The Replacement Opawa Rd Shops Project is a small retail development of five community shops. The building had to fit into the area and respectively replace the block of Victorian brick shops that had stood in pride of place for over 100 years but were lost to the 2011 quakes.
CanForm Structures undertook this building in late 2015. The site combines two lots of land, both zoned Business 1 situated on the corner of Hawford Rd and the busier Opawa Rd. The combined lots form an asymmetrical shape.
The 386m2 building, with a 451m2 roof area, is designed by Architect, Andrew Evans for the Stockman Group. achieving a relatively lightweight and robust practical commercial building with a commercial TC2 raft foundation. The foundation design also allowed for the capacity to support 125 mm thick tilt up panels at two sides thus meeting the requirements of TC3 in the NZ building code.
Architecturally the design of building features two main elements that give the building a striking appearance.
The first is the great visual impact of the bracing elements, the exposed structural steel portals at the shop front side of the building. These steel portals span each tenancy and the columns painted burnt orange tease the cedar facia and create an outstanding contrast with the black aluminium joinery.
The second feature that strikes anyone looking at the building is the roofline. Because of the asymmetrical rectangular shape of the land the roof structure was manipulated to meet the constraints this presented to great effect. The large truss roof has irregular angled hips that have enabled a slender tapering over the footpath to create a veranda with a difference.
The signage area required a breathable cavity system that was clad in James Hardie Fibre Cement Panel. The cement panel was painted black and dressed with neatly finished horizontal cedar battens which terminated to form lighted signage areas that also complemented the exposed burnt orange steel at the shop frontage.
The project had a 22-week delivery program with a three-week Christmas break. It was delivered in 26 weeks and was on budget.
The total variations valued $46,030.00. The majority was add value alterations to the original design rather than standard variations. CanForm worked with the principal to minimise variation costs by providing practical changes to the design of areas such as the gas bottle storage areas and minimising traffic management by training our men up to level 2 standard. Thus minimising costs by not having to outsource to a subcontractor.
The contract was administered under NZS 3915 and the principal and the site manager met regularly together and on many occasions with the site’s foreman about the progress, budgets, health and safety and the neighbourly interaction with those affected by the construction of the building.
CanForm established a very good working relationship with the architect and structural engineers that saw most queries turned around that day if a site visit was not required. This relationship saw the building completed on time, with variations and extras approved by the client completed within the build time.
This was CanForm’s first build for the principal, who was happy at the end of the build with expectations exceeded and budgets meet.