Capital costs for services installations were previously examined in a cost model published in the September 1995 edition of 黑洞社区 Services Journal. The sample of projects the original model was based on were mostly designed prior to the issue of the British Council for Offices (BCO) Specification for urban offices. This guidance has subsequently been revised and was republished in 1997 as Best practice in the specification for offices.
Variations in the take-up of the BCO's recommendations has resulted in the application of a wide range of specification standards on urban office projects.
Table 1 summarises key design criteria extracted from the two editions of the BCO's guidance, together with the highest and lowest values identified from the study of the design criteria in a range of recent projects.
Project details
Cost datum 4 quarter 1998
Location City of London
Gross internal floor area (GIFA) 10 000 m2
Nett lettable area (NLA) 7200 m2
Procurement route Competitively tendered lump-sum contract with contractor's design responsibility
Project contract period 18 months
Value of main contract 拢15 000 000
Value of services subcontract 拢3 600 000
Main design parameters
External design temperatures
Winter -48C (saturated)
Summer 288C db/198C wb
Internal design temperature
Offices 228C%28C
Occupant density
Climate control 1:10 m2
Toilet provision 50/50@1:10 m2
Fresh air ventilation
15 litres/s/person
Primary power
Equipment 25 W/m2
Lighting 12 W/m2
Lighting
Office areas 400 lux
Cooling loads
Small power 25 W/m2
Lighting 12 W/m2
Supplementary cooling allowance
20 W/m2 over 30% of office area
Public health installation
Sanitary fittings
WC suites, wash basins, cleaner's sinks, disabled toilet facilities to each floor
拢4.50/尘2GIFA
拢6.25/尘2 NLA
Domestic hot water
Local electric heaters, pipework distribution, insulation and trace heating
拢3.00/尘2 GIFA
拢4.15/尘2 NLA
Disposal 鈥� condensate drainage
Pipework and insulation in riser stacks
拢0.60/尘2 GIFA
拢0.85/尘2 NLA
Disposal 鈥� soil, waste and ventilation system
Above ground internal pipe鈥揷ast-iron and uPVC
拢7.00/尘2 GIFA
拢9.70/尘2 NLA
Disposal 鈥� rainwater
Above ground internal cast-iron drainpipes and roof gullies, connections to below ground drainage
拢4.00/尘2 GIFA
拢5.55/尘2 NLA
Cold water services
Mains incoming water service, storage tank, booster pumps, pipework distribution, water treatment and insulation
拢6.60/尘2 GIFA
拢9.15/尘2 NLA
Public health total
拢25.70/尘2 GIFA
拢35.65/尘2 NLA
Mechanical shell & core services
Heat source
Gas-fired boilers approximately 900 kW. Duty, twin-walled stainless steel flues, gas supply
5.75/m2 GIFA
拢8.00/尘2 NLA
LTHW installation
Pipework distribution in plantrooms, cores and risers, pump, pressurisation unit, water treatment, insulation, trace heating, radiators/convectors to circulation areas, over door heaters to entrance
拢8.50/尘2 GIFA
拢11.80/尘2 NLA
Chilled water installation
Roof-mounted, air-cooled packaged chiller plant approximately 1000 kW. Duty, pipework distribution in plantrooms, cores and risers, pumps, pressurisation unit, water treatment, insulation, trace heating
拢23.50/尘2 GIFA
拢32.65/尘2 NLA
Toilet ventilation
Extract plant, ductwork, grilles, insulation and attenuation
拢7.80/尘2 GIFA
拢10.80/尘2 NLA
General ventilation
Mechanical ventilation to basement, plantrooms and oil storage; fire rated ductwork
拢7.20/尘2 GIFA
拢10.00/尘2 NLA
Air conditioning
Supply and extract air handling plant, humidification, ductwork, insulation in plantrooms, cores and risers
拢16.00/尘2 GIFA
拢22.20/尘2 NLA
Staircase and lift lobby pressurisation
Extract fan, ductwork and grilles
拢4.50/尘2 GIFA
拢6.25/尘2 NLA
黑洞社区 energy management system
Centralised energy management system comprising motor control centres, isolators, starters and all controls, outstations, riser network and monitoring, including head-end equipment
拢19.75/尘2 GIFA
拢27.45/尘2 NLA
Testing and commissioning
Testing and commissioning of mechanical and public health installations, plus operating and maintenance manuals and record drawings
拢2.70/尘2 GIFA
拢3.75/尘2 NLA
Mechanical services total
拢95.70/尘2 GIFA
拢132.90/尘2 NLA
Fire protection 鈥� shell & core
Dry riser
Riser including landing valve and inlet box
拢1.50/尘2GIFA
拢2.10/尘2 NLA
Hose reels
Storage tanks, total capacity 100 m3, booster pumps, pipework distribution and 16 hose reels
拢2.60/尘2 GIFA
拢3.60/尘2 NLA
Sprinkler installation
Storage tanks, booster pumps, pipework distribution, control valves and alarm panels in plantrooms, cores and risers (OH3)
拢12.00/尘2 GIFA
16.65/m2 狈尝础拢
Fire protection total
拢16.10/尘2 GIFA
拢22.35/尘2 NLA
Electrical shell & core services
Mains/sub-mains distribution
Package substation,lv switchgear, essential services switchgear,hv cabling, distribution boards,lv sub-mains cable distribution, rising busbar and cable containment system
拢.20.80/尘2 GIFA
拢28.90/尘2 NLA
Standby generator
150 kVA generator for landlord's services only, acoustic enclosure, control panel, oil storage and distribution
拢7.00/尘2 GIFA
拢9.70/尘2 NLA
Small power
Power outlets to landlord's areas
拢5.75/尘2 GIFA
拢8.00/尘2 NLA
Electrical works associated with mechanical services installation
拢4.00/尘2 GIFA
拢5.55/尘2 NLA
Lighting
Luminaires and wiring to landlord's areas
拢10.60/尘2 GIFA
拢14.70/尘2 NLA
Lighting control system to landlord's areas
拢2.50/尘2 GIFA
拢3.50/尘2 NLA
Security installation
CCTV installation, intruder detection, intercom and access control containment
拢3.60/尘2 GIFA
拢5.00/尘2 NLA
Voice/data wireways
Cable tray in risers
拢0.40/尘2 GIFA
拢0.55/尘2 NLA
Fire alarm
Fully addressable fire alarm and smoke detection installation to L1 BS 5839, including spare capacity for future tenant extension
拢7.40/尘2 GIFA
拢10.30/尘2 NLA
Earthing and bonding
拢2.00/尘2 GIFA
拢2.80/尘2 NLA
Lightning protection
拢1.00/尘2 GIFA
拢1.40/尘2 NLA
Electrical services total
365.05/m2 GIFA
拢90.40/尘2 NLA
Category a fit out
Mechanical services, public health services and fire protection
Four pipe fan coil air conditioning installation comprising chilled water pipework distribution, lthw pipework distribution, primary and secondary ductwork and fan coil units (average one per 27 m2 NLA at perimeter and one per 50 m2 NLA in internal zones)
Chilled water pipework distribution and insulation
拢20.40/尘2 GIFA
拢28.30/尘2 NLA
LTHW pipework distribution and insulation
拢12.80/尘2 GIFA
拢17.80/尘2 NLA
Primary and secondary ductwork
拢25.00/尘2 GIFA
拢34.80/尘2 NLA
Condensate drainage
拢2.65/尘2 GIFA
拢3.70/尘2 NLA
Fan coil unit distribution
拢16.20/尘2 GIFA
拢22.50/尘2 NLA
BEMS/controls installation including individual intelligent water side control to each fan coil unit
拢9.50/尘2 GIFA
拢13.20/尘2 NLA
Sprinkler installation (OH3)
拢12.75/尘2 GIFA
拢17.70/尘2 NLA
Testing and commissioning
拢4.00/尘2 GIFA
拢5.60/尘2 NLA
Total
拢103.30/尘2 GIFA
拢143.60/尘2 NLA
Electrical services
Modular fluorescent luminaire to LG3 category 2, high frequency, dimming, (one per 4路5 m2); including emergency packs, trunking, conduit, wiring and accessories
拢27.40/尘2 GIFA
拢38.00/尘2 NLA
Lighting control system with facility for enhancement by tenant
拢5.30/尘2 GIFA
拢7.30/尘2 NLA
Underfloor power distribution system with floor outlet boxes at one per 10 m2
拢12.00/尘2 GIFA
拢16.70/尘2 NLA
Small power associated with fan coil units
拢1.45/尘2 GIFA
拢2.00/尘2 NLA
Fire alarm and smoke detection installation, fully addressable to L1
拢6.50/尘2 GIFA
4拢9.00/尘2 NLA
Earthing and bonding
拢0.55/尘2 GIFA
拢0.75/尘2 NLA
Total
拢53.20/尘2 GIFA
拢73.75/尘2 NLA
Total Category A fit-out cost
拢156.50/尘2 GIFA
拢217.35/尘2 NLA
Source
黑洞社区 Sustainable Design
