nm1141: two sets of handouts coming round er the blue handout which you've now all got and a single white sheet i should just explain that i was experimenting er scanning and then taking things into this handout and that has meant that some of the material isn't as clear as it should be er and i will remedy that by giving you a supplementary sheet which has those images clearer next time we meet er so that's th-, th-, the second sheet is a white sheet which is just an extra one which i hadn't er included as i worked on the lecture er i should say as we go through this lecture the-, there's there's a lot of illustrations on thi-, in this lecture and i may not follow the handout slavishly in other words everything that's on the handout will be covered but not necessarily in the order that it's er on the handout er what i suggest you do is that i will try to make s-, i'm going to sort of talk without slides to start with er the introductory remarks and then er we'll go into sort of slides and so on er and what you really ne-, need to try and do is to use the handout as a kind of aide-memoire of the issues and so on that we're talking about now you might also think that er high technology T-V has hit us er namex is from er the Centre for Applied Language Studies they are doing some research into the vocabulary it's funny int-, int-, isn't it interesting you went quiet when i started this there was a kind of a a buzz while i was talking until the high technology bit came in and you thought i was in in for it er they are doing some research into the vocabulary which er different academics use er in order that they can better equip students international students coming here with the kinds of things that we say swings and roundabouts was the expression given as an example to me just now which was apparently used in four times in a lectures or in four pe-, four of1142: four times in thirty lectures nm1141: four times in thirty lectures and they hadn't realized it you know swings and roundabouts might be a phrase we would use a lot but international students wouldn't recognize so here i am er strapped up er fortunately er Jeremy Paxman isn't in the audience er and hopefully er namex will get some useful material okay today's topic is trends in office design and development and as the opening quote says er yeah office buildings are one of these great icons of the twentieth se-, century and i'm going to show some slides in a minute which which perhaps give some il-, illustration of that an a visible index of economic activity social technology financial progress they've come to symbolize much of what this century is about er what i'm going to be doing during the course of this lecture is taking you through different periods if you like er of office development er and the factors if you like er that condition the u-, the the types of buildings we create how we create them how we use them and also and this is very significant in the context of property development er whilst work patterns change very fast by office cultures change perhaps very fast of course the fabric is essentially rather static you build a building and you might traditionally have expected it to been there sixty years well we've got some nineteen-sixties we've got m-, some much older office buildings some of which er s-, certainly er are n-, are still there but are pretty redundant others have been through various processes of alterations others soon will have to be altered the fact is the stock of buildings er i-, is very fixed er despite the types of changes that are going on er in the demands we make on those buildings so i want to after some introductory remarks er cover these sort of different periods of of office development the nineteen-sixties' and as i've said seventies' building the bürolandschaft which is a sort of open plan office building buildings of the nineteen-eighties big bang offices big bang is something which has kind of probably passed you by it was the deregulation of the Stock Exchange in the mid-nineteen-eighties er and that resulted in certain sorts of office buildings being created particularly in the City of London nineteen- nineties' office buildings i've put on the handout this issue of office buildings and the city the impact that buildings have on the form if you like and character of our towns but i'm not going to talk too much about that and then some er concluding remarks so let's start with er this the introduction before we go into the lights down visuals on and all the rest of it on the handout i say that there are four aspects er if you like which you need to understand in trying to understand office development and i've also given you to sort of er flesh that out which i wa-, just want you to have in the back of your mind as you go through the talk this diagram er which in a kind of way are also four aspects aspects to do with the workplace systems culture and finance just have that er in the back of your mind and you can come back and and reread it er because it kind of provides a context for what we're going to be talking about but the four that i've listed on the handout came from er a a a a an article or a series of articles that now appear annually a thing called Trends in Office Design and you'll see that in the handout i've listed the last er five of them or the last four and say i'm expecting Office Design Two-Thousand to come any minute but in the nineteen-er - ninety-six er version of Trends in Office er Design or Office Trends er Saxon er who is an architect talked about these four areas the changing nature of work and the way buildings locate just think about that how er patterns of work have changed and are changing we talk these days about things like hotdesking we talk about hotelling how different that is from the patterns of work in offices let's say in the nineteen-sixties and seventies and i'll illustrate that as we go through there are issues to do with development and investment how how do we go about procuring and producing office buildings one of the things i want to do is to highlight different traditions between the sort of traditio-, the er what i would call the Anglo-Saxon North American tradition of speculative office buildings and a more European tradition of what one might call bespoke or custom-built office buildings buildings that are commissioned by the occupiers rather than just lenting renting any building that comes along issues to do with how the urban system works where we locate our offices er what do planning policies have to say about office locations er you'll all know that we're trying to move away from greenfield developments that implies more urban office developments what does that mean for the form of offices and then issues to do with the design of the workplace and construction some of us recently in Berlin were seeing different office buildings different standards of construction and many others of you will be going on visits when hopefully you'll be looking at office buildings so there are different when we talk about trends in office design and development you need to keep these different sorts of areas in mind it's not just simply the building it's all the factors the circumstances which are surrounding the construction the development the design the use the occupation the management of those buildings so this is also a lecture where for example those of you who have had some of Ginny Gibson's material on er property use management maintenance and so on wi-, can begin to fi-, fit into what we've been talking about here facilities management that's an aspect that comes into the equation so that's some of the er the ground i want to cover now i also want you to have in mind as we go through today's session this diagram you have in your handout er these different sorts of er office buildings i'll start by talking it's on the back of your handout i'll be starting by talking about this traditional British speculative office building very much a product if you like of the nineteen-fifties the sixties into the nineteen-seventies a sort of slab it might be a a straight slab it might be an L-shaped it might be T-shaped but it has particular characteristics and i'll be talking about that as we move into the nineteen-seventies and so on we get this this type of office the open plan office er called bürolandschaft in its in its particular form from Germany er but deep floor space and i'll be talking about some of its influences and characteristics we have other types of offices the the the the deeper plan floor plates that you find in places like Broadgate and Stockley Park i'll be illustrating that we might be talking a little bit about the North American but we'll also particularly be talking about what on this diagram is called the er new north European tradition examples of office buildings which are er designed with let's say this is being a bit simplistic with the user rather than the developer in mind and i'll explain what i mean by that later on an emphasis on usability adaptability from the point of view of who's occupying it a specific occupier rather than the idea that you design an office building that any number of organizations can er occupy so again as we go through the lecture apart from having in mind those different areas of change if you like just keep your bearings on the fact that we're talking in essence about different configurations of buildings different shapes different plan forms and so on okay just er back to that so what we're seeing then is a situation in which er you know we have we start the period that we're looking at with a kind of fairly standard office building it'll be the slab and i'll explain that in a minute and if we move through the different decades different innovation innovation takes it has an effect it i-, ha-, it impacts if you like on the design of office buildings but not in a very clear focused way er just to give you an illustration of that i will in the course of the lecture when we're talking about the nineteen-eighties refer you to a building designed by a man called Niels Torp who was a Scandinavian architect who built the headquarters for the er Scandinavian Airlines interesting building fascinating building when you get to the nineteen-nineties late nineteen-nineties you'll discover that B-A British Airports some of you might have seen it have been have had the new headquarters built by the same architect ten years later therefore we have the Scandinavian ideas impacting on British office design another illustration of that might be er you'll discover it in the course of the lecture that some of the factors which are driving the unusual sometimes configuration of office buildings on the continent not always but sometimes are to do with employment legislation workers' councils employers' rights employees' rights any consequence to us well not much at the moment but we're part of the European Union we could be there in five or six years time some of the factors which have driven the design of er European offices might have an effect on us so we've got this kind of diffusion of innovation of regulation of pressures and so on i've already mentioned this question of custom and speculative office buildings that's another strand that's going to run through the lecture it's said and it's a character a sort of a i suppose a maybe it's a myth i don't know i think it's more than that but in this country we own our houses and we rent our offices the converse is very often said about Europe they rent their houses and they own their office buildings now there's a n-, there's a significant there's a consequence to that it's not always true of course but it is a kind of trend a generality which influences if you like the way they approach er buildings office development cycles another factor which you need just to have in the back of your mind er i've shown you a diagram along the way of the development process you'll remember this horrible diagram you've got it in your handouts remember it groan groan er the point of that though is that you know you're if we're talking about offices that are being built over the decades they're going to be influenced by where they sit in the development cycle in the nineteen- eighties a lot of office development was driven by people wanting to invest in offices it was investment led and therefore the financial institutions as i mentioned last week had certain criteria that they applied to buildings that they bought as investments and those criteria then impacted on the design of those buildings you move to the nineteen-nineties and we move to what's said to be the customer is king a seller's market if you like position where the tenant prospective tenant is very er er dominant we begin to find that those criteria which the institutions applied are taking a back seat er and they're not playing such an important role because the cycle's moved on different factors are affecting er the situation but again set as i said changing market conditions but we've got a essentially a fixed stock of course we're building new offices all the time but institutions are left holding offices that they bought they invested in from the nineties from the eighties from the seventies sometimes from the sixties what do they do with those buildings how adaptable are they how easily can you change them to meet the new requirements so that's the kind of context i think i want you to have er in the back of your mind er as we go through er the lecture today and as i say we're going to be spending a lot of time with the lights down low and er slides er showing okay nineteen-sixties and as it says on the handout in brackets er also the nineteen- eighties let's just let's try that okay before we get there remember that slide right at the end of the lecture we'll come back to that slide but there'll be an addition and remember that first quote office buildings are one of the great icons of the twentieth century this is downtown Dallas downtown Toronto yeah just think about the the dominance that office buildings play on the townscape and also instead of just thinking about those as forms think about what's going on in those buildings what's giving rise to that form why are many of them downtown Toronto downtown Dallas so tall er think about the configuration the basic configuration of the buildings er they they fatten out well that's a product of light and planning requirements and so on but essentially they're er they're tall thin buildings that is downtown City of London er doesn't have quite the same er visual image Saint Paul's is just off to the right and it's a sho-, a shot that you can see if you take a telescope from Parliament Hill Fields but it's one of the classic shots nevertheless of London so make no mistake about it office buildings have a huge impact socially visually physically economically o-, on er the form and our working of our cities we're talking about office buildings from a historical perspective of course we wouldn't just suddenly start inventing offices in the er nineteen-er -seventies er this is one of the first if not the first office building er in er London and it's at the top end of Lower Regent Street it was a fire insurance office er constructed in the er n-, late er nineteenth sorry late eighteenth early nineteenth century er here's er a famous er see if we can focus that a little bit better a famous building no longer there these are offices from the Victorian period this is the last remaining was the last remaining mercantile building office building in the City of London Mansion House demolished rebuilt er by er Palumbo and colleagues er in the nineteen-nineties but again Victorian offices Lutyens this building has now been refurbished interesting question turn of the century building now occupied as B-P headquarters er in Finsbury Square er built as i say round about nineteen- hundred a monumental building it says something about the importance and prestige which was attached to office headquarters at that sta-, early part of the century Shell Shell headsquarters building on the South Bank next to the royal er f-, Royal Festival Hall er London Eye is just about here er office buildings of the nineteen-fifties again corporate buildings er purpose-designed to occup-, for Shell to occupy as their headquarters we keep on moving you know w-, we get into the nineteen-sixties characteristic building here this is New Zealand House er just off les-, er Trafalgar Square and er Haymarket and we have the podium the the low broad floor f-, floor plates on the lower floors and then a tower rising up above that these are just illustrations if you like of office buildings in this country anybody recognize that Natwest Tower headquarters of National Westminster Bank but that's interesting that building was damaged by the I-R-A bomb Natwest no longer occupy it very recently very recently it's been refurbished it's now called i believe Tower Forty-Two er and isn't just offices but includes social facilities c-, cafes restaurants and so on for the sort of offices i believe it may be being let out as managed office suites and right at the end of the lecture i'll be coming on to that and talking about outfits like Regus which i guess some of you have heard who specialize in taking office buildings and using them and er letting them out in in small areas providing er er common facilities but very characteristic of attitudes towards office buildings in the nineteen-er - seventies Lloyds of London er another image er which i'm going to refer to and come back to what's interesting about this building is all the services on the outside you see this building perhaps just as an office building but what are the implications if you pull out all the circulation which you normally find in a building and put it on the edge what does that do for the building its use its efficiency its net to gross and so on so i've got to start making you look at the buildings in a rather different way i guess and think about them in a different way Broadgate what does that have to tell us a lot of lessons but amongst the lessons you might learn from Broadgate sorry not Broadgate er Isle of er Docklands Canary Wharf is how these buildings were constructed and the fact that those facades can be taken off and the buildings can be refronted with relative ease we'll talk about that during the course of the lecture and then moving away from the urban offices which are my essential focus we come to office developments like er Stockley Park er which there obviously is a connection i want to explain what that connection is in terms of their layout and organization and buildings like this which are er designed the headquarters of what was then the C-E-G-B er in Bristol er designed by Ove Arup and Partners who i mentioned last week to you er but some very significant lessons in the design of this essentially suburban office building feeding back through to the design of er er urban offices so in the back of your mind i want you to ha-, realize that offices are not just offices there are all sorts of different office buildings different ages different factors have influenced their design they have different characteristics they are more or less adaptable to change they reflect the kind of organization that was prevalent when those office buildings were conceived and if we change the patterns of work work is changing how we work how many people work and so on in a building then those buildings themselves have to adapt change or they become redundant okay so let's er talk about our nineteen-sixties' i refer the to this as what i call the bargain basement approach to office design you'll remember that last week i talked about the good enough approach the idea that why build anything to a higher standard when you have a market that will take the building at the lower standard which perhaps takes less e-, less effort er and so on well that's kind of characteristic of the nineteen-sixties' and nineteen-seventies' design of office building er it was a building boom period of building boom the office buildings we had of this period were essentially cellular office buildings er single rooms easily provided providing for corridors er along er along their floor plate i don't know whether you can see this terribly clearly but here we have an L-shaped building you can see that we've got glazing on both sides we have a corridor running down the middle er as it happens where the two buildings connect we've got service courts lift courts and so on here's a straight building er essentially a s-, a slab in which the er let me just find my pen the er the core of the building is at one end and the escape staircase is at the other now if you were to study this building in some detail you would discover for example that characteristically it is about er thirteen metres side to side course we didn't talk about metres then we talked in imperial terms it was about forty to forty-five feet either side er there was a set sort of column spacing the windows were very commonly round about four feet the mullions one to another four four to five feet something like that er and net to gross of a building like this in other words the amount of floor space that was available to let as against the amount the gross floor area of the building was often round about seventy per cent so you had a building like this and seventy perhaps a little bit more per cent of the floor space was available to let and therefore you could attach the rental value to that and capitalize it and you would come up with the value of the building that illustrates the layout very well again idea of a central corridor escape staircase er core at this end and we've got a building which can be let into these sort of cellular offices er that er what does that do it means you've got privacy privacy to work er it's a kind of time-honoured way of controlling how you ventilate these sorts of buildings and how you light these buildings because what was driving the width of the building from that side to that side was essentially the depth natural light would penetrate the offices at the sort of latitude we're at and also the amount of ventilation that you could get through just er opening a window these are not air-conditioned buildings these are essentially natural bu-, naturally lit buildings and they are essentially er sorry naturally ventilated buildings and they are essentially naturally lit buildings of course there was lighting but you just switch the lights on when the light went down you know w-, when it was getting dark er conventional floor plans wasteful if sublet why was it wasteful if sublet because you had to create more corridor space and the net to gross began to go down and you can see it's very basic we've got a floor slab we've got columns we've got a ceiling we've got lights hanging from the ceiling kind of reminds you of FURS doesn't it that's the FURS building the essence of it no suspended er floor no s-, no raised floor no suspended ceiling er plugs and sockets well there might be a few dotted around the edge er but no more than that and those were the sorts of er devices that you got up to to sort of try and and seg-, segment the office to break it up you can see that the partitions which aren't full height or they might be glazed at the extra height running into the mullions people working in rather cramped conditions so that sort of was the characteristic if you like of nineteen-sixties' er offices now just think about it though does everybody need a cellular office if they don't need a cellular office isn't this really very difficult doesn't it look very cramped giving those people in any more than one o-, one person per office you know if you imagine you went into my room in FURS and you found two or three people in there it would seem very claustrophobic and and crowded so it it was wasteful of space er the partitions would be expensive to move if you wanted to restructure the building all sorts of issues like that er but essentially the design of the building was being fixed by a question of cost and economy it was an easy building to construct to design and hopefully to let and that was good for the developer finally just to er put it m-, make a point which we're going to be coming back to later on just think about things like solar gain you know again think about FURS you know you hear the the rain on the roof er when the sun comes in most of the heat gets transferred into the buildings the rooms heat up there's no ventilation it gets pretty unpleasant er you know quite a lot quite a lot of problems with this kind of er building nevertheless there are some fine examples of buildings like that buildings which had in their own way a huge influence on the kinds of buildings that we were producing this is er the building known as the Seagram S-E-A-G-R-A-M building in New York designed by er the modernist modern movement architect Mies van der Rohe er and is a sort of absolute classic of i-, of its time huge slab office building with a small er tail er running back and we have our own versions of that Centrepoint it has a curve but essentially it's it's it's a sort of er New York if you like high-rise applied to a U-K situtation but again just one more problem and this is a problem with Centrepoint the floor plates are very small lot of floor space but each floor plate has relatively little area that actually turned to be a very major factor in the refurbishment of Natwest Tower er that its floor plates were very small for modern usage the kinds of space that occupiers will tend to want to occupy now nevertheless i mean we had our buildings like that ye-, can i can show many other examples i-, in London and elsewhere namex's got them not as elegant as er Centrepoint which is now a listed building but a product of the nineteen-sixties' approach to the design of offices well there was an alternative approach to what i would call the slab office building it became known in its developed form as bürolandschaft offices but essentially what it is it's the idea of a pool think about the the the the archetypal image of a typing pool in which there are lots and lots of people working in ordered desks arranged formally in a large open space this is the the Larkin building nineteen-twenty-four er which was er a mail order company in the United States i believe er and all the desks were laid out in this very formal way and if you really were to study this thing you'll find that you've got a-, all the typists running down the middle and they're servicing er a number of people on either side and there seems to be some supervisors watching what's happening all all good sort of keep people in their place kind of situation er and you can imagine that there are certain advantages of this sort of office building er one of which is it's clearly very well suited to routine tasks you can supervise very easily you can keep an eye on what everybody's doing somebody goes along to is away from their desk too long for er a cup of tea er or to go to the toilet you can soon sort of record what's happening any of you worked in er telecentre sales place just think about the parallels you know when your calls are being monitored and if you're away for too long if you don't answer too many calls somebody starts ringing you up and saying hang on you haven't answered too many does that happen sf1143: nm1141: yeah sf1143: nm1141: not going to not going to say but i mean you can begin to see the parallels here we here we have an organization that is doing repetitive tasks er it's got a hierarchical organization it wants to keep close control over what its people are doing er it's pretty easy to make change as it happens not in er the Larkin building because all the desks were fitted down and so on but that's by the by the principle is there er but the disadvantage is you can see it's the kind of classroom effect er er easily to be distracted you know if somebody if something unusual happens perhaps when the tea trolley does come down here all eyes away from the desk to the tea trolley and you think whether you going to have a Mars bar or w-, what you're going to do is it going to be coffee today or is there some nice s-, soft drink er and so on er there other issues like usually it's difficult to have any sort of outward expression of your status if you're in an organization that is hierarchical not that we are there much now but that certainly was the case how do you express the status of different people the joke used to be in the Civil Service you know that the the junior had one drawer next person up had two drawers the next person up had drawers on both sides the next person had a carpet on the floor and so on very difficult er to have that sort of expression of status if that's what you're about and also there's a lack of control and i'll come back to this issue later on in the lectures you can't alter your environment readily er because you can't open the windows you know you can't sort of readily er stick up posters of your holiday er destinations and so on because it's you know very much er shared space now in the nineteen-er - er -seventies and nineteen- sixties some er German space planners er set up this team and created what was ca-, became called as the bürolandschaft offices you've had the background which was this idea of essentially much deeper floor plates forget about this er thirteen metres fourteen metres side to side here we're talking about perhaps thirty metres perhaps forty metres from building to building now how could they do it well because of course technology had moved on the kinds of things that you couldn't do in the nineteen-sixties permanent artificial lighting air conditioning the technology wasn't there i'm sorry going further back than the sixties er of course became more commonplace in the in the sixties and into the seventies so you could solve the problems of handling ventilating lighting these deep floor plates and then you could start packing people in and you could in the conventional way you'd have packed them in in a formal sense but the key to bürolandschaft was that you created the landscaped office which is what bürolandschaft means the landscaped office in which you can lay out the desks in a more informal irregular way and create some kind of landscaping er between them you can create sort of zones and areas of activity and specializations you could perhaps have some cellular offices perhaps around the perimeter which would allow for those staff that felt their er status depended on it and you could create some kind of privacy you could have areas for er you know er staff assessment which weren't going to be out in the open and it was a sort of compromise and this is er an illustration of that sort of thing laid out in the ful-, Ford building in Cologne what of course you also got in this time was furniture manufacturers providers of office furniture beginning to respond to the possibilities and creating interlocking modular furniture which you could sort of create and er different organizational areas and so on you'll notice here and i'll come back to that there are not too many cables are there we're still in an era when the typewriter ruled okay you had a desk you didn't have a computer you had a typewriter you didn't have a printer the telephone was a very basic telephone system so the problems which we come on with later on hadn't really begun to hit this sort of office that is er the headquarters of er a district council in the north-east which for the moment i've forgotten it'll come back to me er this this was their open-plan office er and you can see the kind of pattern that i've been talking about again not many sign of cables you won't find many computers if any computers on here er fairly generous space provision typical if you like open-plan bürolandschaft office of this period but there are problems individual control problems of noise lack of privacy and so on now one of the seminal office schemes er of this period is this development which i've referred you to on the handout as being by a man called Herman Hertzberger er known as the Centraal Beheer er outside er Amsterdam as i recall and this was what we've done now is to move from that North American Anglo-Saxon tradition of very efficient office space office space that's designed to maximize the net to gross and the net to gross of open-plan offices moves up from let's say seventy per cent to perhaps eighty per cent and suddenly of course eyes light up eighty per cent more rent capitalize that and more value for the same cost of construction good move move for develop that sort of thing but just move across to north Europe er mainland Europe with a different culture which is picking up on this idea of a bürolandschaft but then also thinking about some of the problems associated with it like privacy like er lack of sort of autonomy er homogeneous er grouping of people and so on and what you had here with Centraal Beheer in er Apeldoorn er was if you like the high point of what was in fact open-plan bürofl-, bürolandschaft offices but adapted to a very much a sort of er a more er employee focused approach this outfit was a cooperative insurance company and they wanted to create a headquarters for their staff they wanted it to be a sort of an egalitarian kind of place where people we-, felt they were valued and they crea-, and and their architect er Herman Hertzberger created this scheme and you can just see the complexity if if you like of the floor plan you've got lots and lots of you've got quite a deep floor plan and lots and lots of cells created by linked by corridors and space and it's not just a two-dimensional fragmentation if you like of work areas it's also a vertical fragmentation of work areas with views out into this sort of central lit area atrium if you like you can see a cafe a s-, or sitting areas here that's people having coffee communal meeting areas and so on so that's if you like the the north European spin being put on to this idea of open-plan o-, office floor space now in the reading you ha-, i hope you'll do you'll come across this scheme without any doubt at all it had a huge er if you like impact on architects and designers but none i have to say on property developers there never was a scheme i-, in the U-K and so far as i know in the U-S which kind of picked up on these things but some of the ideas you see here we'll revisit those of you who've ever seen the Ark that building as you approach London on the M-four er designed by the English architect Ralph Erskine but for a Scandinavian property developer you'll find some of this imagery sorry imagery appearing back in that nineteen-eighties' office building and that's just another shot as you look down and through er the the building so you can imagine that you know you've got working groups in what is essentially a deep plan office space but none of that blandness none of that sterility none of that er lack of personality or personal space which you get with the standard open-plan office that was a later scheme done by Herman Hertzberger the Ministry of er Social and s-, Social Services i-, in er in The Hague er in which some of those ideas were being carried through er but not with the er the sort of success and the intimacy and the attractiveness that you saw with the Centraal Beheer scheme okay and that's The Hague as well right now there were some advantages of this sort of office development it er one of the things that i want to think about as we go through this er talk is not just to think about the office building but also think about its impact on the form and shape of cities when i showed you those slides of New York of Toronto and many other cities you saw lots of skyscrapers didn't you and that why did they have to go high well there are various reasons some of them to do with planning but one of the main ones was that if your building can only be let's say thirteen fourteen maybe at extreme twenty metres deep and you've got a lot of floor space you've got to go up if on the other hand you can spread your floor space suddenly the drive to go high isn't there any more you can you can have a lot of floor space and you can spread it over a site and you don't have to have the same number of lifts things can get a little bit easier and therefore as you go into the nineteen-seventies you begin to see even in this country architects and developers exploiting the posibility to have high volumes of floor space but with deeper floor plans this scheme er is was er developed by the church commissioners it's in Victoria Street in central London er and essentially the floor spl-, floor pl-, er space is spread down a long length of Victoria Street we're heading towards Parliament Square and down that way Victoria Station is behind us just look at the floor plan this is the development and you can see this is a far cry from the slab office floor plan it has some light wells in the middle and it zigs in and out and gets really quite deep and then we get further light wells here and underneath this of course suddenly because we've got a deep floor plate we can put shopping so you've got er department stores and shops unit shops underneath this development and if you like the most memorable thing about this scheme is that's Westminster Cathedral which until this was developed in the nineteen- seventies had been hidden and then suddenly as a result of er planning and development and so on it was possible to put the floor space build it up on either side and you suddenly get this dramatic image if you like of er the Westminster Cathedral and and this architecture so have in the back of your mind that that when you're d-, thinking about the design of offices how they're designed affects the kind of environment you can achieve that can be applied to Broadgate come on and talk about Broadgate Broadgate would not have been possible had you been designing with slab office buildings right what do we see as we go into the er nineteen- er - eighties i've called this the expansive decade this was this was Thatcher the economy was booming all sorts of things er seemed possible er we had a P-C revolution that's the kind of situation which was beginning to occur once you introduce P-Cs and printers and so on then you have telephones and we had P-B-X telephone systems suddenly we've got a lot more cables for telephones and suddenly people wanted more desk space not just better provision for cables actually needed more desk space how are we going to provide for that 'cause computers were not small beasts in those days computers tended to get hot you know if we had a problem with natural ventilation natural light in nineteen-sixties' office buildings seventies' office buildings you then add the heat that was coming off these early computers you know you began to need more air conditioning or or air conditioning full stop er so there were there were searches if you like to try and er find ways of accommodating these new er requirements seems funny seeing this the city office of today and the office of tomorrow and that was twenty years ago and the consequence of that is that suddenly from a from a an office building where if you think about the first example you had a slab you had the lighting hanging from the ceiling and then you had a floor we suddenly find we need much more space we've got to raise the floor we've got to raise the floor perhaps partly for heating and ventilation but also for cabling we've got to drop the ceiling because the lighting has to be better than just a bit of bolt on ceiling think about this you know the lighting is going to be much more significant it's going to be much more effective we've got to cope with the heat it generates we've got some air conditioning coming into this lecture theatre not that we felt it last week so we opened the fire doors what's the implications of that coping with this new technology for office buildings could the nineteen-sixties' building have coped with it if not why not what was a typical floor to floor height of a nineteen-sixties' building floor to floor here might be something like three-point-six three-point-seven metres floor to floor in a nineteen-sixties' building maybe er two-point-nine maybe three often not in order to accommodate all that space you needed a er a higher building higher floor to floor and many nineteen-sixties' and seventies' buildings simply couldn't accommodate this er these sorts of requirements so we've got new technology coming in and you see that illustrated here here here is a here is a building that could be converted the building prior to modernization windows upstand slab floor ceiling suspended lighting but after modernization you can put in the suspended ceiling you can raise the floor if you've got the headroom if you in the first instance many cases the buildings didn't have that sort of space now i don't know whether you can see this er slide too well but we'll try and i'll try and explain it essentially what we're looking at is the relationship between the costs of constructing the building and its rent value at the beginning showing in green and then periodically the cost of improving it this says nineteen-sixties here in this example the building was refurbished in the nineteen-seventies its basic costs has been indexed up then you've added the costs of refurbishment and then you've got some additional costs and what you've got then is the rental curve had the building not been refurbished indexed and then the value if you carry out a refurbishment there are obviously cycles in this is the nineteen-seventies' crash rental values increasing and what you can see here is the incentive if you like shown and again er nineteen-eighties refurbishment further refurbishment is that right nineteen-seventy-nine just got to get my mind round that hold on nineteen-seventy-nine refurbishment for rent this is where the costs are going that's right that's the that's the original cost indexed out added up sorry i've i've got it that's nineteen-seventy nineteen-sixty nineteen-seventy nineteen-eighty so you've got different stages of refurbishment indexing the cost of construction up but then adding costs of refurbishment and as you can go through you can see the drive the incentive is if you can to refurbish the building because it's re-, increasing the rental value above the increase that you get due to the costs of er refurbishment so the the drive is through this period of the nineteen-er - eighties is to refurbish office buildings if you can anybody recognize that building that's the road down to Cemetery Junction that's the road up to Eldon Square this used to be the headquarters in namex of Scottish Life it was the subject of major refurbishment including new fenestration in about nineteen-eighty you might some of you recognize this building it's on the M-four as you approach London er after Heathrow you see this building i think it's called something like Access-Four now this was a typical office slab this was you used to see all the exposed er windows floor plates running all the way through this building and then in the nineteen mid-nineteen-eighties it was completely refurbished and refronted re-elevated to give a new image this was a building that could be adapted and converted in that way this is another building which er was a slab office buildings of the nineteen-sixties type which had the right configuration floor to floor for a complete refurbishment and a new elevation inserted on it in a in the actually the late nineteen- eighties this is in Covent Garden in the centre of London what about that building any of you know that building King's Point at the end of King's Road in namex er used to be where the County Planning office had its headquarters when i first came here it's a building which has been refurbished but never successfully it's never properly let they tried to create a new entrance on to the side road which fronts on to what's now Sapphire Plaza er but it's never successfully er let its floor plates are too small they could never put in air conditioning it's always been a compromise this is a building which at some stage will be redeveloped why don't you think that building though has been redeveloped everything should tell you that building ought to be redeveloped sm1144: nm1141: [laughter] no but i i do make a joke about that sometimes in another context no what's underneath that building sm1145: a shop nm1141: Kwik Fit Kwik Fit Auto have a long lease and they're driving what happens on that site they you can't there's not enough value in it to buy out Kwik Fit and their lease to redevelop that building but everything else about that office building w-, it has car parking and there but beneath that you've got a very large podium which has Kwik Fit and some car parking everything else about that building should have led to it being redeveloped so we've got a situation if you like in which er the nineteen-eighties is leading to er new requirements higher f-, higher floor to floor heights new technology more air conditioning better ventilation and so on er you either built new or you tried to refurbish or if you couldn't refurbish er you redeveloped now i make it just seven minutes to er twelve i think the tape wants a break er you want a break so can i suggest please that we come back here promptly i mean promptly we're a bit slow last week at ten past twelve got a quarter of an hour break nm1141: let's er let's make a start can we er can we have shh right okay we we're still in the nineteen-eighties er and we've got this new technology coming in we've got more air conditioning er you know deeper some some extent deeper floor plates of offices what we've also got is er organizations thinking and reflecting er more about er the design of er their office buildings i just want to quickly kind of give you a reminder that we've er you know we've been talk-, we've talked about that traditional British speculative office we've talked about bürolandschaft we've looked at er Herman Hertzberger's derivative of that building which was very deep floor plate but we're trying to bring in individuality into it what want to begin to move into is this sort of area it's called here the new Broadgate type of office which i'll explain er shortly but it's essentially trying to find a compromise if you like between the deep floor plates of the bürolandschaft and the advantages if you like of the er the shallower floor plates at the same time marrying that with the technological possibilities of air conditioning of of permanent er lighting and so on and what you also see at this period is the realization and i touched on this last week do you remember that i said you know the the architects that were employed to do er developments in the nineteen-sixties were those that really weren't necessarily the best architects but the ones who could get their way through the planning system and could get the best plot ratios and floor space and so on what you see coming into the er nineteen- er -eighties i'm going to have just backtrack 'cause i think i've missed a slide here yeah is a a a much a greater emphasis on beginning to reflect if you like on the kinds of organizations that were going to occupy buildings we've we've we've got this realization that you know that it's not just office space it's not just a standard kind of occupier we need to be more er circumspect you've got this diagram in your handout and so you find f-, that er a a number of er leading edge developers and occupiers began to commission research looking into things like the nature of work the nature of change and there were two studies done one in nineteen-eighty and one in eighty-four known as the Orbit studies er which were re-, er produced i believe er by D-E-G-W i won't give you Duffy Eley Worthing-, Gifford and Worthington forget about that they're known as D-E-G-W er a firm of architects who specialized in space planning sp-, space I-E laying out buildings with a particular emphasis on offices and you will come across these names the D is Duffy Frank Duffy and a number of the references you've got are by Duffy and the W is Worthington John Worthington it's an outfit and those individuals have done more reflecting if you like on organizational change and patterns of work change than any other this is comes from the second Orbit report in nineteen-er -eighty-four and you can see them beginning to reflect on the kinds of organizations and and perhaps their requirements they were saying work could be broken into a continuum between non-routine and routine er and the kind of organization the kind of change that it was undergoing could be ranked on a continuum between low change and high change so you get something like a a corporate back office let's say of a bank routine work low change er academic offices er non-routine low change i'm not sure that i'd agree about that come year two-thousand but nineteen-er -eighties that would be true you've got high tech firms er the new some rise industries let's say in the Thames valley nineteen-eighties er n-, non-routine work very innovative work but coping with a high degree of change er we've got er engineering driven production firms er high change but routine th-, d-, b-, they're beginning to look at work and organizations and they're beginning to say companies differ the implication is that their requirements that they have for office space differs if you're a high tech company you have different requirements to if you're back office requirements if you're a back office type outfit or if you're er a er let's say an accountant or a lawyer or an academic again you've maybe got different space requirements so nineteen-eighties you had this the beginnings of research into er organizations and you also have the er the the bringing into if you like the business of designing i hope we can focus that i've lost it come in a minute get it in a minute quite hopeless it's a difficult slide to see anyway not doing very well the bringing into if you like er office building of some of these leading name architects this was this this pair of buildings was designed by Ove Arup er partnership Ove Arup Associates to be precise they're the headquarters two headquarters buildings designed for the paper er producer manufacturer Wiggins Teape in Basingstoke this was known as Gateway One you'll see them down there if you go down Gateway One Gateway Two they built this it's a deep plan office it's bürolandschaft it has terraces of garden space on top of some of that deep s-, plan you've got er balconies covered with grass and so on that was a sort of nineteen-er - seventies office building in the nineteen-eighties they commissioned and moved into this building er which was the second Wiggins Teape building that's it there let me just go back to this and essentially it's like this it's that it's a slab on either side with a core and an atrium but the significant thing about this building is you go into it there's the atrium this is naturally lit this building is actually naturally ventilated there is no air conditioning in this development what you begin what you see now is you've got er internal facades which can be treated very differently a light er more tactile more er m-, more domestic er treatment if you like er because it's internal space so we've got innovation coming in we've got buildings which are designed purpose designed with an occupier in mind but have this new flexibility of combining if you like the advantages of deep space with er natural lighting in this case natural ventilation this is a very innovative building and remember that Arup Associates were the architects who then moved on to design Broadgate so this was a pioneering building that influenced what was going to happen in Broadgate in London and what you're beginning to see in this period then is new attitudes towards the laying out of floor space these drawings which i haven't given you all come from a a er a useful but as i say on the handout deadly boring book er by i'll find it in a minute Bailey Offices Briefing and Design Guide it's in the resource centres a useful technical companion but very dull reading useful for those of you doing that undergraduate site planning project if you want to refer to it and you can begin to see new ideas about the laying out of office floor plates er the way we might get a central core er and we've got floor plates here that are ranging from twenty-six to twen-, forty-two metres er a f-, a floor plate here again er twenty metres with the cores on the ex-, on the outside of the building remember Lloyds again a similar kind of treatment here so what we're finding is er different ideas about the kinds of floor plates er that would be possible different configurations now who was going to occupy buildings like this because this is where we begin to make the connection with big bang the idea the demand particularly in the City of London for very large floor plates dealing floor floor plates in which you are going to get lots and lots of people trading stocks trading shares from computers i've put it in the handout i think it's something like er the er terminology i've used trading floors the office's theatre or madhouse it's not my idea this comes from another source but the idea that they were they were requirements from certain occupiers for some very deep floor plates they weren't the generality they were particularly in the City of London but it opened up new possibilities for laying out office buildings and then these are examples of floor plates that were constructed in Broadgate and other places in London the Broadgate office building again its cores sometimes on the outside the deep floor plates Billingsgate other examples so we had a situation in which er a combination of new ideas about floor plate layout er new technology er d-, demands from the occupiers were giving rise to er new and big buildings now i showed you that building last week sitting on top of Charing Cross station that was only possible by moving away from those traditional ideas of office layout er necessary because of the need to span over the running tracks of er Charing Cross station but er marketable because there was a demand from office suppliers office users for this very deep floor plates and in London that is er this is part of London Wall which is many of you know London part of the Barbican development er a redevelopment in the immediate post-war periods nineteen-fifties nineteen-sixties this was one of those slab office buildings and it was redeveloped in the nineteen-eighties into the nineteen-nineties that's the building er Alban Gate again very deep relatively speaking floor plates and this is the kind of layout we get so we've got a a a building which there we've got twenty-six metres side to side clearly that's going to be even greater than that that's going to be something like thirty to forty metres and what i've got here is a few slides which just show is that back to back no it's okay a few sli-, slides which just illustrate this is the this is from the marketing brochures er how the er marketing agents thought this building might possibly be laid out and again it's a reflection of the opportunity because you're the City of London to have some very deep floor plates very er high densities of occupation another image here and now that's a dealing floor layout there if you were to study this in some detail actually there were problems with this and one of the reasons was all the toilets were here and the reality was that as the market crashed this building proved hard to let why because you could almost only let it floor by floor it couldn't readily be subdivided unless you started introducing additional corridors which meant the net to gross dropped so there's a there's trade-off if you like with these very deep buildings perhaps with all buildings on how you the ratio between where the service cores are where the public toilet facilities are er the escape staircase and the total floor area it has an impact on the building's letability Lloyds er i've mentioned er a building in which all those cores were taken to the outside of the building which then enabled sorry about that er stand on your heads this very dramatic central atrium to be created because all the services had been pushed to the edge so you get a lot of free space and Broadgate that is correct again many of these buildings are are are building around that possibility of deep floor splace er Isle of Dogs Canary Wharf another example of these sorts of buildings what you also see here is some of the innovation that was occurring in the nineteen-eighties into construction techniques terms fast track building er buildings with frame buildings in which you added the panels er the panels which could then be taken off and you could re front the elevat-, you could re-elevate the building perhaps in twenty years time you've got that in er in er Canary Wharf you've got it in Broadgate and so on a lot of innovation coming in in the nineteen- eighties er new construction techniques new procurement techniques which er you'll be hearing about later on in this series of lectures er ways of getting the building why were they trying to procure buildings in a different way because if if you could construct a building faster you could let it faster and that meant therefore y-, your costs of borrowing were shortened reduced because rental income was coming in that much sooner so even if some of these construction methods were more expensive there was considerable er value to be had by building more quickly okay let me er let me move into er the er nineteen- nineties nineteen-eighties then was an expansive period in which er lot of development was taking place er in which there was quite a lot of innovation particularly in offices in the City of London er and London more generally some of that innovation was diffusing if you like to other parts of the country but not on on a on a particularly great scale by the time you get into the nineteen- nineties of course we have the recession er and a lot of worry a lot of a-, th-, a lot of oversupply of offices a lot of offices founding finding that they didn't have a market that perhaps they weren't suited to tenant requirements they were certainly overspecified that they had been constructed to a standard in terms of lifts of er floor loadings and so on standards which had been set by the institutions the financial institutions because they were the ones that were funding the development but which er the occupiers no longer felt they needed er a quote that actually has come back to me er d-, during the course of marking some essays or some exam questions quote that i gather Ginny Gibson was giving which was on on the effect that er sort of the opulence of the nineteen-eighties office building didn't sit well with companies that were in the bus-, business of making staff redundant so you actually had a situation in which the occupiers who were leading now it was a sellers market customer is king were saying we don't want the high standards and specifications and glitziness of these er nineteen-eighties office buildings we don't think it suits the corporate image we ought to be projecting in in the tight business environment of the early nineties we also have a continuation of this sort of research if you like into the kinds of organizations and i've included although you're going to find it hard to read er this diagram and er another one and i'll give you that er next week it's actually included i'm afraid in the wrong place in in conclusions but this is continuati-, continuing that process of looking at organizations and saying what kind of people are out there what kinds of requirements er do they have er for space er again this is done by er Duffy and er er John Worthington and they're looking this time at organizations in terms of er the amount of autonomy that people have as against the need for interaction communication individual processes the hive i'll give you some illustrations of that in a minute group processes what they call the den er concentrated study the cell transactional knowledge er the er club the hive think about what kind of organization might be hive-like in contemporary terms perhaps that tele-call centre where you've got a lot of routine work lots and lots of people doing much the same thing er but not much autonomy certain kind of office might suit their requirements er the den is is where you've got group work typi-, typically highly interactive but not necessarily requiring a high degree of autonomy fact i think they give some ex-, settings here yes er insurance processing some media work radio television and advertising this i think is a slide of er er television headquarters up in Grays Inn Road and so on it's a newspaper headquarters in Grays Inn Road in in London i think that might be that building a different kind of er floor plate and layout proposed there er the club i think just going to move forward for a second er the cell the kind of individual where you've got to do a lot of concentrated thinking it might be the academic it might be the lawyer working over a complicated case it might be the accountant working through some accounts er on on their own thinking through very carefully what the issues are and then finally going back er the club the idea where er people have a high degree of er innovation er but but they also need perhaps to work in groups it might be the management consultants brainstorming a problem er it might be some advertising groups trying to find out a new er solution if you like for a brief they've received from their client now what these ideas are beginning to say is look we've got different kinds of organizations and those different organizations have different sorts of requirements autonomy then in one direction the need for interaction in another er and here we've got examples of companies being er plotted if you like on this er matrix er I-B-M in the sort of club domain digital B-A er in the sort of club domain i'm going to come back to B-A in a minute er cells well we might put our academics we've got Channel Four not quite Channel Four somewhere in the middle and so on so the thing is to think about the structure the nature of the organization and to think how that might impact on the kind of er office space they would require that then raises another interesting er concept to have in the back of your mind when you think about office buildings i'm afraid you can't read that terribly clearly on your er handout D-E-G-W have come up with this idea of what they call the seven Ss in office design reflecting if you like the the duration if you like in which different elements of a building last adapt and change and it's based on a very interesting er book by a man called Stewart Brand who and er called How Buildings Learn but essentially in essence it's saying look the site is something that is endures forever the structure of the building is something which perhaps in an ideal world will last sixty or seventy years seven seventy then you've got the skin of a building that's not going to er last er forever you might er it in in D-E-G-W's terms you might renew the skin you might reclad the office building in Broadgate in Canary Wharf some of those other nineteen-sixties buildings we were looking at to give it a new image you reclad it perhaps er after twenty-five years so the skin after er twenty-five years then you've got the services the air conditioning the ventilation the heating and so on how long are they going to last according to D-E-G-W perhaps you'll renew those every fifteen years they become obsolete you need to refurbish them er then you've got what in in er then you've got the basic plan of the building how you're going to lay out the building use it organize it er in D-E-G-W's terms they've called that er the scenery if you like er every er seven years but er Brand disc-, then within that then what he calls stuff the sort of the the the ephemera if you like of an office doesn't really matter which categorization you use as i say in my handout i first had difficulties with the idea that er settings if you like might change on a day to day basis that's what D-E-G-W was suggesting but when you start thinking about hotelling and hot-desking when you don't have a permanent location where you book up to have space and we'll come to that in a minute with B-A then that notion that in fact your your detail setting is going to change all the time becomes becomes a possibility so that's beginning to realize that you you you've got your investment is the structure maybe your investment and the site and your investment is the services but they have different time scales of durability and you've got to think about how adaptable how po-, how possible is it to change the building er through time right so that's the context if you like that er that we're in er but we also have er innovations as we had in the nineteen-eighties coming in to er respond if you like to these er new pressures these new opportunities these new requirements there are a couple of schemes i want you to er reflect on which are er c-, they come out in some of the references that i've asterisked er this first one is what was er the er N-B-M headquarters now the I-G-N headquarters a bank in Amsterdam this was er a bank a NatWest if you like that had need of a headquarters of something like er fifty-three fifty-four-thousand square metres keep that figure fifty-four-thousand square metres in your mind er roughly speaking it's two-and-a-half times Apex Plaza okay so it's it's Apex Plaza on top of namex station two-and-a-half times they were a bank and they wanted a new headquarters building the kinds of activities were going to be mixed er but er you know it would be some of what we might call er the er the hive sort of activities some of it might be more the den type of activities er but it's being built in the context in which this is north Europe with all the labour rights the workers' rights the attitudes to employment that goes with er Scandinavia and and those north European countries and so the way that er the architect here whose name was might get myself a mind here Ton Alberts er approached it was essentially to conceive of a street running through this extraordinarily configurated tortuous building er and on each node if you like there was a vertical service core and then you have a little er tower of offices so it's not a single building it's a collection of o-, office buildings er linked together er to create as a scheme as we as we see it on the ground now i just to try and find there we are it's that our depth has suddenly shot down to ten metres from the windows implications of that is lot of user control a lot of privacy a lot of of personal space er o-, occupier control over heating and ventilation and so on but there are also implications on the efficiency the net to gross it's dropped down according to this to seventy per cent i've seen other figures which suggest that er the figure is lower than that it's perhaps sixty per cent on the other hand the capa-, the capacity to make it into individual units this ability to cellularize it horrible word er is something like eighty per cent as against with bürolandschaft twenty per cent so think about that diagram you've got and reflect on its implications er for the layout so that's the floor plan of the building two-and-a-half times that volume of er Apex Plaza laid out as a kind of street and those are the individual work units work place layouts different degrees of cellularization but a a very high capacity to break it down into individual elements so that's one e-, example of a of an office building er you're building on those sorts of principles another example influenced by Scandinavian attitudes to floor plates is the Ark you'll know it's now occupied this was a building that was supposed had a had a n-, a nominated tenant and i can't remember who it was it might have been Pepsi North American company sm1145: nm1141: sorry sm1145: Coca-cola nm1141: Coca-cola it was r-, okay and they withdrew after the building had been built it's now let to Seagram which is a games North American games people that's the floor plate with the bit you never see this is based on what's call-, it's combined cellular and what's called open- plan they call the combi layout it's a Scandinavian system and you can see that you've got a floor plate that is roughly speaking as i as i remember it about twenty metres side to side but a lot of common space an atrium here er with an extraordinary internal openness about it so these are some of the if you like the innovative design ideas impact on this the building though proved very hard to let once the nominated tenant er pulled out it was it was vacant for something like s-, five six years and i believe had to have quite a lot of alterations done to it does anybody know i've i haven't this is as it was before it was let sm1146: nm1141: [laughter] okay well never mind okay also very influential er is this building the headquarters of S-A-S er designed er by Niels Torp er and again think about this question of how people are working the different organizational layouts the structures of organizations this is essentially laid out as a street again i believe this building has i don't know if i have the figures here about fifty-thousand square metres and there's a street running through it and then the offices are laid out on either side if we begin to home in on that thirteen er i can safely do this can't i see if i can focus it for you a bit better thirteen is an auditorium fourteen is a library fifteen if we can find it is a servery servery er what's sixteen sixteen is staff dining seventeen that's there er seventeen is guest dining eighteen er directors' dining so we've still got a bit of hierarchy creeping into here number ten here we've got a club room we've got a pool we've got a gymnasium we've got a sports hall [laughter] we've got health and fitness you er fancy working in this building you know all of this is laid out on the ground floor of this building and then above it you have the offices so that's the image you get of this building is constructed there's the er the the public space or if you like the the er the the the the private er semi-public domain of of all members of staff and then the offices on either side now think about that in the context of changing patterns of work this is a building which in theory you know if you've got staff coming and going if you want to keep workers happy employees happy this is offers huge possibilities doesn't it i-, for er you know exchange of ideas for relaxing and so on and the significance of this is sorry we just go back to that this is the architect or or er Niels Torp is the architect who B-A commissioned to design their headquarters at Heathrow which although i haven't been in it i'm told is like this this is the configuration they've adopted and then just think again about something about Heathrow building fifty- three-thousand square metres which was to er accommodate two-thousand members of staff some of you are doing a site planning project might like to reflect on this that essentially means er what nineteen square nineteen twenty square metres per member of staff within two years B-A now intend that building being occupied by five-thousand people which implies ten square metres eleven square metres per person a huge increase in efficiency within this building w-, how are they doing it they're doing it because of course not everybody is permanently there we have hot-desking we have sharing er hotelling if you like booking in space and that's the trend we're seeing and buildings like this begin to offer the opportunities for that sort of approach to working to work very effectively because you've got shared space meeting space so on and so forth okay what's also er impacting on us er into er the nineteen-nineties is the whole issue about the concern for er green buildings er you know energy conservation you haven't got this but er this is a building designed er again i believe by one of the ex-partners of Arup Associates it's on Stockley Park what you see here is the building is in the middle there is no atrium but the the whole building is encased in glass and the atria are kind of internal external atria they're there and there so the building is cooling er it's using this external space to act as a sort of a a buffer between solar gain natural ventilation and so on so a lot of emphasis beginning to show in the nineteen-er -nineties for green er energy conscious buildings but i'm going to be a little bit circumspect about that er in a minute okay i'm not going to say er anything i think about offices in the city but i think you can reflect the kinds of things i've been saying are going to c-, clearly going to have an impact on the kind of environment that er we create within our urban areas let's then move towards er some er conclusions i've included this office quality circle in your handout i want you to reflect on it and reflect on it in the context of time as well what this is saying is that office quality this was came from a journal article in the nineteen-eighties but it's come and to be more and more true isn't just a product of a dialogue if you like between the developer and the architect but there are different players in this process the developer the designer the individual user increasingly becoming concerned that individuals you know if if if an enterprise its value is derived from its members of staff if the staff are its asset then organizations are going to be very concerned to satisfy meet the expectations of those highly qualified staff so you've got individual users you've got the user organization maybe the facilities manager the the person or the groups responsible for how well the organization as a whole is using and utilizing and operating from a building you've got the property owner you've got the investor you've got the owner all of those are different players if you like in the business of producing er office buildings owning managing occupying office buildings and also we've got a whole range of considerations to take into account the running costs er the nature of the lease the move if you like from the twenty-five institutional year lease institutional fully repairing and insuring let it off forget about it sort of attitude of the institutions to realizing that you maybe got to actively manage your building capital costs building appearance user comfort user control health and safety productivity we've been talking about different organizations and working office shape this diagram kinds of encapsulates if you like the the complexity of er er what you got to design for er in er in in developing offices we've got something which you need to hold in your mind changing market conditions your pic-, market conditions of the nineteen-sixties were different to the seventies were different to the eighties were different to the nineties that's a dynamic if you like to this whole issue which we need to remember er what have we got beyond two-thousand here we are two-thousand what what's holds in store for us the likelihood is continue uncertainty continuing unpredictability if you remember that first diagram i showed you i handed out just reflect on that the bottom line in each case mixed use buildings we'll talk about that later on downsizing organizations hotelling flexitime what does all this bring e-commerce you know what's the impact of that going to be on office demand systems what sort of systems do we have I-T convergence not quite sure i know what that with emphasis on natural more entil-, more emphasis on natural ventilation natural lighting er finance how are buildings financed some of you know a hell of a lot more about that or will do than i do culture office culture the idea of flexitime flexiplace group working employer welfare i mention this the fact that these north European standards legislation might well come in and impact on us networking how do people work and relate to each other don't know whether i've got it here this overhead which copy of which you've got highlights some of the things we've been talking about an emphasis four types of European buildings maybe on one the emphasis on users maybe you see that with the Centraal Beheer maybe you see it with Niels Torp's building maybe you see it with Ton Alberts' building in er in in the Netherlands conversely we've got the emphasis on the exchange value designing office buildings because they're speculative it's how much can we get for them that's the driving force we've got some that reflects if you like the developers' outlook rather than the occupiers' outlook we've got some examples of buildings which are designed as as image statements i tri-, wanted to show you a slide of er the B-M-W headquarters building in Munich but it's done at night- time and is a bit dark but it i talked about last week Natwest and it's logo B- M-W's logo is the floor plate of their building in Munich and maybe there's a synthesis coming maybe you see in buildings like er B-A hes-, headquarter building the synthesis if you like er of er er user value exchange value some notion of business value what kinds of buils-, buildings are really going to suit the buil-, the business itself to perform er to maximize its er potential so that's if you like some of the er some of the trends er i think i just want to show you er one more er and coming in to all of this of course is new ways of providing and accommodating er themselves you know organizations saying well we don't actually want er to own a building we don't want to rent a building on a long lease we're attracted by the idea of perhaps getting somebody else to provide all we need the Regus kind of er operation so all of these are changes that are underway when it comes to er offices which you need to be aware of just to close then with a a few more er three more i think slides er just to bring you right up to date here we have er Brindley Place development it illustrates a scheme which is mixed use er which er comprises offices and leisure uses and so on er sorry if i just go back a second think got these out of order this building here is the headquarters locally of B-T where they experimented with their B-T two-thousand office which some of you might have heard about which builds on these ideas of hotelling and hot-desking that's the interior atrium of that building this building is the that's the B-T this building is the one which has just won the er office British Council of Office's award for the best office building in the year two- thousand er and in the middle we have this cafe which kind of encapsulates this whole idea maybe that it's no longer just the workers going to the office staying in their desks all day we've got a much more er diverse and richer kind of er working culture and environment er one of which there's the cafe er one of which is saying well really we can sort of er live out on the streets we can telework we can hook our computer we've got our our mobile phone which we can receive e-mails on you know we don't need the office in the same way er as we did er in the past which brings us back to where we began our Dallas with all its offices and our guy working from a desk in some cafe it might be Greasy Joe's it's more likely to be some a pleasant wine bar er doing all he needs in some kind of relaxed informal way meeting his colleagues it's not to say that we don't still need office space but the scale of the demand for office space the kind of offices we like er is is perhaps going to be very different and that has implications for that stock of office accommodation how usable is it how adaptable is it how far is it going to meet the needs of the next ten twenty thirty years because those buildings on those criteria of seven Ss those structures could be there in seventy years time what are we going to do with them that's another story okay thank you for your patience er think you've got a lecture what's your next lecture it's not me next week