How next-gen offices can ‘earn the commute’ by designing out friction

Six years on from the global mainstreaming of hybrid and remote working, the real estate sector has been grappling with the same question: how can offices earn the commute? For landlords and developers, this is far from just an HR debate. Ultimately, the buildings and developers that solve employees’ primary barriers to attending the office will be those that keep occupiers and attract new ones.

The recent news that Barclays has backed down over its return-to-the-office plans brings this debate into focus. The company has delayed an overhaul of its hybrid working policy that would require employees to attend three days per week, versus its current two-days policy. After thousands of staff called for payouts to help cover travel costs and an exemption for those living over 40 minutes away, the policy that was meant to come into force this year will now be introduced in 2027.

It’s not the only employer that’s recently come under the same pressure. Last year, staff at JPMorgan signed internal petitions protesting against a mandate forcing staff back into the office five days a week. Research from Hays last year also found that nearly half of workers (48%) would consider quitting if their organisation mandated a full return to the office.

Many employers are facing decisions about the future of their office attendance strategies and real estate footprints. Those who wish to encourage staff to attend the office must confront what employees actually need from a workspace, and crucially, what stops people from attending.

When the industry talks about ‘earning the commute’, this has typically meant office perks, such as coffee, free lunches, breakout spaces for collaboration and yoga classes. But, according to a recent JLL survey, 48% of workers say that commute time is the single biggest barrier to attending the office more. Blackhawk Network also reported earlier this year that nearly half (49%) of UK workers would consider changing jobs for a shorter or more enjoyable commute.

The commute is not just a minor inconvenience, but a deciding factor in whether employees attend the office and even whether they stay in their roles.

For decades, prime, well-connected locations have commanded rental premiums precisely because they reduce the friction of the commute. But, being well-connected is now the baseline, not a differentiator. What’s changing is how much of the journey a building is willing to take responsibility for, from the moment an employee leaves home to the moment they arrive at their desks.

Companies encouraging or enforcing increased office attendance will choose a destination that makes the commute as straightforward as possible, not just by being well located, but by removing the common friction points that make working from home the easier option.

This is the logic behind our latest office development, 220 Blackfriars, which is due to complete next year. Outstanding transport links, with Southwark station, Blackfriars, Waterloo and London Bridge nearby, are important to its appeal, but it’s by no means an end point for providing employees with a smooth commute. 220 Blackfriars is designed so that every stage of the journey, whatever the mode, will be part of a seamless experience. Walkers, cyclists and train commuters are all catered for as a core design principle.

This includes a dedicated transport coordinator, who will be responsible for supporting employees with planning efficient and safe journeys. A live transport information board to keep staff up to date with potential disruptions. And, a cycle concierge that will safely park guests bikes for them, all working to save employees time and headspace. Naturally, premium end-of-journey facilities – showers, lockers and abundant cycle spaces – will make travelling by bike or on foot as convenient as possible.

This approach has seen 220 Blackfriars awarded both an ActiveScore and ModeScore Platinum rating, one of the highest active travel and sustainable travel accreditations available, and one of only a handful schemes to achieve this. This is particularly pertinent for future-facing workspaces, as active travel increasingly becomes the commute of choice in London. Data published by Transport for London showed daily bike journeys increased from 1.05 million in 2019 to 1.33 million in 2024. In the City of London, cycling has increased by more than 50% from 2022 to 2024, which is the largest jump since records started in 1999.

By removing some of the most common barriers to getting to the office, particularly for those choosing active travel, attendance stops being something employers have to force. This lets businesses attract and retain the best talent, and create a space where people can do their best work.

For next-gen workplaces, earning the commute means much more than simply providing a pleasant office setting. It means designing out the friction that makes working from home the default choice every day.