This to different needs in which beneficial for

This fact paced and interconnected world we live in has changed the
way we live life, including when it comes to work. Sitting in a room with a
long working hours must be very tiring and boring. Added with too much work to
deal with, stress happens. Why not working and enjoying life at the same time? Working
in a space where we can meet a lot of new people that having the same business,
which can open up more opportunities, build social networking, connecting and
collaborating with people, and not to mention is sharing ideas with the
like-minded people.

 

This project suited best primarily for online start-up firms,
freelancers, entrepreneurs who require working space and services to grow their
business without foot the bill with massive amounts to build an office and
other expenses.

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No matter where you start, the right space will give a better
headspace to work and to be creative.

 

This creative hub also known as the co-working space is not only
benefit them to grow, but also bringing professionals working from home
altogether, still working independently, and building an intellectual community
to share ideas and knowledge alongside each other. In addition, they can enjoy
all the facilities of an actual office space without owning one. 1

 

The aim of this project is to provide people with spaces and variety
of services for working and learning purposes, catering to different needs in
which beneficial for the groups of people such as business starters, online
firms, and freelancers, it can be artists, designers, musicians and other
creative. In addition, it will introduce a new working environment that will
encourage one to have a work-life balance and enjoy life at the same time.

 

 

“A creative hub is a place, either physical or
virtual, which brings creative people together. It is a convenor, providing
space and support for networking, business, development and community
engagement within the creative, cultural and tech sectors.” –
British Council Creative HubKit 2

 

The Site
and Building

 

The
Tony’s Organic House in the heart of the commercial district in Shanghai is the
site to be used. Surroundings are offices and banks. It is a strategic place as
it is closed to the popular shopping street and more food options can be found
at the restaurants and cafes close by. One of the most famous tourist destinations
in the city, The Bund is also closed to the site. The building is comprised of
four floors, the second floor being a mezzanine and the third floor consists of
interiors and balcony overlooking the iconic Pudong skyline as its backdrop.
There are steps and ramps at the entrance of the building for the access of
wheelchair users, too. Outside the building is a landscape, which has a nice environment
that is suitable for the proposed project, people can take a walk there and it
is an easy accessible area. On a side note, it also has a stunning view across
the river of Puxi and Shanghai’s iconic tower, Oriental Pearl Tower. The
building was actually built without any purposes so it had never been used and
everything is still in a good condition.

 

Block
Planning

 

The brief

 

In this 20th century, the way people
work has changed and no longer confined in offices. This project is about
creating a co-working space which is a one-stop hub where it connects people
online and offline to grow their business, building strong networks and
providing opportunities for the creative and entrepreneurs to collaborate. Making
space for innovation, collaboration, creativity and learning. At the same time,
creates a working environment that encourages a work life balance for the
workers to release the stress and to improve their metabolism and mental
health. To have a workspace with flexible working lifestyle (24hour access to
the building) and not only creating the best working environment in the space
to increase the working performance but also maintaining the physical and
mental health of the employees with the facilities provided in the office.

The heart of the role of the hub is to facilitate people who blend
doing inquisitive thinking about the state of the world, and enable critical
thinking in a safe space. 3

 

“The workspace was defined as a place for collaboration built
primarily thru furniture. Today the workspace can also be defined as a place
for collaboration built primarily by networks. ” 4

 

 

What makes co-working spaces so effective
nowadays?

From the interviews done with co-working space
founders and hundreds of workers from co-working spaces, they see their work as meaningful (the values
of co-working movement that aspires to collaboration, learning and
sustainability), they have more job control
(accessible 24/7 to the space), and they
feel part of a community (connection with others) at the same time.

 

This is a new way of working system in
which a person does not have to work in a confined place.

 

Co-working spaces are not just vast areas with desks and chairs
offering tech entrepreneurs high-speed internet connection. The areas are made
to be exciting places to work that can improve productivity. 5

 

Although this co-working movement has its
elements among freelancers, entrepreneurs, it’s now more and more compatible
for a larger range of people and organizations. They’re being used as an alternative
place for people to work and group of teams come in to use various on-demand
meeting rooms. 

There
are also companies who use the space not only to allow their distributed workers to get productive work done, but
also to attract employees who demand flexible workplace and work time.

 

A more collaborative approach was taken to establish the development of
working environments that carry both current and future needs of people that
would occupy this creative hub, while thinking differently about how to minimize
cost.

 

 

 

 

There will also have networking events in
office, so for some young entrepreneurs who want to start their business, it is
a great idea for them to join in. they can rent rooms for office and enjoy the
facilities in this creative office space, too.

 

 

The target audiences would be entrepreneurs and
business starters that needs a space for meetings, hold events, studio for
photo-shoots, workshops and etc. In addition, free-lancers might have great impact
on connecting with these people too.

The building, Tony’s Organic House, consisting
of four floors.

The first floor: reception, entertainment area,
gym room, and lounges for meetings.

Second floor (mezzanine): open plan workspace
and bar workspace.    

Third floor: open garden with a bit of nature to
relax, and pantry for coffee break, small theatre and photo studios.

Fourth floor: rooms for small and big groups,
suitable for meetings or seminars. 

The
atmosphere of the space should be fun and energetic as people will come and
work together and share innovative ideas so it should have a positive vibes
around. The use of colors in the office might be bright such as red, yellow,
orange, and blue as bright colors were believed to bring more positive energy
and to associate low level of stress. The
interior will also be using great amount of OSB timber board and graphic
stickers on walls.  For the floors,
timber and carpets might be used as it is durable and produce low level of
noise.

People will only choose experiences that are memorable that delight
us, that make us feel better, we will not , by choice, go and sit in a grey sea
of cubicles. The role of design becomes far more critical because design is the
catalyst of the environment that can make people want to come to and enjoy
being at work. And when they come, they want to be able to connect effortlessly
with others and connect with the values and the culture of the organisation
that they work with. They want to feel inspired and valued. Imagine what would
happen if we could actually go somewhere to work and leave work feeling
healthier, more energised and more inspired than when we arrived-wouldn’t that
be a wonderful thing? So the role of design absolutely essential in doing that.
However, it is key to understand that its not just about space. The key is
understanding and encouraging connections. We are social animals. the two main
components of engagement are interaction and collaboration, and both are
critical for successful spaces for innovation.

 

The design reflects an identity both friendly and playful but also
professional and serious. Finding an approach where a sense of openness and
privacy can be achieved simultaneously, it differentiated working spaces to
cater to different users needs.

 

materials

materials for acoustic: felt provide agreeable and satisfying
acoustics.

Arranging
office space into a single open room offers advantages in terms of easy
exchange of information and interaction among coworkers, but reduces privacy
and acoustic comfort.

 

Colors

It
is really important in choosing colors for the interior as it will have
different impact on the users in mood and mental conditions. The use of color
can change positive feeling amongst others. The use of low tone colors will
produce higher level of stress compared to bright colors which will produce low
level of stress.

 

Bringing
nature into workspace

It
has shown that natural elements might prevent dullness and stress when
completing the task that needs high concentration. So, by putting some planters
or maybe green walls on some sections in the space might be good. People will
get to appreciate nature for a moment.

 

Highlights

Open room
Offices: easy exchange of information and interaction among coworkers. However,
reduced privacy and acoustic comfort. Sound pressure level, reverberation time,
speech transmission index were measured. For acoustic comfort: must have
divider panels between the Workstations. Their ceiling must be finished with
high sound-absorbing material. 6

Fewer
words were remembered with working high noise compared to low noise. The
participants were more tired after work in high noise compared to low noise.
The participants had most energy after the restoration phase with a nature
movie. 7

 

 

 

Zoning

Zoning is one option to deal with different needs related to a variety
of work activities and individual preferences for concentration. This means
that some areas in an open environment are designated as being for particular
activities (such as concentrated, heads down work), based on spatial
requirements of different work modes. 8

 

Quiet open space for solitary activities such as reading, individual
thinking or designing new concepts, and open space is divided into zones for
different organization units as well as zones for activities such as informal
communication or quiet solitary work.

 

 

 

 

 

 

 

 

 

 

 

 

 

Pic pg. 44

 

Dividing workplaces into three conceptual categories depending on the
degree of privacy and accessibility they offered.

 

Zoning within the building is often used to reinforce culture and
community, and urban metaphors such as “neighborhood”, “village”, and “street”
may be used to describe these zones. 9

 

First floor:

The space will look more cheerful and casual as the hub is organized
as a type of collective living room where the creative can form more meaningful
relationships with the others.

 

This space is flexible, as
it can be used for “All Hands” meetings, or can be used to entertain large
groups of Town Hall guests whilst on their lunch or coffee breaks. Flexibility
is also something that this space reveals across the board.

 

Meeting rooms

In addition to improving acoustics, the choice of highly durable,
fireproof, and environmentally friendly light-gray felt covering th4e ceilings
and wraping down helps to form partitions between workstations, cloak lighting
fixtures and mask extant structural elements.

 

OUTDOOR GARDEN

Understanding the importance of outdoor space for improving employee
morale, this co-working space choreographs a range of garden areas across the
rooftop and balconies.

 

Surveys

Before starting a project, an appropriate surveys need to be done in
early stage in order to have a full understanding on the site and building.

 

Building Survey: This is an inspection of the building to documenting
the condition of the existing building, whether it has something that needs
more improvements to prevent any serious damage in the future. By doing this,
detailed evaluation of the building condition can be obtained.

 

Services Survey (gas, electric, drainage, water, waste): Inspection on
these determines whether the drainage, and plumbing systems on the existing
building are working properly and have no issue as well as the gas and
electrical systems are safe to be used.

 

Safety of Original Structures and Architectural Elements: Surveys on
the existing structures and elements on the building are needed to ensure that
they can withstand any changes made on the building and safe for public use.

 

Fire Containment Survey: Checking flammability on the building
materials and structures to ensure it is safe for public use and advising
necessary precautions needed. It is carried out to examine the site’s fire
safrety.

 

Sound Installation Survey: Checking on the acoustic properties,
including walls, whether it is appropriate for the site proposed use, or any
improvements needed to have a better sound control in the site.

 

Statutory
Authorities

Various applications are required to ensure a legal and approved
building for the successful completion of a project.

 

Building Regulations: there are series of procedures that need to be
followed when starting, during and completing of a building work.

 

Planning Permissions: A building planning is required whenever a
change is to be made to a site, building or any original structure. This need
to be done before the start of the project.

 

Advertisement Consent: Advertisement consent need to be applied when
there is an advertisement over 0.3 square metres and also for any changes made
to the existing building.

 

Legal Policy Guidance: This is an instruction that points out and
inform basic laws and policies needed during the design and application
process.

 

National Government Guidance: This is part of the local authorities
that deal with the national sustainable needs for the country to ensure that
the proposed project is suitable and appropriate in the location.

 

 

Consultants

 

Workplace consultant: Assists with identifying and quantifying work
patterns and work styles, facilitating the collecting and analysis of user
research (as needed), validating global guidelines, and advising on schematic
design. May also advise on technology requirements and workplace change
management processes. 10

 

Technology consultant: Implements new technologies that enable new
ways of working to function and thereby leverage workplace design (e.g wireless
voice and data connectivity). Liaises with IT project manager. 11

 

Interior Designer: the interior design covers
a range of activities, investigates the site, analyze the client’s needs,
planning out what to include in the interior through circulation and function
of space, designing the layout of the space, while having the knowledge of construction
and materials, lighting, furnishings, regulations and approvals, inspecting
work on site. Last but now least is making sure the entire project meets the
client’s needs. A
feasibility report is also part of an interior designer’s skill set which often
follows on to overseeing the project through to completion. 12

 

Quantity Surveyor: The job involves managing all the cost relating to
the project, starting from the initial to the final calculations and making
sure that the financial position of the construction is accurate and running
effectively as the project progresses, ensure that the it doesn’t exceed the
budget. They are also engaged to update any costs that affect the projects and
presenting the detailed information on the cost of particular elements of work
on a periodic basis to enable payment for those works carried out to date.13
Their jobs includes preparing for tender and contract documents, handling all
contractual and legal matters.

 

Project Manager: A project manager is the person who plans and track
everything is running in time and on budget according to schedule. They
involves maintaining mutual interaction of all the teams to reduce risk of
failure, and to maximize benefits.

 

Structural engineer: they oversee the construction of the building
structures and facilities, making sure that they are efficient, stable and
capable to withstand the stresses of the structures.

 

Planning Consultant: they are
professionals with knowledge of planning system, which helps the project to run
smoothly until the end. This
knowledge enables them to argue the case for complicated planning applications
and interpret planning policies. 14

M Consultants: they are involved in the whole process of
manufacturing specialized in mechanical and electrical systems.  They ensure all the services such as heating,
lighting, power and supply, lifts and escalators, health and safety, acoustics
and security are installed and maintained.15

 

Building Surveyor: They might be there
before the starting of construction to assess and report any defects on the
existing building as well as finding structural faults, building surveyors
recommend solutions. They can advise on the feasibility of a building project,
and how much it might cost to carry out, or how suitable a building could be
for a particular purpose.16

 

Procurement

Procurement is the process of purchasing
goods or services. It involves a series of steps
to negotiate the contracts and prices of all the elements in the construction.?
There are multiple methods of procurement each with their own advantages;
construction management, design and build and traditional. 15

Construction
Management: It is procurement route in which all the works are constructed by
different trade contractors but was lead by one main contractor. Design can be
done at the same time to reduce the overall project time.

Design
and build: The main contactor is responsible for the design and the
construction of the building. At this time, most of the design works might be
completed.

Traditional:
This is the most common and safest procurement method where the design and
build process is separated. The project will be design in the early stage where
consultants and surveyors are included. After the design stage is done, tender
packs are then created for contractors to see and they will send back their
tender offers including all the costs. Then, a contractor or more (if needed)
will get the project according to the cost effectiveness agreed by the clients.
By using this traditional procurement method, contractor don’t have any design
responsibility and only design consultants handle all the design works of the
building.

 

Tender
Documentation

Tender documents are prepared for contractors (invitation to tender)
with a range of contracts, including equipment supply, demolition, enabling
works, and main construction contracts (design made by contactor). Tender
documents can be broken down into series of packages with its own design and
specifications suitable to be issued by the main contractor, then it will be
easier for the contractor to price and easier for the client to compare with
other tenderers. 

Tender documents may include:

§  A letter
of invitation to tender

§  The form of tender

§  Preliminaries: including pre-construction information and site waste management plan 

§  The form of contract, contract conditions and amendments. (This might include a model enabling amendment for building information modelling (BIM),
making a BIM protocol a contractual document)

§  A tender pricing document 

§  Design drawings ( existing site, proposed
design, demolition of works, door schedule, floor finishes, ceiling finishes,
wall finishes, services such as Hvac and electrical)

§  Specifications 18

Details of estimated quantities, costs and timescales will be produced
by the contractors from the documents provided.

 

Meetings

Meetings will be held throughout the project with the client, designer
and contractors to produce a clear goal, ensuring all the client’s needs are
met.

The purpose of these meetings is for the project to run smoothly
according to the timeline and schedule. To keep the project on track, they will
be scheduled regularly. The meetings will be twice a month to ensure everything
is moving efficiently, and there will be more meetings once the project is on
site.

 

Handover
and Completion

Practical Completion: This means that all the construction works have
been completed and the end of the contractor contractual duties. The Consultant
will then issue the Practical Completion Certificate to the contractors when
all the works have been carried out as listed in the contract. This marks the
client has responsibility and able to take possession of the works.

 

Handover: This is the stage where the
designer and client inspect on the works whether it has met the goal. All the
documents such as Health and Safety files, Building logbook are handed over.
During this, the client is also issued licenses, keys, up to date testing and
commissioning data, equipment test certificates. The
responsibility of security and maintenance is now in the hands of the client. 19

 

Final Account: At this stage, the final payment
for contractor is made and it involves any adjustment to the contract sum. This is usually made after the defects
liability period, providing that any defects have been rectified. 20 if there is any defects unresolved, the contractor will be
given a period of time to complete and if they didn’t complete, they will be
charged.

Defect
Liability Period: Typically lasting upon six to twelve months from the certification
of Practical Completion. During this period, the client is allowed to point out
any defects that are not accordance to the contract. The contract administrator
will then prepare a Schedule of Defects, listing all the defects and give it to
the contractor by which they have to rectify them within a reasonable time.
When everything has been rectified, Certificate of Making Good Defects will be
issued.