The Turm site in Winterthur is undergoing a transformation from an industrial site into a vibrant hub for work, leisure and community life. Mixed-use development is becoming increasingly important in property and site development, which requires a wide range of skills in terms of marketing and management.
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The collaboration between the owner, the property manager, and facility management is crucial. Using the Turm Areal as an example, we’ll show how ISS supports the client in the operation of the property, tenant services, and the development of the site.
The 100-meter-tall red-brick tower is the second-tallest building in Winterthur and a landmark of the city and region. With its 24 stories, the Red Tower is the centerpiece of Winterthur’s Turm Areal and, together with the surrounding buildings, shapes the character of the neighborhood next to the train station. While the site was previously used by Volg as a production facility, its focus has changed significantly since the construction of the Red Tower in late 1999. Today, the trend is toward mixed-use development, offering various stakeholders first-class office space in an inspiring environment with attractive services perfectly tailored to the needs of modern companies. Since 2017, the Tower site has been owned by Swiss Prime Site Immobilien AG (SPSI), which is successfully driving the development forward with the support of real estate service provider Wincasa and ISS.
Ralph Schneider handles inquiries from tenants and the client.
A vibrant hub for startups, creatives, research - and the local community
Fifteen companies use the Turm Areal for their business operations. These include IT firms, law firms, engineering firms, and the ZHAW. Thanks to ongoing academic activities alone, approximately 2,000 people move through the site every day. Across more than 37,000 square meters, tenants find a flexible and versatile range of spaces. In addition to offices, meeting rooms, and training facilities, there is an attractive selection of dining options that is also open to the general public. A popular gathering spot is the rooftop bar on the 23rd floor, which offers a unique panoramic view of all of Winterthur. Other attractions include seasonal dining options in the spacious courtyard: fondue chalets in winter and food trucks in summer. Chacko Stephen has been the Facility Services Manager for the Turm Areal since 2021. As a Winterthur native and graduate of the ZHAW, he has a special connection to the site: “I spent many hours in the ZHAW classrooms during my studies. I’ve been following the changes to the site since I was a teenager. It’s exciting that I now get to play an active role in shaping the site. My team and I work closely with Wincasa on this. We support the client with ideas and during the rollout.”
On-site every day: Facility Management
In this complex mix of uses, Facility Management serves as the backbone of building operations. ISS is responsible for building services, maintenance, cleaning, reception, mail handling, and security. Depending on their business activities and needs, several companies utilize selected FM services from ISS for their own spaces. Ralph Schneider, property manager at ISS, is on site every day, knows the specifics of this area inside and out, and handles all operational matters. “We try to provide tenants with as personalized a service as possible and resolve their concerns quickly and pragmatically,” says Schneider. For new leases, he conducts a personal onboarding session. “During these conversations, we learn what the companies’ needs are and can assist with furniture deliveries or renovations. Thanks to the comprehensive mandate, tenants benefit from our expertise and existing synergies.”
On site every day (from left to right): Chacko Stephen, ISS Facility Services Manager, and Ralph Schneider, ISS Property Manager
Complex Technology in the 100-Meter-Tall Tower
A particular technical challenge is the water supply, cooling, and heating systems, as well as fire safety for the 9,000 square meters and 24 floors. ISS has created a building-specific fire protection matrix for the tower; special systems regulate water pressure all the way up to the upper floors, and when climate conditions change, proactive planning and adjustment of the ventilation systems are required, since heat and cold take up to 20 times longer to travel all the way to the 24th floor. During a hot summer with outdoor temperatures of 35 degrees, ISS technicians must cool the building in a timely manner and, if necessary, deploy additional external cooling units to ensure adequate cooling capacity.
Marcel Steiner is one of several ISS technicians who ensure the smooth operation of the complex building services.
Commitment to a “Good” Sustainability Certification
Sustainability is a top priority at the Turm Areal and is promoted at various levels. In terms of energy efficiency, for example, the transition to LED lighting is being accelerated. As part of a study and a site-wide energy strategy, SPSI is having an engineering firm assess the technical systems for potential optimization. ISS is part of the project team, acts as a sounding board for feasibility questions, and handles implementation, which in turn facilitates future operations. For cleaning, ISS uses the chemical-free product GreenCleanZero, which has proven particularly effective for window and specialized cleaning tasks. The topic of circular economy is also being advanced. Since 2021, tenants in the tower have been using reusable coffee cups, and two central waste disposal stations enable separate waste collection. An annual assessment provides information on waste volume and categories and serves as a basis for decision-making to work with the client toward more environmentally friendly waste management.
Expertise and Commitment as Keys to Success
For SPSI and Wincasa, high-quality services, flexibility, cost-effectiveness, and customer satisfaction are key priorities. The client and tenants appreciate the ISS team’s on-site presence and commitment. Chacko Stephen, ISS Facility Services Manager: “We are constantly looking for ways to improve service for the client and tenants and to enhance the appeal of the property. We are currently testing a digital reception solution that enables service even outside of office hours. Another example is the restoration of the flooring, which had become dull due to wear and age. Using crystallization - a sophisticated cleaning method - we were able to refresh the material and restore the floor’s shine. This enhanced the overall appearance, and the client saved on the cost of an expensive replacement.”