Background to the model

Capital costs for services installations were previously examined in a cost model published in the September 1995 edition of ºÃÉ«ÏÈÉúTV Services Journal. The sample of projects the original model was based on were mostly designed prior to the issue of the British Council for Offices (BCO) Specification for urban offices. This guidance has subsequently been revised and was republished in 1997 as Best practice in the specification for offices.

Variations in the take-up of the BCO's recommendations has resulted in the application of a wide range of specification standards on urban office projects.

Table 1 summarises key design criteria extracted from the two editions of the BCO's guidance, together with the highest and lowest values identified from the study of the design criteria in a range of recent projects.

Project details

Cost datum 4 quarter 1998

Location City of London

Gross internal floor area (GIFA) 10 000 m2

Nett lettable area (NLA) 7200 m2

Procurement route Competitively tendered lump-sum contract with contractor's design responsibility

Project contract period 18 months

Value of main contract £15 000 000

Value of services subcontract £3 600 000

Main design parameters

External design temperatures
Winter -48C (saturated)
Summer 288C db/198C wb

Internal design temperature
Offices 228C%28C

Occupant density
Climate control 1:10 m2
Toilet provision 50/50@1:10 m2

Fresh air ventilation
15 litres/s/person

Primary power
Equipment 25 W/m2
Lighting 12 W/m2

Lighting
Office areas 400 lux

Cooling loads
Small power 25 W/m2
Lighting 12 W/m2

Supplementary cooling allowance
20 W/m2 over 30% of office area

Public health installation

Sanitary fittings
WC suites, wash basins, cleaner's sinks, disabled toilet facilities to each floor
£4.50/³¾2GIFA
£6.25/³¾2 NLA

Domestic hot water
Local electric heaters, pipework distribution, insulation and trace heating
£3.00/³¾2 GIFA
£4.15/³¾2 NLA

Disposal – condensate drainage
Pipework and insulation in riser stacks
£0.60/³¾2 GIFA
£0.85/³¾2 NLA

Disposal – soil, waste and ventilation system
Above ground internal pipe–cast-iron and uPVC
£7.00/³¾2 GIFA
£9.70/³¾2 NLA

Disposal – rainwater
Above ground internal cast-iron drainpipes and roof gullies, connections to below ground drainage
£4.00/³¾2 GIFA
£5.55/³¾2 NLA

Cold water services
Mains incoming water service, storage tank, booster pumps, pipework distribution, water treatment and insulation
£6.60/³¾2 GIFA
£9.15/³¾2 NLA

Public health total
£25.70/³¾2 GIFA
£35.65/³¾2 NLA

Mechanical shell & core services

Heat source
Gas-fired boilers approximately 900 kW. Duty, twin-walled stainless steel flues, gas supply
5.75/m2 GIFA
£8.00/³¾2 NLA

LTHW installation
Pipework distribution in plantrooms, cores and risers, pump, pressurisation unit, water treatment, insulation, trace heating, radiators/convectors to circulation areas, over door heaters to entrance
£8.50/³¾2 GIFA
£11.80/³¾2 NLA

Chilled water installation
Roof-mounted, air-cooled packaged chiller plant approximately 1000 kW. Duty, pipework distribution in plantrooms, cores and risers, pumps, pressurisation unit, water treatment, insulation, trace heating
£23.50/³¾2 GIFA
£32.65/³¾2 NLA

Toilet ventilation
Extract plant, ductwork, grilles, insulation and attenuation
£7.80/³¾2 GIFA
£10.80/³¾2 NLA

General ventilation
Mechanical ventilation to basement, plantrooms and oil storage; fire rated ductwork
£7.20/³¾2 GIFA
£10.00/³¾2 NLA

Air conditioning
Supply and extract air handling plant, humidification, ductwork, insulation in plantrooms, cores and risers
£16.00/³¾2 GIFA
£22.20/³¾2 NLA

Staircase and lift lobby pressurisation
Extract fan, ductwork and grilles
£4.50/³¾2 GIFA
£6.25/³¾2 NLA

ºÃÉ«ÏÈÉúTV energy management system
Centralised energy management system comprising motor control centres, isolators, starters and all controls, outstations, riser network and monitoring, including head-end equipment
£19.75/³¾2 GIFA
£27.45/³¾2 NLA

Testing and commissioning
Testing and commissioning of mechanical and public health installations, plus operating and maintenance manuals and record drawings
£2.70/³¾2 GIFA
£3.75/³¾2 NLA

Mechanical services total
£95.70/³¾2 GIFA
£132.90/³¾2 NLA

Fire protection – shell & core

Dry riser
Riser including landing valve and inlet box
£1.50/³¾2GIFA
£2.10/³¾2 NLA

Hose reels
Storage tanks, total capacity 100 m3, booster pumps, pipework distribution and 16 hose reels
£2.60/³¾2 GIFA
£3.60/³¾2 NLA

Sprinkler installation
Storage tanks, booster pumps, pipework distribution, control valves and alarm panels in plantrooms, cores and risers (OH3)
£12.00/³¾2 GIFA
16.65/m2 ±·³¢´¡Â£

Fire protection total
£16.10/³¾2 GIFA
£22.35/³¾2 NLA

Electrical shell & core services

Mains/sub-mains distribution
Package substation,lv switchgear, essential services switchgear,hv cabling, distribution boards,lv sub-mains cable distribution, rising busbar and cable containment system
£.20.80/³¾2 GIFA
£28.90/³¾2 NLA

Standby generator
150 kVA generator for landlord's services only, acoustic enclosure, control panel, oil storage and distribution
£7.00/³¾2 GIFA
£9.70/³¾2 NLA

Small power
Power outlets to landlord's areas
£5.75/³¾2 GIFA
£8.00/³¾2 NLA
Electrical works associated with mechanical services installation
£4.00/³¾2 GIFA
£5.55/³¾2 NLA

Lighting
Luminaires and wiring to landlord's areas
£10.60/³¾2 GIFA
£14.70/³¾2 NLA

Lighting control system to landlord's areas
£2.50/³¾2 GIFA
£3.50/³¾2 NLA

Security installation
CCTV installation, intruder detection, intercom and access control containment
£3.60/³¾2 GIFA
£5.00/³¾2 NLA

Voice/data wireways
Cable tray in risers
£0.40/³¾2 GIFA
£0.55/³¾2 NLA

Fire alarm
Fully addressable fire alarm and smoke detection installation to L1 BS 5839, including spare capacity for future tenant extension
£7.40/³¾2 GIFA
£10.30/³¾2 NLA

Earthing and bonding
£2.00/³¾2 GIFA
£2.80/³¾2 NLA

Lightning protection
£1.00/³¾2 GIFA
£1.40/³¾2 NLA

Electrical services total
365.05/m2 GIFA
£90.40/³¾2 NLA

Category a fit out

Mechanical services, public health services and fire protection
Four pipe fan coil air conditioning installation comprising chilled water pipework distribution, lthw pipework distribution, primary and secondary ductwork and fan coil units (average one per 27 m2 NLA at perimeter and one per 50 m2 NLA in internal zones)

Chilled water pipework distribution and insulation
£20.40/³¾2 GIFA
£28.30/³¾2 NLA

LTHW pipework distribution and insulation
£12.80/³¾2 GIFA
£17.80/³¾2 NLA

Primary and secondary ductwork
£25.00/³¾2 GIFA
£34.80/³¾2 NLA

Condensate drainage
£2.65/³¾2 GIFA
£3.70/³¾2 NLA

Fan coil unit distribution
£16.20/³¾2 GIFA
£22.50/³¾2 NLA

BEMS/controls installation including individual intelligent water side control to each fan coil unit
£9.50/³¾2 GIFA
£13.20/³¾2 NLA

Sprinkler installation (OH3)
£12.75/³¾2 GIFA
£17.70/³¾2 NLA

Testing and commissioning
£4.00/³¾2 GIFA
£5.60/³¾2 NLA

Total
£103.30/³¾2 GIFA
£143.60/³¾2 NLA

Electrical services
Modular fluorescent luminaire to LG3 category 2, high frequency, dimming, (one per 4·5 m2); including emergency packs, trunking, conduit, wiring and accessories
£27.40/³¾2 GIFA
£38.00/³¾2 NLA

Lighting control system with facility for enhancement by tenant
£5.30/³¾2 GIFA
£7.30/³¾2 NLA

Underfloor power distribution system with floor outlet boxes at one per 10 m2
£12.00/³¾2 GIFA
£16.70/³¾2 NLA

Small power associated with fan coil units
£1.45/³¾2 GIFA
£2.00/³¾2 NLA

Fire alarm and smoke detection installation, fully addressable to L1
£6.50/³¾2 GIFA
4£9.00/³¾2 NLA

Earthing and bonding
£0.55/³¾2 GIFA
£0.75/³¾2 NLA

Total

£53.20/³¾2 GIFA
£73.75/³¾2 NLA

Total Category A fit-out cost

£156.50/³¾2 GIFA
£217.35/³¾2 NLA

  • Exclusions

  • Inflation beyond fourth quarter 1998;
  • External works, including statutory authority connection charges;
  • Main contractor's overheads, profit and attendance;
  • Main contract preliminaries;
  • Professional and prescribed fees;
  • Contingencies and design reserve;
  • Below slab drainage;
  • Specialist air treatment, power and fire suppression installations to computer rooms, etc;
  • Air treatment, lighting, smoke extract and sprinkler installations to atrium spaces;
  • Services to teapoints/kitchens;
  • Wiring and equipment for voice, data, pa, tv and satellite installations;
  • Hand dryers, drinking fountains, macerators;
  • Hand-held fire-fighting equipment;
  • Tax allowances;
  • Value Added Tax