A time‑critical base‑build upgrade at a live HomeCo retail centre, North Lakes, Greater Brisbane, delivering a warm shell tenancy for Anaconda to a strict handover date in a 24/7 trading environment.
Anaconda North Lakes – HomeCo Base-Build Upgrade
Scope of work
HomeCo engaged BSG Commercial to convert an existing large‑format tenancy into a warm shell for incoming tenant Anaconda. The non‑negotiable was timing: all landlord works had to be completed and handed over in the first week of February so Anaconda’s fit out team could move straight in.
BSG’s scope covered structural modifications to the existing concrete façade, construction of the new shopfront portal and awning, inter‑tenancy walls, façade repainting, and base‑build lighting and power. All work was delivered while neighbouring retailers traded and a 24‑hour gym operated directly adjacent to the site.
Works Included
Structural & Demolition Works
- Saw-cutting and demolition to create the new shopfront opening in the existing concrete façade
- Installation of new structural steel and portal framing to meet engineering and structural integrity requirements
Shopfront & Façade Construction
- Construction of the new shopfront portal and awning
- Formation of inter-tenancy walls to define the Anaconda tenancy
- Façade preparation and repainting in line with the agreed design
Services & Lighting
- Lighting and power rough-in as part of the base-build works
- Coordination of electrical services to suit Anaconda’s future fit-out
Live Environment & Stakeholder Management
- Staged works alongside operating retailers and a 24-hour gym, with noisy activities programmed into tight windows
- Ongoing coordination with HomeCo, Anaconda and external project managers to keep program and trading on track
FIT-OUT/WORK SPECIFICATIONS
| Client | Location | Size | Time |
|---|---|---|---|
| HomeCo Retail Precinct with Anaconda as the end user | North Lakes, Greater Brisbane | approx. $1.5M | Nov 2025 - March 2026 |
CHALLENGES
Program pressure and a live, almost 24/7 environment defined this project. From day one, the team was ‘up against it with time’, working to a strict handover date that left very little room for delay or rework.
At the same time, they were cutting a significant opening into an existing concrete building, where unknown site conditions and details that did not fully match drawings demanded ongoing structural checks and additional steelwork as the job progressed.
All of this had to be managed alongside operating retailers and a 24‑hour gym next door. Noise and timing restrictions meant saw‑cutting and other disruptive works were pushed into early mornings, late evenings and weekends, with safety and separation tightly controlled on a constantly occupied site.
OUTCOME AND IMPACT
Despite the compressed timeframe, structural complexity and live‑environment constraints, BSG delivered the base‑build works to HomeCo and Anaconda’s expectations on the agreed handover date.
The tenancy was handed over as a warm shell, structurally sound, services‑ready and clean, allowing Anaconda’s fit out contractors to commence immediately without re‑sequencing their program. Neighbouring tenants and gym members continued trading safely through the works, with disruption managed through careful staging and timing of noisy activities.
TECHNOLOGY AND INNOVATIONS
The Anaconda North Lakes project highlights BSG’s ability to give clients certainty in time‑critical, live‑environment upgrades. Proactive procurement and tight coordination kept trades ‘one step in front’, reducing downtime and protecting the program, while close collaboration with structural engineers meant emerging issues at the façade opening were resolved quickly without derailing the schedule.
Regular updates and on‑site meetings kept HomeCo, Anaconda and external project managers aligned, and a highly committed site crew, delivering early starts, late finishes and weekend shifts, ensured the handover date was met.
For the client, that translated into a seamless transition from landlord works to tenant fit out, with risk and disruption kept firmly under control.