Glenside Terraces
Brosnan’s collaborative, and honest nature allowed the client to rely on the same contractor throughout a stressful and evolving remediation project.
The 33, 2 and 3 storey apartments at 134-150 Symonds Street were built with untreated timber, direct fixed and plastered fibre cement cladding, and were suffering from water egress.
Following a competitive tender process, Brosnan was engaged in 2013 to remove and replace all existing cladding and moisture affected timber atop of new concrete nibs required to increase the threshold between the internal floor and external ground levels. In addition, Brosnan was to remove, refurbish and reinstall existing aluminium windows and doors, repair cracks in the double T topping slab, and recoat the car park with a trafficable membrane.
Brosnan uncovered several structural and passive fire protection issues early in the project. Brosnan quickly prepared a scope of works, budget estimate, and the preliminary programme for the work they believed to be involved in the remediation of the existing unidentified defects together with a budget estimate for the demolition and rebuild. The Body Corporate elected to demolish and rebuild the apatments and, as a result, terminated our contract. Brosnan was invited to tender and was ultimately awarded a guaranteed maximum price contract to rebuild the 33 apartments.
The rebuild consisted of all the common construction techniques typically found in a remediation project. Firstly, finishing off the concrete nibs, then constructing the 16 three and 17 two-storey timber-framed buildings. The timber-framed structures incorporated elements in structural steel and were clad in a combination of ACM, long run and brick veneer claddings.
The trafficable membrane was ground back, and the cracks and movement joints in the double t topping slab were repaired before the membrane was installed with floating decks over.
The buildings were programmed to be delivered simultaneously as the biggest boom the Auckland construction industry had ever seen. This enabled certainty of resourcing for the project.
33
Apartments Remediated
60
Month Delivery
"Brosnan’s approach throughout has been up-front, providing honest advice, which ultimately has been best-for-project. They have stuck with the project through the difficulties of the ill-fated reclad project; and have understood and respected the client’s need for certainty and no surprises. The Body Corporate were getting poor advice from their former consultants and were lucky to have appointed Brosnan Construction who were putting the client first. Brosnan stood up for what was right, and stuck with the Body Corporate and the Project ultimately restoring the Body Corporates faith in the construction industry.”
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