Kytom 5D approach: 5 dimensions for a premium design-and-build office fit-out

Dimension 1 — Immersive diagnostic (weeks 1 to 3)

The Kytom immersive diagnostic combines an attractiveness audit (9 axes), an executive-committee strategy workshop and an analysis of the local office market. The phase is rounded out with a qualitative survey of at least 30% of employees and a Cerema benchmark (Office use-quality framework 2023) compared with INSEE 2024 standards.

Deliverables: a diagnostic report of 80 pages or more, a 3-minute summary video, a debrief workshop with leadership.

Dimension 2 — Art direction (weeks 3 to 5)

Kytom art direction produces a unique narrative concept for each 5D project. The concept is validated by the client’s executive committee and formalised into a signature-materials mood board, a bespoke colour palette, an immersive 3D user journey and a storyboard of the spaces.

The team: a Kytom signature designer with over 12 years of experience, supported by a workplace programmer and a BREEAM Assessor CSR expert.

Dimension 3 — Technical design (weeks 5 to 9)

The 5D technical design simultaneously complies with RE2020 for new builds, the French tertiary decree for energy performance (-40% by 2030, ADEME 2024), RGAA 4.1 for accessibility and ISO 14001 for environmental management.

Output: HMONP architect drawings, engineering technical drawings, signature-material sheets and the project carbon assessment (target below 700 kgCO2eq/sqm with a strong CSR ambition, against a Kytom average of 580 kgCO2eq/sqm in 2024).

Dimension 4 — Delivery (weeks 9 to 14)

The Kytom Delivery phase mobilises a dedicated team: a senior site manager with over 20 years of experience, an office-specialised works supervisor, thermal and acoustic engineering, and signature craftspeople for bespoke furniture. Steering runs through a weekly dashboard shared with the client (schedule, budget, quality, safety).

The average duration of the 5D Delivery phase is 5 to 7 weeks for a 1,500 to 3,000 sqm project. For head offices over 3,000 sqm, the phase extends to 8-12 weeks with floor-by-floor phasing in occupied premises.

Dimension 5 — Operational durability (weeks 14 to 16, then +6 months)

The Kytom Durability phase does not end at handover. It includes a quality-control visit at D+30 and D+180, a one-day training session on using the spaces, a 12-month energy-performance follow-up and support towards BREEAM In-Use or WELL Performance Verification certifications.

2030 target indicators: at least 50% bio-based materials (against a 28% Kytom average in 2024), at least 40% reuse rate (against 22% in 2024), carbon assessment at or below 350 kgCO2eq/sqm.

Case study: head office of a Paris investment fund

On the project of a Paris investment fund (300 sqm of Haussmann-era space, 21 workstations, financial-services sector, 2022), the 5D approach integrated a signature acoustic glass wall (52 dB acoustic partitions), a signature material library and an immersive journey validated by the executive committee in 4 weeks. The project achieved a post-handover satisfaction score of 9.4/10.

Limits of the 5D approach

The 5D approach is calibrated for premium projects over 1,500 sqm with a strong ambition (Awwwards, BREEAM Excellent, WELL Gold). It is not suited to:

• standard projects under 1,500 sqm (prefer the Blueprint methodology, 12 weeks);
• tight budgets under 1,500 EUR excl. tax/sqm (the Art direction dimension mobilises 2 to 3% of the budget);
• very short timelines under 14 weeks (prefer a full design-and-build without art direction).

Primary sources

• ADEME, Energy performance of tertiary buildings, 2024 (tertiary decree).
• Cerema, Office use-quality framework, 2023.
• INSEE, Picture of the French economy — tertiary sector, 2024.
• BREEAM, Building Research Establishment Environmental Assessment Method.
• WELL Building Standard v2 (IWBI).