The building determines more than the address
For most organisations, the property decision is driven by location, rent and amenity.
However, the building also determines:
– how the workplace can be designed
– the quality of the internal environment
– the achievable program
– the capital cost of the fitout
Two tenancies with the same area can have significantly different delivery costs and timeframes depending on the base building infrastructure.
The efficiency of a workplace project is largely determined before the lease is signed.
Test fits show layout — not delivery complexity
A test fit is a critical tool in understanding how a workplace might function within a space.
What it does not fully reveal is:
– the capacity of the services infrastructure
– structural limitations
– authority upgrade requirements
– the condition of existing base building systems
– constraints on modifying perimeter zones
These factors directly influence cost and program.
A workplace that fits spatially may not be the most efficient to deliver.
Services capacity
One of the most important considerations is whether the building can support the proposed workplace.
This includes:
– condenser water or condenser water availability
– outside air capacity
– electrical supply
– supplementary cooling for high-density areas
– after-hours air-conditioning capability
If these are not sufficient, additional infrastructure or alternative solutions are required.
This has both cost and program implications.
Structural and planning constraints
The base building structure influences:
– the location of wet areas
– the ability to create interconnecting stairs
– ceiling design and services distribution
– the flexibility of the workplace layout
Perimeter planning rules in some buildings may also restrict:
– ceiling treatments
– lighting changes
– relocation of base building services
These constraints do not prevent a high-quality outcome — but they influence how it is achieved.
The authority pathway
Different buildings have different approval processes.
This can affect:
– design timeframes
– construction commencement dates
– the extent of required upgrades
– the level of documentation required for approval
Understanding this early allows the program to be aligned with the occupation date.
The program impact
A building that appears suitable from a leasing perspective may introduce:
– additional services investigations
– upgrade works
– extended approval timeframes
– complex construction methodologies
All of these influence the delivery program.
The right building reduces both cost and time — before design even begins.
Commercial alignment
Selecting a building is not only a property decision — it is a capital planning decision.
Early input during the property selection phase allows:
– validation of the fitout budget against the building
– identification of landlord contributions and upgrade responsibilities
– realistic program alignment with lease dates
– informed comparison between shortlisted properties
This ensures the preferred tenancy supports both the workplace vision and the available capital.
The outcome
When the delivery implications of a building are understood before lease commitment:
The workplace strategy can be properly tested
The capital budget is based on real conditions
The program is achievable
Design can proceed without major revision
Most importantly, the project begins with clarity rather than constraint.
The best workplace outcomes start with the right building — not the right design.
Starting early
The most effective time to involve a delivery partner is during the test fit and property evaluation stage.
At this point, there is still flexibility to influence the decision and align the project with the organisation’s commercial and operational objectives.
Discuss your project
If you are reviewing potential properties for your next workplace, early input can help you understand the delivery implications of each option and make a fully informed decision.
