The mixed-use Summit on Symonds apartment complex at 103 Symonds Street was facing significant weathertightness and durability issues. Initial investigations identified that the existing joinery was not designed to withstand local wind pressures and suffered from installation defects. This led to water ingress on the top three levels, causing leaking, corrosion, mould, and damage to key building elements.
The original project scope was to replace the joinery on the top three levels, but as is often the case with remediation projects, opening up the building revealed more extensive issues – including timber decay, structural strengthening requirements, and passive fire defects.
As noted by the Body Corporate Chairman, Tony Oldham, “The project was successfully completed in early 2025 but took a lot longer than planned due to unforeseen issues including framing defects, structural steel strengthening and the detection of small traces of asbestos.”
The top three levels were vacated during the works, while the lower apartments remained occupied. This required careful staging and close communication with residents to minimise disruption throughout the construction period.
The project also faced logistical challenges due to its location on the busy intersection of Symonds Street and Karangahape Road, which required detailed traffic management. The discovery of asbestos during demolition added further complexity, resulting in a temporary site shutdown.
Engaged by the project managers on behalf of the Body Corporate, Prendos architectural arm – Respond Architects – provided full Design and Construction Observation services, managing all design stages through to building consent, and continuing with on-site construction monitoring through to completion and snagging.
“The work undertaken by Respond was exemplary,” said Tony Oldham. “Their work included detailed design, Council RFI fulfilment, building consent input, extensive on-site observation, passive fire penetrations, additional detailing, and extension of construction programme requirements.”
Respond managed the joinery tender early to avoid supply delays, and worked closely with Brosnan Construction and the wider project team to respond quickly and collaboratively to site discoveries. This included redesigning and rebuilding large sections of the external façade at level 5 and coordinating consent amendments to address unforeseen issues while minimising delays.
“Andrea led the Respond team and brought a high level of professionalism and expertise to the project,” Oldham added. “She worked closely with the other consultants and provided valuable input resolving issues that frequently challenged the build. Andrea’s knowledge of the industry is extensive and her contribution to the project was significant.”
By applying our extensive remediation experience, Respond helped the client navigate a complex process, mitigate risks, and deliver a successful result. “We got there in the end and the finished product is impressive – a rebuilt, solid and watertight apartment building,” said Oldham.