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136 Fanshawe Street – Te Aukati

6 Green Star rated 136 Fanshawe Street is a new paradigm of world-leading sustainability. It showcases what a smart green commercial building contributes to a city.

Name: Te Aukati

What: a new commercial development; an eight-level building and a seven-level building integrated via a large-scale central atrium staircase and interconnecting air bridges

Historic site: the name of the building Te Aukati(boundary) acknowledges the historical and cultural significance of its location – on the boundary of the original Waitematā Harbour foreshore and cliff edge; Te Aukatiforms a key link between the upper city and waterfront

Details: total NLA: 23238 square metres

Tenants: eight tenants – six commercial and two hospitality

Occupancy: around 1500 to 1600 people per day

Address: 136 Fanshawe Street, Tāmaki Makaurau Auckland

Project Snapshot

Owner: CC Artemis Trust PTE Ltd (part of a wholly owned entity of Asia-Pacific investment firm PAG), purchased 2021

Developer: Mansons TCLM Ltd

Architect: FORMiS

Service engineer: Agile Engineering Consultants

Main contractor: Mansons TCLM Ltd


Project status: construction commenced November 2018; completion April 2021; occupancy July 2021

Project certification:

6 Green Star Office Design rating ( July 2021)

6 Green Star Office Built rating (September 2023)

5 star NABERSNZ rating (2023)



Green balconies, super-efficient thermal management and wellbeing-imbued work zones - Te Aukati is a new breed of smart green building stock.

FORMiS architects, Kenny Chia and Magdalena Sperska, wanted this statement building - with its dynamic interior and large-scale causeway of internal stairs - to deliver public connectivity, exciting workplaces, openness and lightness.

Now its 6 Green Star ‘world leadership’ accolade salutes that architectural intent and sets a stellar standard for engaging sustainable workspace environments.

For its owner, PAG holding entity CC Artemis Trust PTE Ltd, this high-level certification dovetails with its investment strategy.

“ESG is a high priority for us and ultimately we believe that investing in assets with strong sustainability credentials is the best way to deliver strong, risk-adjusted and future-proofed returns for our investors. We’re very proud of the achievements at 136 Fanshawe Street,” says Zach McHerron, PAG Managing Director.

“As well as meeting our environmental responsibilities the benefits of a 6 Green Star rated building include increased building efficiency which leads to minimisation of operational expenses, improved wellbeing for our occupiers; and the creation of a space that people enjoy coming to each day. All of these help Te Aukati attract high-quality blue-chip tenants.” 

Developed by Auckland-based property company Mansons TCLM, Te Aukati demonstrates its reputation for delivering high-quality Green Star rated projects.

To date Mansons TCLM has a total of 18 Green Star projects either rated, under construction or registered.

Included is nearby 6 Green Star rated Te Kupenga – a seven level office building – once a petrol station site and now a symbol of inner-city sustainability.

“We’re very aware of the enviromental impact the construction industry creates and this is at the forefront of our design intent for current and future projects. For the Te Aukati project we committed to a 6 Green Star goal very early on and made it clear to potential tenants this was our target,” says Mansons project manager, Paul Wilkinson.

“We aim to set ourselves a very high bar across all sustainble aspects of our developments.”

The amalgamation of those sustainable aspects has achieved Green Star credits across the board for Te Aukati.

Part of that line-up is impressive data for building materials and management with:

  • low VOC applied coatings, flooring, ceilings, adhesives, sealants, internal wall linings and partitions

  • at least 90 percent of new timber specified in the building from certified sustainably managed forests or is re-used or recycled

  • at least 30 percent of concrete has reduced environmental impact

  • 100 percent of coarse aggregate used for hardfill / backfilling is recycled, recovered or secondary aggregate

  • at least 60 percent of steel used has reduced environmental impact

  • 88 percent of construction and demolition waste re-used or recycled ( 1,180 tonnes of waste recycled or re-used)

  • Environmental Management Plan- recognising the adoption of a formal environmental management system during construction

Project GSAP and SEEC Ltd director, Peter Bryant, says the building “demonstrates a comprehensive commitment to sustainability.”

He lists its most dynamic green features as:

  • high quality indoor environment (daylight, fresh air, acoustics, low VOC materials) contributing to a healthy and productive indoor environment

  • extensive end of trip facilities

  • PV Array (105MWh photovoltaic panel array on the roof)

  • decontaminated site

  • re-use of existing site

  • rainwater harvesting from roof (stored in a 62,000L tank and serves WCs and irrigation)

Peter says the building will without doubt deliver a very high performance with low operational costs.

“In addition to its 6 Green Star rating Te Aukati has already achieved a 5 Star NABERSNZ rating – this is another fantastic achievement for this outstanding building,” says Peter.

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Green features include:
  • high-performance double-glazed curtain wall systems reducing heating and cooling demand

  • external views – 60 percent of assessable area has a visual connection to the outdoors

  • reduced noise from building services 

  • lighting designed to reduce pollution to night sky 

  • visitor cycle park

  • excellent access to public transport

  • electrical sub-metering / energy monitoring provided throughout

  • water metering and monitoring 

Technical features include:
  • increased outside air rate at 50 percent improvement on NZBC 

  • predicted GHG emissions of 7 kgCO2-e/m2/annum

  • space CO2 sensors control outdoor air ventilation rates 

  • high performance electronically communicated motors on fan coil units along with supply air turndown function

  • zero ODP refrigerants and insulants

  • car park (221 parks) ventilation fans are equipped with carbon monoxide (CO) sensors ramping up and down and only turning on when required

Innovation points awarded include: 

  • contractor education innovation challenge (the project promoted sustainable building practices and Green Star to occupants and the wider community)

  • marketing excellence innovation challenge (the project delivered training to contractors and subcontractors on concepts of global warming, climate change and sustainable building solutions etc)

  • EV charging