Sector
Office & Commercial
Location
Carrington, NSW
The Hub Wynyard project involves the fitout of Levels 11 and 12 of the commercial office building at 10 Carrington Street, Sydney, to create a new co-working ‘clubhouse.’
The fitout includes workspaces, meeting rooms, and quiet booths, offering a dynamic and flexible working environment for businesses and entrepreneurs. The project addresses challenges related to fire safety compliance while preserving the intended functionality and aesthetic of the fitout.
Key Fire Safety Challenges:
- Compliance with Updated Fire Standards: The fitout must reconcile compatibility issues between the base building’s fire safety infrastructure (BCA 2015) and updated fire safety standards (BCA 2019 Amendment 1).
- Quiet Booth Fire Hazard Properties: The materials used in the quiet booths do not meet standard fire hazard properties, and these spaces lack fire safety provisions such as sprinklers, smoke detection, and emergency warning systems.
- Occupancy Management: The number of workstations exceeds the occupant capacity allowed under the base-building Fire Engineering Report, necessitating an effective occupant management strategy.
- Hydrant Coverage Shortfall: Certain focus rooms on Level 11 are beyond the reach of a single hydrant hose, requiring an alternative firefighting approach.
Fire Safety Solutions Implemented:
- Fire Standard Compliance Strategy: The fire safety provisions of the base building were assessed against BCA 2019 standards, demonstrating equivalence in performance through a comparative approach.
- Quiet Booth Fire Protection Measures: While sprinklers and smoke detectors were omitted inside the booths, additional fire safety measures were implemented, including external smoke detectors, additional sprinklers above the booths, and strategically placed emergency speakers emitting sound at 95dB.
- Occupancy Management Plan: A Bellwether occupancy monitoring system was installed, along with management protocols to restrict the maximum number of occupants per level to 260.
- Hydrant Coverage Strategy: Fire hydrant block plans and signage were provided to inform firefighters of the need for two lengths of hose to reach certain areas, ensuring effective fire response.
Project Outcomes:
- Achieved Full Compliance with BCA: The implemented fire safety solutions successfully addressed the identified compliance gaps, ensuring adherence to the BCA.
- Preserved Functional and Aesthetic Integrity: The fire safety measures integrated seamlessly into the design, maintaining the intended functionality and high-quality workspace environment.
- Effective Occupancy Management: The occupancy monitoring system and operational management practices ensured safe and efficient use of the space.
- Enhanced Fire Brigade Response Capability: The provision of clear hydrant coverage plans and additional signage facilitated effective firefighting operations.
- Innovative Approach to Fire Safety in Co-Working Spaces: The solutions employed set a precedent for fire safety in flexible work environments.
A Benchmark for Safe and Functional Co-Working Spaces
The Hub Wynyard fitout successfully balances compliance, functionality, and design intent. Through strategic fire engineering solutions, the project enhances fire safety while maintaining a modern and flexible co-working environment. This project serves as a model for integrating performance-based fire safety solutions within commercial fitouts, ensuring both regulatory compliance and occupant safety.
