QUARTER TWO 2017

Building bridges Showcase foreshore project receives more accolades

HOTEL HEAVEN Tourism demand drives building boom

COMMERCIAL INVESTOR INCENTIVES Plenty of projects in the pipeline 2015 Site Safe awards winner 2014 Safeguard Winner Silver at NZ Design awards 100% NZ Made

Commercial or Residential we cover it all. Call us to discuss any requirements you may have INTAKS is available for purchase and hire

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intaks.indd 1 1/05/17 8:33 PM 2015 Site Safe awards winner 2014 Safeguard

Winner Taumanu Reserve Bridge 10 Resene Timber Design Awards 23 Silver at NZ Cover stories Cities Materials CONTENTS Design awards Wellington leading the national pack when it Future cities need to focus on liveability and Emission reduction potential, high asset value comes to commercial and industrial sector healthy living, Green Property Summit told 20 and growth in public awareness are driving confidence, Colliers International Research explosive growth in green buildings 22 100% NZ Made reports 6 Design New Zealand should combine its sustainable The largest recreational reclamation in the Major design awards showcased creative timber resources with an innovative Southern Hemisphere has collected yet another uses for wood in everything from architectural manufacturing system to build faster and more major award 10 excellence to engineering innovation 28 efficiently, an overseas expert urges 23 The ongoing tourism boom is boosting demand Facilities Management Commercial or Residential for new hotels throughout the country but will it Property A global leader in architectural revolving doors we cover it all. be enough to meet the need? 16 There’s an urgent need to reform city planning and security entrance systems is expanding to integrate planning, decision-making and Call us to discuss any Down Under 30 funding says Property Council Chief Executive requirements you may have Connal Townsend 5 An historic 1920s Auckland warehouse INTAKS is available for has been transformed into a modern, stylish purchase and hire workspace 26

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May 5, 2017 4:03 PM PROPERTYANDBUILD.COM DIGITAL EDITION 3

intaks.indd 1 1/05/17 8:33 PM New Zealand magnet cities and the infrastructure conundrum Auckland in the 1990s was a very different city that saw itself as something it was not, at least not yet CITIES It had international ambitions retail centre on Auckland’s but could not yet compete with waterfront. Further commercial other cities around the world. and residential development is Auckland was simply New occurring along Albert Street. Zealand’s biggest city, nestled Large transport projects are un- quietly away at the bottom of the derway. The $1.4 billion Waterview Pacific. tunnel will link the southwestern Fast forward twenty years, and and northwestern motorways. Auckland is what KPMG calls a The tunnel is the missing last con- Magnet City. It attracts people, nection of the existing motorway investment, and ideas. They are network. internationally connected. Magnet Cities grow. Auckland Integration initiative can now stand shoulder to shoul- More importantly, the government der with other international cities, and the Auckland Council have but there is still work to be done. recently agreed to the Auckland The problem is that despite its Transport Alignment Project 1990s vision, Auckland prior to (ATAP) to help ensure integrated amalgamation failed to plan for the planning, decision-making and success it would attract. funding for future Auckland trans- The result; a severe housing port projects. shortage with soaring prices and a One of those future projects lack of infrastructure to cope with is the Northern Corridor which a rapidly growing city. will turn a section of the SH18 Because of poor planning and Highway east of Albany into a previous under-investment in full motorway, providing a direct infrastructure, Auckland is barely connection to Northbound SH1 treading water. Highway. This initiative will stimu- But it is not all doom and gloom. late future population growth and Auckland Council and central housing development in the area. government do have projects At the other end of New Zea- underway that will ease some land’s North Island, Wellington is transportation woes. And they are evolving into a different kind of working on how to fund infrastruc- Magnet City, one that invests in ture to cope with future population and promotes its own uniqueness. growth. It is not trying to compete with The City Rail Link (CRL) is already Auckland, far from it, but rather stimulating development, spawn- complement it. ing the construction of office and Wellington wants to become retail in the CBD. what in Magnet City parlance For example, the Precinct Proper- is known as a “second city”. Its ties Commercial Bay development attraction strategy is how it is is integrating a 39-level commer- different to Auckland and in doing cial office tower with a world-class so highlights its own strengths;

4 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 1:33 PM CITIES

out of the CBD, port, and airport. acts, and more keep being added The areas it will open up for devel- to the statute book to circumvent opment to accommodate growth it and speed up development. It is are huge. a mess. Those investments are not It is time for a total rethink in primarily about solving existing New Zealand about how we plan, problems but are to avert future fund and build our cities. That does ones and unlock growth potential. not mean we need to throw the This proactivity could be called baby out with the bathwater. ‘luck’ because, like Auckland in the We need to review spatial 1990s, there is no obvious coher- planning, land use planning, local ent spatial or development plan. and central government deci- sion-making and funding for the Regulation strangulation built environment and infrastruc- What is missing in Auckland ture development. Planning and and Wellington, and the rest of environmental protection needs to New Zealand’s major urban areas, integrate with economic develop- is integrated urban planning, ment. decision-making and funding There is an increasing ground- for infrastructure and the built swell towards such a reform. the movie / tech industry, tourism, environment. Property Council will be a central cafes and culture, tertiary educa- Central and local government part of that conversation. tion, and government. “Central and talk past each other rather than Why? Because New Zealand Fortunately, Wellington is not local government engage in active conversation on cities must grow, and evolve in grappling with major transport talk past each the issues they are both facing. a coherent way. This is non-ne- infrastructure challenges. The A contributing factor to this is gotiable if they are to flourish as recently opened Mackays to other rather than the complex myriad of legislation Magnet Cities in the Asia-Pacific. Peka Peka expressway will relieve engage in active and regulation. While many claim existing congestion around the conversation on the New Zealand has a world-class Connal Townsend is Chief Exec- Kapiti Coast. issues they are both Resource Management Act, the utive of the Property Council NZ, The soon-to-be-completed truth is it is not working for the which represents the interests Transmission Gully motorway will facing” environment or development. of the commercial property provide an additional transport In reality, built environment and investment industry – including route up the coast, linking into the infrastructure decision-making commercial, industrial, retail and Hutt Valley, and feeding into and and funding are spread over many property funds

May 5, 2017 1:33 PM PROPERTYANDBUILD.COM DIGITAL EDITION 5 Wellington office market leads generally positive sector sentiment There has been a dramatic spike in the Wellington office sector, according to the Colliers International New Zealand Q1 2017 commercial investor confidence survey PROPERTY

6 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 2:49 PM COMMERCIAL PROPERTY INVESTOR CONFIDENCE

SURVEY Q1 2017

Wellington Office Auckland investor confidence

Sector at Record High Overall Office Industrial Retail

80%

60%

40%

-5% 20% Percent

- - 0%

- 12 15

14

13 16 - - 17 -

- - - 12 13 Mar 14 - Sep 16 - -20% 47% Mar 15 Sep Sep Sep Sep Mar Mar Mar Mar Net 24% -40%

-60% 56% -80% 4%

Commercial property Wellington investor confidence

13%

confidence weather map

Overall Office Industrial Retail *Net %

-6% 40%

22%

20% 29%

0%

16

15 -

-

14

14 13 17 16 - - - - - 13

12 -

-20% 15 12

- Sep - - Mar Sep Mar Sep Mar Mar Mar Mar Net Percent Net

Sep Sep -40% -2%

-60%

67% -80%

10% Christchurch investor confidence

Overall Office Industrial Retail Auckland Investor confidence Wellington Investor confidence 70% Results of our March 2017 quarter Commercial Property

40% Investor Confidence Survey:

• New Zealand overall net confidence (optimists minus 10%

12 - - 13 - 14 15 14 16 17 - - -

- pessimists) has reduced to 24%, compared to 32% in Q4 2016. - -

13

-

Sep 16 -20% Mar 15 Sep Sep 12 Sep Sep Mar Mar - • In the last five years the national result has varied from positive Mar Mar Net Percent Net

10% (June 2012) to positive 32% (December 2016). Mar -50% • The top four markets are Queenstown, Tauranga / Mt Maunganui,

Auckland and Hamilton for the third quarter in a row. Queenstown is -80% currently at 67% confidence and has maintained the highest spot for the past seven quarterly surveys. Overall – Three main centres • WellingtonChristchurch overall confidence Investor has increased confidence to 29%, up from 22% Overall three main centres

recorded in Q4 2016. The Wellington office sector has reached 39%, Auckland Wellington Christchurch its highest confidence since the survey began in Q1 2006. 80%

• Christchurch investor confidence has reduced to -2%, down 60% from 15% last quarter, and is now at a similar level across all 40%

sectors to Q1 2011. 20%

14

16 13 -

- • Overall, 10 cities recorded a reduction in investor confidence, -

0% 16 15 17 12 14 - - - - - 12 13 15 - - most of them modest, with two increases, Wellington and Sep - Mar Mar -20% Sep Mar Mar Sep Sep Mar

Napier/Hastings. Interestingly, these are the same two markets Sep Mar Net Percent Net

showing an increased confidence in residential pricing, see our -40%

Q1 2017 Residential Market Outlook Survey. -60%

-80% PROPERTY • 2,299 responses were utilized to construct the survey results.

The confidence level reached commercial space. gains, setting a record yet again. for the World Masters Games and 39 per cent, the highest result In Auckland, Goodman has recent- The tourism boom has stimu- the British and Irish Lions Tour, recorded since the survey began ly announced it will be investing lated increased overseas investor which will add further pressure to in 2006, the firm reports in excess of $44 million across interest with four hotel devel- the accommodation supply. Post-quake activity in Wellington five developments at Highbrook opments announced in the last has seen a 7 per cent reduction in Business Park. month. Office office stock, pushing vacancy rates Two of those will be industrial fa- These include a $60 million, Hol- Auckland metropolitan office down in the CBD. cilities, as well as future stages of iday Inn Express in Queenstown; vacancy reached 5.6 per cent, an Prime office vacancy rates are at The Crossing (offices), and a Quest 21-level, Four Points by Sheraton eight-year low in September 2016. an all-time low of 1.2 per cent - less serviced apartment expansion. Hotels in central Auckland; a Developers that had the foresight than 3,000 sqm of space. Spark is committing to a new six-level, Sebel Hotel in Manukau and ability to absorb higher levels Colliers believes the disruption to 5,085 sqm purpose-built, four-level City, and a seven-level, Hilton of risk and plan for this a few the demand and supply equation office development in Cathedral DoubleTree in Wellington. years ago are now receiving strong will see the market swinging heavily Square, being developed by Nexus The combination of these devel- enquiries for their new premises. in favour of the landlord, with rents Point, signaling a return to the CBD opments will add a much-needed Colliers expects overall stock to expected to go up over the next 12 in Christchurch. 742 additional guest rooms to the increase by 5 per cent by June and months. Strong net migration in the year to accommodation supply. vacancy to only peak at 8.2 per There is a resurgence of retail February rose to 71,333, the fifth There are no signs of a slowdown cent (lower than the June 2014 activity in the Wellington CBD with consecutive month of net migration in visitor numbers, as more arrive vacancy rate). a flurry of new store openings from both from national and international retailers. Prime retail space is scarce in Mixed results from quarterly count central Wellington. Since the arrival of David Jones last year, retail vacancy on Lambton Quay has de- Colliers’ March 2017 quarter Commercial Proper- • Wellington overall confidence has increased to clined from 4.0 per cent (Dec-15) ty Investor Confidence Survey unearthed some 29 per cent, up from 22 per cent recorded in Q4 to 3.5 per cent (Jun-16) and now interesting statistics: 2016, with the Wellington office sector reaching 3.3 per cent (Dec-16). 39 per cent, its highest confidence rating since Nationally in comparison to • New Zealand overall net confidence (optimists the survey began in Q1 2006 Wellington, commercial investor minus pessimists) reduced to 24 per cent, • Christchurch investor confidence has reduced to confidence dropped. compared to 32 per cent in Q4 2016 -2 per cent, down from 15 per cent last quarter, However, it remains robustly pos- • the last five years have seen the national result and is now at a similar level across all sectors to itive at plus 24 per cent, and there vary from positive 10 per cent (June 2012) to Q1 2011 is no shortage of new projects in positive 32 per cent (December 2016) • overall, 10 cities recorded a reduction in investor the pipeline across a variety of • the top four markets are Queenstown, Tauranga/ confidence, most of them modest, with two property sectors. Mt Maunganui, Auckland and Hamilton for the increases, Wellington and Napier/Hastings, the Supply can be slow to react to third quarter in a row; Queenstown’s 67 per cent same two markets that showed an increased demand, and it is no surprise that confidence rating helping it maintain the highest confidence in residential pricing developers are increasingly confi- spot it has held for the past seven quarterly • some 2,299 responses were utilized to construct dent in undertaking development surveys the survey results. projects in times of shortage of

May 5, 2017 2:49 PM PROPERTYANDBUILD.COM DIGITAL EDITION 7 New Zealand Key Economic Indicators – April 2017

Dec-16 Dec-16 Sep-16 Q-o-Q Dec-15 Y-o-Y 2017F* 2018F* 2019F* (yr rate) (qtr rate) (qtr rate) Change (yr rate) Change

GDP Growth 2.7% 0.4% 0.8% -0.4% 2.2% 0.5% 3.1% 2.9% 3.4%

Current Account (% of GDP) -2.7% NA NA NA -3.4% 0.6% -3.2% -4.0% -4.5%

CPI Inflation 1.3% 0.4% 0.3% 0.1% 0.1% 1.3% 1.0% 1.8% 1.8%

Net Migration Gain (000’s) 70 18 18 1 65 5 71 69 62

Retail Sales (ex-auto) 5.0% 0.8% 0.4% 0.4% 4.9% 0.1% 5.6% 5.0% 5.4%

Unemployment Rate 5.1% 5.2% 4.9% 0.3% 5.4% -0.3% 5.0% 4.8% 4.8%

Jan-17 Dec-16 M-o-M Jan-16 Y-o-Y 10 Year 2017F* 2018F* 2019F* (yr rate) (yr rate) Change (yr rate) Change Average

Tourist Numbers Growth 6.9% 9.9% -1.9% 5.1% 1.7% 3.7% 7.0% 6.5% 4.9%

Official Cash Rate 1.75% 1.75% 0 bps 2.5% -75 bps 3.61% 1.75% 1.75% 2.50%

90 Day Bank Bill Rate 2.0% 2.0% 4 bps 2.6% -60 bps 3.9% 2.0% 1.9% 2.5%

10 Year Government Bond 3.3% 3.2% 6 bps 3.1% 23 bps 4.6% 3.0% 3.5% 3.8%

Floating Mortgage Rate 5.7% 5.7% 1 bps 5.8% -5 bps 6.8% 5.1% 5.1% 5.6%

3 Year Fixed Housing Rate 5.5% 5.5% 0 bps 5.4% 16 bps 6.9% NA NA NA

Consumer Confidence 127 129 -1% 120 6% 119 NA NA NA PROPERTY NZD vs US 0.72 0.71 1% 0.66 9% 0.75 0.70 0.69 0.67

NZD vs UK 0.58 0.58 0% 0.46 25% 0.47 0.57 0.53 0.50

NZD vs Australia 0.94 0.95 -1% 0.93 1% 0.85 0.92 0.91 0.87

NZD vs Japan 82 82 0% 76 7% 74 79 80 81

NZD vs Euro 0.68 0.67 1% 0.60 14% 0.57 0.66 0.68 0.69

Source: NZIER, Colliers International Research *March year forecast New Zealand Prime Indicators

Prime Capital Values (% Prime Rents (% Change) Prime Vacancy Rate Change) Property Sector 12-Months 12-Month 12-Months 12-Month 12-Month Historical Current to Mar-17 Forecast to Mar-17 Forecast Forecast

Office Mar-16 Mar-17 Mar-18

Auckland Metropolitan*** 5.8% 1.1% 9.7% 4.8% 5.7% 6.1% 8.9%

Office Dec-15 Dec-16 Dec-17

Auckland CBD 7.6% 6.5% 14.7% 7.7% 1.2% 2.8% 5.4%

Wellington CBD** 4.4% 24.5% 8.8% 31.3% 2.1% 1.2% N/A

Industrial* Feb-16 Feb-17 Feb-18

Auckland 3.6% 2.0% 12.6% 2.0% 1.7% 1.4% 2.2%

Industrial* Sep-15 Sep-16 Sep-17

Christchurch 1.0% 0.0% 6.1% 0.0% 0.3% 0.3% 0.5%

Industrial* Nov-15 Nov-16 Nov-17

Wellington** 3.9% 5.0% 6.7% 5.0% 4.0% 0.6% 1.0%

Retail Dec-15 Dec-16 Dec-17

Auckland CBD 1.7% 4.0% 11.2% 4.0% 2.5% 2.4% 2.2%

Wellington CBD** 6.7% -0.6% 9.6% -2.1% 7.3% 8.8% 7.1%

Auckland Shopping Centre 7.0% 5.1% 13.0% 5.1% 1.3% 1.7% 1.6%

Source: Colliers International Research *A combination of industrial office and warehouse space at a ratio of 20:80 **Wellington rental figures are gross and capital values based on net rent. Wellington Retail Vacancy figures are overall. ***Financial indicators are Auckland City Fringe.

8 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 2:49 PM Commercial Property Investor Confidence Survey Results

Region Mar-17 Dec-16 Sep-16 Jun-16 Mar-16 Dec-15 Sep-15

Queenstown 67% 69% 70% 73% 67% 62% 52%

Tauranga/Mt Maunganui 56% 65% 61% 66% 58% 55% 42%

Auckland 47% 59% 58% 65% 54% 55% 42%

Hamilton 41% 45% 42% 31% 38% 28% 28%

Wellington 29% 22% 31% 33% 28% 19% 12%

Nelson 22% 27% 18% 13% 18% 16% -1%

Napier/Hastings 13% 12% 14% 17% 8% 6% -8%

Dunedin 10% 25% 10% 5% 8% -1% -7%

Rotorua 4% 11% N/A N/A N/A N/A N/A

Christchurch -2% 15% 9% 10% 9% 16% 13%

Whangarei -5% 13% -8% -4% -20% -24% -24%

Palmerston North -6% 5% 1% -5% -6% -14% -12%

New Zealand Overall 24% 32% 30% 32% 27% 26% 17% Note. Figures are rounded

Auckland Industrial Vacancy Permanent Arrivals and Departures PROPERTY

The last quarter has seen the is similar to the already estab- completion of Auckland Airport’s lished Elliot Stables and can be ac- Quad 7, Mitre 10’s Albany head cessed through the iconic façade office and EMA’s employment on Queen Street or at street level campus in Newmarket, increasing on Swanson Street. the office stock by 18,600 sqm. A further 17,500 sqm is expected Industrial Commercial Interest Rate Guide to be completed by the end of this The strength in the Auckland Date 3 Year Term (Indicative Borrowing Rate) year. industrial market continues with the latest survey showing 2.1 per April 2016 4.83% Retail cent overall vacancy, the lowest A new 590 sqm dining precinct at on record since the survey began May 2016 4.85% 125 Queen Street has been com- over 20 years ago. June 2016 4.88% pleted and is now is in the process In the last six months, prime of being leased. vacancy has declined from 1.7 per July 2016 4.77% The developer, Special Situations cent to 1.4 per cent, and second- Assets Limited, acquired the build- ary vacancy from 2.4 per cent to August 2016 4.59% ing in 2014 after it had been vacant 2.3 per cent. September 2016 4.52% for five years, with the goal to bring Despite over 250,000 sqm of premium retail, dining and office new development being completed October 2016 4.57% space to the Auckland CBD market. in the past 12 months, the amount New World supermarket is in of prime space available remains November 2016 4.81% the basement of the building, tight, causing an overflow of December 2016 4.96% with the ground floor hosting ASB demand into the secondary sector, along with further retail space still particularly concentrated in the Mt January 17 5.22% available for lease. Wellington, Onehunga / Penrose The dining precinct is located on and Rosebank / Avondale areas. February 17 5.10% level 1, with a gym, crèche and 28 This recent crop of develop- March 17 5.10% level office tower directly above. ments includes the new state- The exterior also has a giant LED of-the-art Sistema factory of Source: ANZ Bank & Colliers International signage screen for tenant use. 53,000 sqm completed Q3 2016 Note: the lending rate quoted in the table is not necessarily what you will be offered, The laneway-style dining precinct at Auckland Airport. and should be regarded as indicating medium term trends.

May 5, 2017 2:49 PM PROPERTYANDBUILD.COM DIGITAL EDITION 9 A bridge to success The largest reclamation in the southern hemisphere built for purely recreational purposes can’t seem to stop collecting major awards CONSTRUCTION

10 DIGITAL EDITION PROPERTYANDBUILD.COM CONSTRUCTION

PROPERTYANDBUILD.COM DIGITAL EDITION 11 Auckland’s Onehunga Foreshore beautiful to look at, with function “Some innovative thinking from The project had a long gestation Restoration Project has garnered & form - it ticks all the boxes for all parties, including the con- Burke explains, beginning in the numerous accolades over the me.” tractor and fabricator, allowed a late 1970s with the construc- past couple of years, the most Artwork on the bridge’s interior solution to be found which met tion of the first SH20 – although recent being the Isthmus Group timber panelling was commis- engineering and architectural the proposed duplication in the winning the prestigious WAN sioned with guidance from the objectives as well as fitting within mid-2000s brought community Transport Award 2016 award for project’s Mana Whenua Maori budget,” Burke notes. dissatisfaction to a head (see the Taumanu Reserve Bridge. advisors and undertaken by artist Installation of the bridge Long labour of love sidebar). The $5 million bridge was a Bernard Makoare. The resulting truss was a further logistical The community successfully ar- worthy winner of a WAN award contemporary design was carved problem requiring a full motorway gued for the park proposed in the that celebrates designs that by machine, while in counterpoint closure. “The night lift was delayed 1970s to be built and funded by are driving change within the anodized aluminium shells adorn twice due to high winds, but in the NZTA and Auckland Council. “Our transport sector – projects that the gateway upstands. end it went without a hitch.” involvement began in about 2009 not only enhance movement and HOK Vice President Anthony Isthmus was well placed to and the wider foreshore project access, but also advance social Leslie was equally complimentary, handle this difficult project, having commenced in 2010 and was mobility and reinvigorate civic appreciating the intricacy of the completed, including the bridge, in spaces, from trains and tram sta- design. “The detailing is fantastic. 2015,” Burke says. tions to airports and seaports. I think this project is beautiful “All in all it was an excellent ex- Taumanu Reserve Bridge re- and a very unusual and sensitive “I think this project ample of a five-year collaborative stores a connection to a re-imag- solution to a problem.” is beautiful and a effort by the Fulton Hogan Consor- ined coastal landscape created very unusual and tium, which also included Tonkin + after motorway development Technical tasks Taylor, as well as bridge design sub in the 1970s severed the local It wasn’t all plain sailing for sensitive solution to consultants Aecom, with bridge populace from the sea. urban and landscape design a problem” fabrication being undertaken by To resolve the problem of a park consultancy Isthmus, however, Eastbridge.” in two parts, a bridge of sufficient as Associate Sean Burke recalls. Isthmus continue to hone its form and experience was required “The bridge had some technical worked on a number of large-scale Taumanu Reserve Bridge urban to stitch the halves together, with challenges in terms of spanning public realm projects over the and landscape design skills work- a legibility that was of the park and and providing sufficient clearance past 30 years including the New ing on a wide variety of projects, not the motorway. to SH20 as well as ensuring a Plymouth coastal walkway as well including several for the Transport CONSTRUCTION Beautifully balanced and propor- balance with access grades and as Oriental Bay and Kumutoto in Agency. tioned, the bridge moves into the park footprint,” he explains. Wellington. “We undertake a wide variety adjacent constructed and planted “These problems disap- “We have also provided technical of work, including in the housing landforms and abutments and is peared with the introduction of input into roading and energy space with Hobsonville Point, bookended by basaltic concrete a camber to the bridge, which as infrastructure through the con- but also urban work such as the panels. well as making it stronger provided senting, design and build phases Freyberg Square upgrade and park The jury praised the resulting a reveal sequence of the harbour across many projects such as the development such as Barry Curtis seamless integration of the bridge as part of the user experience.” North Island Grid Upgrade, Tauhara Park,” Burke adds. with the landscape, with Transport In addition, a throw screen was ll and the Waitahora Windfarm,” Little wonder then that Isthmus for London Technical Sponsor for added to the design brief late in Burke adds. had been shortlisted for WAN River Crossings Catherine Hallett the piece, which necessitated a “In addition, we have completed awards previously with Barry hailing the “innovative” design. reworking of the structural ele- a number of smaller bridge proj- Curtis Park and was one of the “It stands out, it does exactly ments associated with the timber ects, including the Te Puru bridge final candidates in the Infrastruc- what it says it’s going to do. It cladding as well as developing a as part of the Beachland to Mar- ture category of this year’s WAN links to the beach, it looks like the concept for the throw screens aetai coastal walkway, and feature award - again for Taumanu Reserve beach. Beautiful to walk across, themselves. bridges for Hobsonville Point.” Bridge.

12 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 1:40 PM CONSTRUCTION

“We have also just won the World was accessible and well used Architecture Festival Landscape prior to the construction of the Award for Kopupaka Park at West- Southwestern Motorway,” they gate for Auckland Council, while observed. the New Plymouth walkway also “Featuring basalt tongues, won an International Federation of beaches and reduced access Landscape Architects award some areas to provide habitat for 10 years ago,” Burke notes. avian wildlife, it capitalised on the enthusiasm of the community, and Engineering excellence involved them to create a reserve The Onehunga Foreshore Resto- and foreshore that gives the im- ration Project was itself an award pression of having been naturally winner, having previously been formed prior to the motorway con- recognised with one of engineer- struction. During land reclamation, ing’s most prestigious awards the entrants pioneered a consent - the IPENZ Arthur Mead Environ- process that has been adopted by ment & Sustainability Award. Auckland Council.” The IPENZ judges’ award citation Tonkin + Taylor acted as lead was complimentary of the project consultants for the Taumanu now known as Taumanu Reserve Reserve project, contributing hard and the Fulton Hogan-led team engineering expertise along with that constructed it: “This project environmental guidance and de- addresses the long-standing sign coordination, Design Manager separation of the Onehunga & Senior Civil Engineer Mark Foster community and a foreshore that explains.

May 5, 2017 1:40 PM PROPERTYANDBUILD.COM DIGITAL EDITION 13 CONSTRUCTION

“This was a unique project but • cycleway design The other key complexity was gravel/shell pocket beaches similar undertakings with Isthmus • stormwater design the fact that the project had been • a pedestrian path and cycle include the Oriental Bay foreshore • geotechnical design and initiated and driven by the com- path along Orpheus Drive redevelopment, the Maratai to liquefaction assessment munity and therefore had a wide • the Taumanu Bridge, a Beachlands Coastal Walkway that • geotechnical monitoring range of stakeholders, often with shared-use pedestrian/ included the award-winningTe • contaminated land assessments competing objectives that had to cycle bridge over SH20 Pura Bridge and the New Plymouth • construction supervision be delicately balanced. • public amenities – boat Coastal Walkway,” he adds. • marine and terrestrial ecology. The third key challenge was the ramp, toilet block, park fur- Some 25 staff were involved on difficult geotechnology. “Some niture and a new carpark what was one of the environmen- Regulatory restrictions parts had up to 10 metres of very • infrastructure upgrade of tal and engineering consultancy’s Given this extensive brief it’s soft soil while others were on rock, existing stormwater services biggest undertakings as lead little wonder that Taumanu posed so it was tricky dealing with the including extension of the One- consultant on a lump sum project, several key challenges, the challenges of the differing geology hunga Lagoon outlet culverts although it is also working on the major one being the New Zealand and ground conditions.” • upgrade of Transpow- $1.4 billion Waterview Connection regulatory context. “The environ- er’s pylon footing. as one of three design consul- mental regulations specifically tancies involved in the Well-Con- discourage reclamation but this Needless to say, Taumanu pro- nected Alliance that includes the project required a large amount of “We chose to vided Tonkin + Taylor with several NZ Transport Agency, Fletcher reclamation so overcoming those go with a highly key lessons that are standing it Construction, McConnell Dowell hurdles was a major complexity,” collaborative, highly in good stead as it works on two Constructors, Beca Infrastructure, Foster notes. integrated approach similar projects on the Kapiti Coast Parsons Brinkerhoff and Obayashi “We worked very closely with and north of Auckland, both of Corporation. resource management planners to to the design and it which also include a seawall and a Tonkin + Taylor was tasked with effectively tailor the design spe- really bore fruit” coastal walkway. providing an exhaustive range of cifically to the legislation rather “The main lesson for us was us- skills and services including: than shoehorning the design into Tonkin + Taylor successfully ing the legal framework to provide • design management the legal requirements, as often overcame these various challeng- a really good basis for steering • RMA planning happens with other projects.” es, designing a stunning reserve the design, which came to fruition • obtaining resource consents Working with the coast was that includes: thanks to our really collaborative for the 250,000m3 reclama- equally important as a key • 1.4km of restored coastline approach with Isthmus,” Foster tion in the Manukau Harbour requirement was the restoration • 6.4 hectares of new parkland maintains. “We chose to go with • stakeholder manage- of the natural character of the and beaches along a one-kilo- a highly collaborative, highly inte- ment and consultation coastlines. “We basically built the metre stretch of coastline grated approach to the design and • civil design project around restoring what was • extension of the exist- it really bore fruit.” • pavement design once lost – we strove for a natu- ing parkland surrounding The Onehunga Foreshore Project • structural design ral-looking project so everything the Onehunga Lagoon proved equally instructive for • coastal processes assess- was designed to look as if it was • a meandering shared-use head contractor Fulton Hogan, ment and plan form design always there and not man-made,” path through the extensive- as Project Manager Nariman • coastal structures design Foster explains. “Without that ly landscaped parkland Behzadi explains. “It was a major • earthworks and geo- approach it would have been tricky • a series of rock headlands, three undertaking that demanded a core metric design to get a resource consent.” new sandy beaches and six engineering team consisting of

14 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 1:40 PM park for the people of Onehunga the effect on the travelling public, An added complication arose was something a bit different but the lift itself was completed in when the team found the task for Fulton Hogan to be involved four to five hours. “We started at couldn’t get the lift to work with in and we are very proud of the 7pm with a staged closure and had one crane, having abandoned the result that our design partners the crane on the road and the first original approach that required two and our construction teams have section closed around 10 pm,” cranes and would have taken at achieved.” Behzadi reveals. least two days. “There was no way His team also learned a lot when “The programme called for that could have been done in the it came to lifting the 84-me- the beam to be placed around seven-hour window allowed by the tre-long bridge structure, which 3-3.30am, the crane dismantled NZTA.” was fabricated in Napier, brought by 5am and off the road at 5:30am As if that wasn’t enough, high to the site and assembled before but the lift started at 12 and the winds caused the cancellation of being lifted and placed using beam was placed by 1am.” the initial planned lift. “The wind a 450-tonne Grove GMK 7450 The task gave Behzadi and the was gusting at up to 50km per mobile crane with 100t counter- Fulton Hogan team a new-found hour, but the crane’s limit was weight and MegaWingLift from NZ appreciation of the extensive 36km per hour due to its weight,” Cranes. preparations required for such big Behzadi says. “The beam truss weighed 113 lifts. “It took us six months’ work, A rock concert meant the road tonnes and used 96 per cent which included modelling how the couldn’t be closed on the second of the crane’s capacity, which bridge was going to act once it weekend while the wind disrupted required six months of detailed was lifted using a single crane,” he the team’s carefully laid plans planning by the NZTA, NZ Cranes recalls. again on the third weekend. “We and the Auckland Motorway Alli- “Lifting at certain points results had to wait right up until the night ance,” Behzadi recalls. in a lot of flexing and bending, and to make the call to go ahead with This challenge was further com- the beam was so long it had to be the lift.” pounded by consent restrictions supported on two jinker units.” The frustration and delays that meant any detours or lane were all worth it however, as the closures could not add more than Meticulous modeling high-precision lift in December five minutes to the travel time The Fulton Hogan team therefore 2014 won Fulton Hogan both the of motorists to or from Auckland had to model the entire transport Project of the Year and People’s airport. route to ascertain the best and Choice awards at the NZ Annual CONSTRUCTION Several traffic analyses and most efficient method of getting Crane Association Conference four permanent staff on site and studies were undertaken with the bridge to the lifting posi- Awards. three senior managers off-site,” Beca and the NZTA to ensure there tion. “This also showed us what “We are currently implementing he says. would be no delays on what was a services such as street lights the lessons learned on the Tauma- “In addition, there were six on key arterial route to the airport. and fencing barriers needed to be nu Bridge lift on a bridge site on the structures team and up to 20 “We estimated it would take shifted or removed ahead of time.” the Albany Highway in Auckland’s operators handling the earth- us four to five hours to set up The crane placement position North Shore involving a 40m, 70- works, which saw 180-200 truck the crane offline before one lane straddled two high pressure gas ton load that is next to a school, movements per day at the height was shut to enable us to do more lines servicing north Auckland, gas line and a sewer,” Behzadi of the earthworks season.” work,” he explains. “We would which in turn demanded close liai- reveals. Behzadi was personally involved then shut the second lane and son with Vector, who were eventu- The Taumanu Bridge project has in the structure team, although move the crane closer to the final ally placed on standby along with clearly not only spawned several the most difficult aspect of the position.” the fire brigade. “We had to locate award-winning concepts, but also project was finding new meth- The Fulton Hogan team was the entire length of gas line in laid the foundation for further odologies to build the bridge and given a seven-hour window on the work area and include it in the cost-effective development of innovative ways of reclaiming land. the weekend to complete the de- model to ensure correct pressure similar New Zealand infrastructure “Creating an iconic bridge and manding task in order to minimise loadings on the pipes.” in future.

Long labour of love

The Onehunga Foreshore Restoration Local Board and the New Zealand Transport area in an environmentally-sound manner. Project is the result of 40 years of Agency. More than 30,000 plants and 350 trees community advocacy, most recently led by Fulton Hogan (with Tonkin + Taylor were planted, including pohutukawa, cabbage The Onehunga Enhancement Society. Ltd, Isthmus Ltd and URS) won a design trees, totara and kowhai, which provide an The community was keen to reconnect the competition to design and build the park. ideal habitat for the native birds that are Puhea Creek to the sea, the creek having Their concept looked to the original found in the foreshore. been separated from the harbour in 1975 shoreline that had been shaped by the Auckland Council and Watercare also when the motorway was built and proposed Manukau’s natural forces: a sweeping bay collaborated to identify and fix potential amenity enhancements were not carried out. with volcanic lava flows and smaller pocket sources of stormwater contamination within The community’s aspirations to reconnect beaches nestled between rocky headlands. the 10 sub-catchments that feed into Onehunga to the sea and recapture the lost Independent commissioners in 2012 the Onehunga Bay, leading to a significant biodiversity and recreational opportunities shared their vision, granting resource improvement in water quality. came to the fore decades later as plans to consents for the project subject to The environmental restoration and complete SH20 took shape. conditions. future management of the Manukau As a result, the $28 million Onehunga Construction required some 334,000 Harbour remains an ongoing focus for Foreshore Restoration Project was advanced cubic metres of fill, rock, sand and topsoil, the local board, Manukau Harbour Forum, under a partnership between Auckland and a special earthworks methodology was Auckland Council, Mana Whenua and the Council through the Maungakiekie-Tamāki developed to allow fill to be placed in a tidal community.

May 5, 2017 1:40 PM PROPERTYANDBUILD.COM DIGITAL EDITION 15 PROPERTY

16 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 1:42 PM The proposed new luxury hotel development at One Market Square will directly face Viaduct Harbour on two sides and offer “Your room guests stunning views of Auckland is ready…”

The ongoing tourism boom has sparked a corresponding flurry of new hotel developments virtually the length and breadth of the country

Queenstown has taken the lead New Zealand’s hotel sector. during New Zealand’s most buoy- “Investors are clearly recognising ant period of hotel transactions the huge economic benefits of in a decade, notching up both New Zealand’s tourism boom,” he the largest sales volume and the says. biggest individual transaction. “There was a record 3.5 million Colliers International’s hotel visitors to New Zealand last year, PROPERTY sales survey has found more than and the government is forecasting $500 million of hotel inventory 4.5 million annual visitors by 2022. changed hands in 2015/16, the “That growth has driven record strongest period on record since trading numbers in gateway cities 2005/06. like Auckland and tourist hot spots Queenstown accounted for just like Queenstown. over 30 per cent of the total sales “As a result, investors are volume, with nine sales over the benefiting from strengthening 24-month period totalling some investment yields.” $173m. Humphries says yields have The booming tourist hot spot compressed in the order of 100 to also notched up the largest single 200 basis points across the five hotel transaction of the last de- main tourism markets, with the cade, with the 273-room Novotel strongest yields being achieved in Lakeside Queenstown changing Auckland and Queenstown. hands for $91m. Almost two thirds (65 per Wellington was second in total cent) of hotel transactions were sales volume, with five transac- completed via public marketing tions worth $133m accounting for campaigns, with Colliers Interna- 26 per cent of the total. Auckland tional brokering over 90 per cent came in third with $94m of sales, of those deals. followed by Christchurch with New Zealand-based investors $78m. bought about $200m of hotel Dean Humphries, national assets in 2015/16, accounting for director of hotels at Colliers Inter- just under 40 per cent of transac- national, says the strong figures tions by value. reflect high levels of confidence in The biggest source of foreign capital was Hong Kong, accounting for 30 per cent of the total sales by value, followed by Singapore, with 18 per cent of total sales. Humphries says investors shouldn’t expect the market’s buoyancy to continue this year. “We anticipate sales activity will be significantly reduced as inves- "Investors are tors choose to hold onto assets clearly recognising to take advantage of the strong the huge economic trading conditions,” he says. “There will still be investment benefits of New opportunities, however, particular- Zealand's tourism ly as we expect hotel development boom" activity to increase.”

May 5, 2017 1:42 PM PROPERTYANDBUILD.COM DIGITAL EDITION 17 PROPERTY Auckland Airport is currently investing more than $1 million every working day on infrastructure improvements, including new hotels to meet ongoing demand from local and international travellers

Severe shortfall market and there is a clear need sides of the site, the hotel’s views • Sebel Hotel, a new 152- Humphries says new development for luxury hotel accommodation in across the harbour and beyond will room, six-level hotel on opportunities will be driven by the the CBD,” she says. never be built out. Lakewood Court, Manukau tourism boom and a projected “A luxury hotel has many Bull says the development • SO Sofitel, a 130-room hotel shortfall of 4500 hotel rooms synergies with the amenities and partnership model will keep the on the former Reserve Bank across the country’s five largest attractions located in the Viaduct strategic waterfront land in New site on Customs St East tourism markets by 2025. Harbour and will act as a catalyst Zealand ownership, while opening • Park Hyatt, a new 190-room “We expect the majority to attract even more visitors to the project up to beneficial foreign hotel on the former Team New of development activity will the area. investment. Zealand site in Wynyard Quarter occur in Auckland, Christchurch, “With 165 rooms, and a rooftop Other major, publicly announced • Ritz-Carlton, a new 300-room ho- Queenstown and Wellington,” he bar proposed, we see this develop- Auckland hotel projects include: tel to be located on Albert Street predicts. ment as adding to the desirability • Four Points By Sheraton, • Pullman Hotel, a new 250- “We’re already seeing new op- of Viaduct Harbour and the contin- a 255-room hotel in a re- room hotel to be built beside portunities arise, such as the One ued investment in the precinct and furbished 21-level office the Novotel at Auckland Market Square development at surrounding area.” tower on Queen St International Airport. Auckland’s Viaduct Harbour.” Bull says the company is looking Viaduct Harbour Holdings Limited for a suitable development partner has appointed Colliers Internation- who will build a world-class, iconic al to undertake a global search for waterfront hotel that all Auck- a world-class development partner landers can be proud of. to build a 165-room luxury hotel on “We want a landmark develop- the One Market Square site, which ment that will complement the was previously occupied by the many great buildings already built Simunovich Fisheries building. or underway in the wider Viaduct Angela Bull, Viaduct Harbour Harbour and Wynyard Quarter Holdings Limited chief executive, area.” says the waterfront site is excep- The preliminary design by Warren tional, directly facing the Viaduct and Mahoney, a leading architec- Harbour on two sides and with tural firm behind some of New Zea- stunning views of Auckland. land’s most iconic buildings, will be “Viaduct Harbour is an outstand- made available to the successful ing lifestyle precinct in Auckland development partner. with unrivalled access to the The design offers a floor area water, quality restaurants, apart- of 12,000sq m on a 1,288sq m ments and an international marina. site. With the waterfront on two “One Market Square is perfectly positioned for a world-class hotel that will add to the vibrancy and attractiveness of the precinct. “We know that Auckland is The Auckland Harbour view critical to New Zealand’s tourist of One Market Square

18 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 1:42 PM Tainui Group Holdings Chief Construction is expected to Executive Chris Joblin says the start by the end of this year, with "Auckland Airport plays a key role in New agreement reflects the strength the hotel scheduled to open by Zealand's growing tourism industry and in of the relationship that has been late 2019. connecting Auckland to New Zealand and established between Tainui Group By this time, Auckland Airport’s Holdings and Auckland Airport. international terminal will have New Zealand to the world" “This is an exciting project that undergone significant expansion will result in two complementary and work will already be underway assets located in an exceptional on the domestic section of the position at New Zealand’s main future combined domestic and Airport action Queen Te Atairangikaahu chose gateway,” he notes. international terminal. Elsewhere, Auckland Airport and when she ascended to the Te “This creates tremendous scope Auckland Airport is currently Tainui Group Holdings have an- Wherowhero (throne) at the time of to create a unique, authentic New investing more than $1 million nounced an agreement to develop her Coronation. The chiefly associ- Zealand experience for airport every working day on infrastruc- a new 5-star hotel adjacent to ations of Te Arikinui are in keeping visitors and hotel guests, including ture improvements, and expects Auckland Airport’s international with the 5-star premium experi- through unique cultural elements this level of investment will likely terminal and the existing 4-star ence to be offered at the hotel. incorporated in the design.” continue into the near future. Novotel hotel. The new premium 250-room hotel will be operated by AccorHotels under the Pullman brand. Not enough rooms at the inn? Additional hotel development has long been a feature of Auckland Airport’s ‘airport of the The new properties follow a recent report that Queenstown future’ vision, but Mark Thomson, estimated a total of 26 additional hotels, above Auckland Airport’s general manag- and beyond what is currently planned, will be er – property, says the timing has needed over the next 10 years to meet expected been influenced by unprecedented tourism demand in major tourist centres. PROPERTY demand for hotel accommodation The research was a key part of Project Palace, in Auckland. a programme to accelerate new private sector Building the hotel now also re- investment in New Zealand’s hotel infrastructure sponds directly to strong demand led by New Zealand Trade and Enterprise and the for accommodation that provides government’s Investment Attraction Taskforce. easy access to the airport termi- NZTE, Tourism New Zealand (TNZ), and the Minis- nals, he explains. try of Business, Innovation and Employment (MBIE) during high demand periods in all the cen- “Auckland Airport plays a key commissioned the research report in 2016 to gain tres – this is particularly in summer and role in New Zealand’s growing a more accurate understanding of the demand and autumn (December and March quarters) tourism industry and in connecting supply for hotel accommodation now and in the and when there are major events on Auckland to New Zealand and New future across peak and off-peak seasons. • Auckland and Queenstown had consis- Zealand to the world,” Thomson Focused on Auckland, Rotorua, Wellington, tently high occupancy rates (>80 per cent) says. Christchurch and Queenstown, the report shows throughout 2015 and Queenstown is rap- “This hotel, which will benefit that if demand and supply estimates are borne out idly becoming an all-seasons location from its premium location adjacent the shortfall in new hotel rooms is expected to be • Wellington enjoyed a stable occupancy rate to the international terminal and up to 4,526 across these centres by 2025 - over (78 per cent) in 2015, with the December the current Novotel, will provide and above new hotels currently planned and equiv- and March quarters having higher occupancy more choices for travellers looking alent to 26 hotels the size of the Sofitel Viaduct in than the June and September quarters for high-quality accommodation Auckland. • Rotorua and Christchurch had high occupancy within walking distance of both NZTE, TNZ and MBIE are working together with rates (>80 per cent) in the December and March terminals. local government and the private sector to identify quarters in 2015, but lower occupancy during “Being able to walk to the termi- available locations for additional hotels in each of winter and spring (June and September quarters) nals, rather than drive, has con- the five locations studied and to pave the way for • forecasts suggest that the demand for hotels siderable appeal to hotel patrons attracting new investment in hotel development. will outstrip supply over the next 10 years in all and will also help reduce vehicle NZTE will use the research as the basis for a regions so occupancy rates will continue to grow movements on our roads.” prospectus that outlines the business case for • international visitor arrivals will be a major The new hotel will trade as the investment in New Zealand hotels to domestic and driver of hotel demand (their numbers are Pullman Auckland Airport and will international investors, utilising its strong interna- expected to grow 5.4 per cent per annum), be developed in a 50:50 partner- tional networks. while domestic demand is expected to grow ship with Tainui Group Holdings. Economic Development Minister Steven Joyce at 2.5 per cent per annum – China and Aus- As part of this agreement, has asked NZTE to catalogue and present hotel tralia are expected to be largest contribu- Auckland Airport has increased opportunities in other New Zealand centres as well, tors to the growing international demand its ownership stake in the Novotel noting that tourism directly contributes $11 billion • historical preferences suggest that de- hotel to 50 per cent. or almost 5 per cent to GDP. mand for four-star and above quality hotels “The partnership with Tainui Attracting high-value foreign investment into will be strongest over the next 10 years Group Holdings and AccorHotels New Zealand is part of the government’s Invest- • the market research was based on a range of has been very successful and ment Attraction Strategy, and contributes to data sources including MBIE’s International we are pleased to be extending government’s Business Growth Agenda target of Visitor Arrival forecasts and data, Tourism this relationship to another hotel attracting an extra $160 billion to $200 billion of Industry Aotearoa hotel data, and Statistics New project,” Thomson adds, capital by 2025. Zealand’s Commercial Accommodation Moni- The hotel building will carry the The research found: tor. Colliers International provided proprietary name ‘Te Arikinui’, which is the • there is a current shortage of hotel rooms information about planned hotel developments. chiefly title that the Late Maori

May 5, 2017 1:42 PM PROPERTYANDBUILD.COM DIGITAL EDITION 19 Future cities all about liveability and well-being

Liveability and creating healthy communities will be the focus of future cities according to international sustainability experts

Katie Swenson, a US-based leader in sustainable design for low-income communities, emphasised the importance of well designed, sustainable and affordable housing. Speaking at the recent Green Property Summit, Swenson argued that housing people and creating engaged communities not only has good social outcomes, but also saves a city money. “Failing to do so means you will be engaging with this problem via your health and social services. Therefore, the role our buildings play in creating healthy, engaged communities has far-reaching social consequences. CITIES “For the homeless, when you design a home that is beautiful and well suited, 98 per cent remain stably housed. This indicates there are health benefits to how and where we live. This is a consider- ation for the property industry.” Swenson outlined her work for Enterprise Community Partners and the establishment of the Green Communities Criteria, the only national green building standard with direct applicability to affordable housing. “Cities of the future will be neigh- for New Zealanders,” Eagles says. “Low-income communities bourhoods connected by high To energise the private sector experience disproportionately high "Cities of the speed internet, which links all the towards green sustainability, rates of obesity, heart disease, future will be systems needed to support these Keung suggested greater financial diabetes and mental health issues. neighbourhoods communities. incentives. “It is the classic carrot “The Green Communities Criteria, connected by high Rode’s advice to New Zealand: and stick approach. We set the which is a national green building “Make sure your buildings are minimum standard. standard, harnesses the power speed internet, better integrated into the site. “However, if a developer reaches of design to improve residents’ which links all the Your street and traffic flows are the higher targets, they get addi- health through “Active Design” systems needed not coordinated with pedestrians, tional funding support or space to requirements. This can include to support these it’s crazy walking around here.” develop.” simple, cost-effective measures Keynote speaker Dr John Keung, Peter Mence, chief executive, Ar- like improving stairwell access and communities" CEO of Singapore’s Building, and gosy Property Limited and national visibility. Construction Authority (BCA) president, Property Council New “We also promote healthy made the case for more govern- Zealand, called on the property neighbourhoods, rather than just ment leadership in sustainable industry to do more. buildings. Access to services building. “Government must walk “As a property industry, we must around a building are also im- the talk.” manage our resources reasonably. portant, and help create a happy, Andrew Eagles, CEO of the Green “Personally, I do not believe the engaged community where people Rode also emphasised the Building Council, launched a policy industry is moving fast enough, we want to live.” importance of using technology position paper at the conference. need to lift our game.” Summit speaker Davina Rooney, to design, plan and connect our “Better buildings and homes In his closing address to the from Stockland Australia, agreed, cities. mean a better quality of life. It’s summit, Property Council Chief Ex- suggesting that we need to plan “Ten years ago, green design time to have a conversation about ecutive Connal Townsend agreed. our future cities better to improve was all about energy efficiency as the built environment in New “We all need to get on board and health and liveability. the cost of utilities was going up. Zealand”. create sustainable, green buildings “Obesity has a post code. The Today, technological innovation “Working with industry and gov- that people want to live and work urban planning we do now, and the means utility costs are declining. ernment to set out a trajectory for in,” he says.. infrastructure we put in place, will Now, green development is about the built environment will provide The summit was a joint event by have a direct impact on the health liveability and creating commu- certainty for the construction the New Zealand Green Building of our children.” nities and improving existing and property sector and greater Council (NZGBC) and Property American guest speaker Paul buildings. productivity and better outcomes Council New Zealand.

20 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 4:04 PM Iplex quality product and technical support

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26 Iplex.indd 26 28/04/17 3:11 PM MATERIALS Green building boom The global green building materials market is expected to exhibit double-digit growth over the next five years, according to a new report

The sector was worth an esti- and high-rise residential buildings, The residential buildings seg- continue to lead the market mated US$171,475 million in retrofits of existing buildings, and ment holds the largest share by during the forecast peri- 2015 and is expected to grow new industrial buildings where application in terms of revenue od, followed by Europe at a CAGR of 11.9 per cent from dramatic growth of green building and is expected to grow at a CAGR • solar products market revenue 2016 to 2022. materials is expected. of 11.2 per cent. is projected to grow with a This means total global market Increasing acceptance of certi- An increase in concerns regard- high CAGR of 13.5 per cent revenue will reach US$377,029 fication systems such as DGNB, ing rising energy prices, acceler- • roofing is the fastest growing million by 2022, says Allied Market LEED, BREEAM, GREEN STAR, HQE, ating climate change, negative segment in green building Research’s Green Building Materi- and EnergyStar that evaluate health impacts associated with exterior products, registering als Market by Product Type and by green building performance is also building materials, and stormwater a CAGR of 12.2 per cent Application—Global Opportunity playing a major role in the building runoff polluting rivers and lakes • Brazil accounted for three-fifths Analysis and Industry Forecast, materials boom. have reinforced the need for of the Latin America, Middle East 2014–2022. “Though cost concerns, market green building construction in this and Asia (LAMEA) green building The emission reduction potential barriers and lack of government sector. materials market in 2015 of green building materials, high policies encouraging green con- The report’s key findings include: • India is growing at the fast- asset value of green buildings, struction are some factors which • Asia-Pacific is expected to est rate in the Asia-Pacific growth in public awareness hinder the growth of green building green building materials regarding green materials, and materials, continuous innovation market, and is expected to an increase in client and market and the rise in growth of the register a CAGR of 12.7 per demand are the major factors driv- building and construction sector cent from 2016 to 2022 ing the green building materials provides great potential for market • France accounted for 11.1 per market across the globe. expansion,” says Eswara Prasad, New low-rise cent of the European green build- Reduced operating costs and team lead, chemicals & materials and high-rise ing materials market in 2015 enhanced worker productivity due at Allied Market Research. residential buildings, to healthier indoor environments Exterior products accounted for retrofits of existing Asia-Pacific and Europe collec- are among other reasons behind more than one-third of the market tively contributed more than half the spectacular market growth. in terms of revenue in 2015. buildings, and new of the global green building materi- A wide variety of green building Employing green building exterior industrial buildings als market revenue in 2015. materials are currently available in products in the construction are major areas In the same year, Asia-Pacific the market, including linoleum, gal- industry offers energy efficien- where dramatic dominated the market, owing valume panels, and fibre-cement cy, durability, low maintenance, to the presence of healthier composites. and operation cost and waste growth of green neighborhoods and pressure of en- They are expected to play an reduction compared to traditional building materials is vironmental regulations pertaining increasing role in the new low-rise construction techniques. expected to harmful emissions.

22 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 4:04 PM New resource for faster, more efficient buildings New Zealand is missing a prime opportunity to combine its sustainable timber resources with an innovative manufacturing system to build faster and more efficiently, an overseas expert claims

Daryl Patterson, Head of Opera- tional Excellence at Lend Lease Australia, states Cross Laminat- ed Timber (CLT) is that missing link. CLT is an engineered wood system made from several layers of dimensional lumber boards, stacked crossways and bonded together. Speaking at the recent Wood Processors & Manufacturers As- sociation of New Zealand (WPMA) and Property Council New Zealand Tall Timber Buildings sympo- sium, Patterson questioned why, MATERIALS given New Zealand’s ample timber resources, there is not greater use of CLT in the local construction Y sector. “New Zealand is fortunate as all manufactured timber is made

here. In Australia, we import OF FORESTR A RTMENT manufactured timber as we don’t have the large timber resources to supply the raw product. OREGON DEP “You also have the design talent, a market that accepts timber and than can be achieved with tradi- sell commercial buildings in. We local manufacturers who have tional materials. wanted to bring construction invested heavily in the technology "New Zealand should Bringing that knowledge back to costs down to reduce rent and to deliver and supply CLT.” champion this Australia, Lend Lease went on to attract tenants. Patterson says he investigated system and become build the Forté, Melbourne’s tallest “There is strong interest by CLT after seeing how 3D printing timber building in 2013. investors in sustainable, well-de- and robotic technology could be the world leader in “What we found using CLT was, signed, CLT-constructed buildings used to manufacture multi-storey CLT-constructed not only was it faster to build as they are known to attract and buildings. buildings" than a conventional building by 30 retain tenants. “We had a design team look at per cent, we also reduced truck “These buildings offer a lower this and the challenge was not the movements to and from the site carbon footprint than other build- printer but the ink. We had to ask operated by one guy.” by 90 per cent.” ing materials and they are also what will we make these buildings Patterson cites London’s Patterson says other benefits great environments to work in.” from. We needed a lightweight, Graphite Apartments as an included a quieter construction The implications for New Zea- strong, easy to manufacture, raw example. site, a smaller construction crew land, Patterson argues, are huge. material. “We looked first at the 2008 and significant thermal properties. “In Christchurch, you have “We looked at over 100 options construction of the Graphite He adds the feedback from buyers 1000 new buildings constructed and it kept coming back to timber: Apartments, in London. This was was overwhelmingly positive. with steel and concrete. These easy to construct, sustainable, social and affordable housing “Buyers were not concerned products are being imported from durable and cost-efficient.” where CLT was being used in very about what the building was built other countries when New Zealand CLT provides the dimensional economically tight circumstances. out of. They just wanted a nice, is growing and manufacturing even stability, strength and rigidity of al- “They had to make it work and modern home and we were able to better buildings in timber frame. ternative products at similar costs reducing cost was the rationale for deliver that on time, at a reason- “CLT has the durability, strength, and can be digitally fabricated. using CLT. They could build faster, able price using CLT.” stability, seismic resilience, ther- “This technology allows for cheaper and break the height Patterson also made reference mal performance, fire resistance, mass customisation as the tools record for timber buildings by 50 to the recent, $150 million 5 moisture management and vapour of design talk to the tools of per cent.” King development in Brisbane, diffusion, healthy indoor environ- production. Patterson believes the cost which is busting the scale for ment, and design flexibility. “We can now design and manu- saving is partly due to the speed timber buildings at 52 metres high “New Zealand should champion facture an entire apartment block of construction and the ability to and features over 25,000 square this system and become the in a warehouse, from a computer make the building watertight far metres of CLT. world leader in CLT-constructed software program and robotics earlier in the construction process “Brisbane is a tough market to buildings.”

May 5, 2017 2:40 PM PROPERTYANDBUILD.COM DIGITAL EDITION 23 Flexibility, global connectivity driving new office leasing solutions As the sharing economy continues to transform every aspect of life, Kiwi businesses are seeking alternatives to one of the last bastions of business tradition: the fixed office environment

To meet growing demand for more flexible working arrange- CREATURE COMFORTS: an executive office at Regus ANZ Tower, Auckland ments, Regus, the world’s largest A fully-furnished and flexible workspace provider, is equipped workspace opening its seventh New Zealand – simply turn up, plug location — its third in Wellington, in and get straight located on level 6, 1 Willis Street. The new prime CBD workspace down to business features private offices, shared spaces and carefully designed drop-in areas available for an hour, a week, a month or longer. It’s all about maximizing productivity and comfort, and minimizing the limitations that fixed space can present. PROPERTY “Businesses need faster and more flexible options for all sorts of reasons: short-term projects, shorter periods of time.” purpose-built premises for ning. With 3,000 locations in 107 new branch offices, expanding Past solutions for many have in- local, out-of-town and overseas countries, Regus can help provide into new markets, better use of cluded makeshift meeting spaces business travelers. It also offers the bridge for that.” working capital, growing teams and spare rooms. crucial global connections for its Regus’ customers range from and more,” explains Regus New “Coffee shops and home Wellington-based tenants, with sole-practitioner consultants, pro- Zealand Country Manager, Pierre offices are no longer enough. access to new networks and more fessionals and knowledge workers Ferrandon. “Many now choose The next wave is about having than 3,000 Regus offices around through to medium-sized organiza- to work this way on a permanent anywhere, anytime flexibility, the world. tions looking to test a new market, basis because it makes sense and with the security, discretion, “The global aspect is especially and multinational corporations is more efficient for their business professionalism and comfort of important to New Zealand busi- building a New Zealand presence. and people. In the on-demand, a permanent base. It’s not just nesses, given the distance from “The variety of nationalities, peo- shared economy, there really isn’t about mobility any more, it’s about many key markets. They need to ple, business types and sizes you’ll any reason to have money, energy quality mobility,” says Ferrandon. have their networks well formed find in a Regus office is very much and time tied up in assets that The new Wellington Regus already if they are going offshore, part of the appeal for many of our are often in use for shorter and workspace will provide fresh, and be ready to hit the ground run- customers,” says Ferrandon. “While Regus clients will often come from diverse backgrounds, sectors and parts of the world, the WATERVIEW: Views from Wellington Regus Plimmer Tower space and network provides com- mon ground for those who want to work in quality space, surrounded by other successful businesses.” Regus’ commitment to helping New Zealand businesses thrive and grow in new ways extends to its sponsorship of the New Zealand Innovation Council – a homegrown membership organization with the goal of developing and growing great companies. As part of its commitment to support Kiwi innovation, Regus has developed a dedicated offer for the finalists in the council’s Innovation Awards at the newly opened Wellington workspace.

* Some terms and conditions apply, see the Regus website www.regus.co.nz for further information.

24 YEARBOOK 2017 PROPERTYANDBUILD.COM PROPERTY Character warehouse reinvented as modern workplace The Mason Bros. building in Wynyard Quarter has been officially opened by following a 13-month redevelopment PROPERTY

Located at 139 Pakenham internal environment that is very to support business growth and Precinct have celebrated the Street, Mason Bros. is the first contemporary. The construction spur innovation,” he believes. heritage of the building by rein- completed development by has been much like creating a ship “That partnered with the fan- stating ‘Mason Bros’ as the official Precinct Properties within the within a bottle.” tastic amenity and design of the name of the building. Wynyard Quarter Innovation Precinct Properties entered a de- Wynyard Quarter makes for an As part of the official opening Precinct. velopment agreement with Panuku incredibly attractive location.” the original name plaque was Designed by Warren and Development Auckland (formally Panuku Development Auckland reinstated. The plaque was gifted Mahoney, the extensive redevel- Waterfront Auckland) to develop CEO Roger McDonald is delighted by Kevin Schulz, who began as an opment of the 1920s warehouse up to 46,000m2 of commercial that the building is complete. “Pre- apprentice at Mason Bros Engi- has retained many of the existing space within the central area of cinct Properties has done an out- neering in 1966. character features while creating Wynyard Quarter in 2014. standing job in redeveloping the In keeping with the sustainabil- a completely modern working Mason Bros. is the first complet- Mason Bros. building in a way that ity targets for Wynyard Quarter, environment. ed development, with the next retains its heritage aspects while Mason Bros. has been designed The distinctive sawtooth building, 12 Madden Street due reflecting the innovative character and constructed to target a 5-star roof remains a feature and the to be completed in the middle of and aspirations of the space which Green Star rating and a NABERSNZ original red brick façade has been the year and leasing underway for forms part of the Wynyard Quarter rating of 4.5 stars. exposed. a further building at 10 Madden Innovation Precinct,” he says. A world-leading building informa- A new internal ‘laneway’ runs Street. “Panuku has high standards of tion management system created north to south through the build- Mason Bros. forms part of the its developers and has maintained by Beca has been installed to help ing, creating a social gather space Wynyard Quarter Innovation Pre- 100 per cent trust in Precinct as deliver on this goal. for occupants. cinct, an initiative driven by ATEED the right development partner Mason Bros. is fully leased, War- Precinct CEO Scott Pritchard (Auckland Tourism Events and to deliver a quality product to its ren and Mahoney having occupied says Mason Bros. is unlike Economic Development). present and future tenants and in the building in December 2016 and anything in the Precinct portfolio. Pritchard says that there has turn continue the success story of Mott McDonald and ATEED due to “Mason Bros. is such a special been “real demand” to be located the Wynyard Quarter.” move in over the coming months. building,” he enthuses. within the Innovation Precinct. The building was originally home The redevelopment was “We have preserved and cele- “Businesses are really coming to to Mason Bros Engineering Co. Ltd, delivered by NZ Strong with Beca brated as many of the original fea- see the benefits of proximity to an engineering and shipbuilding as project managers and Mott tures as possible while creating an tech entrepreneurs and start-ups firm. McDonald as engineers.

26 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 2:49 PM

Traditional material provides innovative solutions Wood is no longer “just” a framing option for bungalows, as the NZ Wood-Resene Timber Design Award winners clearly prove

Nine winners in categories rang- structures – a major advantage in Landscape of the Year award at the ing from architectural excellence fine, liquefaction-prone soils. 2016 World Architecture Festival and engineered innovation to Engineered beams in laminated in Berlin. novel applications of fibre and veneer lumber (LVL) or cross The Carter Holt Harvey-spon- student design were announced laminated timber (CLT) can provide sored Residential Architectural at a gala function in Auckland on equivalent strength and improved Excellence category was won by 9 March. fire resistance to steel beams, the Point Wells Gables project, The Resene Supreme Award which can warp dangerously in designed by Aaron Paterson and went to Cathedral Grammar Junior extreme heat. Timber chars, but Steven Lloyd of the Paterson School in Christchurch, submitted rarely burns right through. Architecture Collective, Steven by Ruamoko Solutions with Andrew “Modern timber construction Lloyd Architecture and Glamuzina Barrie Lab, Tezuka Architects, methods mean multi-storey resi- Architects.

DESIGN Ohno Japan and Contract Con- dential and commercial complexes Judges commented: “The use struction. are being built worldwide, some up of traditional timber technologies, “Cathedral Grammar stands out to 18 storeys tall,” says Debbie Fer- highly manipulated and carefully as an example of what can be gie, WPMA’s promotion manager. detailed, achieves high emotional achieved with effective collab- “Astute asset owners are taking impact.” oration and innovation in timber advantage of the cost-effective This project was also highly com- design, fabrication and construc- solutions such buildings can pro- mended in the Interior Innovation tion,” the judges said. vide. Such structures are erected category and was the only entry “The expression of the structural very quickly compared to others to be highly commended in the timber frames at a human scale too.” Resene Supreme Award. is inviting, and promotes a tactile Wood’s inherent flexibility can Winner of the Interior Innovation response from young occupants.” also be maximised in infrastructure category, sponsored by Taranaki This entry also won Timberlab applications, as demonstrated Pine, was another Auckland project, Solutions Ltd’s Commercial Archi- in the Kopupaka Park solution in the Government of Samoa’s Fale in tectural Excellence section and Northwest Auckland that won Mangere, from Walker Community The Resene Supreme Award went was highly commended in the NZ Smartclad’s Exterior Innovation and Architects Ltd. to Cathedral Grammar Junior Timber Design Society’s Engineer- Infrastructure award. “Traditional methods of building School in Christchurch, which the ing Innovation competition. This was submitted by Isthmus have been scaled up to make a judges said “stands out as an Jon Tanner, Wood Processors Group Ltd, and judges gave kudos large community space, while example of what can be achieved and Manufacturers’ Association’s to the team for “thinking outside maintaining the…richness derived with effective collaboration (WPMA) chief executive, points out the box and using timber for infra- from shaped and honed timbers and innovation in timber design, that wooden buildings weigh less structure projects.” and traditional bound joints,” said fabrication and construction” than comparable steel-concrete This project had earlier won the the judges.

28 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 2:06 PM DESIGN

The Innovation of Student Design The second winner was a Award was won by two third-year multifunctional pavilion by Louie University of Auckland students Tong. “Rigorous mathematical and – “Marking the Journey of Tatau” geometrical analysis has informed (tattooing) from Amanda Wijaya is a student design-and-build project described as a progression through at Henderson High School, which a building likened to the three can be seen as a deliberate stages of tatau – the stretching, provocation to engage students’ the tattooing, and the transition imagination and interest in mathe- to adulthood, enhanced by the lou- matics, material and construction,” vered and coffered rafters, ceiling said the judges. and panels.

LtoR: The Point Wells Gables project won the Residential Architecture Excellence category with its use of traditional timber technologies, highly manipulated and carefully detailed to achieve high emotional impact” The Isthmus Group’s striking Kopupaka Park solution in Northwest Auckland won Smartclad’s Exterior Innovation and Infrastructure award. Walker Community Architects Ltd’s Government of Samoa Fale in Mangere took the Interior Innovation award.

May 5, 2017 2:06 PM PROPERTYANDBUILD.COM DIGITAL EDITION 29 Global entrance solutions leader expands Down Under

A global leader in architectural revolving doors and security entrance systems, Boon Edam, is expanding its operations Down Under through a partnership with the leading Australian- FACILITIES MANAGEMENT FACILITIES owned automatic door manufacturer Auto Ingress Pty Ltd

Boon Edam Australia Managing busy entrances to facilities such product and service range.” Director Michal Fisher, says as shopping centres, hospitals, Boon Edam Australia provides the two companies will partner universities and other major Boon Edam was local expertise and direct access nationally in the sales, installa- publicly accessible facilities. responsible for the to its global experience in tailoring tion, maintenance and retrofit • greater on-the-ground expertise world’s highest quality entrance systems to of the entry technologies of to benefit both existing and manage issues ranging from Boon Edam, which has dozens of new clients of both compa- revolving doors on architectural presentation, energy Fortune 500 companies among nies, throughout Australasia. the observation deck conservation and HVAC issues, its global clients, including some Auto Ingress’ local capabilities of the 124th floor of through to protecting sensitive of the world’s largest firms. complemented by Boon Edam’s Dubai's 442m-high facilities and precincts against Major benefits of the partnership local expertise and direct links unauthorised access by unwanted include: globally to advanced entrances Burj Khalifa building visitors posing threats to physical • expanded availability of 24/7 solutions. Boon Edam’s solutions and cyber security. service and maintenance are focused on architects, The latest Boon Edam installa- agreements for existing, new builders, facility managers, tions globally include the giant and retrofit installations of Boon property owners, new project 5-metre high revolving doors on Edam technologies in public and developers and specifiers manufactured to stringent ISO the new Rialto building regener- private facilities, including office seeking entrances solutions 9001-2000 conditions, are low ation project in Melbourne (the buildings, data centres, airports, which harmonise aesthetics with maintenance, economical to tallest such doors in the Southern healthcare facilities, shopping entry solutions that reflect the install, aesthetically pleasing Hemisphere). centres and retail outlets, importance of facility entries and supported by market-leading The company was also respon- major hotels, restaurants and as mobility hotspots in today’s warranties. sible for the world’s highest national attractions visited security-conscious world. Auto Ingress, with its own broad revolving doors ever installed in by millions of people a year. “The partnership of Auto Ingress’ network of technicians, has the façade of a building, on the • a greater range of choices local expertise and service with secured long term relationships observation deck of the 124th throughout Australasia of world- Boon Edam’s global leadership is with many local and regional con- floor of the 442m-high Burj Khalifa class architectural entrance a major advantage for clients of tractors, ensuring prompt, reliable building in Dubai that is the world’s and security solutions from both companies,” says Fisher, who service. tallest structure. Boon Edam, drawing on its 140 is expanding Boon Edam’s pres- Auto Ingress Director Rob “With over 140 years of years of global experience and ence in Australasia with a team Jessen says the partnership experience in engineering quality now distributed in partner- that includes locally-based facility offers major benefits to custom- entry solutions, Royal Boon Edam ship with market leader Auto design, security and maintenance ers. “Boon Edam is the world No has become expert in creating Ingress, which has more than personnel. 1 in architectural revolving doors future-proof mobility hotspot 20,000 installations nationally Auto Ingress has a highly com- and way up there also in security solutions that meet the diverse and in export markets. Auto plementary quality ethos, being doors,” he notes. requirements of sustainability, Ingress has more than 20 years’ dedicated to achieving market “Their top quality products and security, and service while also experience in automatic door leadership through products that outstanding service standards being aesthetically outstanding,” operations to suit extremely are extremely reliable, quality ideally complement Auto Ingress’ says Fisher.

30 DIGITAL EDITION PROPERTYANDBUILD.COM May 5, 2017 2:49 PM Strong foundations The best start to any infrastructure project is expert legal advice. Our specialist environmental and resource management, and construction and major projects lawyers work with you to deliver successful outcomes throughout the life cycle of your project.

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