ACC Building – 70 Plunket Avenue, Manukau

A major refurbishment of the ACC Building at 70 Plunket Ave.

Our work included strengthening of the atrium roof and reroofing with a new membrane roof, replacement of the membrane to all box gutters with replacement of decayed substrate and framing where necessary, and the replacement of cladding to the spine wall including strengthening of the wall and replacement of decayed timber. Also a full upgrade to the interior of the building including an extensive upgrade to the building services as well as the finishes.

Client
Goodman Property / ACC Accident Compensation Corporation
Project Value
$3.5m
Completed
2021
Consultants
Rebbeck Dunn Watters Ltd, Hampton Jones, Thurston Consulting, Electrical Consulting Services, Holmes Fire

The challenge

The Interior part of the project was separated into three stages and the intention was that while one stage was worked on at a time the other Stages remained occupied, the main challenge was maintaining a satisfactory working environment for the occupied Stages of the building while the work was completed in the active Stage. The project team achieved this very well for the first stage of the work however the project was then also interrupted by Covid Level 3 restrictions and ACC made the decision to have almost all their staff work from home during Level 3 and the continue to work from home will the refurbishment was completed.

To assist ACC Q agreed to accelerate the project by combining stages 2 and 3 so that the refurbishment could be completed as soon as possible allowing ACC’s staff to return.

Q achieved this by reprogramming the work and negotiating with subcontractors to increase their resources to meet the shortened time frames.

New occupation dates were agreed with ACC and achieved allowing full reoccupation by ACC one month earlier than originally scheduled.

The details

The project was in two clearly separate parts

Part 1 Exterior – Replacement of the membrane lined box gutters to the roof, replacement of the plywood roof and roofing membrane to the central atrium roof including strengthening of the roof structure, replacement of cladding to the Spine Wall including replacement of decayed framing and reframing to meet structural requirements and the replacement of the plywood roof and roofing membrane to the entrance canopy.

Part 2 Interior – A complete refurbishment of the building interior including remodelling of some office space partitions and alterations to the fire sprinkler system to suit the new layout. A new HVAC system, lighting, ceilings, kitchen, flooring, and repainting.

Part 1 Exterior – The building was completely enclosed with scaffold and covered with shrink wrap to allow the external work to be undertaken. Work to the gutters was undertaken progressively working around the building. The metal roofing sheets were unscrewed and ‘slid’ up the roof to provide access to the gutter and the membrane lap under the metal roofing. The gutter membrane was removed, the substrate checked for decay and replaced where necessary and new membrane installed.

The atrium roof was removed. A full scaffold was installed inside the atrium to provide access for the strengthening of the roof structure, the strengthening work was completed, a new plywood roof installed and a new roofing membrane roof laid.

The spine wall cladding was removed, inspection by the structural engineer identified that that the existing structure was inadequate and needed strengthening, the strengthening work was completed along with the replacement of any decayed timber and the wall was reclad using the Equitone cladding system.

The membrane roofs to the canopies were stripped, any decayed ply substrate removed and replaced, and a new membrane installed. The Hardies cladding to the perimeter of the canopies was also stripped and relaced with a new Alupanel cladding system.

Part 2 Interior – The internal refurbishment was done in stages. Once the area had been handed over it was separated from other areas occupied by the tenant with solid hoardings to prevent access into the construction zone by unauthorised people. The ceiling tiles were all removed and disposed of to allow access to the above ceiling services. Ceiling grid was also removed where necessary. The critical path of the programme was the above ceiling upgrade of the HVAC system. While the HVAC system was being upgraded alterations to the office partition layout were made, the sprinkler system was adjusted, repairs to surfaces were done followed by painting. Once the above ceiling services were complete the ceiling grids were reinstated, new lighting installed ceiling tile replaced, painting completed, and finally new floor coverings laid.

We also coordinated and worked with the tenant’s Security and Data contractors to ensure they completed their work concurrently with ours to achieve a seamless handover to the building owner and tenant.

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