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

2. Client References

3. 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

4. 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

5. 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

6. 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

7. 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.

8. 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

9. 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”

10. SPACE FORECASTING

11. 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 55 per sq ft: 275,000 pa
Service 12 per sq ft: 60,000 pa
28 per sq ft: 140,000 pa
Total Saving over 10 years: £4,750,000
Excluding fees, fit out, maintenance, cleaning, dilapidations

12. 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

13. 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

14. VIEW SUITABLE BUILDINGS - THEN SHORTLIST

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

16. 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

17. 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

18. 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

19. 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…….)

20. TRADITIONAL METHOD OF PROCUREMENT

21. 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

22. 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

23. 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

24. DESIGNING THE NEW OFFICES

25. DESIGNING THE NEW OFFICES

26. 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

28. 3 month programme: traditional route 70% open plan
MONEX EUROPE 60
3 month programme: traditional route
70% open plan

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

30. AAT 43

31. EMO / THE REAL ADVENTURE59

32. 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.

33. Synergy Vision 24

34. ROBERT HALF 30

35. Interactive Space

36. 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

37. THANK
YOU!!
interactivespace.net