Should I Stay Or Go
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Should I Stay Or Go

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Our recent presentation to the charity and not for profit sector on the pros and cons of relocating in the current market

Our recent presentation to the charity and not for profit sector on the pros and cons of relocating in the current market

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  • 1. Charities Best Practice Forum Should I Stay or Should I Go? 14.05.09 Constructive Workspace Rowan Court 56 High Street Wimbledon Village London SW19 5EE Tel:+44 (0) 208 944 6335 www.constructiveworkspace.com
  • 2. Introductions Constructive Workspace Constructive is a leading international project management & commercial interiors specialist, delivering inspirational constructivewo rks pac e and sustainable environments that support client business strategy. We aim to realise our customers’ most important assets - people, space and technology. Workspace Design Workspace Fit-Out & Refurbishment Management Contracting interior design interior fit-out construction management space planning/optimisation interior refurbishment sub-contractor co-ordination brand guardianship CR + environmental legislative compliance feasibility studies bespoke solutions site management environmental audio-visual health + safety Furniture Fittings & Equipment Facilities Management Support procurement solutions move management supply chain management installation maintenance installation management storgae product specification reactive maintenance company value engineering contract cleaning overview 14.05.09 Charities Best Practice Forum construct create relate
  • 3. Current climate Occupier trends • Greater efficiencies constructivewo rks pac e • Optimisation of assets & resources • Increasing focus on donation ratios • Increasing rate and speed of change • Need to be flexible/adaptive to change • Technology improvements • Higher expectations • Greater effectiveness climate trends 14.05.09 Charities Best Practice Forum construct create relate
  • 4. Scenario 1 Charities Aid Foundation constructivewo rks pac e A refurbishment whilst in occupation 14.05.09 Charities Best Practice Forum construct create relate
  • 5. Good foundations Case study Client Charities Aid Foundation constructivewo rks pac e Location West Malling, Kent, UK Size 40,700 sq ft, 9 Phases THE CUSTOMER A leading charity specialising in the provision of financial services for other charities and donors. THE PROJECT Charities Aid Foundation (CAF) built their head office in 1995 and bought good quality furniture to create a good working environment for their 400 Staff. 13 years on, the furniture was in good condition but the interior was tired and they had expanded so the building was feeling cramped, dull and impractical. CONSTRUCTIVE WORKSPACES SOLUTION Having successfully completed CAF’s London office, Constructive was appointed to accommodate 500 staff, reusing as much of their existing furniture as possible, while designing and updating the interior implementing modern office practise such as hot-desking, touchdown zones and business pods etc. During a nine phase program using the staff break-out areas as swing space the project ran smoothly and on budget. We reconfigured some of the existing furniture to a more efficient layout on both the ground and second floors whilst introducing Case new bench systems to the first floor. Coloured feature walls give depth and study energy whilst the terracotta copy pod business areas clearly mark the corners of each floor. The rearrangement of storage and the installation of white storage wall have made the floors appear more spacious, light and airy in line with their London counterparts. CAF are inspired by the changes we made and say “it is a lot nicer place to work”! 14.05.09 Charities Best Practice Forum construct create relate
  • 6. Design Plans constructivewo rks pac e space plan 14.05.09 Charities Best Practice Forum construct create relate
  • 7. Design Plans constructivewo rks pac e space plan 14.05.09 Charities Best Practice Forum construct create relate
  • 8. Design Plans constructivewo rks pac e space plan 14.05.09 Charities Best Practice Forum construct create relate
  • 9. Design Visuals constructivewo rks pac e 3d visuals 14.05.09 Charities Best Practice Forum construct create relate
  • 10. Design Visuals First floor conceptual constructivewo rks pac e visuals.. 3d visuals 14.05.09 Charities Best Practice Forum construct create relate
  • 11. End result Photos constructivewo rks pac e 14.05.09 Charities Best Practice Forum construct create relate
  • 12. End result Photos constructivewo rks pac e 14.05.09 Charities Best Practice Forum construct create relate
  • 13. Scenario 2 St.John Ambulance constructivewo rks pac e What could we do here? 14.05.09 Charities Best Practice Forum construct create relate
  • 14. Preliminary concepts Use of space Example ; Firs t Flo o r constructivewo rks pac e •circulation •spatial evaluation •building grid M circulation - lift ain M route onto the floor ain Architectural feature and com unication link betw m een floors Shared visual space between floors –natural com unication point m Architectural feature Secondary circulation 14.05.09 Charities Best Practice Forum construct create relate
  • 15. Preliminary concepts Use of space constructivewo rks pac e Flo o rplate 632.8 s q m 95 open plan staff 4 offices 3 cellular meeting spaces tea point and break out post and print area High density rolling storage 99 s taff to tal (+22) 1 staff per 6.39 sq m e xis ting 77 s taff 1 staff per 8.2 sq m 14.05.09 Charities Best Practice Forum construct create relate
  • 16. Preliminary concepts Use of space constructivewo rks pac e open plan managers workstations hot desking benches mobile non owned meeting table lowlevel storage cabinet and desk extension M height storage cabinets used for docum reference id ent high density rolling storage 14.05.09 Charities Best Practice Forum construct create relate
  • 17. Preliminary concepts Use of space constructivewo rks pac e concept - the hub m circulation path and com unication area shared to prom ain m ote inform discussion and generate accidental m al eetings –encouraging staff engagement feature tea point feature flooring using oblique logo print / copy and post area freestanding 1600m high hub w w feature finish m all ith 14.05.09 Charities Best Practice Forum construct create relate
  • 18. Scenario 3 Pharo management constructivewo rks pac e A relocation to new premises 14.05.09 Charities Best Practice Forum construct create relate
  • 19. Design proposal Building analysis constructivewo rks pac e Building grid / Mullion detail Sprinkler head location building analysis Impact of external atrium to internal use Sensitive to building strengths / multi aspect 14.05.09 Charities Best Practice Forum construct create relate
  • 20. Design Building analysis Base build Space analysis •Floor to ceiling height is 2900mm . constructivewo rks pac e • The ceiling is a metal pan approx 1500mmx 300mm with a 300mm support The site, while perhaps not having the best curb beam . appeal, is a light open floor with multi aspect •The perimeter has a plasterboard margin which has a 200mm x 200mm opportunities. It has a slightly quirky kink which recess where it meets the curtain walling. presents an interesting reflected ceiling plan. • The ceiling void is approx 800mm , the floor void is 200mm( this will help if While it has 2 entrance points onto the floor, one you want to install a timber or stone floor). stands out as the more sensible and provides the • The base build skirting is recessed 100mm white. opportunity to maximise the ‘quirk’ as a designated • The toilet block is a reasonable spec the shower and the tea point are pretty space. basic . • There is curtain walling on 3 sides so any junction details or fixtures will Pro’s have to be stuck as opposed to mechanical fix. - Generous proportions with appropriate location •The above falls into the category of a Section 20 building which are high - Good light around 75% of the floor plate buildings in the 13 inner London Boroughs that present difficulties fighting - Dual entry/exit points ( Staff/visitor segregation ) fires and therefore have special fire precautions. This necessitates a separate - Multi aspect Section 20 application to Westminster Council as well as a Building Control -Existing comms available application and therefore attracts a separate fee. Con’s - Fragmented ceiling grid - Curb appeal - WC lobby/external space from main demise -Sprinklered space building analysis 14.05.09 Charities Best Practice Forum construct create relate
  • 21. Building analysis M+E Site findings Air Conditioning – General The above floor is served by a 400v three phase supply terminated in the This new building has a 4-pipe chilled/hot water electrical riser sited on the 4th floor. The electrical circuits are fed from a system serving ducted fan coils manufactured by constructivewo rks pac e Merlin Gerin T.P.N. distribution board. There is a comms room positioned at Ability Projects. the rear of the floor which appears to serve the 4th, 5th, 6th and 7th flr comms The above ceiling units supply conditioned air network. The power to the comms room is supported by local distribution through a continuous linear perimeter diffuser and 4 boards sited in the comms room. additional grilles towards the centre of the office. Small Power - There is a small power electro patent busbar system installed We are able to adapt air supplies from fan coils to under the false floor at present. There are no floor boxes installed into the redirect air as needed, and would then need floor. attendance from the BMS installers to re-set control The floor depth is approx 175mm therefore grommets or floor boxes could be for any individual areas. installed. There is adequate capacity on the distribution board for additional We would not adapt pipework services as this circuits. impacts every other floor and would require that the chilled water system is re-commissioned. Lighting Installation - The lighting is achieved by the installation of Computer Room Air Conditioning perimeter compact fluorescent downlights and linear LG3 fluorescent A combination of 3 x Denco downflow units provide luminaires installed into the plank ceiling. The lighting is controlled by a temperature, humidity and filtration close control. manual retractive switch at the main entrance. The lighting system can be At present the room is full of computer racks and controlled by manual switching or P.I.R. movement sensor control. The conditioned air is blown up through them via the lighting control is manufactured by Leax Controls. There would be the need floor void. These should be ideally matched to any to add additional luminaires if cellular offices are to be installed. need. I.T. Installation - There appears to be 192No UTP Cat6 lines installed to various locations distributed around the office space. The installation is Plumbing/Ventilation/Electrical wired in LSF cabling laid on rubber matting. The network cables are As there are dedicated tea points, shower room, terminated into Cat6 patch panels located in the comms room. WC’s etc., we do not envisage the need for additions. building Security - There is an access control system installed to the 3 doors leading analysis to the office space. Overview This is a high specification building which is currently fully open-plan. If partitioned, offices will be served by sufficient fan coils, however, there may be control issues as individual areas require differing temperatures (e.g. If the chiller is shut down then cooling cannot be provided). 14.05.09 Charities Best Practice Forum construct create relate
  • 22. Sketch work The drawing board constructivewo rks pac e space plan 14.05.09 Charities Best Practice Forum construct create relate
  • 23. Considerations Strategic Brief – high level requirements constructivewo rks pac e Professional experience for potential clients visiting site Clients must feel as though they are being ‘hosted’ Segregated client/back office areas Distinct separation between common areas and client space (wow factor) Minimum accent, maximum impact Integration with global communication technology (sight lines and ease of use) Must facilitate growth & flexibility for future change without impact on infrastructure Must be efficient and effective as a space to optimise high rents per sq ft strategic brief 14.05.09 Charities Best Practice Forum construct create relate
  • 24. Considerations Behind the scenes General rationale constructivewo rks pac e Efficient and direct lines of communication Obstruction free, fluid circulation around space Access to the external facade and natural resources to all visitors + users. Minimum accent, maximum impact Feng Shui – (key drivers ) Position of workstation – No backs to windows Position of office - Not close to main entrance. Pathways - This is where spirits gather and spread to surrounding areas Colour - Yellow stands for peace, red encourages money, earthy palettes strategic hold the spirits in pertaining to the earth, water and fire brief spectrum Materials - Mirror bring luck as long as not in direct line from entrance 14.05.09 Charities Best Practice Forum construct create relate
  • 25. Design proposal Space Plan constructivewo rks pac e space plan 14.05.09 Charities Best Practice Forum construct create relate
  • 26. Circulation diagram Efficiencies constructivewo rks pac e Primary circulation App. 10.3 % ocupied 59 sqm out of 570 sqm Secondary circulation App. 11.4 % ocupied 65sqm out of 570 sqm circulation diagram 14.05.09 Charities Best Practice Forum construct create relate
  • 27. Circulation diagram Efficiencies constructivewo rks pac e Primary circulation App. 16.3 % ocupied 93 sqm out of 570 sqm Secondary circulation App. 12.6 % ocupied 72 sqm out of 570 sqm circulation diagram 14.05.09 Charities Best Practice Forum construct create relate
  • 28. Circulation diagram Efficiencies constructivewo rks pac e Primary circulation App. 12.8 % ocupied 73 sqm out of 570 sqm Secondary circulation App. 8.0 % ocupied 46 sqm out of 570 sqm circulation diagram 14.05.09 Charities Best Practice Forum construct create relate
  • 29. Design proposal Sketch visual constructivewo rks pac e space plan 14.05.09 Charities Best Practice Forum construct create relate
  • 30. a. 3d work Visualisation a. constructivewo rks pac e b. b. 3d visual 14.05.09 Charities Best Practice Forum construct create relate
  • 31. 3d work Visualisation c. d. constructivewo rks pac e c. d. 3d visual 14.05.09 Charities Best Practice Forum construct create relate
  • 32. f. e. 3d work Visualisation e. constructivewo rks pac e f. 3d visual 14.05.09 Charities Best Practice Forum construct create relate
  • 33. Optimisation Some methodologies constructivewo rks pac e Looking at ‘optimisation’ 14.05.09 Charities Best Practice Forum construct create relate
  • 34. The Brief Defining The first stage is to re-evaluate the brief and gain a better understanding of needs, constructivewo rks pac e objectives and desired outcomes. During this process it is essential to clarify, expand and challenge the brief to ensure that all aspects of the projects potential have been explored. • Define Key Objectives & Strategic Outcomes • Project Vision & Goals • Client Business Strategy (Alignment) • Project Drivers • Project Stakeholders • Project Parameters and/or Constraints • Project Specifics • Critical Timelines • Client Business/Industry Type • Existing & Desired Culture • Brand Essence • Identified Change Initiatives Project process • Opportunities for Competitive Advantage • Preliminary Budgets • Project Team Selection • Communications Strategy 14.05.09 Charities Best Practice Forum construct create relate
  • 35. Design Considerations Understanding CURRENT, EVOLVING PROJECTED & IDEAL SOFT constructivewo rks pac e ERGONOMICS & i i i i STRUCTURE/ MANAGEMENT HUMAN FACTORS PEOPLE/ ROLES CULTURE WOKRPLACE STYLE ORGANISATION vertical, horizontal desired behaviours STRATEGIES inspiring/controlling & social HEALTH & SAFETY company ENSURING SUCCESS i i i i FLOW COMMUNICATION COMMUNICATION IDEAS COMMUNICATING BUSINESS information, & STRUCTURES generated & CHANGE PROCESS knowledge & work LINKAGES formal & informal generalised through organisation PROTOCOLS ANALYSIS SUPPORT s soq s FACILITIES LOCATIONS SIZE layout INFRASTRUCTURE WORKPLACE & SPACE customer & work flexibility areas resources Hard ioq soq soq TOOLS EQUIPMENT ENVIRONMENTAL TOOLS TECHNOLOGY work & storage, resource air, light, temperature Project TECHNOLOGY customer settings areas process BRAND 14.05.09 Charities Best Practice Forum construct create relate
  • 36. Design Considerations Understanding constructivewo rks pac e knowledge people completion value best thinking process objective success analysis/ solutions procurement implementation strategy vision review route tools ideas measurement creativity building Project process 14.05.09 Charities Best Practice Forum construct create relate
  • 37. Defining the brief Gap analysis constructivewo rks pac e Project process 14.05.09 Charities Best Practice Forum construct create relate
  • 38. Defining the brief Occupancy study constructivewo rks pac e Monday Tuesday Wednesday Thursday Friday 100% 80% 60% 40% 20% 0% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 :0 16 14 16 11 16 14 14 11 11 14 16 11 14 11 16 09 09 09 09 09 Occupied Active (Hot Space) Occupied Temporarily Vacant (Warm Space) Project process Vacant (Cold Space) 14.05.09 Charities Best Practice Forum construct create relate
  • 39. Fixed Vs Flexible Choice & variety constructivewo rks pac e (Influe nc e rs ) Roles & Functions Fixe d Hybrid Fle xible Project (Re s traints ) process Technology & W orking Practice 14.05.09 Charities Best Practice Forum construct create relate
  • 40. Work profiles What, why, how, when WORK-PROFILE A Access to an owned desk. constructivewo rks pac e INTERNAL-STATIC-INDIVIDUAL Ratio 1:1 WORK-PROFILE B Access to an ow ned desk, form and inform m al al eeting rooms and shared project spaces. INTERNAL-STATIC-TEAM Ratio 1:1 WORK-PROFILE C Access to a shared desk, form and inform m al al eeting rooms and shared project spaces. INTERNAL-MOBILE-TEAM Ratio 1:1.5 WORK-PROFILE D Access to a shared desk. EXTERNAL-STATIC-INDIVIDUAL Ratio 1:2 WORK-PROFILE E Access to a touch dow station, form and inform m n al al eeting room and shared project spaces. s EXTERNAL-MOBILE-TEAM Ratio 1:3 Now that we have an understanding of the way that the staff will need to work in the new building we can start to look at how the space has to be configured to enable them to work productively. Each of the 4 to 8 work-profiles that we have defined will use space and technology in a different way and so will Project need a variety of work-settings to work at. process Both the space and the technology has to support and enable users to carry out their job functions efficiently and effectively. 14.05.09 Charities Best Practice Forum construct create relate
  • 41. 1. FOX internal – static – individual – private constructivewo rks pac e static file storage dh dh private meeting surface work profiles private individual office 14.05.09 Charities Best Practice Forum construct create relate
  • 42. 2. SPIDER internal – static – individual – non private constructivewo rks pac e general storage static file storage 1200 footprint general storage general storage group storage group storage 1200 general storage general storage circulation work personal storage individual worksurface profiles 14.05.09 Charities Best Practice Forum construct create relate
  • 43. 3. RABBIT internal – static – interactive – private folding partition to adapt to two scenarios constructivewo rks pac e shared meeting room dh dh private office with storage work profiles 14.05.09 Charities Best Practice Forum construct create relate
  • 44. 4. RHINO internal – static – interactive – non private interactive surface constructivewo rks pac e meeting surface 1200 footprint static storage meeting surface interactive surface 1200 circulation personal storage work profiles storage 14.05.09 Charities Best Practice Forum construct create relate
  • 45. Departmental adjacencies Analysis constructivewo rks pac e 44no. 58no. 35no. Project process 14.05.09 Charities Best Practice Forum construct create relate
  • 46. Implementation Programming & phasing constructivewo rks pac e Phase 1 Phase 2 Phase 3 1 4 Phase 4 Phase 5 Phase 6 2 5 Project process 3 6 14.05.09 Charities Best Practice Forum construct create relate
  • 47. Conclusions What should I do? constructivewo rks pac e Should I Stay or Should I Go? 14.05.09 Charities Best Practice Forum construct create relate
  • 48. Conclusions Refurbishing Features & benefits constructivewo rks pac e • Already have the building/space • Phased implementation (OOH or decanting staff) • Lease restrictions • Practicality vs. cost • Opportunities for greater efficiency & effectiveness • More suited to cosmetic/furniture and optimisation change Refurbish conclusions 14.05.09 Charities Best Practice Forum construct create relate
  • 49. Conclusions Relocating Features & benefits constructivewo rks pac e • Rent-free or dilapidation contributions • Clean slate approach “in an ideal world” • More holistic options (location/feel) • More options to align with strategy • Greater control of infrastructure options • Faster programme • Less disruption (only 1 move) • Cheaper fit-out costs • Greater overall potential for change • Suited to major change Relocate conclusions 14.05.09 Charities Best Practice Forum construct create relate
  • 50. Contact Details Communication Scott Georgeson constructivewo rks pac e 07967 203445 scott.georgeson@constructiveworkspace.com Constructive Workspace Rowan Court 56 High Street Wimbledon Village London SW19 5EE 0208 944 6335 www.constructiveworkspace.com www.georgesongroup.com Group locations: Our contacts New York Edinburgh Miami South Florida Dubai Glasgow 14.05.09 Charities Best Practice Forum construct create relate