New Zealand’s Largest Mass Timber Building Sets a New Standard
Tauranga’s skyline now boasts a striking new addition with the completion of 90 Devonport Road – Aotearoa’s largest modern mass timber office building. Delivered on time and within budget, this pioneering project exemplifies how innovation can drive sustainable, large-scale construction.
A Feat of Engineering, Sustainability & Resilience
Developed by Willis Bond and built by LT McGuinness, the 10,400-square-metre, eight-level building is a testament to the transformative potential of engineered timber. By replacing the majority of traditional concrete and steel with locally sourced Laminated Veneer Lumber (LVL), Cross Laminated Timber (CLT), and Glulam, the building achieves a more than 60% reduction in its all-of-life carbon footprint compared to conventional structures.
The hybrid steel-and-timber framework maximizes both environmental and structural benefits, incorporating resilient seismic technologies. This approach highlights how mass timber construction can be successfully implemented in earthquake-prone regions like Wellington and Christchurch.
World-Class Commercial Space Delivered with Precision
"90 Devonport Road is a world-class office space that exemplifies sustainability, innovation, and resilience," says Wayne Silver, Managing Director (Funds & Finance) at Willis Bond.
"We’re proud to lead the way in mass timber office buildings, demonstrating that with careful planning, this approach can be both cost-effective and environmentally responsible. It’s significant that Tauranga, one of New Zealand’s fastest-growing cities, is leading the charge. We hope this inspires other regions to embrace mass timber as a smart, sustainable choice for commercial developments."
Pioneering the Future of Timber Construction
For LT McGuinness, the project offered an opportunity to redefine how large-scale commercial buildings are designed and built.
"90 Devonport Road challenged us to rethink sustainable construction delivery," says Jack McGuinness, Manager of LT McGuinness Tauranga. "Our skilled local team of builders, sub-trades, and suppliers understood the significance of this project. We’re incredibly proud of what we’ve achieved and hope this inspires further mass timber projects across Aotearoa."
Reinforcing its sustainability credentials, 90 Devonport Road has achieved a prestigious 6 Green Star design accreditation – the highest possible rating – and is on track for a 5-star NABERS rating for energy efficiency and a Gold WELL Building Standard certification. These achievements will help lower operational costs by significantly reducing energy and water consumption.
A Catalyst for Tauranga’s Growth
90 Devonport Road will serve as the central hub for Tauranga City Council’s administration staff, uniting them under one roof for the first time since 2014. This consolidation is expected to generate economic benefits for local businesses and the wider city, reinforcing Tauranga’s status as a key driver of sustainable urban development.
A Collaborative Achievement
Extensive collaboration with local mana whenua has influenced the building’s design and cultural expression. Its architectural theme, "Taura Here," symbolizes connection and strong relationships, reflected in the rope-strand motif on the façade and elements such as external lighting, columns, the main entrance canopy, paving, and native landscaping.
The project was made possible through a strong partnership between Willis Bond and LT McGuinness, supported by key contributors including Warren and Mahoney (architects), Dunning Thornton Consultants (structural engineers), and Beca (building services, fire, and sustainability engineers). Over 30 local businesses played a role, with up to 200 workers on-site at peak construction and all timber sourced from leading local suppliers Red Stag, Nelson Pine, and Techlam.
Building Strong Partnerships for Lasting Impact
Beyond 90 Devonport Road, Willis Bond is partnering with Tauranga City Council in a 12-year agreement to deliver the city’s Te Manawataki O Te Papa civic regeneration project. This builds on Willis Bond’s history of successful property partnerships, including the delivery of Wellington’s Tākina convention centre – another project completed on time and within budget in collaboration with LT McGuinness.
With its timely and cost-effective completion, 90 Devonport Road sets a bold new benchmark for sustainable commercial construction in Aotearoa – proving that mass timber is not just a viable alternative, but a superior choice for the future of urban development.
