| Cost breakdown |
| Ìý | Element cost (£) | £/m2 gfa (£) | % of total cost |
| Substructure | 256 500 | 84.38 | 5.83 |
| Excavating for pits and basements, up to 4 m deep | Ìý | 1200 m2 @ | £30.00 |
| Extra for excavating within existing buildings | Ìý | 300 m3 @ | £30.00 |
| Extra for excavating stage lift caissons | Ìý | 8 @ | £550 |
| Underpinning insitu concrete foundations | Ìý | 90 m @ | £350 |
| Piling - 300 mm diameter driven piles, depth 12-15 m | Ìý | 130 @ | £650 |
| Reinforced insitu concrete, grade C30/C40 | Ìý | - | - |
| Ground beams | Ìý | 50 m @ | £170 |
| Slabs | Ìý | 1250 m2 @ | £20.00 |
| Suspended slabs | Ìý | 180 m2 @ | £70.00 |
| Walls | Ìý | 470 m2 @ | £65.00 |
| Waterproofing and protection | Ìý | item @ | £14 000 |
| Frame | 238 100 | 78.32 | 5.41 |
| Structural steel framing | Ìý | 134 t @ | £1,100 |
| Built-up trusses spanning auditorium | Ìý | 16 t @ | £1,200 |
| Fly tower access galleries and grid | Ìý | 17 t @ | £1,150 |
| Allowance for additional framing and isolated steelwork | Ìý | allow | £4,000 |
| Works to existing steel frame in auditorium | Ìý | allow | £7,000 |
| Intumescent paint | Ìý | 2350 m2 @ | £11.50 |
| Insitu concrete ring beam | Ìý | allow | £9,000 |
| Insitu concrete beam casings | Ìý | 60 m @ | £35.00 |
| Precast concrete columns | Ìý | 30 m @ | £95.00 |
| Upper floors | 108 800 | 35.79 | 2.47 |
| Insitu concrete suspended slabs, 150-225 mm thick | Ìý | 530 m2 @ | £70.00 |
| Composite suspended slab, insitu concrete and steel decking | Ìý | 770 m2 @ | £34.00 |
| Precast beam and block flooring to upper floor levels | Ìý | 440 m2 @ | £35.00 |
| Timber suspended upper floors with ply/hardwood decking | Ìý | 750 m2 @ | £23.00 |
| Acoustic pads to floating floors adjacent to auditorium | Ìý | 300 m2 @ | £18.00 |
| Galvanised steel access galleries | Ìý | item @ | £7,500 |
| Roof | 114 300 | 37.6 | 2.6 |
| Composite suspended roof slab; insitu concrete and metal decking | Ìý | 200 m2 @ | £38.00 |
| Sawn softwood structure to flat and pitched roofs | Ìý | 840 m2 @ | £18.50 |
| Mastic asphalt; two coats; rigid sheet insulation | Ìý | 530 m2 @ | £20.00 |
| Extra for paving slabs; support pads and filter membrane | Ìý | 250 m2 @ | £30.00 |
| Handmade clay ped tiles, felt underlay and battens | Ìý | 45 m2 @ | £48.00 |
| Natural Welsh slate, felt underlay and battens | Ìý | 340 m2 @ | £55.00 |
| Sheet lead cladding; code 5; fixed to plywood sheet | Ìý | 150 m2 @ | £95.00 |
| Proprietary double-glazed rooflights and skylights | Ìý | 35 m2 @ | £540 |
| Lead sheet and stainless steel flashings, soakers and gutters | Ìý | allow | £13 000 |
| Sundry trims and skirtings, insulation and proofing | Ìý | allow | £6,000 |
| Stairs | 54 900 | 18.06 | 1.25 |
| Insitu concrete staircases | Ìý | 44 flights @ | £800 |
| Cat ladders and escape stairs | Ìý | allow | £7,500 |
| Isolated handrails, steel | Ìý | 60 m @ | £30.00 |
| Isolated handrails, stainless steel | Ìý | 160 m @ | £65.00 |
| External walls | 196 400 | 64.6 | 4.46 |
| Handmade facing bricks, £500/1000 | Ìý | - | - |
| Half-brick-thick snapped headers | Ìý | 1400 m2 @ | £60.00 |
| Common brickwork, half-brick-thick | Ìý | 490 m2 @ | £25.00 |
| Common brickwork, one-brick thick | Ìý | 450 m2 @ | £48.00 |
| Dense solid concrete blockwork, 100 mm thick | Ìý | 1200 m2 @ | £16.00 |
| Dense solid concrete blockwork, 215 mm thick | Ìý | 650 m2 @ | £28.00 |
| Dressed stonework sills and plinths | Ìý | 110 m @ | £260 |
| Precast concrete copings | Ìý | 150 m @ | £40.00 |
| Applied finishes; waterproofing and allowances for work to existing | Ìý | allow | £6,500 |
| Windows and external doors | 45 000 | 14.8 | 1.02 |
| Softwood windows; factory double-glazed | Ìý | 50 m2 @ | £340 |
| Repairs to existing windows | Ìý | allow | £2,500 |
| Replacement sealed double-glazing units to existing windows | Ìý | 75 m2 @ | £40.00 |
| External quality doors with hardwood frames | Ìý | 15 @ | £600 |
| Specialist steel acoustic door to scene dock | Ìý | 1 @ | £6,000 |
| Aluminium louvres | Ìý | 25 m2 @ | £190 |
| Precast concrete sills and lintels | Ìý | 60 @ | £45 |
| Internal partitions | 68 600 | 22.57 | 1.56 |
| Dense solid concrete blockwork | Ìý | - | - |
| 100 mm thick | Ìý | 3200 m2 @ | £14.00 |
| 215 mm thick | Ìý | 340 m2 @ | £26.00 |
| Head restraint to partitions | Ìý | allow | £4,000 |
| Glazed screens and acoustic screens to public areas and control rooms | Ìý | item @ | £11 000 |
| Internal doors | 183 700 | 60.43 | 4.17 |
| Veneer or laminate finish vision panels, soild core, hardwood frames, ironmongery | Ìý | - | - |
| Doorsets, no fire rating | Ìý | 100 @ | £580 |
| Doorsets, fire rated, FD30 | Ìý | 80 @ | £750 |
| Doorsets, acousitc, RW38 | Ìý | 10 @ | £930 |
| Doorsets, fire rated, acoustic; FD30; RW38 | Ìý | 22 @ | £1,200 |
| Glazed screens with integral doors and doorsets; hardwood frames; Georgian wired glass; ironmongery | Ìý | 45 m2 @ | £400 |
| Steel acoustic doors to stage and scene dock; strong-room door | Ìý | allow | £12 000 |
| Wall finishes | 190 100 | 62.53 | 4.32 |
| Hardwood veneer-faced plywood panel wall linings; 6 mm thick; sawn softwood framed supports | Ìý | 450 m2 @ | £60.00 |
| Wood acoustic panels; 50 mm thick; sawn softwood framed support | Ìý | 150 m2 @ | £105 |
| Aluminium sheet cladding; 1.2 mm thick; to stage and backstage areas | Ìý | 175 m2 @ | £220 |
| Work to retained timber panelling in auditorium | Ìý | allow | £7,500 |
| Two coats of plaster 13 mm thick | Ìý | 8400 m2 @ | £4.60 |
| Ceramic tile (PC sum £20/m2) to kitchen areas | Ìý | 330 m2 @ | £40.00 |
| Plastic sheeting, 3 mm thick, to showers and wet areas | Ìý | 345 m2 @ | £65.00 |
| Painting and clear finishing generally | Ìý | 7700 m2 @ | £1.70 |
| Miscellaneous trims, cover stips, mouldings; hardwood | Ìý | allow | £14 000 |
| Floor finishes | 112 300 | 36.94 | 2.55 |
| Cement sand screeds, 50-75 mm thick | Ìý | 1650 m2 @ | £7.00 |
| Plastics sheeting; non-slip vinyl safety flooring | Ìý | 600 m2 @ | £30.00 |
| Carpets (PC sum £30/m2) underlay | Ìý | 1700 m2 @ | £35.00 |
| Carpet finish to treads and risers | Ìý | 1000 m @ | £10.00 |
| Softwood skirting | Ìý | 1200 m @ | £6.00 |
| Matwells | Ìý | allow | £6.00 |
| Ceiling finishes | 160 300 | 52.73 | 3.64 |
| Lightweight acoustic plaster, 22 mm thick; stainless steel lathing forming suspended ceiling | Ìý | 1200 m2 @ | £33.00 |
| Two coats of lightweight plaster, 13 mm thick; stainless steel lathing forming suspended ciling | Ìý | 550 m2 @ | £30.00 |
| Suspended ceiling two-coat spray applied to acoustic plaster; Ardex, 12 mm thick | Ìý | 1000 m2 @ | £12.50 |
| One layer plasterboard, 9.5 mm thick, skim coat | Ìý | 960 m2 @ | £6.00 |
| Suspended ceiling; acoustic panels 1200 x 600 mm | Ìý | 110 m2 @ | £45.00 |
| Perforated aluminium sheet cladding, 1.2 mm thick, to backstage areas | Ìý | 95 m2 @ | £220 |
| Woodwool decking, including structural steel subframe | Ìý | 250 m2 @ | £65.00 |
| Steel access galleries to services void; handrails | Ìý | 110 m2 @ | £45.00 |
| Allowance for access panels to suspended ceilings | Ìý | allow | £5,000 |
| Allowance for additional supports and framing to existing structure | Ìý | allow | £30 000 |
| Painting plaster; matt emulsion paint | Ìý | 2250 m2 @ | £1.75 |
| Fittings, fixtures and furniture | 247 500 | 81.41 | 5.62 |
| Theatre seats | Ìý | 690 @ | £140 |
| Bar and servery fittings and equipment | Ìý | item @ | £70 000 |
| Box office counters, shutters and fittings | Ìý | item @ | £20 000 |
| Stage door and backstage fittings generally | Ìý | item @ | £26 000 |
| Coat racks, lockers and mirrors | Ìý | item @ | £6 000 |
| Window blinds | Ìý | 48 m2 @ | £50.00 |
| Signage and noticeboards | Ìý | item @ | £26 500 |
| Sanitary appliances | 50 400 | 16.58 | 1.14 |
| Vanity units | Ìý | allow | £8,000 |
| Sanitary fittings, WCs, basins and showers | Ìý | 110 @ | £300 |
| Cleaners' sinks | Ìý | item @ | £1,500 |
| Hand dryers | Ìý | 35 @ | £225 |
| Services equipment | 208 000 | 68.42 | 4.73 |
| Specialist catering installation complete | Ìý | item @ | £135 000 |
| ºÚ¶´ÉçÇø management system | Ìý | 3040 m2 @ | £24.00 |
| Disposal installations | 33 400 | 10.99 | 0.76 |
| Rainwater pipework, plastics and aluminium pipework | Ìý | 3040 m2 @ | £5.00 |
| Foul water disposal; plastic pipework | Ìý | 3040 m2 @ | £6.00 |
| Water installation | 57 800 | 19.01 | 1.31 |
| Cold water storage and distribution; stainless steel and copper pipework; insulation | Ìý | 3040 m2 @ | £12.50 |
| Hot water storage and distribution; central calorifier; stainless steel and copper pipework; insulation | Ìý | 3040 m2 @ | £6.50 |
| Space heating and air treatment | 253 000 | 83.22 | 5.75 |
| Gas installation | Ìý | item | £7,000 |
| Low temperature hot water heating; pressed steel radiators; finned tube convectors; steel pipework; insulation; gas-fired boilers | Ìý | 3040 m2 @ | £20.00 |
| Supply and extract system; air-handling plant; distribution ductwork; grilles and diffusers | Ìý | 3040 m2 @ | £40.00 |
| Packaged low-velocity air-conditioning system serving auditorium only | Ìý | 370 m2 @ | £60.00 |
| Dedicated toilet and kitchen extract systems | Ìý | 3040 m2 @ | £11.00 |
| Additional acoustic treatment and attenuation | Ìý | item @ | £8,000 |
| Electrical installations | 255 000 | 83.88 | 5.79 |
| Low voltage switchgear and distribution; incoming main; supplies to mechanical plant | Ìý | 3040 m2 @ | £12.00 |
| Lighting distribution wiring | Ìý | 3040 m2 @ | £17.00 |
| Production lighting distribution | Ìý | allow | £15 000 |
| Luminaires and emergency luminaires (stage lighting included in special installations | Ìý | 3040 m2 @ | £18.00 |
| Small power distribution | Ìý | 3040 m2 @ | £18.00 |
| Multi-service cable tray and multi-compartment trunking | Ìý | 3040 m2 @ | £10.00 |
| Ups installation | Ìý | item @ | £12 000 |
| Lift installation | 47 000 | 15.46 | 1.07 |
| Eight-person hydraulic lift with dual access, serving eight floors | Ìý | item @ | £35 000 |
| Two kitchen hoists in stainless steel serving two floors each | Ìý | item @ | £12 000 |
| Protective installations | 20 200 | 6.65 | 0.46 |
| Earthing and bonding | Ìý | 3040 m2 @ | £4.00 |
| Lightning protection | Ìý | 3040 m2 @ | £1.00 |
| Hand-held fire extinguishers | Ìý | item @ | £5,000 |
| Special installations | 625 500 | 205.76 | 14.21 |
| Stage engineering | Ìý | - | - |
| Safety curtain, hoist and release | Ìý | item @ | £52 000 |
| Single purchase flying system; 48 lines; counterweight frames; handlines and accessories; pick-up lines for lighting | Ìý | item @ | £134 000 |
| Two orchestra elevators and controls | Ìý | item @ | £125 000 |
| Cinema-quality film screen, hoist and controls | Ìý | item @ | £33 000 |
| Stage lighting | Ìý | - | - |
| Control desk | Ìý | allow | £30 000 |
| Dimmer racks and controls | Ìý | item @ | £57 500 |
| Production lighting distribution and outlet boxes | Ìý | item @ | £22 000 |
| Luminaires and accessories | Ìý | item @ | £40 000 |
| Sound and communication | Ìý | - | - |
| Sound mixing | Ìý | item @ | £17 000 |
| Loudspeakers | Ìý | item @ | £20 000 |
| Amplification and signal processing | Ìý | item @ | £19 500 |
| Playback equipment | Ìý | item @ | £8 000 |
| Microphones, patching, equipment racks, cables, accessories and adptors | Ìý | item @ | £25 000 |
| Ring intercom | Ìý | item @ | £8 500 |
| Video system | Ìý | item @ | £5 000 |
| CATV system | Ìý | item @ | £1 500 |
| Show relay | Ìý | item @ | £3 500 |
| Paging system | Ìý | item @ | £13 000 |
| Cue light system | Ìý | item @ | £2 000 |
| Stage manager's station | Ìý | item @ | £5 000 |
| Infra-red hearing assistance | Ìý | item @ | £7 000 |
| Accessories, connectors, sound and communication wiring | Ìý | item @ | £27 000 |
| Builders' work in connection | 80 600 | 26.51 | 1.83 |
| Associated builders' work, service trenches, holes, sleeves, chases etc | Ìý | allow | 5% |
| Subtotal | 3 668 200 | 1 206.64 | 83.33 |
| Ìý | Ìý | Ìý | Ìý |
| Preliminaries and contingencies | 733 600 | 2241.32 | 16.67 |
| Contractor's management and staff, site accommodation and establishment | Ìý | allow | 12% |
| Design reserve and contingency | Ìý | allow | 8% |
| Ìý | Ìý | Ìý | Ìý |
| Total for refurbishment (excluding site works and drainage) | 4 401 800 | 1 447.96 | 100 |
