On the premises of an office building. Office building construction project. Office Equipment Standards

In our country, almost a third of the population is engaged in office work. At the same time, not all Russian citizens know that the employer is obliged to provide a minimum level of mandatory requirements for the employee’s workplace.

There is even a special standard for the area per person in an office, prescribed in the current legislation. According to the portal http://aero-city.com/rent/, based on the established rules for the design of premises and sanitary standards, a workplace in any office must meet the following parameters:

An office employee whose work involves the use of a personal computer with a modern monitor is provided with a workplace area of at least 4.5 sq.m. At the same time, the presence of additional equipment that consumes electricity and emits electromagnetic waves requires the mandatory provision of a separate area. We are talking about a printer, a second monitor and other office equipment.
A workplace where a computer with an outdated monitor is used must be allocated at least 6 sq.m. When working on it for less than 4 hours, the specified area can be reduced to 4.5 sq.m. The presence of auxiliary office equipment also requires additional space.
For each employee in an office building, not counting a workstation equipped with a computer, an area of 4 sq.m. should be allocated.
For design bureau employees, the employer is required to allocate more than 6 sq.m. in an office space.
If an employee has a disability, he is entitled to 5.65 sq.m. If the employee uses a stroller, then this figure increases to 7.65 sq.m.

The current standard of area per person in an office, stated above, applies exclusively to the workplace. For this reason, it does not include passages between arranged tables or areas of the room occupied by furniture or equipment.

the distance between the desks of two employees is 2 meters;
distance between monitors – 1.2 meters;
placement of monitors - at an angle to the window openings;
office windows - facing north or northeast;
the presence of high loads on the nervous system - it is necessary to have partitions between workplaces of 1.5-2 meters.

Thus, The area of one personal computer user workplace is 4.5 sq.m.

Taking into account the norms of area per employee in the office, you need to make a layout of the premises and the location of desks.

The principles of designing office and administrative buildings, with the dynamics of the development of new construction technologies, have become distinguished by the complexity and originality of design solutions. The design functions themselves have expanded, which now includes pre-project coordination with verification of the implementation of all points of work on the project, from an architectural and urban planning perspective. Therefore, modern design of office and administrative buildings should be carried out by competent specialists with practical experience in this type of activity. To complete the knowledge about modern office and administrative buildings, it is necessary to consider the very concepts of “administrative building” and “office building”, using professional terminology.

The concept of “administrative building” in the construction environment is collective and includes various types of buildings in order to create all the necessary conditions for the work of management personnel of enterprises and organizations with completely different functions of economic, production and commercial activities. The range of construction of administrative buildings is very wide; they are built everywhere, especially in cities with a well-developed industrial infrastructure. The rationality of the structure of administrative buildings corresponds to the ideology of the Customer, therefore they differ not only in height, but also in their architectural “silhouettes”. And if, in small cities, according to modern standards, standard projects are used, then large industrial centers and megacities no longer want to use reuse projects. In this connection, the design of office and administrative buildings is constantly being improved. This is facilitated by economic stability and high consumer demand. The classification of administrative buildings differs in many ways:

When determining the scope of work for the design of office and administrative buildings, it is necessary to take into account the number of administrative and management personnel and employees of material and technical services. Modern trends in the design of office and administrative buildings are based on their multifunctionality, therefore, in the construction market there are more and more customers who are interested in free-standing office and administrative complexes. The advantage of the complexes is undeniable, because these are entire areas of managerial, administrative, social, political and cultural life of city institutions. Administrative and office complexes require a special labor organization to maintain communication with the outside world, modern engineering networks, pedestrian and transport schemes, the need for which is calculated based on the individual characteristics of the order. Our company's specialists design office and administrative buildings of varying complexity. We are constantly improving our projects, which you can also visually evaluate in the “Our objects” section. In addition, we are ready to answer all your questions by phone or in person! We look forward to collaborating!

Using a system-structural approach allows us to consider the design of office and administrative buildings as an interconnected process. But, nevertheless, let’s touch on the concept of “office building” before moving on to the design principles themselves. An office building is an excellent solution for any business. In the office they store papers, receive clients, and generally deal with all necessary business processes. Therefore, today the construction of office buildings from metal structures involves classification into classes:

class A+++ - the highest quality buildings, located mainly in the central areas of the city, corresponding to competent design, planning, architectural and engineering solutions. For the most part, office buildings of this class can be called business centers, with expanded infrastructure, original design, a cafe, bar, restaurant, parking and a guarded area equipped with professional security equipment.

class A - a standard office building, with high levels of service, fully meeting the individual needs of the Customer. Office buildings of this class are distinguished by a rational layout, a floor height of at least 3.6 meters and the presence of a cafeteria or restaurant. Like class A+++ buildings, class A offices are equipped with parking spaces in a guarded parking lot and modern security systems.

class B - buildings of new construction, with significantly low quality indicators or restored (renovated) buildings of earlier buildings, in the class A standard, but differing from them in a not very efficient layout and a large number of offices with small windows or their absence.

class C - buildings characterized by an abundance of load-bearing walls and corridors, with non-reconstructible floors. Office buildings of class C can also include buildings of class B, which lack one or two quality indicators, and are slightly inferior to them in secondary parameters.

The design of office and administrative buildings, in some types, determines the individuality of the building by shape. But many compositional features are not subject to strict classification. Therefore, we will not consider the classification of office and administrative buildings by form, but will immediately begin to consider some aspects of the design of office and administrative buildings:

Selecting a plot of land for the construction of office and administrative buildings is usually not difficult. Because it provides for landscaping work, installation of lawns and other elements of landscaping and landscaping of the territory.
The space-planning composition, with the distribution of premises (offices, offices) is determined by the structure of office and administrative buildings. It is advisable to consider this point in the design of office and administrative buildings based on the specific conditions of the order.
The floor layout depends on the employee layout. The design of office and administrative buildings sometimes mixes layouts, so in large spaces of buildings various passages to workplaces are created, sometimes featuring rather unexpected design solutions. According to the division of space, the layout can be rigid (constant) and flexible (changing).
The design of office and administrative buildings, where the optimal high-rise structure is chosen for ease of use, always differs in cost. At the same time, for structural reasons, compact office and administrative buildings allow for more efficient use of their space than buildings with a height of 20-30 floors. And when designing office and administrative buildings of more than 60 floors, the presence of high-speed elevators is taken into account, therefore, after a while, it is no longer possible to make any changes in the layout.
Architectural image is a very important point in the design of office and administrative buildings, which is worth paying special attention to. As we already wrote in the “Encyclopedia of Construction”, architecture shapes the appearance of the city, therefore the construction of office and administrative buildings must correspond not only to the aesthetic tastes of the Customer, but also meet the harmonious requirements of the urban planning plan. That is why designing office and administrative buildings is not an easy task, especially for those who do not understand the regional specifics of construction.

All other aspects of the design of office and administrative buildings also require “Pre-design studies”, at the “Design” and “Detailed Documentation” stages, about which we provided detailed information in the “Encyclopedia of Construction” section. If you are interested in a more significant amount of information on this topic, you can find it there and read it yourself.

If you have any difficulties choosing a project for an office or administrative building, you can call us by phone and get expert advice. For our part, we are pleased to offer you the design of office and administrative buildings of any classification. Also, we sell complete office and administrative buildings with certain quality characteristics and parameters, which compare favorably not only with the cost of work, external expressiveness, but also with construction time. Call! We will fulfill your order efficiently and quickly!

Development of office buildings-one of the most competitive segments of the development sector. Office building development involves firms of all sizes, from one-man companies to large international development companies and mortgage investment trusts (REITs). Firms are just as diverse. using offices and the space they occupy - from executive offices of 500 square feet or less to urban and suburban complexes totaling several million square feet.

This chapter will focus on the types of office buildings that are most often built by beginning developers - buildings costing no more than $10,000,000 and typically ranging from 5,000 to 100,000 KB feet (465 - 9,300 sq.m.) in area. . When developing small office buildings and large office complexes, essentially the same issues have to be addressed, although large scale means greater time investment. Special attention is paid to those cases where the prospects and problems of the development of large and small office projects differ significantly.

Developers of office buildings usually begin with a market analysis or search for a tenant, although in some cases the developer is looking for opportunities to use an existing site that is most suitable for the development of office buildings. Developers who work “at their own risk.” select the target market, find a suitable site, design the building, find the main tenants. receive the necessary initial permitting documentation, organize financing, build the building and rent it out. Developers who already have a tenant construct the building according to the tenant's requirements.

Classification of office buildings
Typically, office buildings are classified by class, type, use, ownership and location.
Class. Perhaps the main distinguishing property of office premises is their quality, or class. The quality of a building is determined by many factors, including the date the building was built, its location, the building materials used, the building's engineering systems, additional amenities, rent and lease conditions, occupancy, management, and tenant categories. Typically, office space is divided into three main categories:

Class A. Buildings of investment attractiveness. They are distinguished by an excellent location and first-class design, engineering systems, additional amenities and management. Class A buildings have the highest rents on the market and are rented by solvent tenants. Usually these are new buildings with high competitiveness, although sometimes older buildings are renovated and positioned as class A properties. In some markets, a separate class A+ is allocated. These are mainly unique, outstanding buildings, or buildings designed by recognized architects. These types of buildings are local landmarks and are distinguished by superior architecture, construction materials, location and management.

Class B. High-quality buildings in good condition, with favorable location, management and not outdated functional equipment. Class B office space is usually located in well-located and well-preserved old buildings.

Class C. Non-modernized buildings that were built much earlier than Class A and B buildings. The functional equipment of Class C buildings is often outdated, and such buildings are located in less attractive locations compared to Class A and B buildings.
Building type. But the following categories of office buildings are distinguished by building type:
Multi-storey - usually more than 15 floors; » Mid-rise - from 4 to 15 floors;
Low-rise - from 1 to 3 floors;
Office buildings with adjacent park - buildings
height from one to five floors and rich
landscape in the surrounding area;

Research buildings are typically one or two stories high. about 50% of their area is allocated for offices and laboratories in which “dry” research methods are used; the remaining area is for workshops, warehouses and, possibly, small-scale production (combined office and industrial buildings);
Combined-use buildings are one- or two-story buildings in which, along with offices, warehouses and premises for small-scale production can be located.

Nature of use and type of ownership. Office buildings can also be classified according to their user and owner. The premises available in the building may be occupied by one or more companies. A company that occupies all the premises in a building can rent it from the owner or purchase ownership. In the latter case, it is called an owner-occupied building.

A building designed and built for a specific company that occupies all or virtually all of the premises is called build to $uit development. The construction of a building intended for one or more companies, and constructed in the absence of obligations on the part of the future tenant or owner, is considered construction at one's own risk (spec building).

Location. Most cities have at least four types of business districts, differentiated by location, with each location having its own physical office settings and typical users.
Central business district of the city. In most large cities, the greatest concentration of office buildings is achieved in the central business district (CBD). ALTHOUGH the proportion of office space located in the central business district is declining in most cities. By 1999, the proportion of office space located in central business districts of cities had decreased to 58%, while the proportion of office space. located in the suburbs, increased to 42%.: Typical downtown office tenants include law firms, insurance companies and financial institutions that require high-quality, prestigious space.

Suburbs. The increasing decentralization of offices over the past 20 years has led to a greater variety of office building locations outside the city center. Clusters of office buildings of varying sizes - stand-alone or part of business districts - are often located near freeway intersections or large suburban shopping centers in the midst of low-density residential developments.

The suburbs contain low- and mid-rise office buildings with lower rents than in the central business district. These buildings usually house the offices of small companies, regional offices and organizations operating in the service sector that do not need to locate their offices in the CBD. However, now in the suburbs you can increasingly find offices of large law and accounting firms and corporations. As a result, differences in image, quality of construction and even rents between city central business districts and major office building locations in the suburbs are gradually diminishing.
District offices. Small office buildings are often located in suburban areas at a distance from the main business centers And I serve! the needs of local residents, providing premises for organizations operating in the service sector or specializing in other types of activities. District offices can be located in district shopping centers or in free-standing buildings.
BUSINESS Junkies. Office premises are often
located in business parks -
multifunctional complexes consisting of several buildings intended for various uses - from small production to office space. The area occupied by the business park. can range from a few acres to several hundred acres or more, so they are usually located in suburban areas. Typically, business parks include small to medium-sized office buildings ranging from one to three stories in height.

Office buildings of research organizations and mixed-use buildings, which can also accommodate laboratories and allocate some space for warehouse space, are usually located in business parks.
The past 20 years have seen an increase in the number of office buildings* located outside of their traditional locations.

Classification criteria for office buildings

In a study commissioned by the Brookings Institution, Robert Lang found that there was a significant amount of office building development in highly dispersed areas of less than 5 million square feet (465,000 square meters). These small groups of office buildings, called edgeless cities, do not have clearly defined boundaries and can be located over large areas.

What processes must take place in the company’s workspace for it to function effectively? First of all, it is necessary that ordinary employees perform their tasks. Another important aspect is representation functions.

We should also not forget that for a group of people to work normally, they must be provided with the opportunity to realize their basic needs. Usually it is not possible to do without a group of utility rooms. Warehouses, archives, server rooms - it’s not easy to establish a normal work process without them.

Working space

Each employee should have a separate seat at the table. According to current building codes, one person with a computer has an area of at least 4.5 m2. Thus, most of the office of a large company is usually occupied by the work area.

Representative functions

The company's office should make a favorable impression on suppliers, potential customers, and business partners. Therefore, a place designed for meeting them plays an important role. These could be meeting rooms, a meeting room, a manager’s office, or a hall. The interior of these parts of the office is usually worked out especially carefully.

Auxiliary premises

It is necessary to somehow solve the needs of the company's employees in matters of hygiene, the opportunity to have a snack and get some rest. Mandatory elements of the office should be a kitchen and bathrooms.

A relaxation area is not always present in modern companies. They often save money on this. However, recent studies have shown that its presence has a positive effect on employee productivity.

Ways to organize your workspace

As mentioned above, most of the office area is consumed by business space. From a planning point of view, it can be solved in different ways. The most common option is open-plan offices, also called open-space.

They traditionally compete with honeycomb-like buildings, where each department has its own office. In government agencies, this approach prevails.

Pros of an open plan

Among the undoubted advantages of open-space is the ease of communication during the work process. It is believed that in such an environment it is easier for employees to come to an agreement, and this has a positive effect on the quality of the final product. However, the validity of this opinion raises doubts among many.

In fact, there are two characteristics of an open floor plan that make it particularly attractive to employers. Firstly, it is easy to control. When all employees are constantly in sight, it becomes much more difficult for them to take time off from work.

Secondly, open-space allows you to organize workspaces for a larger number of people in a smaller area. Office partitions take up quite a bit of space. Therefore, an open plan is more economical. At least at the design and construction stage.

Cons of open space

A complete lack of personal boundaries, constant noise and fuss are factors that reduce productivity. Studies have shown that in such an environment it drops by 15%.

Part of the depressing effect of an open workspace on the psyche can be compensated by the arrangement of recreation areas. In the photos of office layouts designed by the world's leading designers, you can see nooks and soft lounge areas scattered throughout, adding variety to the monotonous and strict business environment.

Another way to reduce tension is to use elements of eco-style, which involves the use of natural materials and vegetation as part of the visual design. It is believed that such an environment is perceived by people as more natural.

Another significant disadvantage of open space is the lack of barriers to the spread of airborne diseases.

Office cubicle layout: pros and cons

At the moment, having your own office is perceived as evidence of high status, almost a luxury. This allows you to create internal conditions that are suitable for you, conducive to maximum effective work. Personal accounts also have a disadvantage - it makes it difficult to communicate with other company employees.

A completely different situation is presented by a space consisting of a group of individual offices for each department. This ensures the possibility of effective interaction within the department. In addition, it turns out to be relatively easy to achieve an acceptable work atmosphere.

There are only two drawbacks to this planning structure. The first one has already been mentioned earlier. It lies in the fact that the organization of separate offices reduces the usable area.

The second is that firms tend to evolve and change over time. The number and composition of departments is being transformed. And the layout that at the beginning best reflected the fit of the organization and contributed to its effectiveness turns out to be inconvenient over time.

Search for alternatives

A cellular structure of endless offices isolated from each other and open-space represent two extremes. In real life, a combination in varying proportions of these two types of space organization is more often used. In other words, a mixed office layout is a solution that allows you to use the best features of both options while minimizing their disadvantages.

Some departments are isolated, others are combined if the specifics of internal production processes allow this. In this case, the thinnest or glass partitions are used. Recently, more and more often in offices you can see mobile transformable walls that are easy to install and just as easy to remove.

Basic rules for organizing office planning space

The question of what the work area should be like is complex and ambiguous. Different companies answer this differently. That is why developers often prefer to completely leave the solution to this problem in the hands of the company.

And this is the reason why open office layouts are so popular at the moment - that is, a vast area without partitions, where only the position of bathrooms and vertical communications is strictly fixed. Otherwise, the company owner is free to decide independently how to organize the layout.

At the same time, one should not forget about several basic principles for creating the interior of this type of premises. Firstly, the general dimensions and configuration of the area being developed, as a rule, do not allow all rooms to have natural light.

It is important that workspaces have it, whether they are offices or an open-plan area. But for meeting rooms, bathrooms, kitchens, meeting rooms, archives, this is not necessary.

Secondly, bright color accents in a place intended for work are not always appropriate. They can serve as an additional irritant.

However, large halls without accents in design also have a depressing effect on the psyche and seem monotonous. Here you need to somehow find the edge, introducing color very carefully. This can and should be done in meeting rooms, lounge areas, and hallways.

Office layout photo

How many square meters are allowed per person in an office, what should be the aisles between desks, and where should copying equipment be located in the office? The answers to these questions are approved by the norms of labor legislation of the Russian Federation. When or it is better to take into account in advance all the standards and requirements for workplaces in order to correctly calculate how many square meters of office space you will need today and in the future, in the event of business development and expansion.

We have prepared for you a list of basic requirements for the workplace established in the Russian Federation in accordance with labor legislation, rules for the design of administrative premises and sanitary standards.

What should an office worker's workplace be like?

In the workroom, one person with a computer should have 4.5 sq.m.
If an employee works on a computer with an old (non-LCD) monitor, “his” area increases to 6 sq.m.
There should be a minimum of 2 meters between colleagues’ desks on the back side and 1.2 meters between the side surfaces of the monitors.
Air temperature can fluctuate from 22-24˚С in winter to 23-25˚С in summer. If the office is colder or warmer, the working day should be shortened.
You can work in the office at noise levels of up to 80 decibels.
The copier should be 60 cm away from walls and workstations, and at least 1 meter should remain on the loading side.
The work chair must be lift-swivel, adjustable in height and angles of inclination of the seat and backrest.

What a workplace should be like is written in the following laws: the Labor Code of the Russian Federation, GOST “General sanitary and hygienic requirements for the air in the work area”, sanitary standards “Noise in workplaces, in residential and public buildings and in residential areas”, SanPiN 2.2.2/2.4.1340-03 “Hygienic requirements for personal electronic computers and work organization.”

It should be noted that all the area parameters given above relate specifically to workplaces, and do not include any passages between rows of tables, nor space for installing additional equipment for common use (for example, a photocopier) or furniture (wardrobe for coats, paper racks).

When choosing, you should take into account not only the recommended area standards per employee, but also other important aspects of the placement of workstations in the office space. Thus, the distance between tables should not be less than two meters, and the distance between the sides of the monitors should not be less than 1.2 meters. It is advisable that the windows in such a room face the southwest or northeast side, and the monitors are located at an angle to the window. If the work of employees involves high stress on the nervous system, partitions from one and a half to two meters high must be built between workstations.