Case Study
31 Queen Street, Melbourne
Reinstatement of property Smoke Lobbies.
Situated in the South Central district of Melbourne, 31 Queen St’s convenient location, recently revitalised lobby with Café and business lounge, and hotel-style End of Trip facilities has attracted high-end tenants and is reflected in the quality presentation of the floor fit outs.
Property
Commercial. Built 1976. 27 levels: ground floor lobby. five car park levels. NLA: circa 19,000 m2
Issue
Undermining of floor Smoke Lobbies integrity through fit outs and modifications over the years.
Action
Determine initial design performance Smoke Management methodology; assess degree of loss of integrity of Smoke Lobby’s and ascertain scope of work per lobby.
Outcome
Through numerous site surveys, referencing initial HVAC electrical wiring and (superseded) pneumatic drawings, and other documentation, MFP Smoke Management established that: each lobby is a smoke zone isolated from the tenable space via masonry encapsulation and sealed openings such as doors from the lobby to the tenancy(s); that a smoke damper in the supply duct feeds each lobby is failsafe to close under GFA.
We found the loss of Smoke Management integrity was due to one or more of the following situations: no drive force to - or removal of the Smoke Damper, or: loss of lobby smoke seal due to ceiling tiles replacing solid plaster, smoke seal from tenancy to lobby, the installation of return air grilles or other openings; or no smoke seals on tenancy doors to lobby.
MFP Smoke Management re-established the Smoke Damper operation – installing new assemblies whre originals had been removed - to each lobby considering permanent access for future ESM servicing (AS1851) and made redundant all return air grilles re-establishing the design encapsulation and for return air to be removed via the toilet exhaust system. (Also provided list of amenities’ where doors need undercutting).
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MFP also project managed all carpentry works to establish each lobby smoke encapsulation and worked with incumbent BMS & HVAC providers to automate all reinstated Smoke Dampers.
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CBRE Property Management Contribution
This Project could not have been completed without the support and organization of the CBRE site team. Most works were conducted ‘after hours’ and were often quite destructive. Maintaining the site harmony is a testament to their skill.