should i stay or go
DESCRIPTION
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.TRANSCRIPT
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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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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spaceplan
PlansDesign
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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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PhotosEnd result
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St.John AmbulanceScenario 2
What could we do here?
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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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Use of spacePreliminary concepts
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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Use of spacePreliminary 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
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Use of spacePreliminary 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
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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
Primary circulationApp. 16.3 % ocupied
93 sqm out of 570 sqm
Secondary circulationApp. 12.6 % ocupied
72 sqm out of 570 sqm
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Efficiencies
circulationdiagram
Circulation diagram
Primary circulationApp. 12.8 % ocupied
73 sqm out of 570 sqm
Secondary circulationApp. 8.0 % ocupied
46 sqm out of 570 sqm
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spaceplan
Sketch visualDesign proposal
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Visualisation3d work
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3dvisual
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Visualisation3d workc.
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3dvisual
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Visualisation3d workf.
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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
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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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20%
80%
60%
40%
100%
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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
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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
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1200
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tora
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circulation
footprint
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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
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mee
ting
surfa
ce
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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
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