This document discusses various metrics used to measure space in buildings. It outlines common terms like gross external area, gross internal area, net lettable/rentable area, net internal area, circulation space, and common areas. It explains how each term is defined and measured and which metrics are typically used for purposes like ratings, insurance, leasing, and occupancy calculations. The document also briefly discusses specialized space metrics for retail, industrial, and hospitality spaces as well as considerations for how COVID-19 has impacted workspace planning and measurements.

1. SPACE PLANNING
Metrics

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.

6. Gross External Area

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.

9. Net Lettable Area

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.

12. Circulation Space

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