Sector
Residential
Location
Ettalong Beach, NSW
The project at 56a The Esplanade, Ettalong Beach, involves the development of a four-storey residential building with a basement level.
The primary frontage of the building faces The Esplanade, while vehicular access to the basement is provided via Broken Bay Road. The project required a comprehensive fire engineering assessment to address compliance with the Building Code of Australia (BCA) and ensure the implementation of necessary fire safety measures.
Key Fire Safety Challenges:
- Protection of Openings in External Walls: Several openings within 3m of the adjacent allotment boundary did not comply with BCA Clause C3.4.
- Lift Door Insulation: The lift shaft required a 90/90/90 FRL rating, but lift doors on Level 1 only achieved an FRL of -/60/-.
- Egress Compliance in Basement: The basement provided only a single exit instead of the required two, with extended travel distances up to 34m instead of the allowable 20m.
- Fire Hydrant System Compliance: The project proposed compliance with AS 2419.1:2021 instead of AS 2419.1:2005, requiring justification under the fire engineering approach.
Project Outcomes:
- BCA Compliance Achieved: The fire engineering strategies successfully addressed all identified DtS non-compliances.
- Enhanced Fire Safety Measures: Upgraded alarm systems and strategic use of sprinklers improved occupant safety beyond standard compliance levels.
- Improved Emergency Egress: Performance-based solutions ensured equivalent or better evacuation times compared to standard compliance requirements.
- Future-Proofed Fire Protection: Adoption of AS 2419.1:2021 positioned the project in alignment with anticipated regulatory changes.
Fire Engineering Solutions:
- Heat Attenuation Screens: Unprotected openings were justified through thermal radiation analysis, with specific windows protected by attenuation screens to mitigate fire spread.
- Sprinkler Protection for Lift Doors: Fast-response sprinkler heads were installed near lift doors on Level 1 to enhance fire resistance and limit heat transfer.
- Optimised Egress Startegy : An advanced Building Occupant Warning System with voice alarms was implemented to offset the extended egress distances, coupled with emergency lighting and signage improvements.
- Fire Hydrant System Justification: The adoption of AS 2419.1:2021 was supported by fire engineering analysis and deemed equivalent or superior to AS 2419.1:2005, aligning with future BCA amendments.
A Benchmark in Fire Engineering for Residential Developments
The fire engineering solutions implemented for 56a The Esplanade, Ettalong Beach, demonstrate a well-balanced approach to safety, regulatory compliance, and design efficiency. Through advanced risk assessment methodologies and strategic fire protection measures, the project establishes a high standard for fire safety in mixed-use residential developments.
