Real Wireless Ltd PO Box 2218 Pulborough t +44 207 117 8514 West Sussex f +44 808 280 0142 RH20 4XB e info@realwireless.biz United Kingdom www.realwireless.biz

Wireless technology and commercial property

Why should property developers care?

Issue date: July 2015 Version: 1.0

Wireless technology and commercial property Issue date: July 2015 Version: 1.0

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Item Description Source Real Wireless Client Report title Wireless technology and commercial property Sub title Why should property developers care? Issue date July 2015 Document number Document status Comments

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About Real Wireless Real Wireless is the world’s leading independent expert advisor in wireless technologies, and the technical, commercial and regulatory strategies associated with wireless deployment. Based in the UK, but working internationally, we bridge the gap between firms that develop or deploy wireless technologies and businesses that choose or use those technologies. Our experts include engineers, physicists, economists, security advisors, business strategists and deployment specialists, with experience spanning all major wireless industry sectors. We can offer expertise and experience in both the technical and commercial domains, from experts that have held senior-level positions with operators, vendors, systems integrators and research organisations. Our real-world experience includes designing, installing and operating hundreds of wireless systems and inventing, developing, marketing and selling hardware, software and complete products amounting to millions of units. Our customers include Ofcom, Wembley Stadium, BAA, Transport for London, iBwave, Virgin Media, Amdocs, The European Commission, major network operators and many others.

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Wireless technology and commercial property Issue date: July 2015 Version: 1.0

Foreword

Wherever we go we expect to be able to use our mobile phones, tablets and laptops. Whether that’s at work, in public spaces, cafes, retail parks or venues – the expectation remains the same.

Before smartphones, such as the iPhone, changed the telecoms market, basic voice coverage was all we needed and the mobile operators were, for the most part, able to provide this through the big cell towers you see on hills and tall buildings. Today, however, the ability to make and receive voice calls remains very important to businesses, but the ability to access mobile data services via 3G and 4G technologies is now equally as important for both work and personal reasons.

The concept of always being in touch via e-mail, social media and other forms of communication has become embedded in society, with the separation between modes of communication for work and leisure also blurring. A clear expectation has developed amongst users who wish to be able to access the mobile voice and data services they want to use these wherever they are – at home, on the move and in their work and leisure environment.

This increased demand and expectation creates challenges for the mobile networks. Higher bandwidth, higher frequency technologies such as 4G can meet these demands, but they also experience far greater degradation of quality of service when trying to reach users inside buildings than voice carrying technologies.

As a result, the traditional means used by mobile operators to provide coverage – from towers and rooftop sites – is struggling to meet demand, and in urban areas the density of these types of sites is already reaching saturation point.

The impact on mobile users inside buildings is twofold – first the increased capacity needs of widespread data usage means that some users do not receive the level of service they expect. Second the modifications operators make to improve outdoor service, often results in a deterioration for indoor coverage.

New buildings are more environmentally friendly and efficient than ever before – but this comes at a price. Large amounts of glass and insulation keep the temperature inside stable but have a detrimental effect on the ability of mobile signals to penetrate the façade of the building to the users inside. The result is that mobile services to users in these new buildings, particularly on higher floors , will most likely be of a lower quality.

In this guide we wanted to outline how wireless services are important to the commercial property sector and why it needs to be taken seriously. It would be inconceivable to build somewhere without running water or electricity, so as mobile devices become more important to both consumers and businesses alike, it’s time wireless was treated the same.

Wireless technology and commercial property Issue date: July 2015 Version: 1.0

Contents

1. Introduction........................................................................................... 1

2. When is the time right for wireless? ....................................................... 1

2.1 Plan early ....................................................................................................... 2

2.2 It’s never too late........................................................................................... 2

2.3 Future proofing .............................................................................................. 2

3. How wireless can make a building more attractive ................................. 3

3.1 Internal communications............................................................................... 3

3.2 A high-quality wired network ........................................................................ 4

3.3 Enhanced tenant proposition ........................................................................ 5

Figures Figure 3-1 Wireless applications ....................................................................................... 3 Figure 3-2 For commercial property, wireless in vital for building staff, onsite security

and the emergency services ............................................................................ 4 Figure 3-3 Small business network cabinet ....................................................................... 5 Figure 3-4 Smart building integration ............................................................................... 6

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1. Introduction

Those in the commercial property sector have been aware of the importance of the availability of good wireless services to support their business needs for many years. To date this has typically required little or no direct input or investment on their part. Potential occupiers and tenants have long made use of mobile devices and, for the most part, services have ‘just worked’ across all but the most complicated or largest of buildings.

However, as mobile data connectivity (and the expectations of users of these services to receive good data speeds) has spread, the need for dedicated infrastructure inside a building to meet these needs has also grown. No longer is it sufficient to simply provide Wi-Fi either; occupiers expect their 3G and 4G devices to work inside a building as well as, if not better than, they do outside.

In the past some mobile operators designed, installed and maintained systems inside buildings that provide dedicated coverage and capacity to users inside a building, but it only made financial sense for them to do so for the largest of commercial buildings or in buildings that were occupied by their large corporate customers. During more recent times the market has seen a major change in attitude from the mobile operators and they are becoming increasingly reticent to fund these projects for anything other than their largest corporate customers. In public venues and multi tenanted buildings there is an increased expectation that the landlord/building owner will invest in some or all of the infrastructure required to provide mobile services to people inside the building.

The importance of these services to potential occupiers and tenants in 2015, and even more so for those in the coming years, means owners of commercial property need to take more responsibility for ensuring they are available and that they have a wireless strategy with a clear investment model.

This guide outlines the wireless need and business case for commercial property developers. It shows how wireless can improve current business models and practices, helping to both attract and retain tenants.

2. When is the time right for wireless?

Real Wireless has been involved in a wide-range of wireless technology projects, advising on the installation of wireless systems into old buildings, new offices, shopping centres and venues. The challenges and benefits of wireless vary massively by project, but there is one unifying aspect that would have made each project much easier for all concerned.

The provision of wireless services, much like any other utility or feature, is far more cost effective and far less disruptive to the occupiers of a building if it is planned from the outset.

Every tenant expects hot and cold running water, central heating and a reliable electricity and lighting supply. The big change is that today they also expect voice and data connectivity everywhere, at all times. This is particularly true for enterprise tenants, where 24/7 connectivity is business critical.

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With 80 per cent of mobile traffic now originating indoors, buildings need to ensure they are supporting these new needs of tenants just as they have traditionally provided phone lines and power.

2.1 Plan early

It would be inconceivable to leave the planning of electrical cabling or plumbing until the last minute, but that is currently the approach taken by many developers with regards to the provision of wireless technology in a building. Where the internet and wireless are mentioned in specifications lists, the reference is usually associated with post- build or ‘tenant driven activity’.

The result is tenants don’t always get the services they expect and will either complain or move elsewhere. This is forcing building owners and managers to look at adding wireless into a building that was not designed with it in mind, resulting in a much higher cost and level of complexity.

Planning early makes life easier for all concerned, avoids disrupting existing tenants while new work is carried out, gives developers more time to plan exactly what’s needed and is far more cost effective.

2.2 It’s never too late

While planning early is the recommended approach, in some cases it’s just not practical. Particularly for older buildings designed and constructed when mobile phones – much less smartphones – did not exist, adding wireless needs to take place around existing tenants and businesses.

With experience in delivering wireless for a wide range of different buildings and environments, we understand the unique challenges that every developer and building owner faces.

The decision to provide connectivity might seem like a simple one, but selecting, installing and integrating the right solution successfully is a complex business, requiring knowledge of different technologies and how they work together. It might be easier to listen to the current tenants and what they need, but any connectivity needs to be designed for the long-term needs of the building and not just a specific tenant need.

2.3 Future proofing

The worry of course is that the infrastructure will be obsolete, either in just a few years, or by the time that the building is open and filled with tenants. With the telecoms industry already talking about 5G, it’s important to choose the right connectivity options for the building and make sure investment is put into the right areas and solutions. Focus on the links around the building, rather than on the systems themselves that one day will need to be replaced.

The future of communications is greater, wider, more pervasive connectivity that serves everyone wherever they are. Being ready for that future will help attract and retain tenants, but building owners also need to adapt that future to the real needs of tenants.

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Basic cellular alone may not be enough – what works for one tenant may not work for their successor.

3. How wireless can make a building more attractive

Whilst attracting and retaining tenants is a key reason for installing a comprehensive communications infrastructure, that’s not all wireless can deliver.

A building with wireless infrastructure can deliver a wide range of benefits to its owner that go beyond keeping tenants happy. Whether it’s enabling the latest smart building features or standing out compared to a competitive site, providing the latest wireless can do much more for building owners.

Figure 3-1 Wireless applications

3.1 Internal communications

While wireless is an important provision for spectators and guests, for building staff, onsite security and the emergency services, wireless is a vital requirement for them to be able to undertake their job – allowing respondents to communicate with each other and with a central control HQ.

Many commercial properties that exist today have some sort of a basic PMR system (analogue or digital) installed, which is able to supply basic radio communications to staff. However, there is now an alternative in 4G.

As a result, the cost of installing a PMR system can instead be absorbed as a contribution towards investment in in-building 4G infrastructure.

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But as well as reducing costs, if security staff communications are migrated to 4G, new functionality for enhancing onsite security is also enabled. New developments in 4G push-to-talk radios mean staff no longer need to rely solely on voice descriptions of individuals or situations, instead being able to relay images or even video back to the control centre or to colleagues. This not only improves efficiencies but helps building staff to do their jobs.

Similarly, up to now the emergency services’ communications have been supplied with coverage by the national Airwave TETRA network. However, this is all set to change in the next five years, as the TETRA network is gradually phased out and replaced with some form of 4G system. Comprehensive onsite 4G coverage therefore boosts the safety credentials of a commercial property.

Figure 3-2 For commercial property, wireless in vital for building staff, onsite security and the emergency services

3.2 A high-quality wired network

When thinking of wireless infrastructure, it’s important to bear in mind that a large part of the supporting infrastructure installed is a comprehensive network of high quality fibre cabling – the same fibre cabling that is used to supply traditional wired data connectivity.

As such, by supplying wireless connectivity across the site, the developer is potentially building upon the wired connectivity that already exists or may be planned.

The fibre used for wireless backhaul is typically of a high quality to avoid the cabling itself becoming a bottleneck for providing high bandwidth or data speeds. As such, this ensures that the wired data services enjoyed by a tenant are also to a similarly high quality.

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There are few tenants today that would not rely upon wired data connectivity to conduct their business and by offering high-speed connectivity in every form, a property is much more appealing.

Figure 3-3 Small business network cabinet

3.3 Enhanced tenant proposition

Although many different buildings often meet the basic requirements of a tenant, it’s instead the additional benefits that make a particular building more attractive and give it the competitive edge.

With a reliable wireless infrastructure in place, a wealth of additional benefits are opened up to potential tenants. Which of these is marketed and therefore adopted depends entirely on the business type and need.

At an operational level, smart building functionality can automatically manage a working environment, from lighting and heating, through to air quality and door locking mechanisms. These improve the efficiency of the business, but also tout cost saving benefits.

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Figure 3-4 Smart building integration

Other features can cater to specific groups of tenants. For tenants with extensive inventories, wireless enables M2M technologies that improve asset tracking and picking processes. Meanwhile for public facing tenants, wireless can open up additional revenue streams in the form of new value added services.

Whilst the actual specifics of which of these are suitable and how to implement them do not fall to a developer, simply ensuring there is a reliable wireless infrastructure in place opens them up to future tenants – giving the property a competitive edge.

Image credit

Image 4-3

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Copyright ©2015 Real Wireless Limited. All rights reserved.

Real Wireless Ltd PO Box 2218 Pulborough t +44 207 117 8514 West Sussex f +44 808 280 0142 RH20 4XB e info@realwireless.biz United Kingdom www.realwireless.biz