122 Crystal Street, NSW

Sector

Residential, hotel & mixed-use

Location

Petersham, NSW

The project at 122 Crystal Street, Petersham, involves the demolition of existing structures and the construction of a new five-storey mixed-use development.

The building comprises a ground-floor retail tenancy, 12 residential apartments, and associated parking and storage facilities within the basement and ground floor levels. Vehicular and pedestrian access is provided via Crystal Street. The project integrates performance-based fire engineering solutions to achieve compliance with the National Construction Code (NCC) while balancing design intent, safety, and efficiency.

Key challenges:

Fire Resistance & Structural Stability: Rationalisation of Fire Resistance Levels (FRLs) for the retail tenancy from 180/180/180 to 120/120/120.
Non-Combustible Building Elements: The use of AFS Logicwall in external walls posed a compliance issue due to non-exempt adhesives.
Protection of Openings: Various openings within 3m of a fire-source feature lacked standard fire-rated protection.
Egress & Exit Provisions: The basement level contained a single exit, exceeding the allowable travel distances under the Deemed-to-Satisfy (DtS) provisions.
Integration of Fire Safety Systems: Compliance with updated fire hydrant and sprinkler requirements, including deviations from AS 2419.1:2005 to AS 2419.1:2021.

Key solutions:

Structural Fire Protection: Performance-based analysis demonstrated that reducing the retail tenancy’s FRL to 120/120/120 would maintain building stability under worst-case fire conditions.
Alternative Compliance for External Walls: Fire risk assessments confirmed that the minor presence of non-compliant adhesives within the AFS Logicwall system would not significantly contribute to fire spread.
Enhanced Protection Measures: Fire-rated bladed walls, drencher systems, and non-combustible glazing were introduced to address the lack of fire-rated openings.
Optimised Egress Solutions: Justification for single-exit provisions included a combination of extended travel distances, improved smoke management, and enhanced fire safety measures such as occupant warning systems.
Updated Fire Safety Infrastructure: The fire hydrant system was upgraded to align with AS 2419.1:2021, with adjustments including an I-pattern booster assembly and increased flow rates.

Key outcomes:

Compliance with NCC & BCA Requirements: All fire engineering solutions were demonstrated to meet performance requirements.
Preservation of Design Intent: Rationalised fire safety measures allowed for the retention of architectural features, including balconies and external walkways.
Improved Occupant Safety: Fire safety enhancements, including upgraded smoke detection, sprinkler systems, and hydrant access, ensured a safer environment.
Cost-Effective Fire Engineering Solutions: Performance-based fire safety design provided regulatory compliance without excessive additional construction costs.
Sustainable & Efficient Fire Protection: Innovative fire engineering strategies balanced safety, regulatory adherence, and sustainability objectives.

The 122 Crystal Street, Petersham development successfully integrates fire engineering principles with modern architectural design, ensuring compliance while maintaining functional and aesthetic goals. Through the application of performance-based solutions, the project achieves enhanced fire safety, efficient egress provisions, and cost-effective compliance strategies, setting a benchmark for future mixed-use developments.

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