GLW Workplace Profile

GlasgowWorkplace Profile

CATALYST

Glasgow Workplace Profile Q1 2014.


Contents. • Office Portfolio.

• Office Space.

• Occupier Profile.

• Space Analysis.

• Workstyle Analysis.

• Utilisation Analysis.

• Workspace Analysis.

• Occupancy Costs.

• Workplace Models.

• Workplace Metrics.

• Workplace Trends.

Office Portfolio.The workplace study is focused on a portfolio of office buildings

located within the Central Business District and Broomielaw.

47Buildings

150Offices

330Floors



Central Business District & Broomielaw.

Blythswood

Square

George

Square

Queen St

Station

Central

Station

Argyle Street

St Vincent Street

Broomielaw

West George Street

Hope Street

Buchanan Street

Pitt Street

Queen Street

Waterloo Street

The quality of the 47 office buildings and size of the

150 office suites are illustrated in the charts.

Office Space.


A21 Buildings

180,751-sq.m

61%

B17 Buildings

79,337-sq.m

27%

C12%

0

10000

20000

30000

40000

50000

60000

<500 sq.m 500 to

1,000

sq.m

1,000 to

2,000

sq.m

2,000 to

3,000

sq.m

3,000 to

4,000

sq.m

4,000 to

5,000

sq.m

5,000 to

7,000

sq.m

7,000 to

9,000

sq.m

>9,000

sq.m

23

45

34

15

13

4

10

sq.m

Quality.Grade A, B & C.

Size.Size category & number of office suites.

3

3

9 Buildings

35,214-sq.m

295,302sq.m NIA


The workplace study analyses the office space occupied by 121

businesses within 8 industry sectors employing 23,864 FTE.

Occupier Profile.


0

1000

2000

3000

4000

5000

6000

7000

8000

Banking

Corporate

Energy

Finance

Insurance

Professional

Public

Technology

Space.SQ.M by sector – Private 80% Public 20%

0

10000

20000

30000

40000

50000

60000

70000

80000

90000

100000

Banking

Corporate

Energy

Finance

Insurance

Professional

Public

TMT

Headcount.FTE by sector – Private 83% Public 17%

FTEsq.m

121 Businesses

23,864 FTE



Glasgow IFSD.

The primary use of the office space and the population & workstation

densities are illustrated in the charts. 25,186 workstations are provided

for 23,864 FTE within the open plan and cellular workspaces.

0

20000

40000

60000

80000

100000

120000

140000

Open Plan Cellular

Office

Ancillary Flexible Support &

Storage

Services Circulation

Space Use.Space use – by category.

41%

14%11%

5%

14%

2%

13%

0

1000

2000

3000

4000

5000

6000

7000

8000

9000

10000

< 10-sq.m 10 to 12-sq.m 12 to 14-sq.m > 14-sq.m

Density.FTE population density – by range.

36%

29%

24%

11%

sq.m FTE


Space Analysis.

12.3 sq.m FTE

11.7 sq.m Desk

Population

Workstation


The results of a survey to identify current and emerging workstyles

are illustrated in the diagram. The analysis is based on a sample of

9 occupiers with 4,435 FTE in 58,542-sq.m.

A

13%

B

13%

C

2%

D

22%E

20%

F

19%

G

8%

H

3%

IF

26%

IM

24%

IEM

39%

EMF

11%

Workstyle ATeam anchor

Workstyle BProcess worker

Workstyle CCustomer facing

Workstyle DKnowledge worker

Workstyle ESpecialist/ expert

Workstyle FManager/ executive

Workstyle GNomad/ traveller

Workstyle HHome/ remote

IFInternally

fixed

IMInternally

mobile

IEMInternally &

externally mobile

EMFExternally mobile

& fixed

Traditional.Workstyle % by FTE.

Modern.

IF

20%

IM

20%

IEM

44%

EMF

16%

Agile.

Workstyle Analysis.


60%Agility Ratio


0

10

20

30

40

50

60

70

80

90

100

6am

6.30am

7am

7.30am

8am

8.30am

9am

9.30am

10am

10.30am

11am

11.30am

12noon

12.30pm

1pm

1.30pm

2pm

2.30pm

3pm

3.30pm

4pm

4.30pm

5pm

5.30pm

6pm

6.30pm

7pm

7.30pm

8pm

8.30pm

9pm

The results of electronic monitoring and people count surveys

are illustrated in the charts. The utilisation survey is based on a

sample of 7 occupiers with 2,997 FTE in 36,248-sq.m.

Occupancy. Typical daily occupancy profile.

0

10

20

30

40

50

60

70

80

90

100

Open Plan Cellular Office Ancillary Flexible

Workstations.Average & Peak utilisation at workstations.

58%

68%

54%

34%

9am 12 2pm 5pm

45%

21% 20%15%

Ave

Peak

3,308Workstations

2,076Work Positions

%

Utilisation Analysis.


%

Empty

52%

to

67%

Average

33%

Peak

15%

Average & Peak utilisation across

all workstations, desks and work

positions (total 5,384).

33%Average

48%Peak


Workstation Utilisation.

Applying the results of the space analysis and utilisation analysis for the 7 occupiers

with 2,997 FTE and 5,384 work positions in 36,248-sq.m illustrates average space

utilisation at 48% (17,400-sq.m) and peak utilisation at 70% (25,400-sq.m).

Workspace Analysis.

0

2000

4000

6000

8000

10000

12000

14000

16000

Open Plan Cellular

Office

Ancillary Flexible Support &

Storage

Services Circulation

sq.m.

Average

Peak

Unoccupied

Space Utilisation.Average & Peak utilisation by space category – sq.m NIA.

0

5

10

15

20

25

30

FTE Desk Peak Ave

Density.2,997 FTE/ 3,308 workstations/ 36,248-sq.m.

HeadlineUtilisation

EffectiveUtilisation

10.9 12.1

20.9

26.8

Effective Density.

Population density adjusted to reflect actual

workstation utilisation at 45% average and 58% peak.


48%Average

70%Peak


Space Utilisation.

IPD Cost Code analysis of the property occupancy costs for the

150 office suites at 295,302-sq.m provides a total occupancy cost

of £179.3m/pa (excluding business support, ICT and VAT).

Occupancy Costs.

0

10,000,000

20,000,000

30,000,000

40,000,000

50,000,000

60,000,000

70,000,000

80,000,000

90,000,000

Rent Rates Service Charge Adaptation &

Equipment

Building

Operations

Management

43%

16%

9%

5%

Cost Measures. Portfolio average £607-sq.m/pa and £7,466 FTE/pa.

24%

3%

0

100

200

300

400

500

600

700

800

900

1000

Grade C Grade B Grade A Average Peak

Benchmarks. Grade A, B & C; plus portfolio average & peak costs.

£607-sq.m

£750-sq.m

Manage

Operations

A & E

Service

Rates

Rent

£662-sq.m

£537-sq.m

£482-sq.m

A, B & C Averages Portfolio



Glasgow IFSD.

Occupancy Costs.

£5,929FTE/pa

£6,605FTE/pa

£7,466FTE/pa


Grade C. Grade B. Average.

Based on average 12.3-sq.m FTE

£537-sq.m£482-sq.m £607-sq.m


Grade A. Peak.

£8,143FTE/pa

£9,225FTE/pa

£750-sq.m£662-sq.m

Apply the workstyle analysis and utilisation analysis to the

average workplace KPI’s to illustrate the impact on the demand

for office space and property costs.

Space Agility:

% of NIA allocated/ shared/ collaborative/ other.

Traditional.12.3-sqm FTE @ 1:1 desks

Agility 50/5/16/29

£7,466 FTE/pa

Modern.10-sqm FTE @ 80% desks

Agility 35/15/25/25

£6,070 FTE/pa

Agile.8-sqm FTE @ 70% desks

Agility 25/20/30/25

£5,200 FTE/pa

-20% space

-20% costs

-35% space

-30% costs

Technology

Working Practices

Office Design

Technology

Working Practices

Office Design

Workplace Models.


WorkstationUtilisation.

All work positions

33 %

Occupied

33% Ave

48% Peak

Unoccupied

52%

PopulationDensity.

sq.m FTE

12.3

Low

High

Ave

18-sq.m 0-sq.m

WorkstationDensity.

sq.m Desk

11.7

Low

High

Ave

18-sq.m 0-sq.m

SpaceUtilisation.

sq.m NIA

48%

Occupied

48% Ave

70% Peak

Unoccupied

30%

DeskUtilisation.

All desks

42%

Occupied

42% Ave

59% Peak

Unoccupied

41%


Workplace Metrics.

SpaceUse.

% NIA Allocated

WorkforceAgility.

FTE Mobility

60%

Internally

Mobile

Internally

Fixed

Internally

& Externally

Mobile

Externally

Mobile

OccupancyCosts.

£ FTE/pa

£7,466

£4,500

£9,500

Ave

£12,000 £0

OccupancyCosts.

£ sq.m/pa

£607

£482

£750

Ave

£1,000 £0

CostMeasures.

Rent % Total £

43 %

Service

Charge

Operations

A&E

Rent

Management

Rates

50%Other

Shared

Allocated

Collaborative


Workplace Metrics.

Occupancy Costs.

£4,940FTE/pa

£12,000 £0

£5,680

£4,200

Space Utilisation.

sq.m NIA

Space Use & Density.


Occupied

80%80% Ave

95% Peak

7.0sq.m FTERange: 6 to 8-sq.mDesk ratio: 50 to 70%

Other

20%

Allocated

10%

Collaborative

40%

Shared

30%

25% to 45%Cost Reduction

35% to 50%Space Reduction

Workplace Trends.

www.catalystconsult.co.uk

GLW Workplace Profile

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