Slips and Trips – Landscape Improvements

Purpose

As part of a larger ongoing Landscape improvement project, the University of Otago's vision to provide continuity and slip resistance of the paved pedestrian routes provides more logical and direct wayfinding. It enhances the aesthetics of one of the iconic landmarks of Dunedin city.

Overview

Taking place on an active campus with high levels of foot traffic, it was essential to keep the disruption to a minimum while safeguarding students and staff from construction hazards as well as protecting existing underground services and established trees from damage while completing the scope of works to incredibly high standards of quality and in a timeline that allowed no room for extension.

The Project included:

• Earthworks
• Flexible Pavement construction
• Concrete works, demolition and construction, including reinforced engineered beams pored insitu
• Paving, laying, acid etching and sealing, over 1000m2 including Timaru Bluestone and Firth manufactured pavers,
• Landscaping including construction and planting of new gardens and installation of lawn
• Construction of deck and street furniture
• Installation of new and modification of existing stormwater and drainage services
• Installation and commissioning of electrical and data services, lighting and "swipe in" entry bollards

Challenges

Material Shortages and Delays due to Covid-19

Covid-19 and its effects on global trade and shipping significantly contributed to material shortages and product delays.

Light fittings – ordered from Europe and specified by the client, as they had been used for the first portions of the Universities ongoing Landscape improvement project, were delayed by more than three months. This meant all the critical lighting (downlights, light bollards, etc.), which are crucial safety components of the area, needed to be removed and isolated during demolition and construction and then reinstalled and commissioned as we were disestablishing the site. The new lighting, which included down lights, strip lighting for the stairs and street furniture, spike lights for the garden areas, light bollards, and ground lights, were not installed until three weeks after completing the project.

Purple Heart Timber – which again was specified by the client due to the continuity of design from the previous portions, was nearly impossible to source. Midway through the project, a new bench seat was added to the design by the consultant, 40mm x 140mm decking boards were specified for the construction of the new seat; however, it was simply not available in the country – not a single supplier or the main importer was able to source any product without months of lead time. A collective approach to rejigging the design meant we found a solution using the 19mm x 140mm boards, of which we had managed to source just enough. Moving the fixings from 600mm to 400mm centres meant the seat was built and met the very high standards of NZS 3604, section 14 for 3kp loadings on subfloors.

Grout – an indispensable component of a job which consisted of over 500m2 of wet lay paving. Due to shipping delays and nationwide shortages, our savviest paving contractors had to pull in all the favours they were owed to source enough of one product to complete the work. With four different paving contractors all cooperating, we could scramble together enough to get the work done, with only four bags to spare when the work was completed.

Rainy Days or Rainy Weeks

On a 12 week project, we experienced three weeks of rain. This left no room in the programme to call off work for rainy weather and meant some fast and collaborative measures needed to be implemented each time the clouds moved in – especially during the last portion of the project completed after the Christmas break. Gazebos and tarpaulins became the order of the day – and a tent city would be quickly erected each time the rain set in with pop up gazebos and teamwork, keeping the worst of the inclement weather from getting in our way we pushed on through. By the second week of watching the site transform into a blue gazebo roofed, gumboot wearing and raincoat clad hive of activity, the staff in the surrounding buildings began coming past the site gates after the rain had passed with compliments, thanks and sometimes shock – they had never expected such commitment to a timeline and certainly had not bet on the Cantabrians withstanding Dunedin’s famously unpredictable weather.

A Brown Field Site

The University, the oldest in the country, occupied the land where our site was for nearly 150 years. Several different buildings have occupied the site during this time – with the latest of these The Link building and science libraries only being completed in early 2000 where the old central Library previously sat. It is in the nature of a University to keep records; however, surprises still arose. A 225mm diameter stormwater pipe and low voltage power cable was discovered in a place not shown by the supplied plans. It was replaced with a 300mm diameter stormwater line, and the cable was relayed on top with magslab underneath it.

An archaeological discovery during excavations revealed a cache of old ink wells and unusually old shoes. Still, the most astonishing discovery came in the form of a 1.5m deep, 2m long and 3m wide underground mystery chamber. After consultation with the universities Plumbing and Engineering department and a lot of investigation on-site, it was theorized that the chamber was part of a live stormwater system. Discovery of the chamber had occurred during the demolition of a concrete foundation scheduled for removal when a small hole was made in the top of the chamber by the end of Kango. The decision was reached to repair the top of the chamber and trim a bollard, which was due to be installed on top of it, down to height, to be bolted over the repair rather than cast in situ.

Testimonials

Christian German – University of Otago

Isaac Construction have successfully completed the most recent stage of the University's ongoing Central Campus Landscape Improvements, including hard and soft landscaping and resurfacing of the courtyard space between the Central Library and Castle Lecture theatres.

In addition, the scope of work included for new electrical services, stormwater connections and construction of a new timber deck and street furniture. As Senior Project Manager within the University’s Campus Development team, I worked with Isaac Construction for delivery of all aspects of the work.

The project was completed to a high standard and quality of finish, with the contractor coordinating at all times with the University. The University were able to continue to operate and run summer school programs during the course of the work, with priority placed on health and safety of staff and students at all times. The end result of the works was an area with safe, compliant hard surfaces and improved amenity, which met or exceeded the intent of the project.

Isaac's commitment and resource to complete the works on time was particularly impressive, with comments posted only from both staff and students, impressed by the number of personnel onsite and progress made even in poor weather conditions. Isaacs whole project team were proactive and excellent to deal with and I look forward to working with Isaac Construction again in the future.