strategic RE Flashcards

1
Q

Give me an example of a consolidation/rationalisation project? Highgate

A

The building is currently 30% vacant in an extremely high value area, options appraisal has been undertaken and alternative site search has begun.

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2
Q

Can you explain your wider organisational strategy?

A

To provide safe and efficient healthcare facilities and minimise the cost of the NHS Estate.

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3
Q

Key points you took from RICS Public Sector Asset Management Guidelines?

A

Outlines some of the benefits of strategic property asset management.
1. The introduction of co-location, partnership working and sharing knowledge between authorities.
2. The generation of efficiency gains, capital receipts and reliable revenue stream; and
3. An overall improvement of the public realm.
Also outlines examples of what good strategic property asset management might look like; - Link the property asset management plan to the corporate vision and policies- Consider all practical options for financing of new property assets - Collect, analyse, store and keep updated all relevant property asset data - Establish clear strategic approaches to the utilisation of space and flexible working and co-location with partners and stakeholders

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4
Q

How did you verify the sensor collected data?

A

Reliability measures - they use passive infrared technology that monitors both movement and heat to prevent false positives of something moving around (like a fan) logging it as occupied.
The sensors are connected to a host unit that logs minute by minute data, and will send a warning if its disconnected for any reason so that technical glitches/human intervention can be remedied. Arguably more reliable than tradtitional clip board based models as provides more granuality of detail and count miscount etc. Also further sense-checked the data collected by the sensor by comparing it to a spot check of a quick sample manual utilisation survey that I undertook whilst on inspection.

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5
Q

How did the utilisation data inform the requirement for existing services?

A

I recommended to go with peak utilisation for each dept +10% and then undertook indicative space planning using benchmarks to map desk numbers to an NIA.
This also took into account support accommodation required i.e. storage/circulation/meeting rooms/ It was important to run the sensor utilisation survey alongside a series of workplace assessment interview to understand the bigger picture behind the data, and understand the patterns and requirements that wouldn’t have been evident with the data alone.

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6
Q

What were the cost savings (Lennard Road)

A

A 40% reduction in the NIA required – 1,222m2 from 2,051 m2.FM/SC Currently - £237,174.83Rent: £246,163.20 = £120psm p.a. Rent reduction of nearly £100,000 (£99,497.46)• Total savings per annum £195,000 • Cost of adaptation works (estimated by construction £300,000)

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7
Q

What were the other objectives the CCG had? (need more?)

A

Objectives included
- Ensuring spaces are fit for purpose
- Ensuring spaces are well used
- Ensuring spaces represent value for money Wider objectives;
• Engaging with Primary Care to support practices to use digital services to develop their role in Primary Care Networks.
• To support local people and stakeholders to have a greater influence on services we commission
• To promote equality both as an employer and a commissioner of health care services
• To create a high performing and sustainable workforce that continuously learns and is engaged in delivering our ambitions.
• Reduction in Re-admissions
• Improve the quality of accommodation ensuring buildings are modern and fit for purpose to improve patient experience.

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8
Q

What other benefits other than cost did your …. bring?

A

none

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9
Q

How did you present your advice

A

I presentented my advice in person as it would allow me to read an non-verbal cues and quickly allay any concerns my client may have had. I presented with Graphs highlighting cost savings and showed how overall accommodation could be improved.

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10
Q

What is clinical activity data?

A

List of commissioned services per provider

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11
Q

What was the future occupancy requirement (Westminster)?

A

800-1000sqm

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12
Q

What did your work involve to produce the proposed layout plan? (Westminster)?

A

Compiling information relating to;

  • Current accommodation for each service
  • Clinical activity/list size for each service
  • Provider for each service ( as a single occupier can more easily drive efficiencies within the services it delivers.
  • Building operating hours
  • Department of health guidance for room sizes, accommodation required and clinical adjacencies.
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13
Q

How did the information you gathered inform the space requirement? (Hunter Street)

A
  1. Take current accommodation
  2. Clinical activity (commissioned/list size)
  3. Building opening hours
  4. HBN guidance for room size
    This can then be put into a model to calculate a space requirement.
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14
Q

How did you present your analysis? (Hunter?)

A

I presented my analysis in person as there was a lot of detail to go through and I felt this was the most effective way of being able to respond efficiently to questions and provide reasoned advice.

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15
Q

What consideration did you give to future growth on your utilisation survey?

A

My client provided me with a forecasted staff turnover, resulting in a net increase of employees of 25 over the next 36 months. I incorporated another 25 FTE into my analysis.

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16
Q

Talk me through your cost benefit analysis of co-location. (Hunter)

A

First identified where there would be opportunity to re-locate practices.
- Did this by using a scoring matrix with key criteria agreed with the client including, under utilised opp, over capacity opp, same PCN, right distance (under 0.5m)
- Analysed patient heat map data Once the preferred GPs were selected, then identified the costs of relocation including capital outlay, reconfiguration/required/disruption/moves costs.
This was then compared to the benefits
- running cost savings
- realising STP goals of disposal proceeds/housing units/integrated systems of care
- efficiencies from working together.

Important to recognise/mention that there were quantifiable costs and benefits (that I was able to model in a cash-flow to compare the capital and revenue outlays and the NPV) as well as qualitative ones, and scored each option against the agreed criteria e.g. the Soho one.

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17
Q

Did you consider quality of space or just quantity? (City of London)

A

On similar instructions I would also consider the quality of the space. I believe it is important to always consider the human element of strategic real estate advice. However, in this instance the relocations were within the same building and so there was no material impact on quality of the space.

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18
Q

How did you present that data KPIs/Graphs?

A

I presented the data using graphs and charts to capture the financial implications but also the responses from the stakeholder engagement.

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19
Q

Why was the building 1/3 vacant? Were there any issues with the space or had the tenant simply moved out?

A

No issues with the space, was formerly used as an admin facility and rents are very high for an admin usage so the occupier relocated to cheaper premises.

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20
Q

You have identified co-location of GP’s but what other options might have been available to mitigate void costs? - especially if building was leasehold ? Did your report to clients explore these other options > if not, why not ? (Camden)

A

If the building was leasehold could have looked to re-gear the lease taking less space. As it was a freehold and a cost being incurred by my client this wasn’t possible. Also considered just moving another occupier in, however it was thought that from a system perspective, given the lease events and possibility to co-locate this would provide a better outcome for my client in the long term.

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21
Q

In terms of co-locating and thus having a multi-tenanted building – what operational matters would you need to consider as part of your strategic advice to the client? (Camden)

A

Rent / service charge / FM costs – making sure shared space is billed correctly (i.e. percentage of shared space based on how much floor area occupied in the whole building)
Receptions – would there be a shared reception at the front directing people to each GP, or would they both have separate receptions
Separate entrances?
Parking – separate allocated spaces?
Privacy – you might advise to have security passes for the tenant’s demised areas to protect sensitive information from the other tenants (e.g. patient records)

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22
Q

What were the cost savings for….?

A

Current rent GPs = £235,600 (6,200sq ft @ £38psf)• New rent = £148,800 (4650 sq ft @ £32psf) (75% of previous) • £86,800 per annum saving. • Cost of move £1.1m (largely reconfiguration works, listed building consent (estimate from construction team)

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23
Q

What was your advice (Camden)?

A

I advised on the impact for patients in terms of walking distance was minimal
• I advised relocating would be the best option for the system over a 20 year period
• I advised utilising the break options and if no clinical requirement to declare the other building surplus to enable disposal
• Advised the benefits in the long term but also the short term of a disposal in a high value area
• I advised that from a qualitative perspective, better facilities for patients and staff

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24
Q

You have stated that you undertook a utilisation study – how did you do this ? - explain methodology, times and length of survey – what were you actually measuring (ie occupied desk / laptop on desk).

A

Utilisation period – 4 weeks (varied days and times) – to try and capture an accurate picture which would not be skewed by abnormal utilisation, not reflective of the rest of the week. i.e. 10am on a Monday.
Avoided school holidays although that advised that utilisation would likely be lower during these times. Week one – Monday Wednesday and Friday (11am) Week two – Tuesday and Thursday (11am)
Week three - Monday, Wednesday and Friday (3pm)
Week 4 - Tuesday and Thursday (3pm)

Methodology was signs of life at desk and traffic light system i.e. laptop, jacket. To avoid double counting employees sat in the communal spaces with someone/ in a meeting were not counted.

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25
Q

What consideration did you give to future growth on your utilisation survey? (City)

A

My client provided me with a forecasted staff turnover, resulting in a net increase of employees of 25 over the next 36 months. I incorporated another 25 FTE into my analysis.

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26
Q

How did this (utilisation survey) help from a strategic/overall prospective? (City)

A

My client was considering acquiring more space and would’ve looked at their own portfolio in the first instance. Negating the need to acquire more space through departmental relocations. Still being able to increase the number of employees in the office without needing to acquire more space helped meet my client’s objective in relation to sustainable growth.- One organisational objective was to reduce cost per employee from £6,500 to £6,000 - this would help to achieve that with the addition of 25 more employees. From a qualitative point of few it helped meet my client’s objective of increasing collaborative working.

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27
Q

Are there any limitations to the type of survey you did? (City)

A

Yes – A one month period may not be representative of the whole year (avoided summer for this reason) – as the key was ascertaining peak utilisation it wasn’t necessarily felt that a longer period was needed.
Signs of life doesn’t necessarily mean employee is in work – coat/laptop could be left (though it was though this would be a very small percentage due to hot desking policy)
Qualitative measured ignore, that’s why it is important for the survey to take place alongside workplace occupier engagement.

28
Q

Would you utilisation survey be appropriate in another setting or would you need to tailor?

A

It is always important to tailor to the client’s objectives. If client was wanting to ascertain peak utilisation again then it is a cost effective way of creating that picture. If say the client needed to know average utilisation then I would suggest, longer more frequent survey and possibly the implementation of utilisation capturing tools, depending on my client’s budget.

29
Q

What kind of tools are there to capture utilisation?

A

Utilisation sensors that use passive infrared technology that monitors both movement and heat to prevent false positives of something moving around (like a fan for example) logging it as occupied. The sensors are connected to a host unit that logs minute-by-minute data, and will send a warning if it’s disconnected for any reason so that technical glitches/human intervention can be remedied. Arguably more reliable than traditional ‘clip-board’ based models as provides much more granularity of detail and can’t miscount etc

30
Q

Why did you need to do a utilisation survey – could you not have just looked at no of employees v no of desks – and concluded that sufficient desks? Why was it important to do the way you did?

A

Just looking at employees to desks would not have been sufficient, this is do to employees being off sick, on holiday working from home etc. My client requested I use an 8 to 10 desk to FTE ratio. I advised that this could be reduced alongside occupier engagement by understanding working patterns and encouraging more remote working. As my client wanted to ascertain peak utilisation to establish whether more space would be needed the only way of creating this picture would to be act actual utilisation rates on the ground.

31
Q

The survey was part of lease renewal discussions re relocation – what would you have advised your client if the utilisation study proved that needed more space? – different options to simply relocating?

A

I would have advised to first look within the client’s portfolio to establish if there was any vacant space which would mitigate the cost. My client holds a large portfolio, with void costs being incurred on a system level. I would have advised that occupier engagement and workplace assessment should take place in order to establish the most efficient/least disruptive way to accommodate the move. For example, which team could move to another location.

32
Q

What would you have needed to consider from the existing lease as part of a strategic solution for relocation? (specific clauses). What would you have needed to consider from the existing lease as part of a strategic solution for relocation? (specific clauses).

A

NAME?

33
Q

What was the background to Westminster?

A

Researched organisational objective: The 5 year forward view highlights the importance of the NHS estate as an enabler to support future commissioning plans and therefore the optimum use of the NHS portfolio is critical. Given the currently low utilisation and relatively poor condition of Soho CFH there is a strong case to expedite a review of healthcare requirements and future use of the property.Options appraisal was carried out – highlighting vacate and relocate as the best option – I was then instructed to analyse and establish the requirement and work up a solution.

34
Q

Talk me through what you did for Westminster.

A
  1. I inspected the property
  2. I met with the occupiers and confirmed their requirements - CCG were unsure whether to disperse patient list or move services to another building which would need to conform to HBN standards.
  3. Analysed data using PID (estimator for space requirements)
  4. I analysed patient heat map data to understand where patients where coming from
  5. Search for alternative premises (two identified)
  6. Tendered for healthcare planning consultant
  7. Worked alongside consultant to produce floorplans
  8. Provided consultant with list size, provider for each service, opening hours and HBN guidance.
  9. Presented findings to client
  10. I recommended relocating to the new building, enabling the disposal of a high value HC in Westminster
  11. Realising client objectives of running cost savings - realising STP goals of disposal proceeds/housing units/integrated systems of care
35
Q

What information did you provide to the space planning consultant?

A

List size, provider for each service, opening hours and HBN guidance.

36
Q

How did you assess the tenders?

A

60/40 price and quality Price on a sliding scale from the cheapest. Quality was mainly based around completeness of the proposal and timescale.

37
Q

Talk me through your Croydon example.

A
  1. CCG wanting to reduce their costs for a building they were occupying
  2. I reviewed the CCG estates Strategy
  3. I analysed utilisation data
  4. I met with the occupiers and confirmed their requirements
  5. Recommended peak utilisation for each dept + 10%,
  6. I worked with E&A and construction team to model the options (cost of adaptations + rental savings)
  7. Presented findings to client
  8. Recommended co-locating services and handing back some vacated space which would enable cost savings.
  9. Client has since asked me to undertake similar task? (Hunter?)
38
Q

Talk me through your Camden Example.

A
  1. Researched organisational objective: The 5 year forward view highlights the importance of the NHS estate as anenabler to support future commissioning plans and therefore the optimum use of the NHS portfolio is critical
  2. I reviewed the lease
  3. I met with the occupiers and confirmed their requirements
  4. I analysed patient heat map data to understand where patients where coming from
  5. I researched other health facilities in the area, compiled information to analyse whether co-location would be possible.
  6. Used PID estimator to calculate estimated requirement
  7. Presented findings to client
  8. Recommended the consolidation of one of the current occupiers over 2 floors.
  9. Increased the amount of space for 2 GPs to co-locate.
  10. Estimated cost of move, in consultation with my construction and evaluation and analytics team and presented this my client.
  11. I also considered qualitative perspective – including better more modern facilities and minimal impact for patients in terms of distance.
  12. Client has since asked me to undertake similar task?
39
Q

What type of sensor technology did you use for Croydon?

A

Smart workplace sensor technology utilisation study

40
Q

What did your stakeholder engagement consist of?

A

Meetings with service leads and 1-2-1 interviews.

41
Q

What were the benefits of co-locating (Croydon) for CHS?

A

NAME?

42
Q

What were the system benefits of Croydon?

A

NAME?

43
Q

You refer to internal and external clients, please may you explain the difference?

A

Internal clients refers to instructions I have received internally to, enable a freehold disposal for example for a manager.
I also have experience advising external clients such as clinical commissioning groups.

44
Q

Can you explain the structure of NHS PS and how your role sits within the business in the portfolio optimisation team?

A
  • Private Limited Company wholly owned by the Department of Health
  • Acts as a landlord and a tenant to provide healthcare and office accommodation for the NHS
  • Provides internal advice to Property Managers and Tenants on how to better utilise the estate
  • Identifies opportunities for disposal of surplus assets within its own portfolio by working with clinical commissioners to rationalise the estate and reinvest back into the NHS
  • Plays an advisory role to other NHS organisations scrutinising their space requirement and identifying opportunities to rationalise and optimise the estate. An example being identifying lease break opportunities or re-gears to give back unneeded space or find more suitable accommodation.
45
Q

Why is real estate important within wider organisational strategy?

A
  • To enable the continued operation of the business function- Ensure that the business has the required accommodation to perform its principle business functions
  • To minimise the excessive costs being spent on accommodation, therefore ensure efficiency
46
Q

How would you research organisational objectives?

A

For external client as was the case for this example I would look at their 5 year forward view. I would also look at their estates strategy to determine what real estate objectives they have and how that aligns to wider strategy.

47
Q

How did you analyse the sensor collected data for Croydon? What were the various utilisation peaks?

A
  • I analysed utilisation by comparing amount of people to amount of desks.
  • Analysis showed that average utilisation was 32% (applied to all desks)
  • Peak utilisation was 51% (applied to all desks)- Around 68% of the desks in the building averaged less than 40% utilisation during normal working hours.
  • Mondays and Fridays on average have a 10% lower utilisation than the rest of the working week
48
Q

What was the client’s criteria in Westminster?

A
  • Space within 0.25m of current building
  • 800-1000sqm - Leasehold
  • Must have access to GF (not upper floors only)
  • Lifts-1500m wide stairs (HBN 04)
  • Windows including restrictors (HBN 04)
49
Q

Please may you explain how you prepared the tender document for Westminster?

A
  • Introduction
  • Background
  • Requirements (2 plans)
  • Key deliverables
50
Q

Can you explain the tender process for Westminster?

A
  • I invited 3 agents to tender based on the tender document which I sent out
  • Analysed the tenders 60/40 price/quality. elected this because given the criteria there wasn’t much scope to ‘add value’ - therefore price was seen as more important
  • Quality criteria included turn around time/quality of proposal and experience undertaking similar tasks.
51
Q

What were your recommendations for Westminster?

A
  • I recommended vacating and relocating to a property which met the client’s criteria
  • Both costs were estimated to be very similar
  • I recommended relocating into a site which was 0.1m closer in order to mitigate the impact for clinical services in terms of their patient list.
52
Q

How did you choose the 2 GPs to co-locate in the vacant space? Did you have a scoring matrix for your analysis?

A

The GPs were scored based on an initial matrix which was agreed by the client.

  • Proximity to PS building (within 0.25 miles)
  • Potential under utilised opportunity (less than 70%)
  • Potential Over Capacity Opportunity (Over 90%)
  • Right size for fit into Hunter Street (less than 400sqm) - Upcoming lease event
  • Co-location opportunity (can it be paired with one or more) - PCN computability
53
Q

Are there any other agile working benchmarks your team work towards?

A
  • DH target a desk sharing ratio of 8:10 and no more than 8sqm per FTE and 10m per desk
  • New GPA hubs are targeting a desk sharing ratio of 6:10 and 6-8sqm FTE
  • PS may look to do the same in future
54
Q

What were you specific departmental relocations?

A
  • Recommended moving asset management team to the second floor (dispersed at the time)
  • Recommended consolidating FM on 1st floor
  • Did this because through stakeholder engagement the occupiers didn’t feel comfortable sitting in a different function’s part of the office even if there were desks.
  • Also improved collaborative working (an organisational objective)
55
Q

What FTE desk ratio did you recommend (city)?

A
  • I recommended it should be no more than 8:10 (currently 7.8:10)
  • I advised that extra 25 FTE would reduce the ratio to 7.2:10 which is still above GPA target,
  • I advised that further space should not be considered until the ration moved below 7:10 desks to FTE.
56
Q

Please talk me through an inspection of one of your strategic projects mentioned in your submission?

A
  • I inspected the building in Croydon. It was a 2 storey admin building.
  • Solid brick wall
  • Concrete frame
  • Flat Felt roof
  • Internally the office was of relatively poor condition and would not conform to HBN standards.
57
Q

Why are inspections important for giving strategy advice?

A

NAME?

58
Q

How did your city of London Utilisation survey help from a real estate perspective?

A
  • I advised that there was sufficient space for the next 5 years and so the lease could be renewed. On more favourable terms than currently, as the landlord will have any void for letting period/fit out which would further assist in achieving my clients objectives or reducing cost per employee from £6,500 to £6,000.
59
Q

What did the healthcare planner/architect need to consider to understand if a building was suitable for healthcare?

A
  • Room sizes
  • Clinical adjacencies
  • Infection control including clean/dirty routes and compliant finishes
  • Fire strategy
  • Acoustics
  • Windows including restrictors
  • Circulation widths (for wheelchairs, trolleys, etc)
  • Appropriate sanitary facilities
  • Access control
  • IT infrastructure
60
Q

What is an occupational or operational goal

A
  • Operational goals
    – real estate is used to enhance the operational efficiency of the business; for example optimising the location of real estate.
  • Occupational goal is used to enhance the workspace – e.g. improving energy efficiency in line with MEES, implementing hot-desking.
61
Q

You state that businesses use real estate for varying purposes; what are these?

A
  • The purpose is dependent on the company; many businesses use real estate for occupational purposes, however many that CBRE deal with are structured around using real estate for financial or investment purposes. In particular in my work, for the development of land for residential schemes (to benefit from sales) or BTR schemes (to benefit from long-term income).
62
Q

What are some examples of company’s objectives? How does this affect the advice you give?Could be:

A
  • To implement cost savings and efficiencies- To seek a return on their investmentUnderstanding objectives helps to shape the advice given and informs the strategic recommendations.
63
Q

How does your role provide strategic real estate consultancy?

A

Strategic advice that I have provided in my role has largely been regarding the acquisition and disposal of development land, where the client has been targeting a Profit on Cost in line with the business objectives.

64
Q

Is return on capital employed another way look at profit on cost?

A

ROCE - financial ratio that measures a company’s profitability and the efficiency with which its capital is used. Operating profit/capital employed.Development yield (POC)

65
Q

[Reading] What was your strategic advice to the client?

A

Marriage value, placemaking, acquisition prices for parcels.

66
Q

[Reading] What was the client’s objective? What was your instruction?

A

To determine the appropriate purchase price for the four parcels of land, whilst ensuring that a POC of 22.5% can be achieved for a residential development. We were instructed to conduct a desktop review.

67
Q

What were the warehouses used for? What is their use class?

A

Uses classes – a mixture of B8 storage and B1c – light industrial.