Chris Kane, Head of Corporate Real Estate at the BBC, who is speaking at the IPD Occupiers Conference on 29th June, talks to Real Return editor Tim Horsey.

In his presentation entitled “Accommodating the Future Workforce”, Kane will be considering some of the challenges he faces as the man ultimately responsible for one of the UK’s most complex occupational estates.  “The BBC’s staff of over 22,000 uses some 500 buildings containing more than 600,000 sq metres of floorspace,” he explains, “and the estate embraces a wide variety of functions, most importantly broadcasting, production, office activities and warehousing.  At the moment we have the simultaneous objectives of operating the estate efficiently and effectively while upgrading a major part of it – principally through two big development projects, Media City at Salford Quays, near Manchester, and the new West One building, including a complete redevelopment of the old Broadcasting House in London.  The ultimate aim is to reduce the area occupied by 30%, in the quest to reduce costs – which must be borne by the licence payers – and also to make the buildings fitter for purpose.”

The estate is partly owned by the corporation, and partly by institutional property investors.  In his presentation to the IPD Occupiers Conference Kane is particularly keen to explore the difficulties confronting occupiers in dealing with those who supply their space.  “As things stand the UK property industry is not providing occupiers with the kind of space they need in the 21st Century,” he says.  “This is even more true for small and medium-sized enterprises - who are not in a position to influence the construction process – than for the BBC.  It is partly a question of providing value for money, but also one of giving flexible space and not over-specifying.  ”

“This is also a problem in the sphere of sustainability,” continues Kane, “where real progress will only come with greater co-operation between all those involved in the property business.  There is a need to pool brain-power and come up with innovative and fundamental approaches.  We need to go back to the basics of building construction in the search for efficiency in the use of energy.  Sustainability is now high on the BBC’s agenda, not least because our staff are increasingly demanding that we take note of ethical considerations.  They may not be in a position to vote with their feet now, but we have to plan for the next 5-7 years when they may well be.”

The BBC has worked with IPD Occupiers for many years now, using its benchmarking services as an important element in the drive for greater efficiency and effectiveness in operating its estate. The Corporation supports the progression of IPD Occupiers in measuring building performance as it has evolved beyond looking at efficiencies in  cost and area.  It recognises that the workplace also has to be the right environment for occupiers and the tasks they have to undertake.  “One of the greatest benefits of working with IPD,” says Kane, “is the ability to generate a wide variety of metrics that can be used for making comparisons both within our own estate and in relation to other business space users across the country.  We can look at many different aspects of building costs, both per floor area and per employee, consistently and at the level of detail needed by different parts of the corporation – for example either at board level or for those who actually manage the facilities.  It has been a long road for us implementing a meaningful measurement architecture, and has meant overhauling our own information systems, such as by replacing the use of sq feet with sq metres across the board”

“This quest for standardisation and comparability has also been reflected by the BBC’s support for the IPD Space Code,” he continues.  “As the level of detail contained in the Code’s definitions of spatial areas has made it possible to reflect all of the different uses to which it is put by the Corporation, without the need establish a bespoke system specifically for our own purposes.  In part this has come about as a result of IPD’s consultative approach in developing the Code.”

Over the last eight years the BBC has turned over 25% of its space portfolio and moved over 5,000 personnel between different locations.  And with the changes to come a further 15,000 will be transferred to newer space.  Using IPD Occupier's metrics will help Kane and his colleagues to understand how successful these changes have been. 

 

Chris Kane will be presenting further insight into investment in the workplace given reduced budgets and less demanding workforces at the IPD Occupiers Property in Business Conference, 29th June 2009

Register online at: www.ipd.com/occupiers_conference2009 or call IPD  Events on +44 (0)20 7336 9399