90 Devonport Road is an eight-storey commercial office building in central Tauranga, delivered for Tauranga City Council and when completed was New Zealand’s largest mass timber office building.
It brings 500+ staff together in a single civic workplace and redefines what timber can achieve at commercial scale. Timber is not a feature material – it is the building.
90 Devonport represented a step forward in mass timber capability. Construction sequencing, moisture management and detailing required refinement. The team responded to emerging conditions and delivered the building on time and on budget.
Timber was selected in response to the site conditions and for environmental benefits. On the Te Papa Peninsula, the ground conditions are weak and subject to liquefaction risk. By adopting a mass timber structural system that weighs approximately half as much as a comparable steel and concrete structure, the project significantly reduced foundation demand.
The lighter structure reduced the extent of ground improvement and foundation materials required, driving seismic efficiency and economic feasibility on a constrained urban site. When selectively paired with steel, the lightweight timber system demonstrates excellent seismic performance without compromising strength.
The structural system draws from three major suppliers: Red Stag, Nelson Pine and Techlam. Cross-laminated timber (CLT) was used for floor slabs, laminated veneer lumber (LVL) for internal columns and beams, and treated glulam for large exterior columns. Each product was selected for its structural role, creating an efficient hybrid timber solution.
The scale and extent of timber use is unique, forming the majority of the primary structure with steel introduced only where required to manage seismic forces. This deliberate pairing of materials plays to the strengths of each, maintaining performance without oversizing structural elements.
Extensive 3D modelling and digital coordination underpinned delivery. Engineered timber elements were manufactured off-site and couldn’t be modified once produced, requiring a model-first approach to services coordination, penetrations and shop drawings. This reduced rework and improved certainty.
This building demonstrates timber can deliver commercial-grade spans, seismic resilience and programme certainty at scale.
Mass timber was central to achieving the building’s sustainability certifications including a 6 Star Green Star Design rating and targeting 5 Star NABERSNZ and WELL Gold. Timber significantly reduced embodied carbon compared to traditional structural systems and is locally sourced, delivering a 44% reduction in upfront carbon, a 47% reduction in embodied carbon and 61% reduction in whole-of-life carbon over the building’s lifespan. The reduced structural weight lowered foundation material demand, and prefabrication minimised site waste and disruption.
Internally, exposed timber columns and soffits reduce the need for additional linings and finishes while defining the character of the workplace. The visible structure creates warmth and texture rarely found in conventional commercial offices. Staff feedback highlights the welcoming environment and strong connection to natural materials.
90 Devonport Road demonstrates a step change in how we think about commercial construction. It proves timber can lead the structural system of a complex, multi-storey civic building — delivering seismic performance, sustainability and a workplace people want to occupy.
