Step 1: model people and attendance
List current and forecast headcount by function, shift and security zone. Apply evidence-based peak attendance rather than a company-wide hybrid average.
Calculate planned desks from assigned and shared seating rules, then add project, visitor, contractor and contingency demand where relevant.
Step 2: build the workplace programme
Add meeting rooms by size, focus rooms, collaboration, training, reception, pantry, wellness, storage, print, lockers, IT and facilities spaces. Leadership and client areas should be explicit.
Include accessibility and statutory requirements from qualified designers; they are not optional efficiency losses.
Step 3: convert programme to area
Apply realistic planning allowances for work settings, support areas and internal circulation. Keep net usable programme separate from common and chargeable areas.
A preliminary range is more honest than a single number until a test-fit is complete.
Step 4: test real floor plates
Overlay the programme on accurate architectural drawings. Columns, core, depth, façade, egress and services can change capacity materially.
Run base and growth scenarios and identify whether future expansion can occur contiguously or requires another floor.
Step 5: connect space to cost
Use the verified area basis to compare rent, maintenance, parking, utilities, fit-out and technology. Include vacancy or overlap during a move.
For M One or any Million Minds Tech City unit, request the current unit drawing and measurement statement before using published headline floor-plate information in a financial model.
Sources
Source access and page review date: 12 September 2026.