BSeen Promotions

Relocation to a larger site on a state-controlled arterial road (separate approval pathway beyond council); needed an office-over-production layout with a central staircase that would later be walled to form a clean entry spine; complex façade geometry with a 90-degree curved glass window requiring a shaped mezzanine edge that threads between glazing supports; mixed-level production flow (large-format printers upstairs, reception and production downstairs) demanding safe, efficient materials handling between floors; requirement for a side pallet gate to move skids directly to the upper print floor without interrupting reception; desire to capture “waste” ceiling volume above existing amenities; tight integration with future carpentry (walls up the stair sides and a dividing wall through the stair centreline); need for clear visual presentation to the street while preserving internal circulation; full approvals stack to manage—Redland City Council plus Queensland state road authority due to the site’s main-road exposure.

Client-signed 3D model to lock scope, geometry, and interfaces pre-fabrication; custom outriggers (“fingers”) and stiffeners welded across primary members to wrap the curved façade, precisely indexing between glazing mullions for a clean, continuous edge once flooring and ceiling went in; aluminium checker-plate stair aligned to the future wall line so the stair “reads” as a central corridor with offices in front and production behind; 3 m side pallet gate set on the mezzanine edge opening to floor space—allowing forklifts to lift large skids to upstairs printers safely and quickly; “waste-not” ceiling space over the existing toilet block enclosed as a ~2.9 m × 2.0 m storage bay with a sliding-door cupboard; structural detailing coordinated so carpenters could bring walls up the stair sides and install a central wall (the black 100 mm line Mark referenced) without clashes; approvals managed end-to-end—Redland City Council building consent plus state road authority sign-off triggered by main-road status; delivered as a single coordinated package (design, modelling, fabrication, install, approvals) to compress timelines and de-risk site handover.

BSeen Prromotions needed a fit-out that would scale production and present professionally to a high-traffic street. FMF engineered a mezzanine that respects the building’s curved glazing—using purpose-made outriggers to track the 90-degree curve and thread cleanly between glass supports. The central checker-plate stair establishes a natural plan: front-of-house offices/glazed hallway up front, production behind, with downstairs remaining mostly production plus a defined reception. A side-mounted 3 m pallet gate keeps materials flow fast and safe: forklifts lift skids directly to the upper print floor so large-format jobs move without bottlenecks. We also captured ceiling void above the amenities as enclosed storage, turning dead space into usable capacity.

Because the property sits on a state-controlled arterial, FMF handled both council and state approvals alongside the structural delivery—so the client didn’t have to juggle parallel processes. The result is a precisely detailed, approvals-ready mezzanine that matches the model on day one and gives the business the room—and workflow—to grow.