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CREDITS

House Style

TENDER DATE

October 1995 to December 1997

START ON SITE DATE

Phase 1: July 1996. Phase 2: July 1997

CONTRACT DURATION

44 months

GROSS EXTERNAL FLOOR AREA

50,000m2 approximate

FORM OF CONTRACT/ PROCUREMENT

Construction management

TOTAL COST

£140,000,000

CLIENT

Royal Opera House

ARCHITECT

Dixon Jones BDP

Design directors: Jeremy Dixon, Edward Jones. Project director: Charles Broughton. Executive director: Nick Terry. Job manager: Gordon Cousins. Project architects: Ann Marsh/Tim Leach, Susan Mortimer, Anna Kosicka, Louise Cotter, Rebecca Granger, Will Stevens. Site co-ordinator: Jeff Essen. Architecture team: Terry Barker, Robert Barnes, Charles Brett, Ingrid Brooke-Barnett, Mark Bunting, Christine Chabanne, Tim Gaymer, Jane Hymas, Peter Hull, Mark Janko, Justine Langford, David Lim, Pascal Madoc Jones, Chris Milan, John Moran, David Naessens, Nina Noor, David Rhodes, Leonard Sequeira, Richard Thompson, Graham Vicary, Martin Ward, Adrian Westmacott, Anna Winstanley. Original competition winner with Jeremy Dixon: Bill Jack

INTERIOR DESIGN ADVISER (AUDITORIUM)

Mlinaric Henry and Zervudachi

HISTORIC BUILDINGS ADVISER (AUDITORIUM)

Margaret & Richard Davies & Associates

EXTERNAL ENVELOPE CONSULTANT

Arup Facade Engineering

THEATRE DESIGN CONSULTANT

Anne Minors

TECHNICAL CONSULTANT

Haddon Few Montuschi: Duncan Few

STRUCTURAL AND SERVICES ENGINEERING

Ove Arup & Partners

ACOUSTIC ENGINEER

Arup Acoustics

THEATRE CONSULTANT

ROH Theatre Consultants

COST CONSULTANT

Gardiner & Theobald

CONSTRUCTION ADVISER

Stanhope Properties

CONSTRUCTION MANAGER

Schal Construction Management

SUBCONTRACTORS AND SUPPLIERS

piling Bachy Soletranche; concrete O'Rourke; precast concrete Bison Structures; insulated render Telling; blockwork: Chisholm & Winch, 'rainscreen' stone cladding Steinindustrie Vetter; 'traditional' stone masonry Szerelmey; steelwork William Hare; architectural metalwork Littlehampton Welding; roof cladding Broderick Structures; internal doors Wallis Joinery; metal windows and doors Kjelstrup Olsen Group; timber windows Henry Venables; Floral Hall iron and metalwork Graham, Welding (Construction); escalator slot glazing F A Firman (Harold Wood); Floral Hall specialist glazing and rooflights English Architectural Glazing; floor finishes Tyndale Carpets; drylining and suspended ceilings Thermofelt Contractors; front of house fitout Swift Horsman; back of house fitout Alandale Construction , Ballet studio fitout Beck Peppiatt; signage Rivermeade Signs; kitchen equipment Hallmark Kitchens; escalators O&K; escalators/lifts Thyssen; electrical & mechanical Balfour Kilpatrick; stage wagons Clarke Chapman;

stage elevators Sachsische Buhnau-Fordesanlagen-und-Stahlbau; orchestra pit elevators Bayerische Buhnenbau; flying & control systems Krupp Industrietechnik; acoustic doors Bayerische Buhnenbau; auditorium seating Quinette Gallay; retractable seating Audience Systems; auditorium interior HBG Special Contracts; auditorium decoration Campbell Smith & Company, Hare & Humphreys

Costs

Costs based on current projected account

SUBSTRUCTURE

FOUNDATIONS/SLABS £166/m2

Piled foundations with pile caps and ground beams, under-reamed piles to flytower, reinforced concrete basements, secant-piled retaining wall to deep basements with drained cavity

SUPERSTRUCTURE

FRAME INCLUDING UPPER FLOORS £376/m2

Structural steel frame and profiled metal-deck floors with concrete toppings, concrete core walls, storey-height transfer structures. Extensive structural alterations to existing buildings. Reconstruction of Floral Hall

ROOF £37/m2

Terne-coated stainless steel roof covering to pitched roofs

ROOFLIGHTS INCLUDING STAIRCASES £30/m2

Double glazed rooflights to Ballet Studios and glazing to Floral Hall

EXTERNAL WALLS £159/m2

Generally precast cladding with close-jointed Portland stone, limestone rainscreen or insulated render cladding. Refurbishment of stucco render to existing building and retained facade

WINDOWS AND EXTERNAL DOORS £78/m2

Powder-coated aluminium windows and shopfronts generally. Timber windows to piazza elevations. Facade-cleaning equipment

INTERNAL WALLS AND PARTITIONS £174/m2

Blockwork partitions to lower levels, drylined walls to upper levels including acoustic linings and box-in-box construction to studios. Replanning in auditorium

INTERNAL DOORS £53/m2

Generally oak-veneered doors. New and refurbished mahogany doors to retained building

INTERNAL FINISHES

WALL FINISHES £57/m2

Back of house finishes comprising painting to blockwork or plasterboard and tiling to wet areas. Acoustic panelling to studios. High-quality finishes to new front of house areas and refurbishment of existing 1858 building

FLOOR FINISHES £60/m2

Vinyl or carpeting to back of house areas, dance floors to studios. High- quality finishes and carpeting to front of house areas

CEILING FINISHES £69/m2

Suspended ceilings throughout occupied back of house areas including acoustic ceilings to studios. Plasterboard ceilings to new front of house areas. Refurbishment including gilding to dome within retained buliding

FITTINGS AND FURNISHINGS

FURNITURE £166/m2

Full fit out including all fitted furniture back of house, mirrors and barres to studios, fixed and retractable seating to auditoria

SERVICES

SANITARY APPLIANCES £4/m2

Medium-quality back of house fittings. High-quality front of house

SERVICES EQUIPMENT £19/m2

Building Management System

DISPOSAL INSTALLATIONS £9/m2

Soil waste and vent installation

WATER INSTALLATIONS £11/m2

Hot and cold water installation

SPACE HEATING/AIR TREATMENT £191/m2

Mechanical services includes comfort cooling to the main auditorium via a displacement air system. Back of house areas are a combination of natural ventilation, fresh air and air-conditioned spaces. There are numerous dressing room areas containing shower and wc facilities. boh heating is generally by variable-temperature hot water system and radiator. Large spaces such as auditorium, ballet studios and rehearsal studios are heated using warm air supplied by the air handling unit serving the space.

ELECTRICAL SERVICES £130/m2

2 hv intake supplies feed 4 packaged lv substations. lv supplies radiate to boh and foh locations by busbar risers. boh installation is generally surface mounted and foh is a high-quality flush-mounted installation. Electrical services include a voice alarm system

LIGHTING AND CONVEYOR INSTALLATIONS £65/m2

20 passenger and good lifts. Vehicle lift to loading bay. Two escalators

PROTECTIVE INSTALLATIONS £30/m2

Sprinkler, hose-reel and dry-riser installation

COMMUNICATION INSTALLATIONS £50/m2

A site-wide active-sound distribution system, voice and data systems, and an extensive security system

STAGE EQUIPMENT £395/m2

Fully mechanised scenery handling systems and computerised flying system, pit and stage elevators, acoustic doors to stage areas, stage lighting

BUILDERS' WORK IN CONNECTION £26/m2

PRELIMINARIES AND INSURANCES

PRELIMINARIES, OVERHEADS AND PROFIT £387/m2

EXTERNAL WORKS

LANDSCAPING, ANCILLARY BUILDINGS £290,000

cost summary

Cost per m2 Per cent

(£) of total

SUBSTRUCTURE 166 6.1

SUPERSTRUCTURE

Frame 376 13.7

Upper floors including 37 1.3

roof

Rooflights 30 1.1

Staircases including external walls 159 5.8

Windows 78 2.8

External doors including

internal walls and partitions 174 6.3

Internal doors 53 1.9

GROUP ELEMENT TOTAL 907 33.0

Internal finishes

Wall finishes 57 2.1

Floor finishes 60 2.2

Ceiling finishes 69 2.5

GROUP ELEMENT TOTAL 186 6.8

FITTINGS AND FURNITURE 166 6.1

SERVICES

Sanitary appliances 4 0.1

Services equipment 19 0.7

Disposal installations 9 0.3

Water installations 11 0.4

Space heating and air treatment 191 7.0

Electrical services 130 4.7

Lift and conveyor installations 65 2.4

Protective installations 30 1.1

Communication installations 50 1.8

Stage equipment 395 14.4

Builders' work in connection 26 1.0

GROUP ELEMENT TOTAL 930 33.9

PRELIMINARIES AND INSURANCE 387 14.1

TOTAL 2942 100.0

Costs supplied by Gary Faulkner of Gardiner & Theobald

Costs comment

From a cost perspective the Royal Opera House project presented some interesting challenges. Refurbishment of the existing listed building, which represented approximately one fifth of the total area and included extensive structural works, incorporation of air conditioning and gilding of the dome and plasterwork, was a considerable risk item. Equally significant were the technical installations including the bespoke scenery-handling system throughout the stage areas and state- of-the-art lighting, sound and flying equipment. Most of this equipment was procured relatively early to ensure the specialist contractors' works could be fully co-ordinated.

The duration of the project, and in particular the procurement phase, meant that careful management of inflation provisions was important. Around 80 separate packages were procured over a period of approximately two years and generally the project managed to keep ahead of the rising market at that time. Works on site therefore started with a full contingency. Throughout the course of the project the team undertook detailed risk reviews and release of contingency was carefully managed. The cost analysis is based on currently projected outrun costs which are in line with the initial budget.

Gary Faulkner, partner,

Gardiner & Theobald

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