The development of a quality four-level building of a 4½ star luxury hotel facility with bar, restaurant and conference facility to be operated by an established hotel operator Sudima. The proposed hotel site is situated at 114 The Esplanade at the intersection of Yarmouth Street, Kaikoura.
The site is a large commercial land area comprising over 4,000 square metres with a prominent and high-profile frontage that has excellent north sea and mountain views.
The facility will be an attractive luxury style resort of 118 rooms over four levels with a building area in excess of 6,000 square metres. The accommodation will target tourists, families and professionals for the burgeoning tourist market and conference needs for the corporate market.
Hotel facilities will include restaurant/bar with indoor and outdoor seating, luxurious heated pool, gymnasium and guest parking. The conference facilities fronting the Esplanade will be suitable for medium to large conferences and weddings alike.
Kirk Roberts Consulting are working with planners and council to achieve an outcome to benefit the community and client, while delivering a beautiful architectural building that does not inhibit or distract from the natural beauty of the environment.
Sudima Kaikoura will set a new benchmark for visitors and we are very proud to facilitate the project to deliver and exceed expectations of locals, visitors and our clients.
This project faces multiple challenges that Kirk Roberts have worked hard to mitigate and manage.
Firstly, Kaikoura is a regional town with small building infrastructure comprised mostly of residential builders and sub -contractors. Large-scale commercial development is rare in the town with the last being the council buildings built in recent years. The resources, materials and labour is therefore a multifaceted collections of challenges. Further to labour challenges, accommodation of site labour is an issue with very limited accommodation options in Kaikoura.
Transportation links are major risks for Kaikoura with the road (State Highway 1) north and south at times closed in bad weather or for major works. Of course, the region is also still recovering from the November 2016 earthquake. Large-scale roading infrastructure repair and rebuild is nearing completion however, temporary road closures still occur.
Finally, Sudima provided a tight timeline to enable them to meet expected tourist bookings for the seasons coming so Kirk Roberts have pushed through with the client to meet these timelines and of course not compromise quality or pre-build planning and development phases.
To address the shortage of resources and labour in the region, the design is to be as modular as possible with most concrete prefabrication to be completed in Kaikoura. Specialist concrete panels will be constructed in Christchurch and taken by truck to site for assembly. The timber internal walls will be prefabricated in Christchurch including the linings to these walls. The hotel bathroom pods will also be built in Christchurch and delivered to site.
In terms of construction on site, a contractor will be engaged for foundations and super structure while Kirk Roberts will manage other trades for full fit out to ensure consistency with the architectural design and act on the clients behalf to ensure an exceptional finish and detailing is achieved. The construction will be completed in stages with base build including civil and foundations.
Working collaborately with Sudima project team together with KR design team. Project Manager Michael Tohill says the hotel is a unique project as it is being designed to be manufactured as modular as possible, a technique which reduces waste and increases efficiency of the build. “A modular design means a lot of the work is done off-site to build the walls and floors, and then these are craned on to the hotel site for completion. “We are also taking a modular approach to the bathrooms, which are all pre-manufactured so they can be produced concurrently, rather than sequentially, as is the norm with traditional on-site bathroom construction. They’ll be ready to ‘plug and play’ on delivery. Think of it like Lego – the pieces just click into place.” This innovative approach, which Michael says has been embraced overseas and is a developing area in New Zealand, has a significant impact on the overall project’s timeline and efficiency, while still ensuring a quality product.
“Careful planning is involved when working in a small regional area, to ensure there is not a strain on labour and resources, and this is where modular builds are key. Plus, because the premade walls and floors are built to a specific size, it reduces the amount of building waste involved too.”
While the pre-manufactured bathrooms are being developed in Christchurch, much of the pre-fab development work for walls and floors will occur in Kaikoura, utilising the labour and skills of workers in their area who are currently there as a result of the 2016 earthquake.
The structural design has key focuses on the highly modular design which is used to drive cost effectiveness and minimise the build time, along with the aforementioned challenges of locations and availability of resources.
An early design focus on how fire and acoustic ratings could be achieved between rooms and floors has influenced the decision to use a flooring system that allows for minimal on site work while offering structural integrity to the overall design.
The custom precast floor units also allow for the fast installation of prefabricated bathrooms with floor rebates and services penetrations pre-installed. “We are also taking a modular approach to the bathrooms, which are all pre-manufactured so they can be produced concurrently, rather than sequentially, as is the norm with traditional on-site bathroom construction. They’ll be ready to ‘plug and play’ on delivery. Think of it like Lego – the pieces just click into place.” Explains Michael Tohill, Project Manager
The Kirk Roberts Consulting Structural Department have had a unique standing on the project from the start- A holistic approach – “Getting it right from the start”. They understand that early Structural and Architectural Design decisions can allow the project to track smoothly to completion. They understand that all building elements are intimately interconnected and a holistic approach inevitably saves time and cost to the client.
And of course at the forefront of everyone’s minds that knows Kaikoura is the recent earthquakes and the impact they have on designing a structural system. Earthquake resilience for the structure as seen the development of a robust and well-detailed seismic design has been incorporated to ensure the building responds in a safe and ductile manner.
Every good design starts with lengthy consideration of the site location. This is a precious and unique spot, 50m to the sea and a mere 6.4 m to the mean high tide. The outstanding northern views of the sea and mountains are second to none, as is the luxury of hearing the sea lapping the rocky foreshore while experiencing seals residing so close to an urban area. All the while being hosted by a sheltered site and suggests the building should be tucked in, not detract from the natural beauty of the surrounding areas and the scale settles nicely into the local environment. The low-level roof line ensures the building is not intrusive and sits low on site while offering the owners and tenant maximum floor areas for a good return on their investment.
There is an added pressure to our design team to set a precedent of excellence for Kaikoura as this is the first hotel of this scale for the town. Further along the esplanade sees apartments on a small scale at various levels of accommodation offerings but Sudima will set a new benchmark for visitors and their experience of staying in Kaikoura.
The orientation of the building is set to take coastal views from most rooms and views back over the hills from the rear
of the site. The atrium will look straight out to Mt Fyfe, the view from the lifts will be directly out to the sea and desks face The Esplanade. The floor plan is in the shape of a hammerhead shark, which suited the outcome and environment.
The integration of materials and finishes common-place in coast regions will ensure the building melds effortlessly with its surrounds. Exposed solid concrete columns and beams moulded to replicate the style of the old railway bridge thorough the centre of town are sure to be a talking point, similarly the exposed concrete to the full height central Atrium that points to Mt Fyffe, also providing a stunning view from the hotel upper floors. Timber walls induce a feeling of rawness yes warmth, just like the landscape in and around Kaikoura at differing times of the year. The light colour of the hotel exterior takes the reference from the limestone in the surrounding seashore and rocky outcrops.
Kirk Roberts Consulting’s Projects Division are leading the project from initiation working closely with building owners, Pillar Property Investments. From land acquisition and resource consent the Projects Division have been heavily involved.
This role is accountable for the overall delivery of the project and will be appointed and managed in accordance with the Kirk Roberts Project Delivery Manual and Project Execution Plan.
The team are responsible for:
Upon acceptance of the Project Charter the Project Execution Plan will be developed which also encompasses supporting documentation of:
The project will be delivered using Kirk Roberts’ standard project delivery model with the following phases:
The efficient design of the Sudima Kaikoura structure and architecture has led to several economies in detailing, speeding up design deliverables and reducing errors in the BIM model.
Kirk Roberts Consulting use BIM often and have a well versed team that means clients see tangible benefits from utilising this powerful software. ‘Fly-throughs’ of the BIM model have been successfully supported in communication of the design and detailing with the client, and ensuring their vision could be achieved.
Early involvement with shop drawing for both steel and concrete to ensure thorough coordination and buildability is attainable in the timeframes and budgetary requirements of the project has been possible by using BIM. Also, live model sharing environments between disciplines and departments have been essential to carryout day to day coordination and collaboration to deliver the best possible result.
BIM specifics include:
Fire Engineering is a unique discipline where the engineer has to work with and provide inputs to everyone else in the design team from resource consent stage through to completion. But mostly Fire Engineers work closely with Structural Engineers and Architects to ensure both parties have sufficient information to complete their respective design requriements.
Sudmia Kaikoura is designed to have an atrium in the middle of the building, connecting all accommodation floors above. The exterior of the hotel will have natural timber cladding on the top floor. The ground floor will have a combination of restaurant, conference and buffet areas with a large occupant load which challenges the fire egress.
In order to achieve those building design features and provide design flexibility, the fire design is carried out using specific fire engineering methods to demonstrate compliance. The atrium is proposed to be protected by aspirating smoke detection system to provide easy maintenance and reduce risk of false alarms.
The nature of the geology at the site meant there was potential for in-situ limestone boulders to be present which could potentially be missed with traditional intrusive investigation methods. Kirk Roberts employed the services of a geophysical consultant and used a combination of Ground Penetrating Radar (GPR) and Multichannel Analysis of Surface Waves (MASW) to create a 3 dimensional model of the underlying ground conditions that could then be correlated with the intrusive investigations to give more confidence in the underlying ground conditions.
The above initiatives and processes that Kirk Roberts are providing will speed up the construction programme from a traditional build and ensure the client and building owners are meeting their respective budgets, time-frames and expectations are anticipated to be exceeded.
Like many other projects that KR have been involved with, traditional building would be an uneconomic approach. In this particular project, due to transport and labour issues.
By finding better ways of offering solutions to the client, Sudima Kaikoura is on track to be an outstanding build.