Northe n Territory GovernmentWo kplace Standards& Des'gn Guidelines

Version 1.2

September 2011

,

I . I

I .2

.

POL^CY

AIMSAND OBJECTIVES OFTHE POUCY

WORKPLACEACCOMMODATION PRINCIPLES

.

2

2.1

2.2

2.3

2.4

2.5

2.6

STANDARDS AND PLANNING PRINCIPLES

UNIVERSAL PLANNING PRINCIPLES

NTGWORKPLACEAREASTANDARDS

ALLOCATION OF OFFICES

OCCUPATIONALHEALTH ANDSAFETY(OH&S)DISABILITY ACCESS

SECURITY

3

3.1

3.2

3.3

3.4

3.5

3.6

3.7

3.8

GU, DELl"ES

STRATEGIC PLANNING PROCESS

CREATION OFTHE BRIEF

SUBMISSIONS To GoAc

ENVIRONMENTALLYSUSTAINABLE DESIGN (ESD)PRINCIPLES OFARR!VALAND INTERACTION

INTERNAL FINISHES AND MATERIALS

FIT-OUTCOST BENCHMARKS

ACOUSTICPERFORMANCE

4

4.4

42

4.3

4.4

4.5

4.6

4.7

48

APPEND, X

GLOSSARYOFTERMS

PLANNING EXAMPLES

TYPICAL ENCLOSED MODULES

TYPICALOPEN MODULES

STANDARDTEMPLATES

BUDGETALLOCATION BREAK-DOWN

ACOUSTIC DETAILS

FREQUENTLYASKED QUESTIONS (FAQ'S)

,

5

5

6

8

9

10

10

,2

12

13

re

14

15

16

16

17

20

20

22

25

25

26

31

33

34

NORTHERN TERRITORY GOVERNMENTWORKPLACE

STANDARDS & DESIGN GUIDELINES

EXECUT, VESU"MARY

SCOPE

Woodhead were commissioned through the Department of Construction and Infrastructure(DC1)to develop DraftWorkplace Standards and Design Guidelines for office buildings fortheNorthern Territory Government. The objectives identified forthis document are to;

. Reduce currentfit out costs and timelines to industry and government via standardiseddesigns and procedures

. Improve indoor environment quality and workplace productivity by introducing sustainabledesign standards

. Improve space utilisation of office buildings

. Provide opportunities for innovation through new technologies, alternative methods.concepts, solutions and or products.

METHODOLOGY

Key stakeholders within the NT Government Office Accommodation Portfolio were identified as;

. Government onceAccommodationCommittee

. Office of Commissionfor Public Employment

. Dept Business & Employment-NT Property Management

. DeptofConstruction & Infrastructure

. Treasury

. DeptofLegislativeAssembly

. DeptofHousing, Local Governrnentand Regional Services

. Dept. of Education andTraining

. Dept, of Health & Families

. Dept. of Justice

. Dept. of Lands &Planning

. Dept. of Natural Resources, Environment, Arts &Sport

. Police, Fire &Emergency Services

. Dept. of ChiefMinister

. Suppliers

. Developers

. Property CoundlofAustralia

Woodhead metwith those charged with delivering office accommodation forthe NTGovernment, presented to internal stakeholders collectively and subsequently interviewed eachdepartment to identify their individual drivers for Workplace Standards and Design Guidelines togain an appreciation of the diversity of workplace design across the government. It wasapparentthrough these interviews that the existing system was not meeting expectations,primarily relating to time, cost, quality and conflicts between agency and whole of governmentneeds. To summarise;

. Decision making to identify agency needs and generating floor plans was time consuming

. Not all elements offitout works werefrom capital works budget; storage costs were fromoperational budgets

. GoAC did not have sufficienttools and benchmarks to evaluate agency accommodation

. No equality of design across departments

. Current procurement processes of design and constructwere riot providing the intendedquality

. Strategic planning was limited and there was insufficient appreciation by agencies of thetime taken to deliver a mout

. Current cost of churn was inhibiting locating staffto meet operational synergies

. Not all accommodation needs were being directed through NTPM in a timely manner

Through developing the Standards, Woodhead has reviewed the accommodation guidelines ofstate governments across Australia, and also referenced some coinparable private andcommonwealth agencies. It became evidentthatthe NT Government required a level of reform.not unlike the process currently being undertaken in Western Australia as part of their WorksReform process.A presentation on the drivers of change within organisations, and how the workplaceenvironment can improve the ability to respond to change in the future through accommodationguidelines, standardisation and universal planning principles was given to all departmentalrepresentatives.The initial draft of the Standards has most recently been presented to the key stakeholder groupfor feedback and discussion.

RECOMMENDATION

The Northern Territory Government Workplace Standards and Design Guidelines providedocumented processes, consistency of language, profoTmas and updateable technicalinformation as a single portal for NT Government to manage expectations regarding officedesign and management.The recommendation forthe Standards is to follow universal planning principles that areadaptable to different workpractises and evolution in workplace designIt is proposed to have a single office size and a single open workspace size nominated withprovision of adequate shared support facilities such as quietrooms, meeting rooms, opencollaborative areas, workcafes and centralised utility areas to increase the flexibility of how staffuse their space and to provide them with the tools they need.It is proposed, through consistent performance requirements, space allocation and budgetprovisions that equality will be generated across departments allowing whole of governmentflexibility without 'rolling out' a standard design, allowing innovation and development tocontinue to occur

The Standards will be a significant change for all departments within the NT Government. It isan opportunity to provide a solution that is more forward thinking, rather than a duplication ofstandards that other state governments have had in place for some time.The outcome of the process to date is presented as the attached document- Northern TerritoryGovernment Workplace Standards and Design Guidelines Version I2 September 2011.

Page 2

10Policy

, POLICY

,., A, Ms A"DONECT, VESOFT". POUCY

Implementation of NT Government Workplace Standards and DesignPrinciples across the Territory's portfolio has enabled a 'whole-of-government' approach to the management of assets and solutions thatbenefit users throughoutthe life of the fitout.

NT Governments commitment to adopting a territory wide approach to workplace design andinteriorfitout of its Agencies aims to achieve a best practice framework for creating workplaceenvironments which are efficient, stimulating, functional, improve service delivery and are costeffective. The Standards will bring the Northern Territory in line with workplace designprinciples nationally which acknowledge the physical workplace environment can have aconsiderable impact on productivity and staffwell-being. Government has recenty endorsedthe 'NT Climate Change Policy' which now influences the approach to workplace design with afocus on sustainable principles.Accommodation requirements can now be identified, assessed, delivered, tracked, consolidatedand expanded as required across a more uniform model of accommodation across all Agencies.AConsistent approach to planning, modularity and quality enables key components of a mouttofunction alits core, whilst providing adaptable and unique facilities tailored to the needs of eachindividual Agency.Given the significantinvestment by the NT Government in its property portfolio, assets must bemanaged effectiveIy, be agile in response to currentand predicted work practices and meetWorkplace Accommodation Policies endorsed by the Government.The Standards presented are aimed to provide clarity to the processes involved in workplacedesign within the public sector, and provide practical assistance to Northern TerritoryGovernment Agencies in planning and managing their accommodation in line with Policy andsound design principles. These Standards are applicable for future reftirbishnents or newmouts under a Class 5 Building Code of Australia classification pertaining to commercialbuildings, namely offices. Facilities such as data centres, storage facilities and laboratories arenotformally assessed under these Standards.It is acknowledged some site specific issues may generate an outcome which is unable tosatisfy all criteria set-out within this document. Such cases will be assessed on an individualbasis and are to be developed in consultation with NT Property Management(NTPM).The Standards articulate enduring benchmarks and processes, An emphasis on continualinnovation allows the continuous generation and upgrade of supporting technical notes andinformation to assist in delivering accommodation.In summary, the Standards are intended to:

. Create flexibility of design and construction adaptable to change

. Establish a consistent suite of elements for productive workplaces yettailored to specificagency needs

. Provide straight-forward advice for NT Government property managers, moutconsultants,building owners and end users to ensure universal planning standards are met

. Improve timelines in delivering moor

. Re-usefit-out

. Reduce make-good requirements and reduce and contain leasing costs

. Promote and implement environmentally sustainable design principles

,. 2 WORKPLACEACCO""ODAT, 0"PRI"C, PLES

The Northern Territory Government's approved Principles forthemanagement and design of workplace accommodation are:

Value for money solutions for whale of GovernmentReinforce Government strategic policies.Create a more efficient and effective working environmentProvide a workplace responsive to change

, Reinforce whole of Government procurement and maintenance policies, Providetransparencyandaccountability

Office accommodation forthe Northern Territory Government is to achieve a maximum targetoccupancy density perfulltime equivalent(FTE) as set outin this StandardOffice accommodation submissions which are proposed to exceed the maximum occupancydensity target must be authorised by the Agency's Chief Executive and submitted to GoAC forapproval.Predicted frout costs and lease agreements in excess of $500,000 must be submitted to NTPMfor review and approval.

Cost

<$100,000

$100, 000 to $500, 000

OR

>$500,000

If major inconsistencies exist with the 'Workplace Standards and Guidelines' theproposal should be referred to NTPIA or GoAC as determined by NTPM.

Square Metres?

All new mouts must comply with;

. Relevant building Regulations and Governmentstandards

. Disability Discrimination Act(DoA)

. Occupational HealthandSafetyLegistation

. FireBrigaderequirements

?

?

ApprovalAgency CEBuilding OwnerAgency CEBuilding OwnerNTPM

Agency CEBuilding OwnerNTPIAGoAc

Page 2

CREATE FLEXIBILITY OF DESIGN & CONSTRUCTION ADAPTABLE To CHANGE

ESTABLISH A CONSISTENT SUITE OF ELEMENTS FOR PRODUCTIVEWORKPLACES

YET TAILORED To SPECIFIC AGENCY NEEDS

PROVIDE STRAIGHT. FORWARD ADVICE To NTGovERNMENT PROPERTY

MANAGERS, FITouTcoNsuLTANTs, BUILDING OWNERS AND END USERS ToENSURE UNIVERSAL PLANNING STANDARDS ARE MET

IMPROVE TIMELINES IN DELIVERING FITOUT

RE. USE FITOUT

REDUCE MAKE-GOOD REQUIREMENTS AND REDUCE AND CONTAIN LEASING

COSTS

PROMOTE AND IMPLEMENT ENVIRONMENTALLY SUSTAINABLE DESIGN

PRINCIPLES

AIMS

WORKPLACE STANDARDS AND DESIGN GUIDELINES

UNIVERSAL PLANNING PRINCIPLES

ACHIEVED VIA

VALUE FOR MONEY SOLUTIONS FOR WOLE OF GOVERNMENT

REINFORCE GOVERNMENT STRATEGIC POLICIES

CREATE A MORE EFFICIENTAND EFFECTIVE WORKING ENVIRONMENT

PROVIDE AWORKPLACE RESPONSIVETO CHANGE

REINFORCE WHOLE OF GOVERNMENT PROCUREMENTAND MAINTENANCE

POLICIES

PROVIDE TRANSPARENCY AND ACCOUNTABILITY

OUTCOMES

Figure I: How Policy aims will be achieved

Standa ds and PlanningPrinc PIes

2 STA"DARDS A"ripLA""^"G PR: C, PLES

2. , U", VERSALPL"""I"GPR, "C, PLES

Universal Planning Principles achieve long term flexibility both within theorganisation and across the Government portfolio, minimising buildingworks when change is demanded.

The term Universal Planning refers to a workspace layout developed using a modularfootprintwhere workpoints, support spaces and meeting spaces are planned in a consistent manner on afloorplate.Having space allocation standards and planning principles in place allows the mout design toreach the point of a signed-off blocking plan and design briefrelatively quickly. In doing this theoverall capacity of a site, suitability of the base building, lease finalisation, cost estimate andcoordination with engineering services can all start to occur.Universal Planning principles achieve the desired workplace objectives of:

. Indoorenvironmentquality

. Adaptability

. Centralisation andminimisation.

,"DOORE"VIRO"ME"TCUAUTY

The quality of the indoor environment can have a significantimpacton occupantgeneral heathand well-being. Appropriate attention to the quality of the air, how effectiveIy it's managed, thequality of the ambient space through lighting level, noise control and thermal comfort are allimportant considerations within an interiorfitout.Planning principles that locate endosed spaces in the centre of the building and openworkspaceswhere staffspend the majority of theirtime with access to natural light and viewsreinforces this commitment to staff health and wellbeing. As such, enclosed spaces should riotbe placed against perimeter windows so as to ensure equitable access to lightand views for allstaff.

ADAPTAB, UTY

The primary premise of the Universal Plan is the adaptability of space. An enclosed spaceshould be designed as a multi-purpose space with a variety of uses. However, variations to thenumber of enclosed spaces required does vary across Agencies, with those bordering on callcentre and data entry facilities requiring less.When developing an initial Blocking Plan consideration should be given to variations in openand enclosed spaces without affecting the planning principles of primary circulation and keyfacilities on the floor.

CF"TmL, SATIO" & ",,"^", SAT, 0"

Principles of centralisation lead to minimisation. Ownership is reduced and access increased,This allows facilities to be provided with efficient management and servicing, and can beachieved via the following;. Use of centralised utility areas allows reduced quantities of equipment such as Multi-

Function Devices (MFDs). Centralised waste facilities, allowing segregation of items where required, and deletion of

individual waste bins at desks

. Use of storage that is located along circulation paths rather than allwithin individualworkpoints allows flexibility in quantities of storage required by staff members, butmaintaining standard space allocation within the workpoint

. Contiguous workpoints around central support facilities allow for greater flexibility of teamsizes, allowing staffto move as needed rather than relocating furniture to suit,

. Reducing ownership of meeting spaces, and locating them within space that is accessibleby other staff in the building increases the availability of space and reduces unnecessaryduplication

. The workcafe as the cultural hub for stafflocated so that it is easily accessible by all staffand part oftheir daily movements through the space,

As part of a Universal Planning approach, the planning of an interior mout must:

. Consolidate builtzonesaround the building core

. Provide clearlines of circulation - note a minimum of 1500mm clear to primary circulationpaths

. Avoid placing open workspaces directiy against perimeter windows to mitigate glare andheatissues as well as providing equity of access to these areas as circulation space. Note aminium setback dimension of 1200mm is recommended.

. Position open workspaces within 8 metres of perimeter windows to gain benefit of naturallight and views

. Provide opportunities for informal meetings and staffinteraction

. Position client spaces and meeting rooms within close proximity to the reception lainvalpoint within a secure perimeter,

Senior Staff notwithin an endosed space or those having particularrequirements forconfidentiality should be positioned within close proximity to quiet rooms and/or within an openworkspace away from main circulation paths.Refer to Section 42 Planning Examples for an example of typical Blocking and Universal Plans.

2.2 "TGWORKPL"CEAREASTA"DARDS

To date, the standard and style of accommodation varies greatly acrossAgencies within the NT Government limiting ability to respond to changeand creating inequity within the portfolio. To assist Agencies and fitoutconsultants, Government has approved workplace standards and spacetargets to establish a consistentframework to work within.

once accommodation forthe Northern Territory Government is to achieve a maximum targetoccupancy density per FTE as setoutin this Standard,This space allocation is inclusive of all office accommodation, conference facilities, boardroom,reception and waiting areas. Those areas that may sit outside this ratio are specialised facilitiessuch as laboratories, archive areas, and customer service counters. Agencies may have uniquefunctions performed within meeting type facilities, butthese should generally be accepted as ademand for alternative fixtures and fittings within these spaces, or a differenttitie as opposed toadditional spaces.Exceptions for achieving this density have been rioted as areas with small staff numbers, ie <20staff, heritage buildings and regional facilities which are limited by theirload bearingconstruction and smaller floorplates. The likelihood of requiring dispensation for achieving thetarget occupancy density is to be reviewed at the planning stage to assess the feasibility andsuitability of accommodation priorto concept design.The allocation of standard module sizes for open and enclosed spaces has the followingbenefits;

. Commitment to equality of accommodation across and within Government Agencies

. Commitment to a workplace that is effective through provision of adequate supportandinteractive fadlities

. Longtermflexibility.

The NTG Workplace Standards and Design Guidelines setthe following space targets forinterior office mout;.

SPACETARGETS

Maximum Nett Leftable Area

Contractor/ External Consultant Allowance (refer Note I)

Maximum Enclosed Offices (refer Note 2)

Openworkspace

Field Staff

Enclosed Workspace

Enclosed Modules:

Quiet Room module

Standard Module

Double Module

Workcafe

Tea Preparation

Reception & Waiting Area

Storage Room

15m' per FTE

Add 5% to current numbers

5% of FTE staff members

Applied Circulation Factor (In dudes provision forperimeter set-back)

RAT, OS

2,400mm x 2,400mm (5.76m')

2400mm x 1,800mm (4.32m')

3000mm x 4,200mm (12.6m')

Quiet Room

Tea Preparation

Utilities Area

Meeting Room (4 to 6 seats)

3,000mm x 2,100mm (6.3m')

3,000mm x 4,200mm (, 2.6m*)

6,000mm x 4,200mm (252m')

37.8m' (inclusive of teapreparation)

6.3 inz

Meeting Room (10 to 12 seats)

Meeting Room (, 8 to 20 seats)

Interactive Space

ENVIRONMENTALLYSUSTAl"ABLE DESIGN TARGETS

37.8m2

NEW BUILDINGS

3,000mm x 4,200mm (, 2.6m')

NABERS

EXISTING BUILDINGS

25% ofNLA

NABERS

I per 20 FTE

I per 40 FTE

I per 40 FTE

Offices

I per 30 FTE

I per 75 FTE

Office

I perl50 FTE

0.6sqm per open workspace

Page7

5 Stars

4.5 Stars

Certified

Certified

E"" Or TR, P FAG^L, T^ES

FTE

20

50

150

300

10Per 250 thereafter

Note I - Staff outside of Agency FTE numbers who are employed on an ad-hoc basis.Note 2 - Retorto Section 2.3 regarding the Allocation of Offices.Note 3 - Calculate all support, maximum enclosed offices and interest Ive requirements based on total staff inclusive ofgrowlh I churn factor.Note 4 - 25% of NLA(in2)10 be induded as an overallcirculation allowance, including perimeter setback from glazing.Note 5 - Refer 10 Sedion 4.3 and 4.4 for planning examples of the modules described in the above table.

No. of Showers

500

Table A NTGWorkplace Area Standards

2

These space allocations have been designed to meetthe functional needs of most Agencies.Any unique Agency requirements which sit outside of these allocations are to be assessed byNT Property Management.Staffdefined as "Field Staff are those employees who are out of the office more than 60% ofthe time. Such employees may notrequire the same physical footprintallowance as other staff.Such spaces can also be used as a non-dedicated workspace typically reserved for interstate orvisiting staff.Overall space requirements are a total sum of individual workplace areas, interactive spaces,support space and the application of a circulation factor, The recommended circulatorfactoristo apply 25% of the NLA. This figure may vary depending upon site specific constraints.Agencies are encouraged to employ professional design services through NT PropertyManagement for implementation of these allowances and application of the Standards,

2.3 ALLOCAT^0"0.0FF, CES

Offices should in allinstances be provided on an 'as needs' basisrecognising that those at higher levels in an organisation are likely toneed them, but not be automatically allocated one'

The criteria for assessing office allocation needs to be robust, reinforced by a cultural changemethodology and needs to be supported by adequate facilities for meetings, quiet conversationsor concentrated work forthose moving to an open plan environment.Endosed offices should be positioned to allow ready access to such support spaces so staffcancontinue to conduct arithe necessary functions of theirrole by using the variety of spaces madeavailable.

2

No. of BikeSpaces

3

3

No of Lockers

8

15

25

3

8

15

25

10

M^ETING

^t^44SEAT

12. "p

OFFIC112 E. g.

'^!53, anJ

ouErRhl16 3.21

^

PeasO, "L'"1STAnS

Figure 2: Typical General Office Adjacencies (10 be upsized for final document)

TYPICAL OFFICE ADJACEN IES

ChiefExee"t, relSe",@r^'co", rye@,,, cog

ms recognised many Executives have a high demand for meeting space as part oftheirrole,As such, Chief Executives offices and other senior executives office's such as the Deputy ChiefExecutive are to be planned at the same size office as other senior staffwith the addition of anadjacent meeting room with an adjoining door. In the planning of a Chief Executive Areaproximity and line of sight to support staff and small waiting area for visitors should also beconsidered. Refer to Figure 3 for a typical arrangement.

< runec,< ACCESSMEETING CHIEF

EXEC.ROOM4-6SEAT OFFICE

,a anal 112.6"21

QUIETRMPSW

JQUIETRM

03.2

War1^

CHIEF EXECUTIVE ADJACENCIES

Figure 3: Typical Chief Executive Omce Adjacencies (to be upsized for final document)

Pe^ASSETAMS

Ultimately, the quality of workplace accommodation will not be judged on the size or number ofoffices, but access to the right spaces and tools forthe job. Elements which support allindividuals not promote status symbol are of prime importance.

2.4 CGCUPAT, 0"AL"EALT"A"DSAF=TY(0"&S)

Desk, ,doffad/"stab"ky.

Generally there has been a move away from full user height adjustability to all desks as usersare untrained to adjustthem properly and task chairs provide a high degree of flexibility as tohow a userinterfaces with the primary work surface,An alternative to all desks being adjustable is to provide a percentage of adjustable desks perfloor, ie one per pod that is user adjustable, This allows staff requiring that level of adjustment tobe located within theirteam.

LOGa, to".@, Power, Oara

Power and data at workstations and tables should be accessible from above desk to both plugin and turn ontoff.

Power and data along walls in meeting rooms and enclosed spaces should be mounted at950mm above floorlevel(AFL) to allow 900mm high units to butt up to the unit, and anypinboards Iwhiteboards to be mounted above,

Sf@ragesbelv", g

Shelving should be provided to the floor with the bottom shelf excluded from lineal meteragecalculations of required storage.No shelving should be provided with a shelf higher than 1600mm AFLHorizontal surfaces above this height should be avoided so they are not used for shelving.All compactus should include a mechanical belt drive.

2.5 D^SABILITYACCESS

In addition to the requirements of As1428. I and As1428.2 which mandate compliance forprimary building elements, the fitout should be designed to meetthe following requirements;

. Bench heights in shared workcafes and utility areas to comply with As, 428.2. Benchheights in kitchens must be 870mm above floorleve!(AFL).

. Sinks should comply with reach distances to taps, and be clear offixtures and fittingsunderneath as required by As, 428.1. This should apply to alleast one prep zone perworkcafe,

. At least one power outlet should be accessible within reach distances for general use.

. Joinery units for bench mounted printers should be lower so that parts required to beaccessible are within reach distances forthose in a wheelchair.

. Reception desks and counters should be designed for disability access.

. Access control devices to be located clear of internal corners as defined by As1428.2,

2.6 SECURITY

An integrated brief encompassing base building and fitout will optimise the solution forthe NTGovernment, allowing greater flexibility regarding internal use ifthe security is provided at theperimeter.Planning principles that adopt passive security measures and limit access to staff spaces arepreferred to applying security to individual spaces. Refer to Section 3.5 Principles of Arrival &Interaction which demonstrates the desired separation of client spaces from staff areas. inaddition, Agencies may wish to request duress or panic buttons forthose areas which aredeemed to be at potential riskRefer to the Security Design Guide, available upon request to building owners, developers,designers and contractors.

PagelO

Gu delines

3 GU^DEL, "ES

3. , STR"TEG, CPL. ""^"GPROCESS

A clear definition of tasks as part of the strategic planning process allowsaccommodation decisions to be made swiftly and will streamline the fitoutprocess.

I BRIEFING PHASEINDENTIFY AGENCY NEEDS

- SUBMIT AREA SUMMARY

To NT CDV

APPROVAL REQUIRED

FORMALISE AGENCYNEEDS ANDSPACE

REQUIRE"EN, s -NT GovPrioroRMA PROVIDED

(FACILITIES PLANl

APPROVAL REQUIRED

2 CONCEPT DESIGNDEVELOP BLOCK PLA, , ING

OPTIONS ADHERING ToWORKPLACE SIA, IDARDS

PREPARE INITIAL COST

ESn ATE

SUMSIT AGREED OPTION WITHCOSTING FORAPPROVAL

APPROVAL REQUIRED

F1gure 4: Strategic Planning Process (to be upsized for final document)

The following process is to be followed by Agencies and the Design Team forthe strategicplanning and implementation of NT Government workplace accommodation;

4

30ESiGN DEVELOPMENT

CONTRACT

DOCUMENTATION

PREPARE CONTRACT DOCUMENTS

CONFIRMPROCURE"ENT METHOD

OEVELOP APPROVEDBLOCKING PLAN INCLUDINGDETAILED PLANS. SECTIONSMATERIALS . FINISHES AND

FFE SELECTIONS

STEP . BR, EF, "G P"AsE

. Identify Agency needs and space requirements. Refersection 3.2 and Section 4.5

. Submit Area Summary to DC1for approval using Schedule as detailed in Section 4.5,

UPDATE COST ESTIMATE

OBTAIN BU:LDrNG APPROVALS

UPDATE COST ESTIMATE

OBTAIN APPROVAL PRIOR ToTENDERING WORKS

DCA ODA REVIEW REQUIRED

SUMBiT To NT Gov FORAPPROVAL

APPROVAL REQUIRED

STEP2CO"GEPTDESIG"

. Develop Block Planning options complying with workplace standards. Refer Section 4.2 forexample

. Prepare initial cost estimate. Refer Section 3.8 and Section 4.6 for Budget Benchmarks

. Submitagreed option and estimated order of costs to DC1for approval

. Confirm suitability of the proposed site in relation to; disabled access, heavy load zones toaccept storage, compactus, safes etc, fire egress and toilet provisions.

6

5 CONSTRUCTION

SERVICES

OCCUPY PREMISES

DEFECTS LIABILITY PERIOD

CONSTRUCT FIT. Out

DEFECT RECTIFICATION

POST OCCUPANCY REVIEW

OBTAIN CERTIFICATE OF

OCCUPANCY

PRACTICAL COMPLETION

STEP30ES, G"DEVELOP"E"T

. Develop approved Block Planning induding detailed plans, sections, materials, finishes andfurniture selections

. Update costestimate

. Carry outBCA/DDAreview

. SubmittoGovernmentforapproval

STEP4CO"TRACTDOCU"E"TAT^0"

. Preparecontractdocuments

Confirm procurement methodUpdate cost estimateObtain building approvalsObtain approval from Government priorto tendering works

STEP 5CO"ST, ,UCTIO" SERVICES

. Constructfitout

. Defectrectification

. Obtaincertificateofoccupancy

. Practicalcompletion

STEP6GOAL

. Occupypremises

. Defectsliabilityperiod

. Postoccupancyreview

3.2 GREAT, 0"OFT"EBRDEF

Agencies should consult with staff and users of their space during initialplanning stages to ensure ultimate success of the project.

The level of consultation required will vary depending upon the scope of the project, however,communication with staff members and keeping users informed provides opportunity for inputand ultimately a sense of ownership of the final outcome.Templates detailed within Section 4.5 provide structure in terms of initial brief capture ofinformation to assess Agency needs. Such templates should be used during the initial briefingphase as a method to capture critical data and question existing practices. Here, the projectgroup should aim to capture:

. Principle business of the Agency or Business Unit

. Raw data in terms of required staffing levels, including growth

. Preferred functional affinities and key location factors

. Requirements of generalsupportfacilities

. Unique supportfacilities and theirrequirements

. Predicted changes to methods of working or service delivery,

Representative(s) from each Business Unit should receive a copy of the completed document toconfirm theirrequirements, and a formal sign-off should be given to ensure a true representationof the Agency's requirements. In some cases, it may be beneficial to work through thisquestionnaire as a group to ensure all understand whatit being asked and request thecompleted form is retrirned promptly, The outcome will be a space needs summary addingadditional information to enable future accommodation options to be fully explored and theoptimum result identified, Refer to Section 4.5 for Questionnaire Templates.

3.3 SUB"^83^0"STOGOAC

Agencies should allow adequate time to prepare project submissions to GoAC to enableproposals to be considered priorto proceeding to detailed planning.

SUBl", SS, 0" Co"T="T

,. 8.6, gran"of

Objective(s) and scope of the project.

2. Age"cyPa, tie",., s

Outline of the Agency's purpose and objectives and include current organisational chart.

3. Ex, Bring. econm@dare, ,

Description of the Agency's currentaccommodation including address, Nett Lettable Area(NLA), staffnumbers and commentary on appropriateness of current space

4. Prefec, V^fom

Outline key drivers forthe newworkplace accommodation including expected outcomes andgoals of the Agency.

5. Ace@,"mode, ,@,,"Gads

Reportable benchmarks (via completed Accommodation Schedule -Section 4.5):

. Density (in'ofNLA perFTE)

. Number ofFTE

. Number of occupied workpoints

. Number of'spare' workpoints for growth I chum

. Number of enclosed offices

. Sqmofinteractivespace

. Demand for growth orconsolidation.

Detailed justifications if space allocation targets are not achieved.

6. Reed, ,", e"da"@"

Succinctsummary of the above.

3.4 E"vinO""E"TALLYSUSTA, "ABLE"=SIG" (=Sri)

The 'NT Climate Change Policy 2009' outlines a range of targets andobjectives which translates to commitment to achieving results withintenancy areas.

The fitoutrequirementsfor environmentally sustainable design must achieve the followingobjectives:

. Limit barriers where reasonable, and not affectthe performance of the Agency or health andsafety of the employees, or to the Building Owner achieving the target NABERS and GreenStar rating

. Promote continuous improvement and innovation

. ReinforceGovernmentstrategicpolicies

. Place as the highest priority the improvement to efficiency and effectiveness of theworkplace and its employees

For interior mout, the design is to adopt"bestindustry practices" in sustainability. Refer toSection 2.2 for Target Ratios together with the Northern Territory Government Guidelines forEnergy Efficiency Management in Office Buildings available at WWW. delements to be considered include;

. LowVOCS IformaldehydesLow VOC paints to 95% of allinternalfinishesLowVOC adhesives and sealants

. IndoorPlants

Rationalist rig the number of plants provided to achieve the health benefits withoutexcessive on-going costs.

. Staticcontrol

Acknowledging that the NT climate extends between dry and very humid conditions, andthat putting key principles in place will negate the need to retrospectiveIy control static.

. MouldpreventionEncourage practices and systems which prevent mould within buildings in the NTthrough systems which control humidity and eliminate condensation.

. Glarecontrol

A reviewoffactors that contribute to glare, such as desk positioning, windowtreatments,and computer screen location. Identification of measures that can be used to manageglare without blocking desired external views at alltimes.

. Recycling Provisions

t o au. Keyinterbr

The provision of recycling facilities within appropriate locations on the floor to deal withseparable streams of waste.

Lighting DesignReview of base building lighting provisions in terms of appropriate zoriing, energyefficientfixtures, motion and/or daylight sensors.

OPTIMUM APPROAC"To E"V, RO"ME"TALLYSUSTA^"ABLE. ES, G"

Communication and integration between base building, fitout and userrequirements willoptimise the ability for standards to be met within areas that hold the most value to theGovernment and its employees,Environmentally Sustainable Design Workshops are an essential element at the beginning ofeach project to identify the opportunities, constraints and priorities and the agreed outcomes tobe included within the return brieffor new building works.

E"D OFTR. P FAG^L, T, ES

NT Government actively promotes the use of alternative transport, including cycling and walkingthrough provision offacilities such as showers, secure bike storage and lockers in Governmentowned and leased buildings, Refer to Section 22 for Target Ratios.

3.5 PR^"C^PL=S OFARR, VALA"D ,"TERACT, 0"

The arrival experience for public and other staff at the ground floor and ateach level of a building should be welcoming and professional.

Staff should have some visual contact with lobbies and an opportunity for person to personqueries, with a phone available to notify staff upon arrival.The barriers within this area should support risk assessments undertaken, and allow futureupgrades to physical security without significant building works and planning changes.Meeting spaces should be provided that are accessible from outside the staff workspace. Thismaintains the integrity of the business performed by staff, and improves staff safety.Staffshould be encouraged to have all external meetings within these rooms, maintaining thoselocated within the staff space for internal meetings only.

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3.6 ,"T=R"ALF, ", S"ESA"D"ATE, ,^ALS

Each individual Agency is encouraged to portray its own particularimagethrough the use of materials, finishes and graphics within the interiorfitout whilst still maintaining a core overallimage for Government.

Elements such as directory boards and Agency name at the entry, reinforce the business of theAgency to both employees and external stakeholders; butthese elements can be achieved in amanner that allows easy replacement of applied finishes without building works. A professionalimage should exist that reinforces government policy for each Agency, throughouttheappropriate use of materials and finishes.In terms of a philosophy, it is suggested to implement a neutral ortimeless palette to elementswhich are deemed to be core elements, and supplement these with more lively injections ofcolour and texture to elements which can be more easily updated overtime. In this way, theinternal environment can maintain a degree of longevity and be adaptable to changes incorporate colours orimage.

As a guide, core elements would generally consist of;. Floorcoverings. Fixed joinery. Ceiling treatments

Flexible elements which could be updated would indude;. Paintfinishes. LooseFurniture

. Applied glass linegraphics or imagery

By following this approach, a moutcan maintain a modern look and feel and provideopportunities to re-fresh and revitalise an interior in the most cost effective manner.

3.7 FIT^UTCOSTBE"C"MARKS

The scope of works generically included within mout works is outlined below. This variesbetween projects and accounts forthe range provided as benchmarks to Northern TerritoryGovernment.

The current benchmark rates are provided as a guide;Refurbishes Works - ?/in2New Fit-out Works - ?/in2

Retorto the Fitout Cost Benchmarks for square meter rates updated annually to reflectescalation and marketrates found at*URL to be inserted here*

I"DIGATIVE FITOUT SCOPE

", ef"s, ", s

. Featurewallsto publicareas

. Featureceilings

. Bulkheads

. Feature lighting to public areas

. Block-outblindsto meeting rooms

. Combination of plasterboard and glazed partitions

. Signageandgraphics

. Glazed doors

. Featurefloorfinishes to publicareas

. Kitchenjoinery

. Resourceareajoinery

. Reception counter

. Highleveloffinishes

. Meeting Iboardroomcredenza units

. Combination of open plan and office workstations

. Loose furniture including; chairs, storage, tables etc

. Services reticulation, including electrical works associated with IT equipment

. Someinternallandscaping

. Environmental Initiatives (in accordancewith Government guidelines).

Exc/"si@"s

, Decommissioning/make good of existing premises. Asbestosand hazardous materials removal

. Workassociated with base building eg; carpet

. Upgrades of base buildingservices

. Special equipment suchas photocopiers

. ITequipment

. Artwork

. Landlordcontributionsorincentives

. Hdding costsand interest charges

. Legal costs

. Liquidated damages ordelaycosts

. Marketing andleasingallowances

. Escalation

. Goods&Services Tax.

Refer to Section 4.6 for a typical Budget Allocation Break-down.

3.8 ACOUST, CPERFORMA"CE

Acoustic needs should be assessed by the design team to address site specific concerns. Thefollowing is provided as a guide only, and measures acoustic performance by partition type;

LEVEL OFACOUSTIC SEPARATION

Sta"da, d

Normal speech level will be audible and mostly into11igible. Suitable for partitions with nospecific acoustic requirement.

Moderafe

Medium to good privacy of normal speech. Some words of raised voices may be into1/19ible.Suitable for enclosed spaces which require some level of speech privacy.

Moderate f@"^, h

Good privacy for normal speech. Suitable for sensitive enclosed spaces where speech privacyis required .

H^h

Good speech privacy from raised voices. Suitable where confidential discussions will takeplace.

Isolated

High level of speech privacy from raised voices. Good isolation of structure borne noisesassociated with reticulation pipework. Suitable for use around services areas and toilets

Desired Sepa, a*ionAcc@, di"gt@Space Use

. Office I meeting room to office I meeting room - Moderate to High

. Office I meeting room to internal corridor- Moderate to High

. Office I meeting room to public internal space " High

. Quiet Room to Quiet Room - Moderate to High

. Quiet Room to adjacent staffspace - High

. Workcafe to staff open workspace- Moderate to High.

Acoustic performance is to be achieved without cutting and trimming of ceilings, unless thisoccurs at a junction between different ceiling types, such as public space and staff space.Specifications of new suspended ceiling tiles should endeavour to have an inherent acousticvalue appropriate to the space and its use. In addition, air transfer grilles within solid core doorsshould be avoided where possible.

Page17

The partition details provided within Section 4.7 demonstrate the construction methods in whichto achieve the desired acoustic separation levels. Again, these are provided as recommendedstandards, and the design team should be consulted to address site specific concerns.

Page 18

40Append x

4 APPENDIX

AFL

Above floor level.

4. , GLOSSARYOFTERMS

BCA

Building Code of Australia. A set of standards established by the Australian Building CodeBoard and enforced by 1000/1egislation forthe structural safety of buildings.

BLOCK^NG PLAN

Initial conceptfloor plan developed using a modular grid to demonstrate desired areaallowances and adjacencies. Refer Section 4.2 for a Blocking Plan Example.

CHURN

The frequency of organisational change or turnover of staff.

CLASS 5

As defined under Clause A3.2 of the Building Code of Australia, Class 5 buildings are typicallybuildings used for commercial or professional services such as offices.

CONSTRUCT, ON DIMS, 0" (CD)

The department plays a lead role in planning, constructing and maintaining governmentinfrastructure across the Northern Territory.

DDA

The Disability Discrimination Act(DDA) imposes legal obligations on institutions nottodiscriminate against people with disability and has three aims: eliminate discrimination, ensureequal treatment before the law and promote community understanding.

ENCLOSED MODULE

Interior Space which is bound by floor to ceiling partitions.

FIELD STAFF AREA

A non-dedicated temporary workspace typically reserved for site supervisors, field staff,interstate or visiting staff. This workspace is generally smaller in area allowance whencompared to a dedicated open workspace. Reserved for staff who spend more than 60% out ofthe office.

FTE

Full Time Equivalent employee .

GoAc

Government Office Accommodation Committee. GoAC's chiefrole is to review guidelines andformulate strategies with respect to the planning, management and delivery of officeaccommodation for NT Government.

Page20

GROSS FLOORAREA(GFA)

The combined floor area within a tenancy from the outside faces of external walls, includingbuilding cores as defined by the Property Council of Australia's Method of Measurement(1997).

GUIDING PR, "CIPLES

A published set of shared values endorsed by the NT Government with respect to thedevelopment, management and design of its workplace accommodation.

INTERACTIVESPACE

An open setting with either meeting table and chairs or lounge type seating, but defined as awork zone through the provision of tools for work; whiteboards, computer points, butcher'spaper, layofftables. These can also function as touchdown facilities for visiting staff

NABERS

NABERS (National Australian Built Environment Rating System)is a performance-based ratingsystem for existing buildings. NABERS rates commercial buildings on the basis of operationalimpact on the environment. Ratings are based on actual data related to the performance ofindividual premises overthe previous 12 months.

NETT LETTABLEAREA ("LA)

The total lettable area within a tenancy as defined by the Property Council of Australia's Methodof Measurement(, 997). Standard building facilities are exduded from the NLA, such as liftcores, fire stairs, plant rooms, service risers etc. NLAfor the purpose of this Standard is to beprovided by NTPM and confirmed by the appointed Design Team,

NORTHERN TERMTORYPROPERTYMANAGEMENT("TPM)

NTPM's primary objective is to ensure cost effective lease and property management ofcommercial accommodation leased by the Northern Territory Government.

PRIMARYC, RCULAT, ON

Main circulation paths within an interiorfitout leading to access and egress points as well asshared staff spaces. Primary circulation is nominally I 500mm wide in dimensbn or inaccordance with the current As1428. I and the Building Code of Australia.

QU^ET ROOM

Small space used for concentrated and intense workfor a maximum of 2-3 staff. Such roomsshould offer an appropriate level of acoustic and visual privacy, and be occupied for shortperiods of time. Where appropriate, such spaces can also be used as Prayer or Carer's Roomswith the appropriate amenities.

SECONDARY C, RCULATION

Non critical paths of circulation within the workspace, outside of the primary circulation zone.

TEA PREPAREA

Small kitchenette space to provide basic tea making facilities.

'THESTA"DARD'

Abbreviated term forthe Northern Territory Government Workplace Standards and DesignGuidelines.

Page 21

UnVERSAL PLA" (U", VERSAL PLA""I"G PM"CPLES)

Workspace layout developed using a modularfootprint where workpoints, support spaces andmeeting spaces are planned in a consistent manner on a floorplate.

UTILITYAREA

General printarea where multi-function devices (MFD's). shredders and waste bins are located,typically 00-10cated with storage and collating areas.

VOC

Volatile Organic Compound.

WORKCAFE

Multi-purpose common area for staffto eat and drink, use for informal or ad hoc meetings, or touse as an alternative work setting.

WORKPO, "T

The physical footprintfor staff members as defined in this Standard. Can be either open orenclosed space,

4.2 PLA""I"GE, ,AMPLES

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OPTIONS FOR UTILITY SPACESEQUITABLE DISTANCESECONDARY CIRCULATION

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TYP, CAL U"^VERSAL PL. "

The examplefloorplan presented here is based upon an approximate 1000m2 NLA floorplateand denronstrates the planning principles described within the Standards. The outcome of thisexample is summarised in Table B using the preferred template

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Interactive Space (0.6m210penworkspace)Subtotal

Total Nett Area Requirements (in2)Circulation Factor 259'.

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Page24

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4.3 TYPICALE"CLOSED"OnULES

Typical module sizes described within the Standards are represented diagrammatically here.Each standard module has a common denominatorin its dimension to ensure ultimate flexibilityin planning. Additional flexibility can be achieved through the introduction of operable walls forlarger meeting rooms for 18 or more people, but should be used sparingIy.

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4.4 TYP, CALOPE"MODULES

Consistency of space allocation does not prevent workstations as a kit of parts comprisingreturns and different configurations from meeting the preferences of Agencies and staff. Limitingstorage at the individual desk increases the adaptability of the workstation to suit differentneeds. Storage can be accessible in adjacent open areas and circulation paths. Potentialconfigurations for individual workpoint configurations are presented as options here;

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4.5 STA"DARDTE"PLATES

NTPMTO PROVIDE HEADER LOGO ETC*

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What Business Unit are you in?Please name, including any approved abbreviation.

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PRI"c, PAL Bus, "Ess

Please describe the principal day to day business of the Business Unit,including: services delivered, client base (if internal please identify, ordescribe as external)

PREFERRED RELATIONSHIPS ILOCATIO"

Please indicate your preferred functional affinities, if appropriate, asfollows:

Business Unit

For each of these relationships, can you please describe its nature?

For example:

Share skills,knowledge, resources Isupport facilities, etc

Adjacent I same Floor ' Next Floor

In addition to your key affinities, are there any Business Units whereproximity would compromise the service you provide?Please describe the nature of the separation required

,

Are there any key location factors affecting your Business Unit's locationwithin the building?

Heavy load areas,adjacency to ComputerRoom, Couriers,Training Rooms,Central File Areas.

Page 27

GENERALSUPPORT FACILITES

To provide an efficient and effective work environment, it is important for us tounderstand those supportfacilities and ease of access required for your businessto do theirjob.

These are facilities that can be shared with other business lines and exdude

meeting facilities, workspace requirements or unique facilities,

Please indicate the shared support facilities and frequency of accessrequired.

General Facility

Multifunction al Device

toopier, I^?x, printed

Central File Area

Shredder

Mailpigeonholes

Access

Frequency

(daily, weeklymonthly)

,

UNIQUE SUPPORT FAC, LITES

In addition to the General Support Facilities noted above, your business line mayrequire unique facilities which are to be dedicated facilities and not shared by otherworkgroups.

Please indicate the unique support facilities and requirements.

Comments (size, capacity,Unique Facilitylocation or security

requirements)

Comments (size, capacity,etc)

Access

Frequency

(daily, weeklymonthly)

Page 28

Please confirm the number of'spare' workspaces for short termcontractors or consultants riot appearing on your organisational chart,and ifthere is a period during the yearthey are required?

. Numberof Workpoints

. PeriodRequired

BUSINESS UNIT CULTURE

Are alternative work environments required I desired for your staff to dotheirjobs effective Iy?If so, please describe the requirements of these spaces Ifacilities?

Is your Business Unit changing, orintending to change its work methods?If so, please describe, if not, please describe your current work methods.

For example:Quiet Rooms required forcomplex telephone calls

Do you have any other comments regarding your accommodation?

Communal work/discussion area for

debriefing

For example:

Intending to become moreteam based and share

knowledge I multiskil!.

Page 29

For example:Intending to become moreteam based and share

knowledge I mumskill

Carparking requirements

AGCOMMODAT, ON S HEDU E

Preferred template (live excelfile to be made available)

Table C: Accommodation Schedule

WorkspaceStaff numbers includingContractorlExternal ConsultantAllowance

Subtotals

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Interactive Space (0.6m2/openworkspace)Subtotal

Total Net. Area Requirements (in2)Circulation Factor 25%

Total NetlLettable Re uirements in2

S aceEfficienc in2 er rson

it Facilities

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4.6 BUDGETALLOCAT, 0" BREAK-Dow"

Figure ,,: Budget Breakdown

Benchmarks for allocation of costs across a project ensure that money is riot being redistributedfrom one area to support high end finishes or fixtures in another.

,9%OF BUDGET-="G, "EER^"G SERV^CES

. Hydraulicservices

. Mechanical services

. Fireprotectionservices

. Electrical services

. Communicationsservices.

. I. Tservices

,a%Or BUDGET-FIXED FITOUT

. Plasterboardpartitions

. Glazed partitions' Joinery. Reception counter. Kitchenbenches

, Utility benches. Acousticblanketsabovepartitions. Acousticblanketsabove partitions. Domestickitchenequipment. Signage. Internal doors

. Operable walls

. Flush plasterboard ceiling to publicareas

. Carpettilestoworkareas.

,5%Or BUDGET-BU, L. =R'S SUPERVISIO" A"D MARG, "

. Builder'spreliminaries

. HoardingSISitepreparations

. Cleaning

. Builder'sprofitmargin

,4%OF BUDGET-LOOSE FUR"ITUR= & EQUIPl"E"T

. Reception waiting furniture

. Meeting Room Furnittire (chairs &tables)

^ 18% FIXED FITOUT^ 19% ENGINEERINGSERVICES^ a4%LOOSEFURNITURE&EQUIPMENT

^ 13%FEESANDCHARGES

^ 5%CONTINGENCIESI^ 3% FINISHES

15% BUILDER'S SUPERVISIONAND MARGIN

13%WORKSTATIONS

. Breakoutareafurniture

. Staffstorage

. Stafftaskchairs

. Boardroomftirniture.

,3%OF BUDGET-WORKSTATIONS

. Systemsfumitureworkstations

. Systemsftirniturescreens

. Officeworkstations

. Electrical cabling

. Workstation accessories

. Cablereticulation

. Mobilepedestalstorage.

3%OF BUDGET -FITOUT FIN^SHES

. Featurewallpanelling orcolours

. Featureceilingsincludingcoffers

. Bulkheadsabovereceptiondesks

. Tiling orglasssplashbacks

. Feature floorfinishes eg; stone tiles, timber flooring

. Graphics or glazing film to glazed partitions,

,3%OF BUDGET-FEES &CHARGES

. Professional and consultantfees eg; architect, cost planner, building certifier, engineer, etc

. Statutory Government Charges.

59'0 OF BUDGET-CONTl"GENCIES

. Designdevelopmentcontingency

. ProjectConstructioncontingency.

. Agencies should consider potential make good obligations at the expiry of theirlease whenpreparing a cost plan.

Page32

4.7

,

ACOUSTIC DETAILS

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Page33

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4.8 FREQUENTLYASKEDQUESTIO"S(FAQS)

The following list of questions has been identified as those which are frequently asked byAgencies with respect to these Standards;

,. How DowEALLOCATEA" OFFICE?

Since the move from the cellular office environment to a partially open plan environment thedebate has always been regarding who qualifies for an office. Offices should in allinstances beprovided on an 'as needs' basis recognising that those at higher levels in an organisation arelikely to need them, but not be automatically allocated one, This also supports staff at this levelin making their own decisions about howthey interactwith staff, as many may prefer the openplan environment.

2. Howno , PERFORM CONF, DENTiALTASKswiTHouTA" OFFICE?

In line with a more open plan approach, Agencies are encouraged to offer a wide variety anddiversity of spaces in which to work. Such spaces can be for both formal and informal use, andchallenge the traditional notion of undertaking all necessary tasks within one individual space.In this way, staffwithin an open plan workspace have access to quietrooms and other supportspaces in which to conduct confidential conversations or carry outindividual and concentratedtasks

4. WHYSl. ,OULD AN OFFICE BE POS, TIONEDAWAY FROM THE PER, METER

GLAZING?

Constructing built areas such as offices or meeting rooms against perimeter windows restrictsthe amount of natural light and access to external views from within the floor. Forthis reason,built areas should be consolidated within the building core to ensure all staff have access tolight and views.

5. IFWE CURRENTLY Do NOT HAVEA"Y STAFF W, T" D, SABIL, T, ES, DowEST, LLNEEDTO COMPLYWITHDDAREQUIREME"TS?

Yes. Commercial buildings are expected to provide complaint disabled access and amenitiesfor staff and visitors unless specific dispensation has been granted.

6. WHEN DOES NTPM/DC BECOME INVOLVED ," THE PROCESS?

NTPM/DC have an early involvement from the initial planning stages of a project, ensuringspace targets of the Standards are met and assessing a projects predicted fitout costs.

Page 34