Insights from the forefront of future of work thought leadership

Spec fitouts are a shrewd means for breathing new life into dead properties. While a property manager may be able to see ‘beyond the cobwebs’ to the hidden value of a less than perfect space, potential tenants might sometimes need a little more help. That’s where a spec fitout can be extremely useful.

With a spec fitout, you get to provide a little bit of gloss and functionality without going overboard. Think of it as the first stage in a refit before the individuality and cultural specifics of a tenant company are put into place. Spec fitouts are particularly practical for B-grade properties or older hi-rise buildings. Axiom’s own HQ is a perfect example of what can be achieved in a structure that was considered less than ideal but now serves as a showpiece for state-of-the-art workspace design.

If you’ve got a commercial space you’re having trouble leasing, you may be tempted to quickly commit to a company to complete a spec fitout; after all, time is money, especially when it comes to the rental market. But, there are some very important things you need to consider before taking that leap. By doing so, you ensure your spec fitout doesn’t turn into a ‘spec blowout’.

1. Can they deliver within an extremely tight timeframe and budget? 

Every moment your property sits on the market without a tenant, you lose money – we don’t need to tell you that. Consequently, you should ask your spec fitout company how quickly they can deliver on fitout promises and whether they can work within the budget you’ve allocated. If you can’t find alignment with costs and turnaround time, then you need to either find another fitout transformation partner or reconsider your budget and timelines, as they may not be achievable.

2. Do they understand the needs of tenants across various industries?

No company meets a one-size-fits-all template but that’s exactly what you’re trying to do with a spec fitout. At the very least, you’ll want to create an attractive workspace that has the potential for any company to mold into their own vision – and that includes companies across many different industries. By partnering with a fitout company with a broad range of experience across a variety of sectors and industries, you help ensure your spec fitout has across-the-board appeal to catch more potential tenants in your net.

3. Can they creatively overcome challenges with minimal fuss (and dollars)?

Whatever can go wrong will go wrong – that seems to be Murphy’s Law when it comes to any kind of property renovation. So why should spec fitouts be any different? They’re not. The value you get from a spec fitout company is the know-how they possess to overcome stumbling blocks with creativity and smarts. Do they have the runs on the board of overcoming challenges without spending an arm and a leg?

4. Do they have the insight to identify and accentuate the positives of a property?

There are a number of desirables when it comes to commercial property – natural light being a high priority. Your spec transformation company should be able to cast an eye over a space and spot the attributes that can be emphasised or introduced. For example, a skylight in a particularly dark corner may be less expensive than you think, or the removal of just one wall could make the space so much more functional. A good fitout company will be able to see all the best moves to make.

5. Are they up-to-date with workplace trends and desirable design elements?

Property advisers have their fingers on the pulse when it comes to property trends but the nitty-gritty of workspaces – little details such as the space around workstations and the placement of the watercooler – are the domain of workspace design specialists and, consequently, should be entrusted to those in the know. Your spec fitout company should understand the psychology behind workplace design and the direction in which workspaces are heading, so your property will stand out from the rest.

The company you engage to perform your spec fitout may be able to talk the talk – but can they also walk the talk? Don’t be scared to do some digging. Ask the questions we’ve mentioned above, and also request that you see evidence. Any fitout transformation partner worth their salt will fully appreciate the due diligence you undertake in turning your property from a diamond in the rough.

Want to see what Axiom can do with spec fitout? Take a look at our Design File: hipages   

It might be an unfamiliar scientific word, but if you’ve recently moved into a new office or joined an organisation that boasts a contemporary fitout, biophilia should have made a meaningful contribution to the ideas, philosophies and aesthetics underpinning the final design.

Biophilia is best explained, literally, as meaning a love of nature or a love of life or living systems. In the early 1980s, American biologist Edward Osborne Wilson created a philosophy and resulting book called The Biophilia Hypothesis, an ingrained affinity between humans and our natural world. Many of the world’s leading universities have also conducted numerous studies into biophilia but, as studies have moved into the biological including psychology, we’ve learnt more about how it can impact workplace productivity and satisfaction.

In a report by Interface Design, Human Spaces Report: Biophilic Design in the Workplace, psychologist Sir Cary Cooper explains the relationship between workplace design and biophilia as “an innovative way to harness this affinity in order to create natural environments for us to live, work and learn [in]. By consciously including nature in interior or architectural design, we are unconsciously reconnecting; bringing the great outdoors in to our constructed world.”

In layperson’s terms, workplaces incorporating natural plant life are likely to be happier, more productive workplaces.

Offices that successfully incorporate the principles of biophilia into their workspace design are likely to create more productive and satisfying places for their employees compared to offices without natural plant-life. The beauty of this type of design is you don’t need to completely overhaul your present space to bring the natural world into yours.

How do you give your workplace a natural face-lift? We’ve provided you with some simple ways to introduce – or increase – the foliage in your office without smashing your budget to smithereens or taking you beyond a messy point-of-no-return.

Incorporate a living wall or vertical garden

As housing affordability issues increase, more people are turning to apartment living, especially in inner city areas. Along with this, the opportunities to cultivate traditional gardens diminish, yet the desire to create personal green spaces remains strong. One of the more innovative solutions for incorporating natural plant-life into our increasingly cramped private and workspaces is the vertical garden – or living walls, as some might call them.

The beauty of a vertical garden is it can be as big or as small as you desire. Possibly start with a relatively compact space and give yourself the scope to expand the size of this garden as it flourishes, and the productivity and employee satisfaction benefits start to materialise.

The maintenance of a living wall can also give your people the opportunity to take more ownership around the office, offering their input into the design of other creative vertical garden ideas around the workspace.

“We should pay homage to our tradies.” 
Jodette Cleary, Chief People Officer, hipages

As Australia’s number one site for hiring tradies, hipages wanted to redesign their Sydney-based headquarters to make it feel like a second home to their staff. A typical corporate space, the office needed a homely readjustment to bring the aspects of home and work together and optimise employees to their fullest.

Before Axiom…

The original hipages office space was a traditional corporate space that lacked natural light and distinctly felt like a place away from home. With the goal of creating a sense of home, the hipages headquarters provided the perfect canvas for the Axiom Workplaces team to employ creativity and think beyond the usual design for corporate spaces.

Axiom’s Managing Director, Shane Hales, describes the undertaking as “applying creative thinking to not only align with our client’s commercial objectives but to create that unique environment of an unconventional workplace design.”

First impressions are important and, in keeping with this philosophy, Axiom wanted to create a memorable experience for hipages staff, clients and visitors when entering the main floor.

Axiom’s Senior Workplace Strategist explains the team’s approach: “We had to ‘de-corporatise’ the space to get that homely feel. The most important thing was in the selection of the details – things that you would see at home. All the little details came together to make up the full picture.”

“You don’t often see this attention to detail in corporate projects, and it’s usually a removed decision-making process. But not with this project.”

The structure of the building had potential, already standing head and shoulders above most corporate spaces in Sydney. It housed a balcony, with ability for a second one. But the existing balcony was a sorry sight, in desperate need of a makeover. This was a challenge relished by Axiom’s design team.

After Axiom…

The team drew design inspiration from the exterior of a typical house – with brick cladding – but combined it with state-of-the-art technology. The lobby was stripped-back to project the hipages logo onto the floor, to signal innovation but also authenticity. The colours echo those in the hipages corporate palette. The entrance is a typical domestic front door, beginning the immersive experience and reinforcing the feeling of having arrived at home.

“Even the door framing was chosen for domesticity, rather than the typical aluminium framing, And the choice of carpet was soft and luxurious, the kind of carpet that makes you want to throw off your shoes and sink your toes into it.”

The real heart of the project and hipages home was the kitchen and adjacent ‘family’ rumpus room, together making it the team’s ‘town hall’. The area has multiple access points to avoid congestion, and an extended island bench ensures there is sufficient space for catering during hipages’ famous team functions.

Both of these casual time-out spaces are positioned away from general work areas to provide staff with the permission to truly relax, while not being concerned their actions and conversations may be distracting co-workers.

Axiom was inspired to create a piece of wall art with the hipages team as artists, something that is visually interesting but does not dominate the space. This artwork is also a sneaky method for concealing a base building services door, while having some abstract fun.

On hiding other unsightly and high-rise sights, “We hung curtains over the building services cupboard so instead of being greeted at reception with the firedoor and hydraulics, it’s all covered up with a floral curtain. That also helped to soften everything.”

To bring in natural light, Axiom took advantage of the balcony, terrace and deck area to provide a softer visual impact. It was decided to cover the side walls in murals that reflected the workstation screen colours, effectively melding the outside and inside to make it feel like one seamless space, and to extend the office outwards and provide an opportunity for staff to work in the fresh air – weather permitting.

Centralised recycling stations were installed alongside the hydration stations and printing facilities. Existing furniture and partitioning was all re-used where it was feasible to meet the requirements. Bringing fresh, green plants into the space is yet another homely touch that invigorates and provides health benefits for everyone.

When asked for the most satisfying element of the hipages project, the Axiom team says, “Reflecting the client’s personality. You walk in and it really feels like hipages home.”

At a glance…

• • Designed to visually reflect brand
  • Homely integration to a corporate space
  • Green elements to emphasise natural element
  • Sustainable practice

“We shape our buildings; thereafter they shape us.” 

– Winston Churchill

There are many things we may assume when it comes to workplace or office design. For instance, we might believe an open plan layout suggests a modern mindset, or incorporating a ping-pong table into the office demonstrates we are edgy and dynamic to young people, or that piping chill-out music through the workplace will help your team relax.

But what if the nature of your business requires heavy concentration with minimal distraction? And what if nobody is going to use the ping-pong table, whether they are young or not? And what if some of your people find chill-out music incredibly irritating? This is where your workplace design and company culture are more important than you think.

Instead of assuming what is best for your workplace and following a template of ‘cool things’ as dictated by other businesses around the world, your office or workplace design should be grounded in evidence that is specific to you and – even more specifically – specific to the nature of your particular site, if your organisation is spread across multiple locations.

This is the difference between evidence-based design and assumption-based design and it can be the difference between having a new design that works for you or is merely a waste of time and dollars.

What is evidence-based design?

Evidence-based design is the process of configuring your office around the culture of your organisation and the way you work, rather than forcing your team to work around an imposed design scheme.

When evidence-based workplace design is correctly actioned, your office redesign or relocation project has the ability to enhance productivity and help your people achieve more. According to Envoplan in the UK, implementing evidence-based office design can even result in real-estate savings, often saving space by up to 30 percent.

The process of collecting then evaluating the evidence to inform your design is a process that needs to be enacted by professionals. By choosing a professional workplace partner, you ensure the appropriate evidence is collected and then applied in the best manner. However, you can start by asking yourself some of the questions a workplace design partner will be asking to move you into the next phase in your company’s evolution.

What is your workplace culture?

Now really think about this question. In fact, you might need to ask yourself a series of mini-questions in order to paint a proper portrait of your company’s culture. For example:

What does your brand represent and how are these qualities reflected in your workplace culture? Show practical examples of how these qualities are reflected in your business, rather vague platitudes; such as how you’re an eco-friendly business and, therefore, you only use sustainable materials in the office, etc.

Is there an overall personality to your workforce? Do you employ a certain type of person – introverts or extroverts or a mix of both? Is your office a multi-generational one? All of these questions help build a profile of your people and how their different personalities can be incorporated into the design.

What are the habits of your workforce?

In this new technological climate of flexible workspaces, the office is no longer the place where everyone works. In fact, it’s highly likely your official company office is only inhabited 50 percent of the time. In this regard, the habits of your workforce will have a great impact on your workplace fitout or design.

As Annelie Xenofontos, Senior Workplace Strategist at Axiom, states, “There’s no use putting Google-style beanbags in the office if your team wear pencil skirts.”

So, once again, ask yourself some further questions:

Do you have a workforce that is united in the way it works and the tasks that need to be fulfilled, or is everyone functioning in a unique fashion? You might have salespeople on phone calls and conducting meetings everyday while there are other members of your team trying to write legal briefs and tenders. This is a case where an open plan office layout could be detrimental to the productivity of your workspace, especially for those who need quiet zones.

Does your workforce move around the workplace across the course of the day? If not, could they benefit from such mobility? Could they – and do they want to – work from home? Maybe you’ve had team members complain about where they are expected to work or other elements of the office?

Where do your company’s aspirations lie?

No business is a static entity, or one that should remain fossilised the same way forever. All companies are organic and can move in whatever direction they wish – with a little bit of careful planning, of course. Therefore, you need to think about your company’s aspirations before introducing a new office design:

What changes would you like to make to the way your business operates on a daily basis? What currently irks you and your team members about your workplace? And – it’s an oldie but a goodie – where would you like to see your organisation in five years’ time? What would your future and the future of your workplace culture look like?

These are just some points of view to get your head around for an evidence-based approach to office design. Once it’s put into action, rest assured, you’ll never rely on assumptions again.

Ask Axiom today about our latest advances in evidence-based workplace design.

Workplace wellbeing used to stop at the water’s edge of smoke-free spaces, artificial plants and brightness diffusers that sat over your computer monitor. But, in today’s workplace, such things are just the tip of the iceberg. You’ll also find that technology is playing an increasing role in the kind of workplace design that facilitates staff wellness.

The CEO of Limeade, Henry Albrecht, is adamant that, in time, the amount invested in wellness and its outcomes will be measureable. What he means is companies will be able to see the impacts of workplace wellness on their bottom-line.

With greater measurability on the cost of investing in a healthy and happy workforce on the horizon, here are some ways that you and your organisation can you get ahead of the workplace wellness curve, with technology that both complements and seamlessly integrates into modern workplace design (when implemented correctly, of course).

What are the latest trends in workplace wellbeing?

Some of the latest workplace wellbeing trends focus on the integration of technology into everyday work environments. This includes the use of wellness portals, wearable devices, connected breakout spaces and ergonomic solutions that support both physical and mental wellbeing. These trends aim to create healthier, more flexible workplaces by embedding wellbeing into workplace design and technology choices.

The latest trends in workplace wellbeing focus on building wellbeing into the way work is designed, not just offering one-off perks.One major shift includes using technology to make wellbeing easier to access and measure at work, such as workplace wellness platforms that centralise support, wearables used for voluntary wellbeing initiatives, better-designed breakout spaces that encourage real recovery during the day, and ergonomic solutions like sit-stand workstations that reduce discomfort and fatigue. The common theme is creating workplaces that actively support both physical comfort and mental recovery through design, systems, and everyday tools.

Wellness portals

If the term is not something you’ve heard before, wellness portals are basically online hubs that serve as a one-stop destination for you and your staff to access health and wellness information (e.g. make a health insurance claim, book into a Yoga class or access other healthy lifestyle features). When integrated with the data collated from wearables (i.e. technology that can be worn close to the body to collect bio feedback), wellness portals can assist HR departments by tracking employee wellbeing on a global scale.

‘Connected’ workplaces are already a key feature of today’s office design and fitout concepts but, as the adoption of wellness portals and wearables ramps up, it is important your office workspace design incorporates the flexibility to adapt to changing technology. Make sure you keep front-of-mind the necessity to have IT infrastructure that can provide your employees with reliable and effective access to tools that will improve workplace wellbeing.

Breakout spaces

Breakout spaces are not a new concept in workplace design. What is new with these spaces, however, is their effectiveness in promoting workplace wellness. Where a breakout space may have merely once had a coffee machine and some unused office chairs near a window, the modern breakout space takes into account a wealth of aesthetic factors – like custom-made furnishings – alongside functionality considerations such as accessibility and effective use of light and sound.

While breakout spaces have traditionally been ‘tech-free’ zones, workplaces are now seeing technology as a positive contributor to relaxation and wellbeing – whether that means following a guided meditation from an app, playing a networked game or chilling out to some music. However, making sure your connectivity is seamless is the key to ensuring your workplace technology functions in this manner – there’s no better way to raise blood pressure than to have Wi-Fi signals dropping in and out!

When it comes to planning an office makeover, it is vital you have a crystal-clear understanding of the purpose of your breakout space. Will it be a room for quiet discussion? Will it be a refuge for employees who may be experiencing a stressful day to escape and breathe out for a moment or two? Will it be somewhere that your people can carry out work away from their desks?

Knowing what parameters you want to set around your breakout space – and, possibly, creating multiple breakout spaces for different purposes – will ensure the resources you dedicate will efficiently boost workplace wellbeing.

Ergonomics

A really simple example of effective ergonomics is the rise of standing – or height-adjustable – desks.

The health and productivity benefits of height-adjustable desks are widely agreed upon. However, the cost of overhauling each workstation with new furniture can be daunting for many office managers. Thankfully, manufacturers are creating sit-stand desk solutions that alter existing furniture to allow for this versatility, as well as the provision of completely new workstations. As the popularity of standing desks has increased so have the aesthetic considerations, meaning height-adjustable desks look right at home and play an important role in workplace wellbeing.

Consider introducing sit-stand solutions with one-touch electronic functionality that can accommodate hot-desking and be easily modified to the height specifications of different employees.

Workplace wellbeing is more than a buzz term - it can give back to your business if you consider it wisely. Click To Tweet And technology should be your friend in workplace wellbeing, so embrace it.

Learn more about creating spaces that promote wellness and wellbeing at work in our eBook: The fundamental of wellness and wellbeing in workplace design.