Resido, Auckland 11 Te Whare o Rehua Sarjeant Gallery, Whanganui
023
HERITAGE AND ADAPTIVE REUSES
EXCELLENCE & BEST IN CATEGORY
• Deloitte Centre, Auckland
EXCELLENCE
• Ivey West and Memorial Hall, Christchurch
• Metropolitan Cathedral of the Sacred Heart, Wellington
• Ngāmotu House, New Plymouth
• Pearson House, Auckland
• Te Whare o Rehua Sarjeant Gallery, Whanganui
MERIT
• 43 College Hill, Auckland
• Kai Tahi, Porirua
• Port Otago Annex, Dunedin
Centre, Auckland
029
COMMERCIAL OFFICE
EXCELLENCE & BEST IN CATEGORY
• Deloitte Centre, Auckland
EXCELLENCE
• Port Otago Annex, Dunedin
MERIT
• LIC Central Hub Building, Hamilton
• Ngāmotu House, New Plymouth
Te Hurihanga Ō Rangatahi — The Youth Hub, Christchurch
Deloitte Centre, Auckland
049
CIVIC, HEALTH AND ARTS
EXCELLENCE & BEST IN CATEGORY
• Te Hurihanga Ō Rangatahi — The Youth Hub, Christchurch
EXCELLENCE
• Ormiston Hospital, Auckland
• SeaLink Wynyard Ferry Terminal, Auckland
• Te Whare o Rehua Sarjeant Gallery, Whanganui
MERIT
• Gisborne Māori Land Court, Gisborne
• Metropolitan Cathedral of the Sacred Heart, Wellington
• Papa Hou, Christchurch
• Te Kupenga o Rongomai: Maidstone Sports Hub, Upper Hutt
Deloitte
Hiwa Recreation Centre, Auckland
RETAIL
EXCELLENCE & BEST IN CATEGORY
• Mānawa Bay, Auckland
MERIT
• Kai Tahi, Porirua
• Woolworths Waimakariri Junction, Christchurch
Burlington Village, Christchurch
063 085 097
RETIREMENT LIVING AND AGED CARE
EXCELLENCE & BEST IN CATEGORY
• Burlington Village, Christchurch
EXCELLENCE
• Awatere Village — Stages 1, 2 & 3, Hamilton
• Summerset St Johns, Auckland
MERIT
• Woburn Masonic Care, Lower Hutt
EDUCATION
EXCELLENCE & BEST IN CATEGORY
• Hiwa Recreation Centre, Auckland
EXCELLENCE
• Auckland University of Technology, Tukutuku — Health Sciences, Auckland
• Ngā Mokopuna (project previously known as: The Living Pā), Wellington
MERIT
• Manukura, Palmerston North
• Mount Albert Grammar School — Nairn Block, Auckland
• Tamatea Intermediate School, Napier
• Toi Manawa, Auckland
• Whenuapai School Senior Campus, Auckland
158 Central Park Drive, Auckland
107
INDUSTRIAL
EXCELLENCE & BEST IN CATEGORY
• 158 Central Park Drive, Auckland
EXCELLENCE
• Ikea, Auckland
• RML Machinery — Te Rapa Gateway, Hamilton
MERIT
• Bowden Estate, Auckland
• Christchurch Fresh Distribution Centre (CFDC), Christchurch
• ESR Building 7, Auckland
• Fisher & Paykel Appliances Distribution Centre, Auckland
• Hellmann, Auckland
• Waterloo Business Park — Sime Darby Industrial Hub, Christchurch
Mānawa Bay, Auckland
Hiwa Recreation Centre, Auckland
133
SUSTAINABLE BUILDING
EXCELLENCE & BEST IN CATEGORY
• Ngā Mokopuna (project previously known as: The Living Pā), Wellington EXCELLENCE
• Bowden Estate, Auckland
• Deloitte Centre, Auckland
• Te Hurihanga Ō Rangatahi — The Youth Hub, Christchurch
• Woolworths Waimakariri Junction, Christchurch
MERIT
• Christchurch Fresh Distribution Centre (CFDC), Christchurch
• Fisher & Paykel Appliances Distribution Centre, Auckland
139
MULTI UNIT RESIDENTIAL
EXCELLENCE & BEST IN CATEGORY
• One Saint Stephens, Auckland EXCELLENCE
• Aalto, Auckland
• Abstract, Auckland
• Catalina Bay Apartments, Auckland
• Kaweka, Auckland
• Resido, Auckland
MERIT
• Kahu, Auckland
• Light Box, Auckland
• Olympus Terrace, Auckland
• The Greenhouse, Auckland
175
TOURISM AND LEISURE
EXCELLENCE & BEST IN CATEGORY
• Deloitte Centre, Auckland
EXCELLENCE
• Hiwa Recreation Centre, Auckland
• Te Ngaengae Pool and Fitness Centre, Lower Hutt
MERIT
• Abstract, Auckland
• Flockhill Villas and Flockhill — Sugarloaf Restaurant, Canterbury
• Horizon by SkyCity, Horizon Hotel, Auckland
• Punangairi Visitor Experience Centre, Punakaiki
• ‘Punawai Ora' Roxburgh Community Pool, Roxburgh
181
COMMUNITY AND AFFORDABLE HOUSING
EXCELLENCE & BEST IN CATEGORY
Warren Place, Whangārei
EXCELLENCE
• Hawaiki Pāpā Kāinga, Auckland
• Te Kupenga, Auckland
MERIT
• 91 Cambridge Terrace, Papatoetoe, Auckland
• Carey Street, Christchurch
• Great North Road Apartment Development, Auckland
• Kaimai Terraces, Tauranga
• May Road, Auckland
• Te Māra, Auckland
Ngā Mokopuna, Wellington
One Saint Stephens, Auckland
Warren Place, Whangārei
Deloitte Centre, Auckland
EFFECTIVE PROJECT DECISIONS
NOW AND FOR THE FUTURE
SINCE 2001, WT HAVE WORKED ACROSS NEW ZEALAND TO DELIVER SUCCESSFUL OUTCOMES ACROSS ALL ASPECTS OF THE BUILT ENVIRONMENT.
Proudly partnering on seven nominated projects for the Property Industry Awards 2025: Aalto, 1 Whitmore St, Pearson House, The Greenhouse, Hotel Indigo Auckland & 51 Albert Residences, Woolworths Waimakariri Junction, and Christchurch Fresh Distribution Centre (CFDC).
ACHIEVE YOUR PROJECT OBJECTIVES WITH WT wtpartnership.co.nz
WT provide services in:
Quantity Surveying
Advisory
Project Management
Infrastructure
PROPERTY INDUSTRY AWARDS MAGAZINE
PUBLISHER
Brydie Canham
PRODUCTION MANAGER
Jo Seakins
ART DIRECTOR
Susanne Baldwin
EDITOR
Amanda Linnell
DESIGNER
Linda Baehr
WRITERS
Fiona Barber, Nikki Birrell, Joanne Elwin
SUB EDITOR
Claire McCall
RETOUCHER
Mark Grogan
ADVERTISING SALES
Jenny Craig EVENTS MANAGER
Catie Harris, Property Council New Zealand
About the AWARDS
B Media Ltd 09 308 9998 admin@bmedia.co.nz PO Box 47014 Ponsonby Auckland 1144 bmedia.co.nz
Property Council New Zealand 09 373 3086 PO Box 1033, Auckland 1140 propertynz.co.nz enquiries@propertynz.co.nz
THE PROPERTY COUNCIL New Zealand Rider Levett Bucknall Property Industry Awards recognise not just innovative design and construction, but also assess nominees on their economic and social contribution, sustainability, vision and owner and user satisfaction. Competition for the 2025 Supreme Award was intense, with 100 standout properties from across the country vying for top honours at the Awards Gala Dinner held at Spark Arena, Auckland.
SUBMISSIONS ARE ASSESSED ON THE FOLLOWING PRINCIPLES:
• Economic and financial criteria
• Project vision and innovation (includes degree of difficulty)
• Design and construction
• Owner and user satisfaction
• Sustainability and efficiency of operation
By Waipapa Taumata Rau, University of Auckland.
THIS YEAR THERE ARE 11 AWARD CATEGORIES AND ONE SUPREME AWARD WINNER:
• Warren and Mahoney Civic, Health and Arts Property Award
• RCP Commercial Office Property Award
• Kāinga Ora — Homes and Communities Community and Affordable Housing Property Award
• Colliers Project Leaders Education Property Award
• Naylor Love Heritage and Adaptive Reuses Property Award
• CBRE Industrial Property Award
• Hawkins Multi Unit Residential Property Award
• Yardi Retail Property Award
• Oceania Retirement Living and Aged Care Property Award
• Resene Sustainable Building Property Award
• Holmes Group Tourism and Leisure Property Award
• Rider Levett Bucknall Supreme Award
More than just another property, our award winners create communities, crafting spaces for New Zealanders to live, work and play.
+ BEST IN CATEGORY winners are awarded where a property stands out as the ‘best of the best’ against the other entries in their category. There is only one Best in Category award winner in each category, with these properties also in the running for the overall Supreme Award.
+ EXCELLENCE awards are presented to properties that are deemed to be among the best in their chosen category, and that symbolise excellence within the property industry across all aspects of the evaluation. There may be multiple Excellence award winners in each category.
+ MERIT is awarded to properties that the judges deem to have ‘something special’ about the way in which the development or project was undertaken. There may be multiple Merit award winners in each category.
We would like to extend a huge thank you to Rider Levett Bucknall our generous naming-rights sponsor. The global quantity surveying company was founded in England by Henry Cooper in 1785 and has gone on to work on some of the world’s most exciting landmark buildings, including the Sydney Opera House, London’s Queen Elizabeth Olympic Park and the CityCenter in Las Vegas. The brand has become a powerhouse not only in quantity surveying, but also cost management, project management and advisory services.
The Property Council New Zealand Rider Levett Bucknall Property Industry Awards magazine is published by specialist custom publisher B Media Ltd, on behalf of the Property Council New Zealand. The Property Industry Awards is wholly owned and managed by the Property Council New Zealand. No part of this magazine may
Kia Ora Welcome
WE ARE HERE to celebrate the very best of our industry — projects that don’t just change skylines, but change lives.
Now in its 35th year, the Property Industry Awards continue to set the benchmark for excellence in Aotearoa New Zealand’s built environment. Since their inception as a national event in 1991, these awards have grown to become the most prestigious recognition of design, innovation and impact in New Zealand property — with principal sponsor Rider Levett Bucknall proudly supporting since 1997.
This year, we’re thrilled to acknowledge 100 outstanding nominees, each representing a remarkable feat of collaboration, vision and determination. From bold commercial developments to community-centric public spaces, these projects illustrate the power of property to shape the way we live, work and connect.
It’s often said that property is about people — and nowhere is that more evident than in these awards. Behind every nominated project is a team of passionate professionals, working tirelessly to deliver places with purpose. Your dedication doesn’t just build structures, it builds communities.
A special thank you to chief judge Andy Evans and our esteemed judging panel for your rigorous assessment of each entry. Every number crunched, blueprint studied and site visited is a testament to your commitment to excellence.
As we come together to honour these achievements, let us also reflect on the legacy we’re building: one project, one community, one city at a time.
Congratulations to all our nominees — thank you for shaping the future of Aotearoa.
Ngā mihi nui.
LEONIE FREEMAN Chief Executive Property Council New Zealand
PROPERTY COUNCIL NEW ZEALAND
Property Council New Zealand is the leading advocate for New Zealand’s largest industry — property.
Property Council is the one organisation that collectively champions property, bringing together members from all corners of the industry ecosystem to advocate for reduced red tape that enables development.
Property makes up 15 per cent of Aotearoa’s economic activity. As a sector, it employs nine per cent of New Zealand’s workforce and contributes more than $41.2 billion to our GDP.
A not-for-profit organisation, Property Council connects more than 10,000 property professionals and champions the interests of 500 member companies. Our membership is broad and includes some of the largest commercial and residential property owners and developers in New Zealand. The industry comes together at our local, national and online events, which offer professional development, exceptional networking and access to industry-leading research. Our members shape the cities and spaces where New Zealanders live, work, play and shop.
Top The distinctive SeaLink Wynyard Ferry Terminal building is a welcoming, functional point of departure, with cultural identity woven into its fabric.
Above With a 4 Star Green Star rating, Visa’s Tāmaki Makaurau headquarters put sustainability at the centre of the workspace.
Left The restoration and extension of Te Whare o Rehua Sarjeant Gallery combines heritage and culture in a project that preserves art and taonga for future generations.
RAISING GLASS FAÇADES SINCE 1973, SO YOU CAN RAISE YOURS.
Get your glad-clads on – it's time to celebrate New Zealand's best in design and innovation in the built environment. At Thermosash, our clients’ success is our success, and we are proud to see the following standout projects recognised as finalists for the 2025 Property Industry Awards: Tukutuku Health Sciences - AUT North Shore, Deloitte Centre - Auckland, and Hiwa Recreation Centre - UOA. So, let’s raise our glasses to a night to remember (mostly!).
Select a façade contractor for your next project that will engineer a specific façade and glass solution to meet your vision and sustainability goals. We believe a Thermosash façade solution makes your building better, speeds up your enclosure programme, saves you time and reduces your risk.
Locally engineering, testing, manufacturing and installing façade systems since 1973.
Hiwa Recreation Centre - UOA
Deloitte Centre - Auckland
Tukutuku Health Sciences - AUT (Photo by Jasmax)
Aalto, Auckland
AUT, Auckland
Bowden Road - Tokyo Food & Daiken, Auckland
Carey Street, Christchurch
College Hill, Auckland
Greenhouse, Auckland
Kaweka, Auckland
Springs Road - F&P, Auckland
Te
Warren Place, Auckland
Woolworths Greville Road, Auckland
Kings PAC, Auckland Spark Office, Auckland
Mako, Lower Hutt
Te Ngaengae Pool, Lower Hutt
MEET THE JUDGES
Expert panel
NOMINEES ARE INVITED to complete an awards submission that details all facets of the development, from project costs, potential return, design, construction, sustainability and efficiency to tenant and owner testimonials to project vision, innovation and category-specific criteria. All the properties are subject to a rigorous judging process by our panel of experts. Each of the judges brings his or her unique specialist skills to the evaluation process so we have an eminently knowledgeable panel well versed in finding the very best-of-the-best properties in each awards category.
The judging process is carried out both on paper and in person — the panel visits all 100 properties to thoroughly assess each project individually. When all the site visits have been completed, our judges reconvene to deliberate on their scores and reach an agreement on the Best in Category, Excellence and Merit Award winners in each group, as well as the Supreme Award winner.
Property Council gives special thanks to our panel of judges, who have dedicated considerable time and expertise evaluating submissions and participating in site visits. Their diligence and knowledge ensure the process is robust and enables us to bring these awards to you each year.
JUDGES
ANDREA STEFFENSEN Senior Development Manager, Foodstuffs North Island
DANIEL HENDERSON General Manager Development & Commercial, Tāmaki Regeneration
MICHAEL HOLLOWAY Executive Associate, Frequency
JENNIFER WHITTLE Director, Communications & Engagement, New Zealand Green Building Council
KELLY BUNYAN Consultant/Director
MITCHELL JEFFERSON Director, Seed Property
JOHN DUTHIE Tattico
CHIEF JUDGE
ANDREW EVANS Independent Director ALEX CUTLER Independent Director
BRENDON DWYER General Manager — Building Services, Beca
CHRIS GUDGEON Independent Director
JEREMY WHELAN Managing Director, Ignite Architects
MATT WILSON Director, Eco Insite
KRISTEN WEBSTER Head of Corporate Responsibility, Eke Panuku Development Auckland
PATRICK DOUGHERTY Director and Adviser
RICHARD ANDERSON Director, Rider Levett Bucknall
TRISTAN ILICH Director, Tsquared
CHRIS MACKENZIE Principal & Business Development Director, Holmes Group
RHYS STICKINGS Director, Octa Associates
2026 KEY DATES CALL FOR NOMINATIONS
Tuesday 4 November 2025
NOMINATIONS CLOSE
Friday 30 January 2026
COMPLETED SUBMISSIONS DUE Thursday 26 February 2026
AWARDS DINNER AND CEREMONY Friday 12 June 2026
Pushing Boundaries
Two creatives share how Resene paints helped realise their bold approach to making sure their projects had impact.
CHALLENGING TRADITION
ART CURATOR GREG DONSON
“The idea of a white cube gallery providing a neutral space is a 20th-century concept,” says Te Whare o Rehua Sarjeant Gallery curator Greg Donson, who is an advocate for bold, carefully considered background colours. “Art can really benefit from being on colour. For example, black and white photography in white frames can be a bit quiet, but a colour, even if it’s just a gentle one, can really bring out the beautiful tones of a piece. It’s also an antidote to the problem of white frames on a white wall.”
Donson believes a well-chosen shade will amplify the emotional and visual experience of an exhibition adding atmosphere without distracting from the art. “What you’re after is a tone which enhances but won’t overpower the works.” Recent exhibitions at Te Whare o Rehua Sarjeant Gallery have featured walls coated in everything from the sombre sophistication of Resene Cod Grey to the vibrant, playful punch of Resene Hi Jinx.
“The actual biggest decision we had to make with the architects was the consistent whites that would be used everywhere,” says Donson. Heritage galleries were always a creamy white that was bordering on buttery, so when it came to repainting we went for Resene Eighth Dutch White, which is still creamy but a dialled-back version of what it was. In the new spaces we have used Resene Black White. It may seem like an easy decision choosing a white but, when you’re dealing with that volume of paint, it’s a big deal. I think we chose well.”
The use of colour is transforming the gallery experience. Deep, rich wall tones work to enhance the drama and presence of the works on display. The bold use of Resene paint has played a significant part in Te Whare o Rehua Sarjeant Gallery’s landmark restoration and expansion project. It helps define spaces and ensures visitors experience a truly inspirational and immersive journey through the gallery, which now spans more than 4500sqm.
Resene SpaceCote Low Sheen is a durable easycare finish option, that can be used through commercial and residential interiors, including a kitchen and bathroom variant for wet areas.
Resene Hi Jinx
Resene Cod Grey
THE POSITIVE POWER OF COLOUR INTERIOR DESIGNER STEWART HARRIS
“Colour plays a major role in how we feel when we enter into any space and especially when that space has some historical relevance,” says award-winning interior designer Stewart Harris of Macintosh Harris, who was pivotal in restoring the 1920s Neo-Georgian elegance of Pearson House at The Foundation in Parnell, and transforming it into a luxurious and elegant retirement home.
“It was imperative to stay true to the architectural period and introduce colours that were favoured by the Georgians. The building and its new purpose dictated the overall design and the volume of the spaces allowed me a free hand to use the bold colour choices I made.”
Resene SpaceCote Low Sheen colours played a starring role in a project that required both sensitivity and boldness.
“As we age,” explains Harris, “having added colour in our surroundings uplifts and enhances our daily lives. Using Resene Bright Spark yellow, greens such as Resene Bounce and Resene Smashed Avocado, as well as Resene Azure blue, was a natural response to not only enhance the interiors, but bring joy and life to the patrons and their guests.”
Enjoy free Resene Project and Specifier services, from specifications to on-site support, on your projects.
Get expert help from the Resene team, resene.com/meet-the-team
For the exterior of Pearson House, left, the designers’ opted for Resene Quarter Merino.
Resene Bright Spark
Resene Azure
Shining Bright
WITH RESEARCH SHOWING that recreational facilities are decisive factors for students deciding where to study, the replacement of the University of Auckland’s recreation centre is a project that sits at the heart of a strategy to encourage student activation and engagement on campus.
The original 1970s recreation centre was reaching end of life, had accessibility issues, lacked outdoor space and aquatic facilities, and could not accommodate future demand. The new 26,000sqm Hiwa Recreation Centre integrates seamlessly into the city campus at Waipapa Taumata Rau, University of Auckland and offers teaching facilities, wellbeing resources and state-of-the-art sport and recreation amenities that include: a rooftop multi-sport turf and social area with panoramic views of the city; the Southern Hemisphere’s first glass sports floor with integrated LED markings; and an aquatic hall with an eight-lane, 33-metre pool.
An innovative ‘split, stack, alternate’ design has raised the sports halls above street level and placed the aquatic hall below ground, freeing the ground plane for a new plaza that connects interior and exterior, east and west, and creates a memorable public space at the heart of the campus. The design of this plaza links the broader ecologies of Albert Park
and Symonds Street into the campus, with a green planted edge to Princes Street. Locating the aquatic hall underground maximises functionality within a compact footprint. Large, stacked suspended floors form the elevated sports halls with outdoor activities taking place on rooftop areas.
A diagrid structural form, uncommon in Aotearoa’s seismic environment, allows for expansive, brace-free internal spaces that support a broader range of uses. The diagonal shapes are connected to the aramoana zigzag pattern, seen as a tethering device between the whenua and structure it holds in place.
Hiwa Recreation Centre spans the entire city block between Symonds Street and Princes Street. Sports halls are elevated above street level, with an underground aquatic hall.
Where People Make Progress
Hiwa Recreation Centre Waipapa Taumata, Auckland
“Hiwa is more than a building – it’s a vertical campus of wellbeing. The complexity of the site and its live environment demanded agility at every stage. We’re incredibly proud of the team’s ability to deliver a community-focused and future-ready facility.”
Hamish Dackers
The investments within Hiwa Recreation Centre are designed to promote wellness.
The build project included the demolition of the old building and construction of a vertical stacked structure to maximise capacity in the confined 6500sqm site, all while dealing with challenges of working in a live campus environment. BIM modelling was used to troubleshoot build complexities, allowing the team to identify and resolve issues ahead of time and avoid project delays and cost increases.
Innovative ground-retention solutions overcame the challenge of a deep basement adjacent to operational buildings and a double-height, unrestrained basement wall within the aquatic hall. Long-span steel trusses integrated within the building's plant room floor allow the structure to span the column-free sports hall while supporting the heavy plant and outdoor spaces above. The diagrid structure was fabricated off-site, cut into pieces small enough to transport, and lifted into place using tower cranes. This approach reduced on-site disruption, enhanced safety and contributed to a faster build.
Operational carbon emissions were minimised by removing gas systems, integrating low-GWP refrigerant heat pumps, incorporating high-performance insulation and façades, and optimising energy-efficient HVAC, lighting and plumbing systems. Sustainable water management includes
A vibrant hub of wellbeing and community on campus, the building sits seamlessly in its surrounds. Named after Hiwa-i-te-Rangi, the youngest star in the Matariki cluster, Hiwa symbolises aspiration, growth and ambition.
a 90-kilolitre underground rainwater harvesting tank, treated for greywater reuse in toilets and non-potable systems. Intelligent building systems manage high-efficiency chillers, motors and heat-recovery systems to reduce energy use while retaining occupant comfort. In optimal conditions the pool will be 100 per cent heated using recovered energy.
Feedback from staff and students has been overwhelmingly positive and the facility is bustling with members. Named after Hiwa-i-te-Rangi, the youngest star in the Matariki cluster, Hiwa symbolises aspiration, growth and ambition — a perfect fit for this vibrant hub of wellbeing and community. PIA
A diagrid structural form has allowed expansive, brace-free internal spaces while long-span steel trusses allow the structure to span the column-free sports hall.
DEVELOPER WAIPAPA TAUMATA RAU, UNIVERSITY OF AUCKLAND
CONSTRUCTION HAWKINS
ARCHITECT WARREN AND MAHONEY
SERVICE ENGINEER BECA
STRUCTURAL ENGINEER BECA
MECHANICAL ENGINEER BECA
BUILDING ENCLOSURE ENGINEER MOTT MACDONALD
QUANTITY SURVEYOR RIDER LEVETT BUCKNALL
PROJECT MANAGER COLLIERS PROJECT LEADERS
SPECIALIST SPORT AND RECREATION ARCHITECT MJMA TORONTO
PLANNER BARKER & ASSOCIATES
TRANSFORMING CITIES BUILDING COMMUNITIES
Ko Hawkins mātou. We Are Hawkins.
Dunedin Town Hall, 1927
Wellington Town Hall, 2025
HERITAGE AND ADAPTIVE REUSES
Restoration, reimagining and repurposing are three cornerstones that ensure our built heritage is respected and made good for future generations, as beautifully exhibited in these legacy projects.
Blessings in Disguise
THE MEASURE OF a successful restoration is its sensitivity but when the building is a beloved historical and religious landmark, the bar is set even higher. It’s clear that the complete rejuvenation of the Metropolitan Cathedral of the Sacred Heart in Te Whanganui-a-Tara, Wellington has met and even surpassed expectations in this regard. Not that the project started out as a full restoration. When the Category 1 Heritage Catholic Cathedral on a 4099sqm site was deemed earthquake
prone and shut in 2018, the strengthening project evolved into a six-year journey that demanded exceptional levels of skill, respect and innovation. This was, after all, a grand, pillared and much-loved 1901 church building in which myriad baptisms, weddings, funerals and masses had taken place. It was also a place where generations of Wellingtonians had shared spiritual experiences. How did this epic project unfold? Although the immediate reaction to the earthquake danger was to strengthen and
open the cathedral as soon as possible, the parish took a bigger-picture long-term view and sought to future-proof their spiritual home. Members wanted to address issues of damaged stone and moisture infiltration, and create improved worship and community spaces. The team charged with achieving the fine balance between respecting history and meeting modern standards included building contractors LT McGuinness and TEAM Architects Wellington.
The exterior received meticulous attention — original materials were carefully cleaned and where necessary repaired or replaced. However, the construction of the cathedral posed significant challenges inside and out. Its porous Oamaru stone and brick exterior, rubble core and large interior stone blocks allowed moisture to work its way into the structure. It certainly didn’t help that paint applied to the inside stone surface 35 years ago was trapping moisture within the walls, which showed saturation levels of 99 per cent. The solution was clear: the paint was removed and, within weeks, levels dropped to 65 per cent.
With the Oamaru stone revealed, the focus pivoted to an interior design that complemented the material’s soft hues. Unnecessary decorative elements from previous renovations were removed, returning the ambience of the cathedral to a place of calm and prayer. At the same time, the team also had to provide a fresh, contemporary place for worship.
Plenty of satisfaction came from unearthing and reintroducing heritage elements. For example, the reshaping of the sanctuary with new platforms revealed previously hidden 1920s mosaic tiles.
Unnecessary decorative elements from previous renovations were removed, returning the ambience of the cathedral to a place of calm and prayer.
Engineering-wise, a new steel structure concealed in the roof space strengthened the heritage building, while keeping the character features intact. Rods were also inserted in the columns and tension cables installed above the aisles. These safely transfer loads down the building and into the ground.
It’s impossible to put a value on such a special project, however parishioners have expressed their joy at returning to the cathedral, and weekend attendances are up. Before the restoration 300 people attended three masses over a weekend; after the project, that number rose to 550. With new audio-visual and sound systems, the property also draws people to archdiocese events. Although retaining as much of the building’s heritage was paramount in all decisions, this restoration represents much more than architectural conservation. This is a sterling example of how to sensitively blend sustainable, energy-efficient and safety features into a hallowed building, while honouring its history and importance to the community. PIA
METROPOLITAN CATHEDRAL OF THE SACRED HEART
40 Hill St, Te Whanganui-a-Tara, Wellington
OWNER THE CATHOLIC ARCHBISHOP OF THE ARCHDIOCESE OF WELLINGTON
CONSTRUCTION LT MCGUINNESS
ARCHITECT TEAM ARCHITECTS WELLINGTON
STRUCTURAL ENGINEER DUNNING THORNTON CONSULTANTS
SERVICE ENGINEER BLACKYARD ENGINEERING (ELECTRICAL)
QUANTITY SURVEYOR MONASTRA QS CONSULTANTS
PROJECT MANAGER TEAM ARCHITECTS WELLINGTON
HERITAGE ARCHITECT PAUL CUMMACK CONSERVATION
FIRE ENGINEER HOLMES
After removing paint and exposing the Oamaru stone, the interior was designed around its soft hues, while the reshaping of the sanctuary with new platforms revealed previously hidden 1920s mosaic tiles.
Modernising History
COMFORT, SECURITY AND COMMUNITY connection are must-haves for happy retirement living, but with this grand building you can add in architectural legacy and a storied history. Pearson House, a 1926 Category-1 heritage-listed Neo-Georgian building, is the impressive gateway to The Foundation — a luxury retirement community in Parnell, Tāmaki Makaurau Auckland. The premises — one-time base for the Jubilee Institute for the Blind, which became the Royal New Zealand Foundation for the Blind — has been given a $17million refurbishment with seismic strengthening. The results blend state-of-the-art amenities and engineering with preservation of the building’s charm and elegance. This is an exemplar heritage reuse project.
A collaboration between Peddlethorp Architects and
MacIntosh Harris interior designers, the refurbishment involved bringing the original colonnade back to life, seamlessly linking the drawing room and a reading room, and establishing a café on the ground level. Upstairs was redesigned to include a boutique cinema, billiard room, lounge, art studio, cardio studio and wellbeing suite.
What do the residents make of the transformation?
A recent survey revealed 96 per cent were satisfied or very satisfied with Pearson’s House’s offerings. The Foundation’s core principles of safety, security and connections have all been met. High-quality facilities translate to comfortable and safe living, while the sense of community is fostered through social spaces for both those who live here and their visitors.
Given this is a heritage reuse project, owner The Foundation Village Partnership was adamant it had
The space offers a refined yet warm atmosphere featuring curated lighting, vibrant colours and elegant furnishings that seamlessly blend contemporary and traditional elements. Crystal chandeliers, curated wallcoverings and artworks dovetail beautifully.
to preserve all that is beautiful about the building, while minimising waste and becoming more sustainable and energy efficient. Modern urban design principles meet architectural preservation — not always easy to achieve.
The interior is the epitome of luxury. Stewart Harris of Macintosh Harris, a combination architectural and interior design firm, created a richly textured interior in keeping with the Neo-Georgian design. The space offers a refined yet warm atmosphere featuring curated lighting, vibrant colours and elegant furnishings that seamlessly blend contemporary and traditional elements. Crystal chandeliers, curated wallcoverings and artworks dovetail beautifully.
In terms of the structure and integrity of the grand building itself, clever and safe eco-focussed solutions employed by C3 Construction include lightweight fibreglass chimneys that look the part but mitigate seismic risk. By retaining key elements of the original building, such as the concrete foundations, basement floor slabs, reinforcing steel, brickwork and timber, embodied carbon emissions were minimised. Exposed brick walls reduce the need for additional finishes, preserving character and saving resources.
The building’s seismic performance was upgraded to 70 per cent NBS, with timber-framing enhancements in the subfloor and timber piles packed up to the existing bearers for increased structural integrity. A new lift was also installed. Accessible facilities and disabled access were prioritised
The results blend state-of-the-art amenities and engineering with preservation of the building’s charm and elegance.
throughout, ensuring inclusivity and meeting the evolving needs of residents.
Building services are monitored to ensure optimal performance and comfort for air quality, energy efficiency and water use. Evidence can be seen in the air-quality sensors with digital displays on each floor that track temperature, humidity and carbon-dioxide levels. Energy-efficient lighting, heating and ventilation systems combine to reduce operating costs over the building’s lifetime. Security measures meet or exceed contemporary standards.
As well as providing a sumptuous, high-performing base for its residents, The Foundation has preserved an important architectural landmark — a legacy for generations to come. PIA
DEVELOPER GENERUS LIVING GROUP, FOUNDATION PROPERTIES
CONSTRUCTION C3 CONSTRUCTION
ARCHITECT PEDDLETHORP ARCHITECTS
INTERIOR DESIGNER MACINTOSH HARRIS
STRUCTURAL ENGINEER STRUCTURE DESIGN
SERVICE ENGINEER 2PIR
MECHANICAL ENGINEER 2PIR
QUANTITY SURVEYOR WT
PROJECT MANAGER PRECON
HERITAGE ARCHITECT SALMOND REED
LANDSCAPE ARCHITECT JARED LOCKHART DESIGN
Congratulations to our clients and partners involved in completing these outstanding projects.
Te Whare o Rehua Sarjeant Gallery
Whanganui District Council
Papa Hou The Kind Foundation
Ivey West and Memorial Hall Lincoln University
Catalina Bay Apartments
Willis Bond
Deloitte Centre Precinct Properties
Punangairi Visitor Experience Centre Department of Conservation
COMMERCIAL OFFICE
From landmark projects that define a business precinct to leading-edge exemplars of office accommodation, today’s places of employment flex with the dynamic world of work. Practical, progressive, sustainable and stylish, these spaces are core drivers of collaboration.
Crowning Achievement
PRECINCT’ S REDEVELOPMENT of 1 Queen Street is the final piece in an urban artwork called Commercial Bay. The premium address is pivotal to Tāmaki Makaurau Auckland — it links its identity as a waterfront city with its history as a place of trade and cultural connection — so the rejuvenation required a visionary plan and highly skilled teams. The finished product, the Deloitte Centre or Te Kaha, is a fitting crown for Commercial Bay, which occupies an entire downtown block.
It has been quite the transformation — from underperforming B-grade asset to a place that seamlessly connects to its urban waterfront environment and surrounding streets. Thresholds between spaces have been dissolved and every day the centre invites in workers, tourists, shoppers, visitors and diners. Inside you’ll find the 5-star InterContinental Hotel with 139 guest rooms, restaurants, a rooftop bar, wine shop, corporate base for Deloitte and Bell Gully, and boutique offices for smaller businesses. More than 1000 people work here, supporting local trade and stimulating the night-time economy.
Public transport is on the doorstep. “Ferry, train and bus hubs are steps away, making seamless travel a defining feature of our location,” says InterContinental Auckland’s general manager, Ryan South. “This location reinforces Auckland's status as a dynamic, globally connected city.”
In this landmark adaptive reuse project, the original structure was tailored to the needs of today’s businesses and staff.
This visionary redevelopment set out to maximise the building's premium position in the inner city of Tāmaki Makaurau Auckland. Design details reflect its proximity to the waterfront, along with historical references to being a place of trade and cultural connection.
Where People
Make Progress Deloitte Centre, 1 Queen Street, Auckland
“We’re proud to have contributed to a project that so elegantly completes Commercial Bay. The Deloitte Centre doesn’t just bridge city and sea – it defines the new Auckland. Its seamless integration and civic ambition mark a bold step forward for the city’s urban identity.”
Steve Gracey
Sacred Heart Cathedral Catalina Bay Apartments
One Queen Street
This purposely moody environment is designed to draw the eye outside to the glittering waters of the Waitematā.
The floorplate was extended and levels added to the concrete frame. The new energy-efficient façade has been given two treatments: one for the hotel on the lower half, another for the office floors above. Glazing of the hotel has gold mullions that signpost the quality of the InterContinental. The offices have a more uniform appearance. These upper levels project 1500mm to the north, providing more area to rent and allowing floor-toceiling glass unimpeded by the original concrete edge beam. The façade also has custom lighting designed by Pāora Puru, so that at night, it’s like a beacon that’s visible from many parts of Tāmaki Makaurau.
Back to the hotel, which has valet parking on Quay Street and accessible parking in the basement. Other accessibility provisions include shuttle lifts, a ramp into Commercial Bay and specially designed hotel rooms.
Accommodation showcases dark timbers and textured stone. This purposely moody environment is designed to draw the eye outside to the glittering waters of the Waitematā. Each artwork integrates Māori cultural identity, values and designs into the spaces they occupy. You’ll find pieces by Māori artists,
Thresholds between spaces have been dissolved and every day the centre invites in workers, tourists, shoppers, visitors and diners. Inside the country's first mixed-use office/hotel development, you’ll find the 5-star InterContinental Hotel which boasts 139 guest rooms, restaurants, a rooftop bar, and wine shop. The building also accommodates the corporate base for Deloitte and Bell Gully, and boutique offices for smaller businesses.
Fiona Pardington, Beronia Scott, Tessa Harris, Chris Bailey, Wi Taepa and Esther McDonald. Local iwi Ngāti Whātua Ōrākei gifted the building the name Te Kaha, which signifies strength through unity.
The list of future-proofing, sustainable and energy-efficient measures is long. In terms of adaptability, if hotel demand increases, it can expand into levels 3-5, currently in office space. Of note, this project is the first mixed-use (office/hotel) in the country to earn a 6 Green Star As Built rating. Adapting the building translated to a 67 per cent reduction in embodied carbon compared to demolishing and constructing a new one. Responsibly sourced materials were chosen by lifecycle carbon assessments, and removal of the original precast concrete cladding significantly reduced the seismic risk, which now has an NBS rating of 100 per cent.
Systems to reduce ongoing carbon emissions include a district cooling system integrated into Commercial Bay’s central chilled water plant, electric instantaneous boilers for office and end-of-trip hot water, a metered BMS (building management system) that optimises mechanical systems, and the LED lighting has sensors. The glazing and fins reduce energy demand, while natural light and excellent air quality and acoustics benefit those who work and stay here. PIA
DELOITTE CENTRE
1 Queen St, Tāmaki Makaurau Auckland
OWNER PRECINCT PROPERTIES HOLDINGS
DEVELOPER PRECINCT PROPERTIES HOLDINGS
CONSTRUCTION LT MCGUINNESS
ARCHITECT WARREN AND MAHONEY
SERVICE ENGINEER NDY
STRUCTURAL ENGINEER HOLMES GROUP
MECHANICAL ENGINEER NDY
BUILDING ENCLOSURE ENGINEER MOTT MACDONALD
QUANTITY SURVEYOR RIDER LEVETT BUCKNALL
PROJECT MANAGER RCP
ENVIRONMENTAL SUSTAINABILITY ENGINEER NDY
PLANNER BARKER & ASSOCIATES
With the NZ landscape driving the design concept, Ignite Architects utilised the natural finish of ROCKCOTE Velvetina to reflect the quality and understated elegance that embody the ethos of Bell Gully.
Heritage Meets Innovation
A BOLD ARCHITECTURAL move has redefined a onceunderused corner of Port Chalmers, delivering a modern workplace that does more than support operations — it celebrates heritage, welcomes the community and points to a sustainable future.
The new Port Otago Annex building wraps around the restored 1877 Port Chalmers Maritime Museum, forming a dramatic and thoughtful interplay between old and new. In doing so, it has transformed a 2300sqm site into a vibrant gateway for the region. And the museum, now literally central to the experience, has seen its visitor numbers triple since reopening.
For Port Otago, the goal was clear: replace an outdated building with a high-performing, people-focussed workplace that fostered connection — not just among staff, but with the wider community. In practice, that meant everything from a shared cafeteria and quiet break-out zones to seamless accessibility and unisex changing rooms. But it also meant rethinking the relationship between the port and its history.
“All visitors now enter the port through the museum,” says Jodi Taylor of Port Otago. “No other port in New Zealand has such a welcome. It’s creating new history, and has put Port Chalmers on the map as a destination.”
The Annex and museum are now physically and
The new Port Otago Annex brings together glass, steel and timber in a striking form that echoes both industrial and coastal heritage. The design deliberately juxtaposes the historic office building with the modern annex, creating a strong visual dialogue across eras. Inside, natural textures like roughsawn timber soften the structure’s industrial palette, creating a warm welcome for staff and visitors.
No other port in New Zealand has such a welcome. It’s creating new history, and has put Port Chalmers on the map as a destination.
Rich history, Bold future
A robust and practical fit-out supports Port Otago’s operational needs, with a clean-lined amenities space designed for high-traffic use. Meeting rooms (see next page) offer a direct visual connection to port activity, reinforcing the relationship between the office and the working harbour.
philosophically linked. A new laneway entrance connects them, with museum exhibits extending into the shared space. The result is a flowing, open-plan environment where office, operations and museum staff cross paths daily — an embodiment of the port’s 150-year legacy and its forwardlooking mindset.
Designer Kieran Cooper says the challenge was to allow “two distinct buildings to support each other in form and function”, with the Annex sitting lightly behind the Heritage Category 1-listed museum. The new building’s palette — concrete panels, Corten steel and curtain-wall glazing — echoes the museum’s historic bluestone, while interiors offer warmth through ocean-inspired carpets, acoustic panels and reclaimed timber from the 1890 cross wharf.
The Annex is not just visually striking, it’s operationally astute. Designed for longevity in a marine environment, it combines robust materials with practical detailing. Mechanical and electrical systems are easily accessed at ground level, while a BMS (building management system) governs heating, ventilation and lighting for maximum efficiency. The HVAC
“ The building connects us to our past, an enduring business that is 150 years young, and it's on display every day we walk through it on our way to work. ”
system includes separate fresh airflows between floors and automatically managed ventilation across all spaces.
Sustainability was embedded in both design and construction. Beyond reclaiming timber and refurbishing the existing museum building — an exemplar of embodied carbon retention — the Annex delivers energy savings through high-performance glass, low-flow water fittings and LED lighting under DALI control. Together, these elements ensure the building performs well within Port Otago’s broader emissions-tracking framework, which spans scopes 1, 2 and 3.
Port Otago chief executive Kevin Winders says the development represents far more than functional upgrade. “The building connects us to our past, an enduring business that is 150 years young, and it’s on display every day we walk through it on our way to work.”
From nap pods and barbecue areas to heritage displays and energy dashboards, the Port Otago Annex embodies what’s possible when a workplace becomes a place to belong. For staff, candidates and cruise passengers alike, it now offers an experience that is as human as it is high-performing. PIA
BUILDING ENCLOSURE ENGINEER CALDER STEWART; BUILDING
PERFORMANCE CONSULTANTS, INSIDE OUT
PROJECT MANAGER OCTA ASSOCIATES, PORT OTAGO
BMS SYSTEM AMT
A Compelling Case
A CORPORATE LAW firm with a long history in Aotearoa New Zealand is embracing the future with its new workplace. MinterEllisonRuddWatts (MERW) has woven its forward-looking ethos into its Te Whanganui-a-Tara Wellington base with a “progressive yet practical” work and social environment.
The facility, that spreads across 1400sqm of level five in BNZ Place, is designed to be a forward-looking, flexible and democratic environment that allows staff to work alongside their clients and communities. Formal boundaries have been dissolved, yet there are also withdrawal spaces for confidential interviews and work necessitating quiet. The design makes the most of
panoramic views of the city, the town belt and harbour. As is the case with many businesses, Covid lockdowns played a part in MERW’s decision to change how its Wellington staff worked and where they would be based. The firm wanted its team of 70 to work as one — waka eke noa. It also wanted to commit to reducing energy consumption. It made sense to consider the BNZ Place building — an A-Grade, Green Star 5-rated, base-isolated new development with endof-trip facilities for cyclists, walkers and runners that was close to plenty of central city amenities and public transport. Once the decision to lease level 5 was made, the base build fit-out was halted so MERW’s bespoke work could begin — although, in the spirit of reuse, most of the base build elements
Views from Te Moana, the Working Lounge, sweep across the harbour and city. The flexible space supports and overlaps staff meetings, focussed work away from desks, client hospitality and functions. From the stone tiles on the floors through to recycled and new tawa timber, and blended wool and flax fabric wall panels, the interior design celebrates the use of natural materials.
The panels and the bespoke feature ceilings echo the colours and rhythms of the sea and sky; the palette is warm, natural, sophisticated and timeless.
were adapted. This saved time, cost and materials. These are not the only aspects of the project that are adaptable. The open-plan design allows for changes in staff numbers and workspace layout without hard fit-out changes. Flexible and overlapping spaces encourage greater staff-client interaction; workspaces and public-engagement areas merge as one.
The interior design showcases natural products: stone tiles on floors and walls, recycled and new tawa timber elements, blended wool and flax fabric wall panels, and shaped perforated metal wall linings. The panels and the bespoke feature ceilings echo the colours and rhythms of the sea and sky; the palette is warm, natural, sophisticated and timeless.
The quality of materials is matched by the workmanship, despite a construction time frame of just 16 weeks that required committed collaboration between MERW, consultants and contractors. A substantial investment in plants has engendered a sense of calm.
MERW’s new base is seismically safe and accessible, too. It has a 100 per cent NBS rating and access to the building, level 5, toilets and kitchen facilities can be enjoyed by all. The law firm is pleased with its new premises, and its 15-year lease signposts its commitment to the capital’s CBD.
Describing level 5 as fit for purpose utterly undersells this innovative project. Although the footprint is smaller than the firm’s previous premises, the amenities and the ability
The facility is designed to be a forward-looking, flexible and democratic environment that allows staff to work alongside their clients and communities.
to accommodate the entire staff on one floor has been responsible for financial efficiency and cultural benefits, such as collaboration between junior and senior lawyers.
Feedback from clients has been overwhelmingly positive and an uptake in the use of meeting rooms has been the result. There’s that overlap and flexibility again.
MERW’s goals for the project have all been ticked off in this slick yet welcoming environment that perfectly articulates one of its core values to “bring on the future”. PIA
MINTERELLSIONRUDDWATTS
Level 5, Whitmore Street, Te Whanganui-a-Tara Wellington
OWNER MINTERELLISONRUDDWATTS
CONSTRUCTION BLACK
ARCHITECT ATHFIELD ARCHITECTS, CUSTANCE
STRUCTURAL ENGINEER DUNNING THORNTON CONSULTANTS
SERVICE ENGINEER 335
MECHANICAL ENGINEER 335
QUANTITY SURVEYOR WT
PROJECT MANAGER CUSTANCE ADVISORY
ACOUSTIC ENGINEER MARSHALL DAY ACOUSTICS
SEISMIC RESTRAINT SULLIVAN CONSULTING
Beautifully Connected
VISA HAS THOUGHTFULLY consolidated their Tāmaki Makaurau Auckland workforces into 3800sqm at 22 Viaduct Harbour Avenue in the Harbour Grounds precinct.
Spread over two levels, the fit-out of a pre-existing structure accommodates 380 full-time employees, with 75 per cent assigned traditional workstations per Visa’s global design standards. The inter-floor staircase that connects levels 2 and 3 is a key feature that has fostered collaboration by physically and socially integrating teams previously split across two locations. Connecting and networking drove the design, making the staircase a focal point that encourages movement and interaction.
Designed to a 4 Star Green Star standard, sustainability was a priority, and the repurposing of materials was capitalised to cut costs and the embedded carbon footprint. The base-build lighting and flooring finishes were retained and adapted to complement and enhance the proposed fitout, and timber used in the stairwell is FSC certified, sourced from a supplier who runs the Re.Form Product Stewardship Programme. Acoustic materials in the base build were largely retained since they were ideal for the open-plan workspace design as were existing cable trays and ducting services, with adaptations made only where necessary to
To maintain the building’s structural integrity, the staircase, which also acts as a place of social connection, was engineered to transfer loads directly to the four columns surrounding the stairwell.
Workspace design optimises natural light and views by positioning desks close to the windows and centralising social areas.
meet the specific comfort and utility needs of individual spaces. To maintain the building’s structural integrity, the interconnecting staircase was engineered to transfer loads directly to the four columns surrounding the stairwell. This was achieved using three large steel beams connected to the columns, allowing the staircase to float above the level 2 slab. FRP (fibreglass-reinforced polymer) was introduced on level 2 to strengthen the slab once the stairwell had been added.
The workspace design optimises natural light and views by positioning desks along the exterior. Centralising social areas also reduces artificial lighting needs and promotes employee wellness. Low-VOC finishes and acoustic comfort standards further enhance the work environment. Emphasising energy efficiency, automatic dimming and motion sensors were installed, and office equipment met both Energy Star and Green Star energy standards.
To minimise waste-related emissions, comprehensive recycling options for various materials were incorporated, resulting in 77.5 per cent of construction waste being redirected from landfills. As a result of these green initiatives, the Visa fit-out achieved a 4-Star Green Star Interiors NZ v1.1 rating shortly before completion.
A focus on impeccable joinery design has resulted in a functional and aesthetically pleasing working environment.
Expertise, Experience and Involvement
Dean
Partners
Wakaata Maori TV
Great North Road
The Helier
Yielding tremendous value for investment, the prime location of the new office at the heart of Viaduct Harbour is a significant asset that provides Visa a prestigious address and excellent connectivity to Auckland’s leading business district. The architectural expertise of Wingates, focussing on impeccable joinery design, has resulted in a superior working environment that is as functional as it is aesthetically pleasing, ensuring both staff satisfaction and ease of maintenance.
The investment in advanced security infrastructure, including turnstile access, highlights a strong commitment to occupant safety. Integration of the inter-floor staircase has revolutionised space utility and flow, and the blend of openplan and private spaces caters to a variety of work styles and requirements. A private lactation room and a dedicated Be Well room underlines a progressive approach to wellness and inclusivity in the workplace. PIA
VISA
Microsoft House, Level 2-3/22 Viaduct Harbour Ave, Tāmaki Makaurau Auckland
OWNER VISA
DEVELOPER 151 PROPERTY
CONSTRUCTION BUILT (NZ)
ARCHITECT WINGATES
STRUCTURAL ENGINEER INNOV8
SERVICE ENGINEER MESH CONSULTING
MECHANICAL ENGINEER MESH CONSULTING
QUANTITY SURVEYOR DMP
PROJECT MANAGER SAVILLS
Located in the Viaduct Harbour, Visa’s new office features an innovative inter-floor staircase that revolutionises space utility and flow, and enhances productivity and collaboration.
Enriching the way people live, work and play through award winning architecture and interior design
- Hotels & Hospitality
- Tourism & Leisure
- Commercial & Retail
- Council & Government
- Churches & Community
- Aged Care & Retirement
- Apartments & Affordable Housing
- Industrial & Logistics
- Tertiary Education
- Mixed Use Developments
Hotel Indigo and Apartments
Four Points By Sheraton Hotel
Oxford Terrace Apartment
National Sports Museum
Chapel St Church and Community Centre
Presbyterian Support Offices
CIVIC, HEALTH AND ARTS
Public-facing buildings need more than simple functionality they must key into context, values and cultural identity. From galleries that guard our tāonga, to transport hubs and courthouses, they define our cities now and into the future.
Artistic Patronage
ALIGNING HERITAGE, SUSTAINABILITY and innovation, the redevelopment of Whanganui’s Te Whare o Rehua Sarjeant Gallery is a landmark restoration and expansion project that preserves the building’s nationally significant heritage while expanding its capability to serve future generations.
Originally built in 1919, the gallery was classified as earthquake-prone (5 per cent NBS) in 2014 and lacked adequate storage for New Zealand’s largest regional public art collection of more than 9000 works. Post-tensioned strand seismic strengthening now provides safety and preservation of the category 1-listed gallery, which integrates with the stateof-the-art Te Pātaka o Tā Te Atawhai Archie John Taiaroa extension to double the exhibition space.
Designed by Warren and Mahoney, in partnership with Te Kāhui Toi o Tūpoho, the heritage and new buildings are symbolically linked — the Oamaru stone gallery representing the Pākehā world and the black granite extension embodying Te Ao Māori. Signifying unity, a waka bridge joins the buildings physically and forms part of the Whanganui iwi narrative along with the etched black granite cladding and metal tioata inserts that reflect the phenomenon of kānapanapa (light on water).
The gallery now spans more than 4500sqm and is part of an incredible renewal that features 10 exhibition spaces, a reading room and library, a classroom, retail space, café, photographic studio, workshops and publicly accessible event and meeting rooms. The new facility’s climate-controlled storage area for Te Whare o Rehua Sarjeant Gallery’s permanent collection of works is a significantly positive change. A highly insulated building envelope with minimal glazing maintains stable humidity-controlled conditions required for artwork preservation, with thermal efficiency enhanced by Kalwall insulation glazing in the lay-lights to preserve natural daylighting. LED gallery lighting on flexible track systems reduces energy consumption. Environmental impact on the
A state-of-the-art extension to the category 1-listed gallery, originally built in 1919, incorporates iwi-led visual narratives and delivers world-class exhibition spaces.
Te Whare o Rehua Sarjeant Gallery remains a world-class institution that honours its past while shaping New Zealand’s cultural future.
Whanganui River has been reduced through subsoil drainage systems and rain gardens that manage stormwater. With the retention of the existing heritage building being nonnegotiable, sustainability was an early priority with the new extension designed for long-term efficiency, balancing environmental performance and cultural integrity.
As a gallery, flexibility of space was essential and universal access integral to the design, incorporating ceremonial Māori entry principles. Car parking and site access were carefully planned within Pukenamu Queen’s Park’s protected landscape. There is an extensive network of CCTV cameras and electronic
Where People Make Progress
“This was a
Tony Sutherland
The heritage and new buildings are symbolically linked — the Oamaru stone gallery represents the
extension
A highly insulated building envelope with minimal glazing maintains stable humidity-controlled conditions required for artwork preservation.
access control to manage security and the art store has increased passive fire protection, a dual pipe sprinkler system and VESDA early warning system.
Early resource consent concerns over protected trees and the site’s prominence in Pukenamu Queen’s Park were negated by the project’s cultural, social and economic value. The development was driven by the Whanganui community with donors and supporters, locally and nationally, believing in the gallery’s potential. Their unwavering vision has given Whanganui a premium facility that provides immense social and educational value, creating meaningful learning opportunities and cultural enrichment for the community.
This project embodies sustainability, heritage preservation, and cultural identity, ensuring Te Whare o Rehua Sarjeant Gallery remains a world-class institution that honours its past while shaping New Zealand’s cultural future. PIA
TE WHARE O REHUA SARJEANT GALLERY
4 Pukenamu Drive, Whanganui
OWNER WHANGANUI DISTRICT COUNCIL
DEVELOPER WHANGANUI DISTRICT COUNCIL
CONSTRUCTION MCMILLAN & LOCKWOOD
ARCHITECT WARREN AND MAHONEY
LANDSCAPE ARCHITECT WARREN AND MAHONEY
SERVICE ENGINEER PACIFIC CONSULTANTS
STRUCTURAL ENGINEER CLENDON BURNS & PARK
ELECTRICAL ENGINEER BLACKYARD ENGINEERING
QUANTITY SURVEYOR RIDER LEVETT BUCKNALL
PROJECT MANAGER RCP
CIVIL ENGINEER WSP
FIRE ENGINEER PACIFIC FIRE CONSULTANTS, ORIGIN FIRE
Pākehā world, while the black granite
embodies Te Ao Māori.
Function & Flow
AS AUCKLAND ’ S WATERFRONT continues its evolution, one project quietly embodies the best of civic architecture: a building designed to work, built to last and shaped by its context.
The SeaLink Wynyard Ferry Terminal now anchors operations on Hamer Street, following the operator’s relocation from Wynyard Wharf ahead of the 36th America’s Cup. SeaLink has long played a role in the area’s maritime identity, carrying vehicles, passengers and freight between Auckland, Waiheke Island and Great Barrier Island. But its new home elevates function to a form of bold elegance.
Perched like a ship’s bridge overlooking the loading forecourt, the terminal balances clarity, safety and efficiency. The ground floor contains only the public ticketing and waiting areas, maximising site space for vehicle circulation and providing clear sight lines for staff and passengers alike. Two levels of office space sit above, forming a distinctive threshold for both people and vehicles boarding the ferries.
Behind the apparent simplicity is a carefully negotiated design. Early concepts were reviewed by Eke Panuku’s Technical Advisory Group who praised the design for both its responsiveness to the industrial maritime setting and its considered pedestrian and vehicle flows. The folded metal façade references historic seawall sheet piling, while a fish-
The terminal’s folded metal screen nods to Wynyard’s industrial maritime past.
Sited on Hamer Street, the new terminal creates a clear flow between land and sea for vehicles and ferries, while consolidating SeaLink operations. From the deck, the building reads like a landmark — distinctive and welcoming, with seamless integration into its working waterfront environment.
scale pattern called Unaunahi and designed by mana whenua artist Maaka Potini of Ngāti Tamaoho, symbolises the tides and the flow of movement to and from the Gulf.
Cultural identity is confidently embedded in the building, as is a respect for the realities of waterfront construction. Materials and systems were selected for durability in the salt-laden environment, while the warm roof structure, shaded glazing and highly insulated envelope reduce heat gain and operating costs. PV panels support energy efficiency and a low-carbon concrete mix was used throughout to reduce embodied energy.
A design-build delivery model ensured close collaboration between the client, design team and contractor, enabling delivery in a complex, high-traffic environment. The result is efficient and robust. Steel trusses span the vehicle access portal and building services are carefully integrated to allow for future growth. A resilient ground-floor design places electrical installations above flood level and uses cleanable, long-wearing finishes in case of water ingress.
Public-facing areas are accessible, legible and intuitively laid out. An extended outdoor waiting space, enclosed by largeformat glass louvres, maintains clear sight lines, while allowing natural ventilation. A covered walkway provides sheltered access to ferries, and ground level has been set for universal access across the site.
This project, a hidden gem in the city centre, exemplifies the value of design-led infrastructure.
Cut from aluminium sheet, the custom screen features a fish-scale motif representing tidal movement and cultural continuity with the Gulf. Ticketing and waiting areas are light-filled, accessible and resiliently built — with visibility and ease of use prioritised throughout.
Staff wellbeing was also prioritised. The facility brings the entire SeaLink support team under one roof for the first time, with amenities including changing rooms, after-hours security and end-of-trip facilities. The building’s prominent façade ensures it is easily identified on approach, while large vehicle portals and smart pedestrian-flow management maintain safety and efficiency on a constrained site.
With an 80-year lease in place, the building was always intended to serve long-term needs — not just for SeaLink, but for the city. The terminal’s adaptability, low environmental impact and distinctive presence demonstrate the potential of design-led infrastructure.
“It creates a welcoming, calming departure point while delivering a safe, functional and adaptable working environment,” Eke Panuku noted in its endorsement, “This project sets a strong precedent for the future regeneration of the Wynyard Headland in Auckland’s Waterfront.” PIA
SEALINK WYNYARD FERRY TERMINAL
56 Hamer Street, Tāmaki Makaurau Auckland
OWNER WYNYARD WEST
DEVELOPER WYNYARD WEST
DESIGN MANAGEMENT & CONSTRUCTION CLEARWATER CONSTRUCTION
ARCHITECT ARCHITECTUS
STRUCTURAL ENGINEER DHC STRUCTURAL/CIVIL
SERVICE ENGINEER ELECCOM DESIGN
MECHANICAL ENGINEER BEATTIE AIRCONDITIONING
BUILDING ENCLOSURE ENGINEER INHABIT GROUP
QUANTITY SURVEYOR KINGSTON PARTNERS
PROJECT MANAGER KINGSTON PARTNERS
PLANNERS BARKER & ASSOCIATES
CIVIL ENGINEER DHC STRUCTURAL/CIVIL
BEYOND ITS MULTITUDE of functional aspects, Tūranga-nui-a-Kiwa Gisborne’s new Māori Land Court facility reflects the values of whānau, whakapapa and manaakitanga. Providing an inclusive and engaging space for public interaction, the hub reinforces the connection between the Māori Land Court and the local community. The leased building at 37 Gladstone Road is of historical significance, having been constructed prior to World War I in an Edwardian style, and was selected for its ability to accommodate both staff and archives, while adhering to the Ministry of Justice’s seismic resilience requirements. Its superior quality, strategic location and accessibility further supported the investment decision.
Adding a meaningful dimension, the building’s architectural design incorporates cultural elements that link to ancestral and historical narratives.
Professor Sir Derek Lardelli of Lardelli Arts worked as the cultural advisor to ensure that the facility reflects the values of whānau, whakapapa and manaakitanga.
“Tairāwhiti tangata, Tairāwhiti whanaunga,” explains Lardelli. “We are unique and this is a reflection of our natural world, imprinted into the architecture of the building. This has been achieved by recreating displays of taonga from the Rā Tu collection and enhancing these treasures through impactful visual designs applied to major wall and window areas — all uniquely Tairāwhiti."
The architectural design strategically blends heritage elements, integrating Māori cultural elements alongside the building’s Edwardian style.
Within the Edwardian-style building, the extensive fit-out involved the creation of a courtroom, archive space and public areas, as well as operational areas for both staff and judicial functions.
The comprehensive fit-out was undertaken to meet the specific operational needs of the Māori Land Court, with future archive expansion in mind. The facility includes dedicated spaces for meetings, hearings and administrative functions, effectively supporting the Court’s diverse operational requirements. Formal legal proceedings and cultural ceremonies can both take place in the carefully designed layout that complies with relevant legislative and security standards.
Prior to Māori Land Court occupancy, the landlord undertook extensive upgrades to enhance the building’s seismic resilience and repair damage sustained during the 2007 earthquake. Classical elements, symmetry and decorative details characteristic of the Edwardian period have been retained in the refurbishment, with traditional Māori cultural elements successfully integrated. Views of the river and ocean have been maximised and the structure thoughtfully adapted to ensure it remains both functional and symbolic of the community’s heritage.
Innovative materials, carefully selected for their durability and aesthetic appeal, contribute to the interior design’s quality. Internal finishes, executed to the highest standard, seamlessly combine modern functionality with sophisticated design that reflects the facility’s cultural significance.
By retaining the original structure, the project maximised the use of existing materials, reducing waste and minimising the need for new resources, which effectively lowered the embodied carbon. The building is outfitted with modern, energy-efficient lighting, robust fire-protection systems and advanced security measures, ensuring the safety and wellbeing of occupants. The design prioritises natural light and
BUILT TO PERFORM FITOUTS, NEW BUILDS & STRENGTHENING
With over 30 years of experience, McCannics delivers high-quality commercial construction across Gisborne, Hawkes Bay, and Wellington. From commercial fitouts to turnkey builds and structural upgrades, we bring precision, speed, and seamless delivery.
Māori Land Court Fitout – Gisborne Blending cultural design with modern function.
Alongside a focus on modern functionality, the refurbishment has been thoughtfully adapted to integrate cultural symbolism, linking the design to ancestral narratives and local history. "It was important that all staff were involved and felt comfortable with the work being undertaken," says the project's cultural advisor, Professor Sir Derek Lardelli. "This was supported through regular wānanga, which led to the creation of karakia and waiata for staff to learn and use when appropriate."
air conditioning and mechanical ventilation systems deliver effective climate control, while maintaining energy efficiency. End-of-trip amenities that include ample parking, bike storage, showers and access to public transportation, enhance the convenience and accessibility of the facility for all users.
Driven by the need for a larger space capable of accommodating future growth, the MLC now has a modern, functional and culturally significant facility that aligns core values, fostering an inclusive and welcoming environment for all. Through efficient space utilisation, durable materials and the incorporation of modern, cost-effective building services, the project has long-term value that delivers economically. It delivers socially, too, with improved access to justice and legal services for the Māori community that encourages greater engagement and participation.
The project complied with all relevant planning and regulatory requirements and the accessibility and functionality of the facility has been well received by the public and local community. PIA
TŪRANGA-NUI-A-KIWA GISBORNE MĀORI LAND COURT
37 Gladstone Road, Tūranga-nui-a-Kiwa Gisborne
OWNER CHRISP DAVID NUMBER TWO
DEVELOPER MINISTRY OF JUSTICE
CONSTRUCTION MCCANNICS
ARCHITECT MCCANN GROUP
STRUCTURAL ENGINEER KCL ENGINEERING SERVICES
MECHANICAL ENGINEER RESHAPE ENGINEERING
QUANTITY SURVEYOR MALTBYS
PROJECT MANAGER ANDRE ERASMUS
FIRE ENGINEER FIRE SAFETY CONSULTANCY
ART CONSULTANT LARDELLI ARTS
Give your property the award-winning edge
Your properties deserve award-winning performance. At Manawa Bay, our recordbreaking solar installation not only powers Auckland's luxury shopping destination but also delivers measurable savings and competitive advantage. Recognised by the Sustainable Energy Association of New Zealand as Best Grid-Connected System,
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it's another example of how Sunergise is transforming rooftops into energy-efficient, profit-generating assets. Ready to make your next development shine? Get in touch with Gavin Correia for a one-on-one consultation at gavin.correia@sunergise.nz and discover how our award-winning solar can elevate your property's performance and profitability.
RETAIL
The continued vitality of cities and towns relies on retail that draws in the punters. Human-scale architecture, with creative and cultural touchpoints, and flexible rentable spaces, is the fabric of future development.
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Elevating Retail Excellence: Mānawa Bay Premium Outlet Centre
For 84 years, Savory’s commitment to delivering world-class projects has set new benchmarks in quality, innovation, and sustainability. The completion of the Mānawa Bay Premium Outlet Centre is yet another testament to our expertise—an achievement made possible through seamless collaboration, agility, and an unwavering pursuit of excellence.
With over 4,000 solar panels and advanced rainwater harvesting systems supporting essential amenities and landscaping, this development embodies environmental responsibility at its finest—aligning perfectly with our own ambitious sustainability targets. Mānawa Bay has a high 5 Green Star Design Certification achieved under the Design & As Built (v1.0) rating tool. The project is targeting sufficient point categories that, if successful on all points, it will achieve a 6 Star built rating.
Savory are proud to have played a pivotal role in shaping this landmark retail experience, setting new standards for the industry and reinforcing our legacy of transformational project delivery.
To discuss your next project, please contact:
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Retail Therapy
NESTLED ON THE water’s edge of Manukau Harbour and overlooking the mangroves for which it is named, Mānawa Bay is New Zealand’s first purpose-built, premium fashion outlet centre. Built and operated by Auckland Airport, the 35,000sqm building is on the edge of the airport precinct and easily accessed from the north and south-east with public transport options nearby.
Filling a gap in the market for a world-class, sustainable outlet shopping centre, Mānawa Bay has also enabled the airport to diversify its existing retail proposition and sets a benchmark for a modern, premium outlet centre that understands the needs of its occupants (tenants and customers) and the wider community.
Mānawa Bay needed flexibility to attract tenants, which was planned for in the design of the structure: a double portal spanning more than 100 metres, with the tenancy steel being an unconnected secondary structure. Services are supplied at high level. No ceilings were allowed (in most tenancies), no lighting was provided by the landlord, and power to each tenancy is supplied by a bus duct on the rear wall. Leasing changes to inter-tenancy walls were being made four months out from opening, without resulting in delay.
Materials are a high-level finish but were selected with consideration for whole-of-life costing. Significant budget was directed towards high touch points to increase product longevity and reduce maintenance and replacement costs.
Mānawa Bay is home to more than 100 fashion brands and a fantastic selection of food and beverage stores.
Manawa Bay is named after the mangroves of the nearby harbour edge, and is New Zealand’s first purpose-built, premium fashion outlet centre.
Where People Make Progress
Mānawa Bay, Auckland
“Mānawa Bay sets a new benchmark for destination retail. With sustainability embedded throughout – from the rooftop solar to the park-like landscaping – it’s a bold, beautiful and responsible investment reflecting the best New Zealand design and development.”
Geo Speck
The materials are a high-level finish but were selected with consideration for whole-oflife costing.
With sustainability at its core, and in consultation with local hapu Te Ākitai Waiohua, a key concern was the potential impact of exterior surface-water disposal on the estuary’s water quality and marine life. This concern was carefully addressed in the design and preferred green water treatment solutions were prioritised. A peer review of the temporary treatment solutions during construction was undertaken and instruction given for greater controls to minimise environmental impact, which resulted in no unintended discharge to the creek during the Auckland flooding events in 2023. A third-party review was also conducted during the design phase to ensure efficient servicing and maintenance of all building systems, with a focus on accessibility and health and safety. All recommendations from this review were integrated into the final design.
To support long-term sustainability and operational efficiency, the development includes sub-metering and an advanced monitoring system that automatically alerts and reports on energy and water consumption. Rainwaterreuse infrastructure alongside on-site renewable energy generation through photovoltaic panels further reduces resource demand and operational emissions. Mānawa Bay even reused the timber pile offcuts from another project to create the playground.
The centre, distinguished by intuitive design and an adaptable layout, caters to a diverse range of tenants — from large-format global sports brands to boutique café operators, single floor users to multi-tenant configurations.
Its striking architecture, fashioned in the shape of a waka, is enhanced by the landscaped surroundings, ensuring visual appeal and ease of maintenance. Prioritising tenant/customer wellbeing, Mānawa Bay offers robust 24-hour security measures, premium end-of-trip facilities, a quiet room and prayer room, changing places, a playground, and a comprehensive suite of amenities.
Beyond its functional excellence, the development fosters a strong sense of community by actively engaging with local schools and community groups through events and accessible spaces. Tenant and customer feedback is consistently positive as the centre continues to provide pleasant user experience such as on-site staff parking and ease of centre access. PIA
Based on the shape of a waka, Mānawa Bay has a striking architectural presence, while thoughtful landscaping combines pleasing visual appeal with ease of maintenance.
M Ā NAWA BAY
4 Jimmy Ward Crescent, Tāmaki Makaurau Auckland Airport
KAI TAHI IS a new symbol for Porirua to re-orientate and connect the town to the sea, where previously it turned its back. This meeting place on the water’s edge embraces a diverse range of vibrant offerings and, with its adjacency to Pataka Art + Museum, connects food, wellbeing and cultural activities.
Kai Tahi comprises a 600sqm arcade linked to a 1700sqm retail market hall that initiates a new urban pedestrian system similar to Asian/European covered bazaars and street-market arcades: think Isfahan in Istanbul and Brunelleschi’s urban pedestrian system for Renaissance Florence.
The project is a combination of two design strategies. The first involved the transformation of the existing commercial building, respecting the industrial shed’s material and spatial qualities to improve its performance and sustainability. The second is a new approach, utilising renewable materials and sustainable systems such as renewable energy, water harvesting and digital fabrication.
Reuse of the existing building envelope was a key aspect of the overall design, which minimises the carbon footprint of the building. Kai Tahi’s services were designed from the initial concept to be driven by sustainable design principles, which resulted in the building having sensor-monitored actuator
Kai Tahi comprises a 600sqm arcade, which connects to a 1700sqm market hall. Large spans in the re-purposed market hall provide a space to meet and eat, uninterrupted by structural columns. Clerestory windows bring in natural light and fresh air, and reinforce connection to the environment.
passive cooling and ventilation systems, retro-fitted insulation together with thermal mass within the arcade, and water harvesting to tanks fixed like saddle bags to the existing concrete boundary wall. The system provides grey water to toilets and roof gardens.
Seismic performance has been fully upgraded through additional foundation beams and structural wall and roof bracing. The new timber arcade is extremely light and operates independently, having been engineered to ‘walk’ in any seismic event, an attribute which can be seen in the detailing around the timber legs.
With the quality of water in the harbour being Porirua’s most pressing environmental concern, the flow of stormwater into the harbour has been attenuated by storage tanks and any concrete removed (to allow the installation of new ground beams) was cut out in clean slabs and repurposed for use on the harbour-restoration project being undertaken by Porirua City Council.
Kai Tahi is a welcome step towards transforming Porirua’s waterfront. It’s a transformation that has occurred on a cosmic scale, through connection to the sky and the cycles of sun and moon, on a landscape scale through connection to natural landscape of land and water (whenua), and on an urban scale
Kai Tahi is a new landmark and a destination for locals to meet and mingle.
Making a world of difference
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linking sea to city. Kai Tahi is a gift to the community — a new landmark and destination for locals to mix and mingle. The large spans of the repurposed market hall provide an expansive space, uninterrupted by structure, that lends itself to a very flexible, multi-tenant environment with few spatial constraints. A clerestory and lanterns bring more sunlight and fresh air to the interior, while the service lane, with a 60m mural by local artist Michel Tuffery, has been transformed into a vibrant, light-filled arcade connecting to nature. It establishes a new axis, like an amphibian walking up from the sea toward the town centre.
Conceptually, the project is inspired by its connection to the sea, from where we all evolved. The central idea is to seed a fresh identity and new meaning for the site and its waterfront context. PIA
KAI TAHI
20 Parumoana Street, Porirua
OWNER THE WOOLSTORE GROUP
DEVELOPER THE WOOLSTORE GROUP
CONSTRUCTION THE WOOLSTORE GROUP
ARCHITECT CMA+U, MACKAY CURTIS
SERVICE ENGINEER 335
STRUCTURAL ENGINEER DUNNING THORNTON CONSULTANTS
MECHANICAL ENGINEER 335
QUANTITY SURVEYOR ORTUS
PROJECT MANAGER THE WOOLSTORE GROUP
CONSULTANTS HOLMES FIRE; TONKIN + TAYLOR
What was once an unremarkable service lane has been transformed into a vibrant, lightfilled arcade where a 60m mural by local artist Michel Tuffery provides extra visual interest.
Setting New Standards
ACHIEVING ‘ 5 STAR ’ Green Star accreditation, which is deemed by the Green Building Council as “New Zealand Excellence”, Woolworths Waimakariri Junction includes many of the business’ latest specifications and industry standards.
The 3600sqm supermarket sits on 1.49ha close to State Highway 1, making it convenient for commuters from both Christchurch and Rangiora as well as the wider Waimakariri District, which Statistics New Zealand has forecast to be in the top decile of New Zealand for population growth between 2018 and 2048. The remainder of the site will be developed as part of stage 2 and will provide further large-format retail opportunities. Credits targeted at Waimakariri Junction include Mates in Construction (suicide prevention) which is a programme that engages with workers through on-site training and provides those identified as at risk with casemanagement support that connects them to suitable professional support.
Sustainability lies at the core of operations and ESG factors drive business practices. Initiatives such as zero-food waste sees surplus food redistributed into community food banks and non-edible produce provided to local pig farms. Community-centric amenities such as the supermarket/ medical centre, ensures the retail development not only
Woolworths Waimakariri Junction, conveniently located close to Highway 1, has Click-andCollect parks with a sheltered canopy to ensure all-weather service, just one example of how user convenience has been prioritised.
reduces its environmental impact but fosters economic growth and community wellbeing.
Woolworths Waimakariri is the first new build to feature the latest Woolworths branding that includes illuminated lettering and the new W icon with fern. Retail space prioritises user convenience with clear sightlines, well-defined entrances and visual connections. Plenty of parking space includes eight accessible and parent parks near the supermarket entrance with safe footpath access and click-and-collect parks with canopy that ensure all-weather service. 12 EV parks facilitate charging while shopping in store while a Voice of Planet dashboard and energy-management system help staff adapt to occupants’ needs.
A significant investment in solar panels, with 213 PV panels on the building’s roof structure (106kW system), will help power the store and reduce operational costs. All lights are LED fittings, which are 45 per cent more efficient than traditional lighting, with dimming controls. Glass doors on refrigeration cases, HVAC/irrigation controls and waste management all contribute to the site’s 5 Green Star design rating.
Special consideration has been paid to acoustics and VOC (volatile organic compound) testing, (VOCs being an oftenoverlooked aspect of indoor air quality), for improved indoor
Retail space prioritises user convenience with clear sightlines, well-defined entrances, and visual connections.
air quality. With 100 per cent NBS, the overall goal is to provide a safe, enjoyable and efficient shopping experience with accessibility, comfort and sustainability in mind. The centre has proven to be a successful and quality investment for Woolworths, visitors and the community. Woolworth’s Voice of Customer (VOC) metrics are exceeding benchmarks with the current score 62 per cent higher than the national average. One customer comments that the “lovely new supermarket has wide aisles with a wide range of produce. There is plenty of disability parking, parking for mobile scooters, and charging points for electric cars.” There are also 16 bicycle parks, and a secure bike-storage facility including an additional eight bike parks for team members, who also enjoy hot and cold shower facilities. PIA
WOOLWORTHS WAIMAKARIRI JUNCTION
6 Hakaru Road, Kaiapoi
OWNER INVESTORE PROPERTY
DEVELOPER INVESTORE PROPERTY
CONSTRUCTION WATTS & HUGHES CONSTRUCTION
ARCHITECT WOODHAMS MIEKLE ZHAN ARCHITECTS
STRUCTURAL ENGINEER STRUCTUS
SERVICE ENGINEER COSGROVES
MECHANICAL ENGINEER COSGROVES
QUANTITY SURVEYOR WT
PROJECT MANAGER RCP
SUSTAINABILITY CONSULTANT ECUBED BUILDING WORKSHOP
The new store at Waimakariri features the latest Woolworths branding. Twelve electric vehicles can be recharged while their owners go shopping.
Watts & Hughes were proud to be selected as main contractor for the Waimakariri Woolworths Supermarket, along with the CFDC centre for Primary Connect – Woolworths.
From concept through to design, management and construction, Watts & Hughes Construction is committed to doing the job correctly first time—every time.
Watts & Hughes continues strengthening their presence in the construction industry throughout New Zealand.
Contact Rob Murphy +64 9 573 5750 rob@wattsgroup.co.nz
Christchurch Fresh Distribution Centre
Woolworths Waimakariri Junction
Christchurch Fresh Distribution Centre
CHRISTCHURCH TAURANGA
Engaging Hornby Hub
INSPIRED BY THE adjacent disused railway line, the design of The Railyard development on a 9871sqm site in Ōtautahi Christchurch’s thriving Hornby precinct, reflects an industrial heritage theme, while delivering a modern, engaging retail experience. Although a retail site, the Kirk Roberts Consulting development prioritises human interaction and curiosity, incorporating a laneway-style layout that accommodates both large and small tenancies. With exposure on three boundaries, the architecture ensures a cohesive, visually engaging design from all angles, contributing to the surrounding urban environment. The project required careful urban design consideration, balancing commercial viability with community integration and, while resource consent took longer than anticipated, key considerations such as building lengths, multiple vehicle accessways and landscaping were successfully addressed to support functionality and accessibility. As ESG considerations gain importance, The Railyard’s thoughtful design and adaptability position it as a future-proofed development, providing long-term value for tenants, the local community, and Christchurch’s evolving retail landscape.
Stage 1 of this efficient, high-quality retail space features Block 1, a contemporary industrial-style structure which is 70 metres long, 26 metres wide and 10 metres high. Designed
efficiency
for enhanced customer experience, it boasts an open-plan interior, exposed steel framework, high-level glazing and feature pop-out showrooms for strong visual engagement. Block 1 is now home to Smiths City’s flagship store. To meet and exceed H1 code requirements, Kingspan insulated roof panels were utilised as a warm-roof solution, creating a best-practice thermal envelope while reducing construction time by replacing multi-layer conventional roofing with a single efficient component. Precast concrete walls provide strength, durability and cost-efficiency, while Kingspan’s insulated plasterboard eliminated thermal bridging, enhancing the building’s overall performance. Block 2 introduces contrasting finishes with carefully planned panel joints and architectural rebates subtly referencing the site’s original post-and-lintel construction. Block 3 continues this historical dialogue, incorporating timber board-marked precast concrete and brick-veneer accents to echo the site’s railway heritage. Recycled spotted gum enhances the verandah pergola features and landscaping, serving both aesthetic and functional purposes in traffic management.
Passive-design strategies enhance occupant comfort while minimising operational costs and environmental impact. The clear-span structure maximises flexibility for future tenants, allowing reconfiguration without structural constraints,
The development’s aesthetic appeal and ease of maintenance are enhanced by high-quality materials, durable finishes and thoughtful landscaping.
Balancing
with architectural impact, The Railyard is home to Smiths City’s flagship store. The open layout and high windows enhance natural light and ventilation.
The Railyard’s thoughtful design and adaptability position it as a future-proofed development, providing long-term value for tenants, the local community and Christchurch’s evolving retail landscape.
extending the building’s lifecycle and reducing the need for major modifications. An efficient building-services layout ensures accessible plant rooms and service ducts, facilitating ease of maintenance. Sustainable construction materials and durable finishes were prioritised for longevity and reduced waste. The open layout and high windows enhance natural light and ventilation, improving the overall health, wellbeing and experience of occupants. By integrating efficient design principles, The Railyard supports lower operating costs, improved sustainability outcomes and strong market appeal for tenants and investors looking for energy efficient and adaptable commercial spaces.
Facilities include dedicated security provisions, ample parking and seamless customer access. Beyond its commercial function, The Railyard, which also houses Animates, Look Sharp and Beds R Us, contributes to the community’s economic and social vitality, strengthening Hornby’s position as a thriving retail hub and fostering longterm tenant satisfaction. PIA
THE RAILYARD
6 Tower Street, Hornby, Ōtautahi Christchurch
OWNER TRPL
DEVELOPER KR CAPITAL
CONSTRUCTION KR CAPITAL CONSTRUCTION MANAGEMENT MODEL
ARCHITECT KIRK ROBERTS CONSULTING
SERVICE ENGINEER ELECTRICAL LEN BURKE
STRUCTURAL ENGINEER KIRK ROBERTS CONSULTING
MECHANICAL ENGINEER AQUAHEAT
QUANTITY SURVEYOR CLIENT QS: NICK EAGLE ESTRUCTURES; BANK QS: RHODES AND ASSOCIATES
PROJECT MANAGER INHOUSE KIRK ROBERTS; CONSTRUCTION
MANAGER: NICK EAGLES ESTRUCTURES
PLANNER PLANZ
TRAFFIC ENGINEER NOVO GROUP
Are you a property owner, developer or investor looking for your next big opportunity? How about becoming a growth partner in a new retirement village opportunity that is creative, innovative and fairer.
Peak Living seeks to offer an alternative to the current retirement village model that is fair for both resident and operator where an investment locks in a future retirement village occupation at today’s price.
It’s a unique investment opportunity that offers both a practical retirement planning and an alternative to residential property investment in a retirement village.
By
Foley Group Architects
GREAT LOCATIONS With a provincial focus AN INNOVATIVE INVESTMENT CONCEPT We call this the “Ticket to Occupy”
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RETIREMENT LIVING AND AGED CARE
Leisure, amenity, comfort, care and camaraderie there’s a great deal packed in to this burgeoning sector of the design-and-build market. Peruse the properties overleaf to get a glimpse of the best of the best.
Sense of Belonging
VILLAGE LIFE JUST got better — about 8700sqm of better. Already a popular lifestyle and luxury home for retirees, Burlington Village in Ōtautahi Christchurch has a vibrant community hub inspired by Raffles Hotel in Singapore: think dark oak, rich tropical-patterned wall coverings, brass and marble. Every detail is evidence of a commitment to excellence.
This sumptuous addition, called Burlington Pavilion, has 42 apartments ranging in size from 40sqm to 100sqm, plus top-flight communal facilities, such as a bar, restaurant (named Raffles, of course), cinema, bakery, café, wellness centre, gym, heated indoor pool and spa, library, hair salon, medical centre and more.
Everything has been considered in the two-storey Pavilion — level entries for residents and guests, movable walls that allow spaces to be as large or as cosy as needed, and smooth transitions between indoors and the village’s special environs, that include native planting and 3ha of lakes with floating wetlands. Unlike standard wetlands that flood and dry out as part of their natural cycle, floating wetlands, as the name suggests, sit atop the water. Plants such as grasses grow on a mat floating in water, from where they take their nutrients. As well as being lovely to look at, the wetlands, thought to
by Raffles Hotel in Singapore, Burlington Village is designed to make the most of its surrounds which include native planting and 3ha of floating wetlands. Shared spaces, including a cinema, work to create a sense of community.
be the first of their kind in the Southern Hemisphere, provide a home for wildlife, enhance biodiversity, help stormwater filtration and form part of flood-plain management. It’s a winner for residents and the environment alike.
More about the building itself: this high-quality development succeeded over significant challenges — not that you’d know it.
Developer Qestral faced limited access, environmental considerations and a delayed timeline caused by a Covidaffected workforce and supply-chain disruptions. All were overcome; every solution dovetailed with Qestral’s social, environmental and governance goals. To overcome a shortage of materials, for example, local alternatives were found. This decision ended up reducing embodied carbon and supporting local economies. All timber was also ethically sourced.
Sustainable building practices and materials known for durability, longevity and a minimal need for refurbishment, contribute to a lasting positive legacy. This forward thinking can be seen in the energy-efficient design features, such as sensor-operated lighting in common areas. The philosophy also has a human face in the form of a residents’ environmental committee. This is true community stewardship.
The building has advanced fire protection, with alarms linked to tablets for instant alerts, is quiet and has a 100 per cent
Sustainable building practices and materials known for durability, longevity and a minimal need for refurbishment, contribute to a lasting positive legacy.
Inspired
Each space offers residents and guests a unique experience from dark oak and rich tropicalpatterned wall coverings that encourage people to linger and relax, through to the modern, bright and uplifting design of the bakery.
NBS (earthquake) rating, thanks to six independent zones for enhanced seismic safety. Security is a top priority, with 24hour emergency on-call services ensuring peace of mind for residents and their families.
Future-proofing comes courtesy of electric car charging, a back-up generator for continuous service and provision for solar panels.
Given so much thought has gone into the project, what do the residents think? In an annual survey one reported: “I love living in Burlington — it is the best place to be.”
Visitors have also praised the Pavilion’s quality, landscaping and maintenance standards.
Family-friendly spaces and events such as family days, boost an already strong sense of community. Burlington Pavilion has it all. PIA
BURLINGTON VILLAGE
171 Prestons Road, Ōtautahi Christchurch
OWNER BURLINGTON VILLAGE
DEVELOPER QESTRAL CORPORATION
CONSTRUCTION HIGGS CONSTRUCTION
ARCHITECT MAP+
SERVICE ENGINEER AURECON
STRUCTURAL ENGINEER TM CONSULTANTS
MECHANICAL ENGINEER TM CONSULTANTS
BUILDING ENCLOSURE ENGINEER TM CONSULTANTS
QUANTITY SURVEYOR AURECON
PROJECT MANAGER KENSWAY
INTERIOR CONSULTANT MONSTRA DESIGN
LANDSCAPE CONSULTANT MORGAN AND POLLARD
Sophisticated Level of Care
and the wider community, saw a masterplan of north-south oriented apartment buildings divided into two unique precincts by a central amenity block. Effects of scale are mitigated by concentrating building height in the north-west corner bounded by the tall trees of St Johns bush and ensuring buildings bordering housing are limited to three storeys, with generous setbacks.
ARCHITECTURALLY, SUMMERSET ST JOHNS takes cues from the historic neighbouring Theological College and from grand Remuera houses that surround the Parson’s Paddock property, purchased because it presented an opportunity to create Auckland’s best large retirement village. A decision influenced by a Local Board not wanting that scale in its backyard, initially saw council decline Summerset Group Holdings’ resource consent, but after the removal of a handful of units an appeal to the Environment Court was successful in 2019.
The scale and form of the development, that needed to be appropriate and acceptable to village residents
The attractiveness of the village ‘sells’ it, but the effectiveness, sustainability and lifecycle benefits of materials and equipment were equally important to Summerset. Brick was selected as the main façade material for neighbourhood fit, but also for superior maintenance and weathertightness attributes. Earthquake design for the tall brick buildings was helped by the selection of (70 per cent lighter) steel partitions to upper levels with a lift providing safe, easy evacuation of elderly from the tall buildings. The village café/bar is open to enjoyment by the wider community, but after dark sliding gates form a secure perimeter. Communal spaces and grounds are certified to the Lifemark Community standard, while dwelling typologies have a deliberate sliding scale of accessibility. Convenient at-grade parking for disabled visitors is complemented by one-to-one, EV-ready basement parking for residents and most staff.
The 329 homes — all verified Homestar 6 — within the 2.6ha haven comprise luxurious apartments, serviced apartments,
Parson’s Paddock presented an opportunity to create Auckland’s best large retirement village.
The historic neighbouring Theological College and grand Remuera houses provided architectural cues for the property. Residents and guests enjoy access to resort-like facilities.
care suites and memory-care units which are differentiated into penthouse, premium or standard offerings, with a further choice of one, two or three bedrooms. Residents and guests enjoy resort-like facilities with breathtaking views of Auckland. The bar, café and bistro open onto a spacious patio and garden setting that enhances a feeling of luxury and community, and amenities include a library, cinema, indoor pool, gym, hair salon, barbecue area, boardroom and dog-wash station. The bowling green, golf simulator, resident’s workshop, pool table and activities room cater for active agers. Behind this luxury lies respectful support for any residents in declining health with best-practice care and memory-care facilities designed by specialist design and clinical experts.
In a first for Summerset, a wood pellet boiler heats water for much of the village, using 100 per cent renewable pellets. Electricity is sourced from 100 per cent renewable energy and another first was using warm roof and wall technologies which, alongside other design features, have reduced scope 1 and 2 GHG emissions. An environmental-management plan ensured zero environmental accidents during construction. Invasive plant species were cleared from St Johns Bush and hundreds of native trees planted to ensure biodiversity. Walking paths promote social sustainability and active lifestyles, and the care centre is certified under the Ngā Paerewa Health
and Disability Services Standard to meet the cultural needs of residents.
The village integrates seamlessly into its premium suburban setting, delivering a vibrant, sustainable community that respects local heritage, promotes social connectivity, and preserves environmental values. PIA
WITH A 60-YEAR LEGACY of providing aged-care services in Lower Hutt, Masonic Villages Trust (MVT) faced a significant challenge: their ageing facilities no longer met market expectations. After successfully replacing their pensioner housing with an 86-apartment complex in 2017, they turned their attention to transforming the adjacent 57-bed care facility into a significant community asset.
The brief for this tight 5852sqm site called for more than just a building upgrade. MVT envisioned a contemporary, sustainable care complex that would prioritise resident wellbeing while creating meaningful connections with the neighbouring apartment community. This vision extended
beyond financial considerations to embrace deeper values: fostering belonging, enhancing social interaction, and ensuring accessibility for all.
The architectural response deftly balances preservation with innovation. Rather than complete demolition, the design team took a more sustainable approach, repurposing valuable elements of the existing 1960s structure and extensions completed in the 1990s. The original administration wing has been transformed into a welcoming new entry that creates previously non-existent connections to both the street and the Woburn Apartments. Four bedrooms combined to create a worship/multipurpose room, and the original lounge repurposed as a new recreation room. Similarly, the kitchen and services block were maintained and refurbished, significantly reducing both costs and landfill impact while preserving functional infrastructure.
Interior spaces reflect thoughtful attention to resident experience. Care suites feature cleverly designed box-bay and angle-bay windows that maximise natural light, provide spacious living environments, and enhance visual interest. The relatively compact plan blends modern design principles with functionality, ensuring a balanced approach to aesthetics and efficiency. Four internal courtyards punctuate the building, bringing daylight
The purpose-built nature of the Woburn Masonic Care development ensures it meets the specific needs of residents and staff.
The appearance of the building and its surrounding landscape reflects a high standard of design including in the new entry where easy-care planting, provides a pleasant linkage to the street. Lounges, with plenty of natural light, are warm and welcoming.
deep into corridors and creating peaceful vistas throughout. These design elements combine to create a facility that feels less institutional and more like home, with ample opportunities for both privacy and social engagement.
Sustainability underpins every aspect of the development. The building incorporates energy-efficient lighting that automatically adjusts based on movement detection, flexible heating and ventilation systems adaptable to changing needs, and roofmounted solar panels that reduce reliance on the grid.
Durable brick and prefinished aluminium cladding minimise ongoing maintenance costs while providing visual warmth and connection to the neighbourhood context. The overall layout is efficient and user-friendly, offering easy access to key building services while robust security measures ensure safety and convenience for residents and staff. Quality of materials and landscaping selections make maintenance manageable while gardens enhance the aesthetic appeal and offer peaceful outdoor spaces for residents.
The purpose-built nature of Woburn Masonic Care ensures it meets the specific needs of both residents and staff. Lounges are warm and welcoming, the new entry provides strong street presence, and the building’s appearance reflects a high standard of design that elevates the entire precinct. Most importantly, the
development has achieved its human-centred goals, creating a community where residents thrive — the ultimate measure of success for this thoughtfully conceived care environment. The facility’s strong reputation in the local area and the evident wellbeing of its residents provide tangible proof of the project's success. PIA
WOBURN MASONIC CARE
63 Wai-iti Cresecent, Woburn, Te Whanganui-a-Tara Wellington
OWNER MASONIC VILLAGES TRUST
DEVELOPER MASONIC VILLAGES TRUST
CONSTRUCTION MAYCROFT CONSTRUCTION
ARCHITECT TEAM ARCHITECTS WELLINGTON
STRUCTURAL ENGINEER MIYAMOTO NEW ZEALAND
SERVICE ENGINEER BECA
MECHANICAL ENGINEER BECA
QUANTITY SURVEYOR BECA
PROJECT MANAGER TEAM ARCHITECTS WELLINGTON
INTERIOR DESIGN HONOUR CREATIVE
FIRE ENGINEER HOLMES
New Lease on Life
IF ONE AWATERE Village resident’s reaction is anything to go by, then Oceania’s redeveloped retirement complex is an unmitigated success. The Hamilton village, which has been completely transformed and expanded, is “much, much better, really,” says Don Johnson, “because I can stay hands-on and have everything from a bowling green and movie theatre to a pub.”
The masterplan to turn what was then called Trevellyn Village into a premier community for both independent living and for those who need care, always put residents front and centre. Given people like Don were already living there, work was carried out in three stages to minimise disruption. In the first, 91 state-of-the-art care
suites were built; next came 63 independent living apartments, a community centre and recreational spaces; and finally, 68 apartments and basement parking. Along the way, residents were asked for their opinions and these were taken on board. Case in point: feedback on stage two influenced stage-three upgrades, including larger shower enclosures, upgraded kitchen appliances and more outdoor features such as pergolas, planter boxes and the dog exercise area.
Threaded through the new Awatere Village are edible gardens, walking tracks and innovative landscaping that forge community connection. Facilities include a café, gym, cinema, bowling green, workshop, the off-leash dog area, bar and cinema. And because the village sits alongside the Waikato
Threaded through the new Awatere Village are edible gardens, walking tracks and innovative landscaping.
Earthy-toned materials ease the village into its riverbank and farmland surrounds. Construction was guided by Te Ao Māori principles, which focus on respect, responsibility and connection, and locally sourced materials were used wherever possible.
River, apartments have been orientated to maximise views. Mature trees were retained as another connection to nature.
To get to this point, Oceania combined innovative architecture, efficient construction practices and energyefficient and sustainable design principles. Use of 3D modelling enabled precise planning and smooth coordination between architects, engineers and those working on building services.
Earthy-toned materials ease the village into its riverbank and farmland surrounds. It’s evident in the durable lowmaintenance brick façades that also enhance thermal performance. Structural efficiency is achieved through modular design and materials such as energy-efficient glazing and long-lasting finishes that reduce maintenance costs. Modular kitchens, bathrooms and wardrobes streamlined purchasing, reduced waste and boosted efficiency. Modern lighting, fire protection and security systems were integrated and video intercoms installed in all apartments.
Thanks to seismic enhancements in existing buildings and the new builds, the complex has a 100 per cent NBS (earthquake rating).
Air conditioning and flexible mechanical ventilation ensure comfort as well as adaptability. Naturally, accessibility was prioritised and can be seen in the spacious layouts and parking near the main entry. Swipe cards and nurse-call systems are all about safety.
In terms of sustainability, Oceania has created an exemplar, with a “deep respect for nature and culture”. Construction was guided by Te Ao Māori principles, which focus on respect, responsibility and connection, and locally sourced materials were used wherever possible. Integration of a new building
into an existing one minimised demolition, preserving embodied carbon and reducing waste. Ongoing carbon analysis will measure the impact of both new and retained structures.
Energy efficiency is a key design element and Awatere has above-code insulation, plus LED lighting, heat pumps, smart meters and zoned ventilation and temperature control that cuts emissions and energy costs. At the same time, the 6 Homestar built rating ensures a healthy indoor environment for all.
When Trevellyn Village was upscaled and upgraded, there was no upheaval, only improvements in quality for those who live here. Echoing the words of Don Johnson, the new Awatere Village is “Much, much better, really”. PIA
AWATERE VILLAGE STAGES 1,2 & 3
1340 Victoria Street, Beerescourt, Kirikiriroa Hamilton
OWNER OCEANIA
DEVELOPER OCEANIA
CONSTRUCTION WATTS & HUGHES CONSTRUCTION
ARCHITECT CHOW:HILL ARCHITECTS
SERVICE ENGINEER ELECTRICAL CONSULTING SERVICES
STRUCTURAL ENGINEER MSC CONSULTING ENGINEERS
MECHANICAL ENGINEER THURSTON CONSULTING
BUILDING ENCLOSURE ENGINEER BABBAGE FAÇADE ENGINEERING
QUANTITY SURVEYOR PHC
PROJECT MANAGER OCEANIA
CONSULTANTS HSL; BABBAGE CONSULTANTS
From concept through to design, management and construction, Watts & Hughes Construction is committed to doing the job correctly first time—every time.
Watts & Hughes continues strengthening their presence in the construction industry throughout New Zealand.
The village sits alongside the Waikato River and apartments have been orientated to maximise views. Mature trees were retained as another connection to nature.
AUCKLAND HAMILTON TAURANGA
WELLINGTON CHRISTCHURCH
EDUCATION
Learning hubs don’t only foster academic achievement, but operate as social centres, where the ambition is for wellness of body, spirit and mind, as showcased in these innovative school and university projects.
Core Values
AUT’ S NORTH CAMPUS in Tāmaki Makaurau Auckland has a new heart. This impressive building, the social, physical and academic hub of the university’s North Shore site, is called Tukutuku and the name, gifted by Ngāti Pāoa, is a fitting one. The intricate weaving of tukutuku panels symbolises connection of people, place and purpose, and this striking glass building with its sawtooth façade engenders these.
The four main levels are dedicated to teaching, learning and social spaces for around 2000 students, along with offices for more than a third of staff from the Health and Environmental Sciences faculty. But it is the central space
with its soaring atrium, café, seamless connection to other campus buildings and mix of collaborative social and learning spaces, including “social stairs” that power this beating heart.
Tukutuku, 9000sqm of building on 10,000sqm of new landscaping, is the final piece in a decade-long three-part revitalisation of AUT campuses that have connectivity, sustainability and wellbeing at the forefront. This sets a new benchmark for AUT, which has staked its claim to being the country’s most energy-efficient university.
Before Tukutuku, AUT’s inherited collection of badly connected and poor-quality buildings were coming to the end of their lives. North Campus lacked character and routes for pedestrians and cars were unclear. It didn’t feel student focussed — something that’s critical to attracting and maintaining enrolments.
The building, says AUT, has contributed to an increase of new enrolments for the faculty and North Campus by 6.5 per cent and 8.6 per cent respectively, over this year and last. Students and staff aren’t the only ones revelling in the new facilities. The café is also enthusiastically patronised by residents from NorthBridge Retirement Village across the road.
As part of the redevelopment, a pedestrian street forms a north-south spine on the campus and access towards the coastal edge of the site and northern busway are now clearly delineated.
The intricate weaving of tukutuku panels symbolises connection of people, place and purpose.
Although Tukutuku cohesively brings the campus together and appears as if it truly belongs, many challenges had to be overcome on the way. A typical construction would need 50-metre piles, but this site has “weak soil” so a lightweight timber structure on a floating concrete raft foundation was required. Minimal lateral bracing allowed for a flexible, adaptable floor plan. Post-tensioned portal frames were preassembled on the ground, then crane-lifted into their final positions — a method that saved time and boosted safety. An innovative rocking braced frame allows Tukutuku to move and dissipate earthquake energy.
Much thought went into future-proofing, flexibility and, of course, sustainability. For instance, many data consolidation points and power outlets allow the building to evolve with new technology.
Sustainability features include delivering conditioned air via raised floors by natural air displacement, the highperformance sawtooth aluminium façade, argon-filled doubleglazing units, a super-insulated roof and building envelope, and an efficient heat pump-based heating and cooling system. Rainwater harvesting supplements cooling-tower water use and the building has been prepped for solar energy connection. Where possible, New Zealand-made furniture and local wool foam or recycled polyester were used. During construction 90 per cent of waste was sorted for recycling.
For all its innovation, sustainability and sheer good looks, Tukutuku is still a place for simply belonging. It’s a striking anchor point, encourages academic and social outcomes, elegantly connects the buildings on the site by providing logical flow and, with all its social spaces, has become the beating heart of North Campus. PIA
AUCKLAND UNIVERSITY OF TECHNOLOGY
TUKUTUKU HEALTH SCIENCES
Auckland University of Technology, Akoranga Drive, Northcote, Tāmaki Makaurau Auckland
OWNER AUCKLAND UNIVERSITY OF TECHNOLOGY (AUT)
DEVELOPER AUCKLAND UNIVERSITY OF TECHNOLOGY (AUT)
CONSTRUCTION NAYLOR LOVE
ARCHITECT JASMAX
SERVICE ENGINEER BECA
STRUCTURAL ENGINEER BECA
MECHANICAL ENGINEER BECA
BUILDING ENCLOSURE ENGINEER BUILDING ENVELOPE GROUP
QUANTITY SURVEYOR BARNES BEAGLEY DOHERR
PROJECT MANAGER RDT PACIFIC
CONSULTANT RICHARD HARRIS
ACOUSTIC CONSULTANT MARSHALL DAY ACOUSTICS
The sawtooth façade is both striking and inspiring. The Health and Environmental Sciences faculty is home to 2000 students and more than a third of the faculty’s staff.
Pride of Place
KING ’ S COLLEGE HAS transformed the heart of its Otahuhu campus with the opening of Toi Manawa, a state-of-the-art music and performance arts centre, which sits alongside a revitalised Great Hall, creating a new epicentre of student life.
Hosting a theatre as well as spaces for learning, orchestra, rock bands, dance and music recording, Toi Manawa is the centrepiece of the first stage of the college’s property masterplan, with a goal to improve suitability of purpose, circulation, visitor experience and enhance the student environment.
This launched with the ability to provide space for whole-school activity, gathering areas for functions
and school celebrations, and new facilities to elevate the performing arts.
A key focus of the project is the seamless blending of old and new, with the location and appearance of the Toi Manawa building responding to the historical 1920s masterplan. The school campus is laid out orthogonally around a curved main avenue and Toi Manawa replaced a low-level building, thus elongating the site and bookending the Memorial Chapel to re-establish the spirit of the original masterplan. As Toi Manawa and the school’s Great Hall created a connected block, acknowledgement of the campus’s Gothic and post-modern history informed the design and creation of a contemporary space that feels right at home.
Toi Manawa has demonstrated the power of a physical structure to advance an academic and social commitment.
Toi Manawa nestles near a historic tree line that is separated from the learning quadrant by sports fields. This created a narrow construction site that required bespoke and agile design, project management and construction methodology within a working school environment. Meeting these challenges, the resulting design boasts a modern red-brick façade, maximises usable space and showcases the outlook to campus.
The innovative use of pre-cast panels and brick slips for external walls developed budget and programme efficiencies. Large clear-span steel trusses for the roof allow for reconfiguration of the upper-level space to meet evolving learning and technological trends, and the 250-seat Flanagan Theatre was designed to adapt to suit performances, ranging from intimate speeches to full stage shows.
With music at its core, the build has maximised acoustic, soundproofing and audio-visual superiority. A warm roof system, concrete-panel walls, a relatively low window-to-wall ratio and a high glass-to-joinery ratio work together to minimise air infiltration. In classrooms, demand-control mechanical ventilation is used so that systems run only when students are present and heating, ventilation and air conditioning in the orchestra room, auditorium and dance studio are deactivated when not in use. Free cooling, implemented to reduce CO 2 levels and energy use, allows these spaces to be cooled via 100 per cent outdoor air when conditions are favourable. And air-conditioning systems have spare plug-and-play capacity should layouts change.
The building’s contemporary façade makes use of a perforated red-brick screen. Permanent, durable materials were used inside and out, and the new facility has encouraged a significant lift in participation, within an expanded curriculum.
Toi Manawa accommodates a 250-seat theatre with superior acoustics, soundproofing and audiovisual capabilities, as well as spaces for learning, orchestra, rock bands, dance and music recording.
The approach to build clever and build efficiently has also seen the toilet blocks in the adjacent Great Hall refurbished to accommodate both buildings. Ongoing maintenance has been considered and addressed with the choice of permanent, durable materials.
The building of Toi Manawa has immediately lifted academic opportunity and participation, with an expanded curriculum that now offers dance and drama courses alongside Cambridge certification. An orchestra that began with 18 students now boasts more than 70 members, with similar growth across the school’s concert bands, jazz combos, and chamber orchestras. The facility now bustles with activity and is open to the public for hire — offering one of Auckland’s most sought-after venues for local musicians and performers. PIA
We journey with our clients to realise greater project possibilities.
At Rubix we work at the intersection of people, projects and possibilities. We think courageously, act strategically, and partner seamlessly to deliver projects that make the world work better.
Strong relationships are at the heart of every successful project. We build genuine, positive and productive relationships, from boardroom to building site. Our approach is 100% client focused. We do what’s right for you and your project, ensuring all parties remain accountable and committed to your goals and interests.
We create a unified team for each project, selecting the right skillsets from our nationwide pool of experts, and collaborating with trusted consultants and contractors. We are a highly capable, full-service firm that delivers as promised. Our knowledge and experience span all sectors, scales, stages and complexities. We take a long-term, strategic view of projects to add value, integrate sustainability, manage risk, and amplify outcomes for clients and users.
At Rubix we journey with our clients to realise projects that improve lives and landscapes.
Fast Tracked & Nature Based
AS THE FASTEST greenfield school ever developed by the Ministry of Education, the Whenuapai Senior School campus sets a new benchmark in innovation, blue-green infrastructure and rapid delivery.
Bounded by a stream, encroaching wetland, and with no public stormwater or wastewater connections, the 4ha greenfield site required innovative solutions due to strict regulatory requirements. Navigating extreme weather, high groundwater and complex consenting, the project team split the delivery over 13 consents, allowing early works to progress alongside design.
The design and construction embraced a nature-based, soft-impact approach, transforming site constraints into opportunities for resilience, sustainability and long-term functionality. A key focus was the integration of offsitemanufactured buildings, ensuring anchoring within the landscape and removing the perception of temporary structures. Thoughtful level planning and site design ensured classrooms flowed into central play areas, optimising visual sightlines and outdoor spaces, while carefully maintaining cut-to-fill balance. The site also included two satellite classrooms for Arohanui Special School, prioritising inclusivity with step-free transitions, intuitive circulation and seamlessly integrated ramps and stairs ensuring universal accessibility and outdoor spaces fostering interaction. A direct link between Arohanui Special School classrooms and the wider campus encourages connection between the Whenuapai and Arohanui students, reinforcing inclusivity and a sense of belonging.
A separate and innovative procurement strategy for civil and building works unlocked efficiencies, allowing 100-plus contractors on site simultaneously. A negotiated haul road saved two months, ensuring modular buildings could be delivered while earthworks and road widening progressed uninterrupted. Zoned site coordination, early contractor collaboration and traffic management maintained seamless vital site access. The project had a robust collaboration between consultants and project managers, as well as local bodies. “Our consultants were key to the success of the
A thriving school on a constrained greenfield site was delivered in just 13 months.
The co-location of Whenuapai School and Arohanui Special School called for thoughtful level planning and site design to ensure that classrooms flowed into central play areas, optimising visual sight lines and reinforcing inclusivity.
project,” says Ministry of Education Delivery Manager Amy Knowles. “They were close knit and understood what was needed to be able to achieve quick delivery, while still meeting our design and reporting standards.”
Sustainability was at the heart of this project, guided by a deep commitment to Te Ao Māori and a collaborative approach with the Ministry of Education. From the outset, the project team engaged meaningfully with tangata whenua to ensure cultural integrity was embedded at every stage. Working alongside local iwi, tikanga was upheld, taonga protected and iwi voices actively included in decision making. A local carver, guided by atua reflecting the local area, crafted three pou whenua at the campus entrance.
Reinforcing the project’s prioritisation of tiaki principles of preserving land, soil and water for future generations, the deteriorated wetland head was restored. Early planning allowed for the wetland’s protection, with earthwork setbacks preventing hydrological disturbance. The wetland and riparian margins were replanted with carefully selected whakapapa species. Now, all stormwater and wastewater generated on site is captured, treated and progressively infiltrated through engineered mitigation systems, maintaining hydraulic neutrality and minimising downstream impacts.
The project is testament to careful planning, sustainable design and intelligent construction, proving that a fasttracked build can still deliver a deeply integrated, inclusive and enduring learning environment — one that feels rooted
in place, not just placed on it. Deputy principal Molly Fletcher is thrilled with the new school, saying, “The pou whenua, stunning scenery and native planting create a truly welcoming environment. It is a real privilege for our senior students to have the opportunity to experience all that this new space has to offer. We are excited to see what the future holds here.” PIA
There’s potential in every space. We’re here to help you realise it.
We work in every dimension of real estate and offer a wide range of services that will elevate your development. From market analysis to operational planning, project feasibility to tenant identification and product optimisation to building mobilisation and commissioning, we have the tools to set your project up for success.
Whether you are looking for inspiration for your next development, have an idea for a project germinating, are in the detailed planning phase, or have a construction team on-site, contact CBRE for the best local knowledge and global insight to make your development a success.
INDUSTRIAL
Beyond the bland big box, there are myriad ways to express the hardworking hubs of industry. Progressive warehouses, showrooms, storage sheds and logistics centres operate at peak performance, and come racked and stacked with eco-conscious design DNA.
Future-proofed Fabrication
FOR EIGHT YEARS , Thermosash Auckland had two sites for its businesses, but running both properties came with economic and operational challenges. So, when Nido, a business with a 20,292sqm near-new retail furniture showroom and warehouse went into receivership in 2020, RIH Properties, a company related to the owners of Thermosash Group, saw an opportunity. With this big blue building, both of its operations — design and engineering, and fabricating bespoke building envelopes — could be brought under one roof and tailored exactly to its needs.
The Henderson property, on a 31,373sqm site, had more going for it, too. It had plenty of access and was close to the Northwestern Motorway, cycleway and bus interchange. Resource consents would not be needed, it didn’t require earthquake strengthening and, crucially for the owners, it made good environmental and sustainability sense to use an existing structure.
Once the building was secured, Thermosash started working with architects and stakeholders on its flagship project. Responsible principles and practices used in the reimagining of the sprawling showroom would also be carried into the business itself. The conversion consisted of 17,000sqm second floor structural removal and recycling to adapt to
Thermosash worked with ECubed to obtain 6 Green Star certification. Its facilities can be used for training, social gatherings and community events. Staff amenities include EV chargers, bicycle racks, showers, a gym, casual seating areas and a large, airy canteen.
suit a bespoke fabrication operation. One of the chief goals of the mammoth undertaking: a Green Star certification. Mission accomplished, with the building receiving a 6 Green Star — Green Star NZ Design and As-Built NZ v1.0 Certified Rating. Ninety-five per cent of the building façade and the existing structure were reused, along with many of the building’s services. This adaptation and reuse of an existing building has saved about 7000 tonnes of CO 2 equivalent of upfront embodied carbon, compared to a new reference industrial building. The building is also predicted to save 15,000 tonnes of operational carbon emissions over a typical 50-year building life cycle. As well, Thermosash is developing models to measure and monitor the performance of the building over its lifetime. Among design features that add to the sustainable picture are low-flow water fixtures, rainwater harvesting and a 220kW PV solar-panel grid installation on the roof. The original exterior of the building was in excellent shape, so it was a no-brainer to retain it. Landscaping is also low-maintenance.
So far so good for the environment, but what about the people who work here? This clever conversion is also for them. The building achieved a Gold AirScore air rating for relative humidity and temperature; all support offices are served by
The new amenities have forged staff connections and fostered team-building. It’s clear this bold reuse project is appreciated by those who work here.
The update of the big blue building on a 31,373sqm Henderson site, cleverly combined the existing structure in a move that proved to be good for the environment and from a sustainability perspective. The building is predicted to save 15,000 tonnes of operational carbon emissions over a typical 50-year building lifecycle.
existing rooftop air conditioning units or new VFR (variable flow refrigerant) systems; and although the factory doesn’t have air conditioning, it does have new high-level extractor fans and large doors for air flow. Low-toxicity materials were used in the rebuild. Because everyone is under one roof, the state-ofthe-art facilities can be used for training, social gatherings and community events. Staff amenities include EV chargers, bicycle racks, showers, a gym, casual seating areas and a large canteen.
Thermosash also hosts local business networking events in the atrium, delivers upskilling and CPD presentations in the training room and provides factory tours to business owners, architects and contractors. Security comes courtesy of an automated system and the provision of individual access cards for offices. Much of the car parking for the former retail store has been converted to yard, but 25 of the retained spaces are reserved for fuel-efficient vehicles, including two for EV charging. Accessibility is a given — the flat site is easy to traverse and the building has a lift to the second floor.
The value of this consolidation project has been immense for Thermosash. It is, perhaps, most evident in the way the new amenities have forged staff connections and fostered teambuilding. It’s clear this bold reuse project is appreciated by those who work here. PIA
158 CENTRAL PARK DRIVE
158 Central Park Drive, Henderson, Tāmaki Makaurau Auckland
OWNER RIH PROPERTIES
CONSTRUCTION DOMINION CONSTRUCTORS
ARCHITECT WILLIAMS ARCHITECTS
SERVICE ENGINEER MESH CONSULTING
STRUCTURAL ENGINEER DAY CONSULTANTS
MECHANICAL ENGINEER DEGREE AIR
BUILDING ENCLOSURE ENGINEER THERMOSASH
QUANTITY SURVEYOR THERMOSASH
PROJECT MANAGER THERMOSASH, DOMINION
GREENSTAR CONSULTANT ECUBED BUILDING WORKSHOP
Scandi Has Landed
IKEA’S PURPOSE-BUILT 20,000sqm facility is a firstclass industrial property that delivers on its two key objectives. Firstly, it provides Ikea with a modern and flexible home and secondly, it delivers a financially sound, attractive and enduring property investment for Auckland Airport.
The 32,000sqm site is prominently positioned on The Landing Business Park’s Te Kapua Drive and, as such, the architectural brief was required to blend functionality with striking design. There was a need to reflect Auckland Airport’s vision to create high-quality buildings to achieve an improved working environment for Ikea and their visitors. Sustainability was at the forefront as part of
Auckland Airport’s future building commitment and the final product needed to reflect the sustainability, safety and security drivers of Ikea.
Standard construction methods and materials have been adapted to create a very special building. Early participation of the structural engineer resulted in a highly efficient building structure with particular attention paid to quality workmanship. Pre-finished materials such as profiled metal cladding, expressed boarded pre-cast concrete and aluminium windows and framing were chosen for their durability, cost efficiency and ease of installation. All surfaces are low maintenance and offer a sense of permanence and quality to elevations in that they will retain their appearance over time. Pre-cast concrete
Ikea’s purpose-built facility enhances Auckland Airport’s reputation as a leading developer and reinforces The Landing's reputation as a premium location for global logistics companies.
Standard construction methods and materials have been adapted to create a very special building.
panels bring durability, security and pest protection properties, and are easy to maintain with inherent fire rating, thermal and acoustic qualities. All services have been designed for flexibility and to take added capacity or support future expansion or adjustment. The development adds to The Landing Business Park with the office design creating a strong element on approach from Te Kapua Drive.
Sustainable and operational efficiency incorporates environmental and socially responsible features. A third-party commissioning verification was conducted for all nominated systems, with quarterly tuning in the first year to optimise building performance. A sub-metering and monitoring system enables automatic reporting of energy and water consumption, supporting a lessee-lessor commitment to operational efficiency. To enhance occupant wellbeing, outdoor air supply exceeds building code requirements by 100 per cent, maintaining CO 2 levels below 700ppm. Increased daylight penetration reduces lighting loads while preventing overheating, and low VOC materials improve indoor air quality.
Energy efficiency is a priority. The facility boasts highperformance lighting and HVAC systems. Dedicated EV charging, fuel-efficient vehicle parking and car-share spaces support sustainable transport. Showers, lockers and changing areas encourage active commuting. Water conservation measures include 5-kilolitre rainwater storage, droughttolerant landscaping and low-flow fixtures.
Embodied carbon reduction was another key focus: sustainable materials were used extensively and more than
90 per cent of construction and demolition waste was diverted from landfills.
The 5 Green Star-rated building, which was completed within budget and on time, has achieved the vision to create a landmark development of high-quality design. The decision to choose The Landing as the home to Ikea’s first external warehouse was driven not only by its location, but also Auckland Airport’s contemporary approach to development and facilitation of relationships with local iwi, which aligns with Ikea culture and values.
This Te Kapua Drive property delivers modern warehouse accommodation providing Ikea co-workers and its business partners an enjoyable location to work. PIA
IKEA
11 Te Kapua Drive, Māngere, Tāmaki Makaurau Auckland
OWNER AUCKLAND INTERNATIONAL AIRPORT
DEVELOPER AUCKLAND INTERNATIONAL AIRPORT
CONSTRUCTION MACRENNIE COMMERCIAL CONSTRUCTION
ARCHITECT WILLIAMS ARCHITECTS
SERVICE ENGINEER ELECTRICAL CONSULTING SERVICES, THURSTONS CONSULTING, PROTECH DESIGN
STRUCTURAL ENGINEER DHC STRUCTURAL/CIVIL
MECHANICAL ENGINEER THURSTON CONSULTING
QUANTITY SURVEYOR RIDER LEVETT BUCKNALL
PROJECT MANAGER RDT PACIFIC
GEOTECHNICAL ENGINEER INITIA
LANDSCAPE ARCHITECT BESPOKE
The sculptural prominence of the 5 Green Star office building provides interest from the street front of the highly visible site.
Efficiency in Motion
IN THE HEART of the Waikato, a purpose-built industrial facility is quietly propelling one of New Zealand’s leading robotics manufacturers into its next era of growth. RML Machinery has moved from an outdated, low-stud tenancy into a state-of-the-art, 3625sqm, high-stud building within the Te Rapa Gateway industrial precinct.
Developed by Chalmers Properties, the project was delivered 25 working days ahead of schedule and under budget — an achievement that reflects not just construction efficiency, but the strong collaboration between developer, builder and tenant.
This new facility offers a clear-span warehouse, advanced testing and R&D spaces, and a modern office environment tailored to RML’s needs. But it also serves as a blueprint for future-ready industrial design, combining robust materials, flexible layout and leading sustainability features.
Chalmers Properties set out to create a sustainable landmark building that could adapt over time, support
Purpose-built for robotics manufacturing, the new facility delivers high-stud, clear-span efficiency and strong street presence at Te Rapa Gateway. The 3625sqm warehouse features a drive-through layout with no internal columns, maximising movement, visibility and operational flow. Designed for long-term durability and flexibility, the façade combines clean lines and robust materials with minimal maintenance needs.
“This facility is the ideal platform for us to serve our customers across Australasia and beyond.”
HAMILTON’S PRIME INDUSTRIAL PARK
DESIGN + BUILD + LEASE
Create a business premises tailored to you. A custom, standalone office and warehouse can be built to your specification in Hamilton’s prime industrial park.
By
placing flexibility, sustainability and operational performance at its
core, the Te Rapa Gateway facility sets a benchmark for industrial development in Aotearoa.
Oriented for operational flow and future growth, the building was delivered under budget and ahead of schedule by 25 working days.
Office interiors balance efficiency with comfort, with openplan workstations, natural light and energy-efficient systems throughout.
RML’s operations and enhance the value of the Te Rapa Gateway precinct. From the outset, the project team pursued performance across environmental, social and economic dimensions. More than 85 per cent of construction waste was diverted from landfill, and fly ash-based concrete reduced yard carbon emissions by 40 per cent. Permeable concrete in the office car park manages stormwater on site, while harvested rainwater supplies toilets and hose taps via a 15,000-litre tank and smart meter.
Inside, the building is designed with people in mind. A large lunchroom opens onto a secure patio, and generous end-of-trip facilities promote cycling and alternative transport. All key amenities for accessibility are located on the ground floor, and carparks are thoughtfully positioned to separate office staff from yard traffic. The office roof is solar-ready, and thermally
broken joinery with Solar X glazing ensures energy efficiency while maintaining natural light.
The result is a 100%+ NBS-rated facility that meets immediate operational requirements while leaving room for future evolution. Flexible, open-plan office and warehouse spaces allow for custom fit-outs, and building systems are zoned for efficiency and easy reconfiguration. The warehouse knee sits at 8.5 metres — well above the client’s current 6-metre requirement — ensuring the space can grow alongside the business.
For RML, the move has already paid dividends. “Chalmers Properties has delivered a facility that exceeds expectations and provides an exceptional home for RML Machinery,” says CEO Daryl Joyce. “They quickly understood our requirements, incorporating innovative, future-proof solutions and delivering a high-quality project ahead of schedule. This efficiency allowed us to transition smoothly, fit out the space and become fully operational within a week.”
Operational improvements are already evident. The building’s logistics flow has improved safety by eliminating the need for large vehicles to reverse.
Facilities such as dual kitchens, showers and secure bike and motorbike parking reflect a genuine focus on staff wellbeing.
Energy efficiency is embedded at every level. Zoned DALI-controlled LED lighting reduces power use, while VRF mechanical systems adjust energy output
based on occupancy. The building is aligned to Green Star 4 specifications, with monitored access control and ESG tracking integrated via BraveGen software.
By placing flexibility, sustainability and operational performance at its core, the Te Rapa Gateway facility sets a benchmark for industrial development in Aotearoa. For RML, it’s not just a building — it’s a springboard to serve Australasia and beyond. PIA
RML MACHINERY TE RAPA GATEWAY
6 Chafer Place, Te Rapa, Kirikiriroa Hamilton
OWNER TE RAPA GATEWAY
DEVELOPER CHALMERS PROPERTIES
CONSTRUCTION FOSTER CONSTRUCTION
ARCHITECT T PLUS ARCHITECTS
SERVICE ENGINEER FLUID ENGINEERING CONSULTANCY
STRUCTURAL ENGINEER GREY CONSULTING ENGINEERS
MECHANICAL ENGINEER FLUID ENGINEERING CONSULTANCY
BUILDING ENCLOSURE ENGINEER FOSTER CONSTRUCTION
QUANTITY SURVEYOR FOSTER CONSTRUCTION
PROJECT MANAGER OCTA ASSOCIATES
FIRE ENGINEER BCD GROUP
PLANNER CKL
PROFESSIONAL
Gray Consulting Engineers Ltd are proud to be the civil and structural engineers involved with the RML project
Striking Logistics
ENGAGING EMPATHETICALLY WITH the natural environment of waterways and verdant vegetation in The Landing Business Park, the large warehouse walls of the 7950sqm Hellmann Worldwide Logistics purpose-built facility recess against the vegetation. In contrast, the office is a distinctive form and colour that celebrates this corner-site location and responds to its context on the edge of the Oruarangi Creek and Manukau. Angular lines make reference to a moving vessel or waka, while red twisted sun louvres are imagined as paddles and stretched tendons pushing it through the water. The colour red also seasonally associates with the bloom of the flowers of surrounding pōhutukawa. This sense of a moving vessel is an appropriate association with the freightforwarding purpose of the building and makes for a powerful contribution to the urban environment.
The bold JWA Architects design, which responds dynamically to the environment, is consistent with The Landing Business Park and is a facility that both staff and customers can be proud of. The warehouse, constructed from materials that
This sense of a moving vessel is an appropriate association with the freight-forwarding purpose of the building.
Celebrating its location on a corner site, the design of the purpose-built facility engages empathetically and positively with the natural environment. The 75-metre span of the warehouse offers numerous iterations of racking solutions.
Congratulations to our clients and collaborators.
JWA create simple solutions from complex briefs and are proud of our role in delivering the CFDC and Hellmann Extension projects.
Angular lines are a reference to a moving vessel or waka and the red twisted sun louvres are imagined as paddles and stretched tendons pushing it through the water.
are easily maintained, takes welded beam design to its outer limits at a 75-metre span, offering flexible planning and numerous iterations of racking solutions throughout the project development. Low-level vents and mechanical ventilation reduce the internal temperature of the warehouse during summer months through sensor control of air flow.
Longevity of materials is considered with precast concrete, pre-finished metal, curtain walling and timber soffits on the exterior. The structure of the office is predominately timber, with IVL purlins and wind-beams, glulam columns and FSC timber framing. Post-tension slabs that were levelled with grinding to form high tolerance MHE tracking paths, allow for the automation of pallet retrieval and placement — a process that necessitated precise coordination
between the user, sub-contractor and suppliers. The feature fins required careful collaboration with the metal installer; a hybrid of aluminium soffits and cleats with steel fins was used for affordability. The 75-metre clear-span warehouse, with floor capacity of 40kPa, has been constructed to the maximum engineering standards and enables Hellmann to cater for the majority of customer needs. End-of-trip facilities include staff kitchen, showers and bike storage. Parking for fuel-efficient vehicles is provided, along with accessible parking with dedicated accessible office facilities.
Operational efficiency was a key focus in the design and construction with building-performance modelling indicating a 58 per cent reduction in operational emissions and an 83 per cent reduction in potable water use compared to a standard-practice building. Sustainability was embedded in construction practices with 90 per cent of construction and demolition waste diverted from landfills. To optimise operational carbon emissions, translucent roof sheets were strategically incorporated to enhance daylight ingress and reduce lighting loads. A robust waste-management strategy ensures efficient resource use and waste reduction throughout the facility’s life cycle. By integrating these sustainabilitydriven initiatives, the project enhances long-term efficiency, environmental performance and community value, aligning with best practices in sustainable development.
Longevity of materials is considered with precast concrete, prefinished metal, curtain walling and timber soffits on the exterior.
Hellmann Worldwide Logistics’ purpose-built facility is another standout development by Auckland Airport, (the third they have done for Hellman), underpinning their reputation as a leading property developer and showcasing The Landing Business Park as a premium location for global logistics companies. PIA
“This development reflects the strength of our long-standing relationship with Hellmann and Auckland Airport. Designed with precision and purpose, it demonstrates how logistics spaces can be functional and architecturally striking, while honouring the site’s cultural history.”
Josh Tattley
Hellmann, Auckland Airport
Sustained Success
THANKS TO A collaboration between owner and tenant, one of Aotearoa New Zealand’s best-known brands has a new, world-leading logistics hub. The completion of the Fisher & Paykel Appliances Distribution Centre in Tāmaki Makaurau Auckland is the first phase of a multi-stage, sustainablyfocussed redevelopment.
The 10.4ha East Tāmaki site was once owned by Fisher & Paykel but was bought by Property For Industry (PFI) in 2009, then leased back to the appliance manufacturer. PFI had a long-term vision to maximise the potential of the land, and the enduring partnership between the two companies has allowed PFI to support and add value to Fisher & Paykel’s operations during its metamorphosis from locally owned manufacturer to internationally owned distributor.
Before the 5 Green Star-rated 25,500sqm warehouse that also has 14 recessed loading docks, a 780sqm breezeway, 7020sqm yard, 1860sqm of canopy coverage and 710sqm of offices could be constructed, the old building had to go.
Once that was demolished, PFI and the project team then had to contend with building on a tricky site while the tenants’ work continued. Big-picture thinking was also required to factor in yet-to-be developed buildings.
In consultation with Te Ākitai Waiohua iwi, existing mature pōhutukawa were incorporated into the design, though not all trees could be retained. However, PFI contributed to the replanting of 1600 native trees with Colville Harbour Care, the Papakura Stream Restoration Project and Kaipara Moana Remediation. This work earned Green Star ecological value credit. The landscaping design also included the relocation of a memorial kauri tree, planted in honour of the Fisher & Paykel founders, Sir Woolf Fisher and Maurice Paykel.
PFI considers the distribution centre and its environs exemplars of ESG (environmental, social and governance) principles and these were instrumental in securing a tenant for the next stage of the development before works had even begun.
Energy efficiency can be seen in the LED lighting throughout the warehouse, solar photovoltaic panels on the roof, an all-electric building system and office airconditioning that allows a lowercarbon refrigerant to be used.
Design-wise, central spine beams that reduce columns, and siphonic drainage that does away with internal downpipes, combine to deliver open, practical and adaptable spaces. In consultation with Te Ākitai Waiohua iwi, existing mature pōhutukawa were incorporated into the design.
The design also allows for long-term flexibility the warehouse can be split to accommodate multiple tenants, and the north-east corner can be expanded.
Sustainability features include double glazing with solar control and low-e film, boosted wall and roof insulation, low-flow water fixtures, EV charging, rainwater harvesting, energy and water monitoring, and certified concrete and metal roofing and cladding.
Energy efficiency can be seen in the LED lighting throughout the warehouse, solar photovoltaic panels on the roof, an all-electric building system and office air conditioning that allows a lower-carbon refrigerant to be used.
The building also has good access to local businesses and amenities and, because most places can be reached by foot, it received a Walk Score of 72.
Design-wise, central spine beams that reduce columns, and siphonic drainage that does away with internal downpipes, combine to deliver open, practical and adaptable spaces. The post-tensioned floor slab creates a durable high-quality finish, reducing long-term maintenance, and the resulting largely joint-free and crack-free floor is important for broad spaces in which fork hoists are used. The design also allows for longterm flexibility — the warehouse can be split to accommodate multiple tenants, and the north-east corner can be expanded.
For all its energy efficiency and green accreditation, this facility also appears slick, in a streamlined industrial way. The office, for example, has GluLam (glue-laminated timber) external and internal beams that are striking architectural features. PFI and their design team also took care to balance the scale and aesthetics of the centre in order to set the tone for the remaining stages of the development. PFI can put a tick beside that goal, too. PIA
FISHER & PAYKEL APPLIANCES
DISTRIBUTION CENTRE
78 Springs Road, East Tāmaki, Tāmaki Makaurau Auckland
The distribution centre is the first phase of a multi-stage, sustainably-focussed redevelopment by PFI on the 10.4ha site once owned by
Delivering exceptional client solutions
bbd.co.nz
Fisher & Paykel.
SUSTAINABLE BUILDING
Sustainability goals are no longer peripheral to the architectural agenda. Green principles direct the design response in these properties that range from retail to residential and beyond.
Diamond from the Rough
AS
METAMORPHOSES GO, Bowden Estate is epic.
The Tāmaki Makaurau Auckland estate, once with contaminated, low-stud and obsolete 1960s buildings, has been regenerated and two world-class 5 Green Star distribution centres now stand in their place. Environmental, social and governance principles were always central strands of the redevelopment plan, and owners Property For Industry (PFI) sought tenants who wanted to partner them in these.
The first facility was a tenant-guided design and build for Tokyo Food Co, and has a 7000sqm warehouse plus breezeway, canopy, yard, office space and customdesigned 2000sqm freezer and chiller.
Tokyo Foods’ purpose-built base has allowed the company to expand its range of products, especially chilled and frozen foods destined for supermarkets and restaurants. Making the most of an irregular site shape, the design includes separated spaces for dry and temperature-controlled foods, a one-way drive-through system, yard and an MPI-approved area for imported containers. The large main office was custom designed for the predominantly Japanese staff.
The innovative “box within a box” design of freezer and chiller offers future flexibility and can be easily removed, if required. Strategic placement of columns outside the freezer provides an uninterrupted wall inside ideal for efficient racking and freezer construction. Food storage necessitated
Environmental, social and governance principles were always central strands of the redevelopment plan.
world-class 5 Green Star distribution centres have transformed a site where once there stood only contaminated, obsolete buildings. The first facility was a tenant-guided design and build for Tokyo Food Co, which includes a 7000sqm warehouse and custom-designed 2000sqm freezer and chiller. The second a 10,800sqm warehouse with additional breezeway and offices was a speculative build, which ultimately attracted Daikin as the tenant.
temperature and light control, so the warehouse was designed without translucent sheeting. The next new building, a 10,800sqm warehouse with additional breezeway and offices, was a speculative build and, just as construction neared completion, Daikin New Zealand signed up as a tenant. The 5 Green Star target set for the development was instrumental in attracting this top-calibre tenant.
Before moving in, Daikin’s operations were split between two buildings and their products were stored with a logistics firm. Now, the company has one efficient hub, with distribution, a head office, training facility and trade centre. Daikin’s fit-out includes state-of-the-art controllers and zones to showcase its equipment — heat pumps and air conditioning.
Both buildings have efficient HVAC systems with integrated zone controllers, CO 2 sensors and enhanced fresh air supplies.
There’s evidence of PFI going the extra mile, too. As a nod to both tenants’ Japanese origins, cherry blossom trees have been planted throughout the landscaping. Given the original condition of the site — once home to an obsolete aluminium anodising plant — how did PFI arrive at Bowden Estate with its two cutting-edge buildings and cherry blossoms?
The journey was a complex one, starting with a staged exit of the existing tenant and involving removal of rock and asbestos, and dealing with an undersized stormwater system requiring diversion. PFI and their project team forged on and the result is a pair of sleek new buildings that speak the same architectural language thanks to a cohesive, streamlined approach to design and materials.
Two
It’s been a busy year! ECS and TCL have provided building services solutions for many quality projects.
ECS Thurston offers a wide range of practical, innovative, sustainable and cost effective building services solutions to multiple diverse projects across various market sectors.
We appreciate the opportunity our clients have given us to be part of their design team on these award nominated projects.
Daikin’s operations were able to be streamlined into one efficient hub, in one location. Daikin’s fit-out includes state-of-the-art controllers and zones to showcase its equipment — heat pumps and air conditioning.
The LCA (Life Cycle Assessment) of the buildings confirmed a 50 per cent reduction in carbon emissions, when compared to a standard building. Other sustainable and energy-smart measures include solar-power generation, rainwater harvesting, use of recycled steel, sustainable wood, low-carbon concrete, low-VOC paints, highly efficient appliances, low-flow water systems, heatrecovery air-handling units and LED lighting. There is also dedicated fuel-efficient and electric-vehicle parking, and the widespread native and drought-tolerant planting in the landscaping earned a Green Star credit. Additionally, staff are close to amenities such as local businesses, the Paisley Park Reserve, Bowden Foreshore Reserve and cafés. In every respect, this site has gone from dire to diamond. PIA
“A bold addition to Auckland’s hospitality scene – crafted with care on a confined site in the heart of the city. We’re proud to have supported the lender in delivering a compact, thoughtfully designed destination that balances style, amenity and long-term value.”
MULTI UNIT RESIDENTIAL
Today’s thoughtfully planned apartments and townhouses offer the ultimate urban experience where multi-storey living contributes to the neighbourhood, apartments boast chic communal spaces and easy living is integral to the considered, compact designs.
Luxury Redefined
THE LAND REQUIRED a development that matched its unrivalled position at the top of Parnell in Tāmaki Makaurau Auckland. One Saint Stephens delivers, and then some. Rising from its historical site beside the Holy Trinity Cathedral, and with sweeping views, the handsome building comprising 28 apartments has set a new benchmark for luxury. The goal of the developers, Countrywide Properties and Experiences by Coopers, however, was to move beyond the superficial and offer meaningful luxury that enriched the lives of residents.
There’s evidence of this philosophy wherever you look. You can see it in the natural stone cladding that’s reminiscent of the Portland stone façades of the nearby Auckland War Memorial Museum; The Tod private dining room, lounge and bar (named after Robert Tod, the colourful Glaswegian merchant who gave Parnell its name); pool; a bespoke handblown glass light outside each apartment; and smart tech, including a system that allows residents to move about the complex without keys. Beautiful things meet beautiful experiences. Pets, too, are accommodated and catered for, hence the dog-wash pod.
From inception, this project has been thoroughly thought through and articulated with care. To honour the history and significance of the 2000sqm site that had accommodated two houses, the team went through a rigorous process of urban
The natural stone cladding of One Saint Stephens is reminiscent of the Portland stone façades of the nearby Auckland War Memorial Museum. The outlook from the modern, elegant interiors makes the most of the building's prominent site at the top of Parnell.
design and consultation to obtain resource consent. They worked closely with Auckland Council, the Anglican church — which owns the land, and Heritage New Zealand. Local iwi Ngāti Whātua Ōrākei also played an important role throughout the process to help bring the development to life.
One Saint Stephens is the most significant building consented in the suburb in two decades, and although it is one-and-a-half levels over the original height restriction, it won over the council. It looks as if it has always been here — a testament to how well it blends into its environment. It helped that the
Rising from its historical site beside the Holy Trinity Cathedral, and with sweeping views, the handsome building has set a new benchmark for luxury.
building’s sixth and top level is set back and uses lighter materials allowing it to “hover gently” over the solid base.
Te Ao Māori principles (Māori world view) led the team to take greenery to the edge of the building and protect the 127-yearold landmark Dracaena draco, better known as a dragon tree. All the environmental, social and governance (ESG) initiatives were noted as important during purchaser interviews.
Apartments themselves have two or three bedrooms and most also have two living rooms. The sheer luxe of the homes is matched by the tech available. As well as the keyless system, One Saint Stephens has a custom phone app through which residents can chat and book amenities.
Construction focussed on low-maintenance, enduring materials and minimising energy consumption. Although the building was designed prior to the NZBC H1 5th Edition (building performance) coming into effect, the decision was made to adopt the higher standard as a minimum. Other sustainability and energy efficiency measures: provision for EV charging, solar panels to warm the pool, cycle parking and water heated and distributed centrally to minimise redundant generation and storage. Efficient prefabrication of many of the building elements off-site minimised waste.
Critically, the residents love their new homes, with one describing One Saint Stephens as “the best we've seen by a country mile”. Despite the apartments being completed in a recession, the sales uptake was record-breaking. Little wonder. With a sharp focus on what’s important and attention to detail, the One Saint Stephens development team has set a new benchmark. For Parnell, Tāmaki Makaurau and for Aotearoa New Zealand. PIA
ONE SAINT STEPHENS
1 St Stephens Avenue, Parnell, Tāmaki Makaurau Auckland
OWNER 1 ST STEPHENS AVE
DEVELOPER COUNTRYWIDE PROPERTIES AND EXPERIENCES BY COOPERS
CONSTRUCTION CLEARWATER CONSTRUCTION
ARCHITECT MAP+
STRUCTURAL ENGINEER DHC STRUCTURAL/CIVIL
SERVICE ENGINEER HYDRAULIC HSC; ELECTRICAL ELECOM
MECHANICAL ENGINEER DEGREE AIR CONDITIONING
BUILDING ENCLOSURE ENGINEER INHABIT
DEVELOPMENT MANAGER COOPER AND ASSOCIATES
The development team worked with Heritage New Zealand to honour the history and significance of the 2000sqm site, along with the Anglican church which owns the land.
Thank you to our project partners on IKEA, Manawa Bay, One Saint Stephens, Guys Road, Te Kupenga and Sealink—six outstanding developments we’re proud to have been finalists for.
At DHC, we deliver smart, buildable engineering solutions that reduce cost, accelerate programmes, and enhance constructability without compromising performance. We work closely with contractors and developers to drive value from the earliest design stages, consistently achieving outcomes that are efficient, resilient, and tailored to the unique demands of each project.
IKEA DISTRIBUTION CENTRE
M Ā NAWA BAY
SEALINK
GUYS ROAD, HUNTINGTON PARK
SAINT STEPHENS
TE KUPENGA - ALEXANDER CRESCENT, OTARA
Brick & Mix
SMALL,
BUT
PERFECTLY
formed. Meet Aalto, a seven-storey brick building in rich earthy hues that accommodates 39 homes plus a lovely penthouse. The top-floor space with the best views is not the domain of the resident with the biggest budget, however. Given this is an Ockham development, this level is a place for all residents and includes a sunny lounge, kitchen, office, bookable guest room for visitors and decking that takes in views of Tāmaki Makaurau Auckland’s central suburbs. Aalto also adheres to Ockham’s vision of producing quality homes at an affordable price, and it perfectly dovetails into the Auckland Unitary Plan’s central aim of building a quality, compact city.
Let’s start with the compact. Aalto was built on an elevated 799sqm Morningside site that once had just one house. The diverse suburb ticked many boxes: it’s close to the city, local shops and the mall at St Lukes; it’s walking distance to green spaces such as Western Springs and Fowlds Park; and it’s a stroll away from the train station and major bus routes. The latter is crucial as Aalto was developed without car parks to foster a “community and considered living, rather than being stuck in the car-centric consumerist past”.
The development, with a mix of studio, one-bedroom and two-bedroom homes, is also within cooee of a major cycle path and the basement has bike garaging with EV charging. It also has a Cityhop electric shared vehicle.
The façade is a nod to Alvar Aalto's Muuratsalo Experimental House where he played with different brick-laying patterns. Custommade in Australia, the bricks change with the light — the maroon glaze transitions from deep dark purple to golden bronze in the sun. The interiors are simple, with generous 2.7m studs.
Besides the ongoing carbon saved from residents not having to spend hours driving on a motorway, Aalto’s durable highperforming brick — a signature Ockham façade material — should ensure it stands the test of time. The carbon cost of Aalto’s construction is covered over generations.
Yes, the designer complex has a long list of credentials, but let’s not forget it is also beautiful. Aalto is inspired by the Finnish architect and designer Alvar Aalto. Why Aalto?
Ockham designer Hannah Chiaroni-Clarke says many will be familiar with his furniture, but he was also a big fan of brick. The façade is a nod to his Muuratsalo Experimental House where he played with different brick-laying patterns, she says. “We’ve used a standard running bond here and shown continuous strips and stripes in the glazed brick.” The bricks, custom-made in Australia, change in the light — the maroon glaze transitions from deep dark purple to golden bronze in the sun.
The overall feel of the building is a touch retro. Aalto’s square windows, horizontal banding and flat-roof overhang are details borrowed from 60s and 70s units on neighbouring Don Croot St. The interiors are simple, with generous 2.7m studs.
This is density done well, but there's a little extra story that accompanies this development. When the site was being excavated, the developers noticed the beauty of the clay. So, when the new owners of Aalto moved in, they received a housewarming gift — a limited-edition vase made from the clay by ceramicist Ben Pyne.
Feedback from owners and residents has noted many
The overall feel of the building is a touch retro. Aalto’s square windows, horizontal banding and flat-roof overhang are details borrowed from 60s and 70s units on neighbouring Don Croot St.
positives. One comment encompassed many of them:
“Aalto’s building design has community at its heart. We have access to a sun-soaked penthouse lounge with a full kitchen and dining area and generous roof deck with stunning views, a shared work-from-home [office] and a bookable guest bedroom. And we’re pet-friendly.
“I love being near a train station, a varied bus network and easy access to the motorway. Our Aalto community contributes financially and socially to the neighbourhood. I can't wait for more high-quality apartment buildings to join us.”
HIGH DESIGN MEETS hybrid in this innovative and beautiful building that combines short-term hotel accommodation with long-term residential renting. Abstract Hotel, a development in uptown Tāmaki Makaurau Auckland, does more than simply provide places to stay, however. With 273 rooms, hotel-style services, a range of communal places including a co-working space, a café, restaurant, bar, spa and a gym, it is all about fostering connection and a strong sense of neighbourhood. Think New York-style living with vibrancy, art, music and green spaces — a place where “the city meets the soul”.
The hotel, on Upper Queen St near the intersection of Karangahape Rd, has also played a part in revitalising its little corner of the inner city. The building that once occupied the site could not be renovated because of contamination, so another solution was required. Enter Templeton Group with its plan to inject vibrancy into the city and take advantage of nearby infrastructure, including the new Karangahape Station, part of the City Rail Link.
Given its position in a historical and dynamic part of the city, Templeton Group also wanted to ensure the hotel melded naturally into its surrounds. The design draws inspiration from its past — the detailed brick façade references its site where brickworks once stood.
Upper levels feature a modern take on traditional punched windows and horizontal string courses (decorative horizontal bands), while a living green wall creates a softening contrast to the solidity of the brick and precast concrete.
The thoughtful design adeptly navigates Auckland Unitary Plan requirements, stylishly complying with heritage overlays, height restrictions and site access. It is not straightforward to optimise a site’s potential while ensuring a project is at one with its environs, but Abstract manages both with aplomb.
Precast concrete, brick and aluminium joinery were chosen for their low-maintenance properties, durability and
The design draws inspiration from its past — the detailed brick
references its site where brickworks once stood. Upper levels feature a modern take on traditional punched windows and horizontal string courses (decorative horizontal bands), while a living green wall creates a softening contrast to the solidity of the brick and precast concrete.
Think New York-style living with vibrancy, art, music and green spaces — a place where “the city meets the soul”.
aesthetics. Services, including lighting, lifts, fire protection and security, exceed industry standards for safety and comfort.
The mechanical ventilation system, along with the thermal mass, optimise energy efficiency and offer flexibility for fluctuations in occupancy rates. The handsome development also includes accessible facilities and an electronic energy saving and security system.
Inside, accommodation options, in moody hues, range from studios through to two-bedroom apartments, and within the H-shaped floor configuration are two internal courtyards. This design maximises the accommodation’s natural light, external views and fresh air, while maintaining privacy. It also provides a connection to the dynamic urban environment it inhabits.
façade
The ground floor has co-working spaces, a restaurant, lounge areas, a gym, a whisky bar and meeting rooms. These amenities translate to guests being able to seamlessly blend work, leisure and social interaction all in one comfortable, attractive central spot.
Sustainability and future-proofing has been addressed, too. High-performance glazing, quality insulation and the thermal mass of precast concrete and brick, work together to minimise energy consumption. In other words, this is an efficient building and that translates to comfy living, reducing the need for artificial heating and cooling. More than anything, however, Abstract Hotel encourages sustainable urban living and is a vibrant addition to its patch in inner-city Tāmaki Makaurau. PIA
ABSTRACT
8 Upper Queen Street, Tāmaki Makaurau Auckland
OWNER TEMPLETON GROUP
DEVELOPER TEMPLETON GROUP
CONSTRUCTION WATTS & HUGHES CONSTRUCTION
ARCHITECT PAUL BROWN & ASSOCIATES, MACINTOSH HARRIS, IZZARD
DESIGN, NOTT ARCHITECTS, THE ART DEPT
SERVICE ENGINEER NDY
STRUCTURAL ENGINEER BGT STRUCTURES
MECHANICAL ENGINEER NDY
BUILDING ENCLOSURE ENGINEER INHABIT
QUANTITY SURVEYOR CONSTRUCTION COST CONSULTANTS
PROJECT MANAGER DEVELOPMENT ADVISORY SERVICES (DASL)
CIVIL ENGINEERING MAVEN
PLANNING TATTICO
This chic property includes co-working spaces, a restaurant, lounge areas, a gym, a whisky bar and meeting rooms, all on the ground floor.
Hono Pai, Well Connected
KAWEKA IS A new build-to-rent development providing high-quality, sustainable rental homes in response to a growing demand for secure housing. The project, the second in a successful collaboration between Hāpai Housing, Ka Uruora, New Ground Capital and Mike Greer Commercial, features 44 dwellings designed for long-term tenancies. Hāpai are exclusively iwi/hapu owned, and the development at Kaweka prioritises iwi members particularly for its affordable rental programme, as well as offering market rentals for the wider Auckland community.
Named after the nearby Ōwairaka maunga, Kaweka integrates local volcanic rock into its landscaping and uses a colour palette that complements the site’s natural features. The traditional timber construction had early contractor input to ensure buildability and efficiencies during the design by Mike Greer Commercial (MGC). High-quality internal and external specifications with benefits for long-term occupancy were used, relying on MGC’s volume-based supply chain and nationwide relationships with key trades and suppliers.
Supporting the studio, one- and two-bedroom apartments is a centralised plant room and Kaweka is designed to exceed 100 per cent NBS, ensuring exceptional seismic resilience. The building’s structural system incorporates a sophisticated
ductile design, allowing it to absorb and dissipate seismic energy safely. Review and input from an urban design panel enhanced passive surveillance and ensured all site options were thoroughly explored, including the provision of a parking area with 34 carparks, a laneway entrance with ramp, separated pedestrian footpaths and legible lighting. Cultural designs on key signage, with clear way finding and lighting, guide pedestrians.
Apartments enable flexibility in life changes and budgets. The allowance of minor modifications means tenants can make the apartments their home and pets are permitted, with a pet wash station provided. Digital keys open doors through mobile phones and allow the community manager to issue new keys remotely through the MyLiving back-end platform, removing the inconvenience of lost keys.
A cultural blessing was held to ensure protection of the project and acknowledge those who led the development, ensuring it was ready for occupants. Rental uptake has been successful with anecdotal feedback from the community manager that tenants are loving their brand-new homes and have settled in with little to no issues.
Lower maintenance, hard-wearing materials mean maintenance requirements have been non-existent thus
Named after the nearby Ōwairaka maunga, Kaweka integrates local volcanic rock into its landscaping and uses a colour palette that complements the site’s natural features.
Fruit trees and raised garden beds encourage tenants to grow their own fruit and vegetables, while minor modifications are allowed inside the apartments, meaning tenants can personalise the units, which are certified Homestar 7.
Urban design workshops addressed aspects such as landscaping, refuse area placement, bike parking, access and pedestrian way-finding. The property manager says that tenants are loving their brand-new homes.
far while landscape maintenance has been included in the contract for two years to ensure plant survival and full establishment. Fruit trees and raised garden beds, where the community can grow their own vegetables, have also been established. The innovative New Ground MyLiving app enables residents to create forums and clubs, chat with neighbours and communicate directly with their community manager. This has fostered a connected and engaged community, even at this early stage of tenancy.
Kaweka’s proximity to the Mt Albert town centre, with excellent services, schools and transport links made the site a perfect choice for this development with 12 Mt Albert Grammar School students completing a 10-week Construction Plus work experience stint on the project.
The Hāpai approach to build-to-rent structure ensures residents have the security of longer-term leases and allows them to establish deeper connections with the community, without the uncertainty typical of traditional rentals. PIA
KAWEKA
1086 New North Road, Mt Albert, Tāmaki Makaurau Auckland
OWNER HĀPAI HOUSING
DEVELOPER NEW GROUND CAPITAL
DESIGN MANAGEMENT & CONSTRUCTION MIKE GREER COMMERCIAL
ARCHITECT CONSTRUKT ARCHITECTS
SERVICE ENGINEER AGILE ENGINEERING
STRUCTURAL ENGINEER HFC GROUP
MECHANICAL ENGINEER AGILE ENGINEERING
QUANTITY SURVEYOR KINGSTONS
PROJECT MANAGER NEW GROUND CAPITAL
PLANNER CAMPBELL BROWN PLANNING
LANDSCAPE ARCHITECT RESET URBAN DESIGN
Renting Reimagined
IN A MOVE set to reshape the landscape of urban rental living, Kiwi Property has delivered New Zealand’s largest at-scale build-to-rent development introducing a transformative asset class to the nation’s housing market. Located on the doorstep of Tāmaki Makaurau Auckland’s Sylvia Park, Resido comprises 295 purpose-designed rental apartments across three buildings. But this is no ordinary rental model. With features such as long-term leases, onsite management and curated communal spaces, Resido has created an entirely new standard for renters — one where security, connection and convenience converge.
Opening in June 2024, the development has already struck a chord with the market: 247 of the apartments were leased within the first 10 months. Residents have access to a rooftop barbecue area, community garden, dog park, media room, meeting spaces, 24/7 gym and a lounge, all managed by an on-site team focussed on resident experience.
Kiwi Property’s broader vision of “creating connected communities” underpins the project. As part of the Sylvia Park precinct which includes over 200 retailers, entertainment options, dining and more than 18,000sqm of office space
Resido integrates residential life with retail-led mixed-use
Resido integrates residential life with retail-led mixed-use amenity … bordered by a green belt, offering both convenience and calm.
Resido’s façade is defined by a repeating rhythm of recessed balconies and large windows, lending scale and texture to the multi-building development.
A sharp-edged pavilion houses shared amenity space, including meeting rooms and lounge areas, reinforcing the community-centred design.
Set back from the retail bustle of Sylvia Park, the buildings are oriented around a central green spine that offers both amenity and a sense of retreat.
amenity. Yet Resido is strategically sited north of the commercial and retail bustle, bordered by a green belt, so as to offer both convenience and calm. Resido was designed not to emulate international build-to-rent models, but to reinterpret them for the New Zealand context. Local focus groups and offshore site visits informed the project team’s approach, ensuring the apartments would cater to long-term living rather than short-term turnover. Durability of materials, flexible shared spaces and future-proofed layouts were all key considerations.
Pet-friendliness is also central to Resido’s identity. From a dedicated dog park and dog-wash station to robust flooring materials, every detail accommodates four-legged residents and their owners. It’s a point of difference in the competitive rental market that’s paying dividends in resident satisfaction.
That satisfaction is more than anecdotal. A survey conducted six months post-opening returned a 96 per cent overall satisfaction rating. Amenities such as access to Sylvia Park, the rooftop barbecue, gym, parcel lockers and public transport links all scored above 90 per cent. “Community”, “the gym” and “facilities” topped the list when residents were asked to name their favourite aspects of Resido life.
Kiwi Property is closely monitoring this feedback to inform future developments, but early indicators are positive: no major maintenance issues have emerged, landscaping designed in collaboration with iwi is already flourishing, and resident engagement remains high.
Sustainability has been built into every level of the project. Originally targeting a 7 Homestar rating, Resido has surpassed expectations, achieving an 8-star Design rating and a 9-star
Thoughtfully landscaped courtyards create places for connection and calm, balancing urban density with softness and openness.
Shared spaces such as the rooftop lounge and barbecue area provide moments of respite and foster interaction between neighbours.
Built rating. Native landscaping and a revitalised stream support biodiversity and wellbeing, while eco-labelled materials, prefabricated components and careful waste management contribute to lower embodied carbon. Individual water metering, WELS-rated fixtures and energy-efficient appliances further reduce consumption, while thermally broken double glazing and heat recovery ventilation ensure comfort and efficiency. The “Tree of Significance”, a pōhutukawa planted at the front of the site, symbolises the project’s deep connection to whenua and community.
With Resido, Kiwi Property hasn’t just built apartments — it has redefined what it means to rent in Aotearoa. In an urban landscape dominated by short-termism, this longterm model offers stability, sustainability and a genuine sense of place. PIA
HOME TO A MOSAIC of lives and activity, Kahu is a refined development of 42 homes within the Long Bay Village that responds to its environment and literally elevates the standard of high-density urban living. Balancing density with diversity, a range of two-, three- and four-bedroom homes caters to different lifestyles, from families to professionals. Vertically stacked terrace houses maximise the site’s potential and emphasise pedestrian-friendly spaces and green areas that foster social interaction and community connection.
Innovative architectural and engineering solutions were required to overcome the challenges of a steep, sloping site and meet resource consent and urban-design considerations. By introducing a podium level, the design unlocks additional building frontages and allows for the vertically stacked built form that optimises the site while maintaining a human scale and urban cohesion. This thoughtful approach reduces vehicle crossings, creating a pedestrian-friendly environment and minimises the visual impact of parking.
Construction wise, complexity is balanced with practicality. The podium conceals lower-level terraces, enhancing privacy and aesthetics, while high-quality materials ensure durability and visual appeal. The multi-layered façade, with its textured finish, adds depth and character to the building, enhancing its urban
Durable finishes and eco-friendly materials ensure the building’s longevity, while specimen trees offer privacy between units.
Kahu’s design unlocks additional building frontages and allows for vertical stacking of terrace houses.
presence. Parking has been carefully planned to meet residents’ needs while preserving the streetscape. Two-car garages for the four-bedroom terraces ensure ample capacity, and the minimisation of visible parking areas enhances the overall design. Despite the steep slope, on-grade entry is provided to all units. A simple palette of materials and a unified colour scheme create a cohesive yet distinct appearance, enabling residents to easily identify their homes and promoting a sense of individuality within the larger community.
Unit design prioritises flexibility and adaptability, offering a variety of layouts that ensure future reconfigurability, making the development adaptable to changing needs over time. Strategically placed specimen trees offer privacy between units and contribute visual appeal. All units are oriented to provide views to green spaces to enhance occupants’ connection to nature and promote mental and physical wellbeing.
Sustainable, high-performance materials have been used throughout the development, contributing to energy efficiency and reducing embodied carbon. The architectural form promotes the use of natural resources, incorporating durable finishes and eco-friendly materials that ensure the building’s longevity, while minimising environmental impact. The central podium area has been landscaped to improve stormwater
An emphasis on inclusivity and community wellbeing ensures Kahu’s long-term positive impact on Long Bay Village.
Crafted for Coastal Living, Built with Pride
As the main contractor of the Kahu Project we are delighted to see our clients being recognized for an outstanding development that has truly enriched the Long Bay community. The Kahu project is a testament to McCore’s absolute commitment to collaboration, dedication and quality, and we’re extremely proud to have been the delivery partner to bring this vision to life.
At Kahu bold design meets coastal ease. Striking cedar and brick facades set the tone, while interiors feature warm timber, exposed brick, and refined finishes. Every detail demanded uncompromising attention to detail, intricate coordination and high quality.
At McCore, people are at the heart of everything we do. Our passionate, experienced and skilled team take pride in delivering quality craftsmanship. It’s this dedication that’s earned us a reputation for reliability, professionalism, and being the builder of choice.
discharge with on-site retention to promote water reuse. An emphasis on natural light, through strategically placed unit windows and design of open spaces, creates a healthier living environment for residents and reduces energy consumption. Unit layouts also encourage airflow and passive ventilation. These features not only enhance the comfort and energy efficiency of the building but foster a greater sense of environmental responsibility.
Overall, Kahu’s design creates a harmonious balance between modernity and its environment that blends seamlessly with the surrounding Long Bay Village, thus ensuring the development has a lasting positive impact on both the local community and the broader urban landscape. PIA
KAHU
19 Windlass Street, Long Bay, Tāmaki Makaurau Auckland
OWNER TEMPLETON GROUP
DEVELOPER TEMPLETON GROUP
CONSTRUCTION MCCORE GROUP
ARCHITECT A STUDIO ARCHITECTS, PLUS ARCHITECTURE
SERVICE ENGINEER 22 DEGREES
STRUCTURAL ENGINEER LWT STRUCTURAL
MECHANICAL ENGINEER 22 DEGREES
BUILDING ENCLOSURE ENGINEER BG&E
QUANTITY SURVEYOR CONSTRUCTION COST CONSULTANTS
PROJECT MANAGER DEVELOPMENT ADVISORY SERVICES
LIMITED (DASL)
CIVIL ENGINEERING MAVEN
PLANNING TATTICO
The layout of the building maximises daylighting, with strategically placed windows and open spaces designed to optimise natural light and reduce reliance on artificial lighting.
Let There Be Light
THE ARCHITECTURAL INNOVATION of Light Box — a collection of three- and four-bedroom houses set over 3545sqm of undulating coastal landscape in Long Bay — is embodied in each unit’s central atrium courtyard. This defining feature enhances both spatial quality and environmental performance, serving as a focal point, optimising natural daylight, promoting passive ventilation, and fostering a strong connection between interior and exterior spaces. This integration of outdoor elements into the heart of the design not only elevates the living experience but also supports sustainable living through natural climate control and light infiltration. The material colour palette further underscores the
project’s architectural innovation, blending the durability of aluminium cladding with the warmth and texture of natural timber. The aluminium cladding offers the resilience and longevity essential for withstanding the coastal environment, while the timber introduces warmth and organic contrast. This combination of materials creates a visual dialogue between the contemporary and the natural, allowing the structure to both complement and harmonise with its surroundings. The design of Light Box is a careful response to the topography, with floor plans and building form thoughtfully orchestrated to make optimal use of the site’s varying levels. Strategic placement of the residences ensures that each home takes advantage of the site’s natural contours, with split
The innovative and timeless design of Light Box is a careful response to the site’s topography.
levels allowing for dynamic spaces that enhance both views and privacy. The integration of the central courtyards further complements this approach, acting as both a light-filled heart of the home and a spatial connector that brings indoor outdoor flow.
The simple, clean forms of the buildings promote ease of maintenance and accessibility and ensure that the development remains practical and sustainable over time. This straightforward architectural language, free from overly complex expression, allowed for efficient construction. Thoughtful connectivity across the site links the residences to the park on the northern side, with clear circulation paths, and fosters a sense of openness and integration with the surrounding landscape, enhancing overall liveability and reinforcing the project’s commitment to sustainable, peoplecentred design.
By prioritising natural light, ventilation and material efficiency, Light Box creates a harmonious environment that is both energy efficient and conducive to a high quality of life, offering a responsible architectural response to modern living.
Socially the design fosters a sense of community with shared spaces and visual connectivity between private and communal areas.
Environmentally, the project integrates passive design strategies such as cross and stack ventilation, along with carefully selected materials to minimise energy consumption and embodied carbon.
While the site’s undulating coastal typography posed challenges in terms of grading and accessibility, it also offered
The refined exterior palette of horizontal timber weatherboards, vertical profiled metal, clay brick and vertical louvres allows the townhouses to blend seamlessly with the natural surroundings. Light-filled atriums bring exceptional daylight and greenery into the heart of each home.
opportunities for innovative design, the sloping land allowing for varied rooflines and multi-level spaces. Each of the 21 townhouses, spread across three buildings, features an open-plan dining and kitchen area flowing into a sunny living room and private north-facing garden, with upstairs bedrooms capturing stunning water views. The refined exterior palette of horizontal timber weatherboards, vertical profiled metal, clay brick and vertical louvres allows the townhouses to blend seamlessly with the natural surroundings. Deep recesses, colour variations and modulation of the façade create visual interest, while the varied roof pitches enhance the individuality of each residence. PIA
LIGHT BOX
81 Bearing Parade, Long Bay, Tāmaki Makaurau Auckland
OWNER TEMPLETON GROUP
DEVELOPER TEMPLETON GROUP
CONSTRUCTION MCCORE GROUP
ARCHITECT NOVAK+MIDDLETON
STRUCTURAL ENGINEER CLENDON BURNS
QUANTITY SURVEYOR CONSTRUCTION COST CONSULTANTS
PROJECT MANAGER DEVELOPMENT ADVISORY SERVICES (DASL)
CIVIL ENGINEERING MAVEN
PLANNING TATTICO
Varied roof pitches enhance the individuality of each residence where open-plan dining and kitchen areas flow into sunny living rooms and private north-facing gardens.
CONGRATULATIONS TO OUR PARTNERS TEMPLETON GROUP ON LIGHTBOX.
Novak+Middleton are proud to be the architects for Lightbox, an innovative reimagining of multi-unit living, centred on light-filled atriums complete with a Japanese maple tree and refined spatial living.
Lightbox is a recipient of a 2025 NZIA Auckland Architecture Award.
novakmiddleton.co.nz
Clendon Burns & Park Ltd has operated as a firm of Consulting Structural and Civil Engineers in Wellington for over 65 years.
Our ability to provide specialist structural engineering skills in a small, versatile and highly personalised team environment is one of the key reasons so many of our clients have been returning to us for decades.
The Story of Our Place
AN EXPRESSION OF all things Tāmaki Makaurau from the wild coastlines of the Waitākere Ranges to the remote lushness of Aotea Great Barrier Island, the decadent hues of the Hauraki Gulf, and the jewel-toned features of Aotearoa’s birdlife, the Greenhouse tells the story of our place. Providing 92 apartments of various typologies, from studios to two to three bedrooms, and a penthouse, one block back from the Ponsonby Road retail precinct, this is cosmopolitan living that offers residents a quick retreat from the bustle of city life.
The Greenhouse is the culmination of more than 15 years of developing striking, meaningful, place-based buildings and homes and is a once-in-a-lifetime flagship project for Ockham whose four-year hunt led them to Italy’s Sant ’Anselmo brick company to find the 150,000 iridescent, green-glazed handmade bricks that clad the building’s exterior. The way the bricks varied in colour, depending on the light, offered the perfection they were seeking. The New Zealand kea’s green and gold plumage inspired the chevron patterns on the fenestration and balustrade panels. The tūī’s wing is reflected in the brass accents against the green hues of the canopy soffit. Arches on the ground floor honour those of nearby buildings.
With seismic engineering challenges overcome, the 10-storey brick building (New Zealand’s first) achieved a NBS rating of over 100 per cent. There are two lifts, and the stair core is designed to be accessible. There is also secure swipe access throughout the building, which is sprinkler protected with common service risers, electrical and comms rooms. The apartments have a comfortable living environment with LED lighting, heat pumps and fans, natural ventilation, flooring with acoustic underlay, and inter-tenancy walls with sound insulation. Double glazing, low-e glass where required, shared hot water, efficient appliances and fixtures, and sustainable floor coverings, were specified to enhance the resident experience with sustainability at the forefront. Brick is
150,000 iridescent, green-glazed handmade bricks clad the exterior of the building while inside works by New Zealand artists grace the walls of the common areas. Chevron patterns on the fenestration and balustrade panels were inspired by the kea’s plumage.
The Greenhouse is an expression of all things Tāmaki Makaurau.
a high-performing and thermally efficient material that makes the building’s façade close to zero maintenance. It reduces the need for frequent repairs or replacement and its durability ensures that the building maintains its integrity over time. This build-once, build-right construction process minimises waste and overall environmental impact.
No expense has been spared on the interiors, which create warm, modern and characterful living spaces with high ceilings and large windows optimised for light and privacy while taking in breathtaking views of the city. Corridors are fully tiled and low maintenance with longevity in mind. Lift cores are clad with a smoky mirrored finish, apartment and service doors
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SMART STRUCTURAL SOLUTIONS
The team at HFC prides themselves on responsiveness and a meticulous attention to detail. We deliver superior, bespoke and well coordinated documentation that ensures your projects stay on track.
With over 15 years of collaboration with Ockham, HFC are proud to have contributed to the success of the Greenhouse Apartments. We add value from concept through to construction. Contact HFC for expert guidance on your next project.
In the residents’ lounge, salvaged rimu has been crafted into a table designed by Tim Webber.
Traversing the public corridors and spaces filled with art is an extraordinary experience.
are American walnut veneer, carpets are high quality, and low lighting ensures ambience and elegance.
A residents’ lounge encompasses the best of the interiordesign elements with moody timber walls, a high-spec kitchen and slate-tiled bathroom. Here, rimu rafters, salvaged from the original building on the 987sqm site, have been crafted into a dining table designed by Tim Webber. New Zealand artworks gracing the walls of the common areas have been curated to enhance the Aotearoa aesthetic and contribute to making the act of traversing these corridors and spaces an extraordinary experience. PIA
OWNER OCKHAM GROUP GGP LIMITED ON BEHALF OF WILLIAMSON
AVE CO-LAB JOINT VENTURE
DEVELOPER OCKHAM GROUP
CONSTRUCTION OCKHAM CONSTRUCTION
ARCHITECT TANIA WONG, OCKHAM RESIDENTIAL
SERVICE ENGINEER MESH CONSULTING
STRUCTURAL ENGINEER HFC GROUP
MECHANICAL ENGINEER MESH CONSULTING
BUILDING ENCLOSURE ENGINEER BASEMENT: OCULUS ENGINEERING;
BUILDING ENVELOPE: MOTT MACDONALD
QUANTITY SURVEYOR WT
PROJECT MANAGER OCKHAM GROUP
GEOTECHNIAL ENGINEER INITIA
SURVEYOR ANCHOR
Home in the Bay
HOBSONVILLE POINT HAS a new jewel in its crown. The multi-storey Catalina Bay Apartments (CBA) complex, at the northeast end of the peninsula suburb, is the centrepiece of Willis Bond’s regeneration of the waterfront. The 2500sqm site, on the shores of the Upper Waitematā Harbour in north-west Tāmaki Makaurau Auckland, is now home to 82 luxury residences including 73 apartments and nine townhouses with one, two, three or four bedrooms.
The benchmark homes merge modern luxury with the aviation heritage of the site, which was once an Air Force base. The clue is in the name. The Catalina is a seaplane once housed in hangars here.
CBA has been meticulously designed by award-winning Architectus and that translates to spacious interiors, high ceilings, premium materials and thoughtful details. Expansive glazing and balconies ensure residents can enjoy wide water views.
This is a seaside sanctuary away from the city, yet within easy reach of it, thanks to nearby transport routes, including a frequent ferry service. Although, you might not want to ever leave CBA is lifestyle central, with easy access to the Catalina Bay Farmers’ Market, vibrant eateries and scenic boardwalks and walkways. No surprise, then, that 75 per cent of apartments were sold before they were even completed.
Residents enjoy amenities including a 12-seat private movie theatre, secure car parking, EV charging, intercom-controlled
Situated on the shores of the Upper Waitematā Harbour in north-west Tāmaki Makaurau Auckland, the design, by Architectus, focusses on spacious interiors, high ceilings, premium materials and thoughtful details. Expansive glazing and balconies ensure residents can enjoy wide water views.
The benchmark homes merge modern luxury with the aviation heritage of the site, which was once an Air Force base.
access, bike storage, lockers, an on-site manager and a petfriendly policy.
CBA will also remain a landmark feature of the waterfront for generations to come, thanks to its durable materials and easy access to service areas for seamless upkeep. Construction partner LT McGuinness oversees ongoing facilities maintenance to ensure the homes remain in top condition.
This thriving community is also a benchmark for sustainable urban living that has plenty of recreational spaces to complement its residential and commercial offerings. As well as new residents, workers and visitors flow into the area daily, revitalising the local economy and supporting businesses.
To the apartments themselves: they have timber floors, wool carpet, stone benchtops, high-quality kitchen and bathroom fixtures, and those balconies with panoramic views have cedar-lined soffits. LED lighting, energy-efficient appliances, low-flow water systems, double-glazed windows, an EV charger network, advanced fire protection, secure access and high-speed elevators make life easy, safe and sustainable. It helps that the project, with set-backs for privacy and security, adheres to CPTED (crime prevention through environmental design) principles. CBA is calm and comfortable, too. STC 60 acoustic design ensures apartments are quiet inside, while ducted fresh-air systems with heat exchangers provide energy-efficient ventilation.
Accessibility features include wide doorways, step-free access to the apartments and dedicated parking close to the building’s north entrance.
Nothing has been left to chance here. CBA is built to address potential coastal challenges and incorporates a discharge system to handle excess water. Modelling based on 150 years of global warming and sea-level rises, coinciding with a king tide during a one in 100-year storm, informed the design. Also, specially plumbed hot water cylinders can store water during crises.
CBA delivers a legacy of sustainability, resilience and, crucially, community. This is a transformative development that sets a new standard for urban waterfront living. PIA
Each apartment is elegantly fitted out with timber floors, wool carpet, stone benchtops, highquality kitchen and bathroom fixtures, and balconies with cedar-lined soffits.
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TOURISM AND LEISURE
Aotearoa has long been a playground for travellers, but now it is a design destination, too. Natural attributes meet architectural aspiration in facilities that show off our best in more ways than one.
At One With Nature
ON THE WEST Coast, where nīkau palms frame limestone outcrops and seabirds ride the ocean breeze, a new visitor experience centre offers more than a place to pause. It’s a statement of belonging — cultural, environmental and architectural — rooted deeply in the whenua and powered by local aspiration.
The Punangairi Visitor Experience Centre in Punakaiki is the result of a complex, collaborative vision: to revitalise one of the region’s most iconic yet under-served tourism destinations, while strengthening the cultural and economic footprint of mana whenua, Ngāti Waewae. Now owned and operated by the iwi, the 1200sqm centre has reshaped the way visitors engage with this jewel of the West Coast. Part of a broader Department of
Conservation-led redevelopment, Punangairi replaces inadequate facilities with an immersive, welcoming space that includes a multimedia exhibition, public amenities, community meeting rooms, retail and office areas. It also serves as a gateway to the local landscape and history. Early signs are promising: visitor stay-times have increased, demand for locally made art has surged and the community’s profile is rising alongside tourism returns.
The design was informed by the land itself. Environmental mapping of dolines (sinkholes) and nīkau trees guided the building’s placement, while a 150-tonne green roof — home to more than 11,000 native plants — was engineered to support stormwater control, insulation and biodiversity. The building's curved raked roof responds to the surrounding topography, while timber verandah poles mimic the rhythm of nature. Every decision, from soffit finishes to the location of public pathways, reflects a biophilic, site-specific ethos.
The building is shaped by its surroundings — ecologically, culturally and socially. Timber, not steel or concrete, forms the main structural frame, dramatically lowering embodied carbon. Specialist piling allows the building to ‘float’ over karst terrain, preserving natural water flows and wildlife movement. The roof system is six times stronger than a typical green roof and designed to become self-sustaining within a year.
Inside, comfort and flexibility take priority. A mezzanine
and eight-metre glass wall create a sense of light and openness without expanding the footprint. Heating and cooling systems use high-efficiency ducted VRF heat pumps with discreetly integrated diffusers. Air quality is monitored and optimised by CO 2 and humidity sensors, while lowshading coefficient glass reduces cooling loads without sacrificing views. Even the lighting speaks of care — shielded amber-toned LEDs protect the local Westland Petrel, a threatened species known to be disoriented by blue light.
Accessibility is built-in, from smooth exterior ramps to adaptive HVAC systems that can support future interior reconfigurations. Local input is evident throughout, from the layout of meeting rooms and artist retail spaces to the community mailbox facility — small gestures with significant social impact.
Despite its remote location, challenging terrain and pandemicera supply constraints, the project was delivered to a high standard with minimal environmental disruption. Every element serves multiple purposes: economic uplift, cultural storytelling, community engagement and environmental protection. Security systems ensure it’s safe; strategic lighting and CCTV extend the property’s usability into the evening hours.
From tourism anchor to cultural landmark, the Punangairi Centre is a living reflection of place where community, ecology and design coexist not just in harmony, but in partnership. PIA
Nestled into the dramatic West Coast landscape, the centre’s organic form follows the contours of the coastline, creating a striking gateway for visitors. The building’s timber fins and glass façade reflect the rhythms of the surrounding forest, offering a seamless transition between built and natural environments.
Inside, a palette of local materials and expansive glazing connects guests to the stories and landscape of the West Coast.
The building is shaped by its surroundings ecologically, culturally and socially.
PUNANGAIRI VISITOR EXPERIENCE CENTRE
4294 Coast Road, Runanga, Punakaiki
OWNER NGĀTI WAEWAE
DEVELOPER DEPARTMENT OF CONSERVATION
CONSTRUCTION NAYLOR LOVE
ARCHITECT SHEPPARD & ROUT ARCHITECTS
SERVICE ENGINEER POWELL FENWICK CONSULTANTS
STRUCTURAL ENGINEER LEWIS BRADFORD
MECHANICAL ENGINEER POWELL FENWICK CONSULTANTS
QUANTITY SURVEYOR RAWLINSONS
PROJECT MANAGER RCP
PLANNING BOFFA MISKELL
GEOTECHNICAL ENGINEER WSP
Course of Action
IT’ S SELDOM THAT a project that starts with loss culminates in such an emphatic win, but that’s what’s happened with Miramar Golf Club. When Wellington International Airport (WIA) bought the back nine holes of the club’s 18-hole course for expansion, the club decided not to view this as a setback, but rather as an opportunity. The club chose to plan a modern, efficient and sustainable, nine-hole golf course as well as nine hole par-three course along with plenty of extras, and plough $16.2 million into a transformational redevelopment.
In golfing parlance, the club’s visionary response to the challenge was a masterstroke. When complete, the club will not only have the nine-hole member’s course, and the par-three course, both designed by renowned Kiwi golf architect Scott Macpherson, but also an 18-hole challenging putting green — nicknamed the ‘Tararuas’.
Planned future works include an 18-hole mini-putt adventure course, a new Club Lounge and Wellington’s first driving range — a 100-metre long state-of-the-art, dual-level, 36-bay facility fully enclosed by netting. The staged approach ensures that members continue to benefit from high-quality facilities while the club strategically evolves.
Phase one focussed on the course itself, ensuring the layout is every bit as challenging, competitive and satisfying as an 18-hole course. This took golf smarts, science and seamless project management by BPM. Key adjustments included realigning holes to improve safety and minimising the risk of balls flying out of the course and improving the natural flow — all planned to work in harmony with the natural topography. By making the most of the existing land features, the need for earthworks was reduced.
The reconfiguration of the remaining land is being scrupulously executed to provide golf services, which are both desired by experienced golfers and accessible to new ones.
The reconfiguration of the remaining land was scrupulously executed to preserve the integrity of the original layout.
A staged approach to produce a modern and sustainable nine-hole golf course was key to ensure the course continued to be both challenging for experienced golfers and accessible to new ones, as the golf club evolved.
Sustainability and environmental responsibility were integral to this thoughtful project. A key priority was protecting existing habitats and biodiversity. Ecological assessments provided guidelines for the work, ensuring minimal disruption to local lizard and bird populations, and preserving natural corridors. Native planting programmes were introduced to enhance biodiversity, reduce water demand and provide natural erosion control.
Advanced stormwater management systems were installed to improve drainage and prevent flooding. Turf from the previous back nine holes was repurposed, reducing environmental impact and ensuring course continuity.
A bonus for Miramar Golf Club’s coffers: phase one was completed under budget. This bears testimony to its commitment to delivering a top-quality course while adhering to money-management principles.
What say the club golfers long accustomed to playing 18 holes? The redevelopment of the course has been met with overwhelmingly positive feedback from members as well as visitors. The reduction, it seems, has not diminished the appeal. In fact, players have embraced the new layout, reporting that it provides a fresh challenge while preserving the character of the old course. The project is also projected to return the club to financial surplus.
Members are looking forward to phase two, which will produce a new lounge and driving range, and ensure the club remains a top-flight golfing destination. The same environmental and future-proofing principles will guide this part of the project, too.
This is exactly how to do more with less and emerge a champion in every way. PIA
MIRAMAR GOLF CLUB
1 Stewart Duff Drive, Te Whanganui-a-Tara Wellington
OWNER MIRAMAR GOLF CLUB INCORPORATED
DEVELOPER MIRAMAR GOLF CLUB INCORPORATED
CONSTRUCTION TIC PROJECTS (GOLF COURSE); HELSON CONSTRUCTION (FIRST TEE BUILDING)
ARCHITECT SCOTT MACPHERSON (GOLF COURSE); PETER KERR ARCHITECTS (FIRST TEE PRECINCT)
STRUCTURAL ENGINEER CHP WELLINGTON
QUANTITY SURVEYOR BPM
PROJECT MANAGER BPM
COMMUNITY AND AFFORDABLE HOUSING
The importance of well-designed public and social housing only continues to grow. These properties, with a built-in sense of context, put community at the core and are made for longevity of use and tenure.
Homes with Heart
WARREN PLACE IS a flagship project that sets the standard for medium-density developments under the revised district plan in Whangārei. The 2777sqm corner site has been developed by Habitat for Humanity Northern Region to provide simple, decent housing that fosters community and wellbeing, with a vision to create a model development that balances social and economic needs.
Habitat aimed to demonstrate that increased density and compact living can still integrate communal spaces and be aesthetically pleasing, fostering pride in residents’
homes and improved living standards that support future success for the families.
Designed by Ministry of Architecture in collaboration with Habitat design principles, and constructed by G.J. Gardner Homes Whangārei & Kaipara, the 22-home development has been architecturally designed to complement the existing residential character, using simple gable roof forms. Cladding and timber features provide a varied and interesting façade, with wing walls adding depth. Simple, standardised floorplans ensure construction efficiency, while prefabricated elements (such as cassette floors) reduced waste and sped up the build process.
The site layout, of three building blocks around a central car park, balances private and communal spaces, with each unit having direct access to useable private open space. In addition to a central car park, secure bicycle parking is provided within the communal space, encouraging mode shift, along with proximity to bus services on Maunu Road. High-quality finishes both internally and externally foster a sense of pride and longterm security.
Building services include SmartVent ventilation systems to reduce moisture build-up and low-energy heat pumps for efficient cooling and heating to ensure a comfortable indoor climate. Each dwelling is equipped with eight high-performance 3kW solar panels and inverters, which will significantly lower
Habitat for Humanity
have balanced cost efficiency with quality of life.
Three buildings are positioned around a central car park in a property that balances private and communal spaces. Simple, effective designs are affordable and sustainable in the long term.
energy bills. LED lighting and energy-efficient tapware also minimise operational emissions and reduce long-term utility costs for residents. Durable materials were chosen to reduce maintenance needs and extend the building’s life cycle.
Extensive landscaping and permeable areas break up the built form and improve local biodiversity through native planting, while intentional use of high-quality solar lighting around the site ensures safe access at zero cost.
Habitat’s whānau-centred approach to housing design ensures that the specific needs of the residents and their ongoing management are reflected throughout the process. Given that many families will call these homes their long-term residence, it was crucial that the development embodies a high level of quality, safety, and a strong connection to space and place. Centrally located communal facilities, including nature play, seating areas, lawns and a community hub designed for accessibility with a dedicated deck opening onto the play area, were all thoughtfully designed to support and engage the residents. These shared spaces are overlooked by each unit’s kitchen, enhancing safety through passive surveillance, while fostering a community-oriented environment.
Positive feedback from residents has led to families forming a residents’ group to manage site upkeep and launch initiatives such as communal food-waste collection and food growing. Nurses from nearby Whangārei Hospital also use the
beautifully crafted timber pedestrian entrance, which features a tranquil, planted walkway connecting the main road to the homes. This growing sense of pride and connection has solidified the development as both a community asset and a cherished home for residents. PIA
WARREN PLACE
2-46 Warren Place, Woodhill, Whangārei
OWNER HABITAT FOR HUMANITY NORTHERN REGION
DEVELOPER HABITAT FOR HUMANITY NORTHERN REGION
CONSTRUCTION GJ GARDNER HOMES WHANGĀREI
ARCHITECT MINISTRY OF ARCHITECTURE + INTERIORS
LANDSCAPE ARCHITECT SURROUND LANDSCAPE ARCHITECTS
QUANTITY SURVEYOR BARNES BEAGLEY DOHERR
PROJECT MANAGER SCOPE
CIVIL ENGINEER CHESTER ENGINEERING
URBAN DESIGNER MEIN URBAN DESIGN AND PLANNING
PLANNING CAMPBELL BROWN PLANNING
PROJECT MANAGEMENT MAXCO
CONSULTANT ROBINSON ASPHALTS
Home on the Pāpā Kāinga
ALIGNING WITH Ngāti Whātua Ōrākei’s goal of enabling whānau to return to, or remain in, Ōrākei and serving the broader needs of the housing spectrum, Hawaiki Pāpā Kāinga delivers 24 thoughtfully designed one-, two- and four-bedroom homes on 4257sqm of iwi-owned land. The development marks an important step in implementing the long-term masterplan for the area, with a built form that reflects its surroundings while remaining market attractive. Architectural design honours the whenua, integrating visual connections to the Waitematā, Rangitoto, Ōkahu Bay and Maungakiekie.
In a key urban design move, on-site car parking was reduced and moved to the periphery to create communal spaces that enhance connection and celebrate Ngāti Whātua Ōrakeitanga.
Housing diversity was a priority with 10 of the 24 units designed for multi-generational living, or to provide a more affordable entry point for first-home buyers. These homes incorporate a one-bedroom unit connected to a larger fourbedroom dwelling via outdoor decked spaces which supports whānau-centric living arrangements.
An Early Contractor Involvement (ECI) process was undertaken to enhance buildability, minimise design coordination issues and optimise construction outcomes, an approach that enabled design efficiencies, such as incorporating concrete sub-floors in vertically separated units to improve acoustic separation.
Modularity played a key role in construction efficiency, with two-bedroom units designed to match the footprint of fourplus-one multi-generational homes. This regularity streamlined structural design and material use, improving cost-effectiveness without compromising quality. High-quality materials reflect Ngāti Whātua Ōrakei’s design, with natural timber façades, bespoke timber balustrades, matching mailboxes and rubbish enclosures, and timber flooring implemented in line with the bespoke Ngāti Whātua Ōrakei colour palette developed with Resene.
Hawaiki Pāpā Kāinga strengthens the connection between the hapu and its whenua
A natural timber façade, timber deck balustrades, matching mailbox and rubbish enclosures, and timber flooring were implemented in line with the bespoke colour palette Ngāti Whātua Ōrakei developed with Resene.
Sustainability and durability were considered with the incorporation of mechanical ventilation, high insulation ratings and long-lasting materials. Low carbon materials, energyefficient insulation, solar hot water and rainwater harvesting through biofiltration have been prioritised. The masterplan reduced car dominance, enhancing walkability and public transport access. Hawaiki has been designed with Ngāti Whātua Ōrakei’s environmental imperatives at its core, embedding Te Āo Māori principles, such as not placing toilets above kitchens, in generously sized dwellings that cater to a wide range of living arrangements. Flexibility was built into the design, with communal spaces allowing for evolving resident needs. Fostering a strong community, multiple wānanga were held with purchasers throughout the process to provide updates and gather input.
Enforcing community ties, the development is deeply connected to its surroundings, located centrally in proximity to the tribal development arm Whai Māia, the marae, and significant land holdings whenua Rangatira and Pourewa and the community garden. Communal planting includes herbs and productive trees, promoting kai sovereignty and kaitiakitanga. Security is resident-managed with cameras providing a sense of safety. Maintenance responsibilities are structured collectively, ensuring long-term affordability. The project’s success is evident in strong demand, with all homes
sold off the plans. A pioneering framework developed with participating banks enabled whānau to secure direct bank lending on multiply owned land under a leasehold structure. This has been life changing, allowing iwi members some in their early twenties to purchase homes in Ōrakei, where the average property prices reach two million. PIA
HAWAIKI PĀPĀ KĀINGA
66 Kupe Street, Orakei, Tāmaki Makaurau Auckland
OWNER NGĀTI WHĀTUA ŌRAKEI
DEVELOPER NGĀTI WHĀTUA ŌRAKEI
CONSTRUCTION VIVIAN CONSTRUCTION
ARCHITECT JASMAX
SERVICE ENGINEER ELECTRICAL CONSULTING SERVICES
STRUCTURAL ENGINEER C + H CONSULTING
MECHANICAL ENGINEER THURSTON CONSULTING
QUANTITY SURVEYOR WHITE ASSOCIATES
PROJECT MANAGER THE BUILDING INTELLIGENCE GROUP
Welcome to the Community
CORT COMMUNITY HOUSING has a mission to provide good homes for people who need them. People who experience higher barriers to accessing housing. People who typically spend more time in their homes than others, making it crucial to design for low cost of occupation and high levels of accessibility. To achieve this CORT says that their developments need to represent the best of community housing, and that May Road is a prime example of how a Community Housing Provider (CHP), partnering with government and private sector, can deliver positive outcomes for the community, while also delivering a sound financial return for the benefit of all New Zealanders.
The May Road development, comprising three twobedroom townhouses and five one-bedroom apartments, is innovative, affordable, tenure blind and fit for purpose. Set on a 1000sqm site previously occupied by a single dwelling, the 6.5-metre elevation gain was carefully incorporated into the design to minimise earthworks
Two distinct blocks make up the development of townhouses and apartments. They are separated by communal parking and utility areas, where facilities such as bike racks and clothes lines are provided. Varied roof forms, façade modulation and different cladding materials break up the forms.
while maximising residential amenity and maintaining a strong street presence.
The development consists of two distinct blocks separated by communal parking and utility areas. The design creates variation between units through roof forms, façade modulation and diverse cladding materials, contributing to a human-scale aesthetic. Units one to three integrate with the urban fabric of the arterial road frontage and align with the evolving character of the neighbourhood. Units four to eight follow the site’s natural contours with a stepped design that maintains a sense of individuality while ensuring architectural coherence across the project.
Material selection prioritises durability and low maintenance, ensuring long-term cost efficiency. Passive heating and ventilation principles enhance sustainability. In an initiative that exceeded expectations and involved Unitec’s Environmental Solutions Research Centre (ESRC), 80 per cent of construction waste was diverted from landfill, which aligns with CORT’s broader commitment to sustainability — measuring the impact of its work and sharing insights to improve future projects. Long-term durability is a key driver for May Road, ensuring sustainability and efficiency throughout the building’s life cycle. Material selection prioritises aesthetics, longevity and minimal maintenance, contributing to the project’s Homestar 6 sustainability rating from the NZGBC.
The site’s proximity to essential amenities such as schools, community hubs and shopping centres, and easy access to public transport, reduces reliance on private vehicles.
Balancing individuality with cohesion, May Road is a model for well-planned urban housing.
Communal facilities, including bike racks, clotheslines and refuse, have been included to create a sense of community among the tenants. Low-maintenance planting and landscaping contributes to an aesthetic that blends seamlessly into the surrounding properties, provides continuity and connection to the community, and ensures low operational costs for CORT.
Unit design caters for the changing needs of different tenants throughout all stages of their lives, with a goal of stable tenure. The homes, which include open-plan living spaces with private balconies, are both adaptable and fit for purpose, and options are available for changing mobility needs. They are attractive, affordable and provide high levels of safety and comfort as well as being efficient to build, maintain and live in.
May Road’s appealing design and CORT’s excellent support for tenants have made this development welcome in the neighbourhood and is a great example of how different public housing can coexist successfully in a community. PIA
MAY ROAD
108 May Road, Mt Roskill, Tāmaki Makaurau Auckland
OWNER ACCORT LP
DEVELOPER ACCORT LP
CONSTRUCTION KEOLA
ARCHITECT MILES CONSTRUCTION
STRUCTURAL ENGINEER CONSTRUCTURE
QUANTITY SURVEYOR COSTWELL CONSULTANTS
PROJECT MANAGER CORT COMMUNITY HOUSING
FIRE ENGINEER HOLMES FIRES
ENGINEER TO THE CONTRACT IAN GREEN
Sustainable Communities
TRANSFORMING A DISUSED Auckland Council depot into a connected neighbourhood, the 91 Cambridge Terrace development in Papatoetoe stands as a statement in affordable housing. Community, sustainability and urban regeneration converge in this project delivered by Miles Construction for the Housing Foundation (HF). Set in the heart of a broader revitalisation effort led by Eke Panuku, the development contributes significantly to the reshaping of Papatoetoe’s town centre and builds on an earlier adjoining successful HF affordable home ownership development.
The vision was simple yet powerful: provide high-quality, affordable homes that offer low-income families the chance to achieve financial independence and home ownership.
Built with a deep understanding of social responsibility, the project goes beyond bricks and mortar. “From the moment we drove into the development and saw our house, we loved it,” said one new homeowner, echoing a sentiment shared widely at the residents’ summer barbecue. The project delivers a sense of pride, place and potential. Families are not just moving into homes — they’re stepping into communities, thanks in part to HF’s innovative rent-to-own and shared ownership programmes, which ensure that no household pays more than 30 per cent of its gross income toward housing.
From a design and construction standpoint, the development deftly handles a range of challenges. The compact site, with significant sub-ground issues with constrained access and existing infrastructure, demanded intelligent planning. Urban design principles underpin every decision, ensuring the seamless integration of public and private spaces and a pedestrian network that invites community interaction.
The architecture is modern yet timeless, blending clean lines with durable materials chosen for longevity and low maintenance. Colour palettes were selected to both ground the homes and lift the visual standard of the area. Importantly, all three-bedroom homes feature two-car parking and are large
Built with a deep understanding of social responsibility, the project goes beyond bricks and mortar.
The 29 affordable homes replace an underutilised Auckland Council depot. The two- and three-bedroom terrace homes are designed with smart layouts, maximising sun-filled indooroutdoor living.
enough to accommodate growing families. A Residents Association supports the social framework of the precinct, helping to turn neighbours into friends and reinforcing the ethos that a house becomes a home through connection.
Sustainability played a leading role in both demolition and construction. The original depot was carefully deconstructed, with more than 90 per cent of materials by weight diverted from landfill and many reused on site. The landscape has been transformed with native planting, enhancing biodiversity and contributing to a more liveable urban environment.
Environmental performance is embedded in the design. Natural ventilation, heat pumps along with efficient water and lighting fixtures lower energy use and running costs for residents.
Façade materials that require painting were minimised and common infrastructure was kept simple to reduce future operational expenses. These sustainable design choices, while not overtly marketed, align strongly with NZHF’s values and deliver long-term benefits that resonate with residents and stakeholders.
Mana whenua were engaged to name the development’s internal road — an act of recognition that grounds the project in place and heritage. The development also respects Te Āo Māori principles through its thoughtful use of land and focus on ecological restoration.
But perhaps the greatest success of 91 Cambridge Terrace is that it proves what’s possible when vision meets execution. It’s a blueprint for what communitycentred, sustainable and affordable housing can look like in Aotearoa. In a housing market often defined by limitations, this project offers a hopeful counterpoint — an example of how design, partnership and purpose can build not just homes, but futures. PIA
MOLESWORTH PLACE IS more than a new housing development — it’s a bold, thoughtfully executed vision that redefines affordable ownership housing in Aotearoa. Developed by the Housing Foundation (HF), this project is a compelling study in how design excellence, community values and long-term affordability can converge to create lasting social and economic change.
HF’s mission is clear: to provide housing which is affordable for working families who are trapped renting to own. Molesworth Place embodies this mission at every level. From the start the project was designed to provide not just houses but homes that create communities and
places that support financial stability, foster pride of ownership and encourage community cohesion. Molesworth Place provides families with the means to own their first home through HF's rent-to-own and shared ownership models, reinforcing a deeper connection to the homes and neighbourhood.
Design and construction choices were driven by HF’s dual role as developer and co-owner. Durability and ease of maintenance were crucial — not only for immediate livability, but to ensure that homes remain cost-effective for families over the long term. HF focus is on providing practical and well-proportioned homes that strike a balance between functionality and comfort, while minimising future maintenance burdens.
Architecturally, the development presents a modern and cohesive streetscape. The front duplex block offers active street engagement, signalling openness and connection, while parking is located at the rear, preserving the visual integrity of the homes and promoting a safer, more pedestrian-friendly environment. Strategic window placements — notably kitchen windows overlooking common areas — enhance natural surveillance in line with CPTED principles, contributing to a sense of safety and casual community oversight.
First impressions from residents have been overwhelmingly positive. Families consistently praise the integrated, modern design and the sense of privacy embedded in each home. Entrances are staggered and rear yards are oriented to the north
Molesworth Place is a thoughtfully crafted community asset, demonstrating that housing can be beautiful, functional and sustainably affordable.
The design manages the public-private interface through strategic window placements and thoughtful setbacks from common pathways. Wellplanned layouts, indoor-outdoor flow and practical features make daily life easier.
and northeast, providing sunny, sheltered outdoor spaces ideal for family gatherings or quiet relaxation. For three-bedroom units, two-car parking adds an additional layer of convenience — an uncommon but highly valued inclusion in affordable housing developments.
The homes are also designed to be lived in with ease. Openplan living areas with seamless indoor-outdoor flow and intuitive layouts demonstrate a deep understanding of how families use their space day to day. Meanwhile, the thoughtful minimisation of shared areas reduces body corporate costs, supporting the principle of delivering homes that are affordable to live in over the long-term, a central focus of HF in delivering housing that is affordable.
While the project’s ESG credentials — durability, community wellbeing and financial sustainability — are evident, NZHF’s focus has never been on ticking boxes. Instead, their strategy is grounded in outcomes: empowering families, strengthening communities and making homeownership a reality for those who might otherwise be locked out of the market.
One of the most distinctive features of Molesworth Place lies beyond the bricks and mortar. Community-building is a core thread of the development. Welcome BBQs bring neighbours together from day one, laying the groundwork for lasting friendships. A Residents Association supports ongoing engagement and collective problem-solving. HF’s commitment
doesn’t end at settlement — follow-up visits from a dedicated member of HF's team allow for feedback on the homes, the development layout and how it facilitates the growth of the community, ensuring a focus on continuous improvement and creating an enduring partnership with the residents.
Molesworth Place is proof that affordability does not require compromise on design or dignity. It’s a place where architecture and purpose meet, where families can build not just equity, but futures. In a housing environment that often sidelines those on lower incomes. PIA
PROPERTY COUNCIL NEW ZEALAND RIDER LEVETT BUCKNALL PROPERTY INDUSTRY AWARDS
WARREN AND MAHONEY
Civic, Health and Arts Property Award
• Gisborne Māori Land Court, Gisborne
• Metropolitan Cathedral of the Sacred Heart, Wellington
• Ormiston Hospital Stage 1 Expansion, Auckland
• Papa Hou, Christchurch
• SeaLink Wynyard Ferry Terminal, Auckland
• Te Hurihanga Ō Rangatahi — The Youth Hub, Christchurch
• Te Kupenga o Rongomai: Maidstone Sports Hub, Upper Hutt
• Te Whare o Rehua Sarjeant Gallery, Whanganui
RCP
Commercial Office Property Award
• Deloitte Centre, Auckland
• LIC Central Hub Building, Hamilton
• MinterEllisonRuddWatts, Wellington
• Ngāmotu House — Te Kotahitanga
o Te Atiawa, New Plymouth
• Port Otago Annex, Dunedin
• Spark NZ, Auckland
• Visa, Auckland
KAINGA ORA HOMES AND COMMUNITIES
Community and Affordable Housing Property Award
• 91 Cambridge Terrace, Papatoetoe, Auckland
• Carey Street, Christchurch
• Great North Road Apartment Development, Auckland
• Guys Road, Auckland
• Hawaiki Pāpā Kāinga, Auckland
• Kaimai Terraces, Tauranga
• May Road, Auckland
• Molesworth Place, Māngere, Auckland
• Olympus Terrace, Auckland
• Te Kupenga, Auckland
• Te Māra, Auckland
• Warren Place, Whangārei
COLLIERS PROJECT LEADERS
Education Property Award
• Ashburton College Redevelopment, Ashburton
• Auckland University of Technology — Tukutuku — Health Sciences, Auckland
• Hiwa Recreation Centre, Auckland
• Ivey West and Memorial Hall, Christchurch
• Kristin Music Studio (Punawai), Auckland
• Manukura, Palmerston North
• Mount Albert Grammar School — Nairn Block, Auckland
• Ngā Mokopuna, Wellington
• Tamatea Intermediate School, Napier
• Toi Manawa, Auckland
• Whenuapai School Senior Campus, Auckland
NAYLOR LOVE
Heritage and Adaptive Reuses Property Award
• 43 College Hill, Auckland
• Deloitte Centre, Auckland
• Ivey West and Memorial Hall, Christchurch
• Kai Tahi, Porirua
• Metropolitan Cathedral of the Sacred Heart, Wellington
• Ngāmotu House — Te Kotahitanga o Te Atiawa, New Plymouth
• Pearson House, Auckland
• Port Otago Annex, Dunedin
• Te Mako — Naenae Community Centre, Lower Hutt
• Te Whare o Rehua Sarjeant Gallery, Whanganui
CBRE
Industrial Property Award
• 158 Central Park Drive, Auckland
• Bowden Estate, Auckland
• Christchurch Fresh Distribution Centre, Rolleston
• ESR Building 7, Auckland
• Fisher & Paykel Appliances Distribution Centre, Auckland
• Hellmann, Auckland
• IKEA, Auckland
• RML Machinery — Te Rapa Gateway, Hamilton
• Waterloo Business Park— Sime Darby Industrial Hub, Christchurch
HAWKINS
• Multi Unit Residential Property Award
• Aalto, Auckland
• Abstract, Auckland
• Catalina Bay Apartments, Auckland
• Hotel Indigo Auckland & 51 Albert Residences, Auckland
• Kahu, Auckland
• Kaweka, Auckland
• Light Box, Auckland
• May Road, Auckland
• Olympus Terrace, Auckland
• One Saint Stephens, Auckland
• Resido, Auckland
• Te Māra, Auckland
• The Greenhouse, Auckland
Clockwise from far left Aalto, Auckland; Te Whare o Rehua Sarjeant Gallery, Whanganui; Hiwa Recreation Centre, Auckland; Light Box, Auckland; Manawa Bay, Auckland; Auckland University of Technology — Tukutuku — Health Sciences, Auckland.
YARDI
Retail Property Award
• Kai Tahi, Porirua
• Lexus of Christchurch, Christchurch
• Mānawa Bay, Auckland
• Milldale Neighbourhood Centre, Auckland
• The Railyard, Christchurch
• Woolworths Greville Road, Auckland
• Woolworths Waimakariri Junction, Christchurch
OCEANIA
Retirement Living and Aged Care Property Award
• Awatere Village — Stages 1, 2 & 3, Hamilton
• Burlington Village, Christchurch
• Summerset St Johns, Auckland
• Villa Joseph Rest Home, Wellington
• Woburn Masonic Care, Lower Hutt
RESENE
Sustainable Building Property Award
• Bowden Estate, Auckland
• Christchurch Fresh Distribution Centre, Rolleston
• Deloitte Centre, Auckland
• Fisher & Paykel Appliances Distribution Centre, Auckland
• Ngā Mokopuna, Wellington
• ‘Punawai Ora’ Roxburgh Community Pool, Roxburgh
• Te Hurihanga Ō Rangatahi
— The Youth Hub, Christchurch
• Woolworths Waimakariri Junction, Christchurch
HOLMES GROUP
Tourism and Leisure Property Award
• Abstract, Auckland
• Deloitte Centre, Auckland
• Flockhill Villas and Flockhill
— Sugarloaf Restaurant, Canterbury
• Hiwa Recreation Centre, Auckland
• Horizon by SkyCity, Horizon Hotel, Auckland
• Hotel Grand Chancellor, Auckland
• Miramar Golf Club, Wellington
• Punangairi Visitor Experience Centre, Punakaiki
• ‘Punawai Ora’ Roxburgh Community Pool, Roxburgh
• Te Ngaengae Pool and Fitness Centre, Lower Hutt
PRINCIPAL SPONSOR
SUPREME AWARD
Rider Levett Bucknall (RLB) is New Zealand’s largest independent Quantity Surveyor. RLB is locally owned, having operated in New Zealand since 1957, and is part of a global network with a heritage spanning more than two centuries. RLB is a market-leading business providing professional Quantity
INDUSTRIAL PROPERTY AWARD
At CBRE our mission is to realise the potential of our clients, our professionals and our partners by building the real-estate solutions of the future. From instilling confidence in today’s decisions to re-imagining tomorrow’s spaces, we thrive in complex and ever-changing environments. With deep market knowledge, superior data and proprietary technology, our multi-dimensional perspective helps you use real estate to transform your business and find greater success. We operate across every dimension of commercial real estate. Whether you’re looking to invest, lease or occupy, seek finance or maximise the value of your assets, CBRE sees more so you can do more.
Surveying services, including Estimating & Cost Planning, Tendering & Procurement, Cost Management and Advisory services. Committed to creating a better tomorrow, RLB is invested in improving the built environment in Aotearoa New Zealand, placing an emphasis on thought leadership in the contemporary construction industry. RLB stays at the forefront of trends, challenges, advancements and innovation, providing insight to valued clients and the wider industry. RLB’s passionate team is dedicated to broader outcomes inside and outside the business. Successfully delivering vertical and horizontal projects and a brighter future for New Zealand for decades, RLB continues to future-proof the QS industry and nurture strong partnerships. 2025 marks the 28th year of principal sponsorship of the PCNZ Rider Levett Bucknall Property Industry Awards.
SUSTAINABLE BUILDING PROPERTY AWARD
Resene has everything you need for your decorating projects: quality colours, paints and wood stains, wallpapers, accessories and helpful, practical advice to help you get a superb finish on your project, commercial or residential, big or small, inside or out. Choose from thousands of Resene colours or let Resene create a custom colour for you. Resene has the most extensive range of Eco Choice Aotearoa-approved paints, including a growing range of plant-based paints. Resene has been proudly NZ owned and operated since it started in 1946 and has been chosen as New Zealand’s Most Trusted Paint Brand since 2012. We are delighted to continue our support of the Property Council New Zealand and its awards programme to encourage and celebrate excellence in property.
CIVIC, HEALTH & ARTS PROPERTY AWARD
TOURISM & LEISURE PROPERTY AWARD
Holmes Group has more than 500 people across New Zealand, the Netherlands, Australia and the USA. For almost 70 years, we’ve delivered expert structural, civil and fire engineering, with a focus on innovative design and a commitment to sustainable outcomes. Our reputation is built on high-quality designs and consulting advice that stands the test of time. The Holmes team has helped shape a resilient built environment across thousands of high-profile, complex projects — leaving a strong legacy in New Zealand and beyond. Holmes is a proud long-term supporter of the Property Council of New Zealand, and we’re delighted to sponsor the Tourism and Leisure category again at this year’s awards.
HERITAGE & ADAPTIVE RE-USES PROPERTY AWARD
Naylor Love is a top-performing commercial construction company with a 115-year history. With more than 900 staff, and offices in Auckland, Hamilton, Tauranga, Wellington, Nelson, Christchurch, Queenstown and Dunedin, our specialist teams provide construction services to a wide range of market sectors all over New Zealand.
RETIREMENT LIVING & AGED CARE
PROPERTY
AWARD
Oceania is a leading provider of premium retirement aged-care living in New Zealand with more than 35 sites and 4000 residents across the country. Our core activities include the development, construction and operation of integrated retirement and aged-care living residences to provide remarkable experiences that enable our residents to keep living the life they love, connected to what matters the most. Focussed on the purpose of reimagining the retirement and aged-care living experience through a human-centred approach, we constantly challenge ourselves to deliver better for our residents and teams. Oceania’s premium developments, innovations and experiences are inspired by the evolving needs and expectations of older New Zealanders, providing a valuable service. Built in central, connected locations, Oceania villages provide seamless access to the best each region has to offer, alongside 40 years of clinical experience. Oceania — Believe in Better.
RETAIL PROPERTY AWARD
Yardi is the global leader in real estate and investment-management technology. As the real estate industry transforms and becomes more focussed on user experience, the technology that underpins that experience is more important than ever. Our connected PropTech supports every sector of real estate, including REITs, retail, industrial, office, logistics, data centres, corporate occupiers, build-to-rent and coworking. Providing a single source of data in a unified, cloud-based solution, we enable clients to drive portfolio success and maintain control and oversight. Using our technology, they improve their customer engagement, drive efficiency and create the ability to scale across their operations. With data available in real-time on any desktop, tablet or mobile device, our clients can have complete visibility when it comes to accessing their information regardless of time or place, and know that the data they’re seeing is secure, up-to-date and accurate.
COMMERCIAL OFFICE PROPERTY AWARD
RCP is a specialist consultancy with offices across Aotearoa and Canada. We provide strategic advice and project leadership to public and private sector clients across a wide range of property and infrastructure projects. With 30 years of experience, RCP delivers independent advisory and delivery services across multiple asset classes. We help shape places that are functional, enduring and connected to the communities they serve. Our leadership and commercial advice are grounded in real-world project and policy experience, strong relationship networks, and a deep understanding of the modern built environment. We are passionate about creating commercially and environmentally sustainable, human-centric communities where businesses can thrive and the environment is respected and protected.
EDUCATION PROPERTY AWARD
Colliers is a leading diversified professional services and investment management company. Colliers NZ has more than 650 staff in New Zealand, with 70 of them serving as Colliers Project Leaders. Colliers Project Leaders are experts in project management and development management. Our experts have the specialist skills required to deliver your projects, including tenancy coordination and seismic strengthening, procurement and programme management. Our dedicated and strategic approach ensures end-to-end service from feasibility to project completion.
COMMUNITY & AFFORDABLE
HOUSING PROPERTY AWARD
Kāinga Ora — Homes and Communities is New Zealand’s largest social housing provider, managing more than 74,000 state homes for 190,000 people. We’re focussed on being a responsible landlord, looking after our homes and tenants to serve communities well. For the last few years, we’ve worked closely with the construction industry to supply thousands of new homes across the motu. We continue this work delivering quality social housing where needed most, while replacing or renovating thousands of older properties to meet the changing needs of our tenants. In Auckland and eastern Porirua, we’re enabling a mix of new social and market homes to be delivered across our Large-Scale Projects (LSPs, major urban development initiatives). To achieve this, we partner with developers, councils, iwi and other government agencies to create diverse, thriving communities. As the housing sector navigates economic pressures and environmental challenges, we remain committed to strengthening partnerships to address today’s housing needs while moulding the cities of tomorrow.
Warren and Mahoney is an international architecture and design practice of more than 350 people, working as one studio across the Pacific. We weave together the strands of culture, sustainability and technology to design a brave future and exceptional outcomes for our clients. Backed by a 65-year history and originating from Aotearoa New Zealand, our work is informed by Te Ao Māori and Traditional Owners, and measured by its impact on people, culture and the planet.
MULTI UNIT RESIDENTIAL PROPERTY AWARD
Hawkins has been delivering great results for more than 75 years, helping shape communities across Aotearoa through the spaces we build. We work closely with clients, architects, consultants and subcontractors to bring every vision to life. Strong relationships, national reach and a commitment to excellence underpin everything we do. From education and healthcare to fit-outs, civic facilities and commercial spaces, Hawkins delivers enduring, high-quality projects across the country. As a wholly owned subsidiary of Downer, one of Australasia’s largest infrastructure providers, we offer delivery certainty backed by deep capability, strong governance and financial stability. Our legacy is visible in the schools, hospitals, galleries, stadiums and public spaces that define our cities, built by a team passionate about making a difference. We are proud of the trust placed in us and the values that have stood the test of time. Ko Hawkins mātou. We are Hawkins.
PRE FUNCTION SPONSOR
RDT Pacific provides Project Management, Quantity Surveying and Advisory services with the aim of guiding our clients through the complexities of property projects and investments. For more than 80 years, we have shared our wealth of experience to deliver value for our clients and create a better built environment. We take care of the details at all stages of the property-asset lifecycle — from planning, development and operation to reinvestment, so our clients can focus on what’s important to them. There is a world of issues to navigate. We’re here to help.
MASTER OF CEREMONIES SPONSOR
Beca is delighted to sponsor the Property Industry Awards. As one of Asia Pacific’s largest independent advisory, design and engineering consultancies, we’re honoured to support our clients and be part of the teams behind projects recognised in recent years, including Argosy’s 8 Willis Street redevelopment, B201 for University of Auckland and Cloudy Bay Vineyard’s Founders Cellar. The past couple of years have presented tough market conditions, so these awards are a fantastic demonstration of our industry’s creativity, innovation and delivery commitment — and the transformation we bring to our communities. Congratulations to the winners — we hope their success will inspire you to enter your project in 2026.
ENTERTAINMENT SPONSOR
Eagle Lighting design and manufacture tailored commercial lighting solutions that illuminate spaces with functional elegance underpinned by long-term sustainability. Their premium-quality luminaires are locally manufactured in a state-of-the-art facility in Melbourne, Australia, providing faster production times as well as the ability to fully customise lighting solutions to suit bespoke project specifications. Offering innovative lighting solutions for all sectors, including offices, healthcare, education, transport and custodial environments, Eagle Lighting delivers uniquely sustainable product design and smart lighting controls for any project.
CREATING SPACES FOR PEOPLE
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For over 80 years, we have worked with our clients across Aotearoa New Zealand to create a better built environment. Let’s talk. We’re listening.
