INTERACTIVE SPACE OAS EDUCATION BREAKFAST SEMINAR Traditional versus Design & Build procurement for an office relocation

Client References

4 Stages These are the 4 Stages to a relocation project SPACE ANALYSIS BUILDING APPRAISAL SPACE PLANNING, INTERIOR DESIGN, IT AND M&E CONSTRUCTION AND RELOCATION STAGE 1 Your future office space needs The image for your new offices The programme for the project Specific technical requirements STAGE 2 A space plan to show fit for shortlisted buildings Information on flexibility for each building Report & validation of A/C and Elecs Technical Support for your Agent in negotiating the lease STAGE 3 Construction drawings Specifications of work Design coordination Budget control Tender process STAGE 4 Fitting Out the new Space Working drawing packages Approvals Quality assurance, CDM The MOVE

TRADITIONAL ROUTE TEAM STRUCTURE Client Main Board or CEO CLIENT STEERING GROUP PROJECT MANAGER (Contract Administrator) & COST CONSULTANT MAIN CONTRACTOR M & E Engineers DESIGN TEAM

DESIGN & BUILD TEAM STRUCTURE Client Main Board or CEO CLIENT STEERING GROUP PROJECT MANAGER? (Contract Administrator) & COST CONSULTANT? D&B CONTRACTOR M & E Engineers Or subcontractors DESIGN TEAM

OFFICE RELOCATION / REORGANISATION Business Issues Flexible working Reduce costs Factors the Client needs to consider Location benefits Acquisition Growth & Change Property Issues Recruit & retain staff Team working Overheads Market conditions Lease end Image and Style IT strategy Dilapidations Budget Workplace Image and Culture Issues Quantity of space Lease & Rental levels Communi-cations

HOW DO WE DEFINE YOUR PROJECT? PLATFORM BUSINESS WHO HOW WHERE WHAT By understanding your business We need to get to know you in order to understand how you work, what processes you use and what your future plans are.   There is an optimum quantity and type of office space that will allow your company to function efficiently. It is our role to define that space.

PROJECT OBJECTIVES / BRIEF The overall objective is for us to assist you in developing a Project Strategy for the new space that will identify: Space standards, i.e. how much space each person will need for each job function Your future office space needs i.e. exactly how many square feet your company will need, including expansion or contraction An idealised model of your organization showing the most effective adjacencies for your teams / departments Suggestions and ideas on the future use of space and new ways of working Specific technical requirements such as IT, power, air conditioning and ventilation The image you wish to portray to your Clients and Staff in a new building Timescales to show when the key decisions have to be made

NEW WAYS OF WORKING Culture Hot desking Touchdown Hotelling New technologies: IT strategy Voice strategy “Video conferencing will be replaced by hologram 3D projection technology”

SPACE FORECASTING

THE VALUE OF A SPACE AUDIT If a Space Audit saves you 5,000 sq ft, over a 10 year lease period the financial savings are significant: Saving in rent @ 55 per sq ft: 275,000 pa Service Charge @ 12 per sq ft: 60,000 pa Rates @ 28 per sq ft: 140,000 pa Total Saving over 10 years: £4,750,000 Excluding fees, fit out, maintenance, cleaning, dilapidations

BUILDING SEARCH CRITERIA Agent will advise on: Location Length of tenure Rent and rates Service charge Incentives – rent free The Client needs to know: How much space Number of floors Flexibility – subletting / expansion space Image of building Budget for fit out Technical needs: IT, M&E

STAGE 2 SPACE ANALYSIS BUILDING APPRAISAL SPACE PLANNING, INTERIOR DESIGN, IT AND M&E CONSTRUCTION AND RELOCATION STAGE 1 Your future office space needs The image for your new offices The programme for the project Specific technical requirements STAGE 2 A space plan to show fit for shortlisted buildings Information on flexibility for each building Report & validation of A/C and Elecs Technical Support for your Agent in negotiating the lease STAGE 3 Construction drawings Specifications of work Design coordination Budget control Tender process STAGE 4 Fitting Out the new Space Working drawing packages Approvals Quality assurance, CDM The MOVE

VIEW SUITABLE BUILDINGS - THEN SHORTLIST

OBJECTIVE AND STRUCTURED COMPARISON OF BUILDINGS Floorplate Efficiency Daylight Penetration Cellularisation Potential Column-free Space Sub-let Potential Fit Factor

ONCE HEADS OF TERMS HAVE BEEN AGREED - DUE DILIGENCE SURVEYS AND THE EXCHANGE CONTRACTS: Measured survey M&E surveys and validations of systems Engineer or Subcontractor?? Building survey Structural survey Specialist reports – IT, telecoms, lifts

When should the Client decide on his procurement route? SPACE ANALYSIS BUILDING APPRAISAL SPACE PLANNING, INTERIOR DESIGN, IT AND M&E CONSTRUCTION AND RELOCATION STAGE 1 Your future office space needs The image for your new offices The programme for the project Specific technical requirements STAGE 2 A space plan to show fit for shortlisted buildings Information on flexibility for each building Report & validation of A/C and Elecs Technical Support for your Agent in negotiating the lease STAGE 3 Construction drawings Specifications of work Design coordination Budget control Tender process STAGE 4 Fitting Out the new Space Working drawing packages Approvals Quality assurance, CDM The MOVE

TRADITIONAL ROUTE TEAM STRUCTURE Client Main Board or CEO CLIENT STEERING GROUP PROJECT MANAGER (Contract Administrator) & COST CONSULTANT MAIN CONTRACTOR M & E Engineers DESIGN TEAM

Pros and Cons Traditional The Client has complete control over the design and the quality of design Single set of construction drawings and single specification of works enabling a more transparent evaluation of like for like pricing at tender stage Cost certainty at key stages and overall costs are lower Achievement of the most competitive price for the works Transparent audit trail and demonstration of value for money Projects are fully designed and specified before tender = less risk to the Client and more control over the design Lack of contractor involvement at design stage for advice on buildability and value engineering The Contractor may claim for works that are not included in the drawings or specification The Client may enter into many different contracts (PM, QS, Architect, M&E, CDM, Contractor, other Specialists…….)

TRADITIONAL METHOD OF PROCUREMENT

DESIGN & BUILD TEAM STRUCTURE Client Main Board or CEO CLIENT STEERING GROUP PROJECT MANAGER? (Contract Administrator) & COST CONSULTANT? D&B CONTRACTOR M & E Engineers Or subcontractors DESIGN TEAM

Pros and Cons Design & Build Design to a margin? Uncertainty over end product Engineers or subcontractors (PI insurance)? Time consuming at the brief and tender stages. Hard to evaluate costs and value for money at pitch stage More expensive. Overheads of Fit Out contractors are usually 15-20% lower than Design & Build contractors. D&B Contractor may present a less detailed specification and may claim for items of work not included for. Design & Build Excellent for smaller projects and smaller Clients eg below 5k. Design risk is with the contractor Choice of designs via a number of companies pitching Overlap of design and construction and contractors expertise at design stage One company to deal with and good communications between designers and contractors

FULLY INTEGRATED DESIGN SOLUTIONS Scheme design development Construction drawing package (50 to 150) Landlord and Local Authority approvals Specification of works Integrated design Design to the budget M&E design and engineering IT Strategy Comms room design Electrical power / data distribution Lighting strategy AV media

DESIGNING THE NEW OFFICES

DESIGNING THE NEW OFFICES

When should the Client decide on his procurement route? SPACE ANALYSIS BUILDING APPRAISAL SPACE PLANNING, INTERIOR DESIGN, IT AND M&E CONSTRUCTION AND RELOCATION STAGE 1 Your future office space needs The image for your new offices The programme for the project Specific technical requirements STAGE 2 A space plan to show fit for shortlisted buildings Information on flexibility for each building Report & validation of A/C and Elecs Technical Support for your Agent in negotiating the lease STAGE 3 Construction drawings Specifications of work Design coordination Budget control Tender process STAGE 4 Fitting Out the new Space Working drawing packages Approvals Quality assurance, CDM The MOVE

3 month programme: traditional route 70% open plan MONEX EUROPE 60 3 month programme: traditional route 70% open plan

Costs of fit out What are the variables? Number of meeting rooms and offices Partitions Feature ceilings Feature lighting Cooling and ventilation Flooring Joinery

AAT 43

EMO / THE REAL ADVENTURE 59

RENESAS 58 Cody Technology Park, Farnborough, Hampshire, GU14 OLZ   THE PROJECT Project Manage and design the upgrade of building A3 on Cody Technology park, which consists of 33,800 sq ft over ground and first floor levels. To create a mixture of new office space, reception area, meeting rooms, breakout areas, electrical test laboratory, screen rooms and computer room. CLIENT OBJECTIVES Renesas needed to relocate their entire business operations within a three month period. It was therefore business critical to find a suitable building and design new facilities that fully supported their requirements. As a technology based company they are high voice and data users and a critical part of this project was to ensure that all services were installed, tested and commissioned so they could be fully operational prior to their relocation. KEY FACTS Relocate entire business operations within three month period. Project Manage & design new facilities to meet the demands of the business needs. Design & install new building services (mechanical, electrical, voice & data). Relocate screen rooms to new location Specify and install new office and lab furniture To provide a fully functional facility that will inspire Staff and create an environment in where Staff enjoy coming to work.

Synergy Vision 24

ROBERT HALF 30

Interactive Space

WE CREATE WORKING ENVIRONMENTS THAT WORK .... for you and your staff with the right types of space to reduce costs and increase margin to improve communications & productivity in order to recruit & retain staff for all job functions with best use of technology with best use of space in your image

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