110 | INTERIORS Studio DB Interiors Office spaces very different post-Covid Richard Loader Studio DB is designing more multi-purpose workspaces where the emphasis is on collaboration, learning and socialising rather than “putting bums on seats,” says, Pierre Ferrandon from Studio DB. What will the office space look like in a post Covid world? Very different, according to Pierre Ferrandon from Studio DB. And as commercial leases come to an end, considering that the vast majority of offices are not currently fit for purpose for this new world what do both business owners and commercial property owners need to contemplate? The hybrid workplace model is one key trend, according to Pierre, which sees employees work part time in the office and part time from home and/or a co-working space, and looks to be the dominant model many businesses are adopting. It’s been a significant trend in London and Europe in general with the Paris property market dropping in the past year and the regional property market increasing significantly in France. “Prior to Covid every employee had a desk and workstation. Now we are seeing more fluid workplaces where that ratio might be anywhere down to one desk and workstation for every two employees. So from 80% desk and workstations and the remainder shared space – collaboration and shared areas and meeting spaces – this ratio is now more like 50-60% shared space. This has seen Studio DB designing more multi-purpose workspaces where the emphasis is on collaboration, learning and socialising rather than “putting bums on seats,” he says, along with the rise of flexible workspaces. Flexible workspaces are defined as places where employees can plug in and work and it’s something that more landlords are offering to attract tenants in a post Covid world. Pierre cites Precinct Properties, which has purchased Generator co-working space as a good example. “Typically companies have had to lease more space than they generally need to cater to periods of high demand. Flexible workspace solves this problem as they can upscale or downscale as need be. So they might lease a floor on a long-term basis but then in the building there might also be some flexible workspaces that employees can use as need be. This means companies can lease a smaller footprint that is better designed and reduce their costs in the process.” With 15-20% vacancies in commercial space in Auckland in non core CBS assets, particularly in the lower grade property, post Covid there has been a shift to the suburbs to smaller office and serviced office or flexible workspaces so people can work closer to home. Landlords are also investing in things such as end of trip facilities to provide readyto-go commercial buildings for tenants. “Typically companies have had to lease more space than they generally need to cater to periods of high demand. Flexible workspace solves this problem as they can upscale or downscale as need be.” Pierre says for employers offering great workspaces that cater to the post Covid trends will be even more important once the borders open, which he predicts will see a flood of young professionals head offshore for their OE finally creating yet more pressure on the New Zealand labour market. Pierre points to recent projects undertaken for Black Bull Market, which saw the company invest in a workplace interior fit-out with a hospitality feel, including whiskey bar and large aquarium, to attract the right talent. Another trend for workplaces is rather than have one large headquarters companies are instead opting for multiple satellite offices. A strong reflection of the company’s values, brand and purpose is important. It’s something Studio DB has also considered, recently re-branding to better reflect its 55 years history and scope of work, which includes strategy, design and construction. Sustainability is also a growing trend and will continue to become more important for companies when they are looking at choosing their next office space, says Pierre. As businesses are increasingly required to reduce their carbon footprint, they will also be considering how an office space will impact this. Among the key trends is also making sure a workspace is accessible to all people, including those with disabilities, to ensure valuable talent is not lost. Pierre says that while pre-Covid many employers viewed their premises as a necessary evil rather than a tool for productivity this is changing. Also for the first time there are now five generations working side by side due to increases in life expectancy and time spent in the workforce. “Office expense is normally around 7% of a company’s total costs and workforce makes up 80%. So it doesn’t make sense to try to reduce costs around a workplace as it can make such a huge impact on people and their productivity. “In a post-Covid world staff attraction and retention will be a key challenge so the workspace should be a major focus for all businesses.”
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