Development Process

INTERIOR ELEMENTS INTEGRATED INTO DEVELOPMENT PROCESS Developers have become increasingly interested in interiors and tenants with the perceived wellbeing of their staff in office centers and other buildings.

By Gary J. Morrell

WELL accreditation is more and more being sought in addition to BREEAM and LEED third-party sustainability accreditation. Further, with interiors now regarded as a central element of building development, interior and exterior design are increasingly part of the same design process. The interior of an office development reflects the need for a creative and healthy environment for staff.

“The design process for a new development must be a unified process which should start with the overall vision for the scheme,” says Gergely Árendás, managing director of the Property Market.

“Our BudaPart development’s buildings are all designed focusing on delivering a sustainable new neighborhood for those choosing to work and live here,” Árendás explains.

Ida Kiss, head of design at DVM group, says: “With regard to interior and exterior design, there are certain similarities, but they are rather different when it comes to collaboration dynamics with the clients. The interior design process evolves at a rapid pace, in which we have to take into consideration more personal requirements. Exterior design, what we call base build design in the case of commercial projects, takes much longer and the investment value has greater importance.” Kiss argues that budget is always important, especially as fit-out costs have boomed in the last two years. Nevertheless, there are other factors that are gaining more importance since companies are aware that the work-place they are creating is an important employer branding tool.

“The design process for a new development must be a unified process which should start with the overall vision for the scheme.”

It enhances employee engagement and supports collaboration within the company.

HEALTH IMPACT It is also acknowledged that the workplace environment has a great impact on the mental and physical condition of employees. Conscious design can reduce absenteeism and help people perform better and focus.

The new BREEAM accredited Magyar Telekom Group headquarters by Wing (designed by TIBA Architects Studio Ltd.) includes a 300 person capacity conference center, two restaurants, a fitness and wellness center on the top floor with a running track, a 2,000 sqm internal garden, three internal courtyards, 1,350 parking spaces, 350 bicycle places with changing facilities and 50 electric vehicle charges.

“All our built-to-suit headquarters buildings are built to the highest international standards and there is a lot of cross over with the international markets in terms of people working in these buildings,” explains said Noah Steinberg, chairman and CEO of Wing.

“They are modern buildings and environmentally sound and very efficient in terms of the use of space as well as their environmental footprint. The nature of the way people use space has changed a lot with more flexibility in the spaces and collaborative space to encourage creativity,” Steinberg continues.

One of the main priorities is still the location and the fees of the rented spaces. However, as the workforce and keeping the workforce for a longer period has become a more important issue in the region, the provision of a healthy and also esthetically appealing working atmosphere has also become an important factor as well in the

view of Zsombor Barta, president of the Hungarian Green Building Council (HuGBC).

Edina Hornok head of sustainability of DVM group, and also a board member of HuGBC sees designers using more organic materials and biophilic elements like plants or natural patterns.

“The layout is usually more diversified to ensure places for both production and relaxation, and there is great emphasis on the lighting and acoustical requirements of different activities. Designers are required to apply less common concepts and a new approach when creating a human-focused, healthy environment,” she says.

WELLBEING AT FOREFRONT Skanska is developing the third 14,000 sqm phase of the Nordic

Mastercard office interior by DVM group.

Light office complex to meet the WELL Building Standard.

“Employee wellbeing was at the forefront when designing Nordic Light and this will be our first office project in Hungary to receive WELL certification,” says managing director Marcin Łapiński.

The complex, designed by PauliniReith & Partners, has energy efficient heating and cooling systems. According to the architects, employees and investors are both focusing more on the quality on the environment.

Further, it is seen as important to focus on the principle of biophilia, which aims to bring nature closer to people living in cities with the help of natural building materials, largescale green areas and natural lighting sources. In this way, architectural tools are making it possible for building users to receive natural lighting and good air quality.

“Ideally, interior and exterior design should be part of the same process. The indoor air quality of office space is one of the most important parts of what we call a ‘healthy building’. Newly applied interior paints and coatings, interior adhesives and sealants, interior flooring, interior thermal and acoustic insulation and all newly purchased interior furniture and furnishings can degrade the indoor air quality, even in a new building,” says Emese Kovács, partner at MN6 Energy Agency and a WELL appraiser.

“So planning the interior space and building materials use go handin-hand. Although standard design and fit-out of office spaces are still prioritized by developers, the aim of tenants is to support the wellbeing of

employees in office spaces, inspiring creativity and strengthening the employer branding of the company,” she continues.

By seeking WELL certification, Ottó Feuertag, founder of Europa Design is seeking to strengthen the company’s commitment to the worklife balance idea in office spaces.

“WELL accreditation aims to support the wellbeing of employees in the building, inspiring creativity and strengthening the employer branding of the company at the same time. The quality and architectural value of the new HQ building is a significant upgrade from Europa Design’s previous office, that better reflects the brand and its core corporate values,” Kovács says. MN6 Energy Agency has worked with Europa Design on the accreditation process.

Forest Offices in Debrecen.

“Companies, as tenants, often think they have few possibilities to break out of the standard fit-out zone, but they have the possibility to invest in their employees, and create a really inspiring office space, with a fresh and clean air supply, acoustic and thermal comfort, healthy nourishment, natural light and inspiring spaces that can be varied according to the changing requirements or preferences of staff. Buildings and offices can be used to ensure a positive experience for both employees and partners,” she adds.

The Europa Design HQ is expected to fulfill the WELL requirements and complete the certification process this year. The cost of getting WELL accreditation for a 500-1,000 sqm space (big enough, for example, for 50-100 working places) is estimated at USD 11,000-12,000 for the certificate itself, with the advisory fee on top of putting the total cost in the region of USD 15,000-20,000. This can be measured against staff retention and the associated costs of head hunting and training and the energy and resources needed to replace staff.

BEYOND BUDAPEST Outside of Budapest, Forest Offices in Debrecen (231 km east of the capital) is the first LEED “Gold” certified office in the Hungarian countryside, and the first new office building in the country certified under LEED version 4, LEED’s most stringent green building standard.

The 22,000 sqm complex was handed over last year and designed by BORD Architectural Studio. The LEED certification program for Forest Offices placed a significant focus on features which would improve occupant productivity and

wellbeing. The building has full height windows to maximize natural light and assure all occupants have the highest quality views, while the air-handling systems provides an abundance of fresh.

“WELL certification will become more and more popular as long as there is competition for tenants in the developing property market, and the labor shortage forces companies to provide more attractive workplaces to their employees,” reckons DVM group’s Hornok.

“However, the unreasonably high registration and certification fees, and the complicated performance testing procedure can result in a slower spread than was the case of BREEAM or LEED,” he adds.

In addition to the office sector buildings and interiors in the hospitality industry, residential and even healthcare developments are also applying for WELL certification.

“Companies, as tenants, often think they have few possibilities to break out of the standard fitout zone, but they have the possibility to invest in their employees, and create a really inspiring office space, with a fresh and clean air supply, acoustic and thermal comfort, healthy nourishment, natural light and inspiring spaces that can be varied according to the changing requirements or preferences of staff.”

“The majority of the WELL certified projects are of shell and core type. If the tenants or other stakeholders are really willing to operate and manage the building according to well-established international standards, and therefore to providing healthy and productive interior spaces, then a real change can be visualized. But the interior material designer and manufacturing companies are definitely affected by this movement, as they are reacting to the new challenges and needs, which comes together with the WELL scheme and new tenant and client expectations as well,” concludes Barta.