Brief: Remediate the Ocean Shores Retirement Village facilities
Key Challenge: Complete works with minimal impact to residents
Contract Range: $12 - $13m
Time Frame: 48 weeks
Architect: MOTM Architects
Ocean Shores Retirement Village in Mount Maunganui was built in 1996, the beginning of the leaky building era. After it was discovered that the two monolithic clad apartment buildings housing 84 units, a reception and common areas, as well as the Community Centre, were subject to water ingress, it was clear that the village’s investors needed to take action.
Remediation projects for leaky buildings usually involve ‘targeted repairs’. We took a different approach, instead bringing all three buildings entirely up to current Building Code standards. We constructed fully compliant wall panels to replace the majority of the buildings’ facades. Although this approach required more timber replacement, the process was far more efficient than the traditional targeted approach. The villages indoor swimming pool room was also demolished, redesigned and reconstructed.
“The $10 million remediation of a retirement complex in Papamoa is challenging the status quo, providing an alternative way of dealing with leaky buildings.”
Clare Chapman, Architecture Now
The key challenge was to complete all of the remediation works and facilities upgrades with minimal impact on the residents. Construction was carried out in three separate phases to assist the village in its accommodation and relocation of residents as required.
The exterior facades to the main apartment blocks were manufactured at Tallwood’s Matamata premises. This helped to minimise disruption on-site, maximise the extremely small working area and deliver huge efficiencies to the project. Offsite manufacture cut what would be a 24-month project down to just 10 months.
The roof on each apartment block was also upgraded. In order to maintain weathertight integrity, a new Colorsteel® roof was constructed over the existing roof structure with steel posts penetrating down to the third floor for support and bracing.
Another key challenge was meeting the Lendlease Global Minimum Requirements for Health and Safety which far exceeded best industry practice in New Zealand at the time. Tallwood achieved the buy in and positive engagement from all subcontractors and staff involved. We successfully met the Lendlease zero incident/accident policy and ensured compliance obligations were met throughout the project.