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SPACE PLANNING
Metrics
Presenters
• Chris is the Tutor for the IWFM Direct Qualifications.
• He is the former Director of the FM Programme of Studies at Leeds Beckett
University
Chris and the IWFM Direct Team
Using Space Metrics
Different ways of measuring space used for:
• Rating
• Insurance
• FM Services and functions
• Renting and leasing
Common Terms
Use of different metrics usually applies to office buildings. Can be used
in other types of accommodation
• GEA Gross External Area.
• GIA. Gross Internal Area
• NLA Net Lettable Area
• NIA. Net Internal Area or Useable Floor Area
• Circulation Space
• Common Areas.
Gross External Area
• Used for Rating and for
Insurance.
• The area of the building
measured externally. Includes
thickness of walls, projections
etc.
• Does not include fire escapes,
canopies, vehicle parking and
hard standing.
Gross External Area
GIA Gross Internal Area
• Maybe used for construction
drawings, Planning, floor covering
etc.
• Like GEA but excludes thickness of
walls.
• Measured from the internal face of
walls.
• Includes areas such as WCs, plant
rooms, stairs etc.
• Excludes balconies and open fire
escapes.
Net Lettable Area or Net Rentable Area
• Used in leases.
• The area to be rented out.
• May vary. E.g. renting a suite of offices in a block, or renting a whole
office floor.
Net Lettable Area
Useable Area or Net Internal Area
• Used to calculate space for occupancy
• Used in leases
• Measured from the internal surfaces.
• Includes kitchens and cupboards in an office.
• Excludes lobbies, corridors and stairs, lifts, cleaners’ stores, building
reception areas, plant rooms etc.
Circulation Space
• Space for moving around the building, or moving around the office.
• Primary Circulation Space
• Moving around the building
• Corridors,
• Stairs
• Lifts
• Secondary Circulation Space
• Moving around within the office.
• Route to the photo-copier, water, etc.
Circulation Space
Common Areas or Common Parts
• Shared areas within a building
• Toilets
• Reception
• Lifts and stairs
• Corridors
Gross, Net, Useable, etc
After BOMA
Some Specialised Space Metrics
• Retail
• Industrial
• Hospitality
Retail
• Retail zoning
• Used for rent and rates
• Sales area from the window is the most valuable
• Zone A, Zone B, Zone C.
• 6m zones
• First 6m from window, say £200 psm Zone A
• Second 6m Zone B, £100 psm
Industrial
• Space considerations include:
• Floor loading – for heavy weights
• Eaves heights – for stacking and using MHE such as fork lift trucks
Hospitality
• Preparation area – kitchens
• Serving area – bars
• Customer area – no of covers that can be accommodated.
Further Considerations
• Cost of Space
• Rent
• Rates
• Occupation Costs
How much space do we actually need?
Will working from home affect the future use of space?
Barclays Bank big offices past
COVID
• Terms and practice developed before Covid
• Need for social distancing
• Impacts of Useable Area
• You will be very aware of this from practice
Covid Preparation and Adaptations
• Can you share your experiences of adapting the workplace for Covid?
References
• IWFM Good Practice Guide – Space Management
• Valuation Office Agency - Code of Measuring Practice
• GSA Gov Circulation Defining and Planning

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SPACE METRICS.pptx

  • 2. Presenters • Chris is the Tutor for the IWFM Direct Qualifications. • He is the former Director of the FM Programme of Studies at Leeds Beckett University Chris and the IWFM Direct Team
  • 3. Using Space Metrics Different ways of measuring space used for: • Rating • Insurance • FM Services and functions • Renting and leasing
  • 4. Common Terms Use of different metrics usually applies to office buildings. Can be used in other types of accommodation • GEA Gross External Area. • GIA. Gross Internal Area • NLA Net Lettable Area • NIA. Net Internal Area or Useable Floor Area • Circulation Space • Common Areas.
  • 5. Gross External Area • Used for Rating and for Insurance. • The area of the building measured externally. Includes thickness of walls, projections etc. • Does not include fire escapes, canopies, vehicle parking and hard standing.
  • 7. GIA Gross Internal Area • Maybe used for construction drawings, Planning, floor covering etc. • Like GEA but excludes thickness of walls. • Measured from the internal face of walls. • Includes areas such as WCs, plant rooms, stairs etc. • Excludes balconies and open fire escapes.
  • 8. Net Lettable Area or Net Rentable Area • Used in leases. • The area to be rented out. • May vary. E.g. renting a suite of offices in a block, or renting a whole office floor.
  • 10. Useable Area or Net Internal Area • Used to calculate space for occupancy • Used in leases • Measured from the internal surfaces. • Includes kitchens and cupboards in an office. • Excludes lobbies, corridors and stairs, lifts, cleaners’ stores, building reception areas, plant rooms etc.
  • 11. Circulation Space • Space for moving around the building, or moving around the office. • Primary Circulation Space • Moving around the building • Corridors, • Stairs • Lifts • Secondary Circulation Space • Moving around within the office. • Route to the photo-copier, water, etc.
  • 13. Common Areas or Common Parts • Shared areas within a building • Toilets • Reception • Lifts and stairs • Corridors
  • 14. Gross, Net, Useable, etc After BOMA
  • 15. Some Specialised Space Metrics • Retail • Industrial • Hospitality
  • 16. Retail • Retail zoning • Used for rent and rates • Sales area from the window is the most valuable • Zone A, Zone B, Zone C. • 6m zones • First 6m from window, say £200 psm Zone A • Second 6m Zone B, £100 psm
  • 17. Industrial • Space considerations include: • Floor loading – for heavy weights • Eaves heights – for stacking and using MHE such as fork lift trucks
  • 18. Hospitality • Preparation area – kitchens • Serving area – bars • Customer area – no of covers that can be accommodated.
  • 19. Further Considerations • Cost of Space • Rent • Rates • Occupation Costs How much space do we actually need? Will working from home affect the future use of space? Barclays Bank big offices past
  • 20. COVID • Terms and practice developed before Covid • Need for social distancing • Impacts of Useable Area • You will be very aware of this from practice
  • 21. Covid Preparation and Adaptations • Can you share your experiences of adapting the workplace for Covid?
  • 22. References • IWFM Good Practice Guide – Space Management • Valuation Office Agency - Code of Measuring Practice • GSA Gov Circulation Defining and Planning