Should I Stay Or 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

Charities Best Practice Forum

Should I Stay or Should I Go?

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14.05.09Charities Best Practice Forum

construct relatecreate

companyoverview

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.

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climatetrends

Occupier trendsCurrent climate

• Greater efficiencies

• 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

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Charities Aid FoundationScenario 1

A refurbishment whilst in occupation

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Case studyGood 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”!

Casestudy

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spaceplan

PlansDesign

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3dvisuals

VisualsDesign

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VisualsDesign

3dvisuals

First floor conceptual visuals..

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PhotosEnd result

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St.John AmbulanceScenario 2

What could we do here?

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construct relatecreateconstruct relatecreate

Use of spacePreliminary concepts

Example; First Floor

• circulation

• spatial evaluation

• building grid

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

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Floorplate 632.8 sq m

95 open plan staff4 offices3 cellular meeting spacestea point and break outpost and print areaHigh density rolling storage

99 staff total (+22)1 staff per 6.39 sq m

existing 77 staff 1 staff per 8.2 sq m

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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

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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

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Pharo managementScenario 3

A relocation to new premises

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Building grid / Mullion detail

Impact of external atrium to internal use

Sprinkler head location

Sensitive to building strengths / multi aspect

buildinganalysis

Building analysisDesign proposal

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Base build1.Floor to ceiling height is 2900mm .2. The ceiling is a metal pan approx 1500mmx 300mm with a 300mm support beam .3.The perimeter has a plasterboard margin which has a 200mm x 200mm recess where it meets the curtain walling.4. The ceiling void is approx 800mm , the floor void is 200mm( this will help if you want to install a timber or stone floor).5. The base build skirting is recessed 100mm white.6. The toilet block is a reasonable spec the shower and the tea point are pretty basic .7. There is curtain walling on 3 sides so any junction details or fixtures will have to be stuck as opposed to mechanical fix.8.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.

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

buildinganalysis

Building analysisDesign

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Site findingsBuilding analysis M+EThe above floor is served by a 400v three phase supply terminated in the electrical riser sited on the 4th 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 4th, 5th, 6th and 7th 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 175mm 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).

buildinganalysis

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spaceplan

The drawing boardSketch work

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StrategicConsiderations

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

strategicbrief

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Behind the scenesConsiderations

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

strategicbrief

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spaceplan

Space PlanDesign proposal

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Efficiencies

Primary circulationApp. 10.3 % ocupied

59 sqm out of 570 sqm

Secondary circulationApp. 11.4 % ocupied

65sqm out of 570 sqm

Circulation diagram

circulationdiagram

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Efficiencies

circulationdiagram

Circulation diagram





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spaceplan

Sketch visualDesign proposal

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Visualisation3d work

a.

b.

b.

a.

3dvisual

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Visualisation3d workc.

d.

c.

d.

3dvisual

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Visualisation3d workf.

e.

e.

f.

3dvisual

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Some methodologiesOptimisation

Looking at ‘optimisation’

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DefiningThe Brief

The first stage is to re-evaluate the brief and gain a better understanding of needs, objectives

and desired outcomes. During this process it is essential to clarify, expand and challengethe 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• Opportunities for Competitive Advantage• Preliminary Budgets• Project Team Selection• Communications Strategy

Projectprocess

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UnderstandingDesign Considerations

i

soq

EQUIPMENTstorage, resource

areassoq

TOOLSwork &

customer settings

soq

ioqTECHNOLOGY

FACILITIESlayout

customer & workareas

ii

iMANAGEMENTSTYLE

inspiring/controlling

CULTUREdesired behavioursi i

i

s s

i

WOKRPLACE STRATEGIES

WORKPLACELOCATIONS SIZE

& SPACE INFRASTRUCTURE

flexibility

TOOLSTECHNOLOGY

HEALTH & SAFETY

ERGONOMICS &HUMAN FACTORS

ENVIRONMENTAL air, light, temperature

CURRENT, EVOLVING PROJECTED & IDEAL

BRAND

SOFT

PROTOCOLS

COMMUNICATINGCHANGE

SUPPORT

ANALYSIS

resources

STRUCTURE/ROLES

vertical, horizontal& social

COMMUNICATIONSTRUCTURES

formal & informal

FLOWinformation,

knowledge & workthrough organisation

BUSINESSPROCESS

PEOPLE/ORGANISATION

COMMUNICATION&

LINKAGES

IDEASgenerated &generalised

company ENSURING SUCCESS

Hard

Projectprocess

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UnderstandingDesign Considerations

objectivesuccessvision

strategy

value

people

solutions

process

analysis/review

tools

building

knowledge

procurementroute

implementation

measurement

completionbest thinking

ideas

creativity

Projectprocess

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Gap analysisDefining the brief

Projectprocess

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Occupancy studyDefining the brief

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Monday Tuesday Wednesday Thursday Friday

Occupied Active (Hot Space)

Occupied Temporarily Vacant (Warm Space)

Vacant (Cold Space)

Projectprocess

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Choice & varietyFixed Vs Flexible

Fixed Hybrid Flexible

(Influencers)Roles & Functions

(Restraints)Technology & Working Practice

Projectprocess

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What, why, how, when


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 roomsand shared project spaces.Ratio 1:1.5

Access to a shared desk.

Ratio 1:2

Access to a touch down station, formal and informal meetingrooms 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.

Projectprocess

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workprofiles

1. FOXinternal – static – individual – private

static file storage

private individual office

private meeting surface

dhdh

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workprofiles

2. SPIDERinternal – static – individual – non private

static file storage

personal storageindividual worksurface

general storage

1200

1200

grou

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ege

nera

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rage

gene

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tora

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gene

ral s

tora

gege

nera

l sto

rage

circulation

footprint

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workprofiles

3. RABBITinternal – static – interactive – private

shared meeting room

private office with storage

dhdh

folding partition to adapt to two scenarios

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workprofiles

4. RHINOinternal – static – interactive – non private

meeting surface

storage

personal storage

interactive surface

circulation

interactive surface

stati

c st

orag

e

mee

ting

surfa

ce

1200

1200

footprint

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AnalysisDepartmental adjacencies

44no.

58no.

35no.Project

process

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Programming & phasing

1

2

3

4

5

6

Phase 1

Phase 2

Phase 3

Phase 4

Phase 5

Phase 6

Projectprocess

Implementation

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What should I do?Conclusions

Should I Stay or Should I Go?

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Refurbishconclusions

Features & benefits

• 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

RefurbishingConclusions

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Relocateconclusions

Features & benefits

• 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

RelocatingConclusions

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CommunicationContact Details

John-Paul Flack07809 [email protected]

Constructive WorkspaceRowan Court56 High StreetWimbledon VillageLondonSW19 5EE0208 944 6335www.constructiveworkspace.comwww.georgesongroup.com

Group locations:

New York Edinburgh Miami South Florida Dubai Glasgow

Ourcontacts

Should I Stay Or Go

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