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Cost comment

BUILDING STUDY; LUX BUILDING, HOXTON SQUARE

RICHARD HILL

Cyril Sweett & Partners

A contract was entered into with Willmott Dixon in December 1995, chosen for its competitive bid and its pro-active response during tender evaluation. The lump-sum design-and-build arrangement ensured that the client was always aware of the maximum financial commitment, as well as enabling the contractor to introduce buildabilty into the final detailing. This financial certainty satisfied the requirements of the DoE, which partially funded the project through the City Challenge Grant Urban Regeneration Scheme.

The consultant architect, structural engineer and services engineer were retained by the client to monitor development of design and construction during the post-contract period. Variations were priced, agreed with the contractor and authorised by the client prior to the work being carried out. The contract sum of £1,750,000 equated to the client's pre-tender budget. After adjustment for client-requested changes, the final account was agreed as £1,768,670.

The cost summary shows a total cost of £578.77/m2 gross internal floor area, based on a gross internal area of 2958m2, reflecting the competitive nature of the construction market in the fourth quarter of 1995. The multi- solution structural approach produced a cost/m2 gross internal floor area of £120.02 for the frame and upper floors: slightly higher than one would expect for a building of this type. The £228.65/m2 elemental rate of the external envelope suggests that the solution was not necessarily the cheapest available. Cost analysis

SUBSTRUCTURE

FOUNDATIONS/SLABS £102.48/m2

75 600mm-diameter. 20m-long 950kN or 750kN cfa piles , reinforced concrete in-situ pile caps and ground beams; suspended ground-floor slab comprising 150mm-thick in-situ concrete on 100mm-thick solid precast-concrete planks; underground drainage

SUPERSTRUCTURE

FRAME AND UPPER FLOORS £120.02/m2

Reinforced cast in-situ concrete frame; structural steel frame to fourth- and fifth-floor levels; prestressed precast-concrete planks to floor slabs; reinforced cast in-situ ribbed concrete floor slab over cinema

ROOF £16.18/m2

Insulated asphalt roofing with paving or ballast on reinforced cast in- situ concrete slab or plywood deck on timber joists; roof vents, steel balustrading

ROOFLIGHTS £7.44/m2

Structural glass rooflights to main staircore, first-floor lightwell and fourth-floor roof

STAIRCASES £25.76/m2

Three precast-concrete stairs with one main stair in composite steel with exposed treads and concrete and glass-block landings and half-landings; polyester powder-coated steel handrails and balustrading

EXTERNAL WALLS £115.44/m2

In-situ facing brickwork cavity wall, blue engineering facing brick outer leaf and blockwork inner leaf to side elevations; Hoxton Square and Coronet Street elevations in precast panels; pre-weathered zinc titanium standing- seam cladding to fourth and fifth floors and lightwells; Crittall Corporate 2000 range double-glazed steel section windows with metal balconies to main elevations; double-glazed aluminium section windows elsewhere; glass- block composite windows to cinema

EXTERNAL DOORS £6.23/m2

Polished stainless steel-framed double-glazed entrance doors and screens, with etched pattern in glass; steel-faced solid core exit doors

INTERNAL WALLS AND PARTITIONS £12.26/m2

Generally blockwork

INTERNAL DOORS £9.58/m2

Plywood-faced solid timber doors, painted; hardwood lippings , softwood frames; satin stainless steel ironmongery

INTERNAL FINISHES

WALL FINISHES £7.90/m2

Exposed fairfaced blockwork; painted render to hall and stairs 1 and 2; hardwall plaster to stair 3; white glazed ceramic tiles to disabled wc

FLOOR FINISHES £5.01/m2

Slate tiling to entrance hall, lift car floor, disabled wc and stair 2; concrete screeds to landlord's areas

CEILING FINISHES £0.67/m2

Board-finish plaster and paint on suspended plasterboard to entrance hall, disabled wc and stairs 1 and 3; emulsion paint to all rendered/plastered areas

FITTINGS AND FURNISHINGS

FITTINGS AND FURNISHINGS 1.04/m2

Mirrored panels to lift lobbies; housings to fire-alarm panels etc; entrance matting

SERVICES

SANITARY APPLIANCES £0.29/m2

Disabled wc only fitted out

DISPOSAL INSTALLATIONS £3.02/m2

pvc-u rainwater disposal system contained within the building structure, pvc-u soil and waste stacks

WATER INSTALLATIONS £6.37/m2

Provision of capped-off hot and cold water and drinking water supplies to each unit

SPACE HEATING/AIR TREATMENT £7.52/m2

Capped-off gas service to each unit; common boiler flue in central riser; mechanical extract ventilation system serving landlord's areas and disabled wc, capped-off branches to each unit

ELECTRICAL SERVICES £15.23/m2

hv/lv distribution and cabling and lighting to landlord's areas; emergency lighting; audio-visual intercom and card-release entry system

LIFT AND CONVEYOR INSTALLATIONS £11.21/m2

One indirect acting hydraulic lift (13-person, 1000kg); lift opening to front of building at ground and gallery levels and at rear on other floors

PROTECTIVE INSTALLATIONS £16.18/m2

Lightning protection system; cctv installation; fire detection and alarm system

COMMUNICATION INSTALLATIONS £0.66/m2

it cable ducting and trays for future installation by others; telephone lines for lift-car emergency telephone and fire-alarm system auto-dialler

BUILDER'S WORK IN CONNECTION £2.01/m2

Steel plant enclosure at roof level; sundry general builder's work

PRELIMINARIES AND INSURANCES

PRELIMINARIES, OVERHEADS & PROFIT £86.26/m2Design-and-build contractor; site supervision; access and set-up; temporary services; telephones; light, water, central power supply, fencing and hoardings. construction fees

EXTERNAL WORKS

LANDSCAPING, ANCILLARY BUILDINGS £33,000

External brick paviours and street furniture; infrastructure; external building lighting; foul and surface water drainage; client contribution towards construction of metal gates to adjacent courtyard

Cost summary

Cost per m2 Per cent

(£) of total

SUBSTRUCTURE 102.48 17.71

SUPERSTRUCTURE

Frame and upper floors 120.02 20.74

Roof 16.18 2.79

Rooflights 7.44 1.28

Staircases 25.76 4.45

External walls 115.44 19.95

External doors 6.23 1.08

Internal walls and partitions 12.26 2.12

Internal doors 9.58 1.65

Group element total 312.91 54.06

INTERNAL FINISHES

Wall finishes 7.90 1.36

Floor finishes 5.01 0.87

Ceiling finishes 0.67 0.12

Group element total 13.58 2.35

FITTINGS AND FURNITURE 1.04 0.18

SERVICES

Sanitary appliances 0.29 0.05

Disposal installations 3.02 0.52

Water installations 6.37 1.10

Space heating/air treatment 7.52 1.30

Electrical services 15.23 2.63

Lift & conveyor installations 11.21 1.94

Protective installations 16.18 2.80

Communications installations 0.66 0.11

Builder's work in connection 2.01 0.35

Group element total 62.49 10.80

PRELIMINARIES & INSURANCE 86.26 14.90

Total 578.76 100.00

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