62 | Setting a benchmark in sustainable construction LT McGuinness Ltd CONSTRUCTION The 90 Devonport Road building in Tauranga has officially become New Zealand’s largest mass timber office building, establishing new standards for sustainable construction and achieving the highest-possible environmental certifications. Completed in March 2025, the eight-storey, 10,400sqm building achieved a 6 Green Star design accreditation and is on track to receive a 5-star NABERS rating for energy efficiency and a Gold WELL Building Standard certification. The project represents a significant milestone in New Zealand’s construction industry, cutting its all-of-life carbon footprint by more than 60% compared to conventional structures. Built by LT McGuinness for Tauranga City Council through property developer Willis Bond, the building showcases the transformative potential of engineered timber. “Replacing the majority of traditional concrete and structural steel with locally sourced laminated veneer lumber (LVL), cross laminated timber (CLT), and Glulam demonstrates how sustainable materials can be successfully integrated into large-scale commercial construction,” says LT McGuinness project manager, James Haworth. He says the project’s hybrid steel and timber structure represents a significant advancement in construction methodology, enabling the construction and environmental benefits of mass timber while utilising highly resilient and proven steel seismic technologies. Warren and Mahoney Architects designed the building, with extensive input from local mana whenua, shaping both its design and cultural expression. The architectural theme Taura Here symbolises connection and strong relationships, reflected in the rope-strand motif on the façade, external lighting, columns, main entrance canopy, paving and native planting selection. � Karen Phelps James says the building industry hasn’t always kept pace with the international adoption of mass timber structures. The project represents a repeatable commercial typology and a step change in carbon reduction. With the Bay of Plenty being central to New Zealand’s forestry and wood-processing industry, the scheme utilises timber for sustainability, wellness and celebrating regional identity. More than 30 local businesses contributed to the project, with up to 200 workers on-site at peak construction. All timber was sourced from local suppliers Red Stag, Nelson Pine and Techlam, supporting the regional economy as well as reducing transportation emissions. James says the building’s construction presented unique challenges that required innovative solutions. Moisture management became a critical issue throughout the build, with temporary waterproofing essential to protect the timber and maintain programme schedules. The project demanded exceptional coordination, due to minimal tolerances, complex staging across multiple work faces, and the integration of multiple structural elements,” he says. Project delivery was made possible through strong collaboration between Willis Bond, LT McGuinness and key partners, including Dunning Thornton Consultants (structural engineers), Warren and Mahoney (architects) and Beca (building services, fire and sustainability engineers). James says the collaborative approach extended to construction methodology, with weekly waterproofing workshops bringing architects and roofers together to develop solutions. The building now serves as the new home for Tauranga City Council’s administration staff. C O M M E R C I A L Proudly associated with LT McGuinness Ltd Wellington (04) 472 5858 | Christchurch (03) 344 6458 | Auckland (09) 307 5851 | Bay of Plenty (07) 571 1650 | Email: info@swpcommercial.co.nz | www.swpcommercial.co.nz All timber was sourced from local suppliers Red Stag, Nelson Pine and Techlam, supporting the regional economy as well as reducing transportation emissions.
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