The renovation of the One Southwest Office Building (OSWX) is emblematic of a radical shift in office trends during the pandemic. This building was 80% vacant before the renovation. It is now 90% leased in less than one year.

There are two major factors that are driving this turn around. A large exodus of downtown Minneapolis and the relocation of office spaces back to the suburbs to align with where people live. The second factor is redesigning the building and brand to reflect a contemporary, modern and adaptable office building that supports what tenants are looking for in an office. Work norms and behaviors are shifting. Companies are looking for key components in a new office like easy parking, great access to highways, and amenities. This building had two of the three key components, but it was lacking amenities. The building was outdated and very drab. The atrium space was under utilized and had fake plants and park benches.

“The design team reimagined the atrium. The strategy was to create a large space for meeting, lounging and gathering,” said Betsy Vohs, Studio BV Founder and CEO. “New furniture, rugs, plants, lighting and media create a compelling space to spend your workday.” The other large shift was moving the front door to align with the large parking deck. The new front door has a new exterior plaza, door system, entry and welcome are and two large stair features.

The one stair connects the existing cat walks to each other. The floor plates are a big U shape. There were existing cat walk connections over the atrium that were underutilized. The design team redesigned these and created a stair that connected these together. The other large stair connects the new entry level to the atrium space. This wood stair has places to sit and gather and creates a strong connection between the atrium space and the main entry. The coffee shop will complete the space and create an amenity for the users of the building and be the anchor of the atrium.

• Location: Eden Prairie, Minnesota
• Date completed: 2021
• Size: 200,000 square feet
• Design: Studio BV
• Photos: Corey Gaffer

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“Working in partnership with Boulter Mossman property consultants, we delivered a Cat A+ fit out at One Crown Court for a client of Priority Real Estate. Our client wanted to optimise their asset and speed up the occupancy process by offering neutral ‘plug and play’ space ready for new tenants to move in and customise. We worked closely with the client’s project manager to shape an office design that would appeal to businesses looking to let a flexible workspace immediately.

With the aim of creating a ‘blank slate’ for future tenants, we developed a modern, clean design that utilised elements of the previous Cat A fit out including acoustic Echophon panels. The gridded ceiling allowed us to easily integrate the design with the building services and add linear lighting across the working floor. Subtle design features inspired by the geometry of the building continue with Crittall-style glazing, hexagonal splashback tiles at the teapoint, and feature pendant lighting.

The front of house space includes a professional meeting suite and is designed with client-facing businesses in mind, while open plan desks, comfortable breakout spaces and a teapoint are available to employees. With the floor plate wrapping around a corner of the building, the office layout lends itself well to having a back of house meeting suite which provides a more intimate meeting setting softened with a teal feature wall and oak slatted ceiling.

By working collaboratively with all parties involved, we delivered an optimised office space that is sure to attract modern tenants looking to embrace agile work practices and the flexible work trends that are fast becoming integral to future-facing businesses.”

• Location: Clerkenwell – London, England
• Date completed: 2021
• Size: 6,000 square feet
• Design: Oktra

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“We built this office not for a specific customer company, but for an investor whose purpose is to lease the office.

Therefore, in the brief, we created a collective image of all our previous clients, took into account all modern trends, applied all our experience of working with the old housing stock. The renovation took 14 months. And the result is impressive. In addition, despite the typical surprises of old houses that awaited us at every turn, we managed to fully fit into the initially set budget.

The main idea was to return the premises to its former beauty, leaving all its features in plain sight. And there are many of them: this is a multitude of high windows with transoms, balconies, a large open terrace under the shade of a chestnut tree, high ceilings, a real fireplace, perfect 700mm thick brick walls. We removed all the labyrinths of the previous arbitrary layouts, removed all layers of drywall and flooring, strengthened all window and door openings, and so a completely new and clean space was born.

The current office is designed for 42 workplaces and consists of 6 offices (with a capacity of 5 to 12 people), 3 meeting rooms (2 of which are combined into one larger one using a transformer partition), a kitchen, a toilet with a shower room, a server room / storage room, a multifunctional library (which we call among ourselves a “zone of silence.” This space is divided into many zones for secluded work, negotiations, informal conversations, events, and is equipped with a technological bar and access to the terrace) and terrace.”

• Location: Kyiv, Ukraine
• Date completed: 2021
• Size: 3,444 square feet
• Design: Maya Baklan
• Photos: Andrey Bezuglov

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“The brief focused on creating a space akin to an art gallery, with an interior that could provide a neutral canvas for the curated artwork to shine.

Oktra’s team worked in partnership with the architecture practice Design Haus Liberty to turn their design concepts into reality through a detail and build process. They applied the principles of value engineering to develop a design in line with the client’s budget, and implemented creative solutions to achieve cost-efficiency without compromising on design integrity. Oktra formed a collaborative relationship with the client and held workshops to examine drawings and samples; an exercise to ensure the design conveyed the brand’s key messages.

The finished space is rich in textures with a soft colour palette that allows the artwork to take centre-stage. The reception features a cascading steel wall with built in LED flat panel screens that can be used to create a tailored visitor experience in the front of house – from displaying fashion shows to retail promotions. With a modern, fresh and chic workspace, the investment managers can find more common ground with their clients and use the space as an extension of their marketing. The office is a tangible, immersive representation of their brand and their work,” says Oktra.

• Location: London, England
• Date completed: 2019
• Size: 10,000 square feet
• Design: Oktra
• Photos: Oliver Pohlmann

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“The interior architecture reflects an industrial California coastal look-and-feel that creates an inviting and comfortable, yet timeless space. Bright, natural light combined with an open layout and warm color palette creates an energetic atmosphere that captures the entrepreneurial spirit of the company while providing ample space for company and other hospitality events. A large boardroom featuring operable glass walls that open into the reception area and the nearby breakout-and-media room boast a unique newly installed 15-foot by 45-foot double-pitch skylight. The open reception area is highlighted by a 20-foot multifunctional stone-and-wood desk that also serves as a bar for hospitality and catering. Exposed ceilings, polished concrete floors and raised-seam metal roofing add a warm, edgy industrial ambience throughout the space. The Class A space also is dynamically equipped with state-of-the art amenities, onsite dining options, live entertainment, and functional indoor and outdoor workspaces.

JLL’s new office space pioneers an innovative model for the future of office in Orange County and beyond and delivers on our objectives to unite teams’ cross functionally,” said Jeff Ingham, senior managing director at JLL. “After working with Hendy to design our previous office in 2012, we knew immediately we had to reengage their firm for our new configuration. While the purpose of office has changed, corporate leaders understand the value of a physical space that fosters human connection, community and engages their workforce. We hope our new space serves as a model for our clients as they identify their workplace solutions for tomorrow.”

• Location: Irvine, California
• Date completed: 2021
• Size: 35,000 square feet
• Design: H. Hendy Associates

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“The office of the future combines service and experience. In an era where anyone may work from home, the office needs to offer a little extra. Premico’s office has a carefully planned path for guests and employees that showcases their expertise in property management. The entrance area is designed to be eye-catching with a soft and hospitable feel. The lobby’s refreshment smoothly welcomes visitors further in, while the meeting rooms, lounges and hybrid work areas offer diversity for the workday.

Premico’s office concept is based on high-quality materials and a focus on beautiful and moody, fully adjustable lighting. All our wooden elements, from furniture and storage cabinets to paneling and even the archway, were commissioned from a local carpenter. The office has a calming atmosphere due to its minimalistic style, activity-based layout and ample storage space. By simply reducing clutter and noise in the office, we can reduce users’ stress levels and create happier workplaces.

In our design, we aim for sustainable solutions. In addition to picking environmentally friendly products and producers, like recycled carpeting and domestic carpentry, we believe the best sustainable choices are those with the longest lifespan. Premico’s office had been stripped to bare concrete before the project, so our mission was to design the space to last time. We created solutions that complement the building’s architecture to feel as if they have always been there.”

• Location: Helsinki, Finland
• Date completed: 2021
• Size: 5,381 square feet
• Design: Mint & More Creative
• Photos: Esa Kapila

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“Jaguar Building Services envisioned a workspace designed around their people – an environment where their teams could thrive. They had a clear vision of what they wanted from their new office and presented Oktra with their own ideas for the look and feel of the space. The refurbishment was prompted by a need for increased privacy, better kitchen facilities and a comfortable and inviting breakout area for their staff.

Oktra held regular meetings and workshops with the client to develop the design from the initial concepts conveyed in their brief. Bespoke illuminated signage and timber slats distinguish the reception area within an open plan office and create a sense of arrival, while shielding the main office floor from visitors vacating the lifts. The new layout uses crittal-style glazing to separate the desk areas from the main circulation corridor and provide definition while retaining a feeling of transparency and openness.

Natural oak finishes, plenty of plants and a moss wall add warmth and a touch of domesticity to the space. The overall effect is a modern and inviting work environment that is as functional as it is aesthetically pleasing, and will help Jaguar Building Services to attract and retain talent. With an upgraded meeting room and waiting lounge for visitors, furniture to support agile working and ergonomic workstations, employees now have a space designed with their work styles and job satisfaction in mind,” says Oktra.

• Location: London, England
• Date completed: 2021
• Size: 5,840 square feet
• Design: Oktra

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“Especially in times like these, when the office has moved into everyone’s living room, the value of shared office spaces beco- mes crystal clear: While concentrated work is possible at home, collective work environments are places where co-creation, collaboration and communication prevail, thereby allowing completely new ideas to unfurl. They are places where corpo- rate culture is lived and shaped, and where a sense of purpose is created through the symbiosis of different people and disci- plines. With the new office for Schöller SI in Reutlingen, Ippo- lito Fleitz Group shows that such places can also be homey: Warm colours, an exciting materials mix and a natural look define this two-storey office. It not only creates a pleasant wor- king atmosphere, but also reflects the values of an innovative project developer, whose core business is not just commercial, but above all residential real estate …

Thanks to Willi Schöller, a wind of change is now blowing in Reutlingen. Because the visionary developer not only invests in wind farms and renewable energy, but also set a striking example with his 2019 ‘Stuttgarter Tor’ real estate project in the centre of the large town at the foot of the Swabian Alb. The 64 metre-tall edifice, in which gastronomy, living and working are combined, is the town’s first high-rise building and forms the nucleus of a brand-new quarter: In future, more residential and commercial units and even a hotel are planned for the ‘City Nord’ quarter. So there are busy times ahead for the resident project developer, who is well aware of his style and town- defining role, and who wants to enjoy the great views from the ‘Stuttgarter Tor’ himself: The group moved into two of the eighteen floors in January 2020. The family company’s innova- tive and binding identity is now reflected across a floor area of around 850 square metres.

The clarity of the architecture (which imbues almost all Schöl- ler SI projects) is continued in the interior – but becomes quite literally more multi-faceted: Tinted glass partition walls, pale curtains, linear storage units and fringed carpets zone the dif- ferent areas, giving the space a rhythm that is characterised by overlays, reflections, transparency, but also by density. Accor- dingly, both open-plan and more intimate sections, as well as different work situations can arise: from the classic workbench and large shared tables, to lounge situations and alcove retre- ats. As a free interpretation of the slogan “Your office is where you are!” ( ACTIVITY-BASED WORKING), employees can decide which informal constellation best supplements their fixed workstation, supporting them in (internal) communica-
tion and thus helping them perform their daily tasks.

Despite these divisions, the space remains fluid and flows smoothly around the central access core. To transform this closed centre into a lively focal point, its design was delibe- rately exciting: Bold colours ( COLOUR IN SPACE) alternate dynamically with different materials and textures; shelves, picture rails and pinboards activate the area; integrated seating is arena-like, forming a lively meeting spot for smaller or larger teams. The space strikes the perfect balance between a collegial work environment and warmth or cosiness, without turning it into your living room at home,” says Ippolito Fleitz Group.

• Location: Reutlingen, Germany
• Date completed: 2021
• Size: 9,149 square feet
• Design: Ippolito Fleitz Group
• Photos: Philip Kottlorz

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“The entrance to The Link is designed to make a striking first impression, with a vast glass wall opening the reception up to the outside, and a sleek, floating stair design that spans the double height space. We stripped the existing floors back to shell and core before completing a Cat A fit out of the entire building. This process involved re-engineering the space by installing new floors, ceilings and mechanical and electrical systems. The ceilings have been left exposed on the second floor to maximise floor height and natural light.

A focus on employee wellbeing has become key for many landlords looking to attract tenants in a competitive market, and these offices deliver a wellbeing-focused experience inside and out. New shower and bike storage facilities were installed to accommodate cyclists and workers have exclusive access to two courtyards in the middle of the building. Kennedy Wilson were keen to make the most out of these outdoor spaces, so after landscaping these areas, we crane lifted a pod into one courtyard to serve as a juice bar, and the second courtyard was left for the client to customise. Additionally, there is an outdoor auditorium with a projector which can be used for events and a giant chess set.

The final result is a space that will stand out to the many companies considering a move out of London and into the boroughs. We have delivered a contemporary and innovative design that will help Kennedy Wilson to attract new business, and an exciting addition to the commercial property market in Maidenhead,” says Oktra.

• Location: Maidenhead, England
• Date completed: 2021
• Size: 6,000 square feet
• Design: Oktra

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“Ensuring that our design was sympathetic to the recently refurbished space was a key part of the process. By retaining the newly exposed ceilings and services we captured the aesthetic of the building whilst also creating a functional working environment. The polished concrete walls in the reception areas ensured the feeling of the building was felt as soon as you stepped onto each floor.

Set behind the reception area are glass panelled walls housing intimate meeting rooms fit with acoustic walls which simultaneously bring a pop of colour to the spaces. The numerous meeting rooms across the floor provide a space to escape from the open plan work areas for smaller group work, meetings or video calls. Whilst ensuring a sense of privacy, all meeting rooms are able to see both onto the view of the city and also into the office meaning they feel light and open but also feeling like a more intimate space.

The 5th floor is composed of two large working spaces fit with rows of desks, collaborative tables and comfortable seating areas. As well as this open plan area, there are additional focus rooms fit for one or two employees to be able to work away from any noise or distraction. Offering this choice and variety of working areas ensures that the workplace is able to meet the needs of the whole team no matter their working preferences.

Tucked around the corner of the open plan working space is a multifunctional hub which allows the whole team to spend time on their breaks, at lunch or even as an additional space for teamwork and meetings. The hub consists of a kitchen and island space, large table with bench seating, as well as two casual seating areas. This area also benefits from floor to ceiling views across the city of London.

Plants are weaved throughout the entire space building upon the notes of green in the design. As well as adding to the design aesthetically, biophilia is beneficial to users mental and physical health, creating a calming space to work in.”

• Location: London, England
• Date completed: 2021
• Size: 20,000 square feet
• Design: AIS Workplace

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“The new space of the Space 1 network of service offices in Moscow on Tverskoy Boulevard is located in a historic mansion of the 18th century. The project has integrated the historic atmosphere of the mansion with a modern, technological and efficient interior. For the architects of the bureau in this project, the task has expanded, we did not just work on the customer’s office space, but took a direct part in the creation of his product – relevant and liquid.

The original texture of the building required an individual approach. The different heights of the ceilings on the floors influenced the planning decisions. So, on the first floor, the space was recessed, and on the second floor, a mezzanine was completed, which made it possible to create additional spaces for meeting rooms and lounge areas. The project includes various places for recreation, private corners for secluded work, areas with upholstered furniture for communication, free-standing and fully equipped telephone booths for 1-2 people, high-tech soundproof meeting rooms, as well as a large number of lockers.

All service office spaces have the possibility of flexible customization within the framework of the designed mortgages, on which partitions can be installed in a few days and the layout of the premises can be changed to create a separate meeting room or a manager’s office by transforming the office according to the requests and needs of the tenant. When designing, we were required to predict the scenarios for the use of premises and to maximize the flexibility and versatility of the layout.

The laconic interior is complemented by unusual images that visually resonate with the architecture and aesthetics of the building. The image of the arch is presented in glass partitions, corridors. Furniture and soft areas act as a bright accent, unusual memorable colors, somewhere bright and saturated, somewhere more calm and pastel, set the dynamics of the interior. The flowing semicircular shape, which we find in soft zones, refers to the architecture of the building and intersects with other images of the arch in the interior. The elegance of the arched elements and architectural lighting make the interior airy, while the rough concrete finish enhances the contrast of the space,” said IND Architects.

• Location: Moscow, Russia
• Date completed: 2021
• Size: 24,218 square feet
• Design: IND Architects
• Photos: Dmitrii Tsyrenshchikov

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