New zealand commercial design trends series nz commercial design trends vol 33%2f01c

VOLUME 33 NO 1C (N)

CONTENTS

Highlights from this issue of Commercial Design Trends

Innovation Precinct, Christchurch

Kathmandu HQ, Christchurch

The Works, Christchurch

EY Centre, Sydney

Edmunds.com HQ, Santa Monica

TripAdvisor, Sydney

South Australia Drill Core Library, Tonsley

Burwood Hospital, Christchurch

Watermark Castle Cove, Sydney

official awards partner

COMMERCIAL DESIGN TRENDS Christchurch’s recovery from its two major earthquakes was never going to be a quick fix. But slowly and surely new projects are being completed and life is being injected back into the city. In this edition of Commercial Design Trends, we take stock of some of those projects – the Innovation Precinct, Vodafone, Kathmandu and Burwood Hospital.

We also showcase two buildings that break out of the mould of how large commercial buildings are usually designed. Bjarke Ingels takes a ‘twisted’ approach to condominium design in Florida, while FJMT’s dynamic facade for Sydney’s new EY Centre helps the building stand out from the crowd.

All Commercial Design Trends content – and much, much more – can also be accessed online at trendsideas.com Head there now to use our extensive online resource of top local and international projects and products.

HIGHLIGHTS Editorial Director Paul Taylor – paul.taylor@trendsideas.com Sales Judy Johnson – judy.johnson@trendsideas.com Costas Dedes – costas.dedes@trendsideas.com Leslie Johnson – leslie.johnson@trendsideas.com

A dramatic cantilevered desk greets visitors at reception in the new VMS offices, designed by Aedas Interiors.

Go to trendsideas.com to find more great examples of reception desk design.

The design of The Buffet restaurant breaks away from classic Korean decor – and Resene paints contribute to the dramatic result.

See more projects featuring Resene finishes at trendsideas.com

At Grove at Grand Bay, the two towers’ floor plates rotate 90cm at every elevation from the third to the 17th floors. You’ll find more of the latest in apartment design at

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SECTION FOCUS CHRISTCHURCH INNOVATION PRECINCT

BUILDING FOR INNOVATION Christchurch’s Innovation Precinct aims to become an internationally recognised hub for innovative and technology-based businesses

Project Innovation Precinct

Location: Christchurch

START ME UP Christchurch’s Innovation Precinct is now well underway – with major premises for Vodafone and Kathmandu in amongst hospitality outlets and smaller tenancies designed to encourage and support digital and tech start-ups

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Previous pages:The initial stages of the Christchurch Innovation Precinct are now up and running. As well as buildings designed for technology-based companies, the precinct includes hospitality outlets, public spaces and laneways.

The rebuild of post-quake Christchurch is focussed on more than replacing what was lost and

Below:New buildings for Vodafone and Kathmandu, a new carpark building and restructured heritage buildings are already complete in this section of the Innovation Precinct.

Originally an anchor project in the Christchurch

strengthening what was not. It’s also providing an opportunity to create facilities that attract new businesses and encourage new approaches to work and workplace design.

The Innovation Precinct is one such project.

Central Recovery Plan, the precinct is now attracting technology businesses and top-notch retail, cafes and restaurants. Canterbury Development Corporation (CDC) is supporting the evolution of the precinct into a world-class hub of innovation and commercialisation.

Tom Hooper, CEO at CDC, says the precinct is centrally located and provides services and agencies that support innovation in buildings that are designed to encourage interaction and creativity. “It aims to establish a cluster of innovative firms, creating a critical mass of technology-based businesses and skilled workers who can collaborate and share knowledge,� says Hooper.

And that goal has more than just a local focus.

Hooper says another objective is to become internationally recognised as a hub for innovative firms, attracting like-minded companies from within the region, throughout New Zealand and across the globe.

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The Innovation Precinct itself makes up three city blocks located within Manchester, St Asaph,

“Vodafone approached Studio D4 to facilitate a project for them, with a strong preference to be

Madras and Lichfield Streets. It’s an area with a colourful history, having contained the city’s red

in the Innovation Precinct,” says Fontein. “When Vodafone signed the lease for its InnoV8 building,

light district before the quakes.

it was the key enabling factor to get the Innovation

The master plan for its redevelopment was drawn up by Architectus, and a variety of developers,

Precinct up and running.”

A joint venture between Studio D4, as design

landlords and firms were approached to bring the concept into reality.

and development manager, and Calder Stewart Development, as construction and financial man-

Hooper says that of these, Studio D4 was

ager, then developed the building.

important in instigating the first project – for Vodafone – to get underway within the precinct.

Designed by Jasmax, the resulting five-level, 10,000m2 building is the most technologically

Studio D4 director Patrick Fontein says the company undertakes property consulting for tenants,

advanced building in New Zealand, and includes xone, a Vodafone-backed startup accelerator

which then leads to putting development deals together for large corporates such as Vodafone.

and lab for globally focussed, local technology entrepreneurs.

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Below:Developed as a joint venture between Studio D4 and Calder Stewart Development, and designed by Jasmax, Vodafone’s InnoV8 is New Zealand’s most technologically advanced building. It has also gained a 5 Green Star Design rating.

Right:The staircase takes pride of place in Innov8’s dramatic atrium that’s designed to optimise daylight penetration.

The staircase includes platforms to encourage collaboration and opportunities for people to ‘bump’ into each other.

The brief required the design team to create a positive, healthy interior that not only brought

pletely unassigned desking strategy throughout the building, including in its call centre. Employees

people together but also nurtured their wellbeing.

Jasmax principal Shirley Chin says that a major

work in neighbourhoods containing many different work spaces such as focus/quiet areas, collabora-

requirement for the building was to support differ-

tion tables, project areas and a library.

ent activities and flexibility.

“Spaces were optimised to enable effective and

The atrium has been designed to form an internal laneway, referencing the history of the site. The

flexible working, while still being versatile and openplan enough to allow for large gatherings of internal

neighbouring plaza, also designed by Jasmax, provides public space for the occupants of the

and external communities,” she says.

precinct to gather.

“These multi-purpose areas were then supplemented by quiet spaces and meeting rooms

The Studio D4 and Calder Stewart partnership in this section of the Innovation Precinct contin-

complete with video conferencing capabilities.”

Vodafone’s way of working supports a com-

ued with the development of the site adjacent to Vodafone, for Kathmandu.

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Below:The precinct is well served by hospitality outlets including the new Dux Central.

Right:Bizdojo is a co-working environment designed to encourage collaboration and interaction between start-ups.

Lower right:Located in one of the Precinct’s original old buildings, GreenHouse provides support and facilities for Information and Communication Technology start-ups.

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Facing page:Large signage boards wrap around one corner of the carpark. Given its location, the building has been designed with earthquake resilience details. But its facades are also an attractive addition to the Innovation Precinct, with suspended Corten steel planters and a lift core decorated with a braid pattern representing the flow of the Waimakariri river.

Designed by Aqua Architecture, the three-storey building is home to Kathmandu’s head office and

Below:Plan of the featured section of the Christchurch Innovation Precinct. The carpark sits above the retail units in the top right corner.

Patrick Fontein says is a heritage building that was stripped right back to its bare bones.

Story by Paul Taylor Photography by Jamie Cobel

includes a new Kathmandu store at ground level.

As befitting a company whose products are used in the great outdoors, the building has achieved a 5 Green Star Design rating for efficiency and sustainability.

Two other areas across the road from Kathmandu and Vodafone have also been completed. One of these is now the Dux building, which

“We’ve earthquake-strengthened it to 100% of New Building Standard and essentially built an entire new building from the inside out,” he says. “It looks like a heritage building, but it has a whole new structural frame inside and a new roof.

“The cost to do that was about the same price as a new building, but we’ve now got a two-storey heritage building that looks quirky and that everyone loves.

“We feel that the long term demand for heritage

buildings will be very strong in Christchurch, because there are so very few of them left.”

Completed on the opposite corner is a new carpark building, developed by Studio D4, who also worked with Calder Stewart on the design and build. Engenium was the architect and engineer.

The building has seven levels of carparking, with retail on the ground floor, and uses modern restrained brace technology and rocking concrete shear walls to incorporate earthquake resilience.

But the building also presents an attractive face to the street, with an arrangement of Corten steel planter boxes on its facades, and the concrete panels of the lift shaft having a braided pattern that represents the flow of the Waimakariri river.

The final building in this section of the precinct – Lichfield Lanes, also being developed by Studio D4 – is currently under construction, with completion due by the end of 2017.

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Project Vodafone InnoV8 building

Location: Innovation Precinct Christchurch

Developer/constructor Calder Stewart Development

MAKING IT REAL Several logistical, location and tricky design considerations had to be addressed by developer and builder Calder Stewart before the state-of-the-art Vodafone Building could come into being

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Below:A dramatic step up in contemporary office design, the Vodafone Innov8 Building was developed and constructed by Calder Stewart.

Developed and constructed by Calder Stewart, the Vodafone Innov8 building has recently been completed as part of Christchurch’s new multibuilding project – the Innovation Precinct. The drive to create a 21st century facility despite the many distractions of building in an energised but stillunder-redevelopment city, had several challenges.

The InnoV8 building is the most technologically advanced office workplace in New Zealand, says Vodafone CEO Russell Stanners. Vodafone NZ is the principal tenant in the building and is also the naming tenant.

The 8900m2 InnoV8 building is home to five levels of office space as well as a Vodafone Concept Store and the global start-up accelerator programme called Vodafone xone.

Designed to promote natural ventilation and light, and conserve water and energy, the planet-friendly building has achieved a 5 Green Star Design rating from the New Zealand Green Building Council.

Calder Stewart played several important roles in the ground-breaking precinct project. As well as developing and constructing the building, Calder Stewart also worked with property consultants Studio D4 to secure Vodafone as a prime tenant.

In terms of its construction role, this was a design and build project – with Calder Stewart given a concept design from Jasmax Architects.

Development manager for Calder Stewart on the project Kevin Arthur says the company’s role was then to “make it real” – to design, engineer and construct the building.

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Given the time and post-quakes location, there were some obstacles to be dealt with along the way.

Another consideration was the highly complex nature of the building itself, with a lot of advanced

“From the outset, tight timelines were a key part of the challenge. The Canterbury Earthquake

technology built in. Plus the design features a full-height atrium clad in natural timbers – a

Recovery Authority (CERA) was trying to open up

challenging element to engineer and build.

the Innovation Precinct at the same time so we were building on a piece of land that was still going

“And the whole state of Christchurch and the flurry of construction activity also played a part.

through the process of being properly subdivided and put into the CERA masterplan.

This project was undertaken during a period when construction works in the city centre were at an all

“So essentially, we had to co-ordinate our build to finish on time, while making sure everything CERA and the council had to do was also complete.”

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time high.

“Huge demands were being placed on main sub contractors, such as glazing companies and air con

Below and below right:The building’s soaring atrium clad in timber was one tricky aspect of the cutting-edge building for respected construction firm Calder Stewart.

Lower right: The InnoV8 building’s up-to-the-minute interior design creates plenty of natural light and easy connections between spaces.

installers, by us trying to work in with them while they were under immense pressure themselves.

communication – making sure we had the right people doing the right things at the right time.”

Even so, we still achieved our deadlines – it was very challenging but we were successful.”

For details, contact Calder Stewart. Phone: Kevin Arthur, development manager: 021 352 532. Email:

“The workload was also made difficult by the environment – at this time the council was doing all its work around the city so getting building supplies in was tricky in logistical terms. Even simple things such as having a location where our workers could store concrete panels was a logistical challenge.

“It may sound clichéd, but the process for Calder Stewart to resolve all these issues lay in good

kevin.arthur@calderstewart.co.nz, or go to the website: www.calderstewart.co.nz

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Who do the innovators turn to for innovation?

The The purpose-built purpose-built Vodafone Vodafone building building in in the the heart heart of of Christchurch’s Christchurch’s Innovation Innovation Precinct Precinct epitomises epitomises the the focus focus of of the the area. area. So So when when itit came came time time for for aa development development partner partner to to make make itit happen, happen, Vodafone Vodafone naturally naturally turned turned to to one one that that takes takes an an innovative innovative approach. approach.

At At Calder Calder Stewart Stewart our our unique unique design design and and build build process process includes includes utilising utilising our our very very own own integrated integrated supply supply chain chain and and workforce, workforce, giving giving you you flexibility flexibility to to get get what what you you want. want. We We also also provide provide certainty certainty around around investment investment and and hold hold aa commitment commitment to to quality. quality.

Let’s Let’s talk talk about about aa customised customised development development solution solution for for your your business. business.

Call Call Kevin Kevin Arthur Arthur on on +64 +64 (0) (0) 21 21 352 352 532 532 or or email email kevin.arthur@calderstewart.co.nz kevin.arthur@calderstewart.co.nz

IT’S KIND OF FUN TO DO THE IMPOSSIBLE. Walt Disney — Entrepreneur

Impossible — no such thing when you have us.

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Project Kathmandu Headquarters & store

Location: Innovation Precinct, Christchurch

Architect: Aqua Architecture

SENSE OF ADVENTURE A high-profile building, energising fit-out, and strong green credentials – Kathmandu’s new headquarters reflects its love of planet, verve and adventure

The new Kathmandu headquarters and retail

space that would align with Kathmandu’s values

store in Christchurch’s Innovation Precinct stands out boldly thanks to its facade of glass under-pinned

and purpose. And Aqua Architecture also delivered the interior fit-out for these areas – working with

with black spandrels and raw precast panels, which

Creative Spaces’ concept plans.

Spokesperson for Kathmandu Rebecca Edwards

are structural as well as aesthetic elements of the three-level building.

Aqua Architecture with owner Glen White at the helm undertook the base build of the contemporary building. Creative Spaces was engaged by Kathmandu to design a new office and reception

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says the global company selected the Innovation Precinct for its New Zealand HQ building as the collaboration hub for innovative technology aligns with its innovative product design, approach to working and retail experience.

These pages:Scored precast panels, a high-performance glazing wall and black spandrels delivered the look required for the new Kathmandu headquarters and retail store in the Christchurch Innovation Precinct. The building was developed by Calder Stewart Development and Studio D4.

Facing page:A raw concrete wall, glass balustrade, metal studs and a voided section where there could have been valuable floorspace – the look in this stair is pared-back and energised.

Larger than life photos are all part of the Kathmandu call to outdoor adventure.

Below:Vibrant product below and black services overhead – Kathmandu’s store design team fitted out this retail space.

“Christchurch is our home and we wanted to demonstrate our commitment to the rebuild and the

space, with a grassed area that could be used to set up exhibitions. Responding to this, the building

city,” Edwards says.

Glen White says the building’s design responds

forms a shallow U around a protected courtyard with artificial grass that looks out to a side laneway.

to the sensibilities, and needs, of Kathmandu as well

Inside, the building has a no-nonsense, modern,

as the prominent corner site within the precinct.

“The client wanted a bold building, in glass and

semi-industrial tone which seems to say ‘we just want to keep things honest and spend our energies

black cladding, providing the ideal backdrop for the Kathmandu white logo. The black spandrels were

climbing mountains or kayaking rivers’.

The ground floor includes the new Kathmandu

also a fire safety consideration,” says White. “Plus

store – fitted out by Kathmandu’s own store devel-

the high-performance, double-glazed façade is animated by automated blinds that track the sun and

opment team; a staff cafeteria with operable walls which can expand to double its size for

move to optimise indoor temperature and light.

Kathmandu also needed a sheltered outdoor

presentations; and a call centre. The upper levels are home to offices and an inhouse design studio.

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“The rugged fit-out includes further raw precast, exposed girders, mainly polished concrete floors

repurposed from the existing building on the site.”

Even the headquarters’ grand, long boardroom

and wall elements in steel, sealed with a wax finish. In key areas, ceiling panels were avoided with services

table is made from a recycled beam found on site.

Edwards says sustainability is in Kathmandu’s

left exposed and painted black,” says White.

DNA and that it was very important for its team

There is also a high-level of recycling in the building, the reception and office fit-outs. Ninety percent

members and their work environment.

For the office fit-out, that translated into light-

of construction waste was diverted from landfill and Forest Council certified timber and recycled timber

filled, open workspaces with extended sightlines, and the choice of a high efficiency ventilation

from buildings destroyed in the earthquakes were

system that brings in outdoor air at a rate 50%

used in the building’s construction.

“A section of floor is made from recycled tyres

above that required by the building code.

Unsurprisingly, the stand-out, contemporary

while the wood accents seen throughout – including the receptions’ 3D graphic of the world – are in wood

building achieved a 5 Green Star Design rating for efficiency and sustainability.

Facing page:The reception and connecting corridor is finished in recycled timber. The more protruding elements across from reception form a map of the world when viewed straight on.

Right:Open-plan offices with plenty of natural light were the order of the day – all part of the 5 Green Star Design rating for efficiency and sustainability.

Lower right:The boardroom table at the Kathmandu headquarters is made from recycled timber – one more green touch in the design.

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These pages:Waxed steel walls, empowering slogans and images, and light-filled rooms feature throughout.

The cafe, lower right, opens up to a connecting space for large functions.

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Left:The side courtyard extends the staff cafeteria and provides a space for the product design team to erect and review tent prototypes and designs outdoors.

Project:Kathmandu HQ, Christchurch Developer:Calder Stewart Developments and Studio D4 Architecture:Glen White, Aqua Architecture Interior designer:Alice Dalton, Creative Spaces Construction:Calder Stewart Construction Civil and structural engineer:Calibre Consulting Mechanical and electrical engineer:Thurston Consulting Cladding:Pre-cast concrete Roof:CS Roofing Canterbury Security system:ADT Security Lift services:Schindler Partitioning systems:Collective Operable doors:Transpace Hardware:Allegion

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Blinds:Window Treatments Flooring:Inzide carpet planks from Inzide Commercial Heating/air con:Beattie Air Story by Charles Moxham Photography by Jamie Cobel

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These pages:Window solutions from Fairview Systems optimise natural light, thermal integrity and seismic resistance on this reinvented industrial building.

INDIVIDUAL RESPONSE Working with a restored, characterful sawtooth building, and its need for seismic strengthening, Canterbury Aluminium created individual window solutions throughout

Some commercial fenestration projects are straightforward and require a standard response, while others are more tricky – requiring a custom approach for every single frame set in place. The refenestration of the 1960s Treffers building in Christchurch – part of its restoration and transformation – was undertaken by one of Fairview Systems’ fabricators, Canterbury Aluminium, with the advanced window solutions supplied by Fairview Systems. Calder Stewart was the developer and main contractor. The run-down industrial building had been through an earthquake, before being stripped back to its bare steel work and then raised 700m.

The renovation has retained the heritage look of the building while inserting a mix of New York-style lofts for office and business use. The sawtooth roof building – renamed The Works – now features roof lights made up with Fairview Commercial 40mm and 150mm seismic frames, while the Low E glass specified provides excellent energy efficiency. The Low E glass was chosen to allow for open and airy spaces within The Works, while managing the thermal envelope of the building.

The large format double glazed windows – with seismic frames – add drama to the rejuvenated building while the raking window design has been used to complement the distinctive sawtooth roof.

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Positive structure was added at window lines to ensure lower maintenance requirements in the future. This also reduces the risk of leaks forming during the life of the building following movement, as the result of seismic movement, for example.

There were complexities to be overcome with the renovation, such as addressing the redesign and building tolerances from an old structure. Crucially, every window on the job had to be site-measured to fit a building structure that was not 100% square or plumb, due to the intricate mixture of the existing and new steel structure.

Close coordination with the engineers and structural contractors was key to enabling the installation of the high level large window frames without compromising on the structural integrity of either the building or the windows.

For further details on Fairview Systems, phone (09) 574 2900. Email: info@fairviewgroup.co.nz, or visit the web: www.fairviewwindows.co.nz For more on fabricator Canterbury Aluminium, phone: (03) 388 5207. Email: canterbury@xtra.co.nz, or go to the web: www.canterburyaluminium.co.nz

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SECTION FOCUS WORKPLACE

PRIDE OF PLACE Whether it’s the outlooks, clean air, natural light, flexible workspaces, or social agendas, the office of today has a healthy, welcoming appeal

Project EY Centre

Location: Sydney

Architect: FJMT

Interior design: Davenport Campbell

LEADING LIGHT A Closed Cavity Facade, ideal placement and interiors that reflect the co-owner, developer and tenant’s advanced engineering prowess make the EY Centre a leading example for the future of Sydney office development

Promotion by great example is a phrase that comes to mind when looking at the development, star location, building design, tenant fit-out and green credentials for the EY Centre – a recent stand-out addition to the Sydney city skyline.

Jointly owned by Mirvac Property Trust and AMP Capital Wholesale Office Fund, the EY Centre at 200 George Street was developed and built by Mirvac’s in-house development and construction divisions.

Senior development manager at Mirvac David Chan says the high-profile location was a key factor in the premium tower’s development. In particular it provided the ideal address for Mirvac’s own head office running over six floors two-thirds of the way up the 37-storey building.

“With sitelines to the harbour and bridge and the ability to activate the ground level and surrounding laneways with diverse F&B outlets, public art and leisure spaces, 200 George Street presented the ideal address for a city developer,” says Chan.

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Architecture firm FJMT was awarded the design for the building, in part for its strong design concept for a warm, approachable building – a more human-friendly high-rise than the rectilinear buildings around it. The curvaceous nature of its interconnected towers and a facade animated by closed-cavity wood-blind elements are leading character features.

FJMT design director Richard Francis-Jones says the primary form of the building is created through the interlocking of four elements.

“There’s a folded stone ground-plane, which defines the public spaces; a human scaled streetdefining form to George Street; an expressed side core accommodating lifts, stairs and amenities, clad in sandstone and terracotta panels; and the two intersecting workplace tower volumes orientating north and west to the harbour and bridge.

“This building embraces natural materials, in particular wood and stone, materials of quality and character – it appears in the city as a tower made of

Previous pages and right: Comprising 37 storeys and offering 39,200m2 of premium office space, the EY Centre’s distinctive design is by FJMT. The building’s shimmering, golden curves contribute an iconic new form to the Sydney skyline.

Above:The broad folded timber awnings that shade and protect the street at ground level on the EY Centre emphasise the natural materials, human scale and warmth that characterise the whole building.

Below:Dolore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rciduip euis sed molorpe rilluptat ent dolorpe.

Left:A mural on sandstone by artist Judy Watson – ngarunga nangama, calm water dream – adorns the EY Centre lobby.

timber rising out of the greyness of its neighbours.

“In essence, it’s a building made of traditional materials that we’ve already been building with for thousands of years but are here utilising advanced technology systems,” says Francis-Jones.

The facade on the EY Centre is comprised of multiple layers – an outer layer of a single sheet of low iron clear glass, behind which are the automated natural timber louvres set within a sealed, pressured cavity that is clean and dust free. Finally the inner layer is a double glazed high performance insulating unit.

“The result is a facade that outperforms any of the grey glass buildings and looks nothing like them. It is clear and transparent, and the natural colour of the wood glows in the sun.”

The automated blinds also create a sense of animation – as blinds are drawn up or down controlled by the building management system to optimise solar control. As a result, the look of the facade changes day to day, or even hour to hour.

And if the ergonomic design and natural-look facade set the building apart from the outside, the interior architecture – including Mirvac’s own head office fit-out – sets it apart on the inside.

“The building has been designed to create flexible workspace horizontally and vertically,” says Francis-Jones. “This is achieved through the incorporation of a floor system that accommodates future atrium voids and interconnecting stairways.”

The EY Centre is also one of the first of a new breed of ‘smart buildings’ in Australia and this is where promotion by example comes in. Mirvac’s own headquarters respond in real time to the workplace environment and employee needs. For example, technology monitors power and water usage, and the quality of the air, enabling adjustment according to the changing needs of the building and its occupants. The data is used to manage the headquarters, as well as inform how Mirvac engineers can help the company’s clients build workspaces in the future.

The fit-out for Mirvac’s own workplace was by Davenport Campbell, led by co-principal Neill Johanson.

“To help test Mirvac’s new way of working, a fully operational pilot site called the Living Lab was built next to Mirvac’s existing workplace. It was then possible for our team to fine tune the HQ project based on feedback from the pilot,” says Johanson.

Mirvac’s old offices had been over six floors with

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Below:The social mid-level in the Mirvac HQ, known as the Town Hall, can be reconfigured for large or small functions.

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Facing page:With organic sweeps that never repeat exactly, the large stair voids give the Mirvac fit-out a strong sense of individualism and character.

Below:One of the reasons the EY Centre was chosen by Mirvac as the site for a new flagship building and their own office was its central location with stunning city, harbour, and bridge views.

only one stair, but the progressive company wanted quite a different approach here. So, involved in the

touch with who Mirvac is and what it does.”

In addition the floors were raised on the fit-out to

project from the time of the building’s construction, Davenport Campbell was able to customise the

allow easy relocation and connection of services.

“Helping Mirvac create a unique customer

base build and have inter-floor stairwells expanded

experience was quite a challenge. The Town Hall

and given an individualistic, curvaceous form, with no straight lines employed.

had to support Ted Talks, share price announcements, product launches and social events, so we

“The sculptural voids were vital to communicate connection, community and innovation – core

raised the floors to provide the greatest amount of flexibility for these curated experiences.

values for Mirvac,” Johanson says. “From the moment you enter the HQ on the social and meeting-oriented Town Hall floor you are immediately in

“In an environment focussed on enabling people to choose how and where they work, developing an effective location strategy became critical to the

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Facing page The organic design provides nooks and crannies for break-out spaces or casual meeting places, as well as ensuring unique viewing angles from wherever you are standing.

The slatted wood ceiling on the top floor of the fit-out brings a sense of warmth and extended ceiling space.

Right One of the internal streets in the Mirvac head office fit-out.

success of the project. Mirvac invented an App and

a smart phone, as can a purpose-specific meter

dashboard that did just that – help employees find a spare desk or locate a colleague via their phone.”

measuring even the slightest structural movements in the building – another example of engineering

This contemporary facility is known as Jelly Bean working, referring to the little green light showing on

savvy on display.”

or off on social media sites.

These precision building performance measurements plus pro-active health initiatives, such as

Complementing the Town Hall with its meeting spaces and reconfigurable forms, the open-plan

healthy air, optimum natural light and the provision of 257 bicycle spaces plus 50 more for visitors

office spaces are divided up into neighbourhoods connected by Main Streets. The only personal

has added up to the EY Centre and Mirvac’s own

space allocated to workers is their lockers and

fit-out attracting a plethora of green awards. These include a base building targeting a 5 NABERS

storage, which are positioned on these streets.

“The fit-out keeps Mirvac’s prowess in advanced

energy rating, and a 6 Star Green Star As-Built rating for the building. Mirvac has also been one of

engineering to the fore, with cutouts in the floors and ceiling revealing the building’s state-of-the-art services. In addition, the temperature inside and out the sealed blind cavities can be displayed on

the first offices to achieve the Gold WELL rating, which takes a holistic approach to health in the built environment – looking in particular at behaviour,

Project:EY Centre, Sydney Architect:FJMT Mirvac office interior designer:Davenport Campbell Developer, construction company, tenant:Mirvac Structural and civil engineer:BG&E Mechanical and electrical engineer:Arup Facade design:Surface Design and Permasteelisa Group Security system:Johnson Controls Lift services:Schindler Blinds:Permasteelisa Group Blind controls:Somfy Ceiling:Armstrong Ceiling Tiles Lighting:Commercial Floor LED Lights from Pierlite Heating/airconditioning:Climatech Workstations:Steelcase Workstation seating Gesture Task Chair, Gesture Task Stool

Boardroom table K &N Summa Tables from Arredorama Boardroom seating Sola Chair from Wilkhahn Ceiling panel system Supawood Laminate timber from SAS Mikor Tubeline System Paint Dulux

operations and design.

Story by Charles Moxham Photography by Brent Boardman and Katherine Lu

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Project VMS Investment Group Headquarters

Location: Central, Hong Kong

Interior design: Aedas Interiors

PRIDE OF PLACE This top floor office fit-out at one of Hong Kong’s most prestigious business addresses offers a sense of drama and 5-star hospitality to its clients

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These pages:A dramatic cantilevered desk, designer lighting and a ribbed glass privacy wall together create a gallery-like feel in the reception of the new VMS offices at One Exchange Square, Hong Kong.

VMS Investment Group (HK) Ltd is a private equity firm based in Central, Hong Kong’s prime

separation of sensitive security, asset management

business district. The company recently relocated

interest – with all important aspects of the design layout worked out well in advance.

from one key business address in Jardine House to another even more prominent – the whole top floor of One Exchange Square. Client perception and business confidence are everything in the world of company finance, and the move to this address together with the fit-out of its offices by Aedas Interiors provided a strong power-play for the firm.

Aedas Interiors managing director Logan MacWatt says although VMS moved from 372m2 to the much roomier 2115m2 at One Exchange Square, deft space planning was still essential. This included

and finance departments – to avoid any conflicts of

“This address has stunning, front-row harbour views that we naturally made the most of,” says MacWatt. “The meeting rooms, VIP room, and centrally located canteen – or Business Lounge – are all on the harbour-side of the floor, while the general offices face the other way, back towards the island.

“Several ideas were communicated in this fit-out, from an art gallery feel to high-end hospitality to a gentlemen’s club, with different areas performing different roles.”

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To celebrate artistic culture and exude a sense of business confidence, companies will often invest

in polished stainless steel to reflect views from an adjacent window. The window itself is another

in high-profile artworks – and VMS is no exception, including a Warhol amongst its pieces, for example.

art-like inclusion – in that it is framed as though it were a painting, with the bustling real-life harbour

“VMS wanted the reception area in the new

being the subject. To the rear of the VMS reception,

offices to create an appropriate backdrop environment to display their art acquisitions. To achieve

a curved wall of ribbed glass appears opaque from front on, but affords glimpses into the room behind

this we specified muted tones in this area, including painting the lift core lobby in soft hues and intro-

as you move across the space.

Another aesthetic requested by the client was

ducing a beige-toned floor and timber accent wall.

one of upmarket hospitality, with the boardroom

“However while we wanted to create a restful decor to showcase the art, we also wanted several

achieving the feel of a bookable conference room in a grand hotel. Fabric on the walls, a grand soffit

elements to have a sculptural look of their own.”

The dramatic marble reception desk with its long

ceiling and flowing light feature are examples of the relaxed luxuriousness of the room.

cantilever underpinned by steel is one such feature.

Another is a structural column which has been clad

Another hospitality-accented space – possibly with the biggest impact of all – is the VIP room.

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Below:Spanish sandstone floors and a timber clad wall feature in the lift lobby. As VMS occupies the entire top floor of the building it was able to control the look of this core area as well.

Facing page:The boardroom has the feel of a plush venue in a five-star hotel with feature lighting, custom fabric, a cove ceiling and operable wall panels finished in traditional prints. The television can be screened from sight with leather panelling.

Below:Seated in the VIP room, guests enjoy views of the harbour below via the mirror ceiling. The room boasts a club-like aesthetic.

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This space, with its panelled wood wall, mirror ceiling feature that reflects the harbour below, and

is in reality the company’s canteen, open to staff and business clients and visitors alike. Finished

corner accent of rich rosso marble, has the vibe of a stately gentlemen’s club. However, there is a

in sedate tones with a parquet floor in wood-look ceramic tiles, the Business Lounge also opens to a

modern accent here, too. The leather settee and

balcony with sweeping views of the harbour.

lounge chairs may be studded in the classic style but the actual shape of the furniture is contem-

From the high-profile, top-floor business address in Central to the refined interiors and valuable art

porary. Here, as in other areas, the carpets were custom-designed by Aedas Interiors for the spaces.

works on display, guests are constantly reminded of the calibre of business they are dealing with.

The upmarket, rarified feel of the VIP room not only underpins the company’s highly successful fiscal status, it also offers a relaxing place for informal business meetings with favoured clients.

Also furthering the sense of hospitality, is the Business Lounge. Located near reception, this

Project:VMS Investment Group Headquarters Interior designer:Aedas Interiors Construction company:Hsin Chong Internal partition walls:Jeb X – Series Partition System from Jeb Greater China Hardware:Jeb Greater China Blinds:A & S Furnishings Flooring:Limestone from GMA Stock (HK)

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Wallcoverings:Tat Ming wallpaper Lighting:Lumen Arts Workstations:Lamex timber veneer Office chairs:Kokuyo task chair Reception furniture:Maum Studio Story by Charles Moxham Photography courtesy of Aedas Interiors

Below:Positioned on the harbour side of the whole-floor fit-out, the Business Lounge, or canteen, enjoys breathtaking views of the harbour. There is also a balcony for the brave-hearted – after all the investment company’s offices are on the top floor, 49 levels up.

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Project Fairfax Media

Location: Auckland

Interior design: Tse Architects

FREED UP TO WORK When technology-driven media company Fairfax consolidated to new premises, the fit-out created an exciting, activity-based workplace with flexibility and connection at its heart

Stagnating in your corner, trying to think with

and technology access is everywhere.

all that racket going on, and your laptop in the only position on the desk that the cord will reach? Well,

Both floors of the Fairfax offices are configured in colour coded-zones. On the lower reception floor,

that was yesterday’s tired-out media office story.

for example, the louder red zone – in the centre of the floorplan – includes the cafe, kitchen, call centre

The fit-out of Fairfax’s new offices reflects a more dynamic, contemporary blueprint for productivity.

Tse Architects created the state-of-the-art Fairfax Media environment located over two levels in a brand new building. The spaces bring Fairfax employees from several locations together into one super-efficient, technology-rich media hub.

Central to this fit-out was Fairfax Media’s drive for an activity-based environment where meetings, casual or formal, are held in appropriate settings and where deft sound control minimises distraction,

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and editorial department. Around this area lies the medium-noise yellow zone, with workstations and meeting spaces. The outer edges of the floor are designated the quiet zone – signified by green – where workstations are located with pods that provide privacy and acoustic dampening. All three zones have their own quiet rooms, too. The three zones are signified by their tell-tale colours appearing on doors, lockers, and as furniture accents. The colours help orient staff, too – if you look up and a

Below:A large digital screen backs the white and oak reception desk in the new Fairfax Media offices, fitted-out by Tse. Right:Tse designed the stair that link the two floors and included a breakout space on the landing.

Lower right:These quiet rooms are fronted by a native forest photo mural which in turn is fronted by a hanging fern garden – fresh air is another consideration for an on-to-it workplace environment.

green accent hits the eye you know to keep your voice down.

with a landing – adding another collaborative space.

Everywhere technology is to the fore. A screen

Orientation is important for another reason, too, as Activity Based Working is facilitated throughout

behind the white and oak reception desk is used for branding and live news feeds, while another large

the two floors. Staff still work within departmental

digital screen next to the cafe is linked up to the

areas but the only real ‘home base’ is their locker – otherwise proximity to others, the workstation

editorial table, allowing content to be displayed on the screen during meetings. Plus meeting rooms

type required, and style of work dictate workstation choice for an hour or day.

and collaborative booths have integrated screens with the ability for staff to communicate via Google

Also addressing the activity-based work ethos

Hangouts. USB ports and HDMI ports are discreetly

are the different types of meeting rooms – three in all. There are bookable enclosed meeting rooms,

tucked in under tables, in fact anywhere where powering up and getting on with it is key.

several quiet rooms for two to chat in, or one to make a call in. And lastly there are the collaborative

In terms of the colour palette, there are touches of nature – such as a green wall fronting the two

settings within the open-plan environment. These are usually custom-designed booths or a huddle

quiet rooms – but overall the tones are subdued, so as not to clash with the strong use of green, yellow

of chairs, with high backs for relative privacy and treated for acoustic dampening.

Tse was able to have input on the stair design at the time of the base build and so had this widened

and red throughout.

Interior design:Tse Architects Partitioning system:Apex Interiors Window/doors:Glazed doors by Glass Projects Hardware:Chant Productions Blinds:Window Treatments Flooring:Floor tiles, Keope by Jacobsen; carpet by Inzide Commercial Wallcoverings:Acoustic Walls by Autex; photo walls by Signwise Ceiling:Perforated metal ceiling tiles and Mineral Fibre slotted ceiling tiles by Forman

Paints:Feature doors – Resene Galliano, Resene Salsa, Resene ½ Baltic sea, Resene Seagrass; walls – Resene ½ Merino Lighting:Lightstudio Workstations and office chairs:Aspect Furniture Reception furniture:Hay, from Aspect Furniture Additional furniture:Ligne Roset Togo, from Domo Stacked plant wall:Greenair

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Story by Charles Moxham Photography by Mark Scowen, Intense Photography

Below:This large, curvaceous meeting table is fully wired for work, with USB ports and HDMI ports at the ready. The table’s technology also connects to the large screen behind. The ‘house’ meeting space towards the rear is also used for lunching in. Set on wheels, this can be relocated to suit, while the holes in the ceiling are a fire regulation requirement, ensuring sprinklers can penetrate the space.

Web www.tse.co.nz

Auckland 09 525 2214

Wellington 04 384 2020

DRAMATIC FARE This new Korean restaurant, The Buffet, provides diners with much more than delicious food – the decor by Blacktree Architects features Resene paints A thriving restaurant not only has great food, the decor also plays a big part in repeat custom.

The brief to Blacktree Architects and Designers for The Buffet was to break with classic Korean decor and create instead an industrial, edgy feel.

The design is set up so diners enter between two private dining rooms with the main buffet display straight ahead, clad in perforated red metal.

Continuing the industrial accent, the restaurant’s private rooms are black and the original concrete floors were retained. For warmth, macrocarpa was used as a partition wall.

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And as part of the drama, the doors and ceilings in the restaurant are finished in two contrasting yet complementary Resene colours. Both are available in a range of paint finishes, including durable Resene Lustacryl for trims and joinery and Resene SpaceCote Flat for interior use, including wet areas.

For more information on the Resene finishes available, visit a Resene ColorShop, or freephone 0800 RESENE (737 363). Web: www.resene.co.nz

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This page:The Buffet Korean restaurant in Albany presents a dark, moody atmosphere to its patrons. The interior design

by Blacktree Architects and Designers comprises several chic industrial surfaces as well as the use of Resene Blackjack and Resene Black White in key areas.

Photography by Alex Kim.

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Project Edmunds.com headquarters

Location: Santa Monica

Architect: M+M Creative Studio

WORKING ON TRUST If you’re one of the 600+ staff at Edmunds.com, you’re not compelled to attend the office every day – but with premises like these, most people want to

Changing workplace philosophies have forced

increase productivity by giving employees the free-

us to seriously rethink workplace design in recent years. Non-hierarchical layouts, collaborative envi-

dom to work on their own terms and in their own time. It’s a system based on trust that measures

ronments, quiet spaces, a social kitchen/cafe area

staff only on the results they produce – not the amount of time they spend at their desks.

– these are all becoming commonplace features.

One of the more radical of these new workplace philosophies has been ROWE – a Results Only Work Environment.

Essentially this is a programme designed to

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So how do you design a workplace for staff that don’t have to be there?

That was the challenge facing architect Chris Mitchell when working with Edmunds.com on its

These pages:Pride of place at Los Angeles-based online car marketer Edmunds.com goes to the reception area, with two Corvettes rotating above the desk.

Overhead is an inverted 2016 Stingray Convertible, while on top of that, at first floor level, is an iconic 1966 Stingray – marking the year the company started.

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XXX

new Los Angeles headquarters. The company had leased a building just across the street from its

on top of that, to talk about what Edmunds does.

Edmunds provides online automotive information

existing premises and wanted to re-develop it into 13,000m2 of space for its 600+ staff.

– not actually selling vehicles, but facilitating their purchase.

“But you have to ask yourself why go through

“Car companies are its clients, so the company

this process if your staff don’t need to turn up if they don’t want to?” asks Mitchell.

wanted a space that was evocative of cars, motion and highways. We needed to make staff happy but

“Edmunds did it because it wanted to entice people to be there. It’s like having a clubhouse that

we also wanted visitors to be excited.”

That’s achieved as soon as anyone steps into the

you want to go to, even if it means a two-hour drive

main lobby. Rotating above the reception desk is a

to work in LA traffic.”

He says this was the business driver for creating

2016 Corvette, with another Corvette – the iconic 1966 model – above that at first floor level.

the space. A branding message was then layered

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Mitchell says that ground floor also contains

Previous pages and below:In keeping with the nature of the business, M+M Creative Studio’s interior design is evocative of cars, highways and motion.

Facing page:Staff are not compelled to be on the premises – the company operates on a system of trust that their work will be done. However, the staff facilities are designed to entice staff to want to come to be on the premises.

Left, top:Workstation areas are on the quieter first floor of the premises.

Left, lower:This breakout/lounge area on the first floor picks up on some of the design features from the floor below.

Right:One of the more quirky, fun aspects of the fitout is this nearly 10m-long slide. Designer Chris Mitchell says it is used throughout the day by staff going from the first floor work areas to the ground floor coffee bar.

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conference rooms, collaborative and social spaces.

“It’s natural – people come in, they grab a coffee and then head for a conference room. The ground floor is loud and fun, a place where people can casually bump into each other.”

The design includes elements from car culture such as the display of 72 chrome wheel rims above the coffee bar, chrome exhaust pipes by the main entry monitors, a wall of miniature Matchbox cars, and a refurbished 1958 Cadillac that’s used as a bar.

“Beyond that is a twisting, open slide between floors that we call the Expressway that people use

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all day long to come down to the coffee bar.”

With all the fun happening on the ground floor, the floor above houses the quieter work spaces.

So has this bold, bright and inclusive approach achieved the goal of enticing staff to be there?

Mitchell says the results speak for themselves.

“Edmunds has been able to measure the level of employee engagement and that shows the old office was used 75% of the time, but the new premises get used 89% and above.

“If you work for this company, you do actually want to hang out here.”

Above:The main stairs next to reception leads to office areas on the first floor. Alongside that are two kiddie car vintage Corvettes.

Facing page:The space planning doesn’t follow a conventional approach. Designer Chris Mitchell likens it to a big donut, with collaborative and social spaces on the ground floor and work spaces on the first level.

Story by

by Paul Paul Taylor Taylor Story Photography by

by Fotoworks Fotoworks Photography

First Floor

Ground Floor

Project:Edmunds.com headquarters, Los Angeles Design architect:Chris Mitchell, M+M Creative Studio Executive architect:Lewis/Schoeplein Architects Construction company:Corporate Contractors Flooring:Red and white epoxy paint; clear sealed concrete on stairs; Ground Waves carpet from Interface Paint:Benjamin Moore Red glass:Pulp Studios Graphic on glass:Hand applied 3M FILM dots Cove lighting:Edge Lighting Recessed lighting:Flos USA Feature lighting:Tom Dixon Pendant Ball Lights; Tom Dixon Mirror Ball LIghts Slide:Custom designed from Natural Structures

Office chairs:Aeron from Herman Miller Reception desk:Hand polished mirror chrome Casual seating:Depart Sofa designed by Joquer for Jane Hamley Wells; Noir by Designtex Kitchen islands:DuPont Corian in Silverite, Designer White and Royal Red Kitchen stools:LEM Piston Stool with white leather seat, designed by Sin and Tomoko Azumi for Design Within Reach

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Project The Orange, Auckland

Architect: Crosson Clarke Carnachan Architects

Builder: Dominion Constructors

WITH RESPECT TO THE PAST A key Auckland social hub ninety years ago, Orange Hall has now been fully refurbished and added to with apartments, retail and commercial premises – Dominion Constructors undertook the tricky build programme

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Below:The Orange is a mixeduse development combining the strengthened and restored historic Orange Hall with the introduction of apartments, retail and commercial tenancies that border the hall on two sides.

The Orange Coronation Hall – also known as the Orange Hall, or simply the Orange, on Newton Road in Auckland opened in 1923 and soon became the city’s number one party spot with regular public dances and other social events.

The venue has now been given a new lease of life, fully refurbished and integrated with a wider mixed-use development – called The Orange.

Crosson Clarke Carnachan Architects with Ken Crosson as project architect designed the forward-looking project. Dominion Constructors undertook the construction of the new build along with the full refurbishment and strengthening of the original Orange Hall – thus preserving a rich slice of Auckland City’s architectural legacy. And the high calibre of the refurbishment didn’t go unnoticed – last year Orange Hall won the Heritage section of the Auckland NZIA Awards.

The new buildings in the mixed-use development wrap around behind the Orange Hall, creating a public walkway that links the old and new as well as the corner streets. Linked by a seismic joint, the Dundonald St building has 61 apartments – 32 studios, 24 one-bedroom apartments, five twobedroom penthouses and basement parking. The Newton Rd building, with a sweeping curved wall and orange aluminium fins, is a mix of commercial floors and six New York-style lofts, each with a mezzanine.

Challenges for Dominion Constructors included the logistics of the very busy central city site and the complex undertaking of restoring and strengthening this piece of Auckland history.

The Orange Hall, originally three floors, was partially demolished to enable both the new build and the structural strengthening of the hall prior to its refurbishment. In fact, several complex structural challenges were addressed by Dominion before the final rebeautification of the hall.

The Hall was stabilised with 10m high precast concrete panels to two of the four perimeter walls connected to the roof trusses and floor substructure. The design rationale was for a stiff structural three-sided box with the remaining fourth wall not

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Upper far left and left:One wall of the historic Orange Hall was demolished and replaced.

Middle left:The Society Room, upstairs at the front of the Orange Hall, was also given a fresh lease of life.

Lower left:Work on the hall’s ground level Ballroom included restoring the timber roof trusses and timber dance floor.

Below:The Newton Rd building with distinctive orange fins includes a mix of commercial floors and six New York-style lofts. A new semi-enclosed courtyard was created between the old and new builds. A further 61 apartments occupy the building behind the hall, on Dundonald St.

contributing to the structural integrity. The three walls were connected by new roof and floor dia-

timber dance floor. Other work included carpeting the third level, installing custom-made partitions in

phragms. The fourth wall, consisting of double skin brickwork, was strengthened by the application

the bathrooms, replacing and upgrading the lighting throughout and replacing an outside window with a

of flexible sprayed concrete containing polyes-

door to accommodate a future café leading out to

ter fibres, Flexus, a recent engineering product innovation from Reid Engineering. This was one of

the new court yard.

The final stage was to clean, repaint and seal

the first projects to utilise the product, which was suggested by the structural engineer with Dominion

the exterior to prevent ongoing dirt build up and to ensure ease of maintenance. The stairs were also

arranging and coordinating the process from there.

hand ground to remove years of paint and expose

A pile inclinometer and registered surveyor monitoring targets placed on the existing hall were used

the original pink-toned granolithic screed. Overall, the Hall’s interiors were kept as simple as possible

to confirm no excessive ground movement was occurring during the excavations associated with

to highlight the period features.

For details, contact Dominion Constructors,

the new building work – as this could have potentially affected the structural stability of the hall.

phone (09) 526 5808, email: enquiries@constructors. co.nz, website: www.constructors.co.nz

The internal refurbishment included restoring and polishing the lower level concrete floor, together with preserving the timber roof trusses and the

to see more online: search 49111 or Dominion at Trendsideas.com

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MARKET SECTOR REPORT WORKPLACE DESIGN

WHAT TENANTS WANT? Developers need to be more in tune with what’s really going on at the office if they want to future proof their buildings, says Unispace global design director Simon Pole

Tenants, landlords and developers all keep

there’s a disconnect between what occupiers really

asking the same question – what are the key workplace trends that we need to be aware of so the

want, and what the property market feels it should offer them.

spaces we design will be future-proofed?

As Stuart Cranna, EMEA director of corporate services BlackRock said on this theme: “Asset

Our data suggests that the four “modes of work” – collaboration, focus, learning and socialising – are not necessarily what we thought they were.

Despite it being a contemporary buzzword, the office shouldn’t all be about collaboration. Sixty per cent of the office should be given over to space for ‘focus’.

And that’s one reason why we need to challenge what office space can do in the future. Currently

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managers need to take a different approach and put employee experience at the centre of what they’re building.”

I’ve been fortunate enough to work on projects globally for more than 20 years and have seen many attempts to include features that ‘engage’ occupiers.

The first was guidance on correct fluorescent

Below:The new breed of agile worker needs the workplace to be productive, to engage with workmates in a positive way, but also ensure they can get the job done. (Unispace office, Auckland) Right:Workers are prepared to spend longer hours at work if they are able to undertake more of those other essential life tasks in the workplace. (Slate, New York)

lighting to reduce eye strain for CRT monitors and an OH&S poster talking about varying our focal

Now, an abundance of different space models have sprung up. We have incubators, co-working

depth every 15 minutes to avoid headaches.

Retail on the ground floor was next, with the

spaces, business wine bars, work clubs, child care centres, convenience stores, and refrigerated online

introduction of a small café, selling average coffee.

pick stations – all devised to ensure occupiers are

Then it was sustainability, with extra fresh air and environmental monitoring. This quickly moved

engaged.

But is this really what workers want?

into the ubiquitous ‘end of trip’ facilities and towel service with bike repair stations.

Our data-led research suggests that what workers actually need is to be able to focus. Focus is,

Then it was the hotel-like concierge service,

more often than not, the primary requirement for

just in case we couldn’t walk downstairs to get an average coffee or locate the bathroom. And then

the majority of the working day.

What is surprising is the consistency of problems

came health and wellbeing driving us crazy … with standing desks and Fitbits that tell us to move and

reported in the workplace. And it’s the same for both co-working and conventional spaces – it’s

guilt us into 10,000 steps a day.

about privacy and noise control.

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Below:Much of the discussion in workplace design is around the additional facilities people need – they are not just coming to a place of work but the integration of work and everyday life.

(TripAdvisor, Sydney) Lower right:Data-led research

by Unispace suggests that what workers actually need is to be able to focus. (Unispace office, Melbourne)

The new, agile worker is concerned about how they get the most out of the space, whether it’s

and lifestyle in a way that was never previously imagined.

working from a pub or working from an office.

So, there’s no denying it, the office is going

Workers are prepared to spend longer hours at work if they are able to undertake more of those

through an identity crisis. The contingent workforce

other essential life tasks in the workplace. The

is growing as some people choose to opt out of the workforce altogether, frustrated by commuting long

workplace is where we spend most of our week and if we can do our shopping, hold a virtual doc-

distances and turning up to the same, un-engaging workplace.

tor’s appointment and practice mindfulness from our smartphone then all the better.

How do we cater for the demands of this more

Are current workplaces equipped to allow us to

agile breed of workers?

They require the workplace to be productive, to

do this and get on with our working day?

Sheree Rubinstein, the impressive CEO of One

engage with workmates in a positive way, but also ensure that they can get the job done.

Roof, an international co-working concept for women, said recently: “A lot of the (occupier) conversations

And we are witnessing the blending of workplace

are around the additional facilities that people need

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Left:The workplace is evolving as technology enables people to live and work in a very different way.

(Telogis office, Christchurch)

because they are not just coming to a place to work, but the integration of work and everyday life.”

The workplace is going to evolve because technology is enabling people to live and work in a very different way. And, as an industry, we have got to be able to be forward-thinking enough to anticipate this giant leap forward.

Michael O’Driscoll, CEO of Australian co-working operator Nous House explained at a recent event: “I think the key thing is that you give people flexibility over the space. What really surprised me was how much thought is going into making the space as

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flexible as possible from a user perspective.”

This is where the future seems to be going – flexibility in thought and deed. And offering occupiers exactly what they want and where they want to do it.

Easier said than done? But this is the dominant challenge for our market now and in the future.

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Project: Cathedral Grammar Junior School

Project: Christchurch

Architect: Ruamoko Solutions, Andrew Barrie Lab, Tezuka Architects, Ohno Japan & Contract Construction

TOP OF THE CLASS Pushing the limits of contemporary timber milling technology, this school design took out Supreme Winner at the 42nd NZ Wood-Resene Timber Design Awards

From extensive use of laminated veneer

timber joints – precisely interlocking rebates and

lumber (LVL) and cross laminated timber (CLT) in homes to multi-storey commercial buildings, this

mortice-and-tenon joints – techniques normally thought too expensive or technically demanding.

year’s entries in the NZ Wood-Resene Timber

The timber elements were meticulously designed and made to ensure structural performance and a

Design Awards showed modern applications of wood are providing cost effective solutions.

The Cathedral Grammar Junior School by Ruamoko Solutions, Andrew Barrie Lab, Tezuka Architects, Ohno Japan & Contract Construction took out the Supreme NZ Wood-Resene Award in this year’s awards. The entry also won Timberlab Solutions Ltd’s Commercial Architectural Excellence section and was highly commended in the NZ Timber Design Society’s Engineering Innovation category.

This classroom block for an inner-city school overlooks Hagley Park. The design sought to create a ‘garden school’ characterised by its extensive use of timber – giving the spaces warmth and character.

The complex Pinus Radiata Laminated Veneer Lumber (LVL) structure combines traditional timber jointing techniques and the very latest fabrication practices. The design pushed the limits of new computer-controlled timber milling technology to allow the economical use of exacting traditional

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perfect fit. These arrived on site complete down to the smallest rebate allowing the complex structure to simply be slotted together on site, resulting in rapid construction and labour savings. The complex timber building appears effortless – cabling, fixings, flashings and other cluttering elements are either invisible or seamlessly absorbed. The result of 21st century craft, the spaces are open and light – the interior linked with the landscaping and surroundings for a rich, flexible learning environment.

The judges said that the school stands out as an example of what can be achieved with effective collaboration and innovative use of timber design, material selection, and fabrication and construction technologies. Outstanding BIM modelling and CNC machining was used to craft an integrated spatial and structural delight for its young occupants.

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These pages:Class of its own – Cathedral Grammar Junior School is a fully interlocking CNC-cut, Laminated Veneer Lumber (LVL) timber structure which arrived on site ready to assemble. The LVL frames had been meticulously designed and manufactured to 0.5mm accuracy to ensure a perfect fit and structural performance.

Story by Charles Moxham Photography by Patrick Reynolds

Project: Point Wells Gables

Location: Rodney

Architect: Paterson Architecture Collective, Steven Lloyd Architecture and Glamuzina Architects

NATURAL WINNER Point Wells Gables is the Winner of the Carter Holt Harvey Residential Architectural Excellence Award at this year’s NZ Wood-Resene Timber Design Awards

Wood has come a long way from simply being

The architects chose to celebrate the aesthetic,

a framing option for bungalows, as the 2017 NZ Wood Resene Timber Design Awards have proven.

tectonic – or constructional beauty – and weathering possibilities of raw timber by using it for all the

Point Wells Gables took out the coveted Carter Holt Harvey Residential Architectural Excellence

home’s exterior cladding and interior linings. The cathedral-like interior has natural warmth that is

Award at the recent NZ Wood-Resene Timber Design Awards. The house was also highly com-

achieved by a combination of timber textures and colours. New Zealand Beech – mitred and spliced

mended in the Taranakipine Interior Innovation category.

The warm, inviting home shows what can be achieved when its architects – Aaron Paterson and Steven Lloyd of the Paterson Architecture

to form a seamless linear surface – is used to line the interiors. Structural components are prominent features through the interior – Tonka posts, transom beams and truss frames are joined by exposed galvanised bolts, to give an agricultural tone. The

Collective, Steven Lloyd Architecture and Glamuzina Architects – employed a broad range of timber species and finishes.

The beautifully crafted timber dwelling sits on a site alongside an estuary of the Omaha River. The

design demonstrates an exploration of timber in all its textures, tones and colours.

Judges’ considerations included looking at innovative aspects in design, material selection, context, built form, sustainability and its solution

house is a three-part play, comprised of two separate wings, running north to south, connected by a boardwalk running east to west with a gabled guest wing. The elongated boardwalk is a key organising device to provide a variety of outdoor spaces to

vs the project’s complexity. They said the highly manipulated and detailed use of traditional timber technologies achieves a high emotional impact.

take advantage of the sun’s changing positions.

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These pages:Point Wells Gables – winner of the Carter Holt Harvey Residential Architectural Excellence Award – derives its outer form from the gabled barn of the rural vernacular. However the architectural language of a traditional timber build has been abstracted and extended on the exterior and the interior architectural elements. Several wood species feature in the home.

Story by Charles Moxham Photography by Colleen Tunnicliff of LUX

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SECTION FOCUS PROJECT PORTFOLIO

TWIST AND SHOUT Architecture is the art and science of making sure that our cities and buildings fit with the way we want to live our lives – architect Bjarke Ingels

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Below:Dolore dolore modolor percin velisi te er sed molorpe rilluptat ent dolorpe rciduip euis sed molorpe rilluptat ent dolorpe.

Previous pages and left:Grove at Grand Bay by architect Bjarke Ingels combines high-profile design with low-density living.

Based in Denmark, internationally respected architect Bjarke Ingels has created many eyebrowraising designs, including the Serpentine Gallery in London. More recently he has designed an individualistic architectural statement of a different kind in South Florida. Located in Coconut Grove on a 1.2hectare site near Biscayne Bay, Grove at Grand Bay comprises two dramatic 20-storey glass residential towers that twist as they rise to capture spectacular 360-degree views of the area.

Ingels’ low-density design – there are only 98 units in total – combines stand-out architecture with sustainability and takes the Miami condominium typology to its most highly evolved state yet. The towers are the first LEED gold-certified buildings in Miami-Dade County – a green distinction achieved largely through energy-saving innovations and low-flow fixtures as well as the use of recycled and locally sourced materials such as oolitic limestone and sustainably harvested wood.

Terra, a leading South Florida real estate development firm, drove the design and president David Martin says that Grove at Grand Bay is intended to integrate with its surroundings.

“The buildings are designed to flow seamlessly between indoor and outdoor environments – a hallmark of Florida living. The 57 units in the North Tower and 41 units in the South Tower all have floor-to-ceiling 3.65m-tall insulated picture windows,” says Martin.

To achieve their distinctive presence, the towers’ floor plates rotate 90cm at every elevation from the third to the 17th floors. The twisting floors extend on all sides creating generous balconies for all the units. The large balcony overhangs act as brisesoleils, providing shade for the windows of each residence below – another positive in terms of energy efficiency.

Bjarke Ingels says it was important that Grove at Grand Bay respond to its community through a design that was respectful and distinctive.

“When you’re doing something for Coconut Grove, it’s very much a question of creating a leisurely and relaxed relationship between what’s inside and what’s outside – also between the apartments and the view, and the balconies and the landscape around them. We really turned the criteria into the driving force of the design.

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the typical typology of the Miami condo with its

Amenities in the luxury glass apartment buildings include rooftop pools for residents of each tower,

generous terraces and gorgeous views and using that criteria not just to keep repeating that mould

a five-star spa and fitness centre, a concierge and butler service, and a private dining room for resi-

but to optimise it. By creating twisting towers that rise side-by-side but never cross paths, we were

dents and their guests. There’s even a pet spa.

“In many ways what we were doing was taking

able to optimise views, outdoor spaces and the

Landscape architect Raymond Jungles designed the gardens and terraces that surround the complex.

flexibility of our floor plans, while allowing the buildings to interact with one another.”

Known for his ecologically sensitive landscape architecture, Jungles used hardscape elements

With open, spacious floor plans that average 372m2 in size, the expansive residences are intended to resemble vertical homes in the sky.

created by Ingels as the backdrop for a design that

The South Tower’s 929m2 entire-floor penthouse features an additional 464m2 square feet of outdoor

that were incorporated into the canopied landscape – and more than 15,000 plants.

space with a private rooftop terrace and swimming pool. Private two-car garages accompany units

“Most of the trees and plants are native to Coconut Grove,” says Jungles. “The result is a

larger than 372m2 while a private four-car garage accompanies the South Tower penthouse.

lushly landscaped campus that echoes the tropical beauty of Coconut Grove and aids sustainability.”

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includes numerous water features, nearly 500 trees – including the existing giant figs and gumbo limbos

Previous pages:Concrete below with lush plantings above, this distinctive hard landscape form echoes the twisting architecture of the towers above.

Below and right:Structural elements seen in the carpark rise through the towers’ ground floor lobbies as architectural features.

Left:The twisting nature of the towers mean each unit has unique views, including taking in aspects of the tower opposite.

Project:Grove at Grand Bay, Miami Developer:Terra Architect:Bjarke Ingels, BIG Architect of record: Nichols Brosch, Wurst Wolfe & Assoc Interiors:Esrawe + Cadena Landscape architect:Raymond Jungles Structural engineer:Desimone Consulting Engineers MEP engineer:Hufsey-Nicolaides-Garcia-Suarez Assoc Civil engineer:VSN Engineer Environmental:The Spinnaker Group Facade:Miami Curtain Wall Consultants Geotechnical:Langan Engineering

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Vertical transportation:Lerch Bates Lighting design:OVI; O’Brien Lighting Story by Charles Moxham Photography by Rasmus Hjortshoj

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,

Damba Gregory Task Chairs are assembled in NZ from imported and locally supplied components

Project South Australia Drill Core Reference Library

Location: Tonsley, SA

Architect: Thomson Rossi

CORE BUSINESS A geological reference source like no other, the steel-clad South Australia Drill Core Reference Library consolidates existing and new core samples from across the state in one central showcase facility

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Below:The new South Australia Drill Core Reference Library cuts a bold figure in sleek glass and weathering steel. The glass facade activates the building at ground level with exhibitions and sculptures visible from the street.

Even today, much of South Australia’s riches still lie buried deep in the ground, in the form of

advances throw fresh light on old DNA cases, so

untapped mineral deposits and energy resources.

old cores for fresh tell-tale information.

The new Core Library is situated at the

Leads for potential new seams are discovered in part by geologists’ scrutiny of massive core drill samples gathered from across the state. Previously these cross-sections of layers of earth and mineral deposits were held at four over-stretched facilities.

Now, the new South Australia Drill Core Reference Library consolidates all these core samples into one expansive facility, making it a go-to destination for geologists and scientists. The staggering 7.5 million metres worth of drill core samples date from 130 years ago to the present. However, much as forensic

too do new geotechnical technologies reinterpret

Innovation Centre at Tonsley – close to relevant infrastructure and the airport. Having worked on the business case for the placement of the library at that location, architecture firm Thomson Rossi became the logical choice to design the building.

Simon Thomson, director at Thomson Rossi, says that as a flagship geological resource, the facility had to have strong visual impact.

“To achieve the stand-out architectural look required, we designed the cladding to reflect the

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very essence of a drill core sample. At the public end of the building the large cantilevered forms

to a rich red rust colour. In some areas, this metal is allowed to leach into the complementary concrete

and facade are in perforated and non-perforated weathering steel. As you look down the side of the

panel cladding – reminiscent of how minerals leach into rock underground.”

building the metal gives way to precast concrete

Seen from the public entry side, the building’s

panels, some with flecks of steel in them – much as you get early indicators of a mineral seam before

ground floor is clad in glass, with two levels of the oxidised weathering steel rising above that.

actually bursting through to the mother lode.”

In other words, the entire, long building is an

“The ground and first floor are taken up by two levels of administration, exhibition and conference

embodiment of a giant core sample.

rooms looking onto the generous, double-height

“The weathered steel facade echoes the core drilling industry in another way too. As the name

public viewing room,” says Thomson. “The upper floor is half plant and half hidden sawtooth roof, the

suggests, the steel weathers and changes, oxidising

latter hidden away behind the metal cladding.

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Below:Even the pattern of perforation on some cladding panels calls to mind the core drilling process – both in that the perforations are made from holes themselves and also because the pattern reflects the leaching process from mineral to stone.

Right:The cantilevered corner of the library is an external extension of the exhibition space.

The perforated metal acts as a sunshade, filtering light. At night the holes shine light outwards.

Previous pages:The heart of the matter – the Discovery Room is bathed in natural light thanks to the sawtooth roof, which has each ‘tooth’ splayed slightly, creating a more dramatic look.

Inside, eight extended corridors of core sample racks reach up to the ceiling, taking up four fifths of

symmetry on the inside – as well providing optimum natural light to work under.”

the building. However, the feel at the core library is very far from a warehouse storage facility.

The high-volumed Discovery Room acts as a thermal chimney, too. With windows in the

Facing page:Row upon row, rack upon rack – the samples will stack up to the ceiling as the number of drill cores from other facilities and new bores grows over time.

we wanted the process of arriving at the formal entrance and then moving forward into the double-

facility. In addition, the core samples themselves act as a heat sink, soaking up then releasing heat

height core viewing room to be almost a ceremonial experience in itself,” says Thomson.

as required to keep the building cool or warm.

Furthering the idea of a ceremonial experience,

Below:The unmanned reception desk in the drill core library is backdropped by glass with the same patterning as seen on the weathered steel cladding.

“Much like with grand libraries of ancient times,

A requirement for the viewing room, or Discovery

sawtooth roof open, heat draws up and out of the

a first-floor walkway looks down on the viewing

Room as it’s called, was plenty of natural light – which is where the sawtooth roof comes in.

tables.

“The facility is now being used extensively for

Traditionally, sawtooth roofs were a way of bringing indirect natural light into a large building and the

education purposes and this high walkway was an easy way to let students see what was happening

same applied here. We set each ‘tooth’ at a slightly different angle, a departure from the more tradi-

without the potential of touching and compromising the core samples – a rearranged rock or two might

tional version. This creates a very pleasing ceiling

tell completely the wrong geological story.”

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David Groom, operations manager at the core library says the site is also becoming very popular

design offers a flexible platform that adapts to cater for these events in conjunction with our principal

for workshops as well as for seminars and business incentive programmes for various government,

business of promoting our state’s economic potential with our drill core reference material.”

business and industry sectors.​ “We are constantly receiving positive feedback from clients as to how the building can be used to suit the business of the day,” Groom says. “Its

Project:South Australia Drill Core Reference Library Architecture, interior design, and landscape design:Thomson Rossi Construction:Hansen Yuncken Civil, mechanical, electrical engineer and fire consultant:Aurecon Quantity surveyor:Aquenta Cladding:Corten weathering steel cassette panels by Ruukki; Longline 305 in Colorbond Monument Roof:Lysaght Klip-lok Classic 700 in Colorbond Surfmist and Monument; Revolution Roofing True Oak Deep in Colorbond Surfmist; Danpalon 16mm Multicell in Opal finish Facade:Bianco Precast Panels – B232A mix – combination of off-form and acid etch finishes Glazing:Capral 419 Flushline 150x50 in Dulux Electro Powdercoat “Black Ace”; Alspec McArthur Centre Pocket in Dulux Electro Powdercoat “Black Ace”; Viridian ComfortPlus glass; Breezway Altair Powerlouvre Floors:Mirafloor polished concrete in colour Premix Stylecrete Greystone; Mirafloor Industrial in grey, both by Arrunga Surface Solutions; InterfaceFlor carpet tiles from Human Nature collection, in Slate and Limestone Wallcoverings:3mm perforated aluminium panels in colour

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Colorbond Monument by Metrix Group Veneer:Eveneer timber veneer to joinery in colour EvenRomano Paint:Steelwork finished in Dulux Colorbond Monument; feature steelwork and external doors in Dulux X13 Marigold; walls and ceilings in Dulux Vivid White Ceiling panel systems 12mm perforated Hoop Pine Plywood with black acoustic fleece backing by Keystone Acoustics, supplied by Guy Surfaces; Armstrong Metalworks Clip In Ceiling; perforated panel with Soundtex Fleece backing; Monument finish; Knauf Stratopanel and Designpanel, acoustic perforated plasterboard with acoustic fleece backing General lighting:Zumtobel Mellow V recessed fluorescent lamps; Zumtobel Panos Infinity recessed LED downlights; Fagerhult Inducon, high-bay T5 luminaire Feature lighting:Stylecraft Oak Pendant light by Ross Gardam; Delta Light Ultra S Deep; Klik System 50 beam, surface mounted LED linear extrusion Story by Charles Moxham Photography by David Sievers

Below:The facility’s high-tech 3D theatre is used by students, geologists and business people.

Project Burwood Hospital Extension

Location: Christchurch

Architects Jasmax, Klein, Sheppard & Rout

HEART OF THE MATTER Boasting domestic spaces over clinical settings, wards that let patients rehabilitate without stress, and an overall emphasis on wellness, the Burwood Hospital Extension is a leading light for rehabilitation and care of the elderly

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Below:Designed following workshops and close consultation with clinical teams, staff, patients, and the community, the Burwood Hospital Extension provides a facility with sensitive caring at its heart.

The Burwood Hospital Extension takes a fresh approach to older persons’ healthcare – the overall emphasis is on non-daunting rehabilitation wards and break-out spaces that reflect a warm domestic feel over a potentially daunting hospital look.

The project was undertaken by Jasmax, Klein and Sheppard & Rout in association. Klein led the initial masterplanning and concept design with Jasmax taking the lead consultant role as the project moved into preliminary design. Klein was responsible for health planning and the building interior fitouts for clinical areas and wards. Jasmax was responsible for the base building architecture, landscape architecture and the administration office fit-out. Sheppard & Rout undertook the front of house and café fitouts, the back-of house building, links and interface areas. The practices worked collaboratively as a joint interior design team, ensuring consistency of design across the project.

David Meates, chief executive of the Canterbury and West Coast District Health Boards, says broad aims for the expansion were the consolidation of facilities for older persons’ health in state-of-the-art facilities and replacing outdated hospital facilities elsewhere in Christchurch.

“We also aimed to future-proof healthcare services in Canterbury against predicted increases in our elderly population over the next 20-30 years, in a region that already has one of the highest proportions of 65+ people in New Zealand.

“Thousands of our community together with clinical teams were involved in the design of the facilities. This ‘human centred’ design lens helped shape a facility that is configured to best enable a true rehabilitation focus,” says Meates.

The 29,400m2 extension includes 230 new inpatient beds and an 1100m2 radiology department with provision for future expansion. There’s also a 2500m2 outpatient and procedural area as well as a clinical administration and community teams area, a new kitchen and back-of-house support facilities.

Front of house is a soaring, light-filled central atrium complete with information centre, retail and a cafeteria used by staff and patients alike.

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Previous pages:The doubleheight arrival atrium features natural wood surfaces. It includes a cafeteria, retail spaces, and an information kiosk.

Facing page:The Radiology Department is on the ground floor of the new outpatient building with good access from the entire hospital campus.

Facing page lower:Besides the option for opportunistic therapy, the extension includes advanced planned therapy environments.

Burwood Hospital is a specialist rehabilitation hospital and the inpatient accommodation provides

ease while subtly underpinning their rehabilitation.

“For example, there are 24 beds per ward and

general assessment treatment and rehabilitation wards for older adults; a specialist stroke ward; an

these are divided into pods of eight – each with its own lounge-like communal space,” she says.

adult rehabilitation ward catering for brain injury

Plus there are comfortable meeting spaces where

and under 65 rehabilitation. There are also two psychiatric facilities for the elderly catering for

patient-doctor conversations can be carried out in a non-daunting way. We aimed to offer a spectrum

dementia and other mental health conditions.

Felicity Tapper, clinical advisor at Klein, says the

of spaces.”

Putting patients at their ease was important gen-

new facility offers principals of wellness – light-filled

erally and rehabilitation threads seamlessly into this

spaces, easy access to outdoors, and a very human or domestic feel that puts elderly patients at their

mix. As with the options for social and consultative spaces, there are also built-in options for therapy.

Right:One of the many casual meeting spaces dotted through the inpatient wards. The wards protrude like fingers from the main inpatient block creating courtyard environments between.

Lower right:The mental health services wards are integrated with the main wards – the only indication of protective containment is the lockable door.

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“The patient rooms are mainly one bed or two and are designed to allow a patient to benefit from

In terms of aesthetics, the hospital extension is very much married to the local landscape. The

opportunistic therapy right by their bedside – ideal when exercise is needed but getting around the

facade reflects the hues of the region’s mountains and rivers while, inside, the public spaces are linked

facility is still all too much. Naturally there are

to the colours of the Canterbury Plains, including a

planned therapy spaces as well.

“Aspects like the short walk to the pod lounges

custom carpet depicting an aerial view of the plains.

And lastly, the private clinical areas take their

or out to the many courtyard spaces are designed to provide a balance of ease and difficulty to help

cues from the local wetlands – think board walks, tussock marshes, even the purples of the Pukeko.

assess patient improvement and capabilities.”

David Meates says the new facilities have been

Another example of the humanity of the design is that the mental health services are not locked away

well received by staff, patients and community alike.

“The new main-entry atrium has a considerable

in a corner of the building. Instead these facilities are integrated with the main inpatient wards – with

wow factor and the clinical areas reflect the input from so many of the patients and clinical teams

things like a discreet lockable door on the Mental Health wards, and courtyards that provide a degree

involved in care of the elderly.

“The response has been remarkable, with every-

of separation without appearing to do so.

one saying that this is what we imagined!”

Project:Burwood Hospital Developer:Ministry of Health Project manager:Proj-X Solutions Architects:Jasmax, Klein, Sheppard & Rout in association Health planners and master planning Klein : Landscape architect:Jasmax Building contractor:Leigh’s Cockram Joint Venture Structural engineers and building services:Beca Facade engineer:Mott MacDonald Quantity surveyor:Rider Levett Bucknall Acoustics:Marshall Day Planning consultant:Urbis Roofing:Warm roof – Kingspan and Equus Duotherm; profiled metal roof – Dimond and Dimondek, by Fletchers Cladding:Pre-cast concrete panels by Cancast; profiled metal cladding – Dimond and Dimondek; rigid air barrier – Ecoply; timber board cladding – Western red cedar, shiplap profile, finished in Resene Waterborne Woodsman; curtain walls and aluminium joinery by Miller Design; proprietary extruded translucent polycarbonate cladding system – Modulit

External sunscreens/louvres:Insol Acoustic panels:Decortech Doors:Solid, Hallmark Group; glazed, Millers Hardware:Assa Abloy Flooring:Marmoleum; carpet tiles by Inzide Interface; floor vinyl by Polyflor and Tarkett Grant; Resene Aquapoxy finish and Duracon by Equus Lighting:we-ef, Energylight and Thorn Lifts:Otis Signage:Images Unlimited Group Air-con diffusers:Holyoake Radiators:Aquatherm, Variotherm

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Below:With the inpatients ward block to the left and outpatients, procedural suites, radiology, and administration offices to the right, the central glass-walled atrium of the Burwood Hospital Extension makes for a light-filled, welcoming point of arrival.

MARKET SECTOR REPORT

SENIORS LIVING AND AGED CARE

RETIREMENT PLANNING As more and more of the baby boomer generation consider life after work, are we providing accommodation options that match their expectations?

Blair Keenan, principal at Marchese Partners suggests we’re not

Picture yourself in retirement. Cast your mind

The retiring generation – baby boomers – are

forward to the glory years, when you’ve earned the right not to fight the morning commute any longer.

refusing to give up the lifestyle they worked so hard to create, and rightly so. While they are looking for

Chances are you’re thinking about ticking off

suitable accommodation as they age, no longer are they willing to sacrifice location, style and amenity.

those bucket list items you haven’t had the chance to conquer just yet. You’re also thinking about where you might want to live, and what your place might look like.

For many retirees, or those approaching retirement age, holding the fort in the family abode is simply not realistic in the long term. The need to downsize, or move to somewhere more practical, is a conundrum many of us are facing.

Until now, moving into age appropriate accommodation has meant moving into a retirement facility that does nothing other than suck the life out of their retirement motivation.

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Across the globe, the retirement sector is only just catching on to the idea that the accommodation model needs to shift to meet the demands of the new retiring generation. And in New Zealand, we are way behind the eight-ball.

There’s no need to hit the panic button just yet; we’re not the only nation whose retirement village architecture and design hasn’t had a revamp since the 1970s. We are still yet to see a new style of retirement accommodation options pop up across the country.

The awareness of what’s required is common

Below:Developers in both New Zealand and Australia are lagging behind when it comes to meeting expectations for retirement accommodation, says Blair Keenan, principal at Marchese Partners. However there have been some moves in the right direction in Australia, such as Watermark Castle Cove in North Sydney.

in the marketplace. There is an underlying understanding that we live in an aging population and the

beds in such a high demand market to lie empty, but it goes a long way to show those retiring are

current stock of retirement villages just don’t cut

simply not interested in giving up what they’ve got.

the mustard anymore. The biggest difference for us is we’re yet to see a developer prepared to go out on a limb.

So why are they empty? Like any other product in any other industry, it comes down to the quality of what you are producing, and whether it provides

And for us, that is the challenge. Who is going to be the first to break the mould?

a solution to those in the target market.

Residents in seniors living and aged care have never been spoilt for choice. There have been so few options for them, the sector has got used to matching the stock that’s currently in the market

The reality If our aging population is not enough of an incentive for developers to stand up and be bold, a quick inventory on the existing product should do the trick.

There are hundreds of rest home beds in parts of the country that lie empty, and it’s not because

because they knew it would fill up.

That trend is slowly dissolving, but quality solutions are not yet the standard practice.

The retiring generation has lived a life of relative luxury compared with generations preceding them.

there is no demand. It seems odd for so many

Living post-war, designing their lives with freedom

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of choice, and growing up with the advancements in technology are all contributors.

perceptions about seniors living and aged care isn’t something that happens overnight.

They are living in bigger houses, with more amenities designed exactly how they want. And

We need to break the perception that these villages should still be designed like they were in

there’s nothing wrong with that. Everyone has a

the 1970s – and the best way to do that is to start

desire to create the lifestyle that they want.

So when their mind is cast forward to thinking

bringing new models to market.

A conversation needs to be started among key

about whether they need to downsize, why would they want to live in something they’re not in love

decision makers in local and central government, the industry and, of course, the people who will be

with? Why would they give up what they’ve created

living in these facilities.

as their normal?

If we can create a dialogue that moves retirement living and aged care accommodation into a realm

The solution Perceptions

where it’s highly sought after, the perception that these facilities are the ‘last resort’ will be a thing of

This shift is going to take time, and changing

the past.

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These pages Let’s take the word hospital out of senior accommodation. Waterbrook has been developed as a true resort style concept, while ensuring that care facilities are discreetly available, if and when they might be needed.

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Terminology The word hospital is not helping. For good

While elements of the design of retirement and aged care developments will reflect the residents’

reason, people associate a hospital with sickness, death, and a place where you only go if you need

age, the reality is there are certain expectations we need to match. We should no longer treat

to. In essence, this is the exact opposite of what

retirement and aged care developments as less

you want to associate with your home.

Recently finished facilities in this sector are

important – and we have to be clever and innovative about accommodating the care factor.

still plastering the word hospital everywhere. This is common practice in New Zealand, but for no

It’s a really exciting time to be designing seniors living and aged care developments because it

reason other than tradition and association. The

allows us to break the mould of the previously

last thing we want to broadcast to our potential residents is that they could be living in a hospital.

dreary retirement and aged care centres and create something that people are attracted to.

Let’s create desire and excitement and have people lining up to live in these facilities. We need

As designers it’s our role to constantly innovate and challenge the status quo and it’s up to us to

to make this the natural next step for people, not one they have to force themselves toward.

create new paradigms for this sector.

We need to help change perceptions about

Design Compare the current stock to what baby boomers are currently calling home. The whole design process needs to shift away from things like long corridors and open central communal living spaces.

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retirement and aged care and shift the mindset from seeing a retirement village as the last resort into something that is a lifestyle choice.

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Below:As baby boomers head into retirement, they want accommodation that’s more in tune with their pre-retirement lifestyle. That there are so many rest home beds lying empty shows that it’s time to break the current design mould and provide more options like The Clayfield in Queensland.

FLOORING FOR

the health of all

MARMOLEUM SHEET, MODULAR & SAFETY VINYL

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