MODERN OFFICE STANDARDS POLAND - Rolfe Judd

MOSP 2020

MODERN OFFICE STANDARDS POLAND

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Contents

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2 / Criteria Overview

3 / Criteria Overview

1 / Foreword 3

4 / Location Criteria 83

6 / Company Profiles 97

A3 Classification table 12

B3 Lobby / reception (OB) 21

B8 Ceilings and lighting (OB) 41

B15 Structure (OB) 55

B16 Building maintenance (AD) 57

B20 Noise (OB) 71

B6 Car parks and servicing (OB) 31

B12 Tenants’ plant space provision (AD) 50

B19 Heating, cooling and ventilation (OB) 66A2 Location criteria 11

B2 Internal layout and grids (AD) 15

B7 Lift service (OB) 39

B14 Raised floors (OB) 53

B5 Wellbeing (incl. greenery) (AD) 28

B11 Structured cabling (OB) 49

B18 Daylighting (AD) 63

B22 Sustainability standards for the operation and maintenance of a building (AD)

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A1 Quality criteria 7

Building stature 7

Building technical 8

Building space 7

Building comfort 9

Building sustainability 9

Quality criteria summary 9

5 / Appendix

C3 Standards score card 93

C2 Statutory requirements’ reference 91

C1 Measurement 85

B1 Landmark status (AD) 13

B13 Power supplies (OB) 51

B4 Common provision (OB) 25

B9 Small power (OB) 45

B10 BMS systems (OB) 46

B17 Amenities (AD) 59

B21 Sustainability standards for design and construction (OB) 74

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ForewordThe Modern Office Standards, Poland Guide, 2020 has been written and produced by Rolfe Judd Architecture and CBRE. Both companies are international businesses with substan-tial experience in the procurement, design, letting and management of office buildings. In addition, they also have substantial practic-es in Poland and are involved in the develop-ment of a number of major projects with many of Poland’s key office developers. The purpose of this Guide is to provide a benchmark stan-dard for office buildings in the fast developing Polish office market.

The ability to assess the class of any office building is of great value for all the market players — developers, funds, tenants, agents and designers. We believe that this Guide provides a definitive and comprehensive as-sessment of best practice in terms of office building design, procurement, efficiency and occupational standards for the benefit of all participants within the industry.

There are 22 key criteria for determining office quality standards. 14 of these crite-ria are treated as obligatory (OB), as they comprise non-negotiable fundamentals in good office design. The other 8 criteria are treated as additional options for achieving a particular classification (AD). The absence of two or three of the additional criteria may not necessarily preclude a building from achieving an A-class rating. There are also lower class measures for B and C ratings.

The classifications should be applied equal-ly across all markets in Poland, for buildings developed in Warsaw and in regional cities likewise, aiming at creating a more level play-ing field, consequently attracting world class tenants and investors to look further afield.

The Guide, originally published in September 2009 and re-published in 2010 and 2016, has proven to be a popular tool within develop-ers, consultants, occupiers and investors alike. It has facilitated many design processes, as-sisted in the understanding of the requirements of a particular standard and determined many briefs, specifications and costs of a particular building type. The tool is particularly helpful for controlling cost and quality as the outline specification can be agreed early on in the planning process.

Many elements such as technology, users’ ex-pectations, investors’ awareness and attitudes have evolved over the last four years and sig-nificantly impacted on the understanding of the building classes. This Guide is part of an on-going process and will be further developed. You are welcome to contact us if you would like to discuss any aspect of the MOSP Guide.

MOSP only covers new developments and should not be considered when refurbishments and end user office buildings (built-to-suit) are concerned. It does not apply to tenants’ space and fit-out.

The purpose of this Guide is to provide a benchmark standard for office buildings in the fast developing

Polish office market.

Diamentum Wroclaw /

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Criteria Overview

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Quality Criteria

BUILDING STATURE

1. Landmark Status (AD): A landmark building recognised in a local context by brand name and/or visibility, but also standing out thanks to its uniqueness (section B1)

BUILDING SPACE

2. Internal Layout and Grids (AD): A highly flexible internal design, flexible layout grid and efficient plan with a good net to gross ratio (section B2)

3. Lobby/Reception (OB): Well-designed lobby and reception with 24 hour concierge and building services, appropriately sized and designed for the building size and use (section B3)

4. Common Area Provision (OB): Cores are to be well planned and appropriately sized to service the building occupants (section B4)

5. Wellbeing / greenery (AD): Buildings should provide wellbeing for its users, taking into account both physical and mental health (section B5)

BUILDING TECHNICAL

7. Lift Service (OB): Minimum lift provision with a maximum waiting time of 30 seconds (section B7)

8. Ceilings and Lighting (OB): Provision of a modern ceiling with efficient lighting to meet min-imum standards (section B8)

9. Small Power (OB): Good small power provision meeting minimum requirements (section B9)

10. BMS Systems (OB): A modern BMS system to monitor or control access and security, fire, life safety and other building services (section B10)

11. Cabling (OB): Provision of space for cabling and IT infrastructure (section B11)

12. Tenants' Plant Space Provision (AD): Capability to accommodate tenants additional services such as IT rooms, satellite dishes, UPS, etc. within the building (section B12)

13. Power Supplies (OB): Provision of multiple power sources or securing space for a power generator within the building to ensure a constant power supply in the event of a local power grid failure (section B13)

14. Floors (OB): Provision of a raised floor (section B14)

15. Structure (OB): Minimum structural loading floor capacities for each office floor level with an area allocated for high loading levels on each floor (section B15)

16. Building Maintenance (AD): Provision of access for cleaning, maintenance and replacement solutions (Section B16)

6. Car Park and Servicing (OB): Good accessibility and car park provision for tenants and visitors, good access for taxi, deliveries and building management services are essential for modern office buildings (section B6)

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BUILDING COMFORT

17. Amenities (AD): Good local provision of amenities either on site or close by (section B17)

18. Daylighting (AD): Good levels of natural daylighting, minimum 70% of net lettable area to be located within 6m of an external window, minimum floor to ceiling height of 2.7m (section B18)

19. Heating, Cooling & Ventilation (OB): Provision of a modern system of heating, cool-ing, ventilation and humidity control to achieve good quality of internal climate (Section B19)

20. Noise (OB): A quiet office environment to meet minimum standards (section B20)

BUILDING SUSTAINABILITY

21. Sustainability Standards for the design and construction of the building (OB) to achieve one of: BREEAM Very Good Standard for the BREEAM International New Construction Scheme and / or LEED Gold Standard for Building Design and Con-struction (section B21)

22. Sustainability Standards for the Operation and Maintenance of the Building (AD) to achieve one of: BREEAM Very Good Standard for the BREEAM In-Use International Scheme and / or LEED Gold Standard for Building Operations and Maintenance. (section B22)

QUALITY CRITERIA SUMMARY

A Building should meet at least 19 out of 22 standard requirements (14 obligatory + 5 additional)

B+ Building should meet at least 17 out of 22 standard requirements (14 obligatory + 3 additional)

B Building should meet at least 15 out of 22 standard requirements (14 obligatory + 1 additional)

C Building meets 14 and fewer out of 22 standard requirements (Any points)

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A2 Location Criteria

A3 Classification Table

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Location is considered to be perhaps the most important element in determining office build-ings’ class status. Only prime location within the central business districts (CBD) or a defined of-fice zone / other established office location with

very good accessibility can really be considered as Class A locations. This part of the classifica-tion system is therefore the primary designation in our classification guide.

The full range of categories is illustrated below:

LOCATION CRITERIA

A Primary locations within the central business districts (CBD) or in other established location with very good accessibility and major or prestigious business park locations with excellent transport connections and a good variety of local amenities.

B Secondary locations on the periphery of CBDs or other established location or on industrial or office estates located outside the CBD. These are good office locations with good transport connections and services.

C Any other location not defined as class A or B.

EXAMPLE OF AB-CLASS OFFICE BUILDING:

Building meeting at least 19 out of 22 standard requirements (therefore achieving the ‘A’) and located on the fringes of the city centre or in the non-central parts of the city but in a well-established business (therefore achieving the ‘B’).

AA A quality and A location BC B quality and C location

AB A quality and B location CA C quality and A location

AC A quality and C location CB C quality and B location

BA B quality and A location CC C quality and C location

BB B quality and B location

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Two-letter system for building assessment criteria — Quality and Location

which gives full picture of building status.

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Quality Criteria

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B1 Landmark Status (AD)AN OFFICE LANDMARK BUILDING:

• A local feature once constructed

• Dominates a city square or junction

• Dominates an area due to its notable design quality or architectural merit

• Dominates an area due to its brand or the brand of its occupiers

• Is characterized by a placemaking design

Recommendation:

Landmark status and / or strong defining character or quality is required to achieve this grade.

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B2 Internal Layout and Grids (AD)

A) GRIDS

Planning grid & column grid/office layout /

There are many factors affecting the choice of a space planning grid for an office building; component sizes, structural span restrictions, offices sizes and car park grids. In many coun-tries a 1500mm grid is considered ideal as it works for office dimensions, car parking and common building material sizes. In Poland for last years a grid of 1350mm appeared to work most effectively, giving an 8.1m structur-al grid. Current regulations in regards to park-ing bays spacing requirements (B6) constrains greater structural spans. Car park layout and structural grid is dependent on many factors like building height, basement column size, building and site footprint etc., therefore it is impossible to establish one planning grid suit-able for all building types.

The facade design should ideally enable the erection of a partition at every 1/6th of struc-tural grid. It gives occupiers the ability to in-stall flexible cellular offices of 1/3rd to 2/3rd width of structural grid.

It should be noted that it is not always pos-sible to design building following the above criteria. Sometimes, on difficult inner-city plots or on plots with extraordinary conditions other grid layouts might be more suitable and also achieve the standard.

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Internal layout and grid should be designed to allow maximum flexibility

in creating the office and parking space without the need for extensive transfer structures.

Typical:

1. Structural Grid 8.10m to 9.00m, 8.25m to 8.40m works in majority of the cases

2. Partition Grid 2.70m to 3.00m (1/3 of structural grid)

3. Elevation Grid 1.35m to 1.50m (1/6 of structural grid)

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STRUCTURAL GRID 8.1 ÷ 9.00 8.1 ÷ 9.00 8.1 ÷ 9.00 8.1 ÷ 9.001/3 SG 1/3 SG 1/3 SG 1/3 SG1/3 SG 1/3 SG 1/3 SG 1/3 SG

1/6 1/6 1/6 1/61/6 1/6 1/6 1/61/6 1/6 1/6 1/61/6 1/6 1/6 1/61/6 1/6 1/6 1/61/6 1/6 1/6 1/61/3 SG 1/3 SG 1/3 SG 1/3 SGSPACE PLANNING GRID

ELEVATION GRID

OPEN SPACE

CELLULAR OFFICE

LOBBY

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Planning grid & column grid/car park layout /

Recommendation:

Planning grid

• 1/6th of structural grid 1.35m to 1.50m

• Standard cellular office module 2.7m–3.00m wide (1/3 of structural grid)

Column grid

• Dependent on building height, basement column size, car parking layout, building and site footprint 8.10m to 9.00m (unless extenuating circumstances apply)

• Parking bays must be fully compliant with rules as per chapter (B6)

• Central columns should be offset from parking bay front line to avoid clash with notion-al circulation zone and car door swings

• Maximum Escape Travel Distance 40m

• When the internal arrangement is not known 80% of this distance should be used

• Net leasable area/ Gross external area about 85%

• Floor add-on: about 6%

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Low rise, efficient office building is considered to be one with a net to gross ratio

exceeding 85%.

B) OFFICE EFFICIENCY

Economically planned offices benefit both the de-veloper and the tenant; the more efficient the net to gross ratio the lower the cost per sq m of net area. However, the common areas are accepted by tenants if there is an idea behind it and it direct-ly translates into additional benefits and services.

A low rise, efficient office building is considered to be one with a net to gross exceeding 85%; any-thing over 80% is usually considered acceptable, anything below is usually not, unless there are special circumstances. Tower buildings frequently achieve lower net to gross ratios especially on the lower floor levels where structural components and lift shaft members become space hungry. Efficiency in these buildings usually varies between 70–80 %.

Net and Gross Area definitions varies between different measuring systems, that are used across the market.

Developers use various measuring systems, thus it is difficult to compare buildings developed by differ-ent developers. Usually net area is everything that can be leased: office space, corridors, toilets, retail space etc. Please refer to Section C to find more considerations of the area measurement methods (The above figures / % mentioned in this paragraph are based on RICS measurement method).

Efficiency is one of the factors creating flexible of-fice space. Efficiently designed services easily al-lowing for multi-tenant occupation are desirable.

Office floor plate efficiency /

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STRUCTURAL GRID

BASED ON STRUCTURAL GRID

EFFICIENT PARKING LAYOUT

8.1 ÷ 9.00 8.1 ÷ 9.00 8.1 ÷ 9.00

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PEDESTRIAN ZONE

PEDESTRIAN ZONE

FLEXI PARKING / DELIVERIES

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MAX 32M MAX 32M

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Recommendation:

• Achieve maximum % net to gross ratio for particular type of the building

• Allow at least 13 cubic metres volume of free space per person and 2 sq m area of free floor space per person (*2)

• For offices lower than 3m from floor to ceiling allow at least 15 cubic metres volume of free space per person

C) OCCUPANCY LEVELS

D) CIRCULATION

Typical office occupancy levels range from 6–7 sq m per person. It is recommended that all of-fice buildings are designed to allow for 1 person per 7 sq m in the design of all building services. A word of warning however; if it is intended that the building should cater for a more dense occu-

pation of a call centre, trading facilities or other high density uses then densities of 1 person per 5 sq m may be reached and should be catered for. New ways of working, including coworking spaces fall into the limits.

To meet statutory requirements — it is common practice however to provide office circulation corri-dors wider than that required for fire escape provision.

Recommendation:

Means of escape:

• 5 sq m per person (for calculation if office internal layout is not provided) (*1)

• Escape route minimum clear width 1.4m / 0.6m per every 100 people (counted proportionally) (*1)

• Escape door minimum clear width 0.9m / 0.6m per every 100 people (counted proportionally) (*1)

• Stairs flight minimum clear width 1.2m / 0.6 m per every 100 people (counted proportionally) (*1)

• Means of escape is usually the driving factor to achieve optimum size / layout of the floor space

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B3 Lobby/Reception (OB)

A) LOBBY DESIGN

Lobbies or central reception spaces are im-portant elements of high class office build-ings. They form the first impression for visitors. They must be well designed, well lit, be ob-vious from the outside and welcoming. The provision of facilities within reception area will greatly depend on the building’s size and a lot of pressure is put on developing this element due to growing tenants’ expectations. They may be linked to a building’s other facilities. There is no simple recipe as to how a recep-

tion area should be designed. It depends on many factors such as location and size of the building, its class, number of entrances, etc. Quality of finishes is an important aspect of these considerations. The main lobby or reception combined with the BMS room, common ground floor restrooms, backrooms etc. should have an appropriate size according to the building’s layout but not exceeding 5–6% of the building’s net area. This space is defined as a part of the ‘Add-on Factor’.

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Lobbies or central reception spaces are important elements of high

class office buildings. They form the first impression for visitors.

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B) CONCIERGE SERVICES / 24 HOUR SECURITY

It is expected that Class A quality offices should have the facility to house 24 hour security. This will require security staff room facilities to be provided in addition to the usual back of house facilities.

C) ACCESSIBILITY TO ALL (*9,10)

D) BUILDING MANAGEMENT

The design of the entrance hall should, in particular, take into account the needs of people with disabilities, not only in wheelchairs, but also people with reduced mobility, visually impaired and hearing impaired people.

A good practice is, apart from solutions resulting directly from building law, to consider additional facilities, such as:

Each office building should provide rooms necessary for its functioning, intended for everyday use of the building. Depending on the size of the building and its needs, office space should be provided for the building manager, technical maintenance and security services. It is a good practice to locate these rooms in close proximity to the entrance reception if possible or appropriate. Additionally, necessary social rooms for the building services, including the cleaning service, should be provided.

Recommendation:

• Well-designed reception space and facilities suitable for the particular building type

• 24-hour secured access

• Reception space designed to provide good access control at the entrance level and to prop-erly organize people’s flow

• Lobby provisioned with a meeting place and waiting areas

• Reception and outdoor areas designed to provide solutions for people with disabilities

• To provide suitable premises for the maintenance services of the building: building manager, maintenance service, security and cleaning service.

• parking spaces for the disabled located as close as possible to the entrance to the building,

• properly designed entrance zone — automatic sliding doors, spacious vestibule, dedicated doors for the disabled in the case of using a revolving door,

• wayfinding and signage, graphic symbols and pictograms

• typographic (tactile) plans and marking the main zones and elements in Braille

• induction loops in the reception area

• pavement markings and a system of textured pavement markings

• places of rest

• lowering the part of the reception desk to a height of 70–90 cm over a section of at least 90 cm with the possibility of being accessed by a wheelchair user,

• equipping the reception desk with a system for on-line translations into sign language

• equipping the reception with a assistance-free touch-sensitive guest registration system

• armrests for seats and benches in the main hall and accessible outdoor areas

• provision of a toilet for the disabled accessible from the entrance hall

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B4 Common Provision (OB)

A) CORE LAYOUT

The design of an efficient core is important for every office building. Each layout will vary ac-cording to the building plan but the design objectives remain constant.

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• To provide easy to use and intuitive lifts, restrooms and services in the core layout

• To minimise common parts areas whilst achieving maximum space standards and com-fort levels

• To provide well designed, attractive and robust common parts services that will elegant-ly and reliably serve the building for 15–20 years

• A possibility for internal circulation between floors such as internal staircase ought to be taken into consideration during the design stage and is subject to fire regulations

• To provide quality finishes

• Easy access to the staircase for communication between the nearest levels

• If feasible staircase should not just fulfil minimum standards requirements but possibly be wider and more welcoming with the aim to encourage office tenants to use stairs more often than lifts. Features like climbing wall or interesting murals could be of help to achieve such change of behavior.

• Good practice: to consult and certify building design with foundations for the disabled

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The design of an efficient core is important for every office building.

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Recommendation:

Toilet Provision – minimum recommended standards:

• 1 washbasin for every 20 people (*1)

• 1 WC for every 20 women (*1)

• 1 WC plus 1 urinal for every 30 men (*1)

• 1 cubicle for ambulant disabled (*1)

• Cleaner’s cupboard at each floor

• If number of occupants is fewer than 10, toilet may be unisex (*1)

• Maximum travel distance to sanitary accommodation not exceeding 75m (50m for disabled)

• Compact core arrangement

• A minimal additional corridor access for multi tenanted arrangements

• Good practice: providing a possibility to plan additional toilets to allow max flexibility

Example core layout with common toilets /

B5 Wellbeing (incl. greenery) (AD)The design of A class building should take into consideration not only sustainability and energy efficiency but also building users, their wellbeing and health. Some of the quality criteria were described in points B17–B20 in terms of mandatory parameters. This paragraph aim is to show only a few recommendations from many which goes beyond of what is required to meet.

Fitwel certification assesses in what extent the building, either existing or new construction, prioritises wellness.

Companies use Fitwel Certification to:

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• Inform employees, residents, investors, and others that you prioritize wellness within the de-sign, development, and operations of buildings and communities

• Integrate the best strategies that science has to offer to optimize health within a building or community

• Ensure that your company is leading the industry on the next frontier of sustainability

• Improve the health of your employees, visitors, or residents as well as the surrounding community

The design of A class building should take into consideration not only sustainability and

energy efficiency but also building users, their wellbeing and health.

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SzuchaPremiumOffices

Recommendation:

A) Mental health

• Access for occupants to the well maintained greenery and nature outdoor or indoor

• For large scale projects water future

• Mindful design for example by installation of public art

• Design that creates place identity and helps in orientation and way-finding

• Room height and width proportion

• Easy access to the information about materials building was constructed from

B) Physical health

• Minimalization of the internal air pollution by smoking restictions (next to the entrances, openable windows, air intakes) and minimalization of volatile organic compounds by using construction materials with lower VOC’s limits and by using non-toxic cleaning supplies

• Ultraviolet lamps in cooling system to eliminate the mold

• Water leak detection to prevent mold

• Control of sunlight access — blinds, shading devices

• Openable windows

• Regular testing of drinking water

• Support for car-sharing and using bikes

• Support for physical activity — using staircase by Tenants to commute between floors

• Provision of physical activity spaces inside and outside

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B6 Car Parks and Servicing (OB)Many elements have an influence on car park provision. The number of car park spaces might be dependent on the site’s location, its size or Zoning Plan requirements. In city centres limited car parking spaces num-ber is usually provided due to good provision of public transport and local environmental policy. Sustainability issues and the resultant local plan restrictions increasingly often pro-vide maximum limits on car park spaces al-lowed rather than minimum required. In sit-uations when sufficient amount of car park spaces is not possible to be provided other

solutions should be found (like car stackers, semi or fully automatic parking systems or parking pallets etc.). Depending on type of tenants managed office / public parking sys-tems can be considered. Office buildings which aim to achieve quality class A should be provided with secured, cov-ered or sheltered car park spaces and bicycle racks, meeting the BREEAM / LEED / Other certification requirements. Charging places for electrical cars also should be provided.

The number of car park spaces might be dependent on the site’s location its size

or zoning plan requirements.

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A) CAR PARKING STANDARDS

Parking bay minimum size (*1)

• 2.5 x 5.0m (min. 0.1m between column and parking bay, min. 0.3m between wall and parking bay) for standard perpendicular parking bay; 3.6/2.5 x 6.0 for parallel parking bay

• 3.6 x 5.0m for disable parking bay

• min. 1.2m access from along one side of the car for disabled parking bay

Internal car park roads width (*1) shall be minimum

• 5.0m when parking spaces are located perpendicular (head-on)

• 4.0m when parking spaces are aligned at an angle less than 60°

• 3.5m when parking spaces are aligned at an angle less than 45°

• 3.0m when parking spaces are located parallel

Car park clear height (*1)

• 2.2m measured to structural elements (e.g. beams, down-stands)

• 2.0m measured to the bottom of service equipment

• It should be noted that 2.2m is a minimum height for escape purposes with local lowering not longer than 1.5m

• For other vehicles (commercial, public services) shall not be lower than: 2.7m clear (depends of height of service vehicles accessing car park level)

Car ramp (*1)

Minimum width:

• 5.5m for 2-way traffic

• 2.7m for single-way traffic

Adequate ramp gradient should be provided.

It is a good practice to provide heating cables to the first ramp to the carpark (even though it is located inside the building or is covered).

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Ventilation (*1)

• Natural ventilation is most efficient and therefore if possible should be used— in open-sided car park (openings minimum 35% of wall, maximum distance be-tween opposite walls with openings of 100m).

• Mechanical ventilation controlled by carbon dioxide and butane/propane detectors (in underground or other enclosed car parks serving more than 10 cars).

BREEAM:

• Cycle storage — 1 space per 10 regular building occupants,

• Shower facilities — 1 per 10 cycle storage spaces, subject to a minimum provision of 1 show-er. Any building providing eight showers or more complies regardless of the number of cycle storage spaces provided,

• Changing facilities — 1 locker per 1 cycle space. Lockers are in or adjacent to changing room,

WELL:

• Cycle storage — for 5% of regular building occupants,

• Shower facilities — 1 for first 100 regular building occupants and 1 per every 150 regular building occupants thereafter up to 999 occupants, above it 8 plus 1 per 500 regular building occupants above 1000 up to 4999 occupants, above it 16 plus 1 per 1000 regular building occupants above 5000.

• Changing facilities — 5 lockers per 1 shower. Lockers are co-located with shower facilities,

LEED:

• Cycle storage — long-term cycle parking for 5% of regular building occupants but not fewer than four spaces per building, short-term cycle parking for 2,5% of peak visitors but not bur than four spaces per building,

• Shower with changing facilities — 1 for first 100 regular building occupants and 1 per every 150 regular building occupants thereafter.

Fire safety (*1)

• Car park fire zone size, smoke detection, smoke extract, means of escape provision and connection between car park and building should be designed to meet Building Regulations requirements.

Car park loading

• General 2.5–3.0 kN/ sq m. May vary if other vehicles will be allowed to access the car park.

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B) ACTIVE TRAVELERS

Cycling is becoming more important in the cities. There will be more protected bikeways and more people will start cycling to work. To have future proof office buildings, provision-ing for active transport is a must-have.

Apart of growing need for cycle spaces there is an increasing demand for showers and lock-ers, not just for cyclists but also for other active travelers. The building should also provide a repair station for bikes.

There are no fixed requirements for bikes pro-vision in Poland. Various cities have various parameters which all seems to fall behind mar-ket trends and needs. For example in Warsaw

Studium recommends 10 cycle spaces / 100 car park spaces (!) while London Plan requires 1 cycle space / 75 sq m of GEA. This makes huge difference in cycle store provision, and what is more important is not dependent of car parking provision.

Factors provided below are recommenda-tions which should be considered at the de-sign stage. Car park spaces can always be removed and replaced by some more cycle spaces (depending on Zoning Plan / WZ De-cision requirements) or replaced with two-tier cycle racks if demand will change in the fu-ture, more difficult will be to add extra showers and other facilities.

The most restrictive are the BREEAM requirements, while in the case of LEED and WELL the require-ments are approximately half that. As BREEAM standards proved to be the most commonly used meet-ing its requirement should be targeted for.

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C) CHARGING STATIONS D) SERVICING PROVISION

With constantly increasing numbers of electri-cal / hybrid cars followed by EU and PL legis-lation changes, provision of charging points / stations seems to be required for office build-ings aiming to achieve quality class A rating.

There is currently no legal obligation to pro-vide charging points within any development however this will undoubtedly change in the near future. Provision of electrical fitting to power the elec-tric car charging station is much cheaper at the design and construction stage than after

its completion. Therefore, it is worth antici-pating the appropriate power reserve at the connection point and in the main switchboard in advance and prepare the duct infrastruc-ture so that subsequent changes do not entail unnecessarily excessive costs for the facility manager.

It is a good practice to provide charging fa-cilities for 10% of all parking bays and power reserve for additional 40%.

Access for commercial vehicles, public service vehicles, fire tender vehicle, refuse collection vehicles, delivery vans, taxi drop-off, kiss & fly points should be provided on-site or in the car park. When bigger vehicles enter the car park:

• The height should be no lower than 2.7m clear (depends of height of service vehicles access-ing car park level)

• Deck above underground levels / on-site fire route should be design to carry fire tender vehicle loading 100kN / axle (3 axles). Fire tender vehicle requires 4.2m of clear height for passing through the covered passage / under the building.

Recommendation:

• 10% of spaces for disabled is considered to be good practice

• To provide taxi drop-off and kiss & fly points and good access for commercial and public vehicles on site

• To provide car parking for visitors / car sharing solutions

• To provide cycle racks and motorbike / electric scooter spaces

• To provide charging points / stations for electrical cars

• To locate a city bike station in the building’s proximity

• A relevant showers & changing rooms should be introduced in the building, preferably near-by parking area

• To provide properly sized and designed refuse storage rooms for waste collection, taking into account waste segregation and with easy and collision-free access for refuse collection vehicles at ground floor level or alternatively in the basement

• To provide dedicated collision-free delivery zones as close as possible to goods lift either at ground level or within the basement car park

• To secure some areas for tenant’s archive and storage rooms

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B7 Lift Service (OB)

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Minimum lift provision to achieve a maximum waiting time of 30 seconds.

Recommendation:

Lifts should be designed to achieve:

• 80% loading

• Passenger handling capacity: 15% of total building population in a 5 minute period, number of occupants calculation — 14m2 (NIA) per person minimum, subject to client occupancy requirements

• Goods lift:

consider for buildings over 5,000m2

provide for buildings over 10,000m2

consider second goods lift for buildings over 25–30,000m2

• At least one lift suitable for stretchers shall be provided (might be the goods lift if appropriate dimensions are allowed, and if this lift serves all of the floors) (*1)

• Destination control as a standard

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B8 Ceilings and Lighting (OB)

Suspended celings usefully hide services and help control noise and light levels.

A) CEILINGS

B) LIGHTING

There are essentially three ceiling types for consideration; exposed, enclosed and island / grid systems.Suspended ceilings of some type are tradition-al in Class A offices throughout Europe and North America. They provide a flat, light and regular ceiling plane. They usefully hide ser-vices and help control noise and light levels.

Ceilings with services and structural grid ex-posed are becoming more common espe-cially in high mass building types where the exposure of the structural floor soffit (often concrete) can be useful in helping control the internal environment.The ceiling finish and whether to install a sus-pended ceiling or not is a matter of design.

Comfortable and efficient lighting, as LED technology, increases the productivity of the working environment.

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For lighting to provide both safety and comfort the following criteria described in Polish Stan-dards must be fulfilled:

Avoiding high contrasts, light blinking and glare could reduce fatigue and discomfort of office staff. Illumination level depends on type of tasks. According to building regulations for gener-al office use the maintained illuminance level shall not be less than 300 Lux, for computer based tasks not less than 500 Lux and in cor-

ridors not less than 100 Lux.(*4) In addition to fulfilling minimum levels of illu-mination on the working area, eg. desk sur-face the minimum lighting levels for the rest of the surface must be satisfied. Light sources give a wide range of colour im-pressions related to their colour temperature described in Kelvin degrees:

The higher the illumination level is, the higher temperature of light source shall be used. For the offices best colour temperature is 3000K or 4000K depending on whether warm or neutral lighting is required. Colour rendering index (Ra) for office areas shall not be less than 0.8.

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• Illumination level

• Uniformity

• Luminance distribution

• Glare reduction

• Colour (temperature) and colour rendering

• Blinking and stroboscope effect

• Maintenance factor

• Warm impression below 3000K

• Neutral colour impression 3300–5300K

• Cool colour impression above 5300K

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• Dimmable system

• Daylight control

• Motion detector for presence control

• Energy efficient light sources

C) ENERGY CONSERVATION

Energy conservation in lighting could be provided by introducing:

Recommendation:

• It is recommended that office buildings are equipped with the most modern energy efficient lighting system

• Lighting energy consumption is a vital factor in energy efficiency of the whole building.

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B9 Small Power (OB)

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Minimum recommended small power requirements are provided below.

Recommendation:

Small Power Requirements (loading diversified):

• LED Lighting: 8–10 W/ sq m

• Office equipment and air conditioning: 40–50 W/ sq m

• Common area installations (lifts, ventilation, domestic water installation etc.) depend-ing on building height : 10–20 W/ sq m.

In order to obtain all power demand for office building (HVAC with smoke exhaust instal-lation, sprinkler installation, domestic water installation, lighting etc.) 60–80 W/ sq m is designed as a typical power demand.

Some spare ways at riser distribution boards shall also be provided.

Recommendation:

It is recommended to install a BMS to monitor or control the following:

• Internal environment — heating / cooling / lighting in an easily zoned fashion

• Central security and access control

• Fire alarms and access for fire brigade at ground level

• Overall energy efficiency

• Secure a possibility to include tenant’s own applications (e.g. Access Control App., Employee Entrance Counting App.) to the building’s BMS

B10 BMS Systems (OB)

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A comprehensive building management system (BMS) is recommended as the best way to

monitor or control the operation of the building functions.

Class A buildings require a high degree of con-trol to run efficiently and with flexibility to suit the requirements of a wide range of different tenants.

A comprehensive Building Management System (BMS) is recommended as the best way to monitor or control the operation of the building functions.

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B11 Structured Cabling (OB)Cabling systems and requirements for IT ser-vices, power and lights are changing rapidly. In order to cater for a variety of systems build-ings should be designed with maximum future flexibility. Because internal cabling within the

office space is usually part of the fit-out pack-age its category depends on tenants require-ments. Building equipment should allow for maximum flexibility.

In order to cater for a variety of systems buildings should be designed with

maximum future flexibility.

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Recommendation:

• Intake/frame rooms: some IT / telecoms providers will require dedicated rooms at the point of the services entry into the building (usually at basement level). Ideally access routes for external data cables should be separated by a minimum distance of 10m.

• Allow for server rooms (to provide suitable slab loading capacity bearings for servers, IT and cooling equipment)

• Allow for telecoms risers which are separated from electrical risers and minimum two redundant risers

• Allow for flexible raised floor

• Signal amplification systems (in lifts, staircases, underground parking)

• Free WiFi in the common areas

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Recommendation:

Allow space for:

• Satellite dishes

• Additional cooling capacity (for separate tenant cooling system)

• IT intake rooms at basement level

• Tenants’ services in mechanical and electrical risers

• Tenants’ power generator and UPS

• Gas suppression system for IT rooms

• Tenants’ signage on the facade or roof with dedicated electric meter.

B12 Tenants’ Plant Space Provision (AD)Space is often required for tenants services at roof level or in the basement. This requirement is often greater in multi-tenant buildings where, for exam-

ple, a number of tenants may require space for backup power generation, satellite or IT services.

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B13 Power Supplies (OB)An alternative independent power supply is required for Class A office buildings.

Alternative power can be provided via the use of a generator unit or a second independent power supply from a different mains circuit from the primary supply.

Standby generator provided for life safety sys-tems (if required). Provision of space for ten-ants generators may vary according to the number of tenants to be accommodated and sharing of facilities.

An alternative independent power supply is required for Class A office buildings.

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Recommendation:

Renewable energy usage reduces the environmen-tal and economic harms associated with fossil fuel energy and reduces greenhouse gas emissions. Purchasing energy attribute certificates (EACs) al-lows buildings that use non-renewable power to create market demand for renewable energy and support the development of renewable infrastruc-ture. Renewable energy produced on-site protects projects from energy price volatility while reducing wasted energy lost in transmission.The building should be designed and managed in a way, that tenants can choose to procure energy from renewable sources, such as: on-site renew-

able energy generation (e.g. PV panels), off-site renewable energy produced by a generation as-set(s) in the project’s country or region, or off-site renewable energy that is Green e-Energy certified or equivalent. Possibility to purchase renewable energy may contribute to obtaining higher score in green office certifications (such as LEED, BREE-AM, WELL). Additionally, the voluntary market can encourage energy producers and utility compa-nies to develop clean energy sources and help address climate change.

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B14 Raised Floors (OB)Provision of a raised floor with good access for services such as electrical and IT cabling is an essential requirement for a Class A office buildings. Raised floor types and depths vary greatly but certain types of raised floors have gained favour amongst tenants and develop-ers for flexibility, economy and robustness.

There are some other cheaper raised floors solutions, which allow for cabling provision. They are not as flexible (e.g. cast-in chan-nels) but might be sufficient for some build-ings. Sometimes, (e.g in refurbished buildings) when it is impossible to fit raised floors, the other solutions might be implemented.

Provision of a raised floor with good access for services such as electrical and IT cabling

is an essential requirement for a class A office buildings.

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Recommendation:

• 120–150mm overall depth min 90mm clear service zone and 300mm for deeper floors

• 300mm–500mm for sub-floor air conditioning

• 500 or 600mm square metal floor tiles

• Point loads of 3.0KN (over 25 sq mm)

• Secure possibility to provide raised floor up to 200 mm for the UPS and server rooms.

• Fire resistance and acoustic performance should be considered

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B15 Structure(OB)Minimum recommended structural standards are provided below.

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Recommendation:

Slab Loadings:

• Live — general office areas 2.0–3.0 kN / sq m

• Live — areas designed for higher loading such as server rooms, archives, etc. 5.0–6.0 kN / sq m

• Live — amenity areas designed for physical exercises (dance rooms, gyms, stages), retail units 4.0–5.0 kN / sq m

• Live — roof level plant rooms, technical floors, heavy loads storage rooms 7.5 kN / sq m

• Live — car parking 2.5–3.0 kN / sq m

• Partitions: 1.0kN / sq m, Raised floors: 0.5kN / sq m, ceilings and services:0,4–0,5kN / sq m

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B16 Building Maintenance (AD)The operation and maintenance of an office building is a significant cost element during its life and use, which directly translates into rent level for tenants.The building envelope, key system components and finishes should last and function properly, not requiring major maintenance, for 20–25

years. Careful consideration should be giv-en to material and component selection and specification to ensure that these are durable and of high quality and that replacement ele-ments are available at reasonable lead time and at sensible cost. It is recommended to limit bespoke materials and design solutions.

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A) BUILDING ENVELOPE

B) BUILDING SERVICES

Building envelope including facades, roofs, can-opies, multi-storey undercrofts, voids and soffits should be carefully designed to include suitable access solution for cleaning, maintenance and re-placement of damaged components. Cleaning and maintenance strategy should be considered and developed together with client and approved by certified system provider at the earliest possible design stage. Particular access solutions will depend on building location, height, size and shape and may include various means of access like upselling points and cranes, roof mounted mo-

torised gantries, cherry pickers or others. Special consideration should be given if access equipment will be used for façade lights, glass units, façade panels or any other large and heavy items replace-ment. As in majority of the cases access equipment is roof mounted. It is a good practice to provide goods lift access at roof level. Selected access equipment may affect building silhouette, roof and terraces loadings, landscape around base of the building as well as façade de-tailing and material specification.

All service shafts and risers shall be planned in a way to allow for easy and uninterrupted access directly from common areas not affecting tenants’ spaces. Items requiring periodic tests and inspections both within common parts and tenants’ areas shall be

carefully positioned to provide easy and safe ac-cess for inspection and replacement if necessary. Special attention should be given to areas of lim-ited access like voids, multi-storey spaces, areas above stairs and escalators.

Recommendation:

• To provide certified and adequate access solution for cleaning and maintenance of the build-ing envelope

• To provide goods lift access at roof level

• To provide access to service shafts and risers from common areas

• To provide easy and safe access to items requiring periodical tests, inspections and replacements.

The building envelope, key system components and finishes should last

and function properly, not requiring major maintenance, for 20–25 years.

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B17 Amenities (AD)There is a growing expectation that an office building will meet a number of needs of all employees. Therefore, additional amenities will be required either on site or within easy walking distance in any building. Such facil-ities as listed below could be incorporated in

larger buildings but their provision depends on the building’s location. The selection of amenities within the building should be carefully considered as some of them may not be welcomed by various tenants.

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• Cafe

• Bank / ATM

• Convenience store

• Small supermarket

• Restaurant / Canteen / Bar

• Kiosk

• Services such as laundry, hairdresser or spa

• Fitness and everything related

• Conference centres for rent, small coworking spaces as part of the infrastructure

• ‘Rotational’ car park for wider use

• Flex offices provision

• Restrooms for visitors

• Tenant’s dedicated parcel lockers

• Building applications (monitoring and booking of parking spaces, visitors access, con-cierge, flexi offices / co-working spaces booking, public transport info, etc.)

The selection of amenities within the building should be carefully

considered as some of them may not be welcomed by tenants.

Recommendation:

• Good access to local amenities for lunch, convenience shopping/ banking etc. is a must. This may include facilities provided in the locality if the building is well-embedded in the urban tissue and allows quick access and is also a solution when the plot and the building area is limited.

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B18 Daylighting (AD)

A) FLOOR TO CEILING HEIGHT

The ratio of floor to ceiling height is import-ant for comfort levels within offices. The ratio affects lighting levels, as well as the feeling

of space and airiness. In general the deep-er office floor plan the greater floor to ceiling height is required.

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The ratio of floor to ceiling height is important for comfort levels

within offices.

Recommendation:

Ceiling height

• Open plan minimum height 3.00m required under Polish law but lower heights can be achieved with a SANEPID relaxation (*1)

• Minimum height for Class A offices is 2.7m

• Tenants have growing expectations towards increasing the minimum height (more than 2.7m)

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B) WINDOW DESIGN AND DAYLIGHTING

It is considered desirable to have full height floor to ceiling windows where possible on office façades to give a good distribution of light on to office floors. Smaller windows can be acceptable provided the minimum daylight levels are achieved. Windows should be designed to afford good light, and good uninterrupted views out. Large window frame sections and transoms at eye level should be avoided. From the sustain-ability point of view, high performance glazed façades should be provided.Solar control must also be considered in terms of the building’s orientation.

External, internal or interstitial blinds may be required. Individual local control should be provided for the shading provision for each window. The greater the degree of control oc-cupants have over their environment the more satisfied they tend to be.From a psychological point of view, it is good practice to provide at least one openable win-dow per 1/3 of the office grid (2.7m–3.0m), but this can conflict with sustainability aspects of the building. Openable windows can also cause lower performance of air conditioning and thus higher energy consumption.

Recommendation:

• 1:8 window area to floor area ratio

• Minimum 70% of the area to be located within 6m of a window

• Brisolleus / façade wall curtains to provide sun and daylight comfort

Ceiling height to plan depth relation /Max Plan Depth = 2H + 2.5H D = 5.4m–7.5m

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B19 Heating, Cooling and Ventilation (OB)Efficient, quiet and flexible heating cooling and ventilation systems are required for all Class A buildings. Flexibility in operation must be matched

to any potential tenant subdivision. A 15–20 year life span is recommended for all key system com-ponents.

A) MINIMUM / MAXIMUM INTERNAL TEMPERATURE REQUIREMENTS

In the past there was an expectation to achieve approx. 22°C within offices space during the summer period. Research has revealed there is no need to over-design services to maintain the standard 22°C as it is far too expensive and en-ergy consuming. To achieve the requirements of designing a sustainable building without extensive cost there is a need to challenge our mentality and expectations regarding a building’s internal environment. For design purposes temperatures 24–25°C for the summer period should be as-sumed. Additionally as a standard, individual temperature control in office rooms or in zones

(in case of open plan offices) should be provided.In the event openable windows are provided, ad-ditional control system should be provided to the HVAC system.

An A class building is expected to have ensuring good quality indoor air, by supplying fresh air af-ter filtration in class F7. The building perceived as the most attractive (class A) should provide flexible interior design, BMS system or the ability to control air humidity to ensure an appropriate microclimate.

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B) INTERNAL HEAT GAINS — SMALL POWER

C) INTERNAL HEAT GAINS — IT SERVICES

D) INTERNAL HEAT GAINS — LIGHTING

E) INTERNAL HEAT GAINS — OCCUPANTS

• Office equipment (diversified load): 30 W/ sq m based on 7 sq m/ person occupancy ratio and 80% utilization factor

• Risers / bus bars on floor distribution boards: 2% of installed power

• Heat gains from low voltage systems (security, fire detection, etc.) are so small that they are usually omitted

• Central server room: 30 kW

• Local distribution points: 10 kW

• 5–10 W/ sq m

• 150 W/ person

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Recommendation:

Heating Cooling & Ventilation (*8)

Internal design temperatures according to PN-EN 15251:2012 and PN-EN 7730:2006:

• Winter 20,0–24,0°C (*8), recommended 21,0°C

• Summer 23,0–26,0°C (*8), recommended 24,0°C

With air velocity not higher than the mandatory one

• Winter max 0,15 m/s

• Summer max 0,18 m/s

Mechanical Ventilation Rates

• Minimum fresh air is legally required at 30 cubic m per hour per person, however it is recom-mended to provide 40–50 cubic m per hour per person (*7). Higher exchange creates better internal environment. It should be noted that best practice is typically set over a minimum level of 36m3 per hour per person recommended during BREEAM certification. Recommended value of CO2 concentration [ppm] above the concentration in the outside air for A class buildings is at the level of 350ppm (maximum 500ppm) (*8)

• Assume higher Ventilation Rates than provided in the regulations

• Fresh air supply provided also in the spaces dedicated for coffee points and kitchens

• Higher air supply for the conference rooms (individual control panels)

Humidity Control

• 40–60% in summer and winter

• Free cooling system

• Dedicated HVAC for medic and fitness sector — and some spar air to distribute

Thermal environment meets the requirements of category A in the building, if the temperature is met in at least 95% of the rooms used class A requirements by more than 97% time of use during the year; speed air and noise in at least 95% rooms used do not exceed the limit values.

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B20 Noise (OB)

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The level of the noise (maximum and minimum) within office space is very important and has a big influence on comfort and employees’ efficiency.

A) MAX NOISE LEVELS (*6)

• Office rooms used by separate users: 35 dB

• Large-space offices, open-plan office rooms: 40 dB

• Rooms for confidential interviews, including director’s rooms: 30 dB

B) ACOUSTICS

• Mandatory parameters from PN-B-02151-3 must be met by shell & core

• Avoid main distribution HVAC channels runs through potential tenant’s office areas

• An additional acoustic isolation ought to be provided for a transfer channels

Recommendation:

To keep noise levels as low level as possible to increase the comfort of the office environment.

Recommendation:

In case of various amenities (such as fitness) max noise levels should be addressed.Parameters should be addressed at the shell&core stage to meet the end-user criteria.

Office environment comfort is highly dependent on controlled noise levels.

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B21 Sustainability Standards for Design and Construction (OB)

Whilst energy performance is seen as one of the key indicators of a sustainable building it is now accepted that a more holistic view of the design and construction of a building should be taken

when considering its sustainability credentials. The issues that are considered and are gaining more attention from the tenants include:

OVERVIEW

• Health & wellbeing • Energy

• Transport • Materials

• Waste • Water

• Land Use and Ecology • Pollution

• Innovation and digital technologies including BMS integrated building apps

• Biophilia

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The Leadership in Energy and Environmental Design (LEED) Green Building Rating Sys-tem™ is a third-party certification program established by The US Green Buildings Coun-cil. LEED certification is now well established in Poland through the local Green Building Council www.plgbc.org.pl. This programme is a benchmark for the design, construction and operation of high performance “green” build-ings, recognising performance in five key ar-eas: sustainable site development, water sav-ings, energy efficiency, materials selection and indoor environmental quality. Buildings are granted scores and qualify for one of four lev-els of certification: Certified, Silver, Gold and Platinum. LEED system is presented in detail at www.usgbc.org. The program is continuously evolving, taking advantage of new technol-

ogies and advancements in building science while prioritizing energy efficiency and CO2 emissions reductions in the latest 3rd version. An office building which receives a LEED cer-tificate typically has lower operating costs, se-cured asset value that avoids “brown stigma” and is healthier and safer for occupants, com-pared with a regular office building.As well as the building itself being certified during design and construction it is increas-ingly expected that the building will be man-aged according to sustainable criteria to protect its classification status. As such certifi-cation against Building Operations and Main-tenance should now be expected for actively managed assets (see B22).

BREEAM or LEED certificates are currently considered the leading ones,

other certificates are additional, upon achieving one of the above mentioned.

The two primary certifying schemes operation-al in Poland, BREEAM and LEED, both seek to reward developer behaviour that is better than that required by local or EU legislation. These schemes have therefore been adopted here to help in the classification of office buildings and reward those that are developed in a sus-tainable way.

BREEAM or LEED certificates are currently con-sidered the leading ones, other certificates are additional, upon achieving one of the above mentioned.

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The British Research Establishment or BRE has established the BREEAM Standards originally for the UK but now used throughout Europe and the Middle East. The BREEAM Standards for offices are simple means of assessing buildings on a whole range of environmen-tal issues to arrive at one of a simple range of ratings: fair, good, very good and excel-lent. BREEAM provide full details of their stan-dards on their web site www.breeam.org. They update the standards regularly and tie them into EU legislative targets and developments. With the aim of making the best Polish offices amongst the best in Europe, the target is to achieve BREEAM ‘very good’ standard for all new office buildings.

An office building which receives a BREEAM certificate typically has lower operating costs, secured asset value that avoids “brown stig-ma” and is healthier and safer for occupants, compared with a regular office building. As well as the building itself being certified during design and construction it is increas-ingly expected that the building will be man-aged according to sustainable criteria to protect its classification status. As such certi-fication against BREEAM In Use Parts 1 & 2 should now be expected for actively managed assets (see B22).

The WELL Building Standard is the premier standard for buildings, interior spaces and communities seeking to implement, validate and measure features that support and ad-vance human health and wellness. WELL was developed by integrating scientific and medi-cal research and literature on environmental health, behavioral factors, health outcomes and demographic risk factors that affect health with leading practices in building design, con-struction and management. The WELL Build-ing Standard underwent a comprehensive ex-pert peer review process, which included three

phases — scientific, practitioner and medical review. WELL Certification and the WELL AP credentialing program are third-party ad-ministered through IWBI’s collaboration with Green Business Certification Inc. (GBCI).The WELL evaluation system is based on the implementation of several key factors with a significant impact on the well-being of the user himself. The certification should guarantee a pleasant work environment, among other things, because the gain of this certificate must be backed by measuring the key environmen-tal parameters of an independent third party.

HQE is the French certification awarded to building construction and management as well as urban planning projects. HQE promotes best practices, sustainable quality in building projects and offers expert guidance through-out the lifetime of the project. For over 20 years, the HQE movement has been directing the attention of stakeholders towards sustain-able development issues applied to buildings and local planning and Goals that will help create a sustainable living environment. HQE

certification pursues sustainable performance objectives while giving substantial importance to the life cycle analysis on a building scale and to the impacts of a project on health, per-sonal comfort and the indoor environment. The certification covers the entire lifecycle of a building (construction, renovation and op-eration): non-residential buildings, residential buildings and detached houses as well as ur-ban planning and development.

To make sustainable building applicable on a practical level, measurable and thus com-parable, the DGNB has developed its own certification system. The certification system is available in different variants for buildings, districts and interiors. As a planning and op-timization tool, it helps all those involved in construction to implement a holistic and sus-tainable quality. The DGNB System is based on the three central sustainability areas of ecolo-gy, economy and sociocultural issues, which are weighted equally in the evaluation. The DGNB System evaluates the location as well as the technical and procedural quality with a holistic approach. The performance of these qualities can be evaluated by means of certifi-

cation criteria. These are individually tailored to different types of use and can be applied to new buildings, existing buildings, refur-bishments and buildings in use. Every build-ing, from planning to deconstruction, goes through different phases, which are linked to different requirements and conditions. These can be accompanied by the DGNB certifica-tion system in terms of a holistic sustainable construction method.By reducing cost-intensive risks, the applica-tion of the DGNB System contributes, to a high degree, of future security for construction projects. The independent certification process serves to ensure transparent quality control.

GRESB, which is gaining in popularity, assesses the implementation of ESG policy and

may apply to both assets and funds.

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GRESB assesses and benchmarks the Environ-mental, Social and Governance (ESG) perfor-mance of real assets, providing standardized and validated data to the capital markets. The Assessments are guided by what investors and the industry consider to be material issues in the sustainability performance of real asset in-vestments, and are aligned with international reporting frameworks, such as GRI, PRI, SASB, DJSI, TCFD recommendations, the Paris Cli-mate Agreement, UN SDGs, region and coun-try specific disclosure guidelines. Assessment

participants receive comparative business in-telligence on where they stand against their peers, a roadmap with the actions they can take to improve their ESG performance and a communication platform to engage with inves-tors. Investors use the ESG data and GRESB’s analytical tools to monitor their investments, engage with their managers, and make de-cisions that lead to a more sustainable and resilient real asset industry.

B22 Sustainability Standards for the Operation and Mainte-nance of a Building (AD)

The sustainable credentials of a building not only relates to how it was designed and constructed but also in a large part as to how it is

operated and managed.

The sustainable credentials of a building not only relates to how it was designed and constructed but also in a large part as to how it is operated and managed. Both of the certification organizations, LEED and BREEAM, have schemes that directly address how a building is operated and managed and the particulars of the schemes can be found on their web site. A summary of the schemes at the time of writing is given below.Both DGNB & HQE developed their own certif-icates’ system awarding their users with classifi-cation on certain fields of the building construc-

tion and management as well as urban planning projects, which allows to implement a holistic and sustainable quality.

GRESB provides users with analytical tools to monitor their investments, engage with their man-agers, and make decisions that lead to a more sustainable and resilient real asset industry.Minimum level of certificate grade (pass is not an option).

OVERVIEW

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Operated by Countries available (origin)

Levels of achievement

BREEAM BRE International (UK) Pass, Good, Very Good, Excellent, Outstanding

LEED USGBC International (US) Silver, Gold, Platinum

HQE CERWAY International (France) Pass, Good, Very Good, Excellent, Exceptional

DGNB DGNB International (Germany) Bronze, Silver, Gold, Platinum

WELL International WELL, Building Institute International (US) Silver, Gold, Platinum

FITWEL US HSS International (US) 1 Star, 2 Star, 3 Star

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LEED has a scheme dedicated to how a build-ing is used and managed called “Building Operations and Maintenance” scheme. The scheme applies to existing buildings where

little or no construction work is ongoing and considers the following aspects on a weighted basis in relation to certifying a building:

BREEAM has a scheme dedicated to how a building is used and managed called “BREEAM In Use International”. The scheme applies to existing buildings and considers how the asset is managed and run. The scheme is comprised of 3 parts and any of them can be selected for certification. There is also the possibility to certify parts 1 and 2 jointly.

For the purposes of classifying a building parts 1 and / or 2 are applicable. Part 3 is typically considered by tenant occupiers.

A) LEED

B) BREEAM

• Location and Transportation

• Sustainable Sites — Property Management

• Water Efficiency

• Energy & Atmosphere

• Materials & Resources

• Indoor Environmental Quality

• Innovation

• Part 1 — Asset Performance

• Part 2 — Building Management Performance

• Part 3 — Occupier Management

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The location of an office building is critical to its market appeal. For many businesses only the most central location within a central business district (CBD) or other well-established business location with excellent transport accessibility will be acceptable and this is considered as A class a location. Class B and C locations are in turn less prime real estate locations.

The location of an office building is critical to its market appeal.

Location Criteria

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Recommendation:

CLASS A

• Primary locations within the central business district (CBD) or in other established office location with very good accessibility or major or prestigious office zone locations with excellent visibility, accessibility for pedestrians (5–7 minute walk) and via the car, with at least two means of public transport nearby and a very good variety of local amenities.

CLASS B

• Secondary locations on the periphery of CBD’s or other established location or on in-dustrial or office estates located outside the CBD. These are good office locations with good access for pedestrians, via the car, public transport connections and services.

CLASS C

• Any other location not defined as class A or B, in a non-established business neigh-bourhood.

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C1 Measurement

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In terms of measurements, many standards have been adopted by developers and other indus-try players but none of them have been agreed as a market standard. It makes it difficult to as-sess what the net to gross ratio of a particular

building is, thus making it difficult to compare them. Various measurement approaches are ad-vised depending on the measurement purposes, whether these are tax or leasing matter.

In Poland the following standards are currently in use:

A) The Polish Standard PN-ISO 9836(*5) Performance standards in building Definition and calculation of area and space indicators. It is used in procedures defined in Building Law for newly constructed buildings):

Specifies how to measure: Total Floor Area, Internal Floor Area, Net Floor Area, Circula-tion Area, Service Area, Usage Area (Main and Auxiliary), Building Envelope Area

Areas to be measured between finished surface of walls / structure elements at floor height.

B) GIF Lettable Area of Commercial Spaces Measuring Directive Established by Society of Property Researchers in Germany and specifies Building Lettable Area (this method is related to the German Standard DIN 277):

Measurement to be taken at floor height

Describes which areas shall be determined as lettable area exclusively dedicated for tenants and defined as common lettable area

Describes which areas are not to be taken into account as lettable area: service use, stair flights, ramps, landings between floors, lift shafts, vehicle communication areas, escape routes and stairs, atriums, structural walls and columns, risers.

C) TEGOVA Standard Specifies how to measure Building Lettable Area (this method does not comply with either of the Polish Standards. It is used to calculate lettable office area for property researching purposes only):

Measurement to be taken at 1.5m

The area to be measured between internal surfaces of external building walls or in case more than 50% of the external facade is glazed between the glazed surfaces

The area between the tenants to be calculated in the centre line of the division wall separating the tenants premises / or to the centre line of opening in structural wall

The RICS and many other organisations are launching the ipms (international property

measurement standard) to overcome the many standards used in the market

– Poland is no exception.

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Describes which areas shall be determined as lettable area exclusively dedicated for tenant: hydrants, electrical distribution boards, kitchenettes and toilets, if dedicated for tenant

Describes which areas shall be determined as lettable common area: entrance halls, corri-dors, toilets, lift lobbies, security rooms etc.

Describes which areas are not to be taken into account as lettable area: internal structural walls and shafts, plant rooms etc.

D) BOMA Standard Established by the U.S. Building Owners And Managers Association (BOMA) (this method is used to calculate lease area for rental purposes only):

The Boma Lease Measurement

Usable Area is the actual occupied area of a floor or an office suite

The Boma Lease Measurement Floor

Rentable Area — the tenant’s pro-rata portion of the entire office floor, excluding elements of the building that penetrate through the floor to areas below.

Boma Lease Measurement Building Common Area — includes those areas of a building that are used to provide services to building tenants, but which are not included in the office area of any specific tenant.

It also includes any associated common areas and is applied to the Floor Rentable Area to calculate the Rentable Area.

Boma Lease Measurement Load Factor — the percentage of space on a floor that is not us-able plus a pro-rata share of the Building Common Area, expressed as a percent of Usable Area (also known as the Common Area Factor, the Loss Factor, the Add-on Factor).

E) RICS Standard Established by the Royal Institution of Chartered Surveyors and intended for use in the UK, however in Poland used by UK origin developers & consultants. Provides definitions for accurate measurement of buildings required for valuation, management, conveyancing, planning, taxa-tion, sale, letting, or acquisition purposes.

Gross External Area — the area of a building measured externally at each floor level, suitable for town planning, rating and council tax, building cost estimation purposes.

Gross Internal Area — the area of a building measured to the internal face of the perimeter walls at each floor level, suitable for estate agency & valuation, property management purposes.

Net Internal Area — the usable area within a building measured to the internal face of the perimeter walls at each floor level, suitable for rating, estate agency & valuation, property management purposes.

F) The International Property Measurement Standards (IPMS) are developed by a group of more than 80 professional and not-for-profit organisations, work-ing together to implement international standards for measuring property.

IPMS for industrial, office, residential and retail buildings have been drafted by the independent Standards Setting Committee and establishes a consistent methodology for measuring buildings around the world.

Depending on the developer’s origin, various measurement standards are applied.

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C2 Statutory Requirements’ Reference

*1 Regulation of the Minister of Infrastructure on technical conditions to be met by buildings and their location

*2 Regulation of the Minister of Labor and Social Policy on general provisions on health and safety at work

*3 Regulation of the Minister of Infrastructure and Development on the methodology for deter-mining the energy performance of a building or part of a building and energy performance certificates

*4 Polish Standard PN-EN 12464-1 (Lighting)

*5 Polish Standard PN-ISO 9836 (Areas)

*6 Polish Standard PN-B-02151-2, PN-B-02151-3, PN-B-02151-4, (Noise)

*7 Polish Standard PN-83/B-03430 (Ventilation)

*8 Polish Standard PN-EN 15251, PN-EN 7730 (quality of the internal environment)

*9 Ministry of Infrastructure and Construction — Building Accessibility Standards for People with Disabilities — Guide

*10 Act on ensuring accessibility to people with special needs

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Quality criteria Score (1 or 0)

Building stature

1. A landmark building recognised in a local context by brand name and/or visibility. (Section B1) AD

Building space

2. A highly flexible internal design, flexible layout grid and efficient plan with good net to gross ratio. (Section B2) AD

3. Well-designed lobby / reception with 24 hour concierge, appropriately sized and designed for the building size and use. (Section B3) OB

4. Cores are to be well planned and appropriately sized to service the building occupants. (Section B4) OB

5. Building is designed to address users’ wellbeing, their mental and physical health (section B5) AD

6. Good accessibility and car park provision for tenants and visitors, good ac-cess for deliveries and building management services. (Section B6)

OB

Quality criteria Score (1 or 0)

Building technical

7. Minimum lift provision with a maximum waiting time of 30 seconds. (Section B7) OB

8. Provision of a modern ceiling with efficient lighting to meet minimum standards. (Section B8) OB

9. Good small power provision meeting minimum requirements. (Section B9)OB

10. A modern BMS system to control access and security, fire, life safety and other building services. (Section B10) OB

11. Provision of space for cabling and IT infrastructure (Section B11)OB

12. Capability to accommodate tenants additional services such as IT rooms, satellite dishes, UPS, etc. within the building (section B12) AD

13. Provision of multiple power sources to ensure a constant power supply in the event of a local power grid failure. (Section B13) OB

14. Provision of a raised floor. (Section B14) OB

15. Minimum structural loading floor capacities for each office floor level with an area allocated for high loading on each floor (Section B15) OB

16. Provision of access for cleaning, maintenance and replacement solution (Section B16)AD

Building Comfort

17. Good local provision of amenities either on site or close by. (Section B17) AD

18. Good levels of natural daylighting, minimum 70% of net lettable area within 6m of an external window, minimum floor to ceiling height of 2.7m. (Section B18) AD

19. Provision of a modern system of heating, cooling, ventilation and humidity control to achieve good quality of internal climate (Section B19) OB

20. A quiet office environment to meet minimum standards (section B20)OB

Building sustainability

21. BREEAM Gold Standard for Building Design and Construction and / or LEED Very Good Standard for the BREEAM International New Construction Scheme. (section B21) OB

22. BREEAM Gold Standard for Building Operations and Maintenance and / or LEED Very Good Standard for the BREEAM In-Use International Scheme. (section B22)

AD

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QUALITY CRITERIA SUMMARY

A Building should meet at least 19 out of 22 standard requirements (14 obligatory + 5 additional)

B+ Building should meet at least 17 out of 22 standard requirements (14 obligatory + 3 additional)

B Building should meet at least 15 out of 22 standard requirements (14 obligatory + 1 additional)

C Building meets 14 and fewer out of 22 standard requirements (Any points)

LOCATION CRITERIA SUMMARY

A Primary locations within the central business districts (CBD) or in other established location with very good accessibility and major or prestigious business park locations with excellent transport connections and a good variety of local amenities.

B Secondary locations on the periphery of CBD’s or other established location or on industrial or office estates located outside the CBD. These are good office locations with good transport connection and services.

C Any other location not defined as class A or B.

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Company profiles

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CBRE Group, Inc. is the world’s largest commer-cial real estate services and investment firm, with 2019 revenues of $23.9 billion and more than 100,000 employees (excluding affiliate offices). CBRE has been included on the Fortune 500 since 2008, ranking #128 in 2020. It also has been voted the industry’s top brand by the Lipsey Company for 19 consecutive years, and has been

named one of Fortune’s “Most Admired Com-panies” for eight years in a row, including being ranked number one in the real estate sector in 2020, for the second consecutive year. Its shares trade on the New York Stock Exchange under the symbol “CBRE.”

CBRE offers a range of integrated services, including facilities, transaction and project management; property management; investment management; appraisal and valuation; property leasing; strategic consulting; property sales; mortgage services and development services.

JOANNA MROCZEK Senior Director

Head of Research

& Marketing CEE

[email protected]

KATARZYNA GAJEWSKA Associate Director

Research & Consultancy

[email protected]

ŁUKASZ KAŁĘDKIEWICZ Senior Director

Head of Advisory &

Transaction Services

[email protected]

LESZEK PAWŁOWSKI Associate Director

PJM Investor Consulting

[email protected]

JONATHAN STEER Executive Director

Head of Building

Consultancy CEE

[email protected]

RADOSŁAW PAWLAK Director

Investor Leasing

[email protected]

Rolfe Judd Ltd is an international design studio providing Architecture, Planning and Interior Design services. We are a design led practice with over 50 years’ experience in delivering substantial projects for which we have won a number of prestigious awards. We have

expertise in commercial office, residential, mixed use urban regeneration and leisure sectors across UK and Poland. For further details of our business and projects please visit our websites www.rolfe-judd.pl and www.rolfe-judd.co.uk.

MICHAŁ SĘCZKOWSKI Rolfe Judd Architecture

Director

[email protected]

MICHAŁ AFFANASOWICZ Rolfe Judd Architecture

Director

[email protected]

IAN GREVES Rolfe Judd Architecture

Main Board Director

[email protected]

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www.mosp.pl

Disclaimer:The Modern Office Standards: Poland guide has been developed with reasonable skill and care, how-ever neither Rolfe Judd nor CBRE or their respective subsidiaries shall be liable for any costs, losses, expenses or damages whatsoever arising out of the use of or reliance on this guide. Rolfe Judd and CBRE makes no warranty, either express or implied, as to the accuracy of any data used in preparing this guide. The guide has no legal status in Poland and does not therefore in any way supersede or replace any statutory or regulatory requirements. The guide does not constitute design or construction or brokerage or any other kind of professional advice and is for general information purposes only Professional advice should be sought in relation to any particular project.

CBRE Sp. z o. o. Rondo 1, 00–124 Warsaw, Rondo ONZ 1T: +48 22 544 80 00

www.cbre.com www.cbre.pl

Architecture Planning InteriorsRolfe Judd, 40–043 Katowice, uI. Podchorążych 1T: +48 32 251 03 74Rolfe Judd, 00–519 Warsaw, uI. Wspólna 35/13T: +48 22 331 49 22

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MODERN OFFICE STANDARDS POLAND - Rolfe Judd

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