Old Paradise SE11 – A Sustainable Timber Landmark

OFR was appointed by Bywater Properties to deliver fire engineering services for Paradise SE11– a pioneering low-carbon workplace in London. The project champions mass timber construction, aligning with the client’s vision for sustainable and progressive design.

Given the complexity of using mass timber – a combustible material – OFR developed a bespoke fire strategy combining codified guidance and performance-based solutions. This included a qualitative design review and the creation of a mass timber roadmap to address fire safety challenges unique to hybrid timber buildings.

Key technical studies included:

• Loadbearing capacity analysis of glulam columns under parametric fire conditions.
• A self-extinction study for CLT soffits in support of demonstrating burnout.
• A deterministic ASET/RSET analysis incorporating ignition timing, suppression system activation, and evacuation modelling.
• A full-scale fire test validated the design, with the compartment achieving self-extinction – a critical milestone in proving the safety of exposed timber structures.

OFR’s involvement extended through RIBA Stage 5, ensuring construction details aligned with tested systems. Close collaboration with the design and contractor teams was essential to delivering a robust solution.

We’re proud to support Bywater Properties in delivering a benchmark for sustainable building design.