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Cost comment

BUILDING STUDY; WELLCOME TRUST BUILDING, GREAT ORMOND STREET HOSPITAL

Jackson Coles

The site was cleared and enabling works undertaken in advance of the main contract via several small but technically difficult contracts. Medical gas pipework and a large oxygen storage tank were relocated and water mains diverted. The cost of these advance works is not included in the cost analysis.

The main contract was first tendered in July 1995, but the tender result was unsatisfactory. Some elements of the design were amended and the project re-tendered in autumn 1995. Single-stage selective tendering was adopted using jct 80 with quantities and fully designed service installations. The contractor's designed portion supplement was used for the roof-glazing package. All subcontracts were domestic but an amended 'listing' procedure was used on certain packages. Tenders received gave a spread of 7.2 per cent and the lowest tender was 3 per cent below the budget with the second marginally over. Market conditions at the time were keen and this was reflected in the re-tender.

The tenderers were able to propose their own most economic contract period and Shepherd Construction was awarded the contract on the basis of a tender sum of £4,258,357 and a duration of 72 weeks.

The client decided to proceed with the addition of a second lift during the contract, and this was added with little effect. The client also procured some direct packages outside the main contract works, notably it data cabling and furniture. There was also a large audiovisual package for the main auditorium dealt with directly by the client and installed following the main works.

Cost analysis

SUBSTRUCTURE

FOUNDATIONS/SLABS £177.21/m2 (13.88%)

Reinforced in-situ concrete ground beams and pile caps on cfa piles. Reinforced in-situ concrete suspended lower ground-floor slabs

SUPERSTRUCTURE

FRAME AND UPPER FLOORS £94.66/m2 (7.41%)

Reinforced in-situ concrete frame with tear-drop columns and permanent steel formwork to columns. Exposed troughed reinforced in-situ concrete slabs with edge beams

ROOF £23.84/m2 (1.87%)

Single-membrane Sarnafil on reinforced in-situ concrete. Insulation and gravel. Precast concrete paving to roof terrace. Stainless-steel standing- seam warm roof on insulation on plywood on in-situ concrete roof

ROOFLIGHTS £25.17/m2 (1.97%)

Double-glazed polyester powder coated steel units supported on steel beams

STAIRCASES £15.71/m2 (1.23%)

Reinforced in-situ concrete stair to main escape stair. Steel stair and bridge to wintergarden with glazed balustrade

EXTERNAL WALLS AND DOORS £152.31/m2 (11.93%)

Extruded aluminium curtain walling polyester powder coated aluminium sections with stainless steel and polyester powder coated aluminium panels to rainscreen cladding. Self-coloured render on blockwork to auditorium external walls

WINDOWS £8.21/m2 (0.64%)

Aluminium polyester powder coated windows to auditorium and lower building areas

INTERNAL WALLS AND PARTITIONS £27.78/m2 (2.18%)

Lightweight part-glazed plasterboard internal partitions used for division walls in upper building. Lightweight block partitions used generally at lower levels

INTERNAL DOORS £34.74/m2 (2.72%)

Maple-veneered solid-core flush doors, some with matching overpanels

INTERNAL FINISHES

WALL FINISHES £23.59/m2 (1.85%)

Plaster finish to block walls. Painted plasterboard generally to partitions. Feature stone cladding

FLOOR FINISHES £53.62/m2 (4.20%)

Upper building has raised-access floor and carpet generally. Lower building has slate flooring, solid maple floors and carpet to auditorium

CEILING FINISHES £10.65/m2 (0.83%)

Exposed concrete soffits decorated with emulsion and in part with mineral- based paint. Plasterboard ceilings generally elsewhere including acoustic multi-layer ceiling to auditorium. Metal tile suspended ceiling to seminar rooms

FITTINGS AND FURNISHINGS

FITTINGS AND FURNITURE 63.61/m2 (4.98%)

Seating to auditorium. Stainless steel and maple handrailing. Maple acoustic panels to auditorium. Tea points to upper building. Reception desk

SERVICES

SANITARY APPLIANCES £14.42/m2 (1.13%)

wcs, urinals and wash-hand basins to wc cores and wc area formed in existing building

DISPOSAL INSTALLATIONS £3.22/m2 (0.25%)

pvc and cast iron above ground soil and vent

WATER INSTALLATIONS £7.99/m2 (0.63%)

Hot and cold water services in copper pipework

SPACE HEATING/AIR TREATMENT £156.10/m2 (12.23%)

Separate plant for auditorium and upper building areas. Air handling, heating, cooling and humidification. Connection to and extension of existing ich boiler plant. High-pressure hot-water mains works. lphw system to upper building to low-level perimeter radiators

ELECTRICAL SERVICES £117.90/m2 (9.23%)

lv distribution, lighting, luminaires, emergency lighting and small power

LIFT & CONVEYOR INSTALLATIONS £16.83/m2 (1.32%)

Single traction lift but two shafts provided for retrofit

PROTECTIVE INSTALLATIONS £25.02/m2 (1.96%)

Security, fire alarm and lightning protection

COMMUNICATION INSTALLATIONS £6.68/m2 (0.52%)

Public address system

BUILDER'S WORK IN CONNECTION £10.60/m2 (0.83%)

PRELIMINARIES AND INSURANCES

PRELIMINARIES, OVERHEADS & PROFIT £206.97/m2

(16.21%)

EXTERNAL WORKS

LANDSCAPING, ANCILLARY BUILDINGS £81.88

Drainage, pumped mains, sewer relining, courtyard garden, link structure to Great Ormond Street Hospital. Hard landscaping around building

Cost summary

Cost per m2 Per cent

(£) of total

SUBSTRUCTURE 177.21 13.88

SUPERSTRUCTURE 382.42 29.95

INTERNAL FINISHES 87.86 6.88

FITTINGS AND FURNITURE 63.61 4.98

SERVICES 358.76 28.10

PRELIMINARIES & INSURANCE 206.97 16.21

Total 1276.83 100.00

CREDITS

CLIENT

Institute of Child Health

ARCHITECT

orms: Nicholas Burwell, Oliver Richards, Duncan Dalglish, Edmund Wilson, Ray Bell, Richard Buckley, Tim Melville, Matt Yeoman, Tim Owen

QUANTITY SURVEYOR

Jackson Coles

STRUCTURAL ENGINEER

Price & Myers

SERVICES ENGINEER

Troup, Bywaters and Anders

ACOUSTIC CONSULTANT

Arup Acoustics

LANDSCAPING

Bickerdike Allen Partners

PROJECT MANAGER

Peter Hindley

PLANNING SUPERVISER

Gardiner & Theobald Project Services

MAIN CONTRACTOR

Shepherd Construction

CLERKS OF WORKS

Dennis Millward, Richard Blunt, Garry Payne

CONTRACT TYPE

JCT 80 Private & Quantities

START DATE

January 1997

COMPLETION DATE

September 1997

TOTAL COST

£4.3 million

TOTAL FLOOR AREA

3070m2

SUBCONTRACTORS AND SUPPLIERS

enabling works O'Keefe Construction, piling May Gurney (Technical Services), groundworks Buildstone, electrical ABB Steward, mechanical Shepherd Engineering Services, lifts Kone Lifts, curtain walling Chiltern Aluminium, structural steelwork jtl Steel Fabrication + Welding, brick and blockwork R A Bath Brickwork, stonework Capital Masonry Group, joinery Norris Joinery, tiling Carter, metalwork N T Railing Systems, slate floors Kirkstone Quarries; Portland Stone Capital Masonry, concrete formwork Zeta Form, wall finishes Keim Paint & Permoglaze Paint, ironmongery Higrade Hardware, lighting M+P Lighting; Erco; Zumtobel; Wila; Thorn, tiling Langley Tiles, glazing units Solaglas, blockwork Plascon, doorsN T Shapland & Petter, partitioning Westminster Partitions; Shadbolts, blinds Contravent Regal

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