The Measure, Model, Transform MMT framework
Measure today. Model tomorrow. Transform with confidence.
Most organisations can measure how their workplaces are used. Far fewer have a structured way to decide what to do next.
The MMT™ Framework turns workplace evidence into a practical decision process: establish current performance, test the available options and turn the chosen direction into action.
It can be applied to decisions including consolidation, desk ratios, meeting room mix and workplace design.
Why we created MMT
For more than a decade, we have helped organisations understand how their workplaces are used. We learned that collecting data was rarely the hardest part. The harder challenge was turning evidence into a defensible decision.
Organisations needed a consistent way to answer questions such as:
Can we consolidate without creating capacity problems?
Do we have enough meeting rooms, or the wrong mix of room sizes?
What person to desk ratio can we confidently support?
Which workplace design best supports our people and operating model?
Where should we measure permanently, temporarily or not at all?
These are not reporting questions. They are decisions about cost, capacity and experience.
We created MMT to give workplace teams a practical method for moving from evidence to action.
A practical three stage decision process
MMT connects three stages that can be repeated whenever a new workplace question arises.
Measure
Establish reliable evidence
Model
Test options and trade offs
Transform
Put the selected option into practice and learn from the outcome
Measure
Establish reliable evidence about how the workplace is used
Effective workplace decisions start with evidence appropriate to the question.
The Measure stage combines occupancy, utilisation, footfall, environmental and operational data to establish current performance and reveal where uncertainty remains.
Measurement can be permanent, temporary or rotated between locations. The objective is not to collect the maximum amount of data, but to collect enough reliable evidence for the decision.
Powered by Observe
Observe provides the sensing, analytics and managed infrastructure needed to gather and maintain this evidence.
Typical outputs
- Occupancy and utilisation patterns
- Desk and meeting room demand
- Footfall and space flows
- Environmental conditions
- Cost and operational context
Model
Test options before committing to change.
The Model stage turns workplace evidence into comparable options.
It allows teams to test consolidation, desk ratios, meeting room mixes and workplace designs against capacity, cost, carbon and experience requirements.
Assumptions and trade offs are made explicit, giving decision makers a defensible basis for choosing what to do next.
Powered by Tessellate
Tessellate combines workplace evidence and scenario modelling to compare options, expose trade offs and support clear recommendations.
Typical outputs
- Consolidation and capacity scenarios
- Person to desk ratio options
- Meeting room mix scenarios
- Workplace design options
- Cost, carbon and experience trade offs
Transform
Turn the selected option into practical action
The Transform stage converts the chosen scenario into a clear course of action.
Teams can prioritise recommendations, phase changes, measure outcomes and revisit assumptions as new evidence emerges.
Transformation is not an endpoint. The results feed back into Measure, creating a repeatable cycle of evidence, decisions and improvement.
Powered by Orbit
Orbit supports day to day workplace operations through intelligent booking, behavioural insight and ongoing optimisation.
Typical outputs
- Prioritised recommendations
- Floor and portfolio action plans
- Pilot and phased change
- Rolling measurement
- Outcome tracking and optimisation
MMT In Practice
Turning workplace evidence into better decisions
Illustrative examples of how the same process can be applied to different workplace decisions.
Measure
Model
Transform
Estate consolidation
Average and peak utilisation, attendance patterns and current capacity.
Compare footprint and desk ratio options against peak demand.
Phase the selected consolidation plan and monitor the new configuration.
Meeting rooms
Bookings, occupancy and people count by room size.
Test alternative room mixes against observed demand.
Reconfigure the mix and measure availability and use.
Hybrid capacity and workplace design
Attendance, mobility and team use patterns.
Compare desk ratios, layouts and collaboration space options.
Pilot the selected design and track its performance.
Our vision
We believe one of the biggest opportunities to reduce workplace cost and environmental impact lies in using the buildings we already have more effectively.
Better evidence helps organisations improve employee experience, reduce waste and make confident choices about how much space they need and how it should work.
MMT is our practical framework for turning that evidence into action.
Products that support each stage
MMT is the decision method. Our solutions provide the tools needed at each stage.
Observe
Measure
Gather and analyse workplace evidence through sensing, analytics and managed infrastructure.
Tessellate
Model
Compare workplace scenarios, expose trade-offs and support clear recommendations.
Orbit
Transform
Support day to day workplace operations through booking, behavioural insight and ongoing optimisation.
Customers can use these products together or deploy only the capabilities relevant to the workplace question.
Workplace intelligence that keeps growing
Our Resource centre brings together the research, frameworks and practical tools developed through years of helping organisations transform their workplaces.
Whether you’re just beginning your workplace transformation journey or managing a global estate, our resources are designed to help you make better workplace decisions.
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Scenario Modelling for Better Workplace Strategy
Discover how scenario modelling helps organisations test assumptions, evaluate alternatives and make more confident workplace decisions… Learn more
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Measure. Model. Transform. A Framework Built for Modern Workplaces
Measure real usage, model opportunities for improvement, and transform your workplace strategy with insights that drive… Learn more
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Underused Estate: The Hidden Lever in NHS Green Plan
Explore how NHS Green Plans enhance sustainability by analysing space utilisation to reduce environmental impact while… Learn more
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Designing Future Workplaces
Designing future-ready workplaces requires behavioural evidence and scenario modelling to create adaptable spaces, optimise investment and… Learn more
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Hybrid Workplace Planning
Hybrid working has changed not only where employees work, but how workplace demand is distributed throughout… Learn more
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Optimising meeting room strategy
Meeting room shortages are often less about the number of rooms and more about how well… Learn more
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A Decade of Workplace Transformation: Lessons, Mistakes and Opportunities
Explore a decade of workplace transformation with industry experts. Learn from real-world experiences, avoid common pitfalls,… Learn more
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Unlocking NHS Estates’ Hidden Capacity without Capital Projects
NHS estates are often underutilised. Discover how data-driven insights and smarter planning can unlock additional capacity,… Learn more
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Designing wellbeing-centred NHS workplaces
Designing wellbeing-centred NHS workplaces is essential for improving staff satisfaction, reducing burnout, and enhancing patient care.… Learn more
Bring us your next workplace question
Whether you are testing a consolidation, changing desk ratios, reviewing meeting room demand or planning a wider transformation, we can help you measure what matters, compare the options and decide what to do next.