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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.
Ìýelement cost £cost/m2 gfa £% of total cost
Demolitions and alterations200,00063.492.44
Allowance for demolition of existing theatre Item @ 200,000ÌýÌýÌý
Substructure480,000152.385.85
Piled foundations; 450 mm diameter; average length 22 m; spoil removal; site establishment and rig relocation; testing 170 @1,200ÌýÌýÌý
Pile caps and ground beams Item @ 90,000ÌýÌýÌý
Reinforced insitu concrete suspended slab; average thickness 265 mm 1500 m2 @ 120ÌýÌýÌý
Extra for formation of lift pit Item @ 6,000ÌýÌýÌý
Frame341,600108.444.17
Reinforced insitu concrete columns; 300 × 300 mm typical with reinforcement @ 365 kg/m3; average rate used 280 m @ 90ÌýÌýÌý
Reinforced insitu concrete beam; 500 × 300 mm typical with reinforcement @ 200 kg/m3; average rate used 240 m @ 100ÌýÌýÌý
Structural steel columns and beam; fabrication, erection; intumescent paint; based on overall allowance of 65kg/m2 46 t @ 1,900ÌýÌýÌý
Structural steel framing to technical gallery; balustrades and safety barriers; plywood deck; access ladders Item @ 180,000ÌýÌýÌý
Additional steelwork brackets and framing for theatre equipment Item @ 20,000ÌýÌýÌý
Surface finishes; paint finishes to exposed steelwork Item @ 5,000ÌýÌýÌý
Upper floors157,70050.061.92
Reinforced insitu concrete suspended slab; 270 mm average thick; reinforcement @ 200 kg/m3, 990 m2 @110ÌýÌýÌý
Extra for additional reinforcement to cantilevered balcony to auditorium @ 100kg/m3 5t @ 850ÌýÌýÌý
Timber floor; joists @ 400 mm centres; 18 mm thick decking 685m2 @ 65ÌýÌýÌý
Roof541,300171.846.60
Structural steel frame; beams and trusses; fabrication, erection; based on overall allowance of 75kg/m2 80t @ 1,400ÌýÌýÌý
Extra for long span trusses to auditorium 65 t @ 400ÌýÌýÌý
Reinforced insitu concrete suspended slab; average 250 mm thick; insulation; single ply membrane 375 m2 @ 200ÌýÌýÌý
Timber joists @ 400 mm centres; plywood deck; insulation; single ply membrane 350m2 @ 180ÌýÌýÌý
Timber joists @ 400 mm centres; plywood deck; insulation; galvanised steel profiled roof cladding 230m2 @ 115ÌýÌýÌý
Composite deck; 150 mm thick insitu concrete; plywood cladding; insulation; single ply membrane 675m2 @ 185ÌýÌýÌý
Rooflights; generally 40 m2 @ 600ÌýÌýÌý
Extra for decking and balustrade to roof terrace Item @ 10,000ÌýÌýÌý
Entrance canopy; galvanised steel framing with GRP lining Item @ 50,000ÌýÌýÌý
Allowance for high level balustrades, walkways and access ladders Item @ 30,000ÌýÌýÌý
Stairs131,50041.751.60
Galvanised steel stairs and balustrades; total rise four storeys Item @ 25,000ÌýÌýÌý
Galvanised steel stairs and balustrades; access stairs to auditorium balconies 2 @ 15,000ÌýÌýÌý
Timber stairs with galvanised steel balustrades and handrails 2 @ 6,000ÌýÌýÌý
Allowance for external escape stair; galvanised steel 1 @ 7,500ÌýÌýÌý
Galvanised steel handrails and balustrades to voids 15 m @ 300ÌýÌýÌý
Galvanised steel handrails and balustrades to auditorium balconies 65 m @ 500ÌýÌýÌý
Allowance for steps and handrails at change of levels Item @ 20,000ÌýÌýÌý
External walls556,700176.736.79
Auditorium cladding; metal rainscreen panels, insulation; metsec subframe 540 m2 @ 400ÌýÌýÌý
Extra for; blockwork backing 75 m2 @ 70ÌýÌýÌý
Cavity walls; render; two skins medium density blockwork; insulation 1815 m2 @ 165ÌýÌýÌý
Louvres Item @ 10,000ÌýÌýÌý
Allowance for solar shading, galvanised steel grillage; sub-frame Item @ 20,000ÌýÌýÌý
Allowance for pressure testing Item @ 6,000ÌýÌýÌý
Windows and external doors216,80068.832.64
Aluminium and softwood framed double glazed opening windows 110 m2 @ 340ÌýÌýÌý
Acoustically sealed double glazed windows 8 m2 @ 675ÌýÌýÌý
Aluminium framed shopfront; sealed double glazed units 100 m2 @ 600ÌýÌýÌý
extra for; manually operated glazed doors, per leaf 18 @ 1,500ÌýÌýÌý
extra for; electrically operated glazed doors, pair 2 @ 5,000ÌýÌýÌý
Hardwood doors; solid; stainless steel door furniture; per leaf 20 @ 1,000ÌýÌýÌý
Allowance for get-in doors to scene dock Item @ 15,000ÌýÌýÌý
Allowance for louvred doors to plant rooms Item @ 6,000ÌýÌýÌý
Allowance for steel doors to substation Item @ 5,000ÌýÌýÌý
Window actuators; manual 16 @ 250ÌýÌýÌý
Poster display boxes; polycarbonate sheet in hinged anodised frame 14 @ 500ÌýÌýÌý
External retractable blinds to terraces; acrylic canvas; galvanised steel frame Item @ 20,000ÌýÌýÌý
Internal walls and partitions162,40051.561.98
Auditorium enclosure; 190 mm thick dense aggregate blockwork 1215 m2 @ 55ÌýÌýÌý
Partitions; 140 mm medium dense aggregate blockwork 1395 m2 @ 40ÌýÌýÌý
Metal stud partition; 2 layers plasterboard each side; insulation; skim coat 295 m2 @ 65ÌýÌýÌý
Glazed screens and borrowed lights Item @ 5,000ÌýÌýÌý
Cubicle partitions 13 @ 900ÌýÌýÌý
laminate faced duct panels; sawn softwood framing 13 @ 300ÌýÌýÌý
Internal doors206,20065.462.51
Flush door; softwood frame; lacquered finish; ironmongery 85 @ 800ÌýÌýÌý
Acoustic door; 32 dB; integral frame; compressible seals; ironmongery 83 @ 1,200ÌýÌýÌý
Acoustic door; 42 dB; integral frame; compressible seals; ironmongery 24 @ 1,400ÌýÌýÌý
Allowance for stage get-in door Item @ 5,000ÌýÌýÌý
Wall finishes318,800101.213.89
Decorations; emulsion paint on plaster 2,000 m2 @ 20ÌýÌýÌý
Acoustic linings to general areas; plywood on wallboard; softwood battens; rockwool insulation 220 m2 @ 110ÌýÌýÌý
Decorative acoustic wall panels to auditorium; rockwool insulation 650 m2 @ 250ÌýÌýÌý
Ceramic tiling 265 m2 @ 50ÌýÌýÌý
Hygenic wall covering to kitchen 76 m2 @ 50ÌýÌýÌý
Allowance for additional acoustic treatment to auditorium and workshop Item @ 75,000ÌýÌýÌý
Floor finishes161,80051.371.97
Sand cement screed; average 50 mm thick 2,600 m2 @ 15ÌýÌýÌý
Carpet and carpet tiles to screed; painted softwood skirting 1,475 m2 @ 30ÌýÌýÌý
Extra for plywood sub-base on timber packers 135 m2 @ 35ÌýÌýÌý
Vinyl sheet flooring; to screed 385 m2 @ 45ÌýÌýÌý
Floor sealer to power floated concrete slabs 290 m2 @ 10ÌýÌýÌý
Epoxy floor paint; to concrete and screed 270 m2 @ 50ÌýÌýÌý
Floating floor; 18 mm thick plywood; resilient layer; timber battens; varnish finish 585 m2 @ 60ÌýÌýÌý
Mats and matwells Item @ 5,000ÌýÌýÌý
Ceiling finishes112,60035.751.37
Suspended ceilings; painted plasterboard on M/F 1,000 m2 @ 35ÌýÌýÌý
Suspended ceiling; demountable panels with hygenic finish 25 m2 @ 50ÌýÌýÌý
Suspended linings; 1 layer plasterboard to provide 1 hour fire rating to steel in auditorium 100 m2 @ 30ÌýÌýÌý
Suspended acoustic lining; 2 layers plasterboard, 50 mm thick insulation 345 m2 @ 50ÌýÌýÌý
Suspended acoustic lining; 1 layer 12 mm thick ply on 2 layers plasterboard, average rate 450 m2 @ 75ÌýÌýÌý
Decorations; paint/sealer to exposed concrete soffit 1,235 m2 @ 10ÌýÌýÌý
Allowance for access panels Item @ 10,000ÌýÌýÌý
Fittings and equipment337,400107.114.11
Fixed bench seats to auditoriums 680 @ 130ÌýÌýÌý
New stage construction; secondary steel frame; plywood deck; acoustic insulation Item @ 50,000ÌýÌýÌý
Allowance for permanent lighting grids to studio theatres Item @ 25,000ÌýÌýÌý
Allowance for demountable stage rostra to main auditoria 230 m2 @ 150ÌýÌýÌý
Allowance for control room enclosure, platforms, access ladders, latchways and other fittings at gallery level Item @ 13,000ÌýÌýÌý
Statutory signage Item @ 10,000ÌýÌýÌý
Window blinds 110 m2 @ 150ÌýÌýÌý
Fittings to box office Item @ 5,000ÌýÌýÌý
Fittings to 2 cafe/bars Item @ 20,000ÌýÌýÌý
Allowance for mirrors and other fittings to WCs Item @ 5,000ÌýÌýÌý
Allowance for fittings in public areas Item @ 50,000ÌýÌýÌý
Allowance for dressing room fittings etc Item @ 20,000ÌýÌýÌý
Sanitary fittings27,0008.570.33
WCs, urinals, washhand basins, fittings; average rate 45 @ 400ÌýÌýÌý
Extra for, fittings for disabled WCs 3 @ 1,000ÌýÌýÌý
Shower; tray, door; thermostatic controller 4 @ 1,300ÌýÌýÌý
Cleaners’ sinks 2 @ 400ÌýÌýÌý
Services equipment775,000246.039.45
Production lighting; lighting boxes, dimmer racks, control panels Item @ 120,000ÌýÌýÌý
Stage engineering; manual stage flying system, production lights etc Item @ 400,000ÌýÌýÌý
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 @ 185,000ÌýÌýÌý
ºÃÉ«ÏÈÉúTV-wide paging installation Item @ 20,000ÌýÌýÌý
Servery and bar fit-out and equipment Item @ 50,000ÌýÌýÌý
Disposal installations19,0006.030.23
Rainwater installation 1,670 m2 @ 8ÌýÌýÌý
Soil, waste and vent installation 75 @ 75ÌýÌýÌý
Water installations64,30020.410.78
Cold water supply, storage and distribution 80 @ 475ÌýÌýÌý
Hot water service; calorifiers, pumps, distribution pipework 50 @ 525ÌýÌýÌý
Space heating and air treatment720,000228.578.78
Gas installation, including shut-off valve to kitchen Item @ 7,500ÌýÌýÌý
Heating installation; boilers (400 kW), pumps, distribution, flue dilution Item @ 62,500ÌýÌýÌý
LTHW heating installation; distribution, radiators and convectors 3,150 m2 @ 32ÌýÌýÌý
Local cooling to technical rooms; DX units 3 @ 3,500ÌýÌýÌý
Mechanical ventilation to performance spaces; supply and extract; LTHW and CW installation to AHUs; chiller; acoustic treatment to ductwork 805 m2 @ 530ÌýÌýÌý
Kitchen extract ventilation; extract hood and associated ductwork Item @ 23,000ÌýÌýÌý
Toilet extract ventilation Item @ 14,000ÌýÌýÌý
Laundry supply and extract ventilation Item @ 11,000ÌýÌýÌý
Local extract to miscellaneous areas Item @ 8,000ÌýÌýÌý
Allowance for extract and ductwork to spray booth Item @ 16,000ÌýÌýÌý
Allowance for smoke vents Item @ 40,000ÌýÌýÌý
Electrical installations526,400167.116.42
Mains and sub-mains installation; power supply to mechanical plant 3150 m2 @ 40ÌýÌýÌý
Small power installation 3150 m2 @ 20ÌýÌýÌý
Lighting and luminaires to auditorium and studios; house lights and working lights 805 m2 @ 50ÌýÌýÌý
Lighting and general luminaires 2345 m2 @ 50ÌýÌýÌý
Emergency lighting installation 3150 m2 @ 6ÌýÌýÌý
Production power and lighting wiring to performance spaces; containment 805 m2 @ 200ÌýÌýÌý
Lift installation65,00020.630.79
16 -person electro-hydraulic lift serving 4 floors; keypad control Item @ 50,000ÌýÌýÌý
Allowance for kitchen hoist, complete with enclosure Item @ 15,000ÌýÌýÌý
Protective installations18,8005.970.23
Lightning protection 3150 m2 @ 5ÌýÌýÌý
Earthing and bonding Item @ 3,000ÌýÌýÌý
Communications installation176,80056.132.16
Fully addressable anologue fire detection and alarm/voice alarm installation; smoke detectors; call points; coverage to BS5839 L1 3150 m2 @ 32ÌýÌýÌý
Telephone and data wireways; non performance areas Item @ 4,000ÌýÌýÌý
Fix only containment in performance spaces Item @ 30,000ÌýÌýÌý
Dressing room call system Item @ 10,000ÌýÌýÌý
Security installation; intruder detection, CCTV etc Item @ 32,000ÌýÌýÌý
Special installations147,30046.761.80
Compressed air installation to workshop and performance spaces Item @ 15,000ÌýÌýÌý
ºÃÉ«ÏÈÉúTV management system 3150 m2 @ 42ÌýÌýÌý
Builder’s work in connection127,00040.321.55
Forming holes, chases etc Allow 5% Item @ 127,000ÌýÌýÌý
Preliminaries and contingencies1,608,600510.6719.62
Management costs, site establishment and site supervision Allow 17% Item @ 1,120,500ÌýÌýÌý
ºÃÉ«ÏÈÉúTV Services specialist contractor preliminaries Item @ 151,000ÌýÌýÌý
Contingency sum Allow 5% Item @ 337,100ÌýÌýÌý
Total construction cost – ºÃÉ«ÏÈÉúTV only8,200,0002,603.18100
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 London1.06
South-east0.97
South-west0.92
East Midlands0.88
West Midlands0.89
East Anglia0.93
Yorkshire & Humberside 0.88
North-west0.90
North0.89
Scotland0.86
Wales0.88