space provision buildings
be many drivers and so a basic objective is to identify the key drivers for space and to determine if they will apply over the medium to long term. Plans must then reflect this understanding as well as provide some degree of flexibility and adaptability. The drivers for space into the future
have therefore to be understood, with a balance struck between what the organisation needs and what it can afford: it has to be realistic. This concept is the organisation’s sustainable space provision. The idea is not new and applying the principles ought to be an automatic, integral part of the design process for all new buildings. A greater challenge lies in dealing with the enormous stock of existing buildings that will increasingly fail sustainability criteria and render themselves obsolete.
Affordable space
Sustainable space provision is synonymous with sustainable building. The functional and operational requirements of occupants, users and other stakeholders must be balanced with affordable space, taking into account environmental impact, energy use and long-term operational costs. Sustainable space provision therefore replaces the practice of right-sizing with a longer-term
and more developed understanding of what is needed. Allowance for growth and/or reduction in the demand for space and its phasing over the lifetime of the building is part of the assessment of sustainable space provision. Space is rarely, if ever, provided for
free, even if some organisations choose not to charge for its use. Evaluating total cost, which includes facility-related services, is necessary to identifying those spaces offering best value and those that do not. Organisations with a geographically-dispersed portfolio have looked at where they generate best value and have acted accordingly. In some cases, it has meant large-scale restructuring and moving operations from one continent to another. Despite the limitations, many
organisations will continue to measure space utilisation and use it as a benchmark; perhaps, it has some value after all. Knowing that certain space is utilised, on average, 69% of the time is a measure of value received; but what else is it telling us? If the aim is to drive up levels of utilisation then comparing like with like within and outside the organisation – a simple form of benchmarking – should help to pinpoint issues worth investigating. The trouble with this approach is that it is bottom-up and saying ‘this is the space we have’
and ‘this is the extent to which it is used’. The bigger questions of ‘do we really need it?’ and ‘can we afford it?’ are not addressed.
If an organisation does not align its space provision with its strategic plans then it is bound to come unstuck. For ‘strategic’ read bigger picture and for ‘plans’ read longer term.
Act now, benefit into the future
If an organisation does not align its space provision with its strategic plans then it is bound to come unstuck. For ‘strategic’ read bigger picture and for ‘plans’ read longer term. The problem is, more often than not, the wrong kind of space for intended functions and activities. Buildings designed for a purpose other than their present use is commonplace and the only way forward is to dispose of them quickly. The questions that have to be asked therefore are ‘what do we need to sustain us into the future?’ and ‘what can we afford?’ The answers will go a long way towards turning anxiety over what must be done into a more agreeable ‘what we would like to do?’ Pragmatic realism holds the key to a more sustainable future.
About the author
Dr. Brian Atkin, is director of The Facilities Society, and an internationally renowned researcher and author of numerous papers and books on FM.
Control without boundaries
Monitor, manage and control FM anywhere with Concept Evolution™, the fully web-enabled, complete CAFM solution, from FSI.
Concept Evolution™: Fully web-enabled CAFM solution Implement regardless of borders Accessible from anywhere Easy and cost effective to deploy Simplifies IT requirements
Let us help change your world. T: +44 (0)1708 251900 E:
info@fsifm.com W:
www.fsifm.com
www.pm-select.co.uk l july/august 2010 l Property Management Select l 15
Page 1 |
Page 2 |
Page 3 |
Page 4 |
Page 5 |
Page 6 |
Page 7 |
Page 8 |
Page 9 |
Page 10 |
Page 11 |
Page 12 |
Page 13 |
Page 14 |
Page 15 |
Page 16 |
Page 17 |
Page 18 |
Page 19 |
Page 20 |
Page 21 |
Page 22 |
Page 23 |
Page 24 |
Page 25 |
Page 26 |
Page 27 |
Page 28 |
Page 29 |
Page 30 |
Page 31 |
Page 32 |
Page 33 |
Page 34 |
Page 35 |
Page 36 |
Page 37 |
Page 38 |
Page 39 |
Page 40 |
Page 41 |
Page 42 |
Page 43 |
Page 44 |
Page 45 |
Page 46 |
Page 47 |
Page 48 |
Page 49 |
Page 50 |
Page 51 |
Page 52 |
Page 53 |
Page 54 |
Page 55 |
Page 56 |
Page 57 |
Page 58 |
Page 59 |
Page 60 |
Page 61 |
Page 62 |
Page 63 |
Page 64 |
Page 65 |
Page 66 |
Page 67 |
Page 68 |
Page 69 |
Page 70 |
Page 71 |
Page 72 |
Page 73 |
Page 74