TECHO fit-out magazine

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At the start of any new construction or reconstruction there is an idea of how the project should progress and a desire for the process to be as short and as smooth as possible. This is especially true with office premises. Few companies have the luxury of spending two years negotiating conditions with twenty different suppliers, resolving technical details with project engineers, architects and designers and also ensuring supervision of deliveries and deadlines. The solution is a fit out, which is a solution using a single experienced firm that centrally manages the entire project ensuring implementation in line with the client’s requirements. The client, therefore, does not need to monitor the individual suppliers and their work, deadlines or costs.

This is all left to us and we are the sole point of contact for the client.

In addition to time savings, a fit-out solution also has the advantage of offering investment savings, which depending on project size and complexity can range from 5 to 25%.

When we used to supply just furniture we would arrive on site at the phase where everything was set in stone, including interior construction, and there was no opportunity to influence the final form of the office environment. However, we wanted to have an influence on the final result and ensure that the client is satisfied with the entire process. The interior we can manage ourselves as we have considerable experience and expertise in this field. However, when we are dealing with the construction side of a project we work with specialists. We are not experts in electrical installation or airconditioning. These are trades that we contract out. An important aspect of fit-out projects is cooperation with architects. Our task is to combine the interests of all involved to create a work environment that will effectively support the prosperous business of our client.

A fit out is a solution that undoubtedly brings clients peace of mind and confidence that their project is heading in the desired direction.

It is, however, up to us what steps we take and how we progress the project in order to ensure that we can hand over each completed project with a clear conscience and in the knowledge of a job well done.

R A ST I S L AV P E K Á R I K Director T EC HO s.r.o.

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EDITORIAL

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AUGUSTE RODIN / THE THINKER

WE SPEND A THIRD OF OUR LIFE AT WORK A company is only as good as its employees. Employers are coming to recognise this and are taking steps to look after their staff. Of course there are numerous ways and means of achieving employee satisfaction and thus productivity, but there is no universal method. It is always necessary to take into account the individual requirements and circumstances of the employees and employer.

One of the basic requirements for job satisfaction is a good workplace environment.

As people spend almost a third of their lives at work, it is important to feel good there, not just for the employees, but also for their employer. Satisfied employees equates to high productivity. No one is keen to spend 9 hours a day in a place that they find, for whatever reason, unpleasant. An obvious requirement is communication between the employees and employer so that mutual requirements can be clarified and future inconvenience can be avoided. Fortunately a workplace no longer needs to comprise an office chair and a desk with two drawers.

With psychologist Kateřina Kantová we discussed the general principles for the correct layout of the workplace environment taking into account individual needs of employees. As standard the workplace environment should certainly include high-quality work tools, such as computer, monitor and ergonomic chair. It is also advisable to ensure daylight illumination, opening windows and the opportunity to regulate temperature. When arranging an office for someone we have to identify their requirements and preferences. Some people prefer working within a group environment, whilst others welcome greater privacy so that they can work without distraction.

Kateřina is of the opinion that concentration during the day is aided if people can rest and have their attention diverted for a while at work. “It is not amiss for people at work to be able to, for example, briefly play table football, stretch their legs or chat with colleagues in a pleasant environment away from their workstations. Employers should provide a social space where people can eat, have a coffee and chat about nonwork themes. In other words, a place where one can switch off completely for a while.”

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We are not able to work solidly for long periods with complete concentration. If we do it ends up being counterproductive and total exhaustion is often the result. Today there are some companies that even allow the bringing of pets into the office, which Kateřina also believes has a positive regenerative effect and relaxes an otherwise serious atmosphere.

The importance of a balance between work and relaxation is also supported

by Přemek Richter of TECHO: “From our current projects we can see that many firms are striving to offer a nonstandard office environment. It started with software companies, but the trend has extended into the pharmaceutical sector. People pay a lot of attention to the environment in which they will work; they have requirements for special desks, bespoke relax zones, writing walls, flexible work environments and creative work corners. In some respects it is reaching an extreme. However, I believe that creative people would not be sufficiently motivated in a standard work environment.“ Kateřina also says that for job satisfaction communication among colleagues and with superiors is important for the avoidance of cognitive distortions. These are erroneous thoughts with which we approach interaction with others and which feed our negative emotions. These distortions include black and white thinking, generalisation and magnification. These can be mitigated by very open and direct communication. People in senior positions should also focus on the proportion of praise to criticism directed at subordinates. Even minor praise is able to positively motivate employees and help them deal with difficult situations that would likely paralyse them if subject to continual criticism.

Phycologists believe the ratio of praise to criticism should be in the region of 3:1.

THE CHANGING FACE OF THE OFFICE

At the start of the 90s, a network of closed offices each for one to three people was the norm. Inside each office there was a lot of furniture and storage space, and the total area of one workstation was around 3 m², whilst today workers make do with just 2 m².

Furniture replaced by technology

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The greatest changes in office layout came hand in hand with a change in the system of work, which has occurred particularly in the past 15 years.

“Thanks to information technology the workplace concept has changed significantly. The standard concept, with each person having a fixed work station, large desk and lots of storage space, is being turned upside down with developments in IT. Many companies today work on the home office principle, where people don’t even have to attend a company office,“ says Jan Mergl, Sales director BU Balt TECHO.

At the time of large computers, workstations were often L-shaped with the computer at the corner. Today the trend is for rectangular and smaller workstations due to the reduced demands for locating things on the worksurface. The modern workplace needs to accommodate necessary documents, a monitor or laptop, keyboard and mouse.

Storage space per workstation has reduced to a quarter of what it was. From the previous almost 12 metres to today’s 3 metres. Work with printed documents required a large amount of desktop and shelf space. Now we store documents in electronic form and only file a minimum amount of hardcopy documents.

Open plan offices have also changed over time. They emerged in the early 20th century as large-capacity offices where hundreds or even thousands of workers were sat. In the 70s in America the open plan office as we understand it today emerged. In addition to the open space, partitions, often glazed, were used to create separate spaces. These offices were often built just to save costs on administrative space, and the impact on employee work efficiency was not taken into account. We don’t have to look far into the past to see some fundamental changes.

The office environment in which people work today is almost unrecognisable from the office interiors of just a few years ago.

The standard desk size used to be 180 x 120 cm. Placed on it was a typewriter and later a desktop computer with CRT screen, a telephone, fax, personal printer and much more. Today laptops are ever more common, personal printers have been replaced by central multi-functional devices and faxes have been replaced by e-mail. The demands placed on a desk have reduced, and so its dimensions are often 160 x 80 cm and smaller.

“Current trends are influenced by the style of communication, work and, last but not least, the requirement for processing the large amounts of information that employees are now faced with on a daily basis. Cabinets for files are no longer required. Work space is shared and within an office, space is created for informal meetings,“ says Petr Hampl, Chief Commercial Officer at TECHO.

“Office spaces are more open and promote informal communication and the rapid interchange of information.

Many modern offices do not actually look like offices and meetings take place not in impersonal and large meeting rooms, but in comfortable soft seating zones around low tables,“ continued Petr Hampl.

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“I DECIDE WHO IS PLAYING AND THEN WE GET GOING…!”

PROJECT DEPARTMENT MANAGER, PŘEMEK RICHTER, IS LIKE A NATIONAL HOCKEY TEAM COACH

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The project department is an integral and key part of our company. It is the nerve centre that manages the delivery and installation of all orders. Our tasks are not limited to just the coordination of installation work. An important part of our work is also searching the market for new projects for TECHO to participate in.

basis of just e-mail or phone communication.

It is also the case that the relationships involved are not just at a “TECHO-client” level, but also “TECHO-subcontractors”. It would be difficult to guarantee the client a successful project if we did not personally know the people who would be performing the work!

At the current time a large percentage of orders fall into the category of “fit-out” projects. A general characteristic of these orders is that they are centrally managed by one company which is then responsible to the client for the successful delivery of the entire project. The work itself takes place in cooperation with subcontractors who are carefully selected with regards to the type of order. The provision of a fit-out service is very advantageous for a client, both financially and most importantly with regards to time. The client’s are able to offload these projects in the sense that they don’t have to manage the individual suppliers and ensure fulfilment of deadlines, adherence to budgets etc. We take care of all these concerns and we keep the client informed of the overall progress with delivery of the entire order.

Creating a firm and stable relationship requires time and great patience. Although at first sight it our work may not seem “high profile”, in actual fact it involves exhaustive efforts in the form of a continuous round of meetings – with potential clients as well as subcontractors. In our field “from to” working hours do not exist. Our working hours are defined by whether or not the project is progressing as agreed.

From the term fit-out itself it follows that the relationship between us and the client must be based on mutual trust. This isn’t established from one day to the next on the

Our work therefore changes to meet the requirements of the day. I guess that only about 20% of our work is standard administrative work in the office. The rest is taken up with meetings, phone conferences and site visits where we supervise the progress of project delivery.

When preparing projects or project quotations it is extremely important to nominate the right team of people. A necessary condition is that all the people in the “supplier” team are personally engaged in the project

so that they live and breathe it. This is precisely a characteristic of our team – well coordinated, responsible and experienced. For years we were gaining our spurs and learning the rules of the market. For example, when we first had to produce partitions for one important client, we found that to meet the prescribed conditions we had to relocate our entire joinery workshop to the building being furnished. A problem? No, experience. Today we know that it is better to leave such items to companies that specialise to doing them.

For myself and my people I can confidently say that in the area of fit-out projects we have become respected professionals. It is good to see that we are continuing to receive more orders, which means not just increased revenue, but also with every order our experience and ability grows. Today it is an automatic process – we get an order, I nominate the team which analyses the requirements and the project is up and running. An order is divided up into sub-orders that are organised according to a predefined plan – the Management System Manual, thanks to which everyone knows what should be done in a given situation. Working in a well coordinated team is a pleasure, and having an enjoyable job is an important part of life.

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Project brief

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POLUS TURNING OLD PREMISES INTO NEW OFFICES

The two Polus Towers were among the very first Class A offices in the Bratislava office market, and are familiar landmarks for everybody in the city. By refurbishing the Polus Towers, the Austrian investor and developer, IMMOFINANZ, wanted to ensure that the buildings continue to deliver Class A standards for many years to come. TECHO was entrusted with the role of general contractor for the achievement of this objective.

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The greatest challenge was a bespoke steel staircase in the Tower 1 lobby, and delivering cooling units to the roof by crane The fit-out that TECHO Slovakia took on involved taking the Polus Tower I and Polus Tower II back pretty much to shell and core, and performing a complete new fit-out of building infrastructure, including installation of lifts, air-conditioning, cabling etc. This stage did not include office interior fit-outs/ furnishing. This would be arranged by the individual new tenants, but performance of the building fit-out put us in a strong position to also deliver these.

The investor’s concept was to renew all the Class A infrastructure of the towers, and create a modern environment that promotes a work-life balance - a concept that blue-chip tenants now see as essential for attracting and retaining the best staff.

Why was TECHO Slovakia, a company known primarily as a supplier of commercial interior furnishings, chosen to manage this project, a project far removed from simple office interior delivery? The Slovakia team successfully argued that TECHO would be more sensitive to the investor’s objectives than a construction company. Our advantage was that we had previously fitted-out offices in the Polus towers; we knew the environment and this helped us arrive at a realistic price for the reconstruction. Our interest and determination were also decisive in us being appointed general contractor for the project.

Project engineer Rastislav Navrátil from reART-STAV, who worked on site with TECHO, remembers the creative meetings and brainstorming. “From my perspective it was an excellent example of the connection between participating parties. Cooperation and joint efforts gained a new significance for me where the ant-like work of individuals working together resulted in a great piece of work. As they say, where there’s a will there’s a way.“

The project comprised the fit-out of two tower blocks

Polus Tower I - 74 m high - 17 floors - 19,440 m2 floor area

Polus Tower II - 83m high - 21 floors - 22,400 m2 floor area We started work on the project in June 2014 and work on site started in March 2015. In October 2015 we finished and handed over the project – a remarkably short time for such an extensive project. Most house renovations take considerably longer!

Our task was to be the conductor of the whole operation, with tens of subcontractors working in time with our “baton”. For the most part we were free to select our own suppliers, as long as the installed equipment/ fittings met the strict standards set out in the client’s brief. An exception to this was the client-specified COMPASS PLUS elevator system from the OTIS elevator company. This was the first installation of its kind in Europe.

Across both buildings there are a total of ten elevators. Other interesting features are the “living walls” that act as a backdrop to the reception areas in the POLUS Towers, which include an integrated watering system and artificial lighting that keeps the wall alive.

The steel staircase in the reception of Tower I represents a form of industrial art work.

Because of its size, this staircase was welded and grinded on the spot during installation.

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And what about challenges? Well on a project this size there were many, but it was our job to address them without having to involve the client. One of the main purposes of a fitout project is to keep the client worry free.

The most notable challenge was siting the state-of-the-art cooling system, which utilises chilled beams. The main cooling units had to be placed on the tower roofs at heights of 80 and 85 metres respectively. How was this achieved? Well originally we planned to use a helicopter at a price of some 10,000 EUR per hour. However, after some research we decided to use highest crane in Central Europe for this task (so high the approval of the Civil Aviation Authority was necessary for its use). This cost half of what it would have cost to use a helicopter. When the stakes are high, we find the right solution!

The effort to effectively resolve problems that arose was also noted

by Rastislav; when cooperating with TECHO he appreciated the teamwork and the willingness to help one another other out. “I only saw any room for improvement with regards to the overworking of individuals who were put under great pressure from all sides. This only increased my admiration for the people at the “front line”. When working with them I came to the conclusion that it doesn’t matter how big the project is you are working on, what is important is who you are working on it with.”

With the main fit-out successfully completed, TECHO is continuing its relationship with the Polus towers by fitting out the offices for individual tenants. There is barely a square metre of these landmarks of the Bratislava skyline that doesn’t have TECHO “fingerprints” on it.

The elegant reception area with living green wall

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PROJECT POLUS

The quickest items to install: adhesion of wireless switches

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PROJECT POLUS

It is not just the Czech branch of TECHO that has amassed valuable experience with fit-outs. The Slovak branch also relies on them for the bulk of its business.

One of their more interesting projects was the complete delivery of office space for Lanxess, a leading specialty chemicals company. Lanxess is a German company with a local headquarters in the centre of Bratislava. It was here that TECHO undertook the interior fit-out and furnishing of 440 m2 of office space for 26 employees. Progress on the fit-out was not even interrupted by a rotation of the entire construction plan by 180 degrees.

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LANXESS: AN EGG INSTEAD OF FOUR WALLS

The MD’s office provides a great view of Bratislava Castle and the TECHO showroom In the case of the office space for Lanxess, TECHO was involved from the preparation stage for project execution. From our perspective this was originally just to be preceded by a consultation process on interior furnishings and storage space. However, during the course of this we offered the client a complete service, which would significantly improve the installation process, and so TECHO also got to have its say during the preparation phase. The aim was to move the company headquarters from its original location to a new administrative building in the centre of Bratislava. The building is nicknamed the Egg due to its unusual shape. The client took one floor of this sixfloor building, in which it wanted to create traditional and sufficiently roomy office space.

For TECHO it was an advantage to be starting with a blank sheet, so no demolition work was required. As they say in the construction trade, we found there just concrete-concrete.

It was thus ready for construction work and the subsequent installation of furnishings/ fittings. Over a period of 4.5 months the airconditioning, electrical cabling, a security system, partitions and all interior furnishings were installed. The week before commencing work an unexpected complication arose in the form of a 180 degree rotation of the entire construction plan. However, not even this resulted in a slippage of the original schedule, and the project was delivered on time.

Before the first problem arose the company had constructed the building with a segmented glass façade. The biggest

For Michal Malý, sales manager at the Slovak branch, this project was exceptional: “Up till then I had never worked on a full fit-out. It was great training for me and I learned how the whole process works. In the end I was convinced of the advantages of comprehensive fit-out projects.”

However, it is important to have good communication with the client and set clear problem was with the installation of blinds, which had to be electrically adjustable. Work on the triangular-shaped windows continued even after completion of the project. Luckily the work took place in winter, so it didn’t matter that the installation took longer than planned. The blinds accounted for 25% of the entire project, which was also very unusual.

The building was also seen as a tough nut to crack by Maria Bučínská, administration lead at Lanxess: “One of the greatest challenges was the space in Central 2. The building was designed as a replica of the Gherkin in London, which has an oval shape and is made predominately from glass material.

The project had to work with space limitations, such as pillars and low ceilings.“ From the start to the end of the project, TECHO consulted all issues with the client.

The project was not that large in terms of number of workstations, but it was a prestigious project delivered to a very high standard of finish. Although it was a standard open-plan office space plus meeting rooms, the employees ended up with sufficient room thanks to the occupation of a complete floor.

An interesting element is the meeting room, which can be adjusted to suit the given number of participants. As TECHO was also tasked with some of the furnishing, all the standard furniture came from our factory.

Only the chairs came with the client from their previous offices. As the main coordinator of the project, TECHO had the task of managing 9 basic suppliers.

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expectations on both sides.

Great credit in this project belongs to the project manager for the entire project, Ladislav Kušnyer: “I must mention his ability to solve problems on the go in any situation, even ones that seemed impossible at first.“ And there was no shortage of opportunities for improvisation: “Once, for example, I ran to an electrical shop between meetings and purchased 30 extension leads so employees could start using their workstations.“ “In the end, though, these were just minor obstacles, and by overcoming them we have a project that we can present as one of our success stories,“ added Michal in conclusion. Maria Bučínská also came away from this project with a very positive feeling: “Right from the selection of TECHO for the fit-out they communicated with us clearly, broke the job down into individual tasks and plans, and provided a realistic quotation. The positives included professionalism, confidence in the proposed solution and flexibility to adjust to our requirements.”

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PROJECT LANXES S

Most peaceful place in the company: chilloutkitchenette

Smallest item installed: a screw Lanxess: An egg instead of four walls 22

Number of television screens installed: 10

PROJECT LANXES S

Greatest challenge: installation of triangular blinds on the inclined facade

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REMING CONSULT a.s. is a project company in Slovakia, but it works in a different field to TECHO – planning and managing projects in railway infrastructure. Even though they know a lot about building and reconstruction, they called in other experts to fit-out their offices in Žilina. In 2013 on the basis of a recommendation from architects AVK they contacted TECHO and requested the complete arrangement of their new office interiors. On the basis of a detailed project from AVK a space was created that was nominated for the Slovak Chamber of Architect award CE.ZA.AR 2015 in the category interiors.

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REMING CONSULT A.S.: SUCCESSFUL PROJECTS ARE BASED ON GOOD N COMMUNICATION

Perfect cooperation between investor, architect and supplier REMING CONSULT a.s., which in Slovakia plans railway infrastructure, is based in Bratislava, but since 2000 has also had offices in Žilina. About 50% of the Crystal Palace building, with a total area of around 6 000 m2, is given over to offices over the three largest floors. One of these houses REMING CONSULT a.s. When they were completing a construction project in 2013 with architects from AVK, the name TECHO came up as a recommendation for the provider of complete interior fit-outs. In the newly constructed building it was necessary to install all cabling, air-conditioning, insulation and fire protection devices. The draft project gave priority to an austere selection of architectural elements, colours and materials, and therefore standard furniture in white-grey tones was selected. Just the reception desk was a beacon of colour in blue. Attention was focussed primarily on what the space itself offered. Ing. Slavomír Podmanický, General Manager of REMING CONSULT a.s., praised the interior furnishings that TECHO supplied and expertly installed.

TECHO from the start strived to ensure that the client would have the minimum of concerns from the installation work and would be spared minor tasks. The commercial side of the order was handled by Peter Kurhajec, who also won the project for TECHO.

He was very satisfied with the process and result: “If every project worked like this it would be ideal. For this project there was perfect cooperation between the three parties: investor - architect - supplier. All were focussed on one objective – a perfect result and client satisfaction. The preparation work took about 4 months, and the actual construction work 2 months. It was our first project for this client and were able to combine both fit-out and furniture.”

Martin Šinal was responsible for project management – he managed his own team and coordinated the work of suppliers.

In this office for 50 people one of the requirements was for a large meeting room that could accommodate all employees for joint meetings. In the end it took 1/10 of the entire floor. The space had a low ceiling clearance so components of non-standard dimensions had to be employed. In the outer part, which the client wanted to have open plan, an open ceiling was used due to the low height. With respect to layout, AVK designed offices for the management alongside the meeting room. The central space became a kind of “wagon”, which had several service functions such as reception and rest zone with kitchenette, an archive and server room.

A special element in this part is the cylinder skylight with diameter 6.2 metres, which brings natural light into the space.

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When asked to describe any obstacles that arose during the process Martin Šinal noted only a problem with delivery of the carpet: “The selected carpet could not be delivered in time. However, this situation was in the end resolved to the client’s benefit as for the same price we were able to deliver a higherquality carpet. We managed to turn this disadvantage into a bonus for the client.”

The essential thing was to preserve a positive relationship with the client and architect. At one point it did look like there could be a three-day delay due to a minor problem with the delivery of material, but in the end, after mutual agreement, the two-month schedule was adhered to. “The fact that we delivered on time opened the way for future cooperation. On this project we also established a good working relationship with the architects, for whom this was one of their largest interior projects,“ concludes Martin.

The General Manager of Reming also expressed his satisfaction: “TECHO handled all changes and delivered in quality and on time. Cooperation was excellent, and we decided to continue working with them in the future.“

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P R O J EC T R E M I N G C O N S U LT

Ceiling height was an issue - 2.6 m up to the false ceiling, but in the open space areas the ceiling is open to the concrete at a height of 2.9 m, which is close to the limit for air volume for the given open space.

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P R O J EC T R E M I N G C O N S U LT

The space was divided into 2 open plan areas with ofďŹ ces around the perimeter of the building. The central part is illuminated through the glazed partitions and a central round skylight.

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P R O J EC T R E M I N G C O N S U LT

Around 700 litres of paint was used

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They say that when you think you have reached the goal, in fact you are really only half way there.

And this would seem to be the motto that guides people connected with the Makro project.

This involved the complete reconstruction of offices in order welcome back its tenants after a relentless 4 months. That in itself would not have been exceptional, but for the fact that half way through the project a fundamental change was made.

The Makro project ended well, which during the project seemed far from certain.

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fit-out fit-out

PROJECT FOR MAKRO: WHEN TIME IS AGAINST YOU, DON’T PLAY AY

BY ITS RULES

The original intention of performing the work whilst the offices remained in operation turned out to be completely unrealistic Makro, with its offices located in Prague Stodůlky, was not an unusual order for TECHO. In the past the original office space had undergone various modifications for which it had been necessary to deliver new furniture, carpets etc. However, this past cooperation had never involved us in the role of fit-out contractor.

When the client came to us with a request for complete reconstruction we had the opportunity to show what we know how to do best – our ability to take care of a project form the very start and guide it professionally to a successful conclusion.

“The project involved a fundamental change in the way the office space was used. It was previously based on traditional closed offices,” said Přemek Richter, TECHO Project Manager, who added: “Satisfying people’s individual requirements was difficult. We attended several meetings at which details were given on why the change was taking place, how to approach this change and how best to satisfy the growing requirements of individuals.”

TECHO therefore found itself not just in the position of an expert in the delivery of office interiors, but it also had to act as a consultant in dealing with the individual needs of employees.

Přemek Richter appointed and led a team faced with the task of fitting out two floors of the building with a total area of 3 700 m2. The original intention of performing the work whilst the offices remained in operation turned out to be completely unrealistic. It was therefore necessary to move the workers out to temporary premises and then make sure they had somewhere to return to. After the relatively smooth move, the work, which had to be completed in 4 months, was ready to start.

The main architect of the project was Ing. arch. Lukáš Janáč of architects YAUR, who produced all designs with his team. The new office layout is intended to ensure sufficient comfort and fulfil relevant standards.

Permanent workstations were thus moved towards the side with windows whilst the meeting space was moved to the hall side. In the centre is the main corridor with various zones providing all required functions. Thanks to the use of fire shutters it was possible to join the entire two-floor space of 3,300 m2 via two central squares. It included an interesting sign system, which in a large firm like Makro aids communication and demarcates work zones, which are moreover fitted with clever storage space, relaxation elements and phone booths.

“Thanks to the tailored layout concept for the individual spaces it was possible to make a fundamental change to the nature of the space, from closed offices to Team Space,“ says Lukáš Janáč.

It is also worth mentioning the office of the General Manager into which we delivered a pentagon-shaped desk (according to which the room was given a working nickname, which has now stick). This offers workstations not just for the general manager, but also for other senior managers who meet here every morning and then either stay there all day, or head off to their own departments.

This arrangement fundamentally helps with communication and gives a better overview of the company. This office is also at the busiest place in the premises – next to the entrance to the canteen.

During the project delivery it was TECHO’s task to coordinate key suppliers, report progress to the client and comply with the often demanding requirements of the technical supervisor, which were relentless.

At the start the client already had a clear idea, which it fine-tuned with the architect.

Based on this the complete layouts and

project documentation were prepared. TECHO entered the game at the time when they were considering suitable furniture. After extensive mock-ups the client ordered 40% of the furniture direct from our production.

The remainder comprised bespoke furniture.

This was mainly the storage furniture. For diversification and to avoid monotony several types and colours of carpet were selected and these were then connected across the space with organic transitions, accentuating certain zones with a triangular pattern. The playfulness also extended to some of the individual workplaces where the wood décor of the desktops alternates with white and blue decors.

The relatively smooth start to the project, however, led onto a more difficult phase when several technical problems arose that unfortunately could not have been foreseen from the project documentation or the original survey. This was a defect in the technology and problems with cooling and heating, which required the quick installation of new components.

Unfortunately a slippage in the deadline was out of the question. The date was fixed due to expiry of the lease on the temporary office space it was using. It was therefore necessary to work around the clock. Over the last three days the team was stretched to its limits and went without sleep. Thanks to the enormous efforts of all concerned, the work was in the end successfully completed on time.

They say every cloud has a silver lining, and that was also the case here. In the words of Přemek: “The work on the Makro offices has convinced us that we are able to face up to any challenge, provide solutions to often complex requirements from the client and prove to them and ourselves that we are a professional partner.”

200 meetings

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PROJECT MAKRO

The entrance hall includes a 24 m2 wallpaper photo

Total installation time in hours: 1,377

Types of material used in the interior – laminate, HPL, glass, metal, wood, Corian 36

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PROJECT MAKRO

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PROJECT MAKRO

TECHO acted not just as an expert in the delivery of ofďŹ ce interiors, but also as a consultant in dealing with the individual needs of employees.

One of the headquarters of PPF - PPF Gate on Evropská ulice in Prague – was given a new look recently. The office building underwent a complete renovation of three floors with a capacity of 650 workstations, under the direction of TECHO. Following a tender in the summer of 2016, TECHO was appointed the general contractor for fit-out and interior furnishing. This order for a turn-key project was important for both parties and was completed within five months. The PPF group was established in 1991 as an investment fund in the Czech Republic. Today it invests in a number of branches from banking and financial services to telecommunications, biotechnology, insurance, real estate and agriculture. It is active in 16 countries around the world.

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fit-out fit-out

PPF GATE: ONE BUILDING, THREE DIFFERENT REQUIREMENTS

The largest interior items – bar with kitchenette, climbing wall, and the agora – a gathering place with podium In 2016 TECHO won one of the most important orders in the Czech market for the furnishing of commercial space. We provided the clients with a turn-key project including interior construction and furnishings. The completed offices were the headquarters for three different companies and they occupied three floors of the building. Right from the start of the preparation phase it was necessary to approach each company individually and offer specific solutions.

A fundamental aspect of the entire project was the handover deadline as the employees had to move back in on a certain date. The construction work often took place 24 hours a day, with demolition work mainly at night. TECHO had the opportunity to perform the interior construction work and then install furnishings. It is much easier to have a clear idea of how the space will be used in this situation than if you were just delivering part of the project.

The main architect, Ing. arch. Radek Lampa, also had a good feeling from the construction work: “We had the task of preparing the interior design for three clients on 3 floors with a total area of 5 000 m2. I was very happy with the speed of the work and the resulting quality/cost ratio.”

For Šimon Opekar, sales manager at TECHO, it was a very extensive project in which it was necessary to satisfy not just the client, but also other interested parties that participated in the project.

“When we became involved, detailed project documentation had already p y been p prepared.

Nevertheless,, many thin th hin ings ngs gs w ere re ere er reso solv so lved lv ed a ed nd d e ig es gne ed things were resolved and designed

as the project progressed, such as surface finishes and whether they were appropriate for the intended concept.

It is always a great challenge for us to come up with alternative solutions that are more affordable or technically feasible whilst not influencing function and design. At the same time we always guarantee the delivery date, which is always key for the success of each project.“ said Šimon. He then mentioned the specific steps that were necessary: “Each of the three floors were different.

It is important to mention that the concept for the given floor was created on the basis of user requirements and our task was to get as close as possible to their ideas, i.e. to meet all their expectations. From a design perspective it was very demanding for us. One of the firms wanted a jungle-style working environment. Another wanted a dominant green colour corresponding to the company’s corporate colours. Part of each floor is not just a large number of relaxation zones and conference rooms, but also a gym, climbing wall, auditorium and projection room. Overall they are modern-styled offices that are closely linked to free-time facilities for employees, which is a general trend that we are coming across ever more often.”

As the general contractor, TECHO managed the project at all levels. It started with demolition work – removal of existing furniture, removal of partitions, false ceilings and carpets. After clearing the space the fit-out itself could start with the interior prep pr epar arat atio ion n wo work rk.. Th Then en a har ard d we wear arin ingg ca carp rpet et preparation work. a hard-wearing carpet wa w as la laid aid id, ne id, new llilighting new igh ghting ting ti ng iinstalled, nstta ns a alllll ed, ed d, flooring oo ori ringg a ring nd was laid, and

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partitions installed. Thanks to the glazed walls the building has sufficient natural light, which is a great advantage. The space has been opened up optically to maximise the use of natural light.

As soon as the interior was prepared it was time to install the design elements.

Designers had a free rein, within the limits of the client’s brief, to add their creative touch to the individual floors. For the entire period our common aim was to provide 650 people a work environment that gives them new motivation.

As is common with large projects, several obstacles arose in relation to this order, which were resolved with minimum fuss thanks to the professional and responsible approach of TECHO. According to Šimon, the entire order process was a challenge, but also a great experience that took TECHO a step higher with respect to delivering turnkey solutions. “I was very happy with the quality in which we were able to deliver the interior fit-out, and the precision with which the technical concept was executed. We also managed to meet the required deadline. It was not an easy process, but the fact that we delivered a good project is evidenced by the positive feedback from the investor and the reference, which is unique in the Czech market.“ commented Šimon on the five months of work on PPF Gate. “In relation to cooperation with TECHO, we appreciated their wealth of experience and flexibility. If another opportunity arose for cooperation on a project with ppy to g , TECHO,, I would be happy go for it,“ ad adde dd de ed Ing. Ing. In g arch. arc rch. ch. h. R ad a dek ek L ampa am pa. pa added Radek Lampa.

40 meeting rooms of differing design and concept 42

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P R O J EC T P P F G AT E

30 swings were installed

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P R O J EC T P P F G AT E

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P R O J EC T P P F G AT E

Česká spořitelna is a client for which TECHO has long provided an interior furnishing and fitout service. In 2015 the company found itself in need of a larger and more modern office that could accommodate 800 employees. As TECHO at this time already had extensive fit-out experience it offered its services and a cheaper alternative to the original budget.

Interior demolition work in the Trianon building in Prague commenced in November 2015.

Today we have completed the reconstruction of 7 floors out of 11, and the project is continuing.

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fit-out fit-out

TRIANON PROJECT: A GOOD IDEA ALONE IS NOT SUFFICIENT

We worked together to amend the project specification to fit the budget Prague Trianon is for the most part an 8-storey building with 3 basement levels, but its dominant feature is a 12-storey round tower. The building footprint is E-shaped, which enables maximum use of the land and the construction of very effective office space.

In 2015 Česká spořitelna took the decision to move into this building with all its employees.

The project was conceived as a reconstruction that would result in standard open-plan office space and comfortable meeting rooms.

The original project submitted to the client was, however, unfeasible from a financial perspective. TECHO therefore stepped in and offered to optimise the project plan, which resulted in us being appointed general contractor for the entire fit-out project.

With regards to the requirement to reduce costs on the construction it was necessary to replace original design elements with other materials; in short, amend the whole interior design. A condition for this was that the utility function and original parameters of all furnishings/fixtures should be preserved.

The portfolio of furnishings/fixtures is luckily so broad today that it is relatively easy to offer the client a more affordable alternative.

During the course of the construction work a requirement arose to change the project plan on three floors. Another firm of architects

thus entered the fray and a new project drafted. For this part it was necessary to start from scratch again with all preparation and installation work.

“We offered the client a new solution, which we completed within the given timeframe. In the role of coordinator we managed the work of all participating parties and we proved our value. Our reward was the knowledge that we had been able to meet the client’s requirements in full,“ says Přemek Richter, project manager at TECHO. His words were also supported by Jan Bureš, project manager at Česká spořitelna: “The Trianon project was characterised by the limited budget we had available, and also a change in the brief. For this reason I value the patience of the supplier and the understanding with which they approached the individual project steps. Together we were able to make changes to the technical solution so we stayed in budget.”

In addition to the individual workstations and spacious meeting rooms, the office environment was equipped with relaxation

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zones in which employees can rest and have some privacy. Common areas also include modern kitchen areas, separated multicoloured boxes for phone calls and work without distraction, and table football, which is ideal for unwinding every now and again.

The interior, dominated by light colours, is enlivened with sharply coloured furniture and the clever use of wallpaper, which in connection with fire extinguishers creates realistic situations.

The Trianon project proved that TECHO deserves its position as leader in the field of fit-out delivery.

Jan Bureš is also very happy with cooperation with TECHO: “Of particular note is their flexibility and creativity.

I am happy to remember the installation team, which brought everything to a successful conclusion. I see room for improvement in the paperwork, on both sides. Would I work again on another similar project?

The answer is yes.“ Thanks to projects like this TECHO can now present itself as 90% a supplier of complete office space and 10% a producer and supplier of office furniture.

600 chairs supplied

Working with 8 subcontractors

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PROJECT TRIANON

8,756 m2 of glued carpet tiles

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155,000 metres of cabling installed

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PROJECT TRIANON

We spoke with Jan Mergl, head of Business Unit Balt, about the advantages of fit-out solutions, about when TECHO started to provide fit-outs, and what orders the firm won thanks to this new approach.

Jan also divulges the unusual requirements of one particular client.

1) What exactly is meant by the term fit out?

A fit out is essentially the comprehensive delivery of interiors. This type of solution is made up of many smaller (sub) orders delivered through suppliers for items such as technology units, partition systems, carpets, lighting etc. The cherry on the cake is the interior furnishings themselves. We supply the client with standard TECHO furniture as well as bespoke items. A project can easily involve 20 to 30 different suppliers. As the general contractor and coordinator of a fit-out we are responsible for ensuring that the space will also be compliant with respect to fire safety, health and safety etc. so that an occupation permit is granted. These steps require, for example, dealing with the Building Authority and the overall coordination of individual parties.

2) What do you see as the main advantages of this solution?

A fit-out is of benefit to the client because it saves it time and transfers responsibility to one supplier. During project delivery the client thus has one partner to deal with and this partner is responsible for all communication and the supervision of all steps from A to Z, where Z in our case is the delivery of furniture.

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fit-out

JAN MERGL, SALES DIRECTOR BU BALT TECHO

3) When did you start delivering fit-outs?

In 2000 we responded to the requirements of a client that did not want just furniture, but a comprehensive solution; in short they wanted one partner who would take responsibility for the entire project delivery.

Previously we has acted just as a supplier of furniture. We arrived on site when the interior was complete and just needed furnishing.

Then we responded to small additional requests, such as delivering carpets. A client then asked us if we were also able to prepare project documentation for them. Over time more and more requests came our way, and we decided to respond to them. Among the first comprehensive projects was for retail outlet Zara. We had a lot to learn on the way, but we demonstrated that we were able to reflect the requirements of the client and now we are not just a supplier of furniture, but a general contractor for fit-out solutions. In fact, today the Czech Division generates 60% of its turnover from fit-outs.

4) What phase of a fit-out would you say is the most demanding?

The most complex and also the most important part is project preparation. When the all the background information has been secured and the project documentation well prepared, the rest of the project should just be routine. The project manager must have a clear idea of what will be addressed.

Of the total time working on a project, the preparation takes up about 70%. The remainder is relatively straight forward because everyone is clear what they should do. A standard fit-out project generally lasts around a year from project preparation until

final delivery. Unfortunately the situation can arise during delivery that the client decides on a major change not taken into account in the original plan. In these situations we are able to respond to the new requirement, even though it will obviously complicate the construction work. As a rule, small changes do not result in any major complication and we are used to incorporating them into our work.

5) How do you set up an implementation team? What are the individual functions within the team?

It depends on the size of the fit-out. If it has a value of up to 7 million CZK then we are normally able to handle it with one project manager who is supported by a salesman and an assistant. The individual aspects of the project are then delegated to individual suppliers. In the case of large projects worth over 100 million CZK, a main project manager is appointed who has another project manager under him responsible for coordination of site managers. These are responsible for the individual trades. It is a relatively complex system of allocating responsibility. Sometimes it is also necessary to engage people who provide exterior building fittings.

6) Are you aware of any trends regarding the furnishing of office interiors?

Thanks to IT technology, the design of workplaces is changing significantly. The standard concept with each person having a fixed workstation with a large desk and a lot of storage space has been turned on its head.

Many companies today work on the home office principle, where people do not have to

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attend the office every day. Employees share workstations and can move around – there are zones in the form of cafes, bars and relaxation spaces. Offices are starting to be intelligent. On entering such office there is no need to turn lights on, adjust the heating or draw the blinds. Everything happens automatically and individually. Clients are increasingly installing phone booths for private calls. We have also come across the installation of a gym directly in an office premises.

It is the advances in technology that enable employees to move freely and remain connected. This trend was set by IT companies, but is now also starting to filter through into the banking sector, which has traditionally been a very conservative environment. Previously everyone had their own closed office. Today priority is given to an environment with greater freedom and openness. It is not unusual for the managing director to sit in the same open space as his subordinates. Employers now give consideration to retaining staff, not just with financial packages, but also by providing an attractive work environment. This also helps attract new staff.

8) Can you remember any unusual requests from a client?

One client wanted to create a small lagoon in the office for its employees with a boat that they could sit in as part of a relaxation zone.

However, this was ruled out by a structural engineering survey. We have also had requests for office saunas.

Erste new branch concept – from initial planning to the setting up of a temporary branch, complete fit-out of the existing branch and then returning it to full operation - each branch project is a complex puzzle, but one that TECHO has mastered.

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fit-out fit-out

ERSTE NEW BRANCH CONCEPT: TECHO HELPS REBRAND THE ERSTE BRANCH NETWORK

The most satisfying projects are those where we are engaged right from the early planning stages – the Erste New Branch Concept is a perfect example In 1997 we started to supply the Erste group with office furniture on a project by project basis. This situation changed in 2002 when Erste arranged a large tender and TECHO was appointed an official supplier of office plus branch furniture. Then in 2015 TECHO was appointed general contractor for the fit-out of the Trianon Building in Prague 4.

This was a huge project that cemented our reputation as a supplier of comprehensive fit-out and furnishing services. It also opened the door for us to enter a tender for us to bid to be a contractor for the Erste New Branch Concept. We were appointed one of two companies working as a general contractor on the delivery of these new branches. Our dedicated project team, comprising 30 architects, project managers and project engineers, both TECHO employees and hired external staff, work tirelessly to incorporate the client’s requirements into the project documentation and also coordinate the work of some 20 subcontractors that perform the work on site.

“In 2017 we commenced work on the project ERSTE NBC, and it took all our extensive experience to get to grips with this extensive and demanding project.

I would like to thank the whole team as together we managed to keep our heads above water and successfully deliver individual projects over the year, both to the satisfaction of the client and those working on the project at TECHO”, says Michal Líčeník head of ERSTE project.

The new concept to be implemented across the Erste branch network involves changing the way a branch operates and the way clients interact with the bank. It includes a small room dedicated to video conferencing with clients, during which agreements can be concluded. There is also more technology and less people. Cash transactions are in decline, which is reflected in the new branch layout. In the Czech Republic alone Ceska sporitelna has over 500 branches.

In 2017 TECHO managed the rebranding of 29 existing branches and the establishment of 4 new branches. Our team enjoys the challenge of working on a project where we are engaged right from the early planning stages. This enables us not only to have an input at this stage, but it also means we are familiar with all details of a project and helps to ensure that the project implementation and cooperation with the client’s team is as trouble free as possible.

IT and security are naturally 2 of the key requirements for the bank branches. The project documentation has to be very detailed and thorough with respect to security and IT – including setting up temporary premises during refurbishment and the moving and securing of documents and equipment as work progresses.

The branches are often located in centuries old buildings – this creates challenges as the project needs to be coordinated with the local planning and preservation offices. We frequently have to work round restrictions on how we can adjust the building structure and appearance. A significant portion of the work

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of our project team is devoted to dealings with the local authorities.

In cases where suitable temporary premises cannot be found for operating the given branch during the renovation period a mobile lorry-mounted bank branch is used. TECHO again is responsible for the operation of this mobile branch including finding a suitable standing space, gaining necessary permission to operate a temporary bank branch on that location, connecting the mobile branch to a reliable electricity supply and providing a secure data connection etc. Then when the new branch is complete our team has to set everything up and put everything in its right place so it is fully operational right from the start, and then organise the transfer of branch operation from the temporary premises to the renovated premises.

For TECHO this project, and our long-standing cooperation with Erste is of great importance.

All previous projects we have undertaken for Erste have been successful and have opened the door to further major projects. We are confident that this project will be successful for both Erste and TECHO, and that it will also be a springboard for future mutual cooperation.

We are proud that TECHO has such a capable project team able to successfully organise and deliver projects of this nature, starting with consultation with the client’s architects, K4 Architects and Engineers, and including the moving of staff to temporary premises, the complete fit-out of the branch in line with the new concept and managing the reopening of the branch.

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PROJECT ERSTE

Floor area: 12,150 m2

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PROJECT ERSTE

Low-voltage cables: 100,117 metres

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PROJECT ERSTE

Mains electricity cables: 95,899 metres

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PROJECT ERSTE

ďŹ t-out ďŹ t-out

VAFO PRAHA: OPEN-PLAN OFFICE WHERE PETS ARE WELCOME The Brit brand ensures that domestic pets get the necessary nutrients in their regular food and remain in top condition.

The producer and supplier of this premium pet food is VAFO PRAHA, a family business operating for over twenty years in this field.

Annually 58 000 tonnes of pet food leave the factory for shipment to all corners of the globe.

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There are around 30 pets in the company VAFO PRAHA, which is a supplier and producer of pet food, is located in the small town of Chrášťany close to Prague.

In addition to the production facility, the company headquarters, with 60 permanent employees, is also located here. Company owner, Pavel Bouška, decided to breathe new life into these offices. With architectural firm Bogle Architects a project was drafted and construction of a two-storey building commenced. When TECHO entered the game it was already clear the direction in which the project would take. TECHO was originally intended to be the main furniture supplier and consultant on interior furnishings. However, when TECHO sales manager Milan Začal became involved he saw the potential for a complete fit-out solution, which he offered to the company. Thanks to a well prepared offer and the years of experience, our company was appointed not just furniture supplier, but also the main project coordinator. For Milan Začal it was his first major order on which he could cooperate with leading architects.

One of them was architect Peter Znášik, who devised the project concept: “I saw the challenge primarily in the integration and fulfilment of the ambitions and vision of a fast growing progressive company that is a market leader in Europe within its segment.

In every project you normally come up against unexpected obstacles that need to be resolved. The offices in Chrášťany were no exception. I therefore appreciated that TECHO was ready and willing to resolve problems that arose during the design and implementation processes, and the support that TECHO provided. Together we succeeded in giving direction to the investor’s complex requirements through extensive testing of elements and detailed sampling of materials“.

Peter Znášik himself learned a lot from this construction process, which is one of the reasons why he wouldn’t hesitate to take on a similar project again.

From the start of the cooperation it was clear it would be a fit-out solution including furnishings. Petr Faldus led the project for TECHO, and his team delivered the project in just three months with great emphasis on using high-quality materials. It was the desire of the owner, Mr Bouška, to furnish the space to a high standard. The main priority was quality along with the use of tried and tested materials. TECHO’s task was to deliver a prestigious and pleasant space in which employees would feel comfortable. The project also included small relaxation zones, a canteen with fully equipped kitchen and

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separated phone boxes providing a degree of privacy. The entire interior concept was based on providing a natural feel and natural looking furnishings. The office desks and storage units were made from wood panels displaying structure and knots. The entire office space is flooded with natural light. The interior scheme uses light wood and a bright green colour in contrast with black. A common theme across all rooms are the individual suspended lights with cylinder shades in earthy colours. The natural feel is also enhanced by the large quantity of evergreen plants.

Given the firm’s line of business, it is natural that many of its employees would have pets at home. This led to a logical requirement for a work environment that would also suit them.

TECHO worked on this requirement from the start. All materials in places where the pets might be had to be very durable. For example, the carpet in the main work areas is extra hard wearing. Four-legged visitors can happily enjoy titbits and play with their favourite toys on it.

For Milan Začal the most important thing was that VAFO PRAHA would be happy with all aspects of the resulting offices and that the whole project was completed on time. Thanks to the excellent project documentation and well distributed work within a professional team, the project delivery was a success and TECHO has gained valuable experience for future fit-out projects.

Wood used for the interior furnishings: solid pine in combination with veneer

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PROJECT VAFO PRAHA

Size of installation team: 5 people

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Predominant interior colours: light brown and green

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PROJECT VAFO PRAHA

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PROJECT VAFO PRAHA

To commence work on the reconstruction of office space over 8 floors is in itself an organisational challenge. However, when such reconstruction must be performed whilst the office is still running it becomes a job that only the bravest would take on.

TECHO had the courage and accepted the fit-out project for Adient Slovakia without blinking an eye. The limitation of having to work around an operating office was compensated for by the largely free hand allowed to project manager Jan Kočiško, Ing. arch. and project manager for construction projects Ing. Milan Illes.

TECHO was therefore in control of the reconstruction work from the start.

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fit-out

PROJECT FOR ADIENT: THE ART OF ADAPTING

The greatest challenge was the timeframe in combination with continued occupation of the offices The fit-out project arose on the basis of requirements from the Slovak division of Adient to unify office space for existing and new employees. They occupy a total of 10 000 m2 in the old centre of Bratislava spread around all floors of an eight-storey building. However, each of the floors required a different scope of work and it was therefore important to have a perfectly prepared schedule of works. This was also used for moving employees out of a given office space and back again when the work was completed. If there was one thing key for the delivery of this project it was definitely coordination.

Sales manager Maroš Kováč explains the complex system for the moves: “A schedule of moves was prepared according to which part of the tenant’s employees left the building for a new one. This process took place in several waves. The moves took place at weekends and all employees on a given floor, or part of a floor, were moved out.

We started our work as soon as an area was vacated. In this way we worked our way through the building – renovating the individual floors and handing them over to the client.“ There was obviously huge time pressure, and so we even worked at night.

To establish good cooperation between both sides, negotiations started roughly a year ago. For Maroš Kováč it is one of the largest orders and also one with an international dimension as Adient also has branches in other countries.

“The tender for the Slovak project started December in 2016 and continued pretty much up to the last minute.

Everything was decided around a week before work commenced, so the time available for preparation was minimal.

Some details had to be agreed on whilst the work was ongoing,“ said Kováč.

Peter Vodráška, facility operations lead for Adient Slovakia, commented on the supplier selection: “The decision making process was based on a fixed price for the work, prior experience with TECHO, and a role was also played by good knowledge of the space.“ In addition to the originally agreed reconstruction of the office space, we also received a later requirement to design the entrance space following completion of the office space. These items will follow the completion of the office space. Right from the start of the project the priority was to arrive at a change and submit an innovative design that had to reflect the client’s requirements for number of employees, type of meeting rooms, layout of the individual floors etc. Jan Kočiško and Milan Illes of the TECHO project team were in charge of planning.

“We wanted to improve the space overall and offer a good quality environment.

Our objective has been to create interesting zones and also universal space that from time to time can be changed,” said Kočiško.

The factor that the client placed great emphasis on was acoustics. It is an old building that in places has high ceilings, and it was therefore necessary to improve acoustic qualities.

“We even took acoustic measurements on site. We invited an expert who measured the space and created a 3D model which allowed simulation of the acoustic conditions. Part of the design is therefore an acoustic study” says Kočiško in relation to this important part of the reconstruction.

To improve the acoustics various elements are employed, including a carpet that will also help. TECHO also completely rebuilt the kitchenettes and introduced improved relaxation zones.

“On one floor we created a showroom where the company will present its

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products, which are car seats and associated components. Employees will therefore be able to demonstrate products to potential customers. Also of interest is the massage room and special room for pregnant women, where they can find peace and quiet,“ says Maroš Kováč.

Architectural studio InaAs helped TECHO with the architectural design. According to architect Mgr. art. Maximilián Cvengroš, several possible versions of the space arrangement were first drafted. These also included all ergonomic and space requirements. These designs were then submitted to TECHO, which together with the studio finalised details.

“Preparation of the project was for us exceptional in that we had the opportunity to work for a multinational corporation and learn how such a large company operates. It is clear that they pay great attention to their employees, which can be seen from the requirements for relaxation and rest areas. It is also evident that the amount of space dedicated to these purposes in relation to the standard work space is continuing to increase,“ says Cvengroš.

For Jan Kočiško it is a project that was specific with regards to total volume, size and scope, covering 8 floors as it did.

“We were working on the reconstruction of offices, building new entrance space.

The greatest challenge was the time in which all this had to be achieved whilst the offices were still operating,” says Kočiško.

Peter Vodráška, as TECHO’s client, was particularly pleased with the company’s ability to adapt to new requirements during the course of the project. He also indicated he would not hesitate to do a similar project again. Why? Because of the opportunity to face up to a challenge and create something tangible.

Number of people moved: 1,031

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Traditional offices, relaxation rooms, kitchenettes, games rooms, showroom, executive meeting room, room for expectant mothers, massage room, executive offices – we designed and delivered all these spaces. In total there were 10 different zone types.

PROJECT ADIENT

160 visualisations

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ADIENT MOVING PLAN

D AT E : 0 4 / 07 / 2 0 17

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PROJECT ADIENT

Largest item installed: reception with U-shaped green island

Number of indoor plants: 800

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PROJECT ADIENT

Largest room: Showroom & Catering Zone 400 m2

Huawei was one of TECHO’s early clients in Romania. We started working with them in 2007. In February of this year they launched a major tender, which we in the end won. The project in Bucharest involved the fit-out of 4 000 m2 to provide space for 300 employees. The timeframe was very compressed – the entire fit-out had to be completed in just six weeks.

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fit-out fit-out

HUAWEI TECHNOLOGIES: WHY SET YOURSELF EASY GOALS?

The fit-out took 60 days and included installation of HVAC units in the server room TECHO was invited to bid for the Huawei Technologies order as an expert in fit-out projects and thanks to previous joint projects.

The entire process was very fast – work on the tender started in February 2017, in March we were declared the winner and by the end of April the order was completed.

Andrei Voica, who worked on the project from the side of global real estate firm Colliers, describes why TECHO won the order: “TECHO’s team were fully aware of the technical conditions in the leased space and they had already worked successfully with the client on several other projects. The project was coordinated by a joint team comprising Huawei professionals from Romania and China. In the final phase of the tender, TECHO prepared and submitted the complete documentation required by Huawei, including the most competitive commercial and technical parts.”

Huawei employees were ready to move into the 23rd and 24th floors of the new building in April. In total these floors comprised 4 000 m2. The fit-out work commenced when construction of the building as a whole had been completed. The work therefore started

with a blank canvas and the requirement was for a complete fit-out and bespoke furniture.

“All the interior designs came from the architect engaged by Huawei. Our work was therefore performed in cooperation with and under the eye of the architect.

We had two project managers on site who coordinated all the various trades (such as HVAC, construction work), they were responsible for the quality of work and were also in contact with the client to assure them that everything would be finished on time and as planned”, says Catalin Mihai, Business Development Manager at TECHO Romania.

The aim of the project was to create the most impressive Huawei office anywhere in the world. Therefore, our part of the project included a lot of bespoke furnishings and lighting.

“The main challenge turned out to be the adherence to the fixed deadlines for handover, which were based on the date of expiry of the lease on the client’s previous premises. If we had not been able to meet the deadline, their employees would have had nowhere to move to,“ added Andrei Voica.

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80% of the space is laid out as open plan.

Other space is partitioned for meetings and concentrated work, and there are also sleeping rooms, where employees can take a nap over lunch. The walls of these have a sound damping material applied that limits noise penetration from other rooms, and they also have bespoke furniture on which to lie down and sleep. We also constructed TP rooms, which are conference rooms where employees can establish an audio-visual connection with their colleagues across the globe. Also interesting is a large room, something like an amphitheatre or cinema, where employees give presentations. Opposite the open space are break out areas for which we supplied massage chairs.

“It was one of the largest fit-out projects in Romania and we were very pleased to be a part of it. Huawei Technologies is a very important client for us and we want to continue working for them into the future. For me personally it was the largest contract that I have signed here.

I am very proud that the team managed to complete everything on time. It was a great challenge for us,“ concluded Catalin Mihai.

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PROJECT HUAWEI

Number of meetings with the client: 55

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For ultimate relaxation - the Sleeping Room

PROJECT HUAWEI

Extensive use of sound-absorbing acoustic panels

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ямБt-out

THE MALDIVES PROJECT: THE ULTIMATE TEST

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Man-days of work performed by the TECHO team on the island: 22,000 The Maldives are an excellent place to relax, but a very demanding place to work, and we were there to work! By far the most complex and demanding project we had ever undertaken, it also turned out to be one of the most successful.

Situated in the Noonu atoll, a 45-minute seaplane flight north of the Maldivian capital of Malé, the Velaa luxury private island resort, which is the size of about 25 soccer fields, was built from scratch for 200 million USD and is designed to attract the world’s most discerning travellers. The goal was to bring new meaning to a private getaway; giving each guest the feeling that this is their own private paradise. The entire project was carried out in cooperation with Czech designers, architects and specialists. TECHO was part of this story as the general contractor for interiors.

The challenge facing TECHO at the start of the project was best described by Petr Hampl, Project Director who spent 110 days on the island: “Imagine that on a deserted island in the Indian Ocean you have the task of constructing a giant puzzle from individual pieces that at the start are spread over four continents.

In addition, our task was not just to get all the items to the island on time and install them correctly, but also to deal with changing requirements during the course of the project.”

Unlike most projects where finished products are despatched from our factory to the client, the Maldives contract was completely different. Bespoke materials, furnishings and fittings were delivered to the island from a total of seventeen countries on four continents. This presented a great organisational challenge as even a small mistake could lead to big problems and long delays. If you are building something in Europe and forget a certain type of screw, you can buy one at any hardware store. But on an island in the Maldives?

When designing the buildings, main architect Petr Kolář was guided by two tenets that had been agreed with the investor. The first was “polite luxury” and denotes a pleasant rather than imposing form of luxury. The second was “Maldivian touch”, indicating the preservation of a certain local character. This can be seen in the turtle outline that is the resort signature (in the local language Velaa means turtle), in the design of the villas, and the use of palm leaves as a roof covering. Everything had to be thought through to the last detail in order for it all to work together as a whole.

Such a complex project requires perfect cooperation at every phase. Success was dependent on the work of each individual; it was essential that all people working on the project were on the same wavelength.

“It was total teamwork. If we had done the project with anyone else we would probably have failed to finish it...” says Petr Kolář.

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Due to the location of the project and the local climate our team faced several challenges: (i) product development - development and testing of new custom-made products that match the architect’s vision in a limited period of time before actual delivery (new light fixtures, chairs, bathroom appliances), yet within budget; (ii) materials - using the right materials to endure the harsh conditions of a tropical monsoon climate (high temperature, high humidity, salt spray corrosion), yet preserving a luxury appearance to meet the high expectations of our client; (iii) maintenance - assisting with maintenance management we developed a special application that informs the local workers carrying out day-to-day maintenance of dates and methods for maintaining products and materials.

Despite all these challenges, we handed over the project to the investor in the required quality and it is now being enjoyed by the World’s rich and famous. As a company we are extremely proud of this project – far removed from anything we had done before, but we proved, once again, that TECHO is always ready for any challenge. After facing the logistic challenge and extreme conditions of the Maldives we are confident that we can handle any project anywhere in the world. We passed the Maldives test!

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PROJECT VELAA

Furnishings were delivered to the island from seventeen countries on four continents.

The whole project was a logistics masterpiece.

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PROJECT VELAA

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PROJECT VELAA

Material most used: natural wood, and lots of it.

Mostly solid wood, but also many veneer products

Biggest challenge: ďŹ nding furnishings and ďŹ ttings that would stand up to the very aggressive maritime environment

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PROJECT VELAA

SHAPING THE OFFICE ENVIRONMENT The most important steps for the creation of a workstation are the selection of furnishings and their practical arrangement. If we work from home we have the opportunity to shape our own working environment, but for most of us the workplace environment is created by our employer. This doesn’t mean that it shouldn’t in some way reflect our individual requirements.

The form of the workplace environment is shaped by ergonomics, a science that studies the quality and influence of the workplace environment on human health and wellbeing.

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Work desk

3

8

If you spend most of the working day in an office your basic equipment will include a fixed desk and chair. Most often the desk is rectangular with a depth of around 80 cm.

This is suitable primarily for our eyes as the distance from the computer screen should be roughly an arm’s length, or about 60 cm.

There is less agreement among ergonomics experts concerning the correct height for the computer screen. What is agreed, however, is that the first line of text on the screen should be roughly in line with or just below eye level.

The more the screen is above eye level, the greater the risk of straining the neck and shoulders.

In addition to fixed workstations we also come across height adjustable sit-sit workstations, which users can adjust to their own height and posture. It is now common for sit-stand workstations to be specified. As the name suggests, their height can be adjusted so that you can work at the desk sitting down or standing up.

90˚

5

1

Office chair

4 2

6

1) TYPE Position the work surface about an inch below your rested elbow height, allowing your shoulders to be relaxed. Rest your palms – not your wrists – on a palm support.

2) MOUSE Position your mouse close to the keyboard to minimize reaching. Avoid anchoring your wrist on the mousing surface. Instead, glide the heel of your palm over the mousing surface and use your entire arm to mouse.

3) VIEW Position the monitor about an arm’s length away with the top line of text at or slightly below eye level. Tilt the monitor slightly away from you so your line of sight is about perpendicular to the monitor.

4) ILLUMINATE Align the monitor and spacebar with the midline of your body and arrange frequently used work tools within easy reach.

90˚

5 3 66 4 2 1

9 8 10

7 11

The office chair is obviously an integral part of the ergonomic workstation. The chair should correctly support the body regardless of the user’s height and weight. The basis for this is a synchronous mechanism that adjusts the chair to the user’s requirements. The seat height should be adjusted so the legs make a right angle at the knee. If you sit to the back of the seat so that the small of your back is supported by the backrest, the back of your knees should not touch the seat, or just gently. Some chairs allow adjustment of seat depth and angle. Correct seating posture is completed with adjustment of the armrests so that your forearm and upper arm make a right angle at the elbow.

Healthy working To prevent various health problems, such as neck ache, back pain and carpal tunnel syndrome, it is not just the chair that is important, but also suitable positioning of items and documents on the worksurface. It is therefore good if one part of it is reserved for items that remain stationary and another part for movable items. Objects that are used frequently should be closer at hand to the user than those used less frequently. When placing an object on the desk it generally applies that the body follows the eyes. It is therefore good to have the computer screen, keyboard and documents in a line in front of you. In the ideal case the keyboard should not be on the worksurface, as it normally is, but on a pull out keyboard tray ten to fifteen centimetres under the level of the worksurface.

5) ALIGN Position a task light to the side opposite your writing hand. Shine it on paper documents but away from computer monitors to reduce glare.

SIT 1) Raise or lower the seat to ensure your thighs are parallel to the floor with your feet flat on the floor or a footrest.

2) Adjust seat pan depth to maintain two inches of clearance between the back of your knees and the front edge of the seat.

3) Adjust backrest height to comfortably fit the small of your back.

4) Adjust the recline tension, if necessary, to support varying degrees of recline throughout the day. Avoid the use of recline locks.

5) Lean back and relax in your chair to allow the backrest to support your upper body.

6) TYPE Use an articulating keyboard support and position it 1 to 1.5 inches above your thighs. Angle the keyboard away from your body to keep wrists straight while typing. Rest your palms—not your wrists—on a palm support.

7) MOUSE Position your mouse close to the keyboard or over the numeric keypad to minimize reaching. Avoid anchoring your wrist on the desk. Instead, glide the heel of your palm over the mousing surface and use your entire arm to mouse.

8) VIEW Position the monitor at least an arm’s length away with the top line of text at or slightly below eye level. Tilt the monitor away from you so your line of sight is perpendicular to the monitor.

9) ILLUMINATE Position a task light to the side opposite your writing hand. Shine it on paper documents but away from computer monitors to reduce glare.

10) ALIGN Align the monitor and spacebar with the midline of your body and arrange frequently used work tools within easy reach. Prop reference documents between your body and the monitor with an in-line document holder.

6) REST Take two or three 30 to 60 second breaks each hour to allow your body to recover from periods of repetitive stress.

11) REST Take two or three 30- to 60-second breaks each hour to allow your body to recover from periods of repetitive stress.

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A COMFORTABLE OFFICE ENVIRONMENT 70%

of workers said they could be more productive in a less noisy office environment.

ASID study

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64% of office workers are interrupted up to 20 times a day.

Brother research

Acoustics

Temperature

Lighting

In order to work well we need a suitable environment free of distractions, an environment that enables us to concentrate and that doesn’t burden our senses. In open plan offices problems often arise with excessive noise. This can be disturbing for employees and may be reflected in the quality of their work. In fact, 70% of employees claim that a lower noise working environment improves their productivity. Excessive noise can cause fatigue, poor mood, aggression, memory problems and loss of concentration.

The noise level in offices can be reduced using acoustic panels installed to the ceiling or walls, or using special acoustic screens that limit reverberation.

In addition to acoustics, room temperature also has an impact on work performance.

A bad habit when using air-conditioning is setting a big difference between indoor and outdoor temperatures, which leads to colds and other health problems. In the summer the temperature in air-conditioned rooms should not be more than 5 degrees lower than the outdoor temperature. In the winter, on the other hand, an overheated office can result in fatigue and lethargy. In any event, people in offices should have the opportunity to adjust the air-conditioning or heating settings.

A major topic with respect to the office environment is lighting. Ideally an office should make use of daylight, and windows should have some form of adjustable shading so that the sunlight does not dazzle or shine directly on computer screens. Artificial lighting must also be available that provides even illumination for all workstations without dazzling. As in the case of air-conditioning, systems exist that can be installed in a false ceiling. To avoid fatigue it is good to have lighting that has adjustable intensity. This makes it possible to match illumination with the daily biological rhythm – warm light in the morning, cold light during day and then back to a warm evening light.

72% of workers are dissatisfied with their speech privacy.

University of California at Berkeley study

59% of employee time is spent trying to do quiet, focused work in one’s own workspace.

BOSTI research

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HOME ALONE OR TOMORROW’S WORLD Many companies have adopted the current trend of reducing or abolishing fixed workplaces as they are not fully utilised.

Working from home is now common (home office).

The traditional office is thus changing more into a place for meeting with colleagues and clients. From the perspective of furnishings we are now seeing café-style tables, comfortable booths and even, for example, swings. The office can now be reminiscent of a living room with carpet, sofa and television.

An arrangement like this makes the office a place for informal discussions, but also a place for relaxing and socialising.

The work environment is, we could say, letting its hair down.

When formal meetings/negotiations are held a separate meeting room designed for this purpose can be used.

The requirements for these meeting rooms can be extensive – large table, notice boards, internet access, projector, printer and video conference facilities.

At the summit of office environment development are intelligent workplaces, which are able to recognise individual users and adjust the office environment accordingly, including logging into the IT system.

Jan Mergl, sales director at TECHO, has witnessed this trend: “When walking into a smart workplace you don’t need to turn the lights on, set the heating or draw the blinds. This is all set automatically and individually.

At the end of the work day employees are directed to their cars by an illuminated route so they don’t get lost in the garage.”

The pioneers in this area are IT companies, which are totally at home with technological developments.

The basic rule for the creation of modern offices is that the workplace environment should allow individual adjustment.

It is also important to ensure maximum work effectiveness of individual employees. This is another reason why traditional monotonous offices are being replaced by a livelier and more varied alternative.

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TAKE 20 Have you also experienced sitting down in the office after lunch, but instead of thoughts of work your eyelids feel heavy and are overcome by tiredness that you suppress with a cup of coffee? Your body lets you know that it needs to rest for a while so that it can face the demands of the afternoon and evening.

However, the vast majority of employers are not geared up for the new trend of allowing employees an afternoon rest and so the reality remains vacant stares at the computer screen or nodding off over the keyboard.

Academic research confirms what many of us know from experience, in the early afternoon we experience the first wave of tiredness since getting up. Our degree of alertness is also not helped by the fact that after lunch the blood in the body concentrates on the digestive system, and brain activity is supressed. Our work performance is therefore lower after lunch and the question remains as to why more employers do not provide employees with the opportunity to rest for a while after lunch and then in a natural way restart activities for the second half of the working day. The length of afternoon nap varies, but for regeneration of energy 20 minutes is sufficient as a rule, which is a small tax to pay for happier and, above all, more productive employees.

6 HOURS INSTEAD OF 8?

Maybe you have already heard about the attempts of some Swedish companies to reduce the working day to 6 hours whilst keeping pay the same. The first to try this was Japanese car producer Toyota in Gothenburg - some 14 years ago. This change continues to pay off today – every year profit increases by 25%, employee satisfaction is greater and the work environment is more pleasant.

The Toyota example is being followed by other Swedish companies to test whether it brings them the desired result too in the form of happier more relaxed employees, lower absenteeism due to sickness and higher productivity. The shorter working day is currently an interesting topic as it relates to another major theme concerning the psychology of work, the work-life balance.

A balance between life at work and away from work contributes to personal happiness and is a great challenge for employers.

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fit-out

I would like to devote the final words in our current edition of TECHO JOURNAL to thanking all who have worked on and devoted their time to the often demanding fit-out projects.

These projects generally last several months during which a huge amount of work needs to be performed, from the project preparation to delivery of the final office chair. The number of successfully delivered projects shows that this is an avenue of business down which TECHO can continue with confidence. It would not serve any purpose, and would waste a lot of paper, to name every project individually. All of them have their own story, and each story provides further evidence that thanks to the fit-out option our work has taken on a completely new dimension. The stories contained in this edition simply back up my words. I am glad that I was involved in TECHO’s very first fit-out and have been able to observe how the company as a whole has taken to this discipline and continually perfected it. All employees and our clients deserve great thanks for this.

We still have a lot to look forward in this respect.

Jan Mergl, Sales Director BU Balt

↑ TECHO JOURNAL FIT OUT Photo: TECHO photogalery Texts: Tereza Schneiderova (Stance Communications), Irena Stupková, Duncan Beeby Redaction: Irena Stupková English translation: Duncan Beeby Concept & Graphic design: Milan Jaroš DTP and print: FPS Repro

U

ямБt-out

T

www.techo.com Austria

Czech Republic

Romania

United Kingdom

T E C H O GmbH Margaretenstraße 87/1-7 1050 Wien, Austria Phone: +43 1 74040 5215 e-mail: info@techo.at www.techo.at

T E C H O , a.s.

U Továren 770/1b 102 00 Prague 10, Czech Republic Phone: +420 267 290 111 e-mail: info@techo.cz www.techo.cz

Bulgaria

Georgia

T E C H O Romania s.r.l.

THE BRIDGE office building, Cladirea 1, Parter Soseaua Orhideelor nr 15, Sector 6, Bucharest, Romania Phone: +40 213 168 111 e-mail: techo@techo.ro www.techo.ro

Studio Novo 71 Tsarigradsko Shose blvd Sofia 1111, Bulgaria Phone: +359 882 282 663 e-mail: kaloyan@studionovo.bg www.studionovo.bg

T E C H O UK Ltd. The Corner (of Clerkenwell and Farringdon Rd) 91-93 Farringdon Road London EC1M 3LN, United Kingdom Phone: +44 207 430 2 882 +44 207 430 2 992 e-mail: sales@techo.co.uk www.techo.com www.techo-uk.co.uk

T E C H O Georgia Ltd. 33 Chavchavadze ave Tbilisi, Georgia Phone: +995 2 22 30 87 e-mail: georgia@techo.com www.techo.com

China

Hungary

TECHO Room 1601B – 16, Rongyao International Financial Center, No. 25, Guicheng Ronghe road, Nanhai District, Foshan City, 528200 Guangdong Province, People’s Republic of China www.techo.com

T E C H O Hungária Kft. Neumann János u. 1.

1117, Budapest, Hungary Phone: +36 1 239 36 08 e-mail: office@techo.hu www.techo.com

Croatia T E C H O A D R I A d.o.o.

Mosorska 14 10000 Zagreb, Croatia Phone: +385 99 7004 950 e-mail: goran@techo.com www.techo.com

Poland T E C H O PL Sp. z o.o.

Karolkowa Business Park ul. Karolkowa 30 01-207 Warszawa, Poland Phone: +420 733 736 021 +48 536 550 675 e-mail: kovalovsky@techo.com www.techo.com

Russia OOO „TECHO“ Nizhnij Susalnyj per., d. 5 str. 19 pom. 2 komn. 11 105064 Moscow, Russia Phone: +7 495 729 99 14 e-mail: moscow@techo.ru www.techo.ru

Slovakia T E C H O s.r.o.

Cesta na Červený most 12 811 05 Bratislava, Slovakia Phone: +421 2 57 88 07 88 e-mail: techocentrum@techo.sk www.techo.sk

Ukraine T E C H O Ukraine Ltd. Academician Tupoleva 19, office 312 04128, Kiev, Ukraine, Phone: +38 044 581 14 72 +38 067 635 15 59 e-mail: office@techo.com.ua www.techo.com

Living up to the highest standards

O

T E C H O UK Ltd. – Manchester Wood Street (back of Manchester Hall building) Spinningfields Manchester, M3 3BT, United Kingdom Phone: +44 7525 236 738 Phone: +44 161 509 2866 e-mail: manchester@techo.co.uk www.techo.com www.techo-uk.co.uk

USA

TECHO 240 East 79th Street, Suite # 11C New York, NY 10021, U.S.A. Phone: +1 917 750 3337 e-mail: jb@jbalaz.com www.techo.com

It goes without saying that all our products have been tested and approved in accordance with EU and UK standards and that the company has ISO 9001 and 14001 certification.

In addition TECHO is a full member of FISP (Furniture Industry Sustainability Programme) and C-o-C (Chain of Custody programme) administered by the PEFC Council.