Rotorua's World-Class Spa Destination

For the past decade, Veros have been entrusted by Pukeroa Oruawhata Trust (Pukeroa) to manage the delivery of their projects. In this time Pukeroa have gone from strength to strength; in the boardroom, their asset base, and as representatives for Ngāti Whakaue and Te Arawa. Their latest visionary project, Wai Ariki Hot Springs & Spa, is the jewel in Pukeroa’s crown. Veros is yet again privileged and proud to have delivered this world-leading facility through the most challenging construction environment encountered in New Zealand in recent memory.

Located on the shores of Lake Rotorua, Wai Ariki Hot Springs & Spa stands as a testament to the vision of former and current trustees of Pukeroa to capitalise on their existing geothermal and lakefront assets and create a cutting-edge facility that reestablishes Rotorua as the spa capital of the world.

A one of a kind facility, Wai Ariki Hot Springs & Spa is one of the more challenging developments the Veros Project Management team has delivered. The Veros Project Management team behind the project included Craig McMichael, Guy Brown, Steve Home, Haley Farmer, and Marcel Collett. After being appointed well into the planning and design phases, wrestling considerable value engineering, geothermal, and logistical challenges – the team were then thrown even bigger challenges in the form of the Covid-19 pandemic, economic crisis, and cost escalation. However, with the continued commitment from Pukeroa to achieve excellence, and unwavering efforts of a committed team of design and construction professionals, they overcame these challenges. The result is a stunning culturally infused architectural building and spa journey experience that will drive generational employment and community mana for decades to come.

Rotorua’s rich history as a spa and geothermal tourist destination dates back over 100 years. Well before then local Māori acclaimed the therapeutic benefits of the geothermal water and bathed for centuries in the acidic pool ‘Te Pupunitanga’, now called Priest’s Bath. This natural geothermal resource was an integral part of everyday life for Māori, being used for bathing, cooking, and warmth in the cooler months.

Since then, various geothermal bathing facilities have been developed and operated for commercial tourism, but with more than 50 years passing since any new purpose-built spa facilities had been established, Rotorua was at risk of losing its image as the spa and geothermal bathing capital of New Zealand.

Pukeroa’s vision was not only to solidify Rotorua’s position as the Spa and bathing capital of New Zealand, but to set a new benchmark on the international stage. Pukeroa were to deliver this through drawing upon its rich history to deliver a high-quality and authentic cultural experience that showcases Ngāti Whakaue stories and its centuries-old practices.

This vision is achieved in a variety of ways; firstly, with the naming of the development Wai Ariki Hot Springs & Spa, with the name Wai Ariki meaning ‘chiefly waters’ and directly connecting to Ngātoroirangi – the great ariki (chief) and tohunga (priest) of the Arawa waka (the canoe or vessel that brought the tribe of Te Arawa to Aotearoa New Zealand from Hawaiki).

The building fabric incorporates numerous Ngāti Whakaue and Te Awara led design initiatives, including bespoke precast concrete panels inspired by Te Ara Moana and Te Arawa centuries old use of waka, and an incredible building form produced by the waka inspired entry and concourse canopies that create are visually stunning.

The selection of wellbeing experiences draws from Ngāti Whakaue stories and practices influence every experience at Wai Ariki Hot Springs & Spa. From the unique geothermal bathing experiences of Te Taiwhanga Matua and Ngāwhāriki, the hot and cold Te Ahi Tupua sauna, cold wading, and frigidarium facilities anchored on the volcanic nature of the region. To the use of locally sourced mud for the Papatūānuku mud experience and removal process via the Kohu Wai Ariki – steam heated cave.

Pukeroa have taken every facet of the building and experience as an opportunity to showcase an authentic taste of manaakitanga which is the centuries-old and internationally-renowned Ngāti Whakaue concept of welcoming their manuhiri (visitors).

It is this vision to combine the unique blend of authentic cultural experience & manuhiri, with worldclass bathing facilities that sets Wai Ariki Hot Springs & Spa apart and will ensure Rotorua legacy as the spa and bathing is capital cemented for the next generation.

Theodore Roosevelt once said, “nothing in the world is worth having or worth doing unless it means effort, pain, difficulty.” This quote is an apt description for the project and was echoed by Pukeroa Director David Tapsell at the recent official Wai Ariki Hot Springs & Spa opening attended by a long list of government dignitaries including Prime Minister Chris Hipkins. Projects like this simply do not get off the ground nor are built without a high degree of skill, persistence, hustle, and usually a bit of luck.

From the initial design concept to its grand opening, Wai Ariki Hot Springs & Spa has been over six years in the making. In early design phases Pukeroa established an initial concept and developed a base design with RCG Architects, and engineers WSP. Initial works to establish geothermal and civil infrastructure requirements were completed with Dobbie Engineering and Stratum Consultants. These early design works laid the groundwork for the site development and early completion of substantial ground improvement for the approximate 4,500m²building footprint.

As the main building design process developed in complexity and scale Pukeroa recognised the need for specialist Project Management services, and following a meeting with key trustees, a commitment to make the project happen, and a firm handshake, Veros was appointed to manage the development. Project Director Craig McMichael and Project Manager Guy Brown took the lead to see the project through.

Conveniently, the Veros team also were project managing the neighbouring Rotorua Lakes Council lakefront development, and QE Health’s new building development. The appointment for the Wai Ariki Hot Springs & Spa project now linked these sites together creating a continuous precinct, “Having these three projects closely linked resulted in direct cost efficiencies in design coordination and communication between project stakeholders”, says Craig.

Following a whirlwind rundown of the project brief and status, the first task for Veros was to formalise appointment of the specialist pool and wellness design and build suppliers, Coombes Aquatics and Italian based Myrtha Pools, who would later become vital in the success of the build process.

The initial remit for Veros was to deliver the existing established building footprint design, however, following a further design and contractor pricing period, it became apparent some concessions on the build footprint would need to be made to ensure a viable build cost could be achieved. A fast-tracked review of the product offering resulted in approval to trim considerable amounts of circulation and redundant space while maintaining all key pool and wellness features. A competitive test value engineering exercise was undertaken with a selection of top tier contractors, and following this Hawkins Construction (Hawkins) was appointed as ECI build partners to work alongside for the remaining design and costing processes.

As the remaining design was undertaken key risk areas were identified and honed in on. Coordination of the Italian-designed Myrtha pool and wellness equipment within the 3D Revit modelling was at times an arduous task involving middle-of-the-night coordination sessions and interpreters. Craig recounts, “the countless hours coordinating these packages later proved entirely worthwhile as the prefabricated elements efficient installation periods was impressive to witness.”

With the development now well on track and completion of design in the last stages, the worldwide pandemic arrived, New Zealand was not spared from its impacts. In February 2020, when the first case arrived in New Zealand the net gradually tightened, and over time the country had became accustomed to managing working life working from home or the workplace, however the impact on productivity and individual stress levels were evident. The situation eventually culminated in a nationwide lockdown, throwing families and businesses into a mix of panic and reactive measures.

For the commercial sector, including Pukeroa, the immediate fallout resulted in reprioritisation of efforts to ensure existing assets, tenants, and revenue streams could be protected. As a result, the Wai Ariki Hot Springs & Spa project which was built on the now wounded tourism sector was put on hiatus with the immediate future uncertain.

Thankfully, the government quickly pivoted to support key industries and provide certainty to the business and in particular construction sector. The shovel ready initiative was implemented with urgent calls for applications of projects that could be implemented in quick time and create ongoing job security and future economic benefit, the Wai Ariki Hot Springs & Spa project fit the criteria perfectly.

Pukeroa seized this opportunity and Veros within less than a week had pulled together the basis of an application for Pukeroa to submit. A short time later the unofficial nod was given that the application would be successful. Uncertainty remained around the wider visitor market and longer-term impact on the project, however the commitment from Pukeroa to develop a world-leading generational asset remained, and the remaining design works were approved to proceed.

The remaining design completion progressed under trying conditions as the covid illnesses mounted and periodic working from home continued. Craig recalls, “ultimately the initial upfront work to define clarity of design responsibilities, and the shear persistence of the individuals involved carried us through this period.”

Waiting at the ready for completion of detailed design was Hawkins, following the issue of the design Veros undertook with Hawkins an intensive procurement and pricing period. Following an approximate five-month period of costing, optioneering, and negotiation, Hawkins was awarded the head contract to construct Wai Ariki Hot Springs & Spa, a huge milestone.

With the site platform prepared prior by Wayne Clarke Contracting, the building design enabled the works to immediately progress out of the ground. A consenting strategy had been implanted that allowed early foundation works to progress immediately out of the ground, whilst final value management works were consented to. The considerable mix of in situ and precast base structures including a range of plain, patterned, and coloured concrete took shape over the first nine months, the nationwide resource drain was evident at this time with trades such as reinforcing and blockwork resources difficult to access. To mitigate time delays encountered in the foundation and column fabrication, Hawkins constructed one of the waka form concourse roofs on the ground and then airlifted the circa 1000m² roof into position, over the course of a day the form of the completed works had been transformed.

The remaining mix of membrane and aluminium profile roofing selected to withstand the local environment continued on, with the teams toiling through the wettest winter, then summer periods on record.

As the main building progressed, a separate geothermal supply zone was constructed. The geothermal supply for the building also doubled as a geothermal power station. Utilising the excess heat from the geothermal water, the facility’s Heating Ventilation and Air Conditioning (HVAC) systems, underfloor heating, domestic hot water, and both freshwater and geothermal pools are efficiently heated to their unique temperatures. This sustainable approach aligns with Rotorua’s reputation as an environmentally conscious destination whilst utilising the resource to its full potential. Geothermal specialists, Dobbie Engineering, managed the geothermal engineering for the project, “as a local company, the team was able to apply their invaluable Rotorua-based experience, designing the geothermal systems from bore to pools,” says Guy. ”The extent of the geothermal system is extremely impressive”.

As the building became enclosed, the fit out began at pace, and the prefabricated Myrtha supply sauna, mist cave, and pool systems were installed in impressive time, with the ltalian contractors relieved a quarantine process was now no longer in effect.

To minimise delays encountered during the construction period, the commissioning, furnishings installation, and operator handover were required to be compressed to allow building opening to occur as soon as practical.

A staged handover process was coordinated between Hawkins and Veros, enabling the spa and massage-specific equipment to be progressively installed and trialled. Building operators Belgravia were provided access to zones progressively to undertake familiarisation and testing, handover, and learning the operation of pool and geothermal systems, along with BMS operation in the virtual two-week period was a mammoth task taking considerable collaboration between contracts, designers, and client teams.

On 1^st June the Wai Ariki Hot Springs & Spa blessing ceremony took place with a dawn karakia completed in the traditions of Ngāti Whakaue and Te Arawa. It was a milestone all involved were proud to have achieved given the significant efforts, “It’s one of those once in a lifetime projects… its ticks every box – it’s an architect’s dream, it’s complex, and it’s transformational… “ says Guy. “It has given me a greater appreciation and of the area’s history, also what this facility means to the people of this community.”

“What we are most proud of is the opportunity to bring together the wider vision and shared between iwi, council, and the community,” Craig says. “The mix of a world class lakefront, Wai Ariki Hot Springs & Spa, QE Health, along with Pukeroa’s future plans, will lift the quality of offering in the region and become a source of ongoing community pride”.

With its doors now open to the public, Wai Ariki Hot Springs & Spa stands as a testament to Pukeroa’s vision, drawing on such rich history and utilising geothermal assets to create a contemporary haven of relaxation and rejuvenation, with exceptional facilities that provide an unparalleled experience for visitors.

Along with QE Health and the Lakefront Redevelopment, Veros is extremely proud to be supporting the revitalisation of Rotorua’s lakefront. These three projects, with a collective value of almost $150m, together have the ability to transform and lift Rotorua on the domestic and international stage.