1. Sensors de temperatura
1.6. Sensors de radiació
Over the last nine years, UK Business Incubation (the international membership and best practice body) has measured the impact that incubators have on the local economy and workforce. The research proves that an incubator's client businesses provided an average of 167 jobs (full time equivalents) per incubator and are home to an average of 30 client businesses. Most (60%) incubators also operate ‘outreach’
services, helping and advising companies outside the incubator. Those operating outreach activities support an average of 150 additional businesses. Across the sample, an average of 75% of client companies’ turnover up to £500,000, but only 1.5% had a turnover of > £5 million.
Demand is difficult to predict precisely, but the characteristics of the local economy suggest that there is sufficient demand to support the iCentrum proposals now and in the future at the scale suggested here.
Indeed, the scale suggested here is in line with established best practice and mirrors the scale of centres which are already successfully trading.
There is an increasing awareness of the benefits of operating in the supportive environment offered by innovation and incubation centres and this is generating demand for them around the country. More specifically, in Aston demand will be generated through a combination of:
• A general lack of existing Grade A office space that offers a supportive environment for high-tech, high growth SMEs which will deliver demand from SMEs operating out of premises they deem to be unsuitable to their growth aspirations.
• Increased demand for smaller units due to increased entrepreneurship and downsizing by existing firms.
• Average annual take-up of office space in Birmingham reached 1 million ft² in 2008 prior to the downturn. Rental levels have shown some recovery during 2011 but are still below the 2008 high point.
• Grade A office space in Birmingham has about a 5½ year supply at present with only one-quarter being new stock which may be the first to be taken as the market recovers and the secondary space may then be more difficult to transact. Consequently, Birmingham requires more Grade A office space as the economy comes out of the downturn in the next year or two.
• The flexible occupancy terms of supportive environment will be unrivalled in Birmingham and will make the Centre an obvious destination choice for growth-oriented high-tech SMEs.
• There is nothing similar, or planned, which has a specific focus on high growth, high-tech SMEs and iCentrum will provide something unique in the local, and regional, property market. However, the rental and pricing structure will need to be carefully considered as part of the business planning process to ensure viability as well as competitive positioning.
• Proximity to the city centre, West Coast Main Line, Birmingham International Airport and the national motorway network will also be an obvious attraction for business which depend on travel beyond the local area.
• The provision of expansion space in the Centre will be a factor in the decision making of SMEs which already have growth potential and plans.
• The catchment for the Centre is likely to be focused on the West Midlands region with emphasis within that on the West Midlands conurbation.
Other points to be aware of which have a relationship with demand for iCentrum include:
• The closest competition is likely to come from other space within the Birmingham Science Park Aston, including Faraday Wharf and iBIC, as well as further afield, the Custard Factory and Fazeley Studios which are introducing a model with more communal space, dedicated Broadband and other support services. The Custard Factory is not focusing on high-tech, high growth start-ups, but could accommodate them if they chose to locate there. Fazeley Studios has already attracted Microsoft and other digital industries.
• There is approximately 75,000 ft² of serviced office accommodation with a ½ mile radius of the city centre and this could provide a lower cost alternative for some entrepreneurs. It will not provide access to support services and will not generate association and links with like-minded firms; but for the most price sensitive start-ups it may be an attractive proposition.
• As a consequence of the above two bullet points, there is a need for iCentrum to clearly differentiate itself from the competition and reinforce the benefits of locating there as opposed to any alternative locations.
• Faraday Wharf has successfully attracted a number of digital and media-related businesses.
Unfortunately, it has not been possible to easily identify each category of tenant as records are no longer kept in this regard.
• Enquiry numbers at Faraday Wharf are no longer collated although data relating to the year ending August 2010 is available and suggests that enquiries relating to predominantly iBIC and Faraday Wharf have been raised for a total of around 480,000 ft² in average suite sizes of around 1,180 ft².
Enquiry levels over the year averaged approximately 34 per month and it is understood that enquiries still arise at a similar rate.
Consequently, the evidence reviewed and the research we have undertaken demonstrates that in broad terms there is likely to be sufficient demand for a Centre of this size targeted at high-tech SMEs. The extent and quality of the supportive environment, communal space and branding of iCentrum will be
fundamental to attracting tenants, and a soft market testing exercise will be required to test potential rental levels that can be charged in future.
In terms of assessing the origin of demand by stage of business the data in Table 7.2 highlights this. This is based on an assumption that the Centre will have a flexible layout.
Table 7.2 - Origin of Demand by Stage of Business
Type of SME Space
Allocation
Evidence of Demand
Start-ups and incubation 20%
(9,000 ft²)
- The e4f and oxygen programmes at Faraday Wharf are indicating strong demand that would fill this amount of space
- Within the initial three years of iCentrum being
established we would anticipate this space being full and demand coming from:
- ef4 sources
- international sources
- latent demand from within the West Midlands (graduates, recently redundant workers with skills and start-up capital
- Discussion with tenants has revealed how attractive a supportive environment and proximity to like-minded businesses is to high-tech new starts and we anticipate high demand for this space
- The supply of supported office space has increased and this has had a dampening effect on demand at individual centres. It will therefore be critical that iCentrum can differentiate itself in the market place and become known as the prime location for high tech SMEs in Birmingham and the West Midlands. The flexible approach to space planning and the quality of communal areas as well as the unrivalled support infrastructure are all things that form the unique selling point for iCentrum and have to be articulated well to drive demand
Incubation 6months+ 10%
(4,500 ft²)
- With a rapid flow of entrepreneurs and start-ups there will be a need for occupiers to move on after 6 months.
A hybrid step may be required for some that are not quite ready to move to the established stage and pay market rent. This stage two incubation will have the role of ensuring the supported SMEs are viable propositions before they graduate to the innovation space and are exposed to higher rents
- This space will have a symbiotic relationship with the start-up and incubation space. Demand for it will be driven by the former and knowing that this follow-on support is available to start-ups will drive up demand for the former.
- This space will be full as a result of the success of the
Type of SME Space
- At 45,000 ft², iCentrum is midscale in terms of UK centres but near the top end of space provided by comparative centres in the West Midlands. Core services must be at least on par with competing locations and demand in this cohort is likely to be more price sensitive. Add-on features will play a role in driving demand which may come from:
- companies graduating from the previous two types of space
- national and international companies looking to expand into the West Midlands
- established companies looking to downsize from existing premises
- established companies looking to align themselves with the new digital cluster at iCentrum and Digital Plaza
- Given current uncertainty in the wider economy, this space will have to be marketed extremely well in order to tempt established businesses from their current
locations. It will be providing space in the Grade A office market but for a specific sector (high-tech) and with an unrivalled wrap-around service. This should ensure it is differentiated from other Grade A space and can establish a niche in the market.
- Graduate businesses from the incubation phases will begin to deliver a flow of tenants after 6 months and 12 months respectively.
- This may prove the most difficult area to let in the initial three years as potential tenants ‘wait and see’ how the offer pans out in reality. Over the longer-term there should be demand as the economy picks up and the product at iCentrum establishes its place in the market but this may be from Year 2/3 onwards.
- From our business survey it is notable that 56% of respondents said they would consider remaining on, or relocating to, BSPA and a further 24% said they may consider relocation, However, 71% of respondents said that competitive rents would be a factor in their decision-making process and therefore a determinant of demand for space from established companies.
Anchor tenants 10%
(4,500 ft²)
- This fits with the aspirations for Digital Plaza and is not something that can be evidenced at this point. By anchor tenants we mean national and international companies that are clearly associated with the high-tech sector.
- Anecdotally a number of blue chip companies have been mentioned to us (i.e. Cisco, Apple, E-on, Google) and any of these, and others like them, would be a fantastic acquisition for iCentrum and Digital Plaza.
Brand association and proximity would then further drive demand for iCentrum and raise its market profile
- This is the largest unknown quantity and not something that our research has been able to uncover any
significant insights into
Communal 20%
(9,000 ft²)
- The consultations with Faraday Wharf tenants have confirmed the importance of communal space to the success of iCentrum. It is also important in creating the centre as a destination which will drive further demand to it in future
- Similarly, the communal space element is an integral factor in the success of places like Palo Alto and Tech Hub and will become an increasingly important
dimension of centres like iCentrum as we move through the next couple of decades.
- Wrap-around support services and communal space are important features of demand and also provide scope for iCentrum to carve out a market niche by surpassing what is currently on offer for high-tech businesses in the West Midlands.
- Offering ‘membership’ of iCentrum to external companies is also a means of deriving value from the communal space while raising the profile of it
Annex One: Stakeholder Consultees
List of Consultees
Organisation Individual
Birmingham and Solihull Local Enterprise Partnership Paul Heaven
Birmingham City Council Suresh Patel
Birmingham City Council Tara Verrell
Birmingham Science Park – Aston (Business Innovation) Gary Gould
Birmingham Science Park – Aston (CEO) David Hardman
Birmingham Science Park – Aston (e4f) Simon Jenner
Birmingham Science Park – Aston (iCentrum Project Manager) Hugo Russell Birmingham Science Park – Aston (Operations) Philip Lines Birmingham Science Park – Aston (Property) Stephen Manners
Civico Daniel Cremin
Daden Soulla Stylianou
Majestic 12 Steve Lux, Alex Chudnovsky
Maverick Chris Massey
Soshi Games Kevin Corti
Studio Benito Chris de Souza
UK Broadband Darren Franchelay
Annex Two: Serviced Accommodation
in Birmingham City Centre
Price
Occupancy Rates Service Charge central business district, with views across Victoria Square to the historic Town Hall.
The available space comprises serviced office accommodation arranged over the 3rd, 5th, 6th, 7th & 8th floors ranging from 100 sq ft to 42,755 sq ft.
Reception Staff and support teams, Kitchen Areas
Prominent landmark building, located in the heart of the city. With flexi space
Conference facilities and meeting rooms, On site cafe,
Latest technology ICT
NB various recent lettings on traditional lease at £22 psf 2011
Price
Occupancy Rates Service Charge
This 1960’s centre provides over 60 office suites ranging from 100 sq ft to 4,000 sq contemporary Business Centre, Serviced Offices and Meeting Rooms on the 9th
Price
Occupancy Rates Service Charge
The available space, prominently positioned on the corner of Newhall Street and Cornwall Street in a grade II listed building has been extensively refurbished.
Serviced office accommodation from 200 sq ft to 2,000 sq ft is situated on the first three floors. There are board room and other meeting rooms for customers to use.
The third floor is let out on conventional terms giving customers in the serviced space the option to expand during their licence and take a full lease.
An on site team provides customer service and there are a range of broadband
Fully furnished, flexible office suites offering advanced IT and telecoms supported by Category 5 cabling, 24hr access and
security, meeting and conference rooms with audio-visual facilities and wide ranging business support services. office accommodation from 200 sq ft to 5,000 sq ft within a terraced three-storey office building of traditional red brick construction with stone dressings. The property dates back to circa 1780 and is Grade II listed.
It is located fronting St Pauls Square, close to the junction with Mary Ann Street.
(5,000 sq.ft.) GVA –
Price
Occupancy Rates Service Charge
The available space comprises serviced office accommodation available from 100 sq ft within a restored end terrace three-storey Georgian building located fronting St Pauls Square at Brook Street close to the corner of Caroline Street, off the A41 in Birmingham. Quality Serviced Offices, Business Centre and Conferencing facilities
The property comprises Georgian listed building of traditional masonry construction, built circa 1750.
Individual Fully Furnished Offices of 200 - 2,700 sq ft, Car Parking, Conference
The available space comprises serviced office space over two floors
Price
Occupancy Rates Service Charge NB acquired by operator 2006 £24psf
1,500 – building, providing 4 floors of refurbished office accommodation with a ground floor reception area. Access to all floors is via a lift or stairs. On and off street parking, flexible lease lengths - 3 months to 10 yrs, pre-configured and supported telephone, internet and networking, air-conditioning in some suites, office furniture available, reception and phone answering service, professional, cost-effective meeting building, providing high quality office accommodation with secure on site car parking. The centre has been comprehensively refurbished to offer flexible air conditioned office accommodation.
POA
Price
Occupancy Rates Service Charge
The available space comprises serviced offices located in Brindley Place, arranged over second and fifth floors.
Space available from 200 sq ft - 5,000 sq ft., a thriving commercial area. This business centre offers fully serviced offices, on flexible terms,
in a modern environment. Furnished and networked offices are complemented by a full range of services that include 24hr
The available space comprises various office accommodation over ground and first floor. centre of Birmingham, with up to date ICT.
Manned reception and 24 hour access.
Price
Occupancy Rates Service Charge
12-16 Albert Street, Birmingham, B4 7UD
The available space comprises serviced office accommodation from 164sq ft to
Recently renovated centre with full disabled access, two lifts and shower
The available space comprises serviced office accommodation up to 17,250sqft in a new landmark building. The Business Centre has automated pedestrian turnstiles leading to the building’s high-tech intelligent lifts. The offices are all fully furnished and equipped. The facilities telecoms, IT infrastructure, air conditioning, 24-hour access and security, lifts to all floors and secure car parking.
1,603 1,603 POA On