Projects
Ōtepoti
Client
- Ngai Tahu Property Limited
Project Leads
Sector
Location
- Otago – Southland
The Dunedin waterfront has long held significant historical and cultural importance. Now the focus of a major construction project by ACC in collaboration with Ngāi Tahu, the 8,000m2 state-of-the-art development has provided an opportunity to blend modern development with the rich tapestry of the past.
Named Ōtepoti ACC Dunedin, the new $45m, four-storey development on historic Dunedin Street will bring together four separate ACC premises and close to 650 staff under one roof. Meticulous planning and execution, especially in managing archaeological aspects, have ensured the preservation and celebration of this heritage while delivering a modern office building fit for ACC’s needs.
RCP have provided a comprehensive suite of services for both the enabling works and the construction of the new building. Services including Client Representation, Contract Administration, Procurement, Programming, and Construction Management.
RCP helped to tailor the strategy for the Dunedin market. As a relatively old city, the area is known for its poor ground conditions. As such, site excavations, land remediation, and piling happened up front and in parallel with the archaeological investigations to mitigate any in-ground risks before the design was completed and the main contractor was appointed.
As demolition reached ground level, the project revealed a trove of archaeological treasures, including the footings of old churches and schools. These discoveries underscored the site’s historical significance, highlighting its use by early European settlers for activities like bartering and interacting with ships. As excavation progressed, the site continued to yield remarkable archaeological finds. The significance of these discoveries required careful and continuous archaeological monitoring, which became a critical part of the project's resource consent conditions.
The site’s archaeological significance added its own layer of complexity to the process, including meticulous monitoring of site works. It was once the heart of Dunedin’s early commercial development – basement walls and foundations from buildings completed in the 1870s were uncovered. Further back in time it was a waka landing site, and a place for food gathering and trade.
Given the site's historical importance, RCP implemented stringent archaeological monitoring protocols. Archaeologists were present full-time to oversee the excavation, ensuring every find was meticulously documented and preserved. This involved halting construction whenever significant artifacts or structures were uncovered, allowing archaeologists to conduct detailed examinations. The separation of contracts for enabling works and main works helped ensure the site was thoroughly cleared and remediated before main construction began. This pre-emptive contract strategy allowed the main contractor to commence work without major interruptions, keeping the project on track.
In addition to its archaeological focus, the project also addressed broader cultural and environmental responsibilities. Early and meaningful cultural engagement was prioritised, integrating the site's historical significance into the project design. The design of the building’s façade and the landscaping reflect the cultural narratives of local iwi.
Managing relationships with neighbouring properties and council was another crucial aspect of the project, with the team navigating noise and vibration concerns, ensuring the impact on the surrounding community was minimised. RCP’s experience delivering work at the University of Otago and New Dunedin Hospital - which also involved demolition, noise and vibration piling works – meant the team were well-versed at working with the local communities and neighbouring properties. A key to this was ensuring that dilapidation reports were high quality prior to work commencing to understand that impact of works on neighbouring buildings. Front-footing these risks and relationships was crucial.
A notable aspect of this project was the fostering of local talent through initiatives such as involving Māori and Pasifika businesses and upskilling the local workforce. This commitment was exemplified by the annual internship program with local iwi, providing valuable opportunities for young Māori and Pasifika individuals to gain hands-on experience and develop their skills in the construction industry, paving the way for a permanent role for those interested in the opportunity. RCP worked with Ngāi Tahu to recruit a young member of the local iwi to work on the ACC project while they were studying.
Built to New Zealand's seismic standards and with sustainable design features, the new building will provide a resilient, modern and futureproof office space that will be safe, welcoming and easier for people to access.
