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    BCO Guide 2009

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    2009 GUIDE TO SPECIFICATION BRITISH COUNCIL FOR OFFICES BEST PRACTICE IN THE SPECIFICATION FOR OFFICES CONTENTS. INiRODUCTION epToRAL (0 DRVERS FOR CHANGE a Thevalva cations Rothiniergdactocnent Thowidar change 12 Whatcoccousravant? ‘pemumprecuctr 13 Suecesstlulsingrare seainablebdnge Unterstancingsmtenabity Ressnrg sisted moactise Th Werking together = ie ztet- Minimising wall-to-tlor ratios and slat-to-slab heights, Fapsdes areincreasinalyrequiredtodalver greater lvels cof performance, and.as result, costs ineresee. Projects wil. calystackup ifwe build withina tighter buldingervelape,, 0 wal-to-flor ratios have tobe optimised, The decress2 of walto-foot ratio from0'50t2 0.40 onatysical sty centre office bul ng could reduce overall ule costs by around 5%, landwil lsaheve knockon effects onthe extentof perimeter cnalingzenes, clearingesstsete ~ Understanding how occupiers use buildings. Developer provision or basic cecuperrequremenis suchas cooling ‘and smal power loads, sr conditioning wrminal unit dant, standby power, BMS contol snd soon sary sgrificantly Desrite the bas efforts ofthe BCO, spenfcation standards are not slvaysbased on emeical deta concerned with how Dulldings are used. inthe current dourturn, we must aka the ‘opperturity tolearn from auroecupiers and the performance ofthe bulcings we have comleted verthe past 10-20 years. > Completingand coordinating design and construction. Project process remains big opportuni toaddrecs waste, ‘offcioney, cost and risk - even deste al of the imvestrent InCAD, extranets and 6900. Indeed, danntima isthe current market isa grod tie to review process albeit not oievast innew systems. Most playersin the sucpy chain, evalopars ‘included, ill argus that they have good systems, but the problems that they dont intagrate wall Best practice studies show that thers are real opportunities fer savings from Joined-up collaborative working which could lasve sore headroom for sore ofthe building festuras that project teams really value. Starting with the coordination of professional services, the coordinston of cesign. andthe use and ese of Information, how we dothings offers plenty of portunity for adcingtothe bottomiire [BRITISH COUNCIL FOR OFFICES + Simplfyingour specifications and adopting standars solutions. Specialist contractors enjoy Workingin the UK. because they can secure great projects, nterestingchallonges: ‘ard proftable paortun ties todevelp one-off slutions. Wo ‘are actually very progressive incur use of pre-fabrication and. ‘modular componentsin office constwuction, tutofter onthe bsisof bespoke rather than of-the-peg products. Bespoke solutions inevtaaly coma atacost, andashifttoa mass customisation’ musthave the potental deliver similar performance and much better value. Further epporturities sbourdin ft-out, joinery, metahworkend ight tings. Individually, these components don'represent significant ‘spend, but even inactive markets, highly commaditived products such ascalng ties, deorsetc arealnays subjact tadonmwardeost pressure. ~ Rationalising the ste team and ensuring performance. The effects ofthe recession ar kel to put psi to generously resourced contractors’ ste teams. Wreraasclisnts nave een challenging the extent of management resource and site services, inthe future itwllbsimaertantts ensurethat tha logistics required to dave tho pcogramme are in piace, rather than those determined ty the contrectr’s competitive tender. ~ Getting theriak balance right. Its cxsierforcliontsto transfer Fisk wren workis scarce, and the te ptation grows when high competitive bids are being subitted. lantsdoheve tatake mescurestoeneure that aareractiemanagedina way ‘hatcontractor entitlements toreimeursement donot occu, but should retain a faicrikallaction inthe contract Rem=ving ‘malor sks froma principal contract ~such esbalow ground ‘work ean also make. contract more attractive, seouting bettertenders, DRIVERS FOR CHANGE THEWIDER CHALLENGE The development communiy'schallengeistocreate ‘opportunities to deliver modern office space, in turn faciitating ‘=noccupiers effectiveness and.contrbutig pastvaly tothe wider community. Decisions made tay wil navslong-ter7 Imalications for bulding value: and yotau challange is et in ‘arepidy changingand potentially coneracctory mori in summary, as we ssek to dlivor space intoadynamic and challenging merketplace there are wider ssues that need to beconsidered, because they cous diva long-torm value in the vrong.diection. Uniess a halstic approach is taken, incremental cr short-txm cost reduotions mage to mest viabity Purcles may Gelner inappropriate and unsustainable assets. Thenaw er aolvingchallenges weil fc3 are discussed bolow, ——] —— Se 12 WHAT DO OCCUPIERS WANT? Formore than 100 years, offica buildings have been a familiar partofthe urban landscape, whether as eaniccity-centre landmarks,or the comman-or-garden bosks that ine the streets oftonns across Britain But since the turnof the 2st Century there has been growing awareness that sficelifelsehanging ~ primarty de tothe daveiopmerts in elestronic ‘communications technology, but also because we cow have better underctandingofthe influence that office design can haven theway people ork. [Anatural consequence of organisations‘ eforts to minimise ‘overheade willbe to work office space harder, esearch ‘undertaken by bath the BCD and PD during 2008 has provided plontyt evidence of ncrsasing cceupational ensities with prersne implications for design and specication. Nider adaption of aa flexible working patterns could also potervally take place, with BRITISH COUNCIL FOR OFFICES ‘technology solutions availabe to adress the practical issues — land mars ocoupiers prepared to address thecutural challenges ‘natougher emolaymant market, Fundamentally, occupiers reed thar offices to deter ‘hres things > Productvty > Good value or money = Prospectotbest race to work. Butforan increasing numberof occupiers there's fourth factor tobe addressed ~ they wish ther offices to convey a message, aubliminalor blatant, aboutine underying2t03 oF tho'rcrganisaion, typically in termsoftheir ‘corporate socal responsiblity (CSA) and inorder toassistrecrutment and retention ofthe best people, ~ 1 0 ] DRIVERS FOR CHANGE Ul! ‘PTuM PRODUCTWITY ‘Geoupiers know that the costof pzople workinginan office is far grater than the day-to-day operstiona costs of running thecffice (such es providingheat, power.andother services Telogicalconcusicnis thats smallincease inthe productivity of those workers could resultinaubstantial overall savings that ‘ar outweigh savings in operational energy costs ‘There ere numerous stusies that correlate workalace productivity with building characteristics andinsoor environmental quality and the topics further dseussed in ‘Append AB: Business performance. Whis these studios conclude that,on case-by-casebacis, ig-parfermance bulcings improve warker productivity, thee sno UK research presentingalarge-scala, statistical significant sameleof st-socupency evalustionsin real oulgs, addressing the number of sick days, occurrence of asthma, staff alertness, ‘andsoon, With recruitment and staff retention ganealya key concern {or office occupiers, tis escantialforempioyeraand investora/ oo Homes has been replaced by the Code for Sustainable Homes, andthisnew Codehas teen sdopted asamandstory {ating system for governent-unded housing projects. + Although the BREEAM Offices ratingsystem hes become more stringent then ever before, an increasing mbar of projects fae achiovinga BREEAM ratingand BREEAM has ruly become ‘national benchmark for office bulkings- BREEAM forcttices isstillvoluntary.butplarvingdepartments in urban areas have allouturotfcioly adopted EREEAMas.arequited metricfor ew developments. ~The US-based LEED system has alsorecently appearedon the UK market. if'sustainability’is meant to Meanwhile there arehintsofhow the social encompass social,economic and _aspectsofsustanabity wilhavetob environmental issues, the incorporated inte tuiing design toa greater buildings value shouldreflect em Mantot. how the buildingis better in all [though sustainabiobulidings are becoming ‘these areas. highly desirable, party because of their superior intarnaL environment, today/svaluation ‘methods do not fully take into accountthe added value from tha offer- inthe building ar beyond thesitoboundar. lf ‘sustainablity’isrreantto encompasssccial, economic nd ‘emircnmental issues, he building's aie shouldrefiect how. the ulldingisbetterinal trese areas. 0 / DRIVERS FOR CHANGE |Asmentionag, quantifiable data that productivity increasss in high-performance buldingsis currently very scarce andeften notavalabl tothe publi, so added rsssrch and transparency ‘nould enabievaluers of high-performance bulsingstoputa price tagon the valueof green’ and corwruricete the value of sustainability to property investor. Sustainable offices, wth theirlow-carbor, energy-efficient and socially reeponsible approach to development te more likely to comely with future legislation, thus dacreasingthe riskot premature obsolescence, Furthermore, occupiers kaon to demonstrate their nvronrrertalsommitment vill inoreasingly seek cvtlow carbon buildings, potentially leading torental premiums. However, while itis widely recognised that new build onstruction ean move rapidly towards thelow or zero-carbon goal the greatest chalonge we faces country. and mare Specifically asanindusty. isthe stateof eexsting stock Theroad to sustainable buildings Refurbishment projects. while general being ismota prescribed path and inert mere evnnentay cerae is because of ne raw materials ane energy abr beity posed rose eaVi09 tle ‘embedded’ within the buildings, must give application of checklist-based due consideration tothe sustainability egends. rating systems. Each project has Theintegratianofirnovaivefet.zes,rateals to be considered for its own orsytomscondranatalyinro te i envionmonta performance ofan exsting ee sete Tea building. Operational targets thet focus on Improvedlighting selecton of finishes land materists, comfort conditions, better Cconttoand reductions inthe anergy use ofthe bicing will benecsssery [BRITISH COUNCIL FOR OFFICES RECOGNISING SUSTAINABILITY IN PRACTICE Sustainbiltys ways project-specific, meaning that there snamagieal checklist that eneuresacowelopment willbe sustainable in every senseoFthe nord. BREEAM, LEEDand sirilar schemes ara use tools for design teams, butthey areonly par af the toolbox. The road tosustainable bulcngs Isnota prescribed path ard cannot beimoosed merely bythe application of checklst-based ratingystems. Each projecthas ‘tobe considered for its own opportunites and litations = thus. ‘a good sustainable sign process should never be mechonised anctheinportanceaf project-spectfictrinking' should never beunderestimatad. However itis evil that developers, occupiers and investors have therequsite tools end uncerstancingtobeableto liferentiats between the marketing-lad‘greorwash'and ‘etruyvalusblesustainabilty featuesotabulding, ‘Tools for assessing sustainability Forbulaings varius rating systems, slf-cortfcation schemas ‘and government mardates have bacn deeloced inthe last two ‘decades ard are discussed in deta in Section dct this Guida {seme already mantoned above) ‘Although assessmont systems addross important aspects of ‘sustainability, by thes very nature theysimplity comp systems intoan easy understandable rating So, does that moan that a highly rates buildings sustsinable? Tre answers depends \Whichovar assessment system isused thers are fourcore principles that should underpin any arcect thats ining to chieveadogres of sustainability, which arediscussed in more etal throughout this Guide, eutwhichare worth reiterating here, by nayofa summary ~ Minimise energy consumption. Thisal-encompsssing priniple shouldbe the significant driver duringtnedasign process: Considering hoa of ate (nhere possibeto Feduee cor-based commuting) crientation af the building (toimprave daylightingand passive haating/cootng/vertation opportunities), design concep, msterals, bulding services, and soon, 2 i DRIVERS FOR CHANGE ~ Minimise ‘embodied energy’ Vateralspradueton and ‘transportation ie responeib fora signiicant proportion ofthe sectors envrormental impact. sothe selecton and specication of materials is en important factor nan office building. As the carbon emissions associated withthe ‘operation of buldings tell, the sgificance af the carbon emissions associated with producing building materials and ‘components ecomes more important sodesign teams should ‘make decisions based cna balance between whole-fe cost ‘anc environmentalimpact. Matorils stove the lowest possible emtosiad enargy. and be romsustainable sources, ‘and inpart be made upof recycled materials the government backed agancy, WRAP econmmendsarrinimim targetot 10% recycled building content by value. ~ Minimise waste. The management of maste during Construction starts dutingdsign, with ought boing directed at nays of reducing wasts and managingorreusing any demolition resources, The recetly intreduced Site Wasto Management Plans provdea mandatory framework for Improving waste management curing construction. ~ Think loca. From reducing transport of materials tochoosing, localcontracters andrefteman, this aimcan dramatically improvea building's austainabltycredantal particle 20 hen design factors arealsotaken into consideration Office design for amore sustainablebuildingnsedsto werk within ‘the local ricracimate. Solutions for anoffics inact centre canbe vary lfferent from an cut-of-tonn greenfield ste Reinfallsunshine hours, wind speeds and ar tormparstures ceanallcharge the economic ability of building systems, Sustsnabityisabout fitingin with thelccal erviranment and ecological and transport issues musta consiered along withthe need forthe bling to use less ater anc ener The viabilty ofa wind turbineis fargresterinthe Scottish highlands than in central London. Rainwater harvestingin the Lake istrict wl cllect mare water than onein East Anglic. ‘solar thermal hot water colectorin Cornwall has the ability {generate more energy than one in Cumbia. Location meters, ardasustanabieofficowill mori nth rs opportunities offered by the uniqueecolegicaland climate variations of thatste, 1b BRITISH COUNCIL FoR OFFICES WORKING TOGETHER - THE 21ST-CENTURY APPROACH TO BUILDING DESIGN Incegrated design brings the tear together to leverage collective bnowiscge anduusea broad range. txlstocome up with an ‘optimum solution fos sustainaalebulding project. So, what will the ofice bullsings of thefuture lok ke? (ds are that they will appear sitar to today's buildings, but there wil be numerous ridden’ fences that wil diver the sustainability medese. ‘Alrsady, many tears who haveadopted the integrated approach todesignare developing desigrs that beneft rom tocough site ‘analysis inrelation‘o solar contre and aulding orientation. This basicdecisinas tohow the buldingis|aid out anc tne extort of lazingin te fagade mill have profoundimpacton the Berformance ~ and ook of the bili More and more buldings are moving nay from the fos to celingeleer glass solutions prevalertinoffice designat theend ofthe 20th Cantu, instead incorscratng args areascf solid “agade ot xternal solar shading as sted by the orientation ofthe buiding. Tis aeat\y Feduces the sar thermal ienpast onthe bling and makésthe use of more passive toactisuingcortortievels will came more the norm lal tf ‘ventilation solutions vibe. | ell des Thismore dynamic aproseh |e pera susteinablltytargeteto mitgate climate change, eT Internally, the changing sty of use by acsupirs who, inthe geal of obtaining mere value ram theirsrace, wil rive forward ‘the more fede design of cores —toallaw eels of occupation tochangs overa periedoftime. ‘The strategy for increasing evel ofcccupation needs tobe Uundorstood a the outer, with adensificeton strategy agroed atthe detaildesign stage. Iwill then be own to the designers land engineers t devise cares that cafe: by allowing ditonal \Wes and risers tobe added, without the need for extensive works tothebulding. Globalisation is afecting organisations vallatilty finance, Construction materials and development standards, fee developmerts wl increasingly be expected torafiect international expectations of urbanisation, Five factors are kaly to make the transition toa non-fossi-tuet ‘worl fer more gifficut than is commonlyrealis: The seal of ft ~The ower energy density of such fuels ~The ower poner donsty ofrnewabla ereraysvtraction ~ The intermittency ofrerewable energy escurces The uneven sitrioution of renewable resources, Alleonspirs to make the highly desirableron-fossl-fuel world ‘elianton great determination costand many decaciosof development and implementation. ‘There willnedto be & continuous and sometimes radical change Inthe approach tthe design. constructin and operation of ‘ullings, not just inthe ofTce sector if substantial reductions Inearbonemissionsareta beach eved, OROFFICES ERITISH COUNCIL 2.0 SITE ISSUES ‘What to build and where to build itare fundamental questions that all client Pee ec ear Poteet ‘ried-and-tested way to answer these questions and to ensure that the pr esheets Reser dsg ocATION Pach Pa uners Mae] MKEDUSE Seger TNL sire issues / / a SSS SS 24 STRATEGIC BRIEF itis important outsetof the project. This willenabie dalveryofthedesign, white aspectsf the bret Te evien tesictriefatthe sesign toamtot ingthe achieve i idertiy the Fallow Viablity programe = Captatexpenditure Engreeringsys ‘Construction cost and = Sustainebiity targets cashfion ecisions taken ‘ypartor tyof the fins design and hence th (ina: ul! sunt | ee 22 / SITEISsUES LEE aaa LOCATION The diagram below highights the key ferences betwaen Urban and nan-urban cations: and Secton 3 highights the ifferences between the two optionsin tems ofthe bulding feers. However, both devolopersand end-users view the fallowing points. as key tothe seloction of development sites cupation of build ngs: +The ability to build ecient, usable loorplatos to a density that malesthe overall development viabla + The presence of coment transport faciltiesor sufficient carpark provsion > The proximity ofa new or aisting workforce that wil alow Ccecupiers to meet ther resource requirements +The avalabiity flaca amentios and euppartacities + Goad quality external environment and adjacent tensnes/ ceeupiers ~The overallimpactof the above driverscn sustainability and the ability to retain sta, “ui Nonurtan > Aralabiyofpubiewansoort > Betaros cnoar > Mortraneport tone > Foertranspartopins + Proimtytodedestes > Moree paring oeroites > Lownroperationtenss > Lesseat saning > Hier ang an potion ~ Hine operstnatcosts et len tansportaeen > Lower onary and lit Tmosecound) cone > Lovorconstuctoncost > Higherconsuston costs » Lovererdvalue > Highertandyetue 23 {BRITISH COUNCIL FOR OFFICES SSS SS SS DENSITY Development ieeity ~exprassod as tho ratio of gross extornal buiding footprint rae to ste area olotrati) ~ must st blancs betnacnvalue, amenity andqualty af design. For non-urban business park developments, plata srecommon, providing afciert, reguler Foor cates in good quality ewiranments, Urean sites generally offer very hignplotravos when compared with non-urbsn leostions. Although urbandevsiozmantsda net have ‘the samepotentialto benefit from ieee-enargyin solutions such as tural ventilation asthe ewer density shallow plan non-urban ses, they sancti pravice sustainable dovelopment, gven the reduction intrarspert-generated carbon femssiors proves by pubic traneportinks. Jeban developments wil potrtillyhave less regular floor plates gwen local constraints, and havea highar bul coe Groupings of smal busings raul in aver optimum densities tan th provision of larger bucings ofa similar total ara ‘because more space is required or toad access osmsll bulldings and because smalls feotplates ao usually ees spaceeficlent Buldings wth larger footplates are also ‘mare cost-offectve to bull anc operate dus to! 2. | 24 STEISSUES SSS SS SSS SITE ANALYSIS Offices, whether located on business pars orinurban arses, share mary comman key chareeteriaties in termsof the analysis required totrulyunderstand the site Site analysis should consider: » Adaptive re-use of esting buildings Orientation and topography + Light fromthe sy hoursand angle + Wind direction an frequency for prevaiingwirds * Dbgroe of exposure Day snd night temperatures ~Typasand locations of traesand shrubsproviding wind shelter ~ Local obstructions that mayaffect the evaiaality ot ight and solarradiation tothe building Views worth preserving = Water table and tidal patterns + Local wildlife pattern, wife corridors, and bldiversity + The pattems of eny exiting pedestrian beycle and vehicular movement across andarourd the ste + The avatabiityo pubictransport » Roadeangastion + Urban air pollution and noise evelson ste * Local potential or te uze of ranewabieenergy sources + Opportunity foron-site waste recyclingdigestion + Remediation strategies for brownfield stes. Figure 21 Solar contol stategics [BRITISH COUNCIL FoR OFFICES ‘Although there willbe mary influencestrom the surrounding Context or from pre-cgroed masterolars, ea site analysis. should review the fllowing: “Building orientation: This wil have asigrifcant impact on internal conditions and the potential io utlise Pore passive ‘envirormertal systoms. The relationship between the orientation and fagade/sclar contol design wil affect the amountof sunlight ncident on the bulding and heat gain within the building, Thecorrect decisions made at this stage vi have large impact on thecarbonemissions of tre building theoughoutits flees Figure2). > Environmental systems: The potenti for move passive systems should be thoroughly consideredon all stes, (using for example, simulation software) ~ Local potential for renewables on st: Solar, wind and ater should allbe considered with aview to maximising renewabiesonsite 8 20/ ~~ Zan CONSTRAINTS veereant tng leis mportant to establish the flowing tasiclevals of weeeciepey meee information relatingtothe ite: Slworee ayes sha reper annngsarhapl> + The gional impacts ofthe proposed development on the “ watershed, flocding, wetlands, widifenabtsand tranepertaton ~The enviconmentel opportunities of thesite (dentified bythe study af themcrosimata, geology, hycology, and ecology af ‘these, and dooumentedin the steaneiysis drawings). Detaled site analysis should be cariadcutto ensure tht the impacto the bulsingon the local envrormert is minimised, ard ‘thatthe potential for ulising natural resaurcesis maximised Features such a railways and roads, which may acvorsoly sifectthe quality ofthe space, should alsa be considered, ‘and cous be controlled bythe quality and performanceof the extemalemveiope ‘The orientation of thebulldingcon haves significant mpset ‘onthe potential to maximise passive esign and reduce the ‘ulldng’servronmentalimpac. in somecases, suchasin constricted cityeentresitesor due to access rad restrictions, orientation choices can be limited. In these orcumtances ‘plating passive strategies ie more chalenging butit isnot Impossible. The issues remain the same as stated overeat, ‘ut there willbe trade-off n terme of wratcan be achieved ‘BRITISH COUNCIL FOR OFFICES The aspects of design thatareaffectedty orientation andthe ste ince: + Maximising the ospacity for natural eayighting andthe average daylight factor while minimis glare or example, byincerporating sunlit salar shading devices including ight shelves to extend the ight decper ntothefloor-piate across theotfice) “+ Reciucng the potential for overheating ty sereeningand shadingths faraces + Maximising the potential for passiveccoling ~ Biplotingthe opportunity forrenevabie technclogis + Maximise capture of solar energy ~ Enhancing comfort in autdoor spaces (bethintermsot personal safety and froma design paint cf vew by, for instance, rot creating wind tunnels) » Creating and usingvegetation nest sinks > Zoninginteral spaces to provide cutersto sit the requirements for natural daylighting, heating, cooling andventilation 2 0 / SITE ISSUES — aS 25 PUBLIC REALM Site enalysi wlinform the most speropate wey thebulaing thin the oft and erasin featuresard pubicart, wil makea nto the quality ofthe locel environ Ths landscape design shoul Enhance the rc of the buicingand be integrated rt uchasretai plan rmarkingoutthe + Pro for longer periedsoftheyear uly irtegrsted into the overall envirormental response’ iidrg via or example, the provision ofexterral oR oF BRITISH COUNCIL Ft 2.0/ == 28 iaticleesetiee Smreissues. __ SSS SSS MIXED USE, ‘The 2005 edition ofthe BCO Guide Best practcein the spscification a offices identified tive key ervers of maxed use evelopment: fad or fashion: policy; socia: economic: and technical. But times havechanged,and sshave the divers, which are urrentiy as fellows + Planning policy - remain akey diver ef mixed use development, although policyvaries fromoreplanning ‘authoritytethenaxt. Some oval authority paises require residential space when incressed commercial density eated usually inen density increase exceeds adefined threshote). Debate continues over wnether mixed uae is appropriate for every site versusintensiy ofuse being the greatestinfluerce on te creation af urtan communities Whore mixed use is apprepriateitisimportant thst use mi isconsdered carefulyin cer tocreatea development where each ofthe uses complements theater, end that theend development gare the inherent benefitat euch things ae safety by design, extension of trading heurs, provsion oF amenity fr commercial accupirsand rsidentalcecupiers ‘te. eperdanton market conditions mcf uses oan improve evelopment viability. One ofthe strongestcommercial + Theprincipaluse- Thsisccttedby influences on the mixed use Creurstancsolecation and eeanorics. fagenda isthe perceived flexibility Desidrgwrichetemert ithe prinal ss ‘often involves reachirgan acceptable during and after planning ‘compromise. n mixecuse buildings itis determination, adjusting uses aimestinevtabethatonaor other of he to suit market conditions. use types will havea dominant effect on the ‘structural ection chosen. The concentof the principal useis, of sours, more difficult toapplytoaprojectwtich may have more than one dewlopor. 86 BRITISH COUNCIL FOR OFFICES + Economics ~ In recent years, land acquisition costs have been signifcantyinfluonced bytheefectsof mixed use palcy, Construction cost ard iwestrrert value invertical ‘mixed-use projctsis ganaally los sanitive because there is independent consigeration of each use. Whereas a horizontal lise mixhas higher riskof cost uncertainty and, mere importantly hom casts are atvibutedether curing phasiegor in additional costs as a result of structural services cn cost ‘attribution Consideration azo needstobe given tote impact ‘onuholelife cost of refurbishment and redeveloprentin horizontally layered mixed use develooments, where tenure differs and operational ctvties canbe ificult tomanage. ~ Renbilty ~One of the strongest commercial nfluences.on ‘the mixed use agendais the percsived flexiblty during and afte lonning determination adjusting uses to suit market ‘conditions. On mixed use sites where ems fined by pot, Le. where uses are separated vertical, tis cen bea relatively ‘2asy proposition Whereas ifa mx fuses is contired within, ‘one volume rormaly divided harizoialy, th longer term {lexbiltyis onl gossibieby careful choos of structural ri, service strategy and the lation and 2oseible sharingo! core. + Ownership - Gn mixed use sites with lear separation of building plots tho save of onnecshipis lear and careful infrastructure planning can allow foridependenceot tenure andonnership, Te particular sensitities of resdentiet, adjacencies [and affordable provision arebecaming inerasnely common and asa rest, thereare precedents for ‘the resolution of layout and practical sharing of infrastructure + Management - Single point managertent canbe beneficial forthe long-term success any mixes echome, andof critical irnportancein high density mined-ussbullings. The equitable sharingof management costs salvaysadifficutiesua but increasingly salable by precedent. Ofpartcular roteare he ‘ollowingissues: servicing/delvery tring: services combined hat and power, for example): maintarance and access: car parking: amenity versus commersaly:corporateand private teritory: infrastructures interface with ocal community; InterFace with public serves (stuse tire etc). 261 BRITISH COUNCIL FOR OFFICES SUSTAINABILITY AND MINED USE Mixed used developments present opportunities for enhancing, ustainsbltyintetms of banefting theanvronment, cresting community.and improvingerergyoffconcy Inthebroadest once, the environmental benefits ofresuced Journey times, higher density allowing for proper publictraneport ‘rovision reducingthe numberof jaurreys made by arivate transportandso on are al laudable. However, the realty of our continued dependence on private transportand The scaleofadevelopment may _thestrergthofthis ssa drweris an irony which be such thatit can create reeds tobs honestly addressed. a self-sufficient and evolving ‘district! The possibilty of provdinga sustainable community s 8 comple issue, which should be consideredverycetefuily. Thescsle ofa development aye such that tcan erate ts cnn selt-uff cient in some aye) and valving ‘strict, whichis cleary benef cal. Careful uogerent must be exercised abaut how this ay ntegateinto thebroader community inwhich the development ts. Theconsderstion of ‘his is more aboutthe intensity of use rather than the density of devwiopment. In theory. amore complexikof uses alone for greater ffciencesin energy consumption - waste hast fam etal ‘orcorrmertial bei used tohest domestic water orthe use ‘ofacombined hest and power (CHP}eystem being obvious ‘examples. Inpractice,largor schemes take longer to buld and ‘ew dovelopers are prepared ohave complete CH? provision inthefirst phases of project. The opcertunitss for both beat ‘exchange 6nd CHP use depend onthe scale and natureof the ‘doveloomant, and the mixand the prospectof phasing. / SITE Issues Thre are several ways o approschingrrved use, Is generally normed by thesia ofthe sta the chive For targe sites (where the plot exceeds the ‘ofa singlebulding) a mastor-plarning ‘approach should be adopted. Themixofuses. will beinformedbyplarning golicy, market demand or the individusluses, density and financal viabllty(es described above. Although itis not says thease large plots were ‘number of individual buld ng are dalverable cfferthe apporturity for bybulidng. for exam, sr office, residential hotel etal, and soon. This! esc clarity of vison, ease of phesng, stucturalelarity ictene, the potential or simple pertneing ments, anditavcids the crallenges of tenure whare residentiatspace forms partof a single mixed use buling Forsmelior sites, typicaly where a sing biidng the approprieie option, the riko Usesviil need tobe contained inasinte snvalops, The options ereto dvi the uses horizontally o vortically and much ie dependant on plot 20, buling sha = eelofdensty that required. This typeof agpreach isgorerally hough nt unvarsall feundin highly dense urban ‘envirorments and where planning alice financial iablity push the developer towards sucha solute [BRITISH COUNCIL FOR OFFICES BETO CATION Challenges includ cotentialy higher structural and bulging ‘engineering services costs, lower builng net topross offcioncies andearefulconsderation cf resdantial tenure, Tablo2:1 compares these options: “Table2.1 Advantages and cisadvantagos of xed use types | Mastorpar-driveniseparateplots ‘vantages Disacvantages > ChryoFsubsision > Lower donsitystesony > Easaofprasng > Smuctual ity > Simeteparinsingarangerents evantages + Movimsirg sto velue suboctto ‘nimisngbste cos) - Enecgysharngoptions + Cate prasingaionsfor fii fussalocaten ard con dato. ‘mavietooritons + Gonzraly Fs favour with planing ‘uthortes + Males forbetrotan ‘Advantages "> Easertophassand sherefindng > Greater sructualfaxbly > Fastercontnetin > Grete ety + Frontoading oFinrastuctrscoets Disadvantages > Potent hirer etruturatcoste > Usualyhigharcosts ter sve, ‘special lorcalooson * Lass sralghterwartojireventre (aocaton or asters cts) * Ofton requresavery high donetyto fundthecomaset heh mayrot Departed oy slarning + Merocomplexmenageront reurenenes + Fetutsh mer edevlopmentend BiartreplacenortmoreaTeut > High densty rte crn = Tera ayresit ttre ‘lett, Disscvanages Fewskesoterthetinunet iduison / = 2.0 U/ === SSS ST 27 RE-USE OF EXISTING BUILDINGS ‘The demolition and redevelopmentofa tiling valves tha ava of theusands of tannes of construction material andthe procuremert, delivery end assemblyafthousandscf tonnascf aw material Energy used inthe construstonofabuling currenty sesounts For eporeximately 18% ofthe total carzon emissions that canbe attrbuted'tothe bullingoveritslfecyele (e.itscarbonfoctorint, iscuseed in Secion 4 Sustainably). ‘As operational energy performance impreves over tho nex 10 years, the envrermental costot ite claeranee and construction may rise 12 30% ofthe total Given that approximately 203% of UKofice spaveie in buildings ‘thatare more than ten years ol meaningful reductonsinthe coveral environmental impact of oFieg buicings anny ba ehieved ty the widespread re-use of exiting building took Imoravements tothe environmental perfarmance of existing bulcings will havea very signifieanteffec:an the eral ‘environmental parformaree ofthe office sector By contrast, iniatives aimed at moroving the performance ofaw buildings villatfect enly thesmall emount of neu space thats developed leurrentyin the order of 1% er year) 2m BRITISH COUNCIL FOR OFFICES SPeCcaTION IDENTIFYING VALUE Thereisagrowinganareness othe potential valuein existing ‘fabri and infrastructure, ancoraatve aiaztationnstaed of Lowerrunningecets ifroralr-conditoned) * Potential oceypant control via opening windows + Two zone slanringuillaffect occupation feibiity at i2mdaptns + Higher levels of terperature itfrental ever theyear iran ditionad, a n BRITISH COUNCIL FOR OFFICES ERNAL STREETS na ZTRIAAND ‘Theuse.fatriain conjunction with deep planotfcefcor patos ccanimprove unit ost by optimising te usef floor area crates foragiven volume enclosed by the envelope, and wilntroduce natural ig. This can also reduce urringeastsby provdinga climatic buffer zone between internal evranmentalyeontoled ‘spao2 and the external environment. Employing building shapes based on airia can improve 220 creative spacepiarningeptions Avia Enclosed atria colutions ares ‘toprosde rulti-occupir segregation Treregu comfort contrl and acoustic aves ally drven by thenaed ions, space Open atria solutions are moreacceptate to singe orparisation ‘occupiers, when thy can be used to ait tha operation of mixed made and natural ventilation soutons inshalow pn, low ee bukdings Intorgerbulings,atia sould ideaty be designed toensbiainill stanypoirt inthe future should more flac areabe required custo change inuser workepace requirements, ‘need to create deeper plan space (or example, toaccommadste. desler ere) ” 30; = a) 32 OCCUPANCY STANDARDS: Oceupiars wanting to maximise thir use ef space are increasingly considering two measures of density. The rost robust measure for ccupation density is workplace density’ ~ Workplace densityis thet internal area (NA) divided by the numberof workspaces, + Effective densityis NIA dvided by maximum occupancy. Workplace density: 8~18 m* per workplace During the period May-August 2008, the €C0 commissioned research into the current cecupancy density of ommercial afficesin the UK The study covered 249 UK procerties, constituting over 200,000 rf netinternalareainavarity of tenancy arrangements ora wide range afbusiress cceupers. etme Oy ‘The distribution ofthe sample results fom the study (chown in Figure3.1, oppositelincicata thet 77% othe sampled properties have.an cooupation ansityof etween Bim! end 13? perworkspace NA, ‘The study revealed that office spaces being more intensively panne, occupied and managed. This ie eeponse to changing work patterns, which require more maginstivespaceplancing solutions, greater use of open plan rather than celular ofices, reduced desk sizes, desk sharingand remote working BRITISH COUNCIL FOROFFICES jOSPECIFICATION Figure 3.1 200's 2008 oscupancy density survey ‘Tadate, there itis evidence that bucinginfastructure “designedin accordance with previous 800 guidanceis faitingto ‘accommadate thesoh gher workplace densities. hisispartly ‘eeplainod by the fact that utiieation rates aretypically well below 100%, and ths effective density ower than workplace ‘density This situation may change, as occupiers seekgreater ‘effcienc rom theirproperty resource nd inesponse tots. ‘tha gudance givenin this edition ofthe guidehas been revced. BUILDING FORM ‘The study also revealed thatthe maximum utisaton of workplaces in many organisations i in tha range of 52-80% with the Fighest recorded around 80%. Itis important to note that considering workplace density alone ‘may overstate the derands placed on bulding infrastructure, ‘orreeult in ver arovsion fused as the sis for design. The effect ot applyingutlisation ratasis shown in Table 2.1. fective density expressed os NAper person is abetter guide to actuel demands onbullinginfrastruture ‘Table 3. Effective density(samNIAperperson) a0 v0 130 26 95 16 126 137 103 2 3 ae 02100108 a2 Qs 10007319 HB 180 ms 13 20 2S 1B 150 164 180 Ne 126 19943 tsa 187 182m zo 188 «147 «167 te tad zon 220 ti 180 1608S 0718240 i312 «73,87 82D Fordevelopments where the actual worklae density and ‘maximum utilisation are not know itis necassary to adopt best practice design gudalines which ofctareasorablebalance between the intial provision made by he developer and lonhancoments carried out by an cecupiertosuit their particular specific requirements, which willary cross and between floors. ‘These design paramaters alsoneed to recognise the elationshin. Workplace density: 10m? per workspaceNIA Use this value for sorvces design, ar conitioningloade, ‘utdcorair allowances and emall power loads, and 0 on, tfective donsity: 12 per person NIA Use this value for core design elements, WC provision, lifteapaciy and soon BRITISH COUN: FoROFFICES 2009 GUIDE TO SPECIE (Means of escape density: 6 m per person NIA Thisvalueis basedon maximum allonasle ior occupation density defined inthe Building Regulations Document Part. Thiseriterincan be relaxed, 2y3greementwith Building ontal, cn tho undarstanding hat bulging cevpaton density inorsasesin the Futura, mocifcstions would have tobe ‘made tothe building starcases ard means of escape provisions. (Good practice would suggest that relaxations gresier than ‘8mpor person are unculy restrictive and would sgrificantly ‘reduce the flanbiltyo the building accommodate arange of eccupiers reeds. 3 0 / BUILDING FORM / i / == 33 eo [BRITISH COUNCIL FOR OFFICES aa | CORE ELEMENTS: Akay driverin the efficiency andflexblityofthebulingis te design of tre core The main core cantaine the operational components of the bulcingthat provi vertical sieultion cape stairs, WCs andthe main distrbutien for mechanical cal and plumbing servoze Lerge buildings may have more than one main core slowing, separate entrances anderhancing buldingflexbiltyifthisis ‘the case the nain core will be supparietby seconcary excace cores, the numberdependant onleorplate size and mesnsof ‘escape reauiremants, The secondary are or cores contain alteratve means of escape stairs ard, often, vertical service latributionrisersandamenty facies, ‘Thedistancebetmesn tha principal and secondary core shouldbe maximised tollow them to serve the largest floor area possible Thekey factors for determiningthe locationofthemain care areas follows: ~itelocatonon the flor plate should sesk to maximise the efficiency and usefulness of their plate, + itsrelationshipto the ground floor reention should aim toraduce axtensive traveldstancastrom the reception rotheiifts + Thelecation should allow the flor plate to ba subsivided into smaller lettabj units withthe minirum of ciculation space. ‘Theuse and eccess toWCs, means of escape and tenants ier space needs 1o be carly considared inthis exercise. Most flexibility is provided by accessing these false fem the landlor's areas, es opposed tothe fice space However, someoccupiers prefer direct accessfrom ther demise. ” BUILDING FORM ‘ancisecemmodation stats shouldbe designed to: * Meat the maximum envisages ceoupancy density onthe: Sulding Regulations gudanes recommends 1 parson per 6m but thisean berolaxed, subject to specifc agreoment withthe Building Contrl Autry + Belocated and made easily identifiable ts encourage use fo imtertloor ereulation, 332 Lets Lifts and lift tobbies steahey elementin the joncyoftha core, cceunyinga igi ‘The performance ofthe passenger lifts is definadin terms of quantity, how effective thay areinmoving he buldingpopulation into the bulding, quality of performance and waiting Uimoe, Section ?crovdee detalles guds onthe selection and perfrmence ofits Lift alse play animgortant role intimesot ‘emorgoncy,eroviding vacvation Fcltie for disabled people and secu access or fire figrtingpersonnalwithina prcrected ares ofthe principalandr secondary carearess BRITISH COUNCIL FOR OFFICES 333 ‘WaSHROOMS: ‘The requirement fr tolot provision is baceden the occupancy cof the space and therefore is dafined bythe overall ne oo ity foceupation. The relevant dards curentiyundorrevon, ‘a call fer occupancy tobe calculatedon 1 pers 'Om’,basad ona male-female spl of 89%'00% Not withstandingthis, BOO research suggests that toilet be calculated onthe tasis of ceupation density of 1 per 12m? Male:ferale ratio: 6034:60% ( calculated occurancy) s anorkplace density of 1 person per 10m witha 20% excess provision against Unisex applications: 100% provision offloor occupancy (e.noexcess provision) oallon ease of xtensionatthe Washrooms st e lite factties, principal core 30/ 7" “Tables 3.2and3.3set outthe rurnber of fttngs required foreach ‘58x, onee the ccoupancy levels defined ‘Where unisex NCs are used, ro excess provisionisrequired and ‘the occupancy ie based on 100%. However as these facts re ‘generally used or longer periods than shared fecitiestne now Erich Standard calle forthe numberof aiiees tobe increased by 25%, These sal-contained units provide Wend handwashing facies, butobvously not urinal facies whichave stilseen as ‘the most fficiant way of dealing with malerequirements ‘Teble3.2 Sanitary appliances for female sta and for malestaffwhere urinals are notinstaled § 8 ‘zoe 100 8. plus! Woandwachbscn for ovary Untortractone! unite 25perans ‘Table. Alternative scale of provision of saritary appliances for use by ale ‘staffonly ns 16-20 2 1 2 ars z 2 2 46-00 a 2 a e175 3 3 2 75-90 4 3 ‘ 91-100 4 8 ‘ dea 100 4, pus 1 WCurinat and nasrbasin for overy UintermactonsrsaneorSo males aot swe por BRITISH COUNCIL FOR OFFICES CCFICATION In terms of provisions for disabled peorle, one cubiclein ry |g oup musi be accessible by the ambuiantcisabled (this rimaniy involves the door being outward opening). Als, there ‘ara four or morecuticlesinthe group, cne must be enlarged ‘9 1200 mmwide, once again toenhancefeiities for use by ‘aribulantcisabled peopl. Inadiition to these requirements afuly wheolchair accessible, unisex WC must be provided pertfooe. AlLrequirements should be agreed wit te District Surveyor attha start of aprjact, because soma requirements msy be ‘omitted for example, te enlarged cubicle, when the wheelchair accessibe cubic provided). “Thenew British Stancerd when published is expected to confi ‘that fully accesible disabiod WCs can now be included in tho ‘overall WC calculations and that caloulstons must be based on afloorby-flor basis as opposed toa whol buildngealcuatcn, ‘which mould increase the number cf faclities provided. ‘SHOWER PROVISION In recent oars, there hasbeen an incressein demand fer shower provision in office bullings. Tis demard has been driven by {cca planning policy, BREEAM guidance andoccusler demand — ‘llresponses to charges inthe way bulliingusers corsmutet0 Wworkandotten combine finess and leisure activites within thet working cay ‘Shower facitescan be provided ina centalccation (bythe landlordin muiti-et buildings), oftan in the basement or near tooycle storage aress or on indhicual floes in space where washrcom facities are derised 9 indnidual coupons ‘The factitiescheuldineluce changing space, securolockers, Srying space ene eparopriate privacy for male and female users 2 3.0/ as BUILDING FORM CLEANERS cUPEORRDS Alloffice buildings need to make provision for eleaningactivites. Storage spaces for tolet supp are equally important. ‘The cleaning strategy wil fluence the quantity and typeof cleaning facilities required. Increasingly, modern rethods oF clearingrely on ervironmentaly friendly chemical cleaners ‘and micro-"ibredry cloth-based soiutions. Where wat cleaning prowsionis required, cleaners'cupboards containing a Belfast ‘sinkand hot and cold running water should be provided. Itis difeutto provide definitive advice onthe rumor and location of clesners' cupboards and storage facitin, but the following issues chould be taken intaaccount when deterring ‘the requirements fora spectic building = Totalbuldingarea Individual flee plat size = Numberoffioers + Specifcclearing requirements and finishes > Core arrangements + Washroom location (demisedtor under landlord contro) + Cleaning strategy for occupied areas ard common parts (Gray nagatethe ned slogether 338 3h BRITISH COUNCIL FOR OFFICES DISABLED PROVISION “The Disability Discrimination Act DD), Building Regulations ‘Approved Cosument M nd ESES00 provide best practice advice onaccommodatingthe neads of disabled peopl. tis easantial toconsider the naeds ofpsoplewith various disabilities, rot just wheelchair users. tan earty stage tris requires due consideration of the fllouirg: + Accessta the bling + Provision accessible tlle, ireluding ground floor reception areas + Provision o staircases that are accessible toambulant disables people + Cortior and dcr widthe = Wayfinding, marifestaton on glass ard visual contrast. SSS ENTRANCE AND RECEPTION The location of the main antrancois primarily determined by thestrest address and provimityothonughfares andi other bulling entrances, The reception space provides. saries ctamenities forthe bulleing and needs to servea number offunctior. tis intendes te provide acalm, functional andefficert acoass point to kay services for couplers and vistors, while expressingthe brand ofthe buidingand, by association ofitsoccupiers Ta layout andetfactivanass ofthe reception spaceiserucial to the day-to-3ay operation ofa builsrg, and the choice of intrior finishes san important partof the buildings design Thisis tre ‘space in anoifice buldingthatoffersoneof few opportunites {brand the building anc forthe occupiers toexpeess their ‘business atthe entry pointoftho buiaing BUILDING FORM ‘Thesntrance area may include thefllowing Concirge/recection ity Wayfinding Security control Watng/eestingarea Informsl meeting space Interconnection vertical transportation, orcomsction to amenity, such a pe gnbauring food and coffee mnataccess informal mesting space may be propriate and beretical tothe ofice space The size anc volume ofthe reception depends on arumbe cf factorsinsluding ths overall size anc heightoF tha building, thecnoiceo' locaton ofthe core andits proximity tothemain sntrance, and the numer of occupants that the entrance wil 0rvioe, Main entrance aeascan workacualywellassingle heightor greater and benefit frm ratutellight; they can also intercennact to atta. General in urban environments. activity to ground flor frontages's crested ty retaland thus the entrance design rust consider now the rain entrance ble to excreas tat cuTcietly to compte withthe power rata frontages BRITISH COUNCIL FOR OFFICES Lage bulsings may havea secondary entrance that allows for executvoand staf access, or whore itishelpfa to provide ‘access from mare than one street ‘Scalability ofthe main reception areatyincorporatingoptions {or inclusion of agjacent retail soace (required oy an oocupien) sould be considered atthe design staf. —— Bullsing socurityis ganerslly presided by & combination of euvosn security staffand automatic security barriers. The size ofthe Sees buliing wit iivence the reed and demens for dediested — reception personnel. as ESS Sam 35 VEHICULAR ACCESS AND PARKING inglevela vary significantly betwee urban and non-urban locations For urban locations, progressive planning policleshave reduced parking numbers to minirumtevelsardin any casas itis now cepted that car parkingspaces are not provided. nthe same Peri there has been an increased requirement for oycteand moter eycle parking Itis usual for ary parkingprovision to be provided undergrcund. ‘accessed from street level by etner ram orca ft. Spans for proper servicingof tne building and taxidropoff should be ‘considered as partofthebulding dese. =e hare urban office space iscrested aspartate mixed use seaman dovelopment, and particularly where residential space is part von of the development, parking spaces willbe needed. 3.0 BUILDING FORM Parkingareas should be designed Non-urban environments, wticharelesawell with security in mind, providing __supsortedbypubletransporttnksthan urban a secure and safe environment for the user locations, willhave greater requirements for on-site parkingthan urtan locations. Generally, thiswilbe satisfied ty surfac-lovel parking. landinan open air environment external tthe bulding erweloge For high density sites consideration may be given tothe ceaton ‘of parking below the office space and wit the boundary ofthe building rvelope, often tyacut-anc-fill operation tomask the parkingareas and tocreate naturally vanilated parking space, ‘avoiding theneed forthe complaity of mechsnical vetiation. Inallcases, parking areas shouldbe designed with security inmind, providing a secure andsafeenviranment forte user. Pestrion walknays, 00% levels of urination, CCTV and provision forthe aisabled should beprovited For surface vel parkirgitis usual toerhance the environment vith landscaping which shouldbe carefully considered to ensure thatthe safety of users isnot compromises, Large scale non-urban office dovelopmarts wil generally have publictransport dropoff pointsand these shouldbe catere for Inthe desir. LOADING BAYS AND BUILDING MANAGEMENT The loading bay shoud be sized to cater forthe requredrumter and sizeof vehicles needed to support the building. The number ‘of vahcle rps per day can be calculsted, paced onthe grass floor area ard accepted ratios forthe difecentuses. 2. offces, ‘etal restaurant useard son. Ths wll confirm the umber and ype loading Gays required, andths, combinad with the ‘swept path analysis, wl set the key cimenions ofthe space. Inaddition, caleuations ean confi the ze of requires compactors enc number of Euro Bina once again bacedan 708s floorarsa and use type. Combined ith a provision for Set down, recycling and storage

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