Yorkon News Archives

25/05/2004 – Office building design - tips for specifiers

Getting Started

Learn about the benefits of modular building. Benefits for office buildings include safer sites, better quality, less disruption, improved levels of insulation, less wastage of materials and faster programmes. How can these advantages benefit your organisation? Try to put a value on the advantages – even if the quantity surveyors can't.
Look at other applications of off-site construction. This will help you see just what's possible. Don't limit your assessment to buildings in your sector – learn how other organisations have benefited and used modular construction, from housing and hospitals to supermarkets and airports.

Setting the Specification

Be clear about your objectives. Stick to them and share them with the whole team.
Set realistic cost parameters. Ensure buy-in from the whole team. Be honest.
Set the design criteria. A data sheet for each room is an invaluable tool. Specify detailed elements such as the number and location of power points, lighting levels, flooring type and target running costs. This will help ensure the design meets your specific requirements from the outset and will help you compare tenders. A good modular building manufacturer will assist with this process.

The Design

Aim for quality office building design and innovation. Push for a higher standard of facility.
Do not use traditional office construction as the benchmark. Yorkon believes the standards are too low.
Involve the modular building manufacturer from the outset. This will help make sure you get the best out of modular office building. Get the team to think ‘Production not Construction'. We are not changing the materials, just the process. The manufacturer should be willing to work as part of the client's design team and participate in design workshops.
Consider claddings for a bespoke or consistent appearance. Modular office building is NOT restrictive in terms of design or layout. Design variations can include the addition of brick, timber, terracotta tiles, full height glazing or rainscreen cladding and a range of roofing options.
Look at marrying together traditional and modular elements. Two modular office buildings can be joined by a glazed atrium roof, for example.

Selecting the modular building manufacturer

Visit the factory. Make sure you are clear about how the modular system works and the controls that are in place; what happens and when, and the financial stability and experience of the manufacturer.
Always take up references.
Look at the manufacturer's track record. Ideally the manufacturer should have relevant experience in office building and be familiar with the issues affecting your organisation, such as how to minimise disruption, and IT requirements.
Look for independent approvals. The modular building system should have independent endorsements for quality, fire, acoustics, and insurance, and should be accredited by the BBA (British Board of Agrement). The manufacturer should also have ISO approval for the WHOLE process, not just one or two elements. Ask to see the certificates for verification.
Do not buy on price. Ensure you are comparing cost estimates for office buildings that are like for like and that you are looking for best value – low running costs, low maintenance and longevity.
Assess the thermal efficiency of the office building. The modular system should be designed to minimise air leakage and conserve energy. Always ask to see copies of test results.
Be exact and stringent that your specification is met.

After Completion

Monitor and evaluate. After the offices have been handed over, collect data about running costs, how the space is used, and the quality of fitting out. Was the project delivered on time and to budget? If not, why not?
Use this information. This data and the lessons learnt will be invaluable for setting the specification for your next modular office, or indeed, traditional project.

For further information on the advantages of off-site construction for office buildings, call Yorkon on 01904 610990 or email contact@yorkon.com.