further education colleges typical cost models october 2007

FURTHER EDUCATION COLLEGESFURTHER EDUCATION COLLEGES

TYPICAL COSTTYPICAL COSTMODELSMODELS

OCTOBER 2007OCTOBER 2007

CONTENTS Page No

User Guide 1-3 Acknowledgements 4 Executive Summary 5-8 Adopted Criteria 9-10 Assumed Programme Dates 11 Procurement Strategy 12-13 Typical New Build Cost Models / Specification- Model One 14-19 Typical New Build Cost Models / Specification- Model Two 20-25 Typical New Build Cost Models / Specification- Model Three 26-31 Refurbishment Model 32-34 VAT 35 Inflation 36 Location Identity 37-38 Appendix A – Design and Quality Specification 39-47

Further Education Colleges

USER GUIDE

The basis upon which the three cost models have been prepared offers an example of a range of costs which are appropriate to a typical new building type, each model being related to a specific geographical location recognising the LSC regions and is noted and described in terms of:

• Gross internal floor area• Storey heights• General specification• Location• Procurement route• Sustainability standards

Model One - Relates to London and the South EastModel Two - Relates to the East and West Midlands, East and South

West of England.Model Three - Relates to Yorkshire, Humberside and the North East and

North West of England.

1


The application of an AIP or AID submission to the appropriate model will be undertaken by a three stage process, namely:

• Geographical location.

• Identifying whether the scheme broadly relates to the areas, storey heights and general specification of the model.

• Questioning whether the proposed scheme has truly exceptional abnormals which sit outside the scope of the model.

Guidance on such matters is provided hereafter.

2


The guidelines cannot be fully comprehensive and are not intended to provide a means of assessing every type of scheme.

However they do offer a range of data which provide indicative cost levels for:

• Substantial typical new build projects

• Three model types each of which relate to an identified geographical location

• Refurbishment schemes reflecting a full, medium or minimal scope of work

3


ACKNOWLEDGEMENTS

This document has been prepared jointly by:

Davis Langdon LLPTurner and Townsend LLPAYH plcAA Projects LimitedGardiner and Theobald

with the guidance and editorial input of the Learning and Skills Council

The publication date is October 2007

4


EXECUTIVE SUMMARY

The purpose of the study has been to create three cost models which relate to typical new build college projects for which an adopted scope and specification has been identified and reflected within the data.

It is recognised that a minority of projects will fall outside the model, creating either a lower or higher outturn cost, being driven by a number of factors, including use, specification and site specifics.

5


The style of the document is tailored to facilitate ease of use by the LSC assessment panel in considering applications at AIP and AID stages and is intended to allow submissions to be measured against an expectation, represented by the models, which reflect current market conditions and tender returns recently received and relating to a number of FE college submissions principally based upon a two stage design and build procurement route.

Costs are also provided for typical refurbishment schemes, presented in summary form, and for which further work may be carried out if felt to be of benefit to the LSC, following a critical assessment.

6


The models assume that the current status of tendering, in terms of demand and supply, is maintained in the next two year short term, but with regular reviews taking place.

The models will be subject to a six monthly mid term review and an annual detailed update.

7


Costs are therefore provided for:

• Typical new build schemes representing a majority of projects.

• Three typical models represented by geographical location.

• Typical refurbishment schemes, identified as being either of full, medium or minimal standard.

8


ADOPTED CRITERIA

Brief description of the concept of a typical College

Location : Model One – London and South EastModel Two – East and West Midlands and the East

and South West of England

Model Three – Yorkshire, Humberside and the North East and North West of England

GIA : 15,000 - 25,000 sq m (measured inside face to inside faceacross all service voids and staircases including atria

floor areas)

Number of Storeys : 4

Greenfield/Brownfield: Prepared site

New Build : Yes

9


Existing Campus EitherOr Relocation:

Procurement: Two stage, design and build

Date at which stated Base date, September 2007costs are valid:

General Specification: New build, offering full range curriculum, 4 storeys high above ground, with up to 3 nr

separate or linked buildings, with an envelopecomprising a construction of part glazed, rainscreen cladding, brick / render elevations.

NOTE: Detailed design guidelines are attached at Appendix A.

Stated costs are Costs represent a second stage final and fixed Tendered figures, contractor tender, present day, at Septembernot Final Account: 2007. Inflation during the programme period is

considered separately.

Atria are included in the total GIA and representing approximately 10% thereof.

10


ASSUMED PROGRAMME DATES:

Feasibility: Start: November 2005Complete: January 2006

AIP: Start: February 2006Submit: July 2006

AID: Start: October 2006Submit: June 2007

Start on Site: September 2007

Phasing: Two consecutive phases

Completion on Site: August 2009

Pre Contract Period: 23 months

Post Contract Period: 24 months

11


PROCUREMENT STRATEGY

The model adopts a two stage design and build procurement strategy as the route for producing a firm price from a preferred contractor competitively selected and engaged at stage one.

This represents the LSC’s recommended and expected approach to be embodied within AIP and AID submissions.

However a project team will submit an alternative proposal where they feel that the interests of the College are better served thereby although any deviation from the two stage procurement route would require a supporting rationale and would only be expected to be received as a recommendation in limited circumstances, clearly underpinning such a consideration.

The LSC’s view on procurement is the resultant of both internal and external consultations and the assembly of experiences of alternative strategies.

The benefit of two stage tendering is believed to rest with careful contractor selection, a clear brief and the contractors full engagement with the selected consultant team.

The LSC will regularly review the strategy on a year by year basis.12


ABNORMALS INCORPORATED IN THE BASE BUILD MODEL

The base build cost models identify and incorporate a range of the more commonly encountered abnormals being, but not limited to:

• Demolition• Adverse ground conditions including poor load bearing quality and or some minimal contamination• Temporary works• Decanting• Planning conditions which may embrace section 106/278 conditions and landscaping.

The models assume only a modest expenditure on the above.

The abnormals referred to herein should represent no more than 5% of the total cost and will not be referred to as ‘abnormals’ following the Capital Committee’s adoption of this document on 11 October 2007.

Therefore items previously regarded and presented as abnormals are now embodied within the base build cost models herein and will no longer be referred to as ‘abnormals’.

13


TYPICAL NEW BUILD COST MODEL / SPECIFICATION

MODEL ONE

London and the South East of England

14


TYPICAL COLLEGE – MODEL ONEBase build costs embracing sustainability items relevant to a ‘very good’ BREEAM rating and

items previously referred to as abnormals

Element Cost Allowance £/m²

%

Typical Specification

Demolition 13 0.4 3,000 m² of two storey buildings, with minor deleterious material content.

Substructure 132 4.2 Excavation and disposal, piled foundations, pile caps, ground beams and ground slab. Poor load bearing ground, minimal contamination.

Frame 114 3.6 Structural steel beams and columns, fire protected and encased or reinforced concrete beams and columns.

Upper Floors 94 2.9 Precast, prestressed reinforced concrete or insitu reinforced concrete or termodeck hollowcore pre cast planks

Roof 140 4.4 Insitu reinforced concrete with single ply membrane, screed, insulation and associated drainage. Glazed atrium occupying 25% of roof area with aluminium framed double glazed pitched sectors. Mansafe or equivalent maintenance system.

Staircases 33 1.0 Feature steel stairs within atrium with glass balustrades and stainless steel handrails. Core staircases in precast reinforced concrete with half landings, polyester coated steel balustrades and painted walls, vinyl covered floors and painted ceiling finishes.

External Walls / Windows / Doors 282 8.9 Metal faced rainscreen composite cladding panels to 50% of elevational area. Glazed curtain walling, with double glazed windows to 30% of elevational area. Brie Soleil Brickwork or rendered blockwork to 20% of elevational area.

15



%


Internal Walls and Partitions 88 2.7 Combination of: Glazed screens facing onto atrium. Blockwork and solid partitions and twinleaf acoustic wall construction and glazed partitions. Including fire rated areas.

Internal Doors 46 1.5 Solid core fire rated doors in hardwood frames. Doors in hardwood frames. Stainless steel ironmongery. Lock suiting and DDA compliant.

Substructure and Superstructure Total 942 29.6

Wall Finishes 42 1.3 Combination of: Paint on plastered walls. Paint on fair faced concrete / blockwork. Plasterboard lining and paint, wall tiling, full height to wet areas.

Floor Finishes 79 2.5 70 deep screed. Fully accessible raised floor. Edge fixed carpet, hardwood skirtings, limestone tiling. Ceramic tiling. Vinyl flooring, coved skirtings. Epoxy floor paint. Entrance matting and matwells.

Ceiling Finishes 37 1.2 Plasterboard celings on MF framing, emulsion paint finish. Mineral fibre concealed grid ceiling, plasterboard margins and bulkheads. Acoustic treatments.

Finishes Total 158 5.0

Fittings, Furniture and Equipment 69 2.2 External and internal identity, directional and statutory signage. Reception furniture. IT work benches to general teaching spaces. Laboratory work benches. Fume cupboards and other laboratory fittings. Lockers, shelving and storage racks. Whiteboards, pinboards and other teaching room fittings. Window blinds and vanitory units.

16



%


Sanitary Installations 12 0.3 WCs and fittings. Extra for disabled fittings. Urinals and fittings. Wash handbasins and fittings. Shower in cubicle, tray, fittings. Classroom sinks, laboratory sinks, cleaners sinks, drinking fountains. IPS panels, pre plumbed.

Services Equipment 22 0.7 Kitchen, servery and bar fit out.

Disposal Installations 12 0.3 Waste, soil and vent pipework. Rainwater installations, symphonic drainage.

Hot and Cold Water Installations 21 0.7 Mains water service treatment. Hot water storage and distribution. Cold water storage and distribution.

Space Heating, Air Treatment and Ventilation

135 4.2 Space heating via radiators with all supporting plant and distribution. Underfloor heating to the atrium. Part natural, part mechanical ventilation / cooling, opening windows, with 25ºC maximum teaching area criteria. Extract to toilets and kitchen areas. Air handling units and chillers.

Electrical Installation 143 4.5 Mains and sub-mains distribution, small power generally, electrical supplies to mechanical plant and equipment, lighting, emergency lighting and external lighting.

Gas Installation 2 0.1 Incoming gas supply and distribution

Lift Installation 51 1.6 2 Nr feature lifts, glass doors, solid back panels. 3 Nr 21 person lifts.

17



%


Protective Installation 2 0.1 Lightning protection.

Communication Installation 58 1.8 Fire alarm and smoke detection, interface with doorhold system, disabled refuge comms system, induction loop alarm interface. Security system, intruder alarm, CCTV, public address. Induction loop. Disabled WC alarm system and data network including containment.

Specialist Installation 25 0.8 BMS controls.

All associated builders work 35 1.1 Framing and access platforms in risers. Forming holes and chases etc.

Sub Total

518 16.2

External Works 57 1.8 Pavings, landscaping, infrastructure, street furniture, boundaries and incoming services.

Temporary Works 23 0.8 Some temporary accommodation (hired prefabricated hutting) together with use of existing buildings. 76 weeks hire of 2,000 m²

Decanting 20 0.6 Provisional allowance of circa £300k.

Planning 21 0.6 Provisional allowance for section 106/278 works and landscaping.

Sub Total 1,808 56.8

18



%


Preliminaries 289 9.1 Management costs, site establishment and site supervision. Contractor’s preliminaries, overheads and profit @ 16%. Testing and commissioning of building services installations, O&M manuals.

Design Reserve 63 2.0 Allowance for design development @ 3%.


Equipment 167 5.2 Based upon £200/ m² teaching space

Contingency 69 2.2 3% allowance

Fees 311 9.8 13% of all costs

VAT 473 14.9 17.5% of all costs

Total base build including sustainability allowance and abnormals present day cost at October 2007

3,180 100

19



MODEL TWO

East and West Midlands and the East and South West of England

20


TYPICAL COLLEGE – MODEL TWO

Base build costs embracing sustainability items relevant to a ‘very good’ BREEAM rating and



%



Substructure 117 4.1 Excavation and disposal, part piled, part pad / raft foundations.






21




%



Internal Doors 41 1.5 Solid core fire rated doors in softwood frames. Doors in hardwood frames. Stainless steel ironmongery. Lock suiting and DDA compliant.



Floor Finishes 70 2.5 70 deep screed. Part raised floors, fully accessible. Edge fixed carpet, hardwood skirtings, limestone tiling. Ceramic tiling. Vinyl flooring, coved skirtings. Epoxy floor paint. Entrance matting and matwells.

Ceiling Finishes 33 1.2 Plasterboard celings on MF framing, emulsion paint finish. Mineral fibre concealed grid ceiling, plasterboard margins and bulkheads. Acoustic treatments. Part suspended, part open ceilings.



22



%











23



%






Sub Total

462 16.2






24



%










2,829 100

25



MODEL THREE

Yorkshire, Humberside and the North East and

North West of England

26


TYPICAL COLLEGE – MODEL THREE

Base build costs embracing sustainability items relevant to a ‘very good’ BREEAM rating and



%



Substructure 111 4.2 Excavation and disposal, part piled, part pad / raft foundations.






27



%



Internal Doors 39 1.5 Solid core fire rated doors in softwood frames. Doors in hardwood frames. Stainless steel ironmongery. Lock suiting and DDA compliant.



Floor Finishes 66 2.5 70 deep screed. Part raised floors, fully accessible. Edge fixed carpet, hardwood skirtings, limestone tiling. Ceramic tiling. Vinyl flooring, coved skirtings. Epoxy floor paint. Entrance matting and matwells.

Ceiling Finishes 31 1.2 Plasterboard celings on MF framing, emulsion paint finish. Mineral fibre concealed grid ceiling, plasterboard margins and bulkheads. Acoustic treatments. Part suspended, part open ceilings.



28



%











29



%






Sub Total

435 16.2






30



%










2,672 100

31


REFURBISHMENT MODEL

32


RETAINED BUILDINGS

LEVELS OF REFURBISHMENT STANDARDS

FULL: Strip the building back to its primary frame, retain structural floors, provide a new envelope, resurface roof and fully fit out internally including M&E, IT

and communication installations.

Approximate cost guide:

Model One: £2,300 m²Model Two: £2,116 m²Model Three: £2,024 m²

MEDIUM: Retain the existing structural fabric and envelope of the building and introduce extensive new internal finishes and FF&E with part renewal of M&E, IT and communication installations.


Model One: £1,650 m²Model Two: £1,518 m²Model Three: £1,452 m²

33


MINIMAL: Retain the building in its present form, with limited elements only of new finishes internally including part FF&E.


Model One: £900 m²Model Two: £828 m²Model Three: £792 m²

NOTE: Costs include fees and full VAT liability and are expressed at September 2007 values.

34


VAT

The model assumes a full VAT liability of 17.5%, on all works including FF&E, although there are instances where the liability will be at a lesser level, dependant upon a number of factors relating to and including design, building linkages, use, the teaching age profile, together with the nuances of current VAT legislation.

It is further assumed that AIP’s and AID’s will be submitted with a full VAT liability, noting a lesser liability if known at AIP or AID stage.

35


INFLATION

Tender inflation sits outside the model but is referred to in terms of its impact upon a present day AIP or AID at September 2007.

Inflation is progressively being measured, not only through the recognised published indices, but by actively, on a monthly basis, analysing tender returns and sharing that outcome with the LSC, the Colleges and the consultants engaged in FE commissions.

Inflation presently is running at 6.25% per annum.

36


LOCATION IDENTITY

LSC regions Covering regional offices/areas:

Relevant Model

Southern South East Milton Keynes, Oxfordshire & Buckinghamshire One

Berkshire

Surrey

Kent and Medway

Sussex

Hampshire and the Isle of Wight

South West Gloucestershire Two

Wiltshire & Swindon

Somerset

Devon & Cornwall

Bournemouth, Poole & Dorset

London North One

Central

East

South

West

Central East of England Norfolk Two

Suffolk

Essex

Hertfordshire

Cambridgeshire

Bedfordshire & Luton

West Midlands Staffordshire Two

Shropshire

The Black Country

Birmingham & Solihull

Coventry & Warwickshire

Herefordshire & Worcestershire

East Midlands Nottinghamshire Two

Leicestershire

Lincolnshire & Rutland

Derbyshire

Northamptonshire

37


LSC regions Covering regional offices/areas:

Relevant Model

Northern North Yorkshire Three

Yorkshire & Humberside West Yorkshire

South Yorkshire

Humberside

North East Northumberland Three

Tyne & Wear

County Durham

Tees Valley

North West Cumbria Three

Lancashire

Greater Merseyside

Greater Manchester

Cheshire & Warrington

38


APPENDIX A

DESIGN AND QUALITY SPECIFICATION

39


40

BENCHMARK PROJ ECT

Substructure Reinforced concrete ground beams; pile caps; cast insitu piles and floor slabs.

Frame and Upper Floors

Steel frame including feature ‘WAVE” effect cellular roof beams with curved CHS roof purlins. Minimum of 60 minutes Fire Protection.

Upper floor construction including; poured insitu concrete on permanent metal shuttering.

Roof Flat roofing; high Performance single ply roofing membrane; rigid insulation boards; metal deck on steel purlins.

Pitched and wavey roofing; profiled Stucco Embossed standing seam system with natural alloy finish; mineral wool slabs; vapour control layers; and hot dipped; zinc coated lining; 2mm thick membrane lined aluminium gutters; ridge and other flashings polyester powder coated.

Flat gutters with Syphonic Drainage system acoustically lagged.


41

BENCHMARK PROJ ECT

Stairs Main central stairs; steel with in-situ concrete treads in steel trays. Powder-coated, perforated metal balustrades on steel balusters with stainless steel handrails.

Fire escape stairs; pre-cast concrete, polyester powder colour coated perforated metal balustrades on steel balusters with stainless steel handrails, aluminium nosings.

External Walls Composite cavity wall; local clay facing brick outer skin; 100mm High Performance Partial Fill Rock Fibre insulation system with Water Repellent properties; 140mm thick dense concrete block inner skin; 13mm hardwall plaster and skim to internal face.

Recessed and projecting metal cladding systems; LPC approved metal cladding panel; CFC free PIR insulation core; hot dip zinc coated steel panel with a flat stucco embossed profile 2mm horizontal joint; extruded top hat 20mm vertical joint; preformed factory corner panels; polyester powder coatings. Cladding fixed back to independent framework; blockwork inner leaf and 13mm hardwall plaster and skim to internal face.

Polyester powder coated fully drained insulated louvre system within masonry wall construction and to Screen high level plant.


42

BENCHMARK PROJ ECT

Windows and External Doors

Double glazed thermally broken casement windows with double-glazing units laminated safety glass inner pane; outer pane clear toughened safety glass to north elevation; Antisun Grey/Pilkington Optifloat Grey to all other elevations.

Polyester powder coated extruded aluminium Z pattern blades fixed between support arms supported above curtain walling system.

4 wing automatic revolving door at main entrance with push pad operator to slow door speed.


43

BENCHMARK PROJ ECT

Internal Walls, Partitions and Screens

Internal walls generally; a combination of 97mm and 117mm thick metal stud partition systems; 50mm acoustic insulation to cavity; one layer of 12.5mm plasterboard and skim to both sides.

Internal partitions to music media and TV areas; solid dense aggregate blocks; one layer of 12.5mm plasterboard and skim to both sides.

Sliding/folding panel partition to workshop/classrooms.

Screens generally; glazed screens in painted softwood including timber sub frame; 1 hour fire rating; traditional timber screen detail with timber beads and blinds surfaced fixed to face of screen system.

I nternal Doors Doors generally; one hour fire rated; solid flaxboard severe duty; laminate facing with matching hardwood pencil round lipping; hardwood frames and architraves and vision panels.


44

BENCHMARK PROJ ECT

I nternal Finishes To general teaching areas generally; suspended ceilings; economical semi-exposed grid type system; mineral fibre tiles.

Recessed Suspended ceilings to circulation routes; one layer of 12.5mm plasterboard and skim on metal framing.

In acoustically sensitive areas (Multipurpose room); 2 layers of 12.5mm Soundbloc with 50mm acoustic insulation; resilient hangers and acoustic sealant.

In moist environments; one layer of 12.5mm wallboard duplex and skim finish.

To main entrance area; modular steel polyester powder coated linear metal tile system.

Walls generally plastered and emulsion painted.

Multi-purpose room; timber sprung floor.

Teaching areas generally; broadloom carpet roll; Category 2 heavy contract.

I T suite; broadloom carpet roll; antistatic; heavy duty.

Corridors and circulation routes; vinyl safety flooring; antislip and antistatic.

Wet areas; vinyl safety flooring antislip.

Toilet areas; antislip ceramic floor tiles antislip.

Main entrance 300 x 300 Ceramic floor tiles Anti-slip.

Staircases; studded rubber.


45

BENCHMARK PROJ ECT

Furniture, Fittings and Furnishings

Custom made reception and information desk.

Custom made help desk in open IT suite.

Safety, location and traffic signage.

White boards to most teaching spaces.


46

BENCHMARK PROJ ECT

Services Rainwater Disposal – Cast I ron Stacks

Multiple gas fired LPHW heating system with radiators and class areas zoned to optimise temperature control and utilisation.

Underfloor heating system to some areas.

Natural ventilation where ever practical, comfort cooling to specific areas.

LRC wing, labs, kitchen and lecture theatre mechanically vented full fresh air with heat recovery. Cooling to TV studio and specialist IT areas within LRC, chilled water/brine as a cooling medium serviced from a central refrigeration chiller.

Each floor of each wing and the central core are independently circuited to suit timetabling and occupancy.

College buildings are linked by microwave. Fibre optic link between the two premises provides the voice/telecoms facility to the new development.

Switching of lights will be grouped to allow economic use and control.

Fire alarm provision with use of fire alarm fully addressable panel, detectors in all areas.

Sprinkler installation.

Security and Access Control on all doors and windows including use of PIR movement detectors linked to a main panel.

2 hydraulic, 8 person passenger lifts.


47

BENCHMARK PROJ ECT

External Works Charnwood Traffica paving to building perimeter only.

Keyblok paving required to building perimeter and to form footpaths to car parking areas.

Granite aggregate paving to main entrance area with clay paviour banding.

Keyblok-paving speed humps.

Tarmac provided to car parking bays with thermoplastic white lining and to delivery areas.

Shrub and tree planting around building adjacent social/refectory space.

Polyester powder-coated bollards in paved areas.

Cycle stands for 22 bicycles.

Car parking with controlled access and intercom to security desk.

further education colleges typical cost models october 2007

Documents

typical models

south east model

typical new build schemes

appropriate model

model types

typical college location

south west of england

typical refurbishment