Prioritising Employee Satisfaction and Sustainability


Kiwi Income Property Trust in Association with ASB Bank


Tāmaki Makaurau (Auckland), Aotearoa/New Zealand

Year Completed


Floor Area


Project Value

NZ $132M       



Sustainable Benchmark

5 Star Green Star rating – NZGBC


New Zealand Architecture Medal 2014 

WAF High Commendation Office Buildings 2014 

RAIA Interior Architecture Award in the International category 2014 

Supreme Award – Property Council New Zealand Rider Levett Bucknall Property Industry Awards 2014 

Property Council New Zealand – Hays Commercial Office Property Award 2014 

Property Council New Zealand – Merit in Resene Green Building Property Award 2014 

New Zealand Commercial Project Awards – Gold Award 2014
NZIA Architecture Medal 2014 

NZIA Architecture Award – Interior Architecture 2014 

NZIA Architecture Award – Commercial Architecture 2014 

NZIA Architecture Award – Sustainable Architecture 2014 

NZIA Auckland Architecture Award – Sustainable Architecture 2014 

IDEA High Commendation International category 2014 

ASB North Wharf, headquarters of ASB bank and the anchor project in Auckland’s Wynyard Quarter, was a first-rate example of flexible working spaces and sustainable design when it was completed in 2013. The building spans two sites, with a multi-level glazed walkway over a central public lane that provides access through to the adjacent Waterfront Theatre site. 

The ‘Activity Based Working’ design presented a number of challenges that required performance based solutions. 15 individually themed, open areas were designed for flexible working also required a flexible evacuation design flexible to allow for the building’s occupants to move between floors. By utilising a performance based approachHolmes reduced the number of stairs required by a prescriptive solution, supporting the project’s objective to create an open and flexible layout. The evacuation plan also was designed to be flexible and utilise the open interconnecting stairs for egress in some fire scenarios.  

Sustainability was also a significant factor that influenced the design and use of the building. The addition of a ventilating funnel and controlled internal shading have assisted in the reduction of the building’s energy use by 50% and resulted in the completed building achieving NZGBC 5 Star Green Star Rating for Office Design. While the ventilation funnel provided beneficial natural lighting throughout the building, Holmes designed a smoke management system that not only aligned with the ventilation system but also avoided the need for a dedicated smoke control plant. A ‘hot smoke test’ was conducted by Holmes following the completion of the project demonstrating the strategy for smoke movement in action. 

Take a virtual tour through all 7 storeys and explore ASB North Wharf.

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