Over 50 of the region’s property specialists gathered in Langley Point’s new marketing suite on Bath Row for the arrival of The British Council for Offices’ (BCO) new Guide to Fit Out.

The seminar was jointly hosted by developers Folkes Holdings and interior specialists Caip Ltd.

Now in its second edition, the BCO Guide to Fit Out sets the standards for professionals and occupiers looking to achieve high quality office fit out.

It covers all aspects of the office market, from site issues through to occupation of the space.

As the chosen venue for BCO’s regional launch, it was a fitting tribute to the new marketing suite at Langley Point, and an opportunity to show super energy efficient features of the building.

Jenny Mac Donnell, Director of Research at the BCO, said: “The Guide to Fit Out outlines best practice in office design, helping office occupiers make the best use of the space available to them to reap the business benefits of a workplace that boosts employee productivity and morale. Langley Point is a fantastic example of the importance of creating flexible workplaces that can be adapted to suit occupier needs both now and as they evolve in future.”

Langley Point is the only self contained new office building of its size and type in Birmingham, which is built to ‘shell and core’. It gives future occupiers the chance to incorporate their own fit out into the developers’ base build programme.

As a joint venture partnership between Folkes Holdings, Corum and Trigram Properties, Langley Point is one of just a few new BREEAM-excellent rated commercial developments in the city.

Trigram’s director Bill Houle said: “The normal challenge with the shell and core approach is how to present the space so future occupiers can clearly understand how the area would work for them.”

As part of Langley Point’s ‘greener place to work’ campaign, the building highlights key messages to promote the benefits of opting for a greener place to work, such as three minutes walk to The Mailbox, nine minutes walk to Bullring and nine minutes walk to New Street Station.

Strikingly angular in design, the 44,500 sq ft building uses the latest in cutting edge ‘eco’ technologies.

Importantly, visitors can find out how to reduce their carbon footprint with greener technology, renewable energy and improved efficiency.

It is purpose-built to keep running and maintenance costs to a minimum, incorporating features including passive chilled beam cooling for high thermal performance, solar heated water technology and specialist boilers.

An outstanding 85 per cent of the building’s heat can thus be recovered for re-use and this is complemented with energy efficient lighting and other energy efficient measures.

Secure parking comprises 90 car park spaces as well as 42 spaces for cyclists.

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Agents and property professionals were drawn to Metro Bar & Grill in Birmingham for a taste of what’s to come from Langley Point’s new ‘welcome to a greener place to work’ campaign.

Visitors to the popular watering hole were encouraged to download the latest Quick Response Code (QR code) from Langley Point – the only self-contained building of its size and type in Birmingham – for an exclusive insight into the low carbon benefits of opting for a greener place to work.

The campaign encoded just some of the ways Langley Point on Bath Row can help potential buyers reduce their carbon footprint with greener technology, improved efficiency and renewable energy.

Trigram’s director Bill Houle said; “We’re aiming to make a big impact following the launch our latest campaign to lead potential occupiers to Langley Point.

“The campaign is focused 100 per cent on delivering the green credentials on offer at the building. With the help of alternative social media channels, like QR codes, we’re able to get new buildings in front of wider audiences instantly.”

Backed by venture partners Folkes Holdings, Corum and Trigram Properties, Langley Point is one of just a few new BREEAM-excellent rated commercial developments in the city. Strikingly angular in design, the 44,500 sq ft building uses the latest in cutting edge ‘eco’ technologies.

It was purpose-built to keep running and maintenance costs for the occupier to a minimum, incorporating features including passive chilled beam cooling for high thermal performance, solar heated water technology and specialist boilers.

An outstanding 85% of the building’s heat can thus be recovered for re-use and this is complemented with energy efficient lighting and other energy efficient measures.

Secure parking comprises 90 car park spaces as well as 42 spaces for cyclists.

For more information, visit www.langleypoint.com or contact joint agents Drivers Jonas Deloitte on 0121 695 5500 and GBR Phoenix Beard on 0121 200 4500.

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The target to move 20,000 civil service jobs out of London and the SE by 2010 was hit before the deadline and it has now been extended to 35,000 jobs, as announced in today’s (24 March) pre-election Budget report.

Birmingham’s flagship Langley Point development – one of the city’s top ‘green’ buildings – is seen as a major contender for relocating departments.

What is certain, say Langley Point’s joint venture partners Folkes Holdings and Trigram Properties, is that BREEAM excellent buildings will be in short supply.

Trigram’s director Bill Houle said: “It’s clear that relocations will continue even in the current economic climate.  The problem is the superior energy efficient space they need to achieve will become increasingly sought after as the good quality stock dries up.

“This shortage will most affect public sector departments, higher profile institutions and PLCs seeking new space, as these occupiers are increasingly pressured to take the lead on environmental issues resulting in a natural preference for BREEAM ‘Excellent’ buildings.

“What’s more, large organisations affected by the CRC (Carbon Reduction Commitment) Energy Efficiency Scheme being introduced in April 2010 will have limited opportunity to find buildings where they can reduce their energy usage.”

As an exemplar of green credentials, Langley Point is the only self-contained building of its size and type in Birmingham.

This flagship scheme is unique in offering a city-centre location – just 200 yards from The Mailbox and a few minutes’ walk from New Street Station, the Bullring and Five Ways – combined with green surroundings, bordering Park Central’s eight acres of parkland.

Langley Point is one of only three new BREEAM-excellent rated developments in the city centre.

Strikingly angular in design, the 44,500 sq ft building uses the latest in cutting edge ‘eco’ technologies. It has achieved EPC level B and offers a range of outstanding selling points.

It was purpose-built to keep running and maintenance costs for the occupier to a minimum, incorporating features including passive chilled beam cooling for high thermal performance, solar heated water technology and specialist boilers.

An outstanding 85% of the building’s heat can thus be recovered for re-use and this is complemented with energy efficient lighting and other energy efficient measures.

Secure parking comprises 90 car park spaces as well as 42 spaces for cyclists.

At a headline rent of £21.50 per sq ft, Langley Point is available on some of most competitive terms in the Birmingham area.

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Speaking at the pre-completion event for Birmingham’s flagship Langley Point development – one of the city’s top ‘green’ buildings and a major contender for relocating departments – Mr Ladds said more relocations are planned and that Birmingham could prove to be an ideal target location.

He said: “We are looking forward to the redevelopment of New Street station and Birmingham will continue to be an area of interest and occupation over the next 10 years.”

Mr Ladds, who heads up the programme relocating 20,000 civil service posts out of London and the South East, explained that new buildings like the BREEAM excellent rated Langley Point will be crucial to the programme.

“Our latest report shows much has been done to rationalise the Government estate, but we still occupy too much space, with much of the property being traditional office buildings which are inefficient and unsustainable.

“Significantly, just 7 per cent of the Government estate is new space and very little now complies with new government guidelines.”

Last year the government introduced new standards for workspace which require 10 sq m per full-time equivalent employee for all new office buildings.

Compounding these is new guidance under the Energy Performance of Buildings Directive which puts increased pressure on departments to occupy more energy efficient buildings.

“New legislation brings additional challenges when applied to an estate which is diverse, complex and constrained by age, configuration and historical significance. That’s why we need to look at more sustainable options,” added Mr Ladds.

As an exemplar of green design, Langley Point – which is being brought forward by Folkes Holdings, Corum and Trigram Properties – has been purpose designed to keep running and maintenance costs for the occupier to a minimum, incorporating energy-efficient features such as chilled beam cooling and solar-heated water technology.

There is still the opportunity for occupiers to put their individual stamp on the 44,500 sq ft Langley Point, which is yet to be completed.

Colour schemes and carpets can all be specified to match individual occupier requirements. Added-extras such as additional storage space in the scheme’s generous undercover car parking facilities can also be requested.

At only £23.50 per sq ft, Langley Point is available at one of the most competitive rents in Birmingham. It is also the only BREEAM ‘Excellent’ building available under 100,000 sq ft

With impressive views over the city, light streaming in from floor to ceiling windows, it is a building which promises to be an inspirational place to work.

Situated in the prominent Park Central development at the Bath Row junction with Holloway Head, the building enjoys excellent access to the city’s transport links and leisure facilities, being just a few minute’s walk from Five Ways and New Street stations; the Bullring; the Mailbox; served by 9 major bus routes as well as affording rapid access to national motorway networks via the A38 and M6.

A show floor is now available for viewing on request.

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According to the partnership duo, which is bringing forward Langley Point – the flagship 44,500 ft BREEAM ‘Excellent’ office scheme in Birmingham city centre – the funding freeze is putting speculative development on hold potentially causing a shortage of BREEAM ‘Excellent’ properties when the occupier market returns.

The shortage will most affect public sector departments, higher profile institutions and PLCs seeking new space, as these occupiers are increasingly pressured to take the lead on environmental issues resulting in a natural preference for BREEAM ‘Excellent’ buildings, explained Andrew Parker, property director of Folkes Holdings.

“Currently, there is just 367,500 sq ft of new build BREEAM ‘Excellent’ office space on the market in Birmingham. In normal market conditions, this represents less than a year’s take-up.

”This limited supply suggests such buildings will become increasingly sought after by prospective occupiers and therefore should be able to command higher rental levels when the market restarts.

“Whilst at the moment enquiries from occupiers are still being received, clearly the pace has slowed considerably in the current economic climate and it is still very much a tenants market. As to be expected, the amount of space taken in the first six months of 2009 is significantly down on last year.”

However, whilst Birmingham has 1.28m sq ft of Grade A office space currently available, presently there are just four new BREEAM excellent buildings being completed in the city.

“This will eventually lead to dearth of environmentally up-to-date office units of the type that are attractive to occupiers such as The Highways Agency who would only consider BREEAM ‘Excellent’ buildings.”

For Trigram’s co-director Bill Houle, the message to companies anticipating a move over the next three to four years is to act now or risk missing out.

He said: “When the market restarts, BREEAM ‘Excellent’ buildings will lead the pack on higher rental levels justified not only by the quality of the buildings, but by reduced operating costs. Now is the time for a good deal because when this limited office space is gone, it is unlikely comparable offerings will be found for a significant period.”

This is at a time when a latest survey* by commercial property agents Drivers Jonas shows the current main driver for occupier decisions is cost.

Analysis shows that Langley Point as a BREEAM ‘Excellent’ building represents outstandingly good value against other city centre properties of similar specification, with potential savings up to £500,000 per annum on total running costs, which equates to £2.5million over a five-year lease.

Much of this has to do with lower service charge, lower rating costs and lower rental costs in comparison with others.

An exemplar of energy efficiency and green design, Langley Point was constructed at 20 per cent extra cost, with the specific intent of keeping running costs for the occupier to a minimum.

Although particularly suitable for single occupiers who want the control and security that comes with their own front door, the building is designed to be flexible and each floor can be divided to be let either on a whole or part-floor basis.

At only £23.50 per sq ft, Langley Point is available at one of the most competitive rents in the Birmingham. It is also the only BREEAM ‘Excellent’ building available under 100,000 sq ft. With incredible views over the city, light streaming in from floor to ceiling windows, it is a building which promises to be an inspirational place to work.

Situated in the prominent Park Central development at the Bath Row junction with Holloway Head, Langley Point comprises ground and four upper floors. The building enjoys unrivalled access to the city’s transport links, being just a few minutes walk from Five Ways and New Street Station; the Bullring; the Mailbox; served by 9 major bus routes, as well as affording rapid access to national motorway networks the A38 and M6.

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Trigram Properties director Bill Houle believes the health of the property industry is intertwined with the robustness of the British economy and that government investment would help alleviate the recession.

He said: “The importance of property as an economic pointer is recognised worldwide and an increase in property values and re-start of property transactions will be the first signs of some sort of return to normality.

“Putting large chunks of government money into bricks and mortar is far better than giving it to the banks. Let’s look at USA – President Obama has had the foresight to advocate a one trillion dollar recovery and reinvestment programme to rebuild America for the 21st century.

“Tragically, in the UK our government has it all wrong – the VAT cut for example is a costly mistake, being simultaneously hugely expensive to the government in loss of tax revenues and simply not enough to encourage additional spending. This is further evidenced by the fact that even with the huge reductions in personal debt associated with minimal interest rates and the consequent savings on mortgage and credit card payments etc; the public is still not buying.”

Mr Houle – whose current projects include the £multi-million grade A Birmingham office scheme Langley Point, which Trigram is building in conjunction with partnership developers Folkes Holdings – argues government money would be better spent on new-build projects. He cites Birmingham as in urgent need of funding.

He said: “Investing money into major projects with big construction budgets would have positive implications for employment, manufacturing and the associated professions.

“In Birmingham, we have a new library to be built, new colleges to be constructed, a transport policy to be designed and implemented and new hospitals to be delivered.

“However, funding for these must be robustly pursued as the latest news on Birmingham’s long-awaited Metro – namely it has been cut back to less than half the length originally proposed – represents a climb down that will not resolve the city’s transport problems.

“The start of the recession was exacerbated by excessive poor property legislation as stamp duty increases, HIPS and void rates all combined to slow the market down. Undoing poorly drafted weak legislation would help restart things and promoting key projects in the public sector would bring even quicker recovery.”

For Mr Houle, alongside economic turmoil, the recession provides the government with opportunities to harness.

He said: “Current market conditions with low property values and lack of market expectation affords a real chance to sort out some of the long-term problems with public services, infrastructure and the provision of facilities for the 21st century.

“The US recognises this and their government is working on a bipartisan approach to deliver a rapid end to their recession.

“We need to seize the opportunity here. The government needs to learn the lessons of the past 30 years in order to unite the public and private sectors together and deliver a brave new economy.”

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Commenting on recent reports that businesses are putting their environmental manifestos on the back burner due to the economic downturn, Trigram Properties director Bill Houle, argues not only have green buildings never been so in demand, but that far-sighted businesses are only too happy to rise to the challenge of supply.

In partnership with Folkes Holdings and Corum Property Investments, Trigram Propertes is on the brink of the completion of a flagship 44,500 sq ft Grade A office scheme in Birmingham city centre, Langley Point.

Constructed at 20 per cent extra cost, Langley Point is an exemplar of green design. It has already achieved a speculative BREEAM Excellent rating and is also projected to achieve an extremely low EPC rating – a spectacular feat for a building that is not yet complete.

Bill Houle said: “There has been a lot of talk lately about the environmental agenda being sidelined due thanks to the recession – but this is only partly true. Yes, some people are making cuts but most businesses are adopting a far more long-sighted attitude. The advent of government guidelines stipulating all relocating departments must chose a building that has achieved at least a BREEAM ‘Very Good’ rating, has clarified the wider picture. It’s now fair to say that within the next decade most big businesses and even smaller companies will follow suit.

“Very early on we decided we needed to make Langley Point a ‘green’ project and therefore it was critical we secured BREEAM Excellent rating as the gold standard of environmental design. Our approach was innovative – rather than just rehash or tweak old technology, we strove to use cutting-edge methods wherever possible. Thus our completed building will incorporate features including energy-efficient chilled-beam cooling that enables 85 per cent of heat to be recovered for re-use; reclaimed glass, and solar-heated water technology. Furthermore, energy-efficient light technology complete with presence detectors is designed to reduce the amount of time electricity is left running unnecessarily, while a super-sized waste disposal area is set to create extensive recycling provision.

“Langley Point’s green credentials do not end at its considerably enhanced use of technology. We tried to really think outside the box with this project and as a result, the building will contain ample provision to encourage people to cycle to work – such as showers on every floor and, a drying room and 42 cycle spaces.

“Of course, no-one said it was easy being green, and it certainly doesn’t come for free but good property development is just as much about looking to the future as well as the here-and-now. Unfortunately, in the past this fact has often been overlooked and as a result, Birmingham in particular has been left with a mass of outdated stock that in some areas is rapidly becoming redundant. In comparison, Langely Point is spectacularly designed – both on the inside and the out, and benefits from an iconic and visually exciting angular design.

“Unsurprisingly, cost is the key factor within most decisions but businesses need to realise that the two need not be mutually exclusive – in fact, they are inextricably linked. The sooner people open their eyes to this then the sooner the business world can move onto a greener and critically, a more profitable future.

At only £23.50 per sq ft, Langley Point is available at one of the most competitive rents in the city, being significantly lower than any other new build rivals for new Grade A BREEAM Excellent office space.

The building is designed to be flexible – whilst suitable for single occupiers, each floor can be divided to be let either on a whole or part-floor basis.

Situated in the prominent Park Central development at the Bath Row junction with Holloway Head, Langley Point will comprise ground and four upper floors. The building will enjoy unrivalled access to the city’s transport links, being just minutes from Five Ways and New Street Station; served by 9 major bus routes, as well as affording rapid access to national motorway networks the A38 and M6.

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Partnership developers Trigram Properties and Folkes Holdings are bringing forward the 44,500 sq ft Grade A office development, which is seen as an exemplar of ‘green’ design, price and location, being just nine minutes walk from New Street  Station and 3 minutes from the Mailbox

Over 30 agents turned up to enjoy the traditional Bavarian hospitality, courtesy of a traditional German barmaid and show their support for the new environmentally-friendly office scheme.

Work is now well underway on the impressive ‘angular’ development, which has been pre-assessed with a high scoring BREEAM excellent rating for environmental performance.
Trigram director Bill Houle is clear that Langley Point will set a benchmark for future sustainable office development.

“Langley Point embraces the most efficient, high specification low carbon technology.  It will appeal to companies looking for a more energy efficient, cost effective and healthy place to work; an important consideration for those in both the public sector and private companies.”

Surprisingly though, its green innovation won’t cost the earth say agents for the scheme Drivers Jonas.

At only £23.50 per sq ft, Langley Point is available at one of the most competitive rents in the city, being significantly lower than any other new build rivals for Grade A office space.

Situated in the prominent Park Central development at the Bath Row junction with Holloway Head, the development will comprise ground and four upper floors with underground parking for 90 vehicles.

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Philippa Pickavance of letting agents Drivers Jonas said,
“We wanted to highlight the extensive green specification Langley Point has and, by using the rickshaws, agents were not only able to travel in an environmentally friendly way, but also experience the convenience of the location in relation to the city centre. It is a short walk into the city centre and less than five minutes to the Mailbox and ten minutes walk from New Street station. Bus routes are also plentiful on Bath Row. The building is being designed to a BREEAM Excellent standard, which to those who may not have heard of BREEAM, means it has had a long collaboration in the design process to provide a high standard energy efficient building keeping the occupiers running costs to a minimum. However we have also been able to keep quoting rents to £23.50 per sq ft (£10 per sq ft below top quoting levels in the city). The 90 parking spaces will be priced at £1,500 per space, again competitive for the city.”

Joint venture developers, Trigram Properties and Folkes Holdings ltd, hosted the agents’ viewing and lunch.

“We were keen for Birmingham office agents to understand Langley Point’s distinctive benefits from this early point of its construction. We were able to explain in detail the long term cost and maintenance efficiencies Langley Point will offer to future occupiers. The building will use a passive chilled beam air conditioning system, a more energy efficient and healthier option for its occupants because it uses natural air flow instead of mechanical means. Agents need a real understanding of buildings in order to accurately represent them to potential tenants and the positive response received was that Langley Point is an innovative and unique grade A offering in the city, setting a new benchmark for green offices.” Said Bill Houle, Director, Trigram Properties.

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Environmentally positive buildings are therefore important but can they be built, cost effectively, to meet the needs of potential occupiers? Or, is the over-riding duty for ‘green offices’ to become the benchmark standard for all new build? Plus, what are the promised gains and what factors need to be evaluated at the design and planning stages prior to construction?

Bill Houle of Trigram Developments in conjunction with Folkes Holdings Limited and Corum Investments is one of the first developers to consciously ‘go green’ with a speculative office development in Birmingham City centre and he believes ‘green offices’ are worth it for everyone.

Langley Point, off Bath Row, is a 44,500 sq ft office, due for completion in spring 2009 and is on course to achieve a high scoring BREEAM excellent rating. The rating will assess the management, energy use, health and well being of users, air and water pollution, transport, land use, materials and ecology relating to the building.

“Langley Point is an ethical choice, created to be a cleaner, more energy efficient and healthier place to work. However, it cannot be so without other factors being considered. We had to understand the economic and social dynamics of Birmingham in order to create the most sustainable solution. Everything is a balance. That balance is financial, environmental and operational. For twelve months we researched local market needs, occupier demands and materials needed for construction in order to deliver sustainability. The case for the environment, like it or not, has to be considered in economic terms. If a building isn’t economically viable it won’t get built no matter how worthy its ideals are and therefore won’t exist to make a positive contribution. We’re spending 10 –15% more to build Langley Point but it will be significantly more appealing to let, once complete, due to its green credentials. In the near future existing office stock will have to face the challenge of ensuring their energy efficiency can compete with the likes of Langley Point and that will not be easy to do for refurbished offices.“

At times the choices are more complex than they may at first appear. For instance, recyclable materials that may perform the most cost effectively in use may also have to be sourced and produced in the most environmentally damaging way.

“We have been careful to select materials that are positive both in terms of their application and sourcing.”

Green buildings highlight the need to use less virgin materials, less energy, cause less pollution and create less waste.

Houle sees this as a local issue as much as a global one.

“We have used the existing masonry and foundations on site, along with materials sourced from other local sites, which is locally cleaned and crushed and re-used on site as hardcore. Yes, it’s only one building, but the redemption of brownfield land gives an instant environmental payback – it is great recycling.”

Energy use in buildings accounts for 40-50% of UK annual emissions of carbon dioxide.

“We looked at energy consumption and knew of its relation directly and proportionately to harmful environmental impacts such as resource depletion, habitat destruction by fuel extraction, environmental damage from processing and transportation and photochemical smog.

Energy consumption solutions at Langley Point include the use of passive chilled beams for temperature regulation and solar panel heating for hot water. Chilled beams use natural air-flow. They require fewer people to install and critically require less maintenance over their longer life cycle. They are more energy efficient and more cost effective to run with a reduction in CO2 emissions.”

Research carried out by Trigram Properties also concluded that end users preferred the climate within a chilled beam system office. This could eliminate ‘sick building syndrome’ which is a recognised condition associated with workers in buildings using conventional mechanical air conditioning.

Power factor correction will be provided in order to minimize wasted
electrical energy by ensuring the current and voltage remain ‘in phase’
with one another.

The actual building is only one half of the equation. Sustainability is also about the effects on the local community.

“For occupiers of Langley Point there will be less reliance on the car, more access to public transport and more cycling to work. It is a short walk into the city centre and less than ten minutes walk from New Street station. Bus routes are also plentiful from Bath Row. Langley Point is on one of Birmingham’s strategic signed cycle routes. Secured bike storage will be included in the undercroft car park with shower facilities provided on each floor of the building.”

So, what will be the rental costs of all this innovation?

“We expect rents will be in the low £20s, that’s below Birmingham City Centre market levels, and below other new build, grade A office space. Green really is good news for everyone.” Said Houle.

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