Tauranga City Council’s journey to a new home at 90 Devonport Road is a story of resilience, sustainability and innovation. Faced with deteriorating buildings, a fragmented workforce and a declining city centre, the Council set out to create a future-focused administration hub that would enhance service delivery while contributing to the city’s revitalisation. The result? A pioneering hybrid timber office building, New Zealand’s largest, designed to the highest sustainability standards and integrating cultural values. With strong partnerships and a shared vision, this project is not just about a new office, it’s about shaping a thriving civic heart for Tauranga.
Setting the scene
In 2013, Tauranga City Council (TCC) faced a series of critical challenges. Their administration building was found to have dangerous black mould, leading to the evacuation of staff across multiple locations throughout the city. Additionally, the central library building was leaking and the wider central business district (CBD) was in decline. In response, TCC developed a Master Plan to re-establish a civic heart for Tauranga, encompassing both civic facilities and a new administration building.
One of the early priorities was consolidating the Council’s staff under one roof to improve operational efficiency and enhance accessibility for the public. With employees scattered across different sites, service delivery had become fragmented and the lack of a single, identifiable location for public services was creating confusion.
The solution: 90 Devonport Road
To address these issues, TCC identified 90 Devonport Road (already owned by Council) as the site for the new administration building. This location would serve as the operational hub for Council, bookending the city centre along with the Civic Precinct development, Te Manawataki o Te Papa and the waterfront redevelopment. This approach allowed for the activation of a broader area within the city while enabling the administration building to progress at a faster pace without being entangled in the complexities of the Civic Precinct project.
Procurement and partnering
Following a market process, Willis Bond was selected to lead the project at 90 Devonport Road. Working in partnership with Willis Bond, the parties set the criteria for the building, including Council’s future focused and sustainability objectives, targeting WELL and Green Star certifications. Further, Council also saw the opportunity to create open and collaborative workspaces that achieve greater utilisation and reduced overall occupancy footprint compared to traditional office space.
In response, Willis Bond, alongside architects Warren and Mahoney, proposed a 10,000sqm hybrid timber building that would achieve a 6 Star Green rating and a 100% reduction in embodied carbon, the largest hybrid timber office building in New Zealand.
LT McGuinness was awarded the contract for both the base build and fit-out, ensuring cost efficiency and a streamlined process.
Timber fact
Not only does the wood in this building create a stunning feature, but it also holds more carbon than emitted during the construction process. There are several kinds of timber being used on site. The LVL (laminated veneer lumber) columns and beams of the mass timber structure are sourced from Nelson Pine, the Glulam (glued laminated timber) for the external columns from Levin-based Techlam and CLT (cross-laminated timber) for the floors/ceilings and core from Red Stag Timber in Rotorua.
Culture in design
Throughout the project, cultural engagement was a priority. Mana whenua was consulted to ensure that mātauranga Māori (Māori knowledge systems) principles are intrinsically designed into the building. Local iwi played a significant role in shaping the design narrative, with craftspeople contributing bespoke artworks that tell the story of the site and its significance. This collaboration ensured that the building is not just an administrative facility but a true representation of Tauranga’s heritage and future aspirations.
Progress and execution
The speed of construction was remarkable, drawing positive feedback from stakeholders. LT McGuinness proved to be a strong delivery partner, engaging extensively with local suppliers and subcontractors, in alignment with Council’s ‘buy local’ principles.
As construction began, unforeseen in-ground conditions posed a challenge. However, the lightweight nature of the hybrid timber structure resulted in significantly lower additional costs compared to traditional construction methods.
The fit-out phase was guided by a focus on:
- Collaboration and engagement – ensuring efficient use of floor space and workplace design
- Technology and efficiency – incorporating best practices in workplace integration (more to come on this from TwentyTwo’s Technology22 team)
- Sustainability – adopting the WELL programme and other green initiatives
Council also took the opportunity to rethink its service model, incorporating functions like TTOC (traffic operations centre) and the call centre into the new building. This forward-thinking approach was aimed at creating greater space utilisation and resilience.
Economic and sustainability outcomes
The new administration building at 90 Devonport Road is a landmark for Tauranga, demonstrating excellence in design, sustainability and project execution – the project has achieved:
- A cost-effective and operationally efficient headquarters
- A showcase for hybrid timber construction
- A commitment to best practices Partnering Principles
The building will house Council Chambers until 2028, at which point it will move to the new Civic Whare at Te Manawataki o Te Papa.
TwentyTwo’s role
TwentyTwo, represented by David Lambie, has been actively involved in this project from the outset. We developed the original civic redevelopment feasibility study and strategic case, working closely with Council to engage the market and secure a Development Partner.
As the project progressed, TwentyTwo led the assessment of 90 Devonport as a potential site for the new administration building and managed a market process to identify suitable developers. Following the selection of a preferred developer, we spearheaded the Agreement to Lease negotiations and continued to support Council with its fit-out project plan, consultant procurement and project governance.
Our Workplace Strategy and Technology teams also played key roles in shaping Council’s workplace requirements, ensuring a fit-for-purpose, efficient and future-ready working environment.
Throughout the project, TwentyTwo has provided commercial and project advice and remains incredibly excited to see Council staff come together in their new space. We also commend the sustainability leadership demonstrated by both the developer and the Council. Most importantly, we have immense admiration for the Council’s project team, whose dedication and collaboration with the developer and contractor have delivered a truly outstanding result.
Acknowledgments
- Willis Bond – for exceptional development management, transparency and solution-driven leadership
- TCC Project and Leadership Teams – for their vision, dedication, and commitment to delivering a facility in the most efficient manner possible
- LT McGuinness – for outstanding execution and adherence to best practices in health, safety and efficiency
- Local Iwi and the Otamataha Trust (on behalf of Ngāti Tapu and Ngāi Tamarawaho) – for their invaluable cultural guidance, ensuring that the site’s history and significance were integrated into the design and artwork
As of March 2025, the project is in its final stages of completion. We look forward to seeing the Council into their new home, enhancing operational efficiencies and supporting the revitalisation of the city centre.
Photo credit Jensen Steel Fabricators , Red Stag Timber and LT McGuinness
