VOS Group provided building-services upgrades to the heritage-listed Bushell’s Tea Building at 121 Harrington Street, a six-level boutique office in The Rocks. The client sought to modernise the 2000-era fit-out and improve the building’s performance toward PCA Grade A standards while preserving its historical character.
Working within strict heritage constraints, VOS Group delivered a comprehensive services upgrade that improved occupant comfort, efficiency, and compliance without altering the building’s visual integrity.

Key engineering outcomes
• Mechanical services: Replacement of outdated induction units with exposed ducted fan-coil systems; conversion of electric perimeter heating to gas-powered hot-water; increased outside-air capacity for higher occupancy; supplementary VRV/VRF cooling systems installed discreetly below rooflines.
• Electrical services: New floor switchboards meeting Section J requirements; reuse of existing sub-mains to maintain façade integrity; efficient linear LED lighting throughout.
• Fire services: Detailed audit and gap analysis leading to system upgrades and coordination with NSW Fire Rescue for compliance improvement.
• Sustainability and amenity: End-of-trip facility with independent HVAC and 100 % outside-air heat-recovery system; improved ventilation and car-park systems for comfort and energy efficiency.

Client benefit:
The project achieved a significant uplift in building functionality and tenant amenity—enhancing energy performance and workplace standards—while maintaining the iconic heritage aesthetic that defines this landmark property.