Cost model: Theatres | Features

New-build theatre cost breakdown
The cost model is based on a new-build theatre scheme, which has a 500-seat courtyard style auditorium and associated studio and workshop space. The two-storey 3150 m2, building also contains bars and accommodation for a resident company.
Project costs include demolitions and the full theatre equipment fit-out, but exclude external works and services, the client鈥檚 fit-out and loose furniture and fittings. Professional fees and VAT are also excluded from the cost analysis.
The unit rates are current in April 2005, for a competitively tendered scheme, and are based on a location in outer London. Adjustments to the unit rates should be made for the cost implications of programme, procurement route, location (see table, Regional variations) and site access.
听	element cost 拢	cost/m² gfa 拢	% of total cost
Demolitions and alterations	200,000	63.49	2.44
Allowance for demolition of existing theatre Item @ 200,000	听	听	听
Substructure	480,000	152.38	5.85
Piled foundations; 450 mm diameter; average length 22 m; spoil removal; site establishment and rig relocation; testing 170 @1,200	听	听	听
Pile caps and ground beams Item @ 90,000	听	听	听
Reinforced insitu concrete suspended slab; average thickness 265 mm 1500 m2 @ 120	听	听	听
Extra for formation of lift pit Item @ 6,000	听	听	听
Frame	341,600	108.44	4.17
Reinforced insitu concrete columns; 300 脳 300 mm typical with reinforcement @ 365 kg/m3; average rate used 280 m @ 90	听	听	听
Reinforced insitu concrete beam; 500 脳 300 mm typical with reinforcement @ 200 kg/m3; average rate used 240 m @ 100	听	听	听
Structural steel columns and beam; fabrication, erection; intumescent paint; based on overall allowance of 65kg/m2 46 t @ 1,900	听	听	听
Structural steel framing to technical gallery; balustrades and safety barriers; plywood deck; access ladders Item @ 180,000	听	听	听
Additional steelwork brackets and framing for theatre equipment Item @ 20,000	听	听	听
Surface finishes; paint finishes to exposed steelwork Item @ 5,000	听	听	听
Upper floors	157,700	50.06	1.92
Reinforced insitu concrete suspended slab; 270 mm average thick; reinforcement @ 200 kg/m3, 990 m2 @110	听	听	听
Extra for additional reinforcement to cantilevered balcony to auditorium @ 100kg/m3 5t @ 850	听	听	听
Timber floor; joists @ 400 mm centres; 18 mm thick decking 685m2 @ 65	听	听	听
Roof	541,300	171.84	6.60
Structural steel frame; beams and trusses; fabrication, erection; based on overall allowance of 75kg/m2 80t @ 1,400	听	听	听
Extra for long span trusses to auditorium 65 t @ 400	听	听	听
Reinforced insitu concrete suspended slab; average 250 mm thick; insulation; single ply membrane 375 m2 @ 200	听	听	听
Timber joists @ 400 mm centres; plywood deck; insulation; single ply membrane 350m2 @ 180	听	听	听
Timber joists @ 400 mm centres; plywood deck; insulation; galvanised steel profiled roof cladding 230m2 @ 115	听	听	听
Composite deck; 150 mm thick insitu concrete; plywood cladding; insulation; single ply membrane 675m2 @ 185	听	听	听
Rooflights; generally 40 m2 @ 600	听	听	听
Extra for decking and balustrade to roof terrace Item @ 10,000	听	听	听
Entrance canopy; galvanised steel framing with GRP lining Item @ 50,000	听	听	听
Allowance for high level balustrades, walkways and access ladders Item @ 30,000	听	听	听
Stairs	131,500	41.75	1.60
Galvanised steel stairs and balustrades; total rise four storeys Item @ 25,000	听	听	听
Galvanised steel stairs and balustrades; access stairs to auditorium balconies 2 @ 15,000	听	听	听
Timber stairs with galvanised steel balustrades and handrails 2 @ 6,000	听	听	听
Allowance for external escape stair; galvanised steel 1 @ 7,500	听	听	听
Galvanised steel handrails and balustrades to voids 15 m @ 300	听	听	听
Galvanised steel handrails and balustrades to auditorium balconies 65 m @ 500	听	听	听
Allowance for steps and handrails at change of levels Item @ 20,000	听	听	听
External walls	556,700	176.73	6.79
Auditorium cladding; metal rainscreen panels, insulation; metsec subframe 540 m2 @ 400	听	听	听
Extra for; blockwork backing 75 m2 @ 70	听	听	听
Cavity walls; render; two skins medium density blockwork; insulation 1815 m2 @ 165	听	听	听
Louvres Item @ 10,000	听	听	听
Allowance for solar shading, galvanised steel grillage; sub-frame Item @ 20,000	听	听	听
Allowance for pressure testing Item @ 6,000	听	听	听
Windows and external doors	216,800	68.83	2.64
Aluminium and softwood framed double glazed opening windows 110 m2 @ 340	听	听	听
Acoustically sealed double glazed windows 8 m2 @ 675	听	听	听
Aluminium framed shopfront; sealed double glazed units 100 m2 @ 600	听	听	听
extra for; manually operated glazed doors, per leaf 18 @ 1,500	听	听	听
extra for; electrically operated glazed doors, pair 2 @ 5,000	听	听	听
Hardwood doors; solid; stainless steel door furniture; per leaf 20 @ 1,000	听	听	听
Allowance for get-in doors to scene dock Item @ 15,000	听	听	听
Allowance for louvred doors to plant rooms Item @ 6,000	听	听	听
Allowance for steel doors to substation Item @ 5,000	听	听	听
Window actuators; manual 16 @ 250	听	听	听
Poster display boxes; polycarbonate sheet in hinged anodised frame 14 @ 500	听	听	听
External retractable blinds to terraces; acrylic canvas; galvanised steel frame Item @ 20,000	听	听	听
Internal walls and partitions	162,400	51.56	1.98
Auditorium enclosure; 190 mm thick dense aggregate blockwork 1215 m2 @ 55	听	听	听
Partitions; 140 mm medium dense aggregate blockwork 1395 m2 @ 40	听	听	听
Metal stud partition; 2 layers plasterboard each side; insulation; skim coat 295 m2 @ 65	听	听	听
Glazed screens and borrowed lights Item @ 5,000	听	听	听
Cubicle partitions 13 @ 900	听	听	听
laminate faced duct panels; sawn softwood framing 13 @ 300	听	听	听
Internal doors	206,200	65.46	2.51
Flush door; softwood frame; lacquered finish; ironmongery 85 @ 800	听	听	听
Acoustic door; 32 dB; integral frame; compressible seals; ironmongery 83 @ 1,200	听	听	听
Acoustic door; 42 dB; integral frame; compressible seals; ironmongery 24 @ 1,400	听	听	听
Allowance for stage get-in door Item @ 5,000	听	听	听
Wall finishes	318,800	101.21	3.89
Decorations; emulsion paint on plaster 2,000 m2 @ 20	听	听	听
Acoustic linings to general areas; plywood on wallboard; softwood battens; rockwool insulation 220 m2 @ 110	听	听	听
Decorative acoustic wall panels to auditorium; rockwool insulation 650 m2 @ 250	听	听	听
Ceramic tiling 265 m2 @ 50	听	听	听
Hygenic wall covering to kitchen 76 m2 @ 50	听	听	听
Allowance for additional acoustic treatment to auditorium and workshop Item @ 75,000	听	听	听
Floor finishes	161,800	51.37	1.97
Sand cement screed; average 50 mm thick 2,600 m2 @ 15	听	听	听
Carpet and carpet tiles to screed; painted softwood skirting 1,475 m2 @ 30	听	听	听
Extra for plywood sub-base on timber packers 135 m2 @ 35	听	听	听
Vinyl sheet flooring; to screed 385 m2 @ 45	听	听	听
Floor sealer to power floated concrete slabs 290 m2 @ 10	听	听	听
Epoxy floor paint; to concrete and screed 270 m2 @ 50	听	听	听
Floating floor; 18 mm thick plywood; resilient layer; timber battens; varnish finish 585 m2 @ 60	听	听	听
Mats and matwells Item @ 5,000	听	听	听
Ceiling finishes	112,600	35.75	1.37
Suspended ceilings; painted plasterboard on M/F 1,000 m2 @ 35	听	听	听
Suspended ceiling; demountable panels with hygenic finish 25 m2 @ 50	听	听	听
Suspended linings; 1 layer plasterboard to provide 1 hour fire rating to steel in auditorium 100 m2 @ 30	听	听	听
Suspended acoustic lining; 2 layers plasterboard, 50 mm thick insulation 345 m2 @ 50	听	听	听
Suspended acoustic lining; 1 layer 12 mm thick ply on 2 layers plasterboard, average rate 450 m2 @ 75	听	听	听
Decorations; paint/sealer to exposed concrete soffit 1,235 m2 @ 10	听	听	听
Allowance for access panels Item @ 10,000	听	听	听
Fittings and equipment	337,400	107.11	4.11
Fixed bench seats to auditoriums 680 @ 130	听	听	听
New stage construction; secondary steel frame; plywood deck; acoustic insulation Item @ 50,000	听	听	听
Allowance for permanent lighting grids to studio theatres Item @ 25,000	听	听	听
Allowance for demountable stage rostra to main auditoria 230 m2 @ 150	听	听	听
Allowance for control room enclosure, platforms, access ladders, latchways and other fittings at gallery level Item @ 13,000	听	听	听
Statutory signage Item @ 10,000	听	听	听
Window blinds 110 m2 @ 150	听	听	听
Fittings to box office Item @ 5,000	听	听	听
Fittings to 2 cafe/bars Item @ 20,000	听	听	听
Allowance for mirrors and other fittings to WCs Item @ 5,000	听	听	听
Allowance for fittings in public areas Item @ 50,000	听	听	听
Allowance for dressing room fittings etc Item @ 20,000	听	听	听
Sanitary fittings	27,000	8.57	0.33
WCs, urinals, washhand basins, fittings; average rate 45 @ 400	听	听	听
Extra for, fittings for disabled WCs 3 @ 1,000	听	听	听
Shower; tray, door; thermostatic controller 4 @ 1,300	听	听	听
Cleaners鈥� sinks 2 @ 400	听	听	听
Services equipment	775,000	246.03	9.45
Production lighting; lighting boxes, dimmer racks, control panels Item @ 120,000	听	听	听
Stage engineering; manual stage flying system, production lights etc Item @ 400,000	听	听	听
Auditorium sound and communications; stage boxes and equipment racks; performance intercom and video, stage management desk and show relay; infra-red assited listening system; wiring and installation Item @ 185,000	听	听	听
黑洞社区-wide paging installation Item @ 20,000	听	听	听
Servery and bar fit-out and equipment Item @ 50,000	听	听	听
Disposal installations	19,000	6.03	0.23
Rainwater installation 1,670 m2 @ 8	听	听	听
Soil, waste and vent installation 75 @ 75	听	听	听
Water installations	64,300	20.41	0.78
Cold water supply, storage and distribution 80 @ 475	听	听	听
Hot water service; calorifiers, pumps, distribution pipework 50 @ 525	听	听	听
Space heating and air treatment	720,000	228.57	8.78
Gas installation, including shut-off valve to kitchen Item @ 7,500	听	听	听
Heating installation; boilers (400 kW), pumps, distribution, flue dilution Item @ 62,500	听	听	听
LTHW heating installation; distribution, radiators and convectors 3,150 m2 @ 32	听	听	听
Local cooling to technical rooms; DX units 3 @ 3,500	听	听	听
Mechanical ventilation to performance spaces; supply and extract; LTHW and CW installation to AHUs; chiller; acoustic treatment to ductwork 805 m2 @ 530	听	听	听
Kitchen extract ventilation; extract hood and associated ductwork Item @ 23,000	听	听	听
Toilet extract ventilation Item @ 14,000	听	听	听
Laundry supply and extract ventilation Item @ 11,000	听	听	听
Local extract to miscellaneous areas Item @ 8,000	听	听	听
Allowance for extract and ductwork to spray booth Item @ 16,000	听	听	听
Allowance for smoke vents Item @ 40,000	听	听	听
Electrical installations	526,400	167.11	6.42
Mains and sub-mains installation; power supply to mechanical plant 3150 m2 @ 40	听	听	听
Small power installation 3150 m2 @ 20	听	听	听
Lighting and luminaires to auditorium and studios; house lights and working lights 805 m2 @ 50	听	听	听
Lighting and general luminaires 2345 m2 @ 50	听	听	听
Emergency lighting installation 3150 m2 @ 6	听	听	听
Production power and lighting wiring to performance spaces; containment 805 m2 @ 200	听	听	听
Lift installation	65,000	20.63	0.79
16 -person electro-hydraulic lift serving 4 floors; keypad control Item @ 50,000	听	听	听
Allowance for kitchen hoist, complete with enclosure Item @ 15,000	听	听	听
Protective installations	18,800	5.97	0.23
Lightning protection 3150 m2 @ 5	听	听	听
Earthing and bonding Item @ 3,000	听	听	听
Communications installation	176,800	56.13	2.16
Fully addressable anologue fire detection and alarm/voice alarm installation; smoke detectors; call points; coverage to BS5839 L1 3150 m2 @ 32	听	听	听
Telephone and data wireways; non performance areas Item @ 4,000	听	听	听
Fix only containment in performance spaces Item @ 30,000	听	听	听
Dressing room call system Item @ 10,000	听	听	听
Security installation; intruder detection, CCTV etc Item @ 32,000	听	听	听
Special installations	147,300	46.76	1.80
Compressed air installation to workshop and performance spaces Item @ 15,000	听	听	听
黑洞社区 management system 3150 m2 @ 42	听	听	听
Builder鈥檚 work in connection	127,000	40.32	1.55
Forming holes, chases etc Allow 5% Item @ 127,000	听	听	听
Preliminaries and contingencies	1,608,600	510.67	19.62
Management costs, site establishment and site supervision Allow 17% Item @ 1,120,500	听	听	听
黑洞社区 Services specialist contractor preliminaries Item @ 151,000	听	听	听
Contingency sum Allow 5% Item @ 337,100	听	听	听
Total construction cost 鈥� 黑洞社区 only	8,200,000	2,603.18	100

Regional variations
The costs are, unless otherwise noted in the text, appropriate for projects in outer London and should be adjusted by the following location factors for schemes in other regions:
Inner London	1.06
South-east	0.97
South-west	0.92
East Midlands	0.88
West Midlands	0.89
East Anglia	0.93
Yorkshire & Humberside	0.88
North-west	0.90
North	0.89
Scotland	0.86
Wales	0.88

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