HOW OFFICE DESIGN HAS TO CHANGE IN A POSTPANDEMIC WORKPLACE | Kanebridge News
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HOW OFFICE DESIGN HAS TO CHANGE IN A POSTPANDEMIC WORKPLACE

Hybrid work has transformed what many offices are hoping to accomplish. The way they look has to be transformed as well.

By ANDY LANTZ
Thu, Jan 18, 2024 2:04pmGrey Clock 6 min

Over the past four years, a contentious conversation has played out in the world of design: What is the future of work, and what should it actually look like?

The conversation, once a place of common ground, takes as self-evident our desire not to return to where we were before the pandemic, but to move forward in showcasing a new visual expression of what work can be.

In many ways, that means a wholesale rethinking of how an office looks. As functions change, so must form. But as anybody who has cursed or praised their workspace knows all too well, design has the potential to be an optimistic act, where invention and ideas have the power to change our lives for the better.

Rarely have we needed that optimism more than we do now in our post pandemic workplace. In our quest, designers have embraced three universal truths about the reinvented workplace: the widespread adoption of hybrid work models; the importance of well-being in the workplace; and the increased desire to make the workplace meaningful. These three priorities have prompted designers to undertake a fresh journey in conceptualizing and designing workspaces crafted for a new era.

The Cubes, shown at the Menlo Park, Calif., offices of Facebook parent Meta Platforms, are that company’s way to solve the noisy office. PHOTO: CAROLYN FONG FOR THE WALL STREET JOURNAL
The new hybrid workplace

There was a time when the design of an office was simple and straightforward. Everyone had a desk, meetings occurred in conference rooms, and social moments were allocated to corner water coolers, small footprint kitchens and a copy room.

Over the past few decades, the design of the workplace has seen a tremendous evolution beyond the simple and toward the diverse, with workplaces introducing such elements as game rooms, meditation spaces, all-hands assembly halls, screening rooms, full catering kitchens, coffee bars, podcast studios, gyms—just to name a few!

But in many ways, those changes are minor compared with what must happen now. Workers’ expectations changed during the pandemic. They got used to many of the pleasures of a home environment—and they want some of those pleasures transferred to the workplace; the separation between what work looks like and what home looks like can’t be as stark as it once was. The generational differences also became more apparent, as new workers began their careers working from home, making their expectations of the workplace often different from previous generations’.

In addition, home has become a place for “solitary” work time, which means the office becomes a place that has to be more conducive to collaboration and less a place to get away by oneself.

What exactly might that look like? In some cases, desks are being replaced with lounge- configured soft seating and warmer temperature lighting; conference rooms are being removed from their enclosures and being brought out into the open; and private offices are being made bookable, so that more people can access them when they need focus days in the office.

It may appear that these simple changes wouldn’t have a large visual impact on the built environment, but they do. Bringing conferencing into the open, offices are visually shifting to a more active and dynamic space where collaboration and activity are front and center. And where clients lean toward more social and soft seating, the overall vibe quickly moves from a familiar office to more of a buzzy cafe where coming together occurs across a coffee table in lieu of a conference table. It can make all the difference.

Amazon’s new office space in Midtown Manhattan is a former Lord & Taylor flagship store. The conversion was designed by architecture firm WRNS Studio. PHOTO: THALIA JUAREZ FOR THE WALL STREET JOURNAL
The new Amazon office space focuses on social spaces that promote collaboration and interaction, with ample access to natural light. PHOTO: THALIA JUAREZ FOR THE WALL STREET JOURNAL
Workplace wellness

During the post pandemic recovery period, our clients expressed heightened concern for the safety of their staff. People want to feel protected and healthy when returning to work. That means investing in the mechanical systems and ventilation strategies that clean and move the air within a space, and in materials that remove or reduce airborne toxins and harmful materials from daily touch.

The most visible tie to wellness comes from a renewed desire to connect to nature. That can be a view outdoors, outdoor terraces or designing opportunities to bring nature indoors with lush and verdant interior landscapes. Whether it be the visual connection to, or the direct ability to touch and engage with landscape, the impact on the visual environment is tremendous.

To complement this natural touch, we are also seeing an investment in the use of natural daylighting in spaces through more-intelligent lighting controls and a reduction of artificial lighting in favor of natural daylighting.

It’s more than work

Work and life were distinct in the past, but in the past decade, offices have expanded to include more aspects of daily life. The post pandemic office accelerated that expansion. Today, office design aims to blur these boundaries by inviting everyday experiences into the workspace. This is perhaps the most important, and it’s a notion we call “life-ing.”

We are seeing a concerted shift toward making the work environment far more participatory with the outside world due to two critical factors—an abundance of space and a need for energy in the workplace. For companies moving toward hybrid, the overall reduction in staff population comes with it a feeling of emptiness in the office. If it feels empty, productivity and absenteeism increase.

In an effort to fill that void, we challenge our clients: Bring the community and the public into, at minimum, 10% of their footprint through programming that defines new purpose for the workplace. Where once an organization’s workspace was purely focused on its own work, these spaces now invite events, community and ways of coming together into their workplaces without a desk in sight.

For our client Spotify’s Content Campus in the Los Angeles Arts District, we designed a space that is a collection of music and podcast facilities that connects artists with what they need to launch their careers—including listening rooms, recording studios and a screening room. We also included a 900-person music venue for live performances that is easily configured to open up to the surrounding neighborhood.

A recording studio control booth in Spotify’s Los Angeles office, which was designed by RIOS. PHOTO: EMANUEL HAHN FOR THE WALL STREET JOURNAL

The most interesting part throughout these production spaces are the workplaces for
Spotify’s employees. They are scattered between these active spaces and adorned with traditional, but bookable, desks. Open and flexible collaboration areas are woven through the space, made up of lounge seating, high-top tables and comfortable nooks, various sized conference rooms, game rooms and coffee lounges.

Creativity is further fueled by vibrant, full-height artist murals, and soft music plays across the full space. The mixing of the traditional and familiar work environments with the artists’ spaces creates a visual atmosphere that celebrates the overlap of functions to make the overall experience much more than a traditional office space.

Community programming

At our own headquarters in Los Angeles, we have challenged ourselves to use our abundance of newfound space with opportunities to change the visual fabric of our office through new community-driven programming.

For example, our space once defined as our “all hands” now flexes as community space for our neighbours by serving as a polling place, community events, and as a shared co-working site for clients, collaborators and neighbourhood researchers. What makes this adjustment successful is the anticipation of the unexpected: Seeing the community step inside our doors and develop new connections that you wouldn’t ordinarily find in the workplace disrupts the day-to-day with renewed and visible energy.

Surprise, disruption and renewed energy are the hallmarks of what the next five years could bring, as designers take advantage of a remarkable opportunity to shift away from how work has been defined over the past decades.

As workplace design evolves, we know that the experience of work is more meaningful when we broaden the circle of influence and are connected to who we are—both at work and in life. We all see the reward from opening the doors and embracing the outside world inside the office. In the decades to come, I hope to look back on this moment as the moment the workplace, once again, became irresistible.



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UAE Residential Market Review Shows Strong Growth and Record Transactions in Q1 2024

The total transaction volume in Abu Dhabi for the first quarter of the year reached 2,795.

Thu, May 16, 2024 4 min

The CBRE Middle East, a global leader in commercial real estate services and investments, released its latest edition of the UAE Residential Market Review for the first quarter of 2024.

Abu Dhabi Market Overview

During the first quarter of the year, the total volume of transactions in Abu Dhabi stood at 2,795, registering a 22.6% increase compared to the year prior. This increase has been underpinned by an 18.1% rise in off-plan sales and a 34.5% rise in secondary market sales. In the year to Q1 2024, Abu Dhabi’s average apartment and villa prices increased by 4.3% and 2.3%, respectively.

Abu Dhabi’s rental market witnessed a total of 46,130 residential rental contracts in Q1 2024, registering a decline of 10.9% from the year prior. This has been due to a 15.5% decline in the number of renewed rental contracts registered and a 2.4% drop in new rental registrations over the same period. In the year to Q1 2024, average apartment and villa rents have increased by 4.5% and 1.1%, respectively. On the supply front, only 80 units have been delivered in Abu Dhabi in the first three months of the year, with all of this new stock being in Al Raha Beach. An additional 8,660 units are expected to be completed by year-end with 55.8% of this scheduled stock located in Yas Island, Al Sowwah, and Al Shamkha.

Dubai Market Insights

In Dubai, price growth has continued to accelerate during the first quarter of 2024, with average prices increasing by 20.7% in the year to March 2024. Throughout this period, average apartment and villa prices increased by 20.4% and 22.1%, respectively. Although headline average sales rates are still marginally below the 2014 highs by 0.1%, several prominent residential neighbourhoods have already surpassed their 2014 figures.

As of March 2024, average apartment prices stood at AED 1,486 per square foot, and average villa prices reached AED 1,776 per square foot. Average villa sales rates are currently above their 2014 baseline by 22.9%. Rental growth has also gained momentum in 2024, after a period of moderation in 2023. In March 2024, average residential rents registered a year-on-year increase of 21.2%, up from the 20.4% growth registered a month earlier. Over this period, average apartment and villa rental rates grew by 22.1% and 14.5%, respectively. Data from the Dubai Land Department revealed that, in the year to date to March 2024, the total number of rental registrations stood at 159,941, marking an increase of 5.8% from the previous year. As for supply, a total of 6,526 units were delivered in the first quarter of the year, with 59.7% of this supply being located in Meydan One, Jumeirah Village Circle, and Al Furjan. A further 46,086 are expected to be handed over the remainder of the year. However, given historic materialisation rates, the report expects that a limited portion of this upcoming stock will come online as planned.

Record-Breaking Transactions

March 2024 witnessed another record in Dubai’s residential market, with transaction volumes reaching the highest monthly figure on record, marking a year-on-year growth of 13.2%. Throughout this period, off-plan sales and secondary market sales increased by 20.2%, and secondary market sales increased by 2.2%.

In the first quarter of 2024, Dubai’s total transaction volumes reached 35,310. This is the highest total ever recorded in the first quarter of the year, marking an increase of 20.5% from the year prior. Over this period, off-plan transactions recorded an increase of 23.9%, and secondary market transactions rose by 15.2%.

However, in Q1 2024, the total number of sales transactions within the prime market segment registered a decline of 2.1% compared to the year prior. Throughout this period, super-prime transactions recorded a drop of 16.5% year-on-year to stand at a total of 227. These declines witnessed in both markets have been largely underpinned by significant declines in off-plan sales largely attributable to the high levels of demand for off-plan properties and the limited level of upcoming supply. In terms of performance, in the first quarter of 2024, average prime prices registered a year-on-year increase of 16.0%, standing at an average of AED 4,661 per square foot, and average super-prime prices grew by 14.8% over this period, reaching AED 4,978 per square foot.

Taimur Khan, CBRE’s Head of Research MENA in Dubai

Future Projections 

Looking ahead, CBRE expects Dubai’s residential sales market to maintain its upward trajectory. Prices in both the apartment and villa segments of the market will continue to grow, however, not at the same pace. On the rental front, we forecast that residential rents will continue to increase. That being said, the rate of growth will likely moderate.

Taimur Khan, CBRE’s Head of Research MENA in Dubai, comments: “The UAE’s residential market started the year on a relatively strong note, where the elevated demand levels continue to drive performance. The strong levels of activity and high absorption levels, which have reduced available supply, will continue to support price growth in both Abu Dhabi and Dubai over the remainder of the year. In terms of rental growth, we expect that rental rates in Abu Dhabi will continue to rise, with prime areas set to outperform the market. In Dubai, residential rents will continue to increase; however, not at the same rate that we have been seeing to date, and we expect that the rate of change will diminish in the second half of the year.”

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