Ann Street Tenancy: A Boutique Office That Balances Beauty and Function

The Brief: Creating a Premium First Impression

Urban Group was engaged to complete this speculative office fitout at Ann Street, Brisbane.  As part of a luxe repositioning of 347 Ann St, which will include a refurbished lobby, end-of-trip facilities and building amenities, this 350sqm suite is the perfect combination of quality design and functional workspaces. The client wanted a workspace that felt boutique and premium the moment you stepped inside. The design needed to make a strong statement while remaining warm, functional, and cohesive. With limited natural light and high design aspirations, the brief required a considered approach that could deliver both impact and practicality.

Design Direction: Curves, Colour and a Consistent Story

This project provided the opportunity to use premium finishes throughout, including polished concrete, red marble, stone benchtops and custom joinery. A central concept guided the design: the use of the arch as a recurring architectural feature. It began at the entry and was echoed in painted detailing, curved furniture, and bespoke cabinetry. The arches provided a visual rhythm throughout the space, tying together each zone with a consistent design language.

Two standout finishes helped define the look and feel of the project:

• Shiraz red was used as a signature colour throughout. It appeared in the red marble coffee table, upholstered boardroom chairs, bathroom tile accents, soft furnishings, and even vanity handles. This “fil rouge” served as a unifying visual thread across the tenancy.
• Champagne metallic featured in door handles, custom signage, light fittings, and joinery details. Even functional elements, such as compliance strips, were upgraded with this finish to enhance rather than detract from the design.

Challenges: Navigating Light and Layout

The tenancy presented several challenges. The rear of the office lacked natural light. Design ideas occasionally needed to be scaled back or reimagined due to cost constraints. Urban Group’s team responded with practical, design-led solutions.

To address lighting issues, mirrors were installed strategically, including a smoked mirror at the rear that created the illusion of a larger, brighter space. Ceilings were opened up and painted a light colour to reflect more light. The team even replaced the base build carpet with a much lighter tone to improve brightness throughout the space.

Solutions: Every Detail Considered

The detailing throughout this fitout was intentional and considered. Curved mirror edges, fluted vanity basins, red marble handles, and styled open shelving were all part of a cohesive visual story. Even areas that are often overlooked in office fitouts, such as the open-plan workspace and compliance signage, received considered attention. Painted arches and carefully selected furnishings brought warmth and sophistication to the office environment.

In the kitchen and breakout zones, clever space planning allowed for informal meetings and social moments without interrupting workflow. A high bar offers clear sightlines into the kitchen and encourages casual interaction. Greenery was layered throughout the space to bring natural softness and visual relief.

Compliance requirements were also given a design treatment. Instead of treating safety elements as an afterthought, we incorporated them into the aesthetic using champagne finishes and custom materials. This attention to detail elevates the entire space.

The Result: A Functional Space with Boutique Appeal

This fitout showcases how a workspace can be both beautiful and practical. The entry arch creates an impressive arrival experience. The consistent use of colour and form brings a sense of cohesion. Smart lighting choices and surface treatments solve functional challenges without compromising on style.

For leasing agents, the project is a compelling example of how design can help attract and retain tenants. For business owners, it proves that high-functioning workspaces can also be inspiring and visually striking.

The Ann Street project highlights Urban Group’s strength in turning complex briefs into creative, real-world outcomes. With close collaboration, a strong design vision, and a focus on detail, the result is a space that delivers on both style and substance.

Get in touch today to chat to our design experts about your office fitout project