121 Harrington Street

The Bushell’s Tea building at 121 Harrington Street covers a ground level and six levels of office. It is accessible from Harrington street (ground level) and from York street (level 1). It was changed from the original tea warehouse to commercial boutique office in 2000. The ground level includes car parking and a new End of Trip facility. There is also a café located on the Harrington street level. Levels 1 to 5 include exposed timber columns and floor joists. Level 6 includes raked ceilings with exposed roof trusses in an exposed multi-hipped roof. Being a building of state heritage significance and located in the Rocks area (originally known as Frog Hollow) meant that limitations were imposed on the services that could not impact the look and feel of the historic building.

The clients brief was to improve the buildings services to as close as was possible to PCA Grade A building. This involved modernising the 2000 fitout. The occupancy levels were also increased to allow for higher occupant densities.

Project Limitations:

• The Heritage classification meant that all services needed to maintain the look and feel of a turn of the 19th century warehouse. This meant no or minimal changes to the visible façade and roof top.
• Electrical Power Issues. There were limitations placed on the existing power supply. It could not be exceeded in capacity. There would be major impact upon the façade if a sub-station was required. Likewise, the sub-mains to each of the floors was re-used. New switchboards were installed on each floor to comply with current codes and Section J requirements.
• Exposed energy efficient linear lighting was included on each floor.
• The fire detection systems were up-graded.
• The existing perimeter induction units were removed and replaced by fan coil units with exposed ductwork. The electric heating elements were removed.
• The existing tempered outside air systems were increased to allow for higher occupancy levels.
• The perimeter heating provisions were changed from electric elements to gas powered hot water.
• A VRV/VRF system per floor provided supplementary cooling provision. Each floors outdoor unit was located on platforms in the roof valleys to not exceed the height of the existing roof.
• The car park ventilation was modified to allow for an end of trip facility within the ground car park.
• A new end of trip facility includes showers, change rooms and a bicycle store with independent conditioning and ventilation. A 100% outside air heat recovery unit was utilised.
• A detailed audit and subsequent detailed gap analysis report was undertaken of the existing fire services. This include providing input for an up-dated FER.
• The fire protection services were improved to bring the building closer to current codes. This included repeat discussions and amendments to the fire services and correspondences with NSWFR