Executive Summary
At Smales Farm in Takapuna, OCS’s specialist mechanical services business, 1M, was engaged to deliver major refurbishment works at the AIA Building – all while the site remained fully operational.
With 24/7 facilities including a medical centre, childcare, gym, and retail outlets beneath the construction programme, the challenge was clear: upgrade the building’s HVAC systems and prepare flexible new workspaces without disrupting daily life for hundreds of people.
Despite the complexity, the project was completed within the revised budget of $3.25M (down from the original $3.86M), delivering significant savings for the customer and reinforcing a long-term partnership.
4 Fast Facts
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800K+
Cost Savings
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$2M
Follow-on contract
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5
Level Building with 24/7 tenants
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58
Fan coil units installed
The brief
The refurbishment required:
- Converting Levels 1 and 2 into co-working space, modelled on the neighbouring B:HIVE building.
- Base building upgrades to Levels 3–5 for AIA’s open-plan office fit-out.
- Modernising HVAC systems to meet current energy efficiency and compliance standards.
- Minimising disruption to tenants operating in a 24/7 environment.
- Delivering to a tight programme aligned with tenant handovers.
Meeting these requirements demanded more than technical upgrades. It called for collaboration across stakeholders, precise planning, and proactive communication to ensure continuity for existing tenants while creating efficient, future-ready spaces.
The Solution
Working in Partnership
The OCS 1M team worked closely with Rucon Construction, Smales Farm management, and tenants to minimise disruption. Structured work schedules and clear communication kept building users informed, with high-impact activities carried out outside peak hours.
Upgrading Systems with Efficiency in Mind
Using 3D modelling and detailed assessments, the team ensured new systems were fully compatible with existing infrastructure. A key decision to change the main heat pump selection resulted in over $800K savings – $600K within 1M’s scope and a further $200K from avoided structural modifications. Importantly, the new system was fitted into the existing plantroom with no disruption to operational systems.
In-House Delivery for Quality and Control
By using their own trained workforce instead of subcontractors, 1M managed ductwork, pipework, insulation, and commissioning directly. This self-delivery approach ensured consistent quality, efficiency, and faster responsiveness to project demands.
Safety and Compliance
Safety was a priority throughout. 1M aligned with Rucon Construction’s protocols and industry best practice, implementing toolbox talks, detailed risk assessments, and proactive hazard management. This approach delivered zero major safety incidents and full compliance.
Commissioning and Performance
The new HVAC systems were commissioned to meet building load requirements and energy efficiency standards, verified against current codes. Optimisation reduced the plantroom footprint, lowered equipment demand, and improved ease of maintenance.
The Outcome
For Smales Farm and its tenants, these outcomes meant a seamless transition into new workspaces with minimal disruption, confidence in long-term building performance, and assurance that budgets and timelines were respected. For AIA, the follow-on contract confirmed that 1M’s delivery approach aligned with both operational needs and future growth.
Conclusion
Through OCS’s specialist business 1M, the Smales Farm project demonstrates how technical expertise, collaboration, and a self-delivery approach can deliver complex refurbishments in live environments. The result: significant savings, long-term performance improvements, and a strengthened customer partnership built on trust, respect, and collaboration.
