Cornwall Gardens
Independent Cost and Contract Oversight for a Multi-Residential Development
Project Portfolio
Cornwall Gardens is a significant multi-unit residential development spanning sites between Cornwall Street and Trafalgar Street in St Albans, Christchurch.
The development brings together fourteen townhouses on Cornwall Street, four high-specification executive homes on Trafalgar Street and the renovation of an existing two-storey weatherboard home.
With multiple housing types, two sites, significant infrastructure works, and an ambitious construction programme, maintaining clear oversight of progress, costs, contractual requirements, and payment claims is essential.
CM-NZ was engaged to provide independent quantity surveying, progress monitoring, and contract oversight throughout the construction project.
Project Background
Kāhui Group, a Christchurch developer specialising in architecturally designed residential units, partnered with experienced local builder and developer M Group Properties, to deliver the project.
The Cornwall Street development includes fourteen two-to-three-bedroom freehold homes. Designed by architectural design studio, Figure & Ground, the homes offer a range of layouts, garaging, and parking options.
The Trafalgar Street development includes four spacious executive homes. These residences feature contemporary architecture, extensive glazing, premium finishes, and private landscaped outdoor areas.
Delivering the two sites as one wider development adds another layer of complexity. Alongside substantial civil and infrastructure work, the project involves different housing types, specifications, access points, and consent requirements.
Construction began in February 2026, with completion targeted for November 2026. This created a demanding nine-month programme for delivering eighteen new homes alongside the existing house renovation.
Our Involvement
Kāhui Group engaged CM-NZ to provide independent advice and oversight within the joint venture. The client needed confidence that progress, payments, specifications, and compliance remained aligned with the construction contract.
CM-NZ helped prepare the construction contract between Kāhui Group and M Group Properties. Our team also took on the Engineer to the Contract role.
Steve and Luca provided ongoing oversight through monthly site inspections and progress reviews, giving Kāhui Group an independent assessment of how the development is tracking against the agreed programme and contract requirements.
Our work included:
- Reviewing construction progress against the contract programme
- Ensuring compliance with building consent documentation
- Monitoring building consent and local authority requirements
- Reviewing contractor payment claims
- Issuing payment certificates to support funding drawdowns
- Identifying discrepancies requiring further review
- Keeping clear communication between the client and contractor
The joint venture structure makes independent reporting particularly important. CM-NZ provides Kāhui Group with a clear view of progress while verifying that contractor payment claims reflect the work completed onsite. This creates an additional layer of assurance without disrupting the working relationship between the development partners.
Maintaining Control through Construction
CM-NZ’s independent oversight is helping Kāhui Group maintain control and visibility across a complex, fast moving residential development.
Monthly site inspections and progress reviews verify completed work before payment claims are authorised, supporting accurate funding drawdowns and disciplined financial management throughout the project.
Clear independent reporting supports informed decisions within the joint venture. It also helps maintain strong working relationships between the client, contractor, and wider project team.
With construction continuing across both sites, the Cornwall Gardens project remains focused on its November 2026 completion target. CM-NZ will continue monitoring progress, costs, compliance, and payments through to completion.
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