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.

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.

The centre features a lower ground car park, consulting suites on the ground floor, short-term residential accommodation on levels 1 and 2, and a teaching and seminar space on level 3. The development integrates modern fire safety solutions to ensure compliance with the Building Code of Australia (BCA) while maintaining a welcoming environment for families in need of support. Key project considerations include heritage constraints related to the adjacent Guthrie Centre and the need for performance-based fire safety solutions.

The building, classified as Class 9b (assembly) under the Building Code of Australia (BCA), features multiple library rooms and a dedicated children’s area. Due to the nature of occupancy, key fire safety measures have been assessed to ensure compliance with the relevant performance requirements of the BCA.

A significant aspect of the project involves upgrading the egress system. The design proposes the use of sliding doors in lieu of swing doors with panic bars, necessitating a Performance Solution to ensure safe evacuation during emergencies. The fire safety assessment ensures that compliance with BCA standards is met while maintaining the functional and aesthetic integrity of the library and community centre.

The scope includes the installation of an interconnecting stair over three levels, which does not fully comply with the Deemed-to-Satisfy (DtS) provisions of the Building Code of Australia (BCA). This necessitates a performance-based fire engineering approach to ensure compliance with relevant fire safety regulations. Key constraints include maintaining egress efficiency, integrating fire suppression measures, and preserving the architectural integrity of the space.

This project involves converting an existing 40m² space within the winery into a distillery, ensuring compliance with the Building Code of Australia (BCA). The distillery will be accessible only to employees and will be separated from the public areas by an aluminium-framed glass wall. The project aims to maintain the aesthetic and functional integrity of the winery while integrating modern fire safety measures.

Key Challenges:

• Safety and Compliance: Ensuring compliance with BCA Type B construction requirements for a Class 8 facility while maintaining the existing structure’s integrity.
• Architectural Constraints: The integration of fire-rated materials without impacting the visual and functional appeal of the winery.
• Sustainability Considerations: Balancing fire safety solutions with environmental sustainability, particularly regarding smoke detection and suppression systems.
• Cost Efficiency: Implementing fire safety solutions that adhere to regulations without significantly increasing project costs.
• Technical Complexity: Adapting existing egress pathways to accommodate the distillery’s new function while maintaining safe evacuation routes.

The project comprises a 48-storey office tower, featuring 40 storeys of commercial office space, retail premises across three levels, and a six-storey basement accommodating parking, bicycle facilities, and essential services. The proposal includes an open-to-the-sky pedestrian laneway connecting Walker Street and Little Spring Street, enhancing public domain accessibility.

Given the scale and complexity of the development, our team provided critical design competition assistance, ensuring fire safety strategies were integrated from the earliest stages. This proactive approach allowed the architectural vision to align seamlessly with fire safety and compliance requirements while optimising the building’s performance.

Our approach carefully balanced the need for regulatory compliance with practical design solutions, enabling an efficient fire strategy that aligns with the building’s unique function and operational needs.

The Challenges:

• The building is a Class 3 (residential) facility with shared communal spaces, requiring a nuanced approach to fire compartmentation.
• The public corridors on Level 00 did not comply with the BCA Deemed-to-Satisfy (DtS) provisions, as walls bounding these areas were not originally designed to be fire-rated.
• Exit travel distances on Levels 01 and 02 exceeded the DtS limit necessitating a performance-based solution to demonstrate appropriate egress provisions.

Our strategy implemented innovative performance solutions – all while preserving the architectural intent of the development.

The Challenges

• The rise in storeys is technically five due to the basement projecting above ground level at the rear, requiring strategic fire engineering solutions to support value and safety.
• Several design elements, including fire hydrant coverage shortfalls, combustible ancillary elements, and egress provisions, required performance-based solutions. 

Our approach addressed fire safety challenges posed by the integration of new service penetrations within an operational healthcare facility, balancing stringent compliance requirements with practical performance-based outcomes.

The Challenges:

• Building 31 is an existing Class 9a (Patient Care) facility, undergoing a refurbishment to expand treatment capacity.
• The installation of stainless-steel drainage pipes penetrating the concrete floor slab between Level 01 and Level 02 did not comply with standard Deemed-to-Satisfy (DtS) provisions of the Building Code of Australia (BCA).
• Fire safety measures needed to ensure the integrity of the fire rated structure without impacting hospital operations. 

Our solution balanced the need for regulatory compliance while maintaining the architectural character of the building. delivering a fire safety strategy that enables modern upgrades without compromising operational functionality.

The Challenges:

• The cinema is an existing Class 9b building undergoing renovations, including the conversion of an existing room into a new cinema.
• The Building Code of Australia (BCA) Deemed-to-Satisfy (DtS) provisions posed constraints on exit travel distances, requiring a performance-based solution.
• Fire safety measures needed to integrate with the heritage aspects and existing fire strategy while ensuring full compliance with the National Construction Code (NCC) 2022.

Our fire engineering approach balanced the needs of modern living with compliance measures to ensure safety and flexibility for this 10-storey residential development with basement carpark facilities.

The Challenges

• Mixed-use fire separation: Ensuring safe integration of Class 2 residential spaces and Class 7a carpark areas, particularly where glazing and fire walls intersect.
• Modern materials and systems: Accommodating PVC ductwork and balcony blinds while mitigating fire risk.
• Egress pathways: Extending exit travel distances and refining discharge points while optimising evacuation safety.

Our strategy focused on ensuring compliance with fire safety standards, including supporting EV Charing Station installation, while respecting the architectural vision and functional requirements of the design.

The Challenges

• Boundary proximity and fire separation: Managing openings in external walls and carpark exhaust grilles within 3m of the allotment boundary required specialised protective measures.
• Extended egress distances: Deviations in travel distances for exits on basement and ground levels needed a performance-based assessment to demonstrate safe evacuation.
• Innovative design features: Addressing the insulation criteria of lift doors in apartment bounding construction and supporting the central stairway discharge design.

Our approach balanced the requirements of compliance with the architectural vision.

The Challenges

• Mixed-use fire safety: Class 2 residential spaces with a Class 7a basement carpark.
• Performance-based compliance: Addressing deviations from prescriptive DtS provisions, including fire separation, exit travel distances, and fire hydrant configurations.
• Innovative compartmentation: Managing fire shutter designs that exceed traditional lengths and lacked insulation criteria to support spatial efficiency.

Our approach considered the unique characteristics of the building and its dated fire safety systems, integrating modern compliance measures while supporting operational efficiency with a pragmatic approach.

The Challenges

• Aging fire systems: The building’s existing fire hydrant and sprinkler systems dated back decades, requiring significant upgrades to meet current safety standards.
• Decommissioning smoke exhaust fans: Outdated ceiling-mounted exhaust systems were inadequate, demanding innovative alternatives for smoke hazard management.
• Extended egress distances: Modifying exit travel pathways in the warehouse to accommodate modern operational layouts and fire safety requirements. 

Our fire engineering approach was meticulously developed to ensure compliance with fire safety requirements while supporting the innovative design and a pragmatic approach.

The Challenges

• Mixed-use adaptation: Conversion of an 8-storey office building into a residential building (Class 2), with a carpark (Class 7a) and additional penthouse storeys.
• Complex site conditions: Existing building elements, structure and exits coupled with limited floor area to accommodate building infrastructure.
• Performance deviations: Addressing existing construction and innovative design, including timber framing for penthouse levels, trellis vegetation, EV Charging Stations and extended egress travel distances.

Our approach carefully considered the constraints of an existing Class 9b fire strategy while accommodating the building’s new mixed-use functions—all in support of its critical role in cadet training and administration.

The Challenges

• The building’s change-in-use: Converting portions of the Ground Floor to Class 3 accommodation for cadets, alongside maintaining Class 5 office and Class 9b training/lecture spaces, demanded compliance with updated fire safety standards.
• Retrofitting fire ratings: The building’s blockwork construction required significant upgrades to meet the fire resistance levels (FRL) for modern use, particularly in areas now serving as accommodation.
• Egress provisions: Modifying the design to ensure safe and efficient evacuation, while maintaining the building’s architectural integrity, was a key focus. 

In our approach to this unique and exiting project we considered the constraints of the Building Code of Australia (BCA) and guidance provided in the ABCB Temporary Structures Standard to enable flexibility for a dynamic and immersive visitor experience – all while ensuring compliance and safety for this extraordinary exhibition.

The Challenges

• The development comprises three single-story Class 9b buildings linked by covered walkways, requiring bespoke solutions to address their temporary nature.
• As the buildings are assembled atop an existing car park, practical measures for fire hydrant infrastructure needed to be explored.
• Many of the building materials for these types of structures are tested to European and British Standards mandating a sound understanding of the nuances between overseas and Australian fire testing.

𝐓𝐡𝐞 𝐂𝐡𝐚𝐥𝐥𝐞𝐧𝐠𝐞𝐬:

→ Upgrading an existing building to meet the stringent requirements of BCA 2022 compliance.
→ Reviewing and assessing the suitability of the existing structural elements to determine if they could be retained or needed modification.
→ Addressing the stage and back-of-house areas, which exceeded the allowable limits under current regulations.

𝐓𝐡𝐞 𝐒𝐨𝐥𝐮𝐭𝐢𝐨𝐧𝐬:

→ Developing practical, buildable solutions to ensure the stage and back-of-house areas remain functional now and in the future, without compromising on safety.
→ Rationalising fire resistance levels (FRLs) to retain as many existing structural elements as possible, ensuring compliance without unnecessary costs.

𝐓𝐡𝐞 𝐎𝐮𝐭𝐜𝐨𝐦𝐞𝐬:

→ A set of solutions that are practical, cost-effective, and forward-looking, enabling TAFE Queensland to modernise its facilities while maintaining safety and functionality.
→ The project ensures that TAFE Queensland’s A Block meets current safety standards and is well-positioned for the future, preserving an essential asset for the community.

A custom solution has been required to address the unique challenges presented by the building which involves multiple aircraft hangars, associated sleeping quarters, health care with supporting offices – all while working alongside the operational needs of a diverse range of key stakeholders.

𝗧𝗵𝗲 𝗖𝗵𝗮𝗹𝗹𝗲𝗻𝗴𝗲𝘀:

→ Special hazards, including multiple aircraft hangars, associated sleeping quarters and dangerous goods to name a few.
→ Numerous specialist fire safety systems, including overhead and wall wetting fire sprinklers, foam suppression systems, smoke detection systems and drainage.
→ Multiple uses, including healthcare, aircraft hangars (fixed wing and rotary), offices, holding areas, workshops, and overnight sleeping quarters.
→ Interconnected building parts requiring a performance based approach towards united building provisions.

𝗧𝗵𝗲 𝗦𝗼𝗹𝘂𝘁𝗶𝗼𝗻𝘀:

→ First principles fire engineering to support numerous special hazards via considering the specialist fire safety systems.
→ Rationalising construction from Fire Resistance Levels (FRLs) and compartmentation through to material selection flexibility.
→ Performance-based egress provisions.

𝗧𝗵𝗲 𝗚𝗼𝗮𝗹𝘀:

→ A bespoke facility that supports:

1. Royal Flying Doctors Service (RFDS)
2. Retrieval Services Queensland (RSQ) and Queensland Health
3. Life Flight
4. Gov Air

→ A development that considers all of the special hazards not covered adequately by the Building Code of Australia (BCA) through a truly Performance-Based Fire Engineering Approach.

This once-in-a-lifetime project required innovative fire safety solutions to be put in place – while still respecting the historic fabric of the building.

𝗧𝗵𝗲 𝗖𝗵𝗮𝗹𝗹𝗲𝗻𝗴𝗲𝘀:

→ The Gunnery, built circa 1900, features a beautiful masonry façade and timber structure, creating a unique challenge in balancing modern fire safety codes with heritage preservation.
→ The most complex aspect was exposing the timber structure while ensuring it complied with current fire safety standards.
→ Coordination between heritage, architectural, and structural teams was essential to maintain the integrity of the building while upgrading fire safety.

𝗧𝗵𝗲 𝗦𝗼𝗹𝘂𝘁𝗶𝗼𝗻𝘀:

→ Minerva collaborated closely with the structural engineer and builder to rectify and strengthen the exposed structural timber, meeting the required Fire Resistance Level (FRL).
→ We partnered with a specialist intumescent paint manufacturer to protect key timber and steel elements, providing vital fire protection while maintaining the building’s character.
→ Flexible fire safety solutions were implemented to accommodate varying uses and population numbers within the building.

𝗧𝗵𝗲 𝗢𝘂𝘁𝗰𝗼𝗺𝗲𝘀:

→ The Gunnery has been restored as a functional, safe space that retains its unique historical features, including expanded galleries, rent-free studios, and full universal access.
→ This transformation project was underpinned by a 35-year sublease, ensuring future generations can enjoy this landmark for years to come.

Our approach took into account the constraints of the existing fire safety strategy while still enabling flexibility – all while supporting the architectural vision of this incredible building.

𝗧𝗵𝗲 𝗖𝗵𝗮𝗹𝗹𝗲𝗻𝗴𝗲𝘀:

→ The Andrew N Liveris Building (where the Hub is housed) is a multi-use facility comprising education, laboratories and office space with a significant atrium in the centre.
→ The existing fire strategy for the base build is complex to say the least with various measures to meet the unique functionality.
→ Installing new laboratory areas within a complex building requires a sound understanding of the base build fire strategy to ensure all aspects are considered.

𝗧𝗵𝗲 𝗦𝗼𝗹𝘂𝘁𝗶𝗼𝗻𝘀:

→ Working with designers to assist their understanding of the base build fire strategy in order to stay within the constraints and to allow flexibility where needed.
→ Supporting the design of additional laboratory space with rationalised FRLs.
→ Assisting design outcomes through fire engineered egress provisions.

𝗧𝗵𝗲 𝗢𝘂𝘁𝗰𝗼𝗺𝗲𝘀:

→ Additional laboratory space that supports the University of Queensland into the future.
→ Supporting the architectural vision and user needs
→ A building that has put fire safety first, for the ultimate safety of every person who enters now and into the future