Project Overview

Greene Fire were selected to design and manufacture a critical fire protection solution at 235–251 Bourke Street, Melbourne, a major retail redevelopment for Futuro Capital. The project involved the change of use and fit-out of ground floor and Level 1 retail spaces within an existing Type A commercial building. Given the scale of the tenancy and its open connection between floors via a central escalator, conventional passive fire separation with masonry or concrete was not possible without compromising the architectural intent. A performance-based solution was therefore developed, relying on advanced fire curtain technology supplied by Greene Fire.

Fire Engineering Challenge

The Fire Engineering Report identified several departures from the Deemed-to-Satisfy provisions of the Building Code of Australia. Chief among these was the replacement of the prescribed 180-minute fire-rated concrete or masonry construction with a combination of fire curtains and sprinkler-protected glazing at the escalator interface. This approach allowed the open retail environment to be preserved while still ensuring adequate fire and life safety performance. The challenge was to provide a system that not only met the fire resistance levels required under the performance solution but also integrated seamlessly with the building’s existing fire detection, alarm, and sprinkler infrastructure.

Greene Fire’s Solution

Greene Fire designed, manufactured, and supplied a FireMaster Plus fire curtain to achieve a fire resistance level of –/120/–, as required by the FER. The curtain was located at the entrance to the escalator, providing partial fire separation between Ground Level and Level 1. Its performance was validated against AS 1530.4, demonstrating structural integrity for 120 minutes and the ability to withstand 12 operational cycles during fire exposure. The curtain was paired with Tyco drencher-protected glazing installed alongside the escalators. Together, these measures created a pseudo-fire separation that matched the life-safety outcomes of traditional construction while preserving visibility and openness within the retail environment. The system included enhanced safety and operational features, such as automatic descent on general fire alarm activation, obstruction sensors to prevent deployment issues, and integrated voice and visual warnings to alert occupants as the curtain descended. This ensured that the curtain’s deployment would not create panic or confusion in a retail setting.

Fire Safety Outcomes

Independent fire engineering assessments confirmed that the Greene Fire solution provided performance equivalent to a deemed-to-satisfy design. The FireMaster Plus® curtain maintained structural integrity for the required period, while the drencher system protected glazing against failure from radiant heat and thermal stress. The installation also eliminated the need for a dedicated smoke exhaust system, as the tenancy was divided into compartments of less than 2,000m², each provided with comprehensive sprinkler coverage. In the event of fire, the combined system of sprinklers, glazing, and curtain would control flame and smoke spread, while occupants could safely evacuate via multiple exits and fire-isolated stairs.

Project Delivery and Management

From a project management perspective, the installation progressed smoothly. Coordination with the builder and design team ensured that the curtain system was integrated without disruption to the fit-out schedule. No significant issues arose during the project, which was delivered on time and to specification. The only challenge encountered was a faulty control panel, which required Greene Fire technicians to attend site on several occasions to diagnose and resolve the issue. By working closely with the contractor and providing swift technical support, the team was able to address the fault without impacting project timelines or compliance testing. This proactive approach reinforced Greene Fire’s reputation for reliability, problem-solving, and long-term support of its systems.

Project Significance

This project highlights Greene Fire’s role as a trusted partner in delivering innovative fire safety solutions for complex retail environments. By replacing heavy passive barriers with an integrated system of fire curtains and drencher-protected glazing, Greene Fire enabled architects and developers to achieve open, modern retail spaces without compromising compliance or life safety. The installation at 235–251 Bourke Street is a prime example of how performance-based fire engineering, supported by advanced fire curtain technology and attentive project management, can unlock design freedom while meeting the strictest safety standards