Cost model: Theatres | Features

New-build theatre cost breakdown
The cost model is based on a new-build theatre scheme, which has a 500-seat courtyard style auditorium and associated studio and workshop space. The two-storey 3150 m2, building also contains bars and accommodation for a resident company.
Project costs include demolitions and the full theatre equipment fit-out, but exclude external works and services, the client’s fit-out and loose furniture and fittings. Professional fees and VAT are also excluded from the cost analysis.
The unit rates are current in April 2005, for a competitively tendered scheme, and are based on a location in outer London. Adjustments to the unit rates should be made for the cost implications of programme, procurement route, location (see table, Regional variations) and site access.
	element cost £	cost/m² gfa £	% of total cost
Demolitions and alterations	200,000	63.49	2.44
Allowance for demolition of existing theatre Item @ 200,000
Substructure	480,000	152.38	5.85
Piled foundations; 450 mm diameter; average length 22 m; spoil removal; site establishment and rig relocation; testing 170 @1,200
Pile caps and ground beams Item @ 90,000
Reinforced insitu concrete suspended slab; average thickness 265 mm 1500 m2 @ 120
Extra for formation of lift pit Item @ 6,000
Frame	341,600	108.44	4.17
Reinforced insitu concrete columns; 300 × 300 mm typical with reinforcement @ 365 kg/m3; average rate used 280 m @ 90
Reinforced insitu concrete beam; 500 × 300 mm typical with reinforcement @ 200 kg/m3; average rate used 240 m @ 100
Structural steel columns and beam; fabrication, erection; intumescent paint; based on overall allowance of 65kg/m2 46 t @ 1,900
Structural steel framing to technical gallery; balustrades and safety barriers; plywood deck; access ladders Item @ 180,000
Additional steelwork brackets and framing for theatre equipment Item @ 20,000
Surface finishes; paint finishes to exposed steelwork Item @ 5,000
Upper floors	157,700	50.06	1.92
Reinforced insitu concrete suspended slab; 270 mm average thick; reinforcement @ 200 kg/m3, 990 m2 @110
Extra for additional reinforcement to cantilevered balcony to auditorium @ 100kg/m3 5t @ 850
Timber floor; joists @ 400 mm centres; 18 mm thick decking 685m2 @ 65
Roof	541,300	171.84	6.60
Structural steel frame; beams and trusses; fabrication, erection; based on overall allowance of 75kg/m2 80t @ 1,400
Extra for long span trusses to auditorium 65 t @ 400
Reinforced insitu concrete suspended slab; average 250 mm thick; insulation; single ply membrane 375 m2 @ 200
Timber joists @ 400 mm centres; plywood deck; insulation; single ply membrane 350m2 @ 180
Timber joists @ 400 mm centres; plywood deck; insulation; galvanised steel profiled roof cladding 230m2 @ 115
Composite deck; 150 mm thick insitu concrete; plywood cladding; insulation; single ply membrane 675m2 @ 185
Rooflights; generally 40 m2 @ 600
Extra for decking and balustrade to roof terrace Item @ 10,000
Entrance canopy; galvanised steel framing with GRP lining Item @ 50,000
Allowance for high level balustrades, walkways and access ladders Item @ 30,000
Stairs	131,500	41.75	1.60
Galvanised steel stairs and balustrades; total rise four storeys Item @ 25,000
Galvanised steel stairs and balustrades; access stairs to auditorium balconies 2 @ 15,000
Timber stairs with galvanised steel balustrades and handrails 2 @ 6,000
Allowance for external escape stair; galvanised steel 1 @ 7,500
Galvanised steel handrails and balustrades to voids 15 m @ 300
Galvanised steel handrails and balustrades to auditorium balconies 65 m @ 500
Allowance for steps and handrails at change of levels Item @ 20,000
External walls	556,700	176.73	6.79
Auditorium cladding; metal rainscreen panels, insulation; metsec subframe 540 m2 @ 400
Extra for; blockwork backing 75 m2 @ 70
Cavity walls; render; two skins medium density blockwork; insulation 1815 m2 @ 165
Louvres Item @ 10,000
Allowance for solar shading, galvanised steel grillage; sub-frame Item @ 20,000
Allowance for pressure testing Item @ 6,000
Windows and external doors	216,800	68.83	2.64
Aluminium and softwood framed double glazed opening windows 110 m2 @ 340
Acoustically sealed double glazed windows 8 m2 @ 675
Aluminium framed shopfront; sealed double glazed units 100 m2 @ 600
extra for; manually operated glazed doors, per leaf 18 @ 1,500
extra for; electrically operated glazed doors, pair 2 @ 5,000
Hardwood doors; solid; stainless steel door furniture; per leaf 20 @ 1,000
Allowance for get-in doors to scene dock Item @ 15,000
Allowance for louvred doors to plant rooms Item @ 6,000
Allowance for steel doors to substation Item @ 5,000
Window actuators; manual 16 @ 250
Poster display boxes; polycarbonate sheet in hinged anodised frame 14 @ 500
External retractable blinds to terraces; acrylic canvas; galvanised steel frame Item @ 20,000
Internal walls and partitions	162,400	51.56	1.98
Auditorium enclosure; 190 mm thick dense aggregate blockwork 1215 m2 @ 55
Partitions; 140 mm medium dense aggregate blockwork 1395 m2 @ 40
Metal stud partition; 2 layers plasterboard each side; insulation; skim coat 295 m2 @ 65
Glazed screens and borrowed lights Item @ 5,000
Cubicle partitions 13 @ 900
laminate faced duct panels; sawn softwood framing 13 @ 300
Internal doors	206,200	65.46	2.51
Flush door; softwood frame; lacquered finish; ironmongery 85 @ 800
Acoustic door; 32 dB; integral frame; compressible seals; ironmongery 83 @ 1,200
Acoustic door; 42 dB; integral frame; compressible seals; ironmongery 24 @ 1,400
Allowance for stage get-in door Item @ 5,000
Wall finishes	318,800	101.21	3.89
Decorations; emulsion paint on plaster 2,000 m2 @ 20
Acoustic linings to general areas; plywood on wallboard; softwood battens; rockwool insulation 220 m2 @ 110
Decorative acoustic wall panels to auditorium; rockwool insulation 650 m2 @ 250
Ceramic tiling 265 m2 @ 50
Hygenic wall covering to kitchen 76 m2 @ 50
Allowance for additional acoustic treatment to auditorium and workshop Item @ 75,000
Floor finishes	161,800	51.37	1.97
Sand cement screed; average 50 mm thick 2,600 m2 @ 15
Carpet and carpet tiles to screed; painted softwood skirting 1,475 m2 @ 30
Extra for plywood sub-base on timber packers 135 m2 @ 35
Vinyl sheet flooring; to screed 385 m2 @ 45
Floor sealer to power floated concrete slabs 290 m2 @ 10
Epoxy floor paint; to concrete and screed 270 m2 @ 50
Floating floor; 18 mm thick plywood; resilient layer; timber battens; varnish finish 585 m2 @ 60
Mats and matwells Item @ 5,000
Ceiling finishes	112,600	35.75	1.37
Suspended ceilings; painted plasterboard on M/F 1,000 m2 @ 35
Suspended ceiling; demountable panels with hygenic finish 25 m2 @ 50
Suspended linings; 1 layer plasterboard to provide 1 hour fire rating to steel in auditorium 100 m2 @ 30
Suspended acoustic lining; 2 layers plasterboard, 50 mm thick insulation 345 m2 @ 50
Suspended acoustic lining; 1 layer 12 mm thick ply on 2 layers plasterboard, average rate 450 m2 @ 75
Decorations; paint/sealer to exposed concrete soffit 1,235 m2 @ 10
Allowance for access panels Item @ 10,000
Fittings and equipment	337,400	107.11	4.11
Fixed bench seats to auditoriums 680 @ 130
New stage construction; secondary steel frame; plywood deck; acoustic insulation Item @ 50,000
Allowance for permanent lighting grids to studio theatres Item @ 25,000
Allowance for demountable stage rostra to main auditoria 230 m2 @ 150
Allowance for control room enclosure, platforms, access ladders, latchways and other fittings at gallery level Item @ 13,000
Statutory signage Item @ 10,000
Window blinds 110 m2 @ 150
Fittings to box office Item @ 5,000
Fittings to 2 cafe/bars Item @ 20,000
Allowance for mirrors and other fittings to WCs Item @ 5,000
Allowance for fittings in public areas Item @ 50,000
Allowance for dressing room fittings etc Item @ 20,000
Sanitary fittings	27,000	8.57	0.33
WCs, urinals, washhand basins, fittings; average rate 45 @ 400
Extra for, fittings for disabled WCs 3 @ 1,000
Shower; tray, door; thermostatic controller 4 @ 1,300
Cleaners’ sinks 2 @ 400
Services equipment	775,000	246.03	9.45
Production lighting; lighting boxes, dimmer racks, control panels Item @ 120,000
Stage engineering; manual stage flying system, production lights etc Item @ 400,000
Auditorium sound and communications; stage boxes and equipment racks; performance intercom and video, stage management desk and show relay; infra-red assited listening system; wiring and installation Item @ 185,000
Building-wide paging installation Item @ 20,000
Servery and bar fit-out and equipment Item @ 50,000
Disposal installations	19,000	6.03	0.23
Rainwater installation 1,670 m2 @ 8
Soil, waste and vent installation 75 @ 75
Water installations	64,300	20.41	0.78
Cold water supply, storage and distribution 80 @ 475
Hot water service; calorifiers, pumps, distribution pipework 50 @ 525
Space heating and air treatment	720,000	228.57	8.78
Gas installation, including shut-off valve to kitchen Item @ 7,500
Heating installation; boilers (400 kW), pumps, distribution, flue dilution Item @ 62,500
LTHW heating installation; distribution, radiators and convectors 3,150 m2 @ 32
Local cooling to technical rooms; DX units 3 @ 3,500
Mechanical ventilation to performance spaces; supply and extract; LTHW and CW installation to AHUs; chiller; acoustic treatment to ductwork 805 m2 @ 530
Kitchen extract ventilation; extract hood and associated ductwork Item @ 23,000
Toilet extract ventilation Item @ 14,000
Laundry supply and extract ventilation Item @ 11,000
Local extract to miscellaneous areas Item @ 8,000
Allowance for extract and ductwork to spray booth Item @ 16,000
Allowance for smoke vents Item @ 40,000
Electrical installations	526,400	167.11	6.42
Mains and sub-mains installation; power supply to mechanical plant 3150 m2 @ 40
Small power installation 3150 m2 @ 20
Lighting and luminaires to auditorium and studios; house lights and working lights 805 m2 @ 50
Lighting and general luminaires 2345 m2 @ 50
Emergency lighting installation 3150 m2 @ 6
Production power and lighting wiring to performance spaces; containment 805 m2 @ 200
Lift installation	65,000	20.63	0.79
16 -person electro-hydraulic lift serving 4 floors; keypad control Item @ 50,000
Allowance for kitchen hoist, complete with enclosure Item @ 15,000
Protective installations	18,800	5.97	0.23
Lightning protection 3150 m2 @ 5
Earthing and bonding Item @ 3,000
Communications installation	176,800	56.13	2.16
Fully addressable anologue fire detection and alarm/voice alarm installation; smoke detectors; call points; coverage to BS5839 L1 3150 m2 @ 32
Telephone and data wireways; non performance areas Item @ 4,000
Fix only containment in performance spaces Item @ 30,000
Dressing room call system Item @ 10,000
Security installation; intruder detection, CCTV etc Item @ 32,000
Special installations	147,300	46.76	1.80
Compressed air installation to workshop and performance spaces Item @ 15,000
Building management system 3150 m2 @ 42
Builder’s work in connection	127,000	40.32	1.55
Forming holes, chases etc Allow 5% Item @ 127,000
Preliminaries and contingencies	1,608,600	510.67	19.62
Management costs, site establishment and site supervision Allow 17% Item @ 1,120,500
Building Services specialist contractor preliminaries Item @ 151,000
Contingency sum Allow 5% Item @ 337,100
Total construction cost – Building only	8,200,000	2,603.18	100

Regional variations
The costs are, unless otherwise noted in the text, appropriate for projects in outer London and should be adjusted by the following location factors for schemes in other regions:
Inner London	1.06
South-east	0.97
South-west	0.92
East Midlands	0.88
West Midlands	0.89
East Anglia	0.93
Yorkshire & Humberside	0.88
North-west	0.90
North	0.89
Scotland	0.86
Wales	0.88