Build the room program
Seats are one part of the requirement. Add meeting, focus, reception, kitchen, wellness, storage, technology and specialty spaces based on actual work patterns.
Keep usable and rentable area separate
A planning program may describe occupant or usable area while rent is charged on a rentable area. Record the measurement standard, edition and conversion evidence instead of applying a hidden multiplier.
Run density scenarios
Test at least a compact, balanced and spacious scenario. Evaluate noise, privacy, meeting pressure and circulation in each one before choosing a square-feet-per-person assumption.
Verify with a test fit
A designer or planner can place the program on a real floorplate. Columns, window lines, core location, exits, accessibility and building geometry can materially change the result.
Evidence boundary: office availability and quoted economics change. Confirm current premises, authority, area, costs, permitted use and documents for the specific transaction. Read the methodology.