This month’s post is one of two blogs about successful shared workplace center development. It begins with a basic definition of a shared workplace center, describes the important initial development team and details the responsibilities of planning and design members.
The Basics: Shared workplace centers are businesses Involved in hospitality, services, and office environments. They are owned and operated, generally, for profit. Space is either leased, purchased, or acquired through a landlord/owner combination agreement. The space is subdivided into open and enclosed workstations, meeting spaces, service areas, and amenities. Space is the most expensive development item. Other development costs include professional fees, construction, furniture, equipment, and technology.
The initial team: Shared workplace development requires the coordinated team efforts of marketing, financial, interior design, space planning, and architectural professionals. Industry and general workplace knowledge for all members are very important factors for successful center development. Targeting, defining and studying potentially productive markets are essential elements that also include finding locations with supportive demographics and amenities. Space planners perform initial tests on potential locations to determine probable spacial efficiency, environmental, and architectural assets. Financial is the governing factor that interfaces with all team members in areas of program development, potential construction costs, operational costs, and spacial monetization
Space planning: Space planning shared workplace centers is a specialty. Along with industry knowledge, planners are familiar with center operation and technology. They are familiar with state-of-the-art spacial types and relationships. Spacial efficiency, configuration flexibility, and circulation are major factors in shared workplace center space planning. Circulation is considered non-revenue producing space and must be kept at a minimum that allows for comfortable, efficient movement through the center and avoids a confusing “maze” effect. Operational and personnel efficiencies have impacts on potential profitability. Flexibility allows the center to adapt to market changes and extends its life. Space planners interact with the marketing and financial team members throughout the planning process to assure the final configuration supports the projected market and can be monetized to provide projected economic returns. The space configuration must also provide interesting and activity supportive space opportunities for aesthetic applications.
Interior design/architectural: Shared workplace interior designers and architects are industry specialists with knowledge that produces long term visual and market-supportive facilities. Their optimum target is a product that balances aesthetic value, design stability, trendiness, excitement, and long-term adaptability, all within a predefined market, budget, general image, and finish level defined by the initial team. Designing interiors for shared workplace centers is different from general office design. Center designs are aimed at broader user markets as opposed to limited corporate cultures. Center clients cover wide talent spectrums and have broader working environmental requirements as opposed to defined functions found in corporate offices. Interior designers are responsible for specifying finishes, design details, materials, non-structural elements that include lighting, sound control, and special millwork. In addition, they are responsible for design documents, specifications, and design details. Architects are responsible for all structural elements, developing construction documents, details, and specifications. In addition, they coordinate with electrical, plumbing and mechanical engineers and are involved in managing the project.
This blog is only an overview of some of what we’ve learned about shared workplace center development. Part two will delve a little deeper into specific topics such as expanded team members, first impressions, evolving client work habits, services, and material procurement.
As always, AoPlan’s blog welcomes questions and comments.
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