[+] Small Spaces Deliver Big Allure as Offices Entice Workers Back

Transitional, liminal spaces such as forecourts, laneways and plazas have often been afterthoughts—but they can be key to setting an office apart in a challenging market. Aspect Studios has made a point of emphasising the importance of these small spaces, particularly as tenants attempt to woo workers back to the office. Aspect has won awards for its Sydney laneway revamp, Quay Quarter Lanes, and worked on small projects including Berry Square, created as part of Winten’s 1 Denison Street development, and Mirvac’s One Darling Island, a plaza for Google’s headquarters in Sydney. “In CBDs, there are buildings that are almost placeless, and stark—buildings that could be anywhere,” Aspect senior associate Alex Woodside says. “But the modern city is changing, and what tenants want is changing.” The refocus on small spaces speaks to major “flight-to-quality” trends in the office sector towards better amenities and “wellness”, which has buoyed prime office assets in a difficult time for the commercial sector. “Assets in the market that have not had significant investment and upgrades to appeal to occupiers will continue to struggle,” Knight Frank says in its latest Sydney CBD office report. Designing for the tenant Small spaces pose a challenge and an opportunity for existing assets. “A lot of these big buildings—whether it’s Westpac’s headquarters on Kent Street, or 8 Chifley Square, or One Darling Island, or Berry Square—are home to major tenants,” Woodside says. “The owners of these assets want those assets to be that level of quality that they will last, and they have to be places that people will want to sign up for 20 years. “The work we do [with small spaces] is often the first thing people see, so if we can create a vibrant area, with a choice of where people socialise, sit and eat, centred around care and nature, it’s a massive bonus.” ▲ Aspect won the Urban Habitat Award at the 2023 Council on Tall Buildings and Urban Habitat Awards in Singapore for Sydney's Quay Quarter Lanes. Mirvac general manager for offices Andrew Butler says that for 1 Darling Island, a lack of ground plan amenity prompted a refresh and upgrade. “The concept development for the upgrade was conducted in consultation with Google to ensure a coherent and precinct-focused experience for their employees and the public, and aligns with our approach to small-scale activations in urban communities,” he says. “The activation of One Darling Island has reinvigorated the site, creating a more attractive and engaging urban space. “These activations can significantly impact the streetscape and contribute to a positive overall experience for tenants and the surrounding community.” ▲ One Deniston Street, home to Berry Square, was delivered by Multiplex in 2020 and is home to companies such as Microsoft and Nine. Similarly, developer Winten invested in the redevelopment of Berry Square at its 37-storey 1 Denison Street development. “All of our projects have considered outdoor placemaking and amenity, from spaces like Berry Square to creating accessible roofs on our residential developments,” Winten development director Chris Ryan says. “With the changes in the area, such as the new Metro opening soon and 1 Denison St, there is a significant need for high-quality outdoor places. “As a result of the project, seating in the space has been doubled, there are now a range of different green spaces to sit and relax including a day bed area and lawn… and we have significantly upgraded a new outdoor cafe structure that will welcome a new Japanese restaurant in 2024.” Changing values According to the Knight Frank Australian Horizon 2024 report released this week, the core Sydney CBD market is outperforming other office markets and new developments have triggered significant tenant migration. This creates more opportunity for businesses to cluster around newly activated precincts. But of course, activation is the key term. Winten’s Berry Square is an example of the benefits that revamping a small space can bring, says Aspect Studios global design director Sacha Coles. “Berry Square was a good example of an ageing, traditional corporate forecourt to a building. “Luckily that public space is in private title, owned by Winten, which had the foresight to engage something which meant that the general public would be attracted to.” ▲ Quay Quarter Lanes was developed by a team including SJB, Silvester Fuller, Studio Bright, Carter Williamson, Lippmann Partnership, Urbis, and Dexus. The brief was to take a privately owned public place, delivered in 2000, and create a unique green oasis for the North Sydney CBD, says Winten’s Chris Ryan. “Berry Square is part of the project approval for 1 Denison Street and is a rare north-facing sun-drenched space in the middle of North Sydney. “There was a desire from the Rothwell family [owners of Winten] to reposition a rarely considered public space for people to be able to rest and relax in the CBD. “[And] Winten has always had a high regard for the detailing of the landscaping in our projects, it’s part of the company’s core values.” The focus on a space like that marks a step-change in the way developers and asset owners perceive buildings, and for tenants, how they want to be perceived. “In an older city, at a different time, they would say here’s my foyer, walk across it from the taxi, into the amazing lobby, it’s incredible—but it’s the biggest and most impersonal thing,” says Coles. “But now we actually care about our people and want to create a series of environments so they can work at their desks but also externally, take calls, have lunch.” ▲ Aspect also designed Farrer Place in Sydney CBD, part of a redevelopment of two historic sandstone offices. Woodside agreed with the focus on the small scale and the individual. “It’s not the place for a large group of people to congregate, it’s about small groups and how they are able to interact and find comfort in a hard CBD environment. There’s an intimacy with these spaces,” she says. Innovation and experimentation Developer Mirvac has seen such potential in these spaces that it has invested in similar activations across its portfolio. In addition to 8 Chifley Square, it has also redeveloped small spaces at 275 Kent Street and Riverside Quay in Melbourne, as well as the upcoming 21-storey 7 Spencer Street development that is set to deliver 46,000sq m of floor space as part of the emerging Northbank precinct. Mirvac will develop 10 individual terraces to make the most of river views and natural light. &ldquo;All have the same underpinning approach of delivering high-quality, diverse, and integrated urban spaces demonstrating Mirvac&rsquo;s dedication to making a positive impact on urban communities,&rdquo; says Butler. --> From a design and development perspective, small spaces can be staging grounds for everything from branding, experimental streetscapes and new materials. ▲ One Darling Island is home to an A-grade office building with 22,197sq m of office space across six storeys. “Small projects are tactically where we can test and innovate new ideas,” says Woodside. “As designers, we can do more in smaller spaces and take more risk when we play with innovative materials. “Something we’re using a lot more of is recycled materials, like our recycled plastic tabletops at One Darling Island. “There’s often a weird tension between recycled products and the aesthetic outcome but that also ticked a lot of boxes in terms of sustainability outcomes.” These small details can be both the sparks and indicators of change in how we approach our cities, says Coles. “Cities have changed since the 1980s when they were all about exchange and finance” he says. “Now they’re rediscovering their identities, as places of society and culture, not just trade and work and that’s fantastic. “We’re liberated in the smallness of these projects and lots of small things together have a bigger impact.” You are currently experiencing The Urban Developer Plus (TUD+), our premium membership for property professionals. Click here to learn more.

[+] Small Spaces Deliver Big Allure as Offices Entice Workers Back

Get the full story.

Old Buildings, New Appeal: Why Heritage Office Interest is Surging in Brisbane

Early Plays Pay Off in Sydney’s Eastern Reform Shake-Up

Comiskey Warns Time’s Almost Up to Beat Games Construction Crunch

Why Latent Defects Insurance is Moving from Niche to Mainstream

Fun Under Management: The Rise of Destination Office Christmas Parties

A fireside chat with Troy Daffy | Managing Director, Silverstone Developments

Brisbane Long Lunch | Panel discussion with Rob Comiskey, Frank Licastro, Steve Laffey & Alexandra Stuart-Robertson

Sydney Long Lunch | Panel discussion with Jamie Durie, Jennifer Macquarie & Michael Romano

The AI-Driven Developer

Perth Signs Off Ferry Terminals Under $107m Route Expansion

Old Buildings, New Appeal: Why Heritage Office Interest is Surging in Brisbane

Top 10 Foreign Investors in Office for 2025

ALAND Wins Cherrybrook Tender Amid Rezoning Push

2026 Developer Outlook Lunch | Melbourne

2026 Developer Outlook Lunch | Brisbane

2026 Developer Outlook Lunch | Sydney