Topic
Base building condition, floor loading, slab heights and services routes. The constraints that decide what can be built.
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A sustainable materials brief is met product by product in the walls and ceilings. What we check for framing, plasterboard, ceiling tiles, glass, paint and carpet tiles, and what goes in the handover file.
A tenancy under apartments is fitted out below a floor that keeps fire and sound out of people's homes. What that floor, the pipes from above and the approval for the use change in the build.
A tenancy rating counts the lighting, power and tenant-run air conditioning inside a lease. The fitout installs much of it, from the ceiling lighting and its controls to the meters and any supplementary cooling.
A basement office is planned around the height to the lowest beam or pipe overhead, with air and light supplied by the building. What we measure first, and how the ceiling, walls and wet areas are built below ground.
An office fitout is built for desks and the building's own toilets. We set out what can stay when the tenancy becomes a clinic, childcare centre or gym, and what each new use adds to the build.
The base building plant sets the office temperature, but the fitout decides whether every room can hold it. Here is what changes when walls go up and how we build around it.
A standard office partition finishes at around 90 to 118 mm; acoustic, fire-rated and tall walls grow from there. Here is how the stud, the board layers and the glass line set the number, and what it costs in floor area.
New partitions change what a person can see on the way out. Here is how exit signs and emergency lights get added or moved on a fitout, how they fix in, and when they are tested.
Adding a toilet or shower inside an office tenancy is a drainage problem first and a room second. Where the waste can run decides where the room can go, and everything else follows from that.
A post-tensioned floor holds steel tendons under permanent tension. Here is how scanning, engineer conditions and building rules shape the way partition track is fixed.
A partition meets the window line by landing on a mullion. Here is how that junction sets perimeter room widths, how the closer and seal are built, and what else at the glass has to be planned around it.
On a chilled beam floor the ceiling is part of the air-conditioning. This is how we set out partitions, alter ceilings and sequence the works so the beams keep cooling and stay dry.
An operable wall track hangs from steel fixed to the building structure, never the ceiling grid. Here is what that support involves, from the stack load to the floor under the seal.
A comms room is sized by its racks and the space to work around them, placed by cable length and built around the heat its equipment gives off. Here is how we plan each of those in an office fitout.
Walling off a private office out of open-plan space looks like a single partition job until the new room ends up with a supply grille and no return, or no air at all. Enclosing part of a floor changes how the air-conditioning reaches that corner, and the wall and the mechanical fix are really one […]
When an architect specifies acoustic performance on a ceiling for a Sydney office project, the build-side answer is rarely “yes” or “no”. It is “yes, if we install this tile in this grid with this insulation layer above it, and no, not if we keep that existing grid in place.” The grid type is the […]
Most office slabs are not flat, and most fitouts get away with it. The ones that do not are the floors where a partition run crosses a fall, a glazed front sits over a hump, or a long corridor sightline turns a gentle drift into a visibly sloping skirting board. By the time the walls […]
In a conventional office, glass partitions borrow their top fixing from the suspended ceiling: the head channel fixes along the grid line, the ceiling closes over it, and the junction disappears. Take the ceiling away and the glass has nowhere to finish. Every glazed office built under an exposed soffit has to answer the same […]
Structural glazing in commercial office design is a glass installation system where the glass itself carries part of the structural load, with framing reduced to minimal silicone-bonded edges, point fixings, or fully concealed connections rather than the visible aluminium or steel surrounds of a conventional framed system. The result is a glass surface with no […]
The clearance you actually get between floor and finished ceiling is one of the most consequential numbers in a commercial fitout, and it is almost never the number a tenant holds in mind when they walk the space for the first time. A floor described in a base-building spec as having 2.7m ceilings will rarely […]
The space between the suspended ceiling and the structural slab above it carries most of the services your office runs on. HVAC supply and return ducts, sprinkler mains and branches, smoke and fire detection wiring, electrical sub-mains and lighting circuits, data backbone, security and access control cabling, audiovisual feeds, and in many buildings the structural […]
The reflected ceiling plan is the drawing that decides how much of the existing ceiling stays and how much has to move. Every recessed light, every air-conditioning diffuser, every sprinkler head, every smoke detector and every speaker on the floor sits at a fixed coordinate, and the new partition layout, the new lighting design, the […]
Raised access floors are rare enough in standard Sydney commercial stock that many tenants first encounter them in a premium-grade building or a specialist fitout, and the partition decisions that follow are different from the ones a conventional slab-to-slab fitout would need. A partition can sit on the raised floor panels, land on the slab […]
A raised access floor changes almost every downstream decision in a commercial fitout. It changes where the power and data runs, where the partitions sit, how the air moves, when the floor actually gets laid in the programme, and what the tenant has to deal with at make good. Tenants who treat a raised floor […]
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Tell us what the space is and what you want done. We come and look, then you get the works, the inclusions and the exclusions in writing.
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