Avon Cosmetics UK Headquarters
British Council for Offices
Awards
a
fantastic
building well finished which sets a new
gold standard Mick Young Garbe (Joint Developer for Nunn Mills Road Regeneration)
for Northampton.
Avon Cosmetics UK Headquarters Fit-Out of Workplace
Project & Team Details Project: Avon Cosmetics UK Headquarters Nunn Mills Road Northampton NN1 5PA Category Fit-Out of Workplace Region The Midlands and East Anglia
Applicant Organisation Avon Cosmetics Carole Stronach +44(0)1604 617290 Carole.stronach@avon.com
Architect HKS Alan Palmer +44(0)207 292 9494 apalmer@hksinc.com
Base Build Funder - Developer Merchant Developments Ltd Geoff Hunton +44(0)191 236 1013 gh@merchantdevelopments.com
Interior Designer HKS Mark Simpson +44(0)207 292 9494 msimpson@hksinc.com
Tenant/Occupier Avon Cosmetics, as above
Mechanical/Electrical Engineer Meinhardt (UK) Ltd Alan Munson +44(0)207 831 7969 alan.munson@meinhardt.co.uk
Project Manager Cushman &Wakefield LLP Stuart Bodman +44(0)207 152 5064 stuart.bodman@eur.cushwake.com Quantity Surveyor Franklin and Andrews Ltd Malcolm Weaver +44(0)207 633 9966 mweaver@franklinandrews.com Brief Consultant Cushman & Wakefield LLP, as above
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Structural Engineer Meinhardt (UK) Ltd David Sharp +44(0)207 831 7969 david.sharp@meinhardt.co.uk Contractor Bowmer and Kirkland Ltd Gary Bradley +44(0)1773 853131 g.bradley@bandk.co.uk
When printing this HKS British Council for Offices Awards submission - please print on FSC accredited paper - thanks.
British Council for Offices Awards Avon Cosmetics UK Headquarters
Project Aims In 2006, Avon Cosmetics undertook to develop its new UK headquarters on the site of its former production facility in the heart of Northampton, and bring life to this prime, largely undeveloped area as a part of a regeneration of the wider area. With the company established in the UK in 1959, Northampton is the historic home of Avon. The development is both a symbol of Avon’s civic status and as a major local employer in Northampton. The prestigious new headquarters sits proudly by the river Nene, a well-connected location, ideal for the needs of Avon in serving its wide customer base. It is designed to reflect Avon’s status as the world’s biggest direct selling beauty company and to enhance its core brand values in attracting, retaining and motivating employees. Avon chose to undertake the development whilst remaining fully operational. It was previously operating in several disparate buildings, including
ft of flexible office space designed to enhanced BCO and institutional standards, which was sustainable and supported flexible, innovative modern working practices. With the many varied operations now under one roof the design has become an exemplar of flexibility, future-proofed to adapt to growth and the changing demands of the business. The workplace strategy proposed more open plan and interactive work settings and the interior is designed to meet these requirements, with open floor plates also providing flexibility for reconfiguration and reorganisation. As well as the office environments the accommodation also includes bespoke staff training facilities, a restaurant and cafe, an employee shop and a history room. It is designed as a whole life sustainable development with key objectives being the re-use of brownfield land, the focus on local labour markets and long-term staff retention through innovative building design.
prefabricated temporary accommodation. Its requirement, following a detailed workplace strategy, was for 100,000 sq
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Avon Cosmetics UK Headquarters Fit-Out of Workplace
Enterprise The success of Avon’s new headquarters is as much about its commitment to its people as it is towards the environment. Detailed engagement sessions with each of the
between employees and departments. This is a successful outcome of the core brief requirement for improved teaming, collaborative and social areas and brings with
central building also contributes to a reduction in Avon’s carbon footprint through long term reduction in energy consumption and lower impact maintenance regimes. Its new
business units during the brief development stage has resulted in a building tailored to an improved working culture. This is visible in the varied work settings, improved amenities and better access to daylight and views. In stark contrast to the former administrative building there is now substantial provision of showers and cycle facilities and the car parking provision has come down by more than 40%.
it an increase in employee satisfaction.
headquarters is the first property within its corporate real estate portfolio to secure a sustainable accreditation. As a result, its design is being used as a benchmark for other refurbishment and new build projects across its global property portfolio.
Bringing together the disparate activities of several regional buildings has made a significant contribution to the efficient operation of the business. This has the added
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benefit of better integrating working practice. The transition to open plan working has led to more effective space utilisation, improved communication and a greater interaction
One notable feature of the new building, borne out of Avon’s employee engagement sessions, is that of its relationship with the adjoining River Nene. By raising the ground floor 1.5m above grade, this not only addresses the issue of flooding (the site is located in a flood plain), but also positions the restaurant, cafe and training areas with direct access and excellent views over the river to the picturesque Beckett’s Park. This substantially improves the amenity and its effectiveness for the employees compared with the former administrative building in which all amenity space lacked access to views and external spaces. The rationalisation of the real estate into a
An innovative aspect of the development process was the establishment of concurrent design, procurement and construction phases. The briefs for the base building and the fit-out were developed in tandem to enable a shorter overall development programme and to align the base-build with Avon’s bespoke requirements and business practices. This streamlined costs for the overall development, but more importantly reduced site wastage normally associated with having two separate contracts.
British Council for Offices Awards Avon Cosmetics UK Headquarters
Utility of the Product The brief called for a building in which Avon could manage and maintain its operations in an efficient, safe and secure way, whilst promoting an improved working culture. Every part of the building is fully accessible. The central atrium provides clear and legible wayfinding and ease of orientation at each floor level. The central shared core spaces have tea point, meeting, print and toilet facilities making movement and circulation efficient and ensuring secure management of the building from a single control point. The column-free open plan floors promote communication and interaction and are designed around Avon’s new business model incorporating multiple work settings, collaborative teaming areas and break out spaces. Avon is committed to attracting, retaining and developing skilled employees and it placed the health and wellbeing of employees at the heart of the design process. It carried out visioning and engagement sessions with its employees
and this has led to a more productive and motivated workforce and has allowed Avon to broaden its regional status as a major employer. For instance, access to daylight is now considered of paramount importance in the modern workplace and generally no employee sits more than 7m from a window. Open plan areas are spacious and planned to maximise views across the park and the surroundings. The central tea point and break out areas in each wing provide informal meeting and social space and encourage ad hoc interaction. The building sets a new standard both for Avon and for Northampton, tailored to their needs yet constructed to enhanced British Council for Offices standards as a fully equipped Grade-A facility for flexible leasing on the open market. The column-free floorplates and central shared cores allow for flexibility in space-planning, and future-proof the facility should it return to the open market for single or multiple commercial occupancy.
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Avon Cosmetics UK Headquarters Fit-Out of Workplace
Value, Cost & Programme Avon has committed its future to Northampton in support of the local economy and of local employment generation. It promotes the local planning initiative to re-invigorate the town centre through increased amenity and the re-use of its brownfield land. Their headquarters now also provides a significantly improved working environment. Through its enhanced and additional amenities, its employees have access to exhibition spaces, an Avon history room, an Avon shop, multiple break-out spaces with full wireless connectivity and a varied food
and beverage outlet. This new environment is safe, secure and fully accessible and better integrates with its riverside setting with pedestrian friendly terraces and access to what will be in time a new “gateway” piazza from which the building is entered. Avon has carefully tailored their new workplace to suit its specific operational requirements centred on improved efficiencies. Departmental groups are collocated for greater integration, leadership is more visible, even the open shared spaces such as the central staircase provide for informal encounters and display individual and team successes to engender pride amongst employees. The new environment
supports this spirit of community through its many connected, open spaces and activity areas that exist on each floor. Avon also implemented a comprehensive environmental graphics and wayfinding strategy which connects each of the floors and provides brand continuity, placing an emphasis on the role of the Avon Representatives. There is additionally a new momentum for reducing environmental impact both through investment in the building and operationally now and in the future. This initiative includes the development of a comprehensive green travel plan and building specific features such as rainwater harvesting Cost information
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LGround Ground
First
Second
Third
Fourth Roof
Total
Gross internal area/sqm
230
2097
1936
1936
1936
1936
148
10219
Net internal area/ sqm
0
1534
1713
1713
1713
1713
0
8386
Cost/sqft Fit-out, Category B £49/sqft Base date
March 2008
Operating costs..... TBD
and multi-occupancy flexibility through zonal sub-metering. Project Programme Milestones • Fit-out, Category B inception: November 2006 • Tender: February 2007 • Start on Site: March 2009 • Practical Completion: July 2009 • Furniture Installation: August 2009 • Occupation: August 2009 Net/Gross Areas Gross Internal Area: 10219 sqm Net internal Area: 8386 sqm
Avon Cosmetics UK Headquarters Fit-Out of Workplace
The Accommodation Avon’s technical brief requirements called for a workplace that promoted health and wellbeing, was flexible, well-lit and easy to re-configure for future workplace needs. Five storeys of accommodation are arranged in two wings around a central atrium, with the offset between each wing allowing daylight into the heart of the building. Use is made of the atrium to create a strong and direct frontage onto what will be, in time, the new “gateway piazza”. Key amenities and customer facilities such as dining, cafe, conference and training suites are located at ground floor level. This makes the most of the inside and outside spaces but also integrates and populates the atrium. This is further enhanced and enlivened with exhibition and break out space, the history room and the shop. Upper levels are socially and physically connected through the central shared cores comprising tea points and a bank of meeting rooms rising through the building. This allows the principal workplace environments to gain maximum benefit
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from light and views. The configuration and disposition of the cores also means that the building can be easily sub-tenanted in the future allowing floor by floor occupancy with defined reception spaces. HKS led the project team through the development of a Building Information Modelling solution utilising Revit software. This enabled them to align Avon’s various brief requirements in an integrated manner with the minimum of wastage in production time. A product of this was the disposition of large volume spaces that benefitted from the 15m wide column-free floor plates. These spaces include the multiple dining facilities, the training and conferencing suites and the photo studios which can be configured in a variety of ways to respond to the growing customer interface and diverse events that now take place in the building. Sliding folding partitions with good acoustic treatment and multiple storage areas facilitate these operations.
Specification Workplace density
10 sqm
Means of escape density
6 sqm
Plan efficiency
82%
Plan depth ceiling height
15m 2.7m
Grids Column planning
15m 1.5m
Toilets
One person per 14 sqm
Lifts
3 passenger lifts 1 goods lift
Raised floors
150mm
Structural loading Live general Live high
2.5kn/sqm 7.5kn/sqm
Dead partitions Dead raised floors
1kn/sqm 0.85kn/sqm
Small power Loading diversified Risers/busbars
15 w/sqm 25 w/sqm
Lighting standard Office Task uniformity
400 lux 0.7
Comfort Summer Winter Fresh air Noise open plan Noise cellular
22degC +/- 2degC 20degC +/- 2degC 12 l/s/person NR38 NR35
British Council for Offices Awards Avon Cosmetics UK Headquarters
1. Entrance 2. Reception
5.
3. Exhibition 4. Dining & Cafe 5. Training and Conference Suites 6.
6. History Room 7. Studio Space
4. 1. 3.
8.
8. Post and Collation
2.
7.
Ground Floor Plan
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Avon Cosmetics UK Headquarters Fit-Out of Workplace
1. Teapoints and printing 1.
2.
2. Open Plan Working 3. Toilets
3.
4. Meeting Suites 5. Break-out and Social Areas
4.
N
5.
Upper Floor Plan
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British Council for Offices Awards Avon Cosmetics UK Headquarters
East West Section
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Avon Cosmetics UK Headquarters Fit-Out of Workplace
North South Section
4 3 2 1 G
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British Council for Offices Awards Avon Cosmetics UK Headquarters
Sustainability Every aspect of the development has been considered in the context of sustainable regeneration and long-term local employment. This is exemplified by Avon’s decision to not only redevelop brownfield land but also to engage with the local development agency in seeking to develop its local labour force and to enhance its physical environment. The new link road will be served by additional public transport nodes and the completed river Nene towpath will eventually mean that the building will positively connect with the pedestrian and cycle links in and around the town centre. Intrinsically the most significant contribution to reducing the environmental impact is the rationalisation of the estate into one efficient building focussed on long term employee retention. The building is equipped with facilities that enable and promote this. Individual choice is catered for with a variety of work settings and all UK employees can now be trained under one roof in the suite of training and conferencing rooms at ground floor level. These can additionally be opened up into the dining areas for private and customer functions and for business-wide presentations that include the wider Avon community. Throughout the building there is a variety of settings catering for the many different ways in which employees interact from informal and ad hoc meeting through to cafe style and formal dining. The use of public transport is encouraged and a comprehensive green travel plan is now fully operational. This promotes car sharing, walking and cycling. On site car parking capacity has reduced by 40% and cycle and shower provision has increased by 100% and 100% respectively. Other sustainable features include recycling and waste management facilities, alternative printing
arrangements and a tele-presence suite with virtual conferencing facilities to reduce the business-wide demand for global air travel. All employees have good access to daylight and no workplace is more than 7m from a window. The workplace density varies between floors with an efficient 1:8 average ratio, and there is a great degree of comfort afforded through the varied settings. Flexible working is encouraged with working from home, active desk and office sharing Where possible materials have a high recycled and recyclable content and are low emission. Carpets, entrance mats, worktops and workstations have a high recycled content and EcoPaint is used for all direct decoration. Internally, heating and lighting is zoned with separate controls, sensors and sub-metering to monitor high users of energy. Low energy bulbs are used throughout as well as lighting controlled by proximity sensors. There is rainwater harvesting, solar thermal heating for hot water, low flush cisterns and sensor taps.
Data BREEAM accreditation
Very good
EPC certification
C score is 58 Benchmark is 61
Car parking ratio
1: 1.6
Sustainable Awards
CPRE commendation Green Apple Award
Campaigning for the coun
for the benefit o
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We request the pleasure of your company at our
ANNUAL BALL
Avon Cosmetics UK Headquarters Fit-Out of Workplace
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British Council for Offices Awards Avon Cosmetics UK Headquarters
Quality Build Quality The project team developed clear guidelines for the core technical and quality standards defined by the brief. Contractors proposals were benchmarked against these standards and developed in line with agreed quality procedures. These range from control samples for partitioning and finishes packages to the prototyping of desking and furniture systems. Avon engaged all employees in a review of the prototypes out of which a scoring matrix was completed for final assessment and selection. Both the project and contractor teams appointed design managers
to jointly develop the controls and coordinate the design. The employment of BIM modelling software was beneficial in this regard. Durability All materials, finishes and systems were carefully selected by Avon for their appropriateness, durability and environmental impact. These include robust wall boards, linoleum flooring, and glazed partitioning systems with integral blinds that avoid damage. Products were selected from established suppliers for ease of replacement and for long term compatibility with the base specification.
Maintenance and Management
Measures taken to optimise cost in use
Maintenance standards were established as one of the key drivers for the rationalisation of the estate into a single building. Avon’s facilities manager played a key role in the development of these standards giving guidance on operational requirements and the application of proven global management standards. The operational building manuals use the interactive BIM software to assist in the long term maintenance of the products and systems.
The design incorporates a number of effective long term low maintenance solutions. These range from maximising the use of daylight and lighting controlled by proximity sensors to the specification of materials and finishes that are low impact with long life spans and low maintenance. The simple configuration of the building also minimises the number of control points enabling long term secure management in a cost effective way.
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Avon Cosmetics UK Headquarters Fit-Out of Workplace
Context Local Context The new workplace is well populated, lively and active. As a prominent and significant occupancy it not only raises awareness of this under developed part of town but it also animates the river front through the diverse activities it now supports. With a new harbour setting taking shape across the river, Avon’s new workplace will provide a busy backdrop very much in the spirit of regeneration. Arrival experience for occupiers and visitors The building is fully accessible and all employees and visitors have clear points of entry either by foot, cycle or car. The main entrance is distinct and legible as are the other entry points at ground and lower ground level. As the ground floor level is raised up Avon has put this to good use, providing visitors at the main entrance with clear visual and brand continuity in the volume of the atrium. By illuminating this space Avon has also established a strong sense of identity with what will be the new public “gateway” piazza for the developed masterplan, with connections along Nunn Mills Road and across the Park to the east. Internal spaces The atrium is the heart of the building. It has the essence of an active street with comfortable meet and greet areas, strong brand graphics, exhibition and gallery space. It is illuminated by day and night and colour has been used selectively to distinguish and drawn attention to special areas such as the history room. Acoustics are also carefully controlled in the touch-down space at the rear of the atrium through the use of branded wall panelling. For continuity, the graphic branding is also carried through to the amenity and workplace environments on the upper floors. These are embellished with perforated acoustic screens which help to articulate between the different work settings and also condition the acoustics for the different activities. |17|
British Council for Offices Awards Avon Cosmetics UK Headquarters
Effectiveness as a Workplace The new workplace provides a variety of work settings to support the growing diversity in work patterns. Through the promotion of collaborative working and the move towards predominantly open plan spaces departmental groups now have greater opportunity to engage in team-based and integrated activity.
one to one meetings, individual focussed work or informal discussion. Other amenities include interview rooms, a sick room, and Avon shop. The Avon history room displays the evolution of the Avon brand and new product developments are regularly promoted and curated alongside the exhibition space.
An emphasis is placed on the health and wellbeing of employees and the varied work settings are designed to encourage movement within and between floors. On each floor there are multiple meeting points which vary in size and in format. The workplace density varies between floors with an efficient 1:8 average ratio and flexible working is encouraged with working from home, hot desking and office sharing on the increase.
Avon has invested in this building for the long term and its brand strength is evident throughout. The atrium features large scale graphics that can be regularly updated to respond to new brand initiatives and campaigns. Colour has been effectively used throughout giving brand expression to specific areas but also through clear wayfinding design.
Employee Restaurant Conference and Presentation Suites
Avon History Room
Avon’s Green Travel Plan further promotes the healthy working regime. Cyclists now have ample storage and shower facilities, food and beverages are offered in a variety of ways and for longer hours. A wireless network is provided throughout the building and supports the use of the cafe and cafe bar areas for
Building Entrance
Product Collation and Distribution |18|
Avon Cosmetics UK Headquarters Fit-Out of Workplace
Lifting the Spirits The new headquarters is a rare entity in that it is not only a building of the highest of standards, it is also a manifestation of Avon’s commitment to its community and a measure of what might be once the wider development masterplan comes forward. The change in the working environment compared with what Avon once had has been profound. It is the first time in the history of this site that Avon can demonstrably say that there is a positive connection between its environment and its users. The focus of this project has been about its people and how they can shape what their future should be. It makes a tangible connection with the home and the work life balance that is increasingly a factor in a modern working culture. It is inviting and welcoming. It is both colourful and calm. It can be noisy but also quiet. It can be social, intimate and supportive. It is light and airy, it is accessible and it is easy to understand and to orientate around. Ultimately, it has become a centre of excellence within the Avon community in the pursuit of attracting, retaining and developing employees.
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Our new building creates an environment which has instilled a new sense of pride in our employees. You can sense the energy and buzz that is created by having an open plan office helping to build relationships and
engagement. We are very proud of our
new building which enables our UK and European business colleagues to work together under the same roof for the first time. Carole Stronach Avon Cosmetics
British Council for Offices Awards Avon Cosmetics UK Headquarters
Avon Cosmetics UK Headquarters
British Council for Offices
Awards
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