Large office floor plate of 2,000 to 4,000 sq m: the Kytom method to structure a vast open space, create landmarks and preserve concentration and productivity.
"At 3,000 sq m, you lose people"
On a 3,000 sq m floor plate, every minute lost per day per employee represents nearly 18,000 euros a year in wasted payroll. The absence of visual landmarks also generates 12% of postponed meetings, meaning that many decision cycles are lengthened for management.
According to <a href="https://www.anact.fr/ressources" rel="noopener" target="_blank">ANACT</a>, 47% of employees on floor plates with more than 100 workstations report increased cognitive fatigue. Uncontrolled noise above 55 dB increases measured stress by 22%. For HR, turnover rises by 3 to 5 points among junior profiles less than two years after moving in.
Regulations require an acoustic environment suited to the activity and set a 40% reduction in energy consumption by 2030 for office buildings. A large, poorly zoned floor plate multiplies unnecessary lighting and undermines energy compliance, the monitoring of which is now mandatory for operators.
Kytom structures the large floor plate into districts of 400 to 600 sq m organised around main aisles that are legible from the entrance. Each district combines assigned workstations, collaborative spaces and concentration zones, with furniture signage (Vitra colours, partition heights calibrated at 1.60 m) that creates landmarks without partitioning. Our architects integrate acoustic constraints, zoned lighting and ventilation from the sketch phase, complying with the regulatory thresholds applicable to office spaces. Across 1,200+ projects delivered since 2006, we have measured that a properly sequenced floor plate reduces unnecessary journeys by 28% and acoustic complaints by 35%, two indicators monitored by real estate departments.
Flow counting over two weeks, acoustic mapping (calibrated sound level meter), occupancy measurement by sensors and manager interviews. Deliverable: a 25-page report with a heatmap, real occupancy rate (often 48 to 62%) and friction points located on the plan.
Framing workshop with the technical management department, HR and business representatives to define the workstation/collaborative/concentration ratio and the number of districts. Deliverable: a detailed, costed functional programme, validated by management, incorporating budget trade-offs (typically 900 to 1,300 euros excl. tax/sq m).
Layout plans in three variants, photorealistic 3D views, simulated acoustic plan and zoned lighting plan. Deliverable: a complete design file, costed furniture references (Herman Miller, Vitra) and a works schedule validated in committee. RGAA compliance and quality requirements included.
Site management in separate lots, joint operational acceptance inspection, signage installed and change support (manager kit, guided tours). Deliverable: an operational floor plate in 12 weeks on average, a complete project closeout file and post-move measurement at 90 days.
"Before, my teams never crossed paths on the floor plate. Since the re-division into districts, spontaneous exchanges have resumed and managers find their people in under two minutes."
Beyond 1,500 sq m of continuous space, visual and acoustic landmarks disappear. ARSEG feedback places the critical threshold around 1,800 to 2,000 sq m or 120 workstations, where division into districts becomes essential to preserve concentration and social connection.
No, in 80% of our projects, partial partitions at 1.60 m, planted islands and a change of floor covering are enough. These solutions create legible sub-spaces without degrading natural light or complicating fire safety.
Expect between 2.2 and 3.7 million euros excl. tax for a complete project including design, light technical lots, signature furniture (Vitra, Knoll) and signage. The ratio depends on the level of service and the initial condition of the floor plate, verified during the diagnosis.
Three combined levers: acoustic absorbers on the ceiling (αw > 0.80), acoustic screens between islands and integrated quiet zones. Measured objective: bring background noise below 52 dB, in line with the acoustic requirements applicable to office work.
Yes, on 60% of our projects over 2,000 sq m. We divide the works into phases of 400 to 600 sq m, with night scheduling for noisy work and coordinated internal relocations. No workstation is out of service for more than five working days.
Smart zoning makes it possible to switch off lighting and HVAC by district. Energy savings reach 18 to 25% from the first year, which directly contributes to the regulatory target of a 40% reduction by 2030.