Adaptive reuse project transforms an apartment complex into a 4.5 star hotel

This adaptive reuse project has transformed slow-moving apartment units into a dramatic high-end hotel with all the associated retail and commercial tenant interest. Both the original build, plus the recent tricky transformation were delivered by Dominion Constructors.

Originally built in 2008, the QUBA complex in Quay Park, close to Britomart, comprised 113 apartments over six levels. The inner-city hub included an internal atrium, common areas, 13 commercial or retail units on the ground level and basement car parking for 196 cars. However, having been completed at the end of the global financial crisis, the apartments struggled to provide a sound investment return despite their quality and prime location.

In late 2013, Russell Property Group had the opportunity to purchase many of these units to combine with ones already owned. The object was the conversion of the apartments into what would become the 4.5-star Adina Apartment Hotel.

Dominion Constructors was asked to implement the savvy adaptive design, splitting some of the original residential apartments into hotel-style units.

One focus of the project, was retaining as many existing kitchens and bathrooms as possible, says Brendan Lindsey, development manager at Russell Property Group.

"Another was to reuse as much construction material as possible, to minimise cost, reduce waste and maximise time efficiencies in the redevelopment."

New atrium walkways were added to enable the splitting of two-level apartments into single-level hotel rooms, with access from what had been the mezzanines. The new walkways and entrances seamlessly fit with the existing design without restricting light or creating a feeling of enclosure within the atrium.

Extensive work was also done in upgrading the fire and acoustic ratings and lifting the quality of fixtures and fittings to create the level of luxury appropriate to a 4.5-star, inner-city hotel.

As an existing building with in situ tenants and both residential and commercial neighbours, the construction team faced daily traffic- and people-management constraints as well as having limited access for material delivery.

"This was managed through close communication with stakeholders, adherence to strict building requirements, and Dominion's ability to think beyond the box for construction methodologies," says Lindsey. "For example, delivery of materials was challenging, as large pallets of construction materials could not be brought through lifts or stairwells.

"To address this challenge, scaffolding over the carpark entrance and removal of windows created access for these types of materials and allowed the use of Hi-ab delivery vehicles.

"In addition, we sectioned off areas of the site to allow for specialist deliveries, such as heavy steel beams being craned across the roof and into the atrium. This ensured safe access to units for residential tenants."

The lobby was also a design and construction challenge, with the existing complex only providing a small functional entryway and lift lobby. Combining the existing lobby with two adjacent corner commercial units created a more appropriate arrival providing a welcoming and open lobby and waiting area, cafe and bar, executive boardroom and management office.

"The hotel has added value to the neighbourhood by bringing vibrancy and life to the immediate area. This has led to the leasing of associated commercial units previously unleased for seven years."

The apartment hotel now boasts over 160 rooms covering all configurations from studio suites right through to luxury three-bedroom penthouse suites all served by a cafe, meeting rooms and gym.

"With its prime inner-city location close to Downtown, Britomart, Spark Arena and many national businesses, the Adina has out-performed estimations of valuers, the hotel operator and the owner," says Lindsey "This is a true success story."

For more, contact Dominion Constructors, phone (09) 526 5808 Email: enquiries@constructors.co.nz, or head online: www.constructors.co.nz

Story by: Trendsideas