contemporary, Melbourne, Australia. Far right and lower:The Arcades (far right), a collaboration between Ryan Reynolds, Andrew Just and FESTA 2012, and Summer Pallet Pavilion (lower) are two other Gap Filler initiatives. The Arcades image is by Jamie Cobel and the Pallet Pavilion image is by Guy Jansen.

SECTION FOCUS AUCKLAND TRANSPORT UPGRADE

TIMELY ARRIVAL Auckland Cityâ&#x20AC;&#x2122;s rail system has been transformed with gleaming new electric trains and a raft of infrastructure changes

Project Auckland rail electrification

Location: Auckland

Deevelopers: Auckland Transport and KiwiRail

CHANGE OF DIRECTION Faster, smoother, quieter – the multi-faceted electrification of Auckland’s rail system has streamlined public transport to signal the city of the future

Rapidly growing cities need a public transport system that can keep up with the pace of change. But providing such a system takes decades of planning and a huge investment in infrastructure. This has been the reality for Auckland City, which is only now reaping the rewards of the single largest investment in public transport infrastructure ever seen in New Zealand. The electrification of the city’s rail network, first proposed many decades ago, is now set to transform public transport and help ease traffic congestion throughout the region. The $1.1 billion electrification project has been a co-ordinated joint venture between Auckland Transport and its operational partners, KiwiRail, Construcciones y Auxiliar de Ferrocarriles (CAF), the manufacturer of the new trains, and Transdev (formerly Veolia Transport Auckland), along with funding partners New Zealand Transport Agency and Auckland Council. The project, which has involved the purchase of 57 electric trains, has seen a complete overhaul of 114

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Auckland’s rail network, with station upgrades right across the region and a new maintenance depot built at Wiri. Auckland Transport project director Lloyd Major says the decision to electrify was prompted by the need to provide an upgraded, faster, cost-efficient rail service. “Ensuring passengers are comfortable, well informed and safe were also key objectives,” he says. “These trains accelerate faster, are quieter and more energy efficient. They include the latest developments in railway technology, which will make rail travel far more enjoyable, and ultimately get people out of cars and onto public transport.” Nick French, KiwiRail electrification project director, says the project follows four years of intensive work by KiwiRail to double track the rail system – Project DART. This has improved capacity, allowing more trains to operate, and reduced previous bottlenecks on the rail network. French says urban design considerations were

Preceding pages:With their ultra-modern design and sleek blue and yellow livery, the first of Auckland Transport’s new electric trains are making their presence felt in the city. The rail electrification project by KiwiRail has involved major infrastructure changes throughout the region. Above:Passenger services have also been improved. The new trains provide platform-level boarding, and have spacious, light-filled carriages. Right:Solid beam conductors minimise the visual impact of the electrification at Britomart station. KiwiRail says urban design was a key consideration. Photography on these pages by Vaughan Scott and Jamie Cobel

Left:Railway stations throughout the region, including New Lynn, have upgraded, providing more seamless links between rail and bus transport. Below:The new trains, manufactured by Construcciones y Auxiliar de Ferrocarriles (CAF), have wide doors for easy access.

a priority for KiwiRail, which needed to install 3500 foundations and masts to carry 560km of overhead lines across 175km of railway tracks. “Britomart, for example, is a very significant piece of the Auckland network and we didn’t want to compromise the aesthetics of the building with overheard wires. At the same time, the solution needed to suit our operations. After looking at several options with the engineering team from Aecom, we chose a solid beam conductor system. This was a win-win situation. Not only is it the least obtrusive option visually, but it is also the best solution operationally. It has a far longer lifespan and requires a lot less maintenance and enabling work.” French says aesthetics also helped to determine the choice of the Mark 3B overhead line system for the rail tracks around the region. “This is one of the less obtrusive systems – the masts, wires and cantilevered elements are lighter than many other systems, so they blend in more easily with the surrounding landscape.” KiwiRail also worked with Auckland Transport to ensure the aesthetics of the new stations were not

compromised by the electrification works. “We tried to keep the infrastructure away from the platforms, so it doesn’t intrude. At Newmarket, we were able to work with Auckland Transport to incorporate infrastructure into the decorative canopies. We also ensured masts are positioned at either end of the stations, rather than in the middle. These were painted in colours to match Auckland Transport’s colour scheme for the stations.” The infrastructure construction was led by Hilor, a joint venture between Hawkins Construction and Australian company Laing O’Rourke. French says there has also been significant focus on deploying technology that will enable greater levels of automation communications and safety across the rail network. For example, a new SCADA control system has been introduced, and the Traction Control Centre in Wellington has been upgraded. “Newly automated signalling infrastructure has been installed across the entire network,” says French. “At the time of installation, our network was the first in the world to use the most-up-to-date

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and latest signalling system developed by Siemens. The new signalling system allows for significantly improved operations, such as bi-directional operations and automatic route setting. This enables train control to optimise train movements around the network, minimise delays to services, and allow maintenance works while minimising their impact upon commuters.” “Because trains can run in either direction on each track, there is a lot of flexibility – it is easy to have trains diverted if required. This is all done automatically.” There is also an automatic train protection system to override drivers if train speed limits are being exceeded. Auckland Transport says the first 14 electric trains from CAF are now in the country, and are being used on the Onehunga line. Two trains are scheduled to arrive from Spain every month between now and November. From then, the rate will increase to four trains each month, with the full fleet delivered by mid 2015. By the end of the year, electric services are planned to commence on the eastern line to Manukau, with other lines being progressively introduced as the trains arrive and complete testing. Each train comprises three carriages – two motor cars, with a trailer car between. The trains feature platform-level boarding, which is a first for Auckland trains. Other key features include wider doors that allow easier access, especially for those with restricted mobility, wide windows and a fresh, modern decor. Lloyd Major says testing of the new trains has proved very worthwhile and hasn’t resulted in any major issues or breakdowns. “Altogether, a tremendous amount of resource and co-ordination has gone into this whole project, which has brought a new era in rail travel to Aucklanders.” For more information, visit the Auckland Transport website: www.at.govt.nz save | share Search 43984 at my.trendsideas.com

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Below:The historic Remuera station has been given a facelift. Electrification masts are deliberately positioned away from the platform.

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Project Panmure Interchange

Location: Panmure, Auckland

Architect: Opus NZ

VITAL LINK A major transport initiative is unlocking Auckland’s Eastern Suburbs, and the new Panmure Interchange is a key part of the equation

Left and below:A substantial, timber-clad gullwing roof appears to float above the transparent walls of the new Panmure Station, part of the upgraded Panmure Interchange in Auckland. The interchange is a key element in the first stage of the Auckland Manukau Eastern Transport Initiative (AMETI) by Auckland Transport. Below left:Natural light pours into the station through a circular glass canopy that resembles a compass. Radiating lines from the compass reference historic travel routes, the direction of key landmarks, and the flight path of the sparrowhawk.

There’s a new building turning heads on the main arterial route through Panmure in Auckland. And it is anticipated that many of those same commuters will find the new Panmure Interchange offers a convenient alternative to driving to work. The bus-train interchange is a crucial part of the first stage of Auckland Transport’s Auckland Manukau Eastern Transport Initiative (AMETI), which is a group of projects designed to give Eastern Suburbs residents better transport choices by improving public transport and walking and cycling facilities, and reducing traffic congestion. The NZ Transport Agency and Auckland Council are the major funding partners for the project. Designed by Opus NZ, with Chilean architect Victor Hugo Rojas, the interchange incorporates the Panmure Station – a contemporary building with a timber-clad gullwing roof that floats out above a transparent glass base. The design and the materials include many

historical, geological and geographical references to the Auckland isthmus. For example, the basalt that frames the entry, clads structural columns and wraps around the lift shaft references the ancient lava flows in the region. Lozenge-shaped basalt pavers have also been introduced – these recall the marks made when waka (Maori canoes) were dragged across the isthmus between the Manukau and Waitemata Harbours. The ceiling within the station incorporates a large circular skylight that resembles a compass. Lines radiating out from the compass reference historic pathways and the direction of key landmarks, helping to integrate the past with the present. Consideration has also been given to the exterior environment. With rail corridors typically attracting graffiti, this project provides a green solution. Walls beside the rail platform will be laced with climbing plants. Because the walls are beneath canopies, the plants are irrigated by piped rainwater.

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These pages:The colour of the aqua-tinted glass ticket office was influenced by local springs. Lozenge-shaped basalt pavers reference the Maori pathways created by dragging canoes between the two harbours.

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Left:Covered walkways lead up from the rail platform to the road and busways. Lower left and below right:In time, the concrete wall beside the platform will be covered in greenery trained over a wire grid. The greenery, which is under cover, will be watered via an irrigation system that diverts rainwater to the garden.

In addition to the interchange, new busway lanes are being created, along Lagoon Drive and Pakuranga Road to link to a new bus station at the Pakuranga town centre. Stage One of the AMETI project also comprises a new road linking Mt Wellington Highway and Morrin Road, improvements to Van Damme’s Lagoon, the construction of a busway bridge and two bridge replacements. AMETI director Peter King says Auckland’s population in the east is expected to grow by 20,000 to 25,000 during the next 25 years, further increasing pressure on the transport system. “Congestion is a serious problem for the suburbs in East Auckland,” King says. “It is estimated that the two bridges that cross the Tamaki River carry a similar number of vehicles each day to that of State Highway One through Victoria Park in Central Auckland. They also have more freight traffic than any other corridor in the country. The AMETI projects are designed to ease congestion and make public transport more accessible. “The Panmure interchange makes commuting

Project:Panmure Interchange, Auckland Architect and structural engineer:Opus NZ Project manager:Fletcher Construction Construction company:NZ Strong Construction Traffic flow consultant:Action Traffic Control Precast concrete:Concretec New Zealand; Wilson Precast Glazing:Glass Projects Stainless steel:Ashworth & Taylor

a more seamless experience, with walking time between buses and trains taking less than a minute. This benefits people living and working in the area, as well as those who travel through Panmure as part of their daily commute.” Future developments will include a bus interchange and route improvements for Sylvia Park, an extension of the busway to Botany along the centre of Ti Rakau Drive, East-West link improvements, and an extension of a new AMETI road to Merton Road. King says that right from the outset, AMETI has ensured the local community and iwi have plenty of opportunity to contribute to the plans. More than 19,000 people viewed information boards at the various town centres. “Consultation with iwi is focused on lessening the effects of works on cultural values, how stormwater will be managed, and archaeological investigation.” save | share Search 44066 at my.trendsideas.com

Stone paving:SCE Stone & Design Asphalt paving:Higgins Security systems:Armitage Group Planting:Groundcover NZ Story by Colleen Hawkes Photography by Vaughan Scott

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FINISHING TOUCH Key design elements at the new Panmure Interchange feature honed basalt from SCE Stone & Design – a reference to the ancient lava flows on the isthmus Above:Honed basalt supplied by SCE Stone & Design features extensively at the Panmure Interchange. It wraps the walls of the lift shaft (left) and clads structural columns and outdoor seating (right).

Good design is just as much about the use of materials and the way these contribute to the overall aesthetic as it is about functionality. For the Panmure Interchange project, designed by Opus NZ, there was no compromise – highquality materials were specified throughout. These include the extensive use of honed basalt, supplied by SCE Stone & Design. The basalt frames the entry, clads structural columns and barrier walls, wraps the walls of the lift shaft and forms a waterfall edge on the outdoor seating beside the bus lanes. The Opus design team says the basalt references the ancient lava flows from the volcanoes on the Auckland isthmus. SCE Stone & Design has a long history in supplying an extensive range of natural stone, sourced from around the world. In recent years the company has also gained traction in the porcelain

market, and offers a wide range of these products at all price levels. “The beauty of both natural and man-made materials is inherent – it’s what you do with them that counts, and that’s where we can help,” a spokesperson says. SCE Stone & Design offers a full turnkey solution if required, for commercial clients and residential fitouts, and also works with the superyacht industry – both in New Zealand and as an exporter. For more information or to visit the showroom, contact SCE Stone & Design, 189 Marua Rd, Ellerslie, Auckland 1051, phone (09) 526 4580. Or visit the website: www.scestoneanddesign.co.nz save | share Search 44176 at my.trendsideas.com

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Project Wiri Depot

Location: Wiri, Auckland

Architect: Opus NZ

RIGHT ON TRACK A new purpose-built facility for Auckland’s new electric train fleet introduces a number of firsts to New Zealand, which are providing significant operational and cost efficiencies

With the introduction of electric trains to the suburban network, Auckland’s rail service is undergoing the largest transformation since its inception. And along with the updated rail fleet, Auckland Transport has built a new home for the trains at Wiri. The Wiri Depot is a state-of-the-art facility, built to maintain the 57 electric trains, which will all be delivered by mid 2015. The 6.4ha site, which comes complete with a fruit orchard and mature pohutukawa trees, straddles the old Winstone’s quarry and land next to the North Island Main Trunk railway line. It comprises 6km of rail sidings, a 7163m2 main building, a cleaners’ platform and four ancillary structures. Owned by Auckland Transport, the facility is jointly managed by transport operator Transdev (formerly Veolia), and Spanish train manufacturer Construcciones y Auxiliar de Ferrocarriles (CAF),

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which is supplying and maintaining the trains. Project director Steve Hawkins says the facility is a key part of the $600m upgrade to Auckland’s suburban rail network. “Revitalising the region’s rail assets to provide a high-quality, high-frequency rail service is fundamental to meet the needs of the rapidly increasing number of Aucklanders using the rail network,” he says. “Rail patronage recently hit a high of 11 million passengers annually.” Hawkins says a key strategy from the outset was to procure sound expertise and experience for the design phase. Stage 1, the Master Plan, was awarded to a consultant consortia that included Opus International Consultants, Arup Group, RLB International and Peters and Cheung. The second stage was awarded to Opus, who with subcontractor Arup, continued to refine the overall design. Revit building information modelling software was

Below:Auckland Transport’s new Wiri Depot was built to maintain the 57 new electric trains that will all be delivered by the end of 2015. Right:The depot features a number of firsts for New Zealand, including permanent in-ground jacks that can manoeuvre and lift three train sets in a single movement.

Below:The latest plant and equipment ensure train maintenance is simplified.

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used to design and draw everything in 3-D format for later use in Auckland Transport’s building information modelling (BIM). This enabled Opus to co-ordinate all disciplines electronically in real space, to provide a database model for Auckland Transport to use for operating and maintaining the assets in the future. Downer New Zealand, with building partner Dominion Constructors, was awarded the contract for construction. Hawkins says in recent years there have been significant improvements around the world to the design and specifications for electric train maintenance facilities. These were incorporated into the new Wiri Depot. “This project is a game changer in terms of its offering, compared to other similar facilities in New Zealand,” he says. “It features a number of firsts that will provide significant operational and cost efficiencies that will translate into better service and reliability for those using the new electric trains.” One of the firsts is a locally controlled points system. This enables the safe and efficient movement of the points that change the track direction for trains. These are operated by a depot controller based in the depot building offices, much like an air traffic controller moves aircraft in and out of an airport. In other yards across New Zealand points are changed manually. Another change in operation involves the jacks that are used to lift the trains for maintenance and work, such as changing out the bogeys (wheel chassis). Instead of the traditional mobile jacks, the Wiri Depot provides permanent in-ground jacks that make it possible for a three-car train set to be manoeuvred and lifted in a single movement. “This method is a faster and more reliable way to maintain the trains,” says Hawkins. “It provides significant time savings during maintenance.” SEARCH | SAVE | SHARE AT my.trendsideas.com

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The Depot Personnel Protection System is another critical design feature, which ensures the earthing and bonding system minimises the risk of electric shock hazards and other incidents. “As all structures and electrical systems are effectively referenced together to the same potential, the site can be seen as a Faraday’s Cage, that reduces touch-potential hazards, and creates an electrically isolated earthed island.” Other key features include a wheel lathe, cranes, turntable, simulator training room and cafeteria.

Hawkins says a key part of the success of the project has been the solid relationship with the union and other stakeholders, such as Transdev, CAF and iwi who all contributed to the design. “Every stakeholder was able to participate and provide constructive input – this made a positive and significant difference to the end result.”

Project:Wiri Depot, Auckland Developer:Auckland Transport Architect:Opus Consulting engineer:Opus/Arup Geotechnical engineer:Peters and Cheung Construction company:Downer; Dominion Constructors Trackwork:KiwiRail

Electrification works:Hilor (Hawkins Infrastructure and Laing O’Rourke) Quantity surveyor:Rider Levett Bucknall Project manager:Auckland Transport

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Story by Colleen Hawkes Photography by Patrick Reynolds

These pages:Other facilities include a cleaning platform for cleaning interiors, a graffiti wash (right) and train wash (left), and a remotely controlled points system that is operated from within the building.

GROUND WORK With its 7163m2 train building, 6km of rail tracks, and an enormous hole in the centre of the site, the Wiri Depot project posed plenty of challenges for the construction team headed by Downer

Working on Auckland’s transformational rail electrification project was both an honour and a challenge for a company that classes Auckland Transport as one of its biggest clients. Downer, the lead contractor for Auckland Transport’s new Wiri Maintenance and Stabling Depot, worked on the project in a joint venture with Dominion Constructors. While Downer undertook the civil works on site, Dominion Constructors focused on building construction. Downer project manager Marty Craill says the two companies also interfaced with Hilor, a joint venture between Hawkins Infrastructure and Laing O’Rourke, who were contracted by KiwiRail to deliver the electrification works. “With three teams all working on different construction elements for a single project on a small site, with a tight deadline, inevitably there were challenges with the programme sequencing,” Craill says. “The former quarry site is not large, and for half of the construction period, there was a large hole that needed to be filled before works could progress in the area. Much of the available space was taken up by the 7163m2 main building and 6km of railway track, so there were considerable space constraints, especially towards the latter stages.”

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Craill says Downer was responsible for all the underground infrastructure, water and power reticulation, pavement construction for the rail lines, installation of the rail sleepers and installation of the light pole bases and poles. Downer also facilitated the installation of much of the specialist equipment for the depot, including the in-floor jacks in the 5m-deep pits in and below the base slab. “Both the in-floor jacks and the big wheel lathe used to extend the life of the steel wheels were imported from Germany. The depot also introduced an electronic personal protection system to safeguard personnel and prevent them being struck by a moving train.” Craill says Downer works on other transport projects for the region – another division has a maintenance contract with Auckland Council for roading works. For more information, contact Downer, Private Bag 93326, Otahuhu, Auckland 1640, phone (09) 251 0340. Website: www.downergroup.co.nz save | share Search 44245 at my.trendsideas.com

Below:A sense of symmetry defines the front facade of Auckland Transport’s new Wiri Maintenance and Stabling Depot. Downer was the lead contractor for the project. The company worked alongside Dominion Constructors and Hilor. Right:Downer carried out infrastructure works, including the ground work for the rail tracks and installation of the sleepers. The company also facilitated the installation of specialist equipment from Germany, including in-floor jacks in the pits. Photography by Patrick Reynolds

SECTION FOCUS PROJECT PORTFOLIO

NOW TAKING OFF Public works come with responsibilities to the society they serve, including generating revenue

Project Tom Bradley International Terminal

Location: Los Angeles

Architect: Fentress Architects

MAKING WAVES With a design that evokes the world-famous surf of Californian beaches, the Tom Bradley International Terminal heralds a new era in traveller comfort

As the transit point for 8 million-plus people every year, the new international terminal at Los Angeles airport had to offer a strong impact – both aesthetically and in terms of a new revenue stream. Statistics alone evoke the significance and scale of the new Tom Bradley International Terminal. Designed by Curtis Fentress of Fentress Architects, the building is the largest public works project in the history of Los Angeles. It has 111,484m2 of usable floorspace – double the size of the existing international terminal – and its construction involved

15,500 tonnes of steel and kept 9900 workers employed over 6.5 million man-hours. Curtis Fentress says the terminal presents a new gateway for Los Angeles, and the architecture was inspired by the people and geography of the city. “Several public forums were held, with the preference emerging for a wave design that evoked LA’s famous white-sand beaches. In response, we created the distinctive arching sectional roofline, which also references the parabolic arches of the nearby LAX theme building and control tower.”

Preceding pages and below:The Tom Bradley International Terminal is a new gateway for Los Angeles. Increased capacity, branding, an Integrated Environmental Media System (IEMAS) and myriad dining and retail options will help fund the terminal. Following pages:The columnfree interior reaches 31m at The Great Hall, its highest point.

The progressive building is slated for Silver LEED certification, and sustainability is built into the architecture. Clerestory windows under the roof forms flood the interiors with diffused natural light – another evocation of the area’s sunny disposition. Also factored into the design was the region’s propensity for earthquakes. Every connection on the moment frame was tested off site to beyond

The roof and ceilings are faced in aluminium, for an harmonious look inside and out. These metal ceilings also help bounce light through the interior. The new terminal has double the capacity of the old one, handling 4000 people an hour through Federal Inspection Services. State-of-the-art gates allow three jet bridges to fill or empty doubledecker airbuses speedily and efficiently.

breaking point. The steel structure allowed for a column-free interior, rising to 31m at the central Great Hall.

Giant media columns and billboards animate the volume, as do eateries and lounges overlooking the central concourse and Great Hall.

Left:Natural indoor light quality is so plentiful that no artificial lighting is required to illuminate the terminal during the day. Below:The new facility can process 4000 passengers per hour, decreasing wait times from 2.5 hours to 30 minutes. Below, lower:The curvaceous terminal connects to the ticketing hall of the old terminal at right. Story by Charles Moxham Photography by Lawrence Anderson and Jason Knowles

Inasmuch as the Tom Bradley International Terminal greatly increases the volume of passenger movement and capacity, it improves the airport’s revenue stream in other ways too. The enormous electronic hoardings alone attract a handsome fiscal return. At the heart of the Great Hall, the Villaraigosa Pavilion houses a wide variety of luxury retail and dining options, and will have an annual international capacity of 8.6 million passengers. Founding principal of Montalba Architects, David Montalba says the 1300m² pavilion was also inspired by the California coastline. The architects employed the concepts of ‘island’ and ‘edge’ to

organise the pavilion’s design as a unified concept. “On the same axis as the passenger corridor, the ‘edge’ is delineated by a continuous soffit, with detailing that evokes tidemarks on a sandy beach.” Montalba also created the facade for the vast duty-free shopping area, which suggests a series of jewel boxes framed by bronzed stainless steel. Another major revenue source, these shops offer beauty, luxury, fashion, and liquor brands.

Project:Tom Bradley Terminal, Los Angeles International Airport, Los Angeles Architect and interior design:Curtis W Fentress FAIA, RIBA, Fentress Architects, Denver, CO Civil engineer:Hatch Mott MacDonald Mechanical and electrical engineer:TTG Quantity surveyor:Psomas Construction company:Walsh Austin Landscaping:Mia Lehrer & Associates Integrated Media System design and implementation MRA International, Sardi Design, Digital Kitchen, Smart Monkeys, Electrosonic inc, and Daktronics

Lighting:Horton Lees Brogden Lighting Design Signage:Selbert Perkins Design Escalator services:Syska Hennessy Design Villaraigosa Pavilion and duty-free shops:Montalba Architects, project architect Ben McDonald Concessions contractor:PCL Construction Services Structural engineer:John A Martin and Associates Mechanical plumbing, building management and vertical transportation:Syska Hennessy Group

save | share | video | plan | images Search 43880 at my.trendsideas.com

Star Alliance and One World Lounges Gensler

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Of the several airline lounges and luxury dining options that bring life to the upper reaches of the concourse building, the new Star Alliance Lounge is one of the largest and most welcoming. Designed by global architectural firm Gensler, the lounge accommodates 400 passengers and features an open-air rooftop terrace with views over the northern runway to the Hollywood Hills. Genslerâ&#x20AC;&#x2122;s design is a contemporary interpretation of Modernist Los Angeles architecture of the 1950s

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and 1960s. The concept is in line with the new guidelines for all Star Alliance-branded lounges, which include bringing a unique local flavour to each Star Alliance location. To this end, the terrace provides travellers with an immersive sensory experience, complete with fire pits and a water wall. Indoors, black and white photographs, inspired by LA, and shot by renowned photographer Peter Lik, complement the understated Star Alliance corporate colours. Featured

These pages:The new Star Alliance Lounge at Tom Bradley International Airport combines use of corporate colours with locally sourced artworks and furniture. The facility includes several areas suitable for business and freshening up between flights. Photography courtesy of Star Alliance

materials include American walnut wood floors, and raked limestone and ceramic tile walls. Star Alliance selected locally sourced products and furniture wherever possible. For example, the glazed tile walls were created by local artisans. Several elements are included to meet the needs of the modern business traveller. Zones range from a lounge bar for socialising, to a library space, a den, a study and a media room. These various amenities are equipped with high-speed Wi-Fi and

USB power ports to recharge mobile devices as a supplement to traditional power outlets. Star Alliance worked closely with Gensler and the Green Building Council of America to ensure sustainability, and sourcing materials and furniture locally was part of this. These measures, together with an emphasis on natural light penetration and a number of energy-saving initiatives, have meant the progressive 1672m2 lounge has attracted LEED Commercial Interiors Gold certification.

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index 15 Green Square Close 44-49 41 Exhibition Street (41X) 18-24 Action Traffic Control 125 Adco Construction & Building Australia 44-49 Advance Flooring Company 85 Aecom 24, 62 AFS Total Fire Protection 101 AHS Construction Services 39 Air Force Museum of New Zealand 86 Allways Paving 14 Alpha Auckland 39 Alpha Interiors 39 Alpolic 14 Alutech 14 Armitage Group 125 Armitage Williams Construction 14 Armstrong 39, 69 Arnold Jensen Electrical 14 Arrow International 73, 78 Arup 134 ASB North Wharf 76-77, 84 Ashworth & Taylor 125 Attica Stone 62 Auckland Concrete Grinding 5 Auckland Transport IFC-1, 112-119, 130-135 Australian Institute of Architects 18-24 AUT Sir Paul Reeves Building 81 Beattie Air Conditioning 14 Boffa Miskell 107 Bradnams Nalco 39 Brave Design 39 Broad Construction Services 56-62 Brown and Thomson 39 BSG Furniture 101 Burgtec 62 Cactus Security 14 Cadaques Investments Ltd 14 Calder Stewart 104-105 Caldwell Levesque 39 Canterbury Balustrades 14 Carlaw Park Student Village 78, 96-101 Castledex 62 CB Richard Ellis 25 Ceres Organics 90 Chan, Cynthia 64-69 Charter Hall 56-62 CHH Woodproducts 106 Chillex Services 39 Christchurch Transitional Cathedral 94

City of Brisbane Investment Corporation 44-49 Clark 62 Classique 63 Clinical Services Building, Middlemore Hospital 95 Coffey 73, 80-81 Concretec New Zealand 125 CoolMaster 49 Corian 69 Cosgroves 14 Cottee Parker Architects 44-49 Countdown Lincoln Road 89 Daktronics 145 Davis Langdon 101 Deadlock Dave 101 Decotech 39 Design Farm 62 Dickson Gray Electrical 101 Digital Kitchen 145 Dimond 14, 39 Dominion Constructors 79, 130-135 Dominion Flooring 14 Doors N More 101 Downer Construction 130-135, 136-137 DPPS 24 Dulux 62 Electrical Consulting Services 39 Electrosonic Inc 145 Envision Control Centre 64-69 ESC 101 Euro Design 101 Express Clad 39 Fairview Aluminium 101 Farro Fresh Grey Lynn 89 Fentress Architects 138-147 Fentress, Curtis W FAIA 138-147 Firth 14 Fisher & Paykel 62 Fitzpatrick + Partners 56-62 Fletcher Construction 125 Floorspace 17 Garcia, Manuel 64-69 Gensler 145, 146-147 George Fethers & Co 62 GHD Centre 84 Glass Projects 125 GMT 69 Grant Thornton House 84 Gray Robinson & Cottrell 49 Grayson Engineering 101 Groundcover NZ 125

Halo 62 Harbour City Centre, Wellington 82 Hassell 18-24, 56-62 Hatch Mott MacDonald 145 Hawkins Construction 73, 82, 83 Haworth 69 Haydn & Rollett Construction 96-101, 102-103 Hayman, Richard NZIA 6-14 Hays 73, 84 Hickory Group 24 Hideaway Bins 31 Higgins 125 Hilor 134 Holmes Consulting Group 73, 86 Hood, Alasdair NZIA, DINZ 6-14 Horton Lees Brogden 145 Horton Signs 14 HSC 101 InsulPro 126 Integrated Security Services 39 Interface Flor 62 InZone Industries 126 IPD 26-29 Jasmax 6-14 Jasmax Landscape Architects 14 Jiang, Hong 69 John A Martin & Associates 1 45 Jones Flint & Pike 49 Kaneba 30 Kingspan 49 Kitchen King 31 Kone 49 Lawry, Rob 14 Leuschke Group 32-39 Leuschke, Colin 32-39 Lighthouse 41 Lighting Network 41 Living Edge 62 Lovich Flooring 101 Luma Lighting 62 Lyons 18-24 M Moser Associates 64-69 MacDonald Barnett Partners 39 Macrennie Commercial Construction 32-39, 91 Madinoz 62 Master Kelwin 39 McAlpine Hussmann 101 McCallum 101 McDonald, Ben 145 McDougall Reidy 96-101, 102-103 Merquip 87

Metro GlassTech 14 Mia Lehrer & Associates 145 Mikor 62 Mitsubishi 14 Montalba Architects 145 Morgan and Pollard 14 MPM Projects 39 MRA International 145 Natural Habitats 39, 73, 88, 101 Nauhria Precast 101 New Zealand Management Academy 81 Newkirk, Douglas 64-69 Norman Disney & Young 49, 62 NZ Green Building Council 52-55 NZ Strong Construction 120-125 NZ Window Shades 101 Opus 120-125, 130-135 Panmure Interchange 120-125 Paul Keane Gymnasium 80 PBS Eterpan 39 PCL Construction Services 145 Permasteelisa 49 Peters and Cheung 134 Philips 14 Place Associates 108-111 Posh 69 Property Council New Zealand 70-78, 80-81, 82, 84, 86, 88-90, 92, 94, 95 Psomas 145 Raven 62 Rawlinsons 14 RCG 73, 89 RCP Project Management 2 Resene 39, 42, 73, 92 Rider Levett Bucknall 70-78, 80-81, 82, 84, 86, 88-90, 92, 94, 95, 134 Robert Bird Group 49 Ruamoko Solutions 14 Sapphire Aluminium 62 Sardi Design 145 SCE Stone & Design 125 Selbert Perkins Design 145 Shanghai Chu Rong Industrial Co 69 Simply Stainless 62 Smart Monkeys 145 Smeg 62 Smooth-Air 16 Smudge Signs 101 Sopers McIndoe 39 St Kilda, Cambridge 88

Star Alliance 145, 146-147 Stonecraft Enterprises 127 Stramit 49 Studio Illumine 69 Style Craft 62 Syska Hennessy Design 145 Syska Hennessy Group 145 Table & Chair 62 Taggarts Excavation 14 Target Painters 101 Tasti head office 32-39 TCL 101 Te Mirumiru Early Childhood Centre 92 Te Uru Taumatua 92, 94 Terracon Industries 101 Texco 14 The Laminex Group 15, 129 Thermakraft 50-51 Thomas, Mike 14 Thorn 62 Three35 6-14 Titch 69 Tom Bradley International Terminal 138-147 Tom Dixon 62 Town and Around Fence and Gate 101 Trends Publishing International 73, 90, 128 TTG 145 Turner & Townsend 62 Ullrich Aluminium 101 Ultraflex 62 Unique Creative 39, 40 Unison Workspaces 14 USG 14 Verosol 62 VUW Campus Hub 80 Walsh Austin 145 Wareham Cameron 101 Warren and Mahoney 73, 94-95 Warwick 43, IBC WE-EF Lighting 93 Why-not Tiling 101 Wilson Precast 125 Winward Structures 24 Wiri Depot 95, 130-135 Wood & Grieve Engineers 62 WorkZone 56-62 Zenith Interiors 62 Zenith NZ OBC Zhang, Peter 69 Zumtobel 62

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Zenith HydroTap

Choose the best there is to upgrade your kitchen. When you upgrade your workplace kitchen with a Zenith HydroTap G4 it not only saves time, energy and money each day but also does that with greater style, safety and efficiency than anything else. Installed at your kitchen sink, or on its own ‘font’, your Zenith HydroTap delivers boiling, chilled or sparkling water instantly, and each drop is 0.2-micron filtered so everything you drink is crystal clear, tastes better and is better for you. Ask for a free Zenith HydroTap G4 brochure now and discover for yourself how Zenith G4 technology out-performs and out-dates anything else in terms of convenience, easeof-use, user-safety, energy-efficiency and water conservation.

Zenith HydroTap G4 ®

Boiling | Chilled | Sparkling | Filtered | Instantly The world’s most advanced drinking water appliance.

*5 Year Warranty on Commercial Models. See website for details.

www.zenithheaters.co.nz | 0800 558 055

HNOLOG

Year Warranty

Australian Made