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Should I Stay Or Go


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Slides from the annual Charities & Not For Profit Best Practice Forum. The Forum highlighted the pro & con\'s of relocation verses refurbishment whilst in situ.

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Should I Stay Or Go

  1. 2. company overview Constructive Workspace Introductions Workspace Design interior design space planning/optimisation brand guardianship feasibility studies environmental Workspace Fit-Out & Refurbishment interior fit-out interior refurbishment CR + environmental bespoke solutions audio-visual Furniture Fittings & Equipment procurement solutions supply chain management installation management product specification value engineering Facilities Management Support move management installation maintenance storgae reactive maintenance contract cleaning Management Contracting construction management sub-contractor co-ordination legislative compliance site management health + safety Constructive is a leading international project management & commercial interiors specialist, delivering inspirational and sustainable environments that support client business strategy. We aim to realise our customers’ most important assets - people, space and technology.
  2. 3. climate trends Occupier trends Current climate <ul><li>Greater efficiencies </li></ul><ul><li>Optimisation of assets & resources </li></ul><ul><li>Increasing focus on donation ratios </li></ul><ul><li>Increasing rate and speed of change </li></ul><ul><li>Need to be flexible/adaptive to change </li></ul><ul><li>Technology improvements </li></ul><ul><li>Higher expectations </li></ul><ul><li>Greater effectiveness </li></ul>
  3. 4. Charities Aid Foundation Scenario 1 A refurbishment whilst in occupation
  4. 5. Case study Good foundations Client Charities Aid Foundation 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 new bench systems to the first floor. Coloured feature walls give depth and 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”! Case study
  5. 6. space plan Plans Design
  6. 7. space plan Plans Design
  7. 8. space plan Plans Design
  8. 9. 3d visuals Visuals Design
  9. 10. Visuals Design 3d visuals First floor conceptual visuals..
  10. 11. Photos End result
  11. 12. Photos End result
  12. 13. St.John Ambulance Scenario 2 What could we do here?
  13. 14. construct relate create Use of space Preliminary concepts <ul><li>Example; First Floor </li></ul><ul><li>circulation </li></ul><ul><li>spatial evaluation </li></ul><ul><li>building grid </li></ul>Architectural feature Shared visual space between floors – natural communication point Architectural feature and communication link between floors Main circulation - lift Main route onto the floor Secondary circulation
  14. 15. construct relate create Use of space Preliminary concepts Floorplate 632.8 sq 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 staff total (+22) 1 staff per 6.39 sq m existing 77 staff 1 staff per 8.2 sq m
  15. 16. construct relate create Use of space Preliminary concepts open plan managers workstations hot desking benches mobile non owned meeting table low level storage cabinet and desk extension high density rolling storage Mid height storage cabinets used for document reference
  16. 17. construct relate create Use of space Preliminary concepts concept - the hub freestanding 1600mm high hub wall with feature finish main circulation path and communication area shared to promote informal discussion and generate accidental meetings – encouraging staff engagement print / copy and post area feature tea point feature flooring using oblique logo
  17. 18. Pharo management Scenario 3 A relocation to new premises
  18. 19. Building grid / Mullion detail Impact of external atrium to internal use Sprinkler head location Sensitive to building strengths / multi aspect building analysis Building analysis Design proposal
  19. 20. <ul><li>Base build </li></ul><ul><li>Floor to ceiling height is 2900mm . </li></ul><ul><li>  The ceiling is a metal pan approx 1500mmx 300mm with a 300mm support beam . </li></ul><ul><li>The perimeter has a plasterboard margin which has a 200mm x 200mm recess where it meets the curtain walling. </li></ul><ul><li>  The ceiling void is approx 800mm , the floor void is 200mm( this will help if you want to install a timber or stone floor). </li></ul><ul><li>  The base build skirting is recessed 100mm white. </li></ul><ul><li>  The toilet block is a reasonable spec the shower and the tea point are pretty basic . </li></ul><ul><li>  There is curtain walling on 3 sides so any junction details or fixtures will have to be stuck as opposed to mechanical fix. </li></ul><ul><li>The above falls into the category of a Section 20 building which are high buildings in the 13 inner London Boroughs that present difficulties fighting fires and therefore have special fire precautions. This necessitates a separate Section 20 application to Westminster Council as well as a Building Control application and therefore attracts a separate fee.   </li></ul>Space analysis The site, while perhaps not having the best curb appeal, is a light open floor with multi aspect opportunities. It has a slightly quirky kink which presents an interesting reflected ceiling plan. While it has 2 entrance points onto the floor, one stands out as the more sensible and provides the opportunity to maximise the ‘quirk’ as a designated space. Pro’s - Generous proportions with appropriate location - Good light around 75% of the floor plate - Dual entry/exit points ( Staff/visitor segregation ) - Multi aspect -Existing comms available Con’s - Fragmented ceiling grid - Curb appeal - WC lobby/external space from main demise -Sprinklered space building analysis Building analysis Design
  20. 21. Site findings Building analysis M+E The above floor is served by a 400v three phase supply terminated in the electrical riser sited on the 4 th floor. The electrical circuits are fed from a Merlin Gerin T.P.N. distribution board. There is a comms room positioned at the rear of the floor which appears to serve the 4 th , 5 th , 6 th and 7 th flr comms network. The power to the comms room is supported by local distribution boards sited in the comms room.   Small Power - There is a small power electro patent busbar system installed under the false floor at present. There are no floor boxes installed into the floor. The floor depth is approx 175 mm therefore grommets or floor boxes could be installed. There is adequate capacity on the distribution board for additional circuits.     Lighting Installation - The lighting is achieved by the installation of perimeter compact fluorescent downlights and linear LG3 fluorescent luminaires installed into the plank ceiling. The lighting is controlled by a manual retractive switch at the main entrance. The lighting system can be controlled by manual switching or P.I.R. movement sensor control. The lighting control is manufactured by Leax Controls. There would be the need to add additional luminaires if cellular offices are to be installed.  I.T. Installation - There appears to be 192No UTP Cat6 lines installed to various locations distributed around the office space. The installation is wired in LSF cabling laid on rubber matting. The network cables are terminated into Cat6 patch panels located in the comms room.   Security - There is an access control system installed to the 3 doors leading to the office space.   Air Conditioning – General   This new building has a 4-pipe chilled/hot water system serving ducted fan coils manufactured by Ability Projects.   The above ceiling units supply conditioned air through a continuous linear perimeter diffuser and 4 additional grilles towards the centre of the office.   We are able to adapt air supplies from fan coils to redirect air as needed, and would then need attendance from the BMS installers to re-set control for any individual areas.   We would not adapt pipework services as this impacts every other floor and would require that the chilled water system is re-commissioned.   Computer Room Air Conditioning   A combination of 3 x Denco downflow units provide temperature, humidity and filtration close control. At present the room is full of computer racks and conditioned air is blown up through them via the floor void. These should be ideally matched to any need.   Plumbing/Ventilation/Electrical   As there are dedicated tea points, shower room, WC’s etc., we do not envisage the need for additions.   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). building analysis
  21. 22. space plan The drawing board Sketch work
  22. 23. Strategic Considerations Brief – high level requirements 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
  23. 24. Behind the scenes Considerations General rationale 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 hold the spirits in pertaining to the earth, water and fire spectrum Materials - Mirror bring luck as long as not in direct line from entrance strategic brief
  24. 25. space plan Space Plan Design proposal
  25. 26. Efficiencies Circulation diagram circulation diagram Primary circulation App. 10.3 % ocupied 59 sqm out of 570 sqm Secondary circulation App. 11.4 % ocupied 65sqm out of 570 sqm
  26. 27. Efficiencies circulation diagram Circulation diagram Primary circulation App. 16.3 % ocupied 93 sqm out of 570 sqm Secondary circulation App. 12.6 % ocupied 72 sqm out of 570 sqm
  27. 28. Efficiencies circulation diagram Circulation diagram Primary circulation App. 12.8 % ocupied 73 sqm out of 570 sqm Secondary circulation App. 8.0 % ocupied 46 sqm out of 570 sqm
  28. 29. space plan Sketch visual Design proposal
  29. 30. Visualisation 3d work a. b. b. a. 3d visual
  30. 31. Visualisation 3d work c. d. c. d. 3d visual
  31. 32. Visualisation 3d work f. e. e. f. 3d visual
  32. 33. Some methodologies Optimisation Looking at ‘optimisation’
  33. 34. construct relate create Defining The Brief <ul><li>The first stage is to re-evaluate the brief and gain a better understanding of needs, objectives </li></ul><ul><li>and desired outcomes. During this process it is essential to clarify, expand and challenge </li></ul><ul><li>the brief to ensure that all aspects of the projects potential have been explored. </li></ul><ul><li>Define Key Objectives & Strategic Outcomes </li></ul><ul><li>Project Vision & Goals </li></ul><ul><li>Client Business Strategy (Alignment) </li></ul><ul><li>Project Drivers </li></ul><ul><li>Project Stakeholders </li></ul><ul><li>Project Parameters and/or Constraints </li></ul><ul><li>Project Specifics </li></ul><ul><li>Critical Timelines </li></ul><ul><li>Client Business/Industry Type </li></ul><ul><li>Existing & Desired Culture </li></ul><ul><li>Brand Essence </li></ul><ul><li>Identified Change Initiatives </li></ul><ul><li>Opportunities for Competitive Advantage </li></ul><ul><li>Preliminary Budgets </li></ul><ul><li>Project Team Selection </li></ul><ul><li>Communications Strategy </li></ul>Project process
  34. 35. Understanding Design Considerations Project process i soq EQUIPMENT storage, resource areas soq TOOLS work & customer settings soq ioq TECHNOLOGY FACILITIES layout customer & work areas i i i MANAGEMENT STYLE inspiring/controlling CULTURE desired behaviours i i i s s i WOKRPLACE STRATEGIES WORKPLACE LOCATIONS SIZE & SPACE INFRASTRUCTURE flexibility TOOLS TECHNOLOGY HEALTH & SAFETY ERGONOMICS & HUMAN FACTORS ENVIRONMENTAL air, light, temperature CURRENT, EVOLVING PROJECTED & IDEAL BRAND SOFT PROTOCOLS COMMUNICATING CHANGE SUPPORT ANALYSIS resources STRUCTURE/ ROLES vertical, horizontal & social COMMUNICATION STRUCTURES formal & informal FLOW information, knowledge & work through organisation BUSINESS PROCESS PEOPLE/ ORGANISATION COMMUNICATION & LINKAGES IDEAS generated & generalised company ENSURING SUCCESS Hard
  35. 36. Understanding Design Considerations Project process objective success vision strategy value people solutions process analysis/ review tools building knowledge procurement route implementation measurement completion best thinking ideas creativity
  36. 37. construct relate create Gap analysis Defining the brief Project process
  37. 38. construct relate create Occupancy study Defining the brief Project process 0% 20% 80% 60% 40% 100% 09:00 11:00 14:00 16:00 09:00 11:00 14:00 16:00 09:00 11:00 14:00 16:00 09:00 11:00 14:00 16:00 09:00 11:00 14:00 16:00 Monday Tuesday Wednesday Thursday Friday Occupied Active (Hot Space) Occupied Temporarily Vacant (Warm Space) Vacant (Cold Space)
  38. 39. construct relate create Choice & variety Fixed Vs Flexible Project process Fixed Hybrid Flexible (Influencers) Roles & Functions (Restraints) Technology & Working Practice
  39. 40. What, why, how, when construct relate create Work profiles WORK-PROFILE A INTERNAL-STATIC-INDIVIDUAL Access to an owned desk. Ratio 1:1 WORK-PROFILE B INTERNAL-STATIC-TEAM WORK-PROFILE C INTERNAL-MOBILE-TEAM WORK-PROFILE D EXTERNAL-STATIC-INDIVIDUAL WORK-PROFILE E EXTERNAL-MOBILE-TEAM Access to an owned desk, formal and informal meeting rooms and shared project spaces. Ratio 1:1 Access to a shared desk, formal and informal meeting rooms and shared project spaces. Ratio 1:1.5 Access to a shared desk. Ratio 1:2 Access to a touch down station, formal and informal meeting rooms and shared project spaces. 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 need a variety of work-settings to work at. Both the space and the technology has to support and enable users to carry out their job functions efficiently and effectively. Project process
  40. 41. work profiles 1. FOX internal – static – individual – private static file storage private individual office private meeting surface
  41. 42. work profiles 2. SPIDER internal – static – individual – non private static file storage personal storage individual worksurface general storage
  42. 43. work profiles 3. RABBIT internal – static – interactive – private shared meeting room private office with storage folding partition to adapt to two scenarios
  43. 44. work profiles 4. RHINO internal – static – interactive – non private meeting surface storage personal storage interactive surface
  44. 45. Analysis Departmental adjacencies 44no. 58no. 35no. Project process
  45. 46. Programming & phasing 1 2 3 4 5 6 Project process Implementation Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6
  46. 47. What should I do? Conclusions Should I Stay or Should I Go?
  47. 48. construct relate create Refurbish conclusions <ul><li>Features & benefits </li></ul><ul><li>Already have the building/space </li></ul><ul><li>Phased implementation (OOH or decanting staff) </li></ul><ul><li>Lease restrictions </li></ul><ul><li>Practicality vs. cost </li></ul><ul><li>Opportunities for greater efficiency & effectiveness </li></ul><ul><li>More suited to cosmetic/furniture and optimisation change </li></ul>Refurbishing Conclusions
  48. 49. construct relate create Relocate conclusions <ul><li>Features & benefits </li></ul><ul><li>Rent-free or dilapidation contributions </li></ul><ul><li>Clean slate approach “in an ideal world” </li></ul><ul><li>More holistic options (location/feel) </li></ul><ul><li>More options to align with strategy </li></ul><ul><li>Greater control of infrastructure options </li></ul><ul><li>Faster programme </li></ul><ul><li>Less disruption (only 1 move) </li></ul><ul><li>Cheaper fit-out costs </li></ul><ul><li>Greater overall potential for change </li></ul><ul><li>Suited to major change </li></ul>Relocating Conclusions
  49. 50. Communication Contact Details John-Paul Flack 07809 699650 [email_address] Constructive Workspace Rowan Court 56 High Street Wimbledon Village London SW19 5EE 0208 944 6335 Group locations: New York Edinburgh Miami South Florida Dubai Glasgow Our contacts