| Cost breakdown |
| | Element cost (£) | Cost/m2 gfa (£) | % of total cost |
| Demolitions and alterations | 142 535 | 22.81 | 2.69 |
| Note: all stripping out and pulling down includes taking away debris and making good to any remaining surfaces |
| Stripping out existing radiator heating services and boilers etc | | 5500 m2 @ | £1.50 |
| Stripping out water and waste services | | 5500 m2 @ | £1 |
| Stripping out electrical services | | 5500 m2 @ | £1 |
| Removing floor finishes and hacking off existing screeds | | 5200 m2 @ | £7 |
| Hacking off existing wall plaster | | 1900 m2 @ | £3 |
| Taking down suspended ceiling | | 5200 m2 @ | £1.80 |
| Removing finishes and fittings to toilet areas | | 140 m2 @ | £5 |
| Removing finishes to stairwell treads and risers | | 130 m2 @ | £2.50 |
| Removing staircase balustrades | | 150 m @ | £8 |
| Pulling down block spandrel walls, partition walls and doors | | 1000 m2 @ | £4 |
| Pulling down timber and demountable partitions and doors | | 1200 m2 @ | £2.50 |
| Removing doors from openings in partitions | | 50 nr @ | £10 |
| Removing precast concrete external cladding panels | | 1700 m2 @ | £6 |
| Removing galvanised mild steel single-glazed windows | | 1100 m2 @ | £3 |
| Removing 300 x 400 mm reinforced concrete upstands | | 900 m @ | £12 |
| Removing asphalt roof coverings and screeds | | 1100 m2 @ | £6 |
| Taking down four-storey steel escape staircase including breaking out foundations | | 1 @ | £1,000 |
| Filling to door opening, one brick thick about 1.5 x 2.1 m through 225 mm reinforced concrete wall | | 5 @ | £150 |
| Cutting to enlarge opening through half-brick internal wall; new opening 1100 x 2100 mm; existing opening 800 x 2100 mm; forming jambs square; new precast lintel, drypack to existing lintel | | 10 @ | £100 |
| Cutting out defective reinforced concrete; blast-clean reinforcement and repalce with repair mortar in areas not exceeding 2 m2 | | 25 m2 @ | £30 |
| Include for taking down external signage | | allow | £500 |
| Cutting to form opening 1.485 x 2.1 m through 150 mm reinforced concrete wall including 15 Ronafix modified mortar to jambs and head | | 2 @ | £300 |
| Cutting to form openings 1.20 x 1.80 through 150 mm rinforced concrete wall including 15 Ronafix modified mortar to jambs and head | | 40 @ | £250 |
| Breaking out to form opening 8 x 6 through 300 mm reinforced concrete floor oever entrance foyer including additional framing steelwork | | 48 m2 @ | £100 |
| Filling in existing duct openings 2 x 5 m in 300 mm reinforced floors including new concrete, formwork to soffit, 10 mm reinforcement and scabbling edges of existing floor | | 10 @ | £160 |
| Diamond saw cutting new openings 2 x .5 m in 300 mm reinforced concrete floor including 15 Ronafix modified mortar to edges | | 10 @ | £670 |
| Breaking out to form four openings 5 x 2.5 m through 300 mm reinforced concrete floor slab for new staircase | | 50 m2 @ | £70 |
| Substructure | 12 200 | 1.95 | 0.23 |
| 150 mm reinforced concrete ground slab and thinkcening to extended slab dowelled in along one edge | | 130 m2 @ | £80 |
| 200 x 150 mm deep reinforced concrete upstand kerb | | 180 m2 @ | £10 |
| Frame | 142 700 | 22.83 | 2.69 |
| Structural steel cantilever extension 700 mm long, one end bolted to frame and perimeter edge beam (1200 m @ 70 kg/m); measure per m2 extended floor area | | 625 m2 @ | £160 |
| Structural steel strengthening to one bay for new plant room over | | 2 t @ | £1,500 |
| Structural steel frame to lightweight plant room enclosure at roof level including plant support steelwork | | 4 t @ | £1,000 |
| Bracing to new stairshaft | | 4 t @ | £1,300 |
| Trimming to new riser openings | | 2 t @ | £1,500 |
| Fireboard protection to structural steel generally | | 1100 m2 @ | £25 |
| Upper floors | 57 500 | 9.2 | 1.08 |
| 200 mm reinforced concrete extensio nto upper floor slabs including formwork, reinforcement and dowelling to existing structure 500 m2 @ £80.00200 x 300 mm reinforced cocrete perimeter upstands including formwork and reinforcement | | 700 m @ | £25 |
| Roof | 61 500 | 9.84 | 1.16 |
| 150 mm reinforced concrete slab to extended roof area including formwork and reinforcement | | 125 m2 @ | £48 |
| Warm deck insulation, screed and 19 mm asphalt roofing on felt including work to parapets etc | | 1200 m2 @ | £30 |
| Lightweight coated steel cladding to plant room | | 125 m2 @ | £60 |
| Perimeter edge and gutter detail to plant room roof | | 40 m @ | £25 |
| Galvanised balustrading to roof perimeter | | 100 m @ | £110 |
| Stairs | 29 300 | 4.69 | 0.55 |
| Precast concrete dogleg staircase; 3.35m rise | | 4 flghts @ | £3,000 |
| Chromium-plated balustrades to main staircase | | 10 m @ | £300 |
| Chromium-plated handrails to main staircase | | 80 m @ | £100 |
| Painted mild steel balustrade to escape stairs | | 20 m @ | £90 |
| Colour-coated mild steel handrail to escape stairs | | 180 m @ | £25 |
| External walls | 1 147 000 | 183.52 | 21.63 |
| Polyester powder-coated aluminium curtain walling system with double-glazed low-emissivity glass and insulated coated aluminium spandrel panels | | 2900 m2 @ | £350 |
| Colour-coated aluminium over-cladding, Luxalon or equivalent, on metal grid fixed to concrete and walls | | 280 m2 @ | £250 |
| Proprietary independent dry lining as back-up wall to spandrel panels | | 2800 m2 @ | £20 |
| Lightweight colour-coated steel wall cladding, Luxalon or equivalent to new plant room | | 100 m2 @ | £60 |
| Windows and external doors | 91 700 | 14.67 | 1.73 |
| Polyester powder-coated aluminium double-glazed modular windows | | 90 m2 @ | £320 |
| Polyester powder-coated aluminium double-glazed modular fire escape door 1.5 x 2.1 m including frames and furniture | | 2 @ | £1,500 |
| Feature entrance screen, doors and canopy in structural glazing | | 75 m2 @ | £500 |
| Aluminium louvres to roof plant room | | 40 m2 @ | £560 |
| Internal walls | 38 000 | 6.08 | 0.72 |
| Note: Additional partitioning to tenants' floor areas excluded | | | |
| Shaft wall system to form new service risers | | 220 m2 @ | £30 |
| 150mm blockwork in partitions to new staircase tower and cores | | 210 m2 @ | £15 |
| 100mm blockwork as compartment walls generally | | 280 m2 @ | £10 |
| One-hour fire-resisting 70mm Gyproc metal stud partition 3-3.3 m high with 12.5 mm fireboard each side | | 120 m2 @ | £35 |
| WC cubicles including doors | | 35 @ | £350 |
| WC backwall duct sets; 2200mm high; IPS or similar | | 90 m @ | £100 |
| Internal doors | 50 350 | 8.06 | 0.95 |
| Veneered flush doors | | 10 @ | £300 |
| Laminate-faced solid flush single doors to toilet etc | | 25 @ | £550 |
| Laminate-faced solid half-hour fire-resisting double doors with vision panels to stairwells and lobbies | | 15 @ | £1,250 |
| Laminate-faced solid one-hour fire-resisting double doors with vision panels to stairwells and lobbies | | 11 @ | £1,350 |
| Wall finishes | 72 860 | 11.66 | 1.37 |
| Two layers 12.5mm wallboard and skim coat to existing concrete columns | | 480 m2 @ | £12 |
| 13mm plaster and paint to walls | | 2400 m2 @ | £7.50 |
| Tassoglass paper to walls and columns | | 5700 m2 @ | £7 |
| Ceramic wall tiling on plaster to toilet walls etc | | 230 m2 @ | £40 |
| Floor finishes | 365 400 | 58.46 | 6.89 |
| 150mm raised-access floor to office areas including carpet tiles | | 5100 m2 @ | £50 |
| Cavity barriers | | 800 m2 | £10 |
| Carpet on concrete make-up to common areas | | 400 m2 @ | £25 |
| Lightweight concrete make-up to lobby areas | | 900 m2 @ | £25 |
| Vinyl sheeting to treads and rises of staircases including screeds, nosings and skirtings | | 190 m2 @ | £50 |
| Ceramic non-slip tiles on screed to WCs, cleaners' cupboards, kitchenettes | | 235 m2 @ | £60 |
| Granite feature flooring to entrance foyer on screed | | 50 m2 @ | £140 |
| Entrance mat and frame | | Item @ | £1,000 |
| Hardwood skirtings to common and office areas | | 1600 m @ | £8 |
| Dustproof sealer to raised floor plenum | | 5100 m2 @ | £5 |
| Ceiling finishes | 46 960 | 7.51 | 0.89 |
| Plasterboard dry lining to underside of suspended slabs | | 4300 m2 @ | £7 |
| (Trox chilled ceiling panelled system, 5100 m2, included in heat source space heating and ventilation) | | | |
| M/F suspended ceiling to common areas | | 570 m2 @ | £18 |
| Feature suspended ceiling to entrance foyer | | 48 m2 @ | £100 |
| Emulsion paint to soffits of stairs and landings | | 360 m2 @ | £5 |
| Fittings and furnishings | 35 000 | 5.6 | 0.66 |
| Allow sum for kitchenette etc | | | £5,000 |
| Internal vertical louvre blinds | | 1000 m2 @ | £30 |
| Sanitary installation | 20 000 | 3.2 | 0.38 |
| 35 white glazed WCs; 5 disabled WCs and fittings; 15 urinals; 35 wash hand-basins in purpose-made vanitory units; 5 cleaners' sinks and 5 stainless steel sinks | | | |
| Disposal installation | 30 000 | 4.8 | 0.57 |
| Rainwater, waste and soil disposal in PVCu | | | |
| Water installation | 41 000 | 6.56 | 0.77 |
| Mains supply, hot and cold water in copper | | | |
| Heating and ventilation | 1 112 150 | 177.94 | 20.97 |
| Displacement ventilation to office areas | | 5150 m2 @ | £28 |
| Chilled ceiling installation to office areas including suspended ceiling complete | | 5150 m2 @ | £160 |
| Perimeter heating to office areas | | 5150 m2 @ | £22 |
| Pressurisation to cores and staircases | | 590 m2 @ | £40 |
| Extract ventilation to toilets and kitchenettes | | 235 m2 @ | £30 |
| Electrical installations | 498 500 | 79.76 | 9.4 |
| Complete installtion, including recessed light fittings in chilled ceilings; no standby generation | | 100 m2 @ | £85 |
| Common areas and plant rooms | | 1000 m2 @ | £65 |
| Lift and conveyor installation | 50 000 | 8 | 0.94 |
| Overhaul of 2 eight-person passenger lifts serving five floors including respraying doors | | 2 @ | £20 000 |
| Internal refurbishment of lift cars | | 2 @ | £5,000 |
| Protective installations | 62 500 | 10 | 1.18 |
| Addressable fire alarm and security system | | 6250 m2 @ | £10 |
| Communication installations | 129 250 | 20.68 | 2.44 |
| Centralised building management system for zoned displacement ventilation system | | 6250 m2 @ | £15 |
| Data and telephone wiring provision in dado trunking | | 5100 m @ | £5 |
| Public address installation; clocks | | Item @ | £10 000 |
| Builders' work in connection | 146 000 | 23.36 | 2.75 |
| Associated builders' work in connection with services | | allow 7.5% | |
| Example spot items (provisional quantities) | | | |
| Concrete filling to hole 100 x 100 mm in 150 mm reinforced concrete | | allow 10 @ | £25 |
| Concrete filling to hole 1000 x 600 mm in 150 mm reinforced concrete | | allow 3 @ | £50 |
| Scabbling surface of existing concrete | | allow 250 m2 @ | £2 |
| Reinforced concrete in machine bases and plinths including reinforcement and formwork | | 5 m3 @ | £200 |
| Cutting chases for conduit 25 x 25 mm; in concrete | | allow 100 m @ | £7.50 |
| Cutting chases for conduit 25 x 25 mm; in brickwork/blockwork | | allow 100 m @ | £2 |
| Diamond saw cutting rebates in reinforced concrete 25 mm wide x 100 mm deep | | allow 40 m @ | £60 |
| Diamond saw cutting holes not exceeding 55 mm diameter in slabs 100-200 mm deep | | allow 20 @ | £12 |
| Ditto 200-300 mm deep | | allow 20 @ | £18 |
| Diamond saw cutting holes 100 mm diameter in slabs 100-200 mm deep | | allow 20 @ | £15 |
| Ditto 200-300 mm deep | | allow 20 @ | £20 |
| Diamond saw cutting holes 200 mm diameter in slabs 100-200 mm deep | | allow 20 @ | £25 |
| Ditto 200-300 mm deep | | allow 20 @ | £40 |
| Diamond saw cutting holes 200 mm diameter in brickwork/blockwork 100-150 mm thick | | 50 @ | £18 |
| Cutting away and making good for lighting, socket outlet and fittng outlet points | | allow 100 @ | £5 |
| Subtotal | 4 382 405 | 701.18 | 82.64 |
| | | | |
| Preliminaries | 438 295 | 70.13 | 8.26 |
| Contractor's management and staff, site accommodation and other preliminary items | | | |
| Contingencies and design reserve | 482 300 | 77.17 | 9.1 |
| Total for scheme | 5 303 000 | 848.48 | 100 |
| (excluding site works) | | | |
| | | | |
| | Cost/m2 gfa (£) | | |
| Other items | | | |
| Demolitions and alterations | | | |
| External scaffolding - allow 2800 m2 @ £12 | 6.5 | | |
| Stripping out existing air-conditioning systems etc - 5200 m2 @ £2 | 1.66 | | |
| Removing asbestos cladding board as duct casings etc - typical rate £20/m2 | n/a | | |
| Removing asbestos lagging to pipes; including cleaning pipes - typical rate £40/m | n/a | | |
| Removing sprayed asbestos to structural beams; including cleaning steelwork - typical rate £70/m2 | n/a | | |
| Raking shoring to adjoining building - typical rate £5/m2 | n/a | | |
| Cleaning of external stone facade - typical rate £8/m2 | n/a | | |
| Cleaning of stained brickwork - typical rate £5/m2 | n/a | | |
| Cleaning of curtain walling or windows - typical rate £5/m2 | n/a | | |
| Repair/refurbishment of curtain walling - typical rate £60/m2 | n/a | | |
| Funigcidal treatment of stonework - typical rate £5/m2 | n/a | | |
| Repair and redecoration or external windows - typical rate £20/m2 | n/a | | |
| Upper floors | | | |
| Localised strenghtening of 7.6 x 5.25 m bay with additional fire-protected steel beams bolted with friction anchors to existing concrete frame - 40 m2 @ £65 | 0.5 | | |
| Stairs | | | |
| Foundations to new attached staircase block 4.6 x 2.5 x 17.5 m high, curtain walling to three sides, roof over and with 4 staircase dogleg flights and finishes as other escape staircases, complete - 1 @ £100,000 | 10 | | |
| [The construction of the staircase outside the building footprint will increase lettable area by 45 m2 (0.8%)] | | | |
| External walls and windows | | | |
| Coated steel Luxalon cladding on metal support rails including 140 mm concrete block back-up wall (2000 m2 @ £80) plus polyester-coated aluminium double-glazed windows (1300 m2 @ £350) | -90 | | |
| Coated steel Luxalon cladding on metal support rails including 140 mm concrete block back-up wall (2000 m2 @ £80) plus polyester-coated aluminium double-glazed windows with interstitial blinds (1300 m2 @ £500) | 57 | | |
| Heat source, space heating and ventilation | | | |
| Radiator heating system with localised extract - 5150 m2 @ £60 | -168 | | |
| Fan-coil unit comfort cooling system - 5150 m2 @ £180 | | | |
| Communications installations | | | |
| Central building management services system for fan-coil unit comfort cooling system - 6250 m2 @ £20 | 6 | | |
| Protective installations | | | |
| Single-level sprinklers with heads at 9 m2 - 6250 m2 @ £10 | 12 | | |
