杭州桑拿,杭州龙凤网,杭州夜网论坛 Powered by Zaoxiw!

Food retailers are on the menu as the new tenants

07/05/2019 | 杭州桑拿 | Permalink

The newly-revamped food court at Grosvenor Place by DEXUS Property aims to take advantage of George Street becoming a pedestrian zone.One of the biggest challenges facing office landlords is the food offerings in the buildings.
Shanghai night field

This is not just for staff, but also clients and the general public.

Food is the new kid on the block when its comes to planning and redeveloping a new office tower.

Investa’s 60 Martin Place has plans for cafes, new restaurants affording customers million dollar views and outdoor space to enjoy the revitalised Martin Place precinct.

There is also the revamp of the DEXUS​ Property’s Grosvenor Place to take advantage of the changing face of George Street into a pedestrian zone.

Michael Cook, group executive at Investa, said the vision for the tower was to create a distinctive, 21st century workplace for tenants, which corresponds with the City of Sydney Council’s Sustainable Sydney 2030 vision and the objectives of the Martin Place Owner’s Group.

“These both aim to revitalise the role and function of Martin Place as a key global financial and economic hub within the Sydney CBD, making it an attractive, activated location for employment and after-hours entertainment and dining,” Mr Cook said.

According to Matt Hudson, associate director, retail leasing for Colliers International, the strength of the F&B sector has assisted with underpinning core office assets with like-minded amenities to match the premium and A-grade accommodation above.

CBRE’s head of retail brokerage leasing Australia, Leif Olson, said over the coming quarters the food and beverage sector should support sustained retail trade in the city and shopping centres, as these retailers have the potential to draw consistent foot traffic.

Mr Olson said shopping centre landlords, such as Westfield Sydney, are looking at taking advantage of the after hours economy and creating entertainment precincts that go hand-in-hand with the expansion of food and beverage.

One of the bigger projects in the city has been the $10 million piazza redevelopment at Grosvenor Place, which activated the street and complements the forecourt of the site at 225 George Street.

It is part of a broader George Street revival that incorporates the light rail, outdoor dining in Martin Place and the revitalisation of Circular Quay to create a new al fresco, pedestrianised precinct for Sydney.

DEXUS City retail leasing manager, Pamela Medich, said the new, vibrant piazza at Grosvenor Place addresses the shortage of outdoor dining options available to late-night diners.

“A targeted campaign has secured a range of sophisticated, casual restaurants to create a contemporary city dining precinct that will appeal to all our customers, from those who work in the office tower to residents and tourists, for seven days a week,” Ms Medich said.

“The European-style al-fresco piazza centred on a fountain feature courtyard will give Sydneysiders the option to dine outdoors from 7am until late, seven days a week, delivering a sophisticated dynamic to Sydney’s northern CBD.”

Landlords are ruling the roost, but workers are more agile

07/05/2019 | 杭州桑拿 | Permalink

The new-look food court at Grosvenor Place. Photo: suppliedIts that time of the leasing cycle when being an office landlord is a good feeling.
Shanghai night field

And owning a shed isn’t too bad either.

In this edition of the Office Leasing supplement, we will examine the reasons for the current strong conditions and the outlook for the sector.

The same will be for the industrial and retail sectors, where owners of the assets are enjoying a day in the sun.

But it has been a bumpy road for the past two years with mergers and acquisitions, volatile sharemarkets, which are a friend and foe of the real estate investment trusts and of course, political upheaval with changes of prime ministers and in the coming weeks another federal election.

The demand for office and industrial property is also very high from investors, who seek direct ownership for capital growth and solid yields in the current low interest rate environment and for the REITs which offer an indirect exposure.

According to CBRE, Asian investors alone, bought close to $8.1 billion of property in the Asia Pacific region last year, of which a bulk came to Australia, and that was a 45 per cent lift year on year.

So with the new landlords and the incumbents where are we now for leasing?

And why are landlords in a sweet spot?

One reason is the rise in demand from the tech industry. Already Sydney is the home of a number of high-profile names such as Twitter, LinkedIn, Atlassian, Amazon, DropBox and Expedia, with more to come along in the future.

To attract the high-quality staff they desire, the groups are targeting traditional city core space.

According to Daniel Lees, associate director, research, for Colliers International, with Google and Atlassian still looking for suitable premises the uptake of CBD stock by the IT sector will support the Sydney leasing market in the near term.

“In leasing markets, the combination of residential and infrastructure-related withdrawals combined with an influx of IT tenants have led to rental growth and falling vacancy,” Mr Lees said.

Peter Carstairs the general manager, research, at Investa, says that while the Australian economy overall is weak, that is growing below trend, it is still performing well on a relative basis by global standards.

“Added to this, the industry sectors that drive demand for office space (finance and business services) are the best-performing sectors in the country, and have been for a number of years,” Mr Carstairs said.

The rise in online shopping and a demand for having goods bought over the net to be at the desk within an hour has also created boomtime conditions for the industrial property sector.

Kevin George at DEXUS Property said office market demand in the Sydney CBD continued its solid run with nearly 36,000sq m of space taken up in the quarter and the rate of net absorption in prime office space is running at over four times the 10-year average.

“Pleasingly, we have seen this flight to quality flow through our portfolio with increased enquiry and leasing activity at Premium properties such as Grosvenor Place. In addition, we have secured a number of new customers that are being displaced from development impacted assets, as well as those upgrading to better-quality assets,” Mr George said.

It is all busy out in the suburbs where a range of leasing deals have been completed and not to be outdone, these spaces are as agile and collaborative as the city slickers.

Northern suburbs step up in the race for space

07/05/2019 | 杭州桑拿 | Permalink

Macquarie Park, Sydney, where office demand is high but supply is running out.Macquarie Park and the Ryde area is one of the busiest in the Sydney metropolitan zone with leasing agents forecasting another bumper period, but they warn demand is starting to outstrip supply.
Shanghai night field

Alongside the expanded Macquarie shopping centre, owned by AMP Capital, sits an array of business parks, the Macquarie University and a range of new residential towers.

There is also the established Norwest Business Park, which is the home to companies including Optus and Woolworths. The 377-hectare Norwest Business Park is the size of the Sydney CBD with 221ha dedicated for business use and 122ha for residential.

CBRE director Ben Byford said the Macquarie Park office market was seeing a tightening in vacancies across all size ranges.

Mr Byford said a significant driver has been an upswing in residential development, which has seen tenants displaced from buildings that have sold to residential developers.

“Urban activation precincts are forcing office occupiers to relocate due to existing stock being earmarked for residential redevelopment – specifically in mixed use zonings, which are situated around the rail lines,” he said.

“Examples of these are 112 Talavera Road, 82 Waterloo Road and reportedly 101 Waterloo Road, all owned by Goodman Group. This is underpinning new office developments to accommodate tenants being displaced from buildings in these zones.”

Mr Byford said another example is Goodman’s development at 8 Khartoum Road, a 12,000 square metre office building that has seen commitment by tenant Fuji Xerox and sister company Fuji Film, who are migrating from Brookvale.

“The southern Macquarie Park Precinct of Wicks Road and Waterloo Road has seen several buildings recently traded or placed on the market,” he said. “Many buyers anticipate a longer term residential play in this area due to the close proximity to Lachlan’s Line and the rise of more service offerings to support the influx of residential, such as pubs and serviced apartment accommodation.”

CBRE research shows that circa 33,000 sq m of net absorption was recorded in Macquarie Park over 2015. Enquiries continue from tenants who are seeking to relocate from outlying suburban office markets, often seeking to consolidate several offices across Sydney.

In addition to Fuji Xerox, other corporates to commit to new projects include AstraZenica​ pre-committing to 3000 sq m at 66-82 Talavera Road, which is due for completion in 2017.

The influx of tenants and the changing in infrastructure is also triggering a shift in the offerings for tenants.

Peter Beaumont, from Norwest Commercial, says the Sydney Metro rail link is fuelling demand from investors looking to buy into the market before the important transport project completes.

“A lack of additional supply is compounding the tightening of space at Norwest, leading to a growing number of disappointed prospective purchasers and tenants,” said Mr Beaumont.

Mr Beaumont added that new development is being inhibited by potential changes to zonings. Land owners and developers are waiting until the outcomes of the changes in zonings are clear.

He said some plans released show increases in floor space ratios from 1:1 to as high as 4.5:1 for employment land.

“This increase in potential capacity will help satisfy the strong demand for office space in Norwest Business Park.”

Savills says about 44 per cent of the reported leases were in the North Ryde/Macquarie Park precinct. Similarly, the largest number of deals occurred in North Ryde/Macquarie Park (17).

But the Savills agents said while Macquarie Park has been busy, leasing activity in the North Shore office market over the past 12 months has been dominated by activity in North Ryde, with almost half of the recorded deals taking place in that market.

Savills director, Simon van Grootel, says in the latest research report that net face rents in North Ryde, as at March 2016, typically range between $315 and $350 per sq m per annum for A-grade buildings.

“The average A-grade face rent in North Ryde is $333 per sq m per annum, a two per cent increase over the last 12 months,” Mr van Grootel said.

“As with the current trend in the Sydney CBD, Savills expect there to be continued withdrawal of stock for residential or hotel conversion, which can further compress vacancy factors in the North Sydney market. According to the PCA, more than 22,500 sq m of stock was removed from the North Shore market in the past 12 months for a change of use or demolition.”

The Savills report says North Shore, particularly North Sydney, Chatswood and Macquarie Park, are expected to continue to benefit from the weight of capital still seeking commercial assets. A firming bias on yields still exists in the market, however, further yield compression is expected to be more modest as yields return to pre-GFC levels.

Collaborative work spaces embraced in new South Sydney offices

07/05/2019 | 杭州桑拿 | Permalink

50 Holt Street offers a new design in collaborative working spaces Photo: supplied A portion of the floor plan at 50 Holt Street is dedicated to breakout spaces, lounges, boardrooms and common space. Photo: supplied
Shanghai night field

The drive for flexible, collaborative workplaces has been embraced by Holt & Hart at 50 Holt Street, Surry Hills.

The move reflects the changes in workplace activity where companies embrace staff needs instead of merely telling them what they should have to put up with.

Innovation in office layouts and functions has led to improvements for tenants in terms of cost efficiencies and a reduction in staff absenteeism.

The seven-level building was extensively renovated in 2012, winning the Master Builders’ national excellence in building and construction award.

April Group director David Briscoe said the 14,000-square-metre Holt & Hart complex had become, in essence, a vertical village, providing professional and social benefits to its community of 60 or so tenants.

On each level around 400 sqm of the 1800 sqm floor plate is dedicated to breakout areas, lounges, boardrooms and common space ensuring the occupied suites can be maximised and highly efficient.

“Most of the tenants we have are looking for collaborative opportunities to learn from other, like-minded businesses,” Mr Briscoe said.

“They want a door that shuts with security and privacy but at the same time they want the opportunity to knowledge share and interact in an environment that is more akin to a hotel that a traditional office building.”

A recent initiative to boost the building’s internal community has been the installation of large communal tables on numerous levels, incorporating large commercial-grade fridges plus stools and numerous power points.

These tables are intended for regular and constant use but also to house weekly drinks each Thursday for tenants to meet their neighbours.

The overall building philosophy has clearly resonated with tenants. There is no space available and the building’s tenancy roster includes high-profile companies and innovators such as ASOS, Guzman y Gomez, MullenLowe Profero, Change上海龙凤419, Besen Group, ThomsonAdsett, Global Creatures, Cue Clothing and TubeMogul.

Brendan Shipp​, CBRE’s associate director in South Sydney, said there has been an increase in tenants seeking activity-based working office layouts in the Sydney city fringe office market.

“We are seeing larger collaborative and break-out areas in these smaller tenancies, which is having a positive effect on employees” Mr Shipp said.

“This reduces rent and fit-out cost.”

CBRE did exactly this at its South Sydney office when it moved into new premises last year, reducing the office size significantly from 525 sqm to 267 sqm, brought in hot desks and created new breakout areas.

“We are seeing greater collaboration between teams and productivity has increased in our new office,” he said.

Across town in North Sydney, where CBRE is moving  to 177 Pacific Highway, the firm has engaged international design firm Gensler to create the concept plans, drawing on its experience in designing a range of CBRE offices globally under a model known as Workplace 360.

Gensler will team with CBRE’s workplace strategy, project management and sustainability division to deliver the new workspace and achieve a WELL rating.

The move will bring together CBRE’s North Sydney commercial business and its residential projects team, which have previously been housed in separate, neighbouring offices.

CBRE’s North Sydney managing director Ryan Johnson said the move to 177 Pacific Highway has been initiated after the firm’s successful shift to an activity-based working model in the CBDs of Sydney and Melbourne and in two of its smaller satellite offices at South Sydney and southeast Melbourne.

“Our Workplace 360 initiative allows for free address, paperless environments that feature enhanced technology designed to support today’s mobile workforce and to ultimately drive better client outcomes,” Mr Johnson said.

Based in part on research that shows that office workers spend approximately 50 per cent of their time working with others and the other half spent working alone, CBRE’s Workplace 360 initiative provides a flexible way of working and a system of places, technologies, and protocols that allow for choice based on an employee’s changing needs and preferences throughout the day.

It provides for a variety of work settings – including a balance of collaborative and private spaces – supported by enhanced technology that supports this mobile way of working. “Plug and play” work stations are equipped with dual monitors and “follow me” phones.

In addition, the paperless office allows employees to access their files digitally, print from any printer with “follow me” printing, and promotes a greener environment. “These offices incorporate leading-edge workspaces designed to support the way employees work today and in the future through enhanced flexibility, mobility, technology, wellness and productivity,” Mr Johnson said.

“As a professional services and investment firm, people are our most important asset, so providing a workplace environment that improves the way we work today, while enhancing our overall health and well-being, is a top priority.”

Saffire Lodge guests share delights of Apsley Gorge winery, Bicheno in Tasmania

07/05/2019 | 杭州桑拿 | Permalink

You can savour a meal with a view at Saffire Lodge’s dining room.Most wine tastings start with a bottle being uncorked. Today, we’re doing something a bit different. We’re drinking straight from the barrel.
Shanghai night field

Barrel tasting is a normal part of the winemaking process: it’s how winemakers keep track of the wine as it matures. “At certain times in the process, I’ll be doing a barrel tasting once a month,” explains Brian Franklin, the winemaker at Apsley Gorge Vineyard.

Barrel tasting is not something you get to experience on most winery visits; but then, this is no ordinary winery visit. Apsley Gorge, located at Bicheno on Tasmania’s east coast, is an acclaimed boutique winery. It is also not open to the public. Unless, that is, you are staying at Saffire, the luxury lodge just down the road. Saffire is known, among other things, for the range of complimentary experiences included in its room rate – anything from a visit to an oyster farm to eat oysters straight from the sea, to a close encounter with Tasmanian devils.

The Apsley Gorge Wine and Barrel Experience is one of the latest additions to the lodge’s portfolio.

There are a number of surprises on store in this visit. The first is the winery itself. A small building perched directly on the edge of the sea, it looks more like a fishing shack than a winery. In fact, the building once housed a fish factory. Which is appropriate, as Brian Franklin, the winemaker and owner of Apsley Gorge, is himself an ex abalone diver.

“I got too old for it. It’s a young man’s game,” he says cheerfully, explaining his unusual career change. “There’s a lot more money in fishing, but a lot more fun in wine.”

Like many Tasmanian wineries, Apsley Gorge is a small concern – growing just 5.5 hectares of grapes – but it has established a good reputation since its first vintage in 1993. It makes just two wines, a chardonnay and a pinot noir, but both can be found on the wine lists of some of the best restaurants in Australia. The wines are also sold to Britain, Singapore and Japan.

Chardonnay and pinot noir are both typical Burgundy wines. As Franklin clambers up a step ladder to reach the top of one of the 1200 litre barrels – drawing the wine with an oversized pipette, which he then empties into large glasses – he tells us that he spends two months a year in Burgundy, helping make the wine at the respected Domaine Charlopin winery. Domaine Charlopin operates on the principles of natural winemaking, which Apsley Gorge also follows.

“It’s a very hands-on process, clearing the vines to ensure the quality of the fruit, picking according to the phases of the moon,” Franklin says. “They use a natural process, relying on the natural yeast on the grapes and on natural malo-lactic fermentation, which is the same way we work.”

We taste our first barrel sample. You don’t have to know a lot about wine to tell this chardonnay is going to be an elegant, drinkable wine. First, however, it will sit a bit longer in the oak barrels Franklin has imported from France. Barrels are essential to the winemaking process but they have a limited life span. “Old barrels don’t let as much air in – they clog up a bit – so they need to be replaced,” Frankline explains. He buys between 30 and 40 new barrels a year. Each one costs more than $5000.

As we move on to taste the pinot noir – another elegant wine, with some lovely spicy notes – Franklin says that choosing the right barrels is an art in itself.

“I remember the 2002 vintage in Burgundy, we used seven different barrels from seven different coopers,” says Franklin, explaining that the barrel type helps influence the final flavour of the wine. “Some of the barrels were made with fine grain wood, some were made with extra fine grain. Some were medium toasted, some were heavily toasted, some had the ends toasted, some didn’t have the ends toasted.”

From barrels we move on to bottles, finishing our visit with a more conventional tasting of the currently available wines. Having tasted a version that is still maturing, it is fascinating to try the finished product and experience the deeper, more complex flavours that develop during the ageing process.

Our education in Tasmanian wine doesn’t stop there. Thanks to the lodge’s remarkable cellar, a stay at Saffire is a great way to get a crash course in local wines.

“Tasmania is producing great wine,” says Hugh Whitehouse, Saffire’s executive chef who also sources the wines for the lodge. “We are famous for our chardonnay and pinot noir, but there are other fabulous wines. Our best sparkling wines, like the ones from Arras and Bay of Fires, are absolute classics.”

I start my voyage of discovery with my mini-bar – happy in the knowledge that all the beverages, including one of Tasmania’s acclaimed whiskys, are free of charge. The wines are rotated regularly; at Whitehouse’s recommendation, I make a point of trying two Glaetzer-Dixon wines, a clean, citric riesling called überblanc and the Avance pinot noir, which has rich cherry flavours followed by deep mocha notes.

The in-room wines are just the start. Saffire’s all-inclusive approach includes meals and beverages, and with a stock of around 500 labels – “we’re constantly adding new ones,” says Whitehouse – there is plenty to choose from. Whether it’s a pre- or post-dinner drink or a degustation dinner accompanied by matched wines, guests get to try unusual drops such as a Clarence House Estate Pinot Noir and a Milton iced riesling. Those who are feeling flush can choose from the list of premium wines (available at an additional cost), including one of the best selection of Penfolds Grange vintages I have seen in a while.

There is, however, one thing you may struggle to find on the menu: that Australian favourite, sauvignon blanc. “I only have one sauvignon blanc on the wine list,” says Whitehouse. “I’m always trying to push boundaries. If someone loves New Zealand sauvignon blanc, I’m going to encourage them to try a Tasmanian Riesling – they’ll find they love it.” TRIP NOTESMORE INFORMATION

saffire-freycinet上海龙凤419m.auGETTING THERE

Jetstar, Qantas and Virgin Australia all fly to Hobart and Launceston. Saffire is located at Freycinet, about two-and-a-half hours drive from Hobart and about two hours from Launceston. STAYING THERE

Saffire’s Three Night Sojourn package includes three nights in a luxury suite, meals and beverages, complimentary experiences including the Wine and Barrel Experience, a complimentary Sparkling Cruise Signature Experience, and a $100 credit at Spa Saffire. The Three Night Sojourn package starts at $1750 per night. See saffire-freycinet上海龙凤419m

The writer travelled courtesy of Saffire and Tourism Tasmania.