AD16WM Workspace Management Lecturer: Daniel Wong MBA, MSc, BBus

Lecture title: The impact of structures and services on space use. Lecture number 2 Lecture title: The impact of structures and services on space use.

In this session… In this session we will consider, ‘Is work somewhere we go, or something we do?

Learning outcomes At the end of this session you should be able to: The learning outcomes of this session 1. Analyse knowledge and information management on space allocation in offices and buildings.

What does a space plan look like?

Client Requirements Examples of general client requirements in office buildings are: Occupation density 1 person per 10 to 15m2 Useable floor area :Total area 80 to 90% typically Floor to floor zone 3.6 to 4.2m Floor to ceiling zone 2.7 to 3m typically Imposed loading 2.5 to 5kN/m2 Fire resistance 30 to 120 minutes. Source: British Council for Offices

Performance Requirements 1) Structural Stability 2) Durability 3) Thermal Insulation 4) Moisture exclusion

Economic Benefits Speed of construction Site management costs Factor Improvement Economic benefit Speed of construction 20 to 30% reduction in construction time relative to site-intensive construction, depending on the scale of the project. The economic benefit depends on the business operation. In terms of overall building cost, a saving of 1% in interest charges, and 2% in early rental or use of the space is predicted. Site management costs Site management costs are reduced because of the shorter construction period, and the packaged nature of the construction process. Site management costs can be reduced by 20 to 30% which can lead to a 3 to 4% saving in terms of overall building cost. Service integration The integration of services in the structural zone leads to reduction of 100 to 300mm in floor to floor zone and hence to savings in cladding cost. A 5% reduction in floor to floor height can lead to one additional floor in 20, and to a similar reduction in cladding cost, which is equivalent to about 1% in total building cost. Foundations Steel construction is less than half the weight of an equivalent concrete structure, which is equivalent to a 30% reduction in overall foundation loads. Foundation costs depend on the sub-structure and factors such as underground services and represent 5 to 15% of the building cost. A 30% reduction in foundation loads can lead to a 2 to 3% overall saving in terms of construction cost. Column free space Long span steel construction provides more flexible use of space, which depends on the function of the building and its future uses. A large column in the middle of the space leads to a loss of space of approximately 1m2, which represents about 1% of the floor area, and may lead to an equivalent loss of rental income.

Design Considerations The anatomy of a commercial office building is function of its size and location, i.e. city centre tower or two-storey science park office building at the two extremes, and client and planning requirements. Some key aspects of building anatomy are described below. The common features that influence the building design are: Open plan areas that can be configured to suit the client requirements Partitioned space for executive offices, conference room etc. Partitions should be moveable for future re-configuration Communal space for toilets, kitchens, etc. which are often located near to service risers Access space for lifts, stairs and services maintenance, including means of escape in fire Featured space, such as the entrance lobby, atria, and penthouse Service plant areas which may be located on the roof or in the basement Below ground car parking in some cases.

Central Core The office space wraps around the core, and from a functional point of view, this space should be as flexible as possible. The main beams therefore radiate from the core and are supported on perimeter columns. The provision of natural lighting tends to mean that the width of the office space is limited to about 15m. Services emanate from the core and are distributed through openings in the structure.

Commercial Buildings With Atria For a building layout point of view, the commercial space is typically 15 to 18m wide around the atrium and the cores are located at positions dictated by means of escape in fire. Generally, a minimum of two cores, and often as many as four separate cores are required on plan in buildings with atria. The simplified plan form of an office building with a central atrium is shown.

Science Park

Summary The cost of corporate property is the second highest corporate expense after payroll. Understanding the impact structure and services can have upon operations.

Next session In next week’s lecture we will consider and discuss: The principles involved in developing a space strategy.