| Shell-and-Core Works |
| | Element cost | Cost/m2 gfa £ | % of total cost |
| Substructure | 2,648,600 | 124.35 | 7.52 |
| Allowance for de-watering excavations item @ £100,000 | | | |
| Break out existing slabs, piles, obstructions and allowance for probing/testing item @ £300,000 | | | |
| Foundations; bored piles 600-1500 mm diameter with under-ream, 16m long, ground beams, pile caps 1,940m2 @ £300 | | | |
| Allowance for mini piles and other works to boundary walls item @ £150,000 | | | |
| Allowance for piling platform and access ramp item @ £35,000 | | | |
| RC basement slab 300 mm thick, including waterproofing, excavation and disposal 1,940 m2 @ £150 | | | |
| RC mat slab 1200 mm thick, including waterproofing, excavation and disposal 200 m2 @ £450 | | | |
| Reinforced concrete retaining walls 300 mm thick; temporary supports 600 m2 @ £275 | | | |
| Reinforced concrete ground-floor slab 130 mm thick on profiled metal sheet decking 1760 m2 @ £60 | | | |
| Allowance for car park ramp, construction joints between new/existing work, slab, thickenings to stair foundations, lift/escalator pits, drainage channels, concrete transfer walls, etc item @ £300,000 | | | |
| Allowance for crane base including base piles item @ £30,000 | | | |
| Allowance for attendance on archaeologists and movement monitoring item @ £100,000 | | | |
| Allowance for below slab drainage item @ £250,000 | | | |
| Allowance for all other items and sundries item @ £150,000 | | | |
| Frame | 4,047,500 | 190.02 | 11.50 |
| Structural steel frame, based on 70 kg/m2 overall of gia including fittings 1,350 t @ £1,550 | | | |
| Extra for built up beams 360 t @ £250 | | | |
| Allowance for secondary steelwork, based on an extra 5 kg/m2 100 t @ £2,000 | | | |
| Extra for concrete encased beams at ground floor item @ £60,000 | | | |
| Fire protection to steel frame (average rate but generally 90 mins intumescent paint) 1,350 t @ £600 | | | |
| Reinforced concrete core walls average 350 mm thick 3,300 m2 @ £200 | | | |
| Allowance for other structures (such as within plant rooms, lift motor rooms) item @ £100,000 | | | |
| Allowance for expansion joints and other sundries item @ £50,000 | | | |
| Upper floors | 1,220,800 | 57.32 | 3.47 |
| Lightweight reinforced concrete 130 mm thick on profiled steel decking 17,430 m2 @ £60 | | | |
| Allowance for upstands, plinths, bund walls, metal plate walkways, supports, etc item @ £175,000 | | | |
| Roof | 478,400 | 22.47 | 1.36 |
| Lightweight reinforced concrete 200 mm thick on profiled steel decking 1,760 m2 @ £75 | | | |
| Proprietary roof finish, with paving slabs, insulation and ballast 1,760 m2 @ £140 | | | |
| Allowance for insulation to exposed soffits and acoustic treatment item @ £50,000 | | | |
| Allowance for upstands/plinths, hatches/ladders, safety hooks and latchways item @ £50,000 | | | |
| Stairs | 535,000 | 25.12 | 1.52 |
| Steel pan staircases including concrete infills to stair treads, painted mild steel balustrades and handrails (basement to roof; 13 floors; 53 m; 26 flights) 2 @ £190,000 | | | |
| Ditto, basement to ground: 2 flights 2 @ £15,000 | | | |
| Feature entrance stairs item @ £75,000 | | | |
| Allowance for stairs/cat ladders and safety rails to plant rooms item @ £50,000 | | | |
| External walls | 7,653,500 | 359.32 | 21.74 |
| Feature wall at ground level item @ £500,000 | | | |
| Internally ventilated double wall facade: unitised system incorporating double-glazed outer skin, | | | |
| single-glazed inner skin with opening lights, integral louvre blinds 8600 m2 @ £700 | | | |
| Stainless steel screening to plant enclosures 450 m2 @ £450 | | | |
| Glass entrance canopies; cantilevered from building 250 m2 @ £1000 | | | |
| Allowance for stainless steel detailing, articulations, etc item @ £450,000 | | | |
| Extra for louvres item @ £25,000 | | | |
| Blockwork walls at roof level, including wind posts 60 m2 @ £100 | | | |
| Allowance for visual mock-ups and performance tests item @ £200,000 | | | |
| Windows and external doors | 200,000 | 9.39 | 0.57 |
| Extra over cladding for single and double doors, including disabled pass doors item @ £50,000 | | | |
| Extra over cladding for revolving doors 2 @ £40,000 | | | |
| Extra over screen enclosures for single and double doors item @ £10,000 | | | |
| Electrically operated galvanised steel roller shutter to loading bay and car park ramp 2 @ £15,000 | | | |
| Metal doors in service areas item @ £30,000 | | | |
| Internal walls and partitions | 1,614,000 | 75.77 | 4.58 |
| Insitu concrete walls in basement, etc 540 m2 @ £150 | | | |
| Fairfaced blockwork walls at basement, ground levels and roof levels 3,500 m2 @ £80 | | | |
| Curved blockwork entrance feature wall 300 m2 @ £170 | | | |
| Drylined core walls 6950 m2 @ £80 | | | |
| Extra for double thickness drylined core walls 1,000 m2 @ £80 | | | |
| Allowance for other walls/partitions to plant areas, additional walls and detailing item @ £150,000 | | | |
| Glazed screen to shopfronts 70 m2 @ £800 | | | |
| Veneer-faced WC cubicles/doors; access panelling 90 @ £4,000 | | | |
| Internal doors | 377,000 | 17.7 | 1.07 |
| Single timber doors 140 @ £1,500 | | | |
| Double timber doors 30 @ £2,500 | | | |
| Profilex riser doors 35 @ £1,200 | | | |
| Other doors: plant rooms; additional access door hatches item @ £50,000 | | | |
| Wall finishes | 1,033,400 | 48.52 | 2.94 |
| Stone cladding to main entrance lobby 880 m2 @ £350 | | | |
| Back-lit glass panelling on steel frame in main entrance lobby 150 m2 @ £1,000 | | | |
| Paint to fair face block walls 2,150 m2 @ £5 | | | |
| Plaster and paint to blockwork/concrete 3,820 m2 @ £15 | | | |
| Skim coat and paint to drylined walls 1,700 m2 @ £8 | | | |
| Stone cladding to toilets 450 m2 @ £275 | | | |
| Granite cladding to lift lobbies 800 m2 @ £375 | | | |
| Lift architraves item @ £70,000 | | | |
| Floor finishes | 779,600 | 36.60 | 2.21 |
| Granite/stone tiles to main entrance lobby and lift lobbies 1250 m2 @ £350 | | | |
| Stone tiles to toilets including membrane, waterproofing, screed and skirtings 440 m2 @ £250 | | | |
| 125 lightweight screed to circulation and core areas to make up levels 1,280 m2 @ £30 | | | |
| Durable sealant/hardener to car park, loading bay and plant rooms 1,140 m2 @ £80 | | | |
| Vinyl flooring to security areas item @ £7500 | | | |
| Entrance mats and matwells item @ £40,000 | | | |
| Allowance for lining to car park and loading bay item @ £25,000 | | | |
| Allowance for other floor finishes item @ £30,000 | | | |
| Ceiling finishes | 509,800 | 23.93 | 1.45 |
| GRG feature ceiling to main entrance lobby, including detailing in areas 870 m2 @ £300 | | | |
| Feature drylined ceiling to lift lobbies 380 m2 @ £140 | | | |
| Metal tile suspended ceilings to toilets 440 m2 @ £75 | | | |
| Painted plasterboard on metal framing to corridors, circulation area, etc 840 m2 @ £50 | | | |
| Insulation to car park/loading bay soffits 1030 m2 @ £20 | | | |
| Allowance for access panels, bulkheads/other detailing and paint to some plant room soffits, | | | |
| other sundry ceiling finishes item @ £100,000 | | | |
| Fittings/fitting out (excl. loose furniture) | 537,500 | 25.23 | 1.53 |
| Allowance for main entrance reception desk and security desks item @ £80,000 | | | |
| Stone vanity tops in toilets with holes for basins/taps and mirrors behind 70 m @ £1,750 | | | |
| Toilet fittings including soap dispensers/tanks, roll holders, paper towels, coat hooks, etc 90 @ £500 | | | |
| Extra for fittings to disabled toilets 10 @ £1,500 | | | |
| Allowance for rubbish compactor item @ £25,000 | | | |
| Allowance for column guards, bollards/crash rails to loading bay/car park, cycle racks, car park traffic management system, statutory signage and other fittings item @ £250,000 | | | |
| Sanitary appliances | 83,000 | 3.90 | 0.24 |
| WCs, basins, cleaners sinks, urinals (average rate per point) 200 @ £370 | | | |
| Extra for disabled toilets 10 @ £900 | | | |
| Disposable installations | 234,700 | 11.02 | 0.67 |
| Rainwater disposal system 21,300 m2 @ £3 | | | |
| Soil, waste and vent installation 21,300 m2 @ £7 | | | |
| Extra for drainage to retail areas Item @ £10,000 | | | |
| Condensate drainage 21,300 m2 @ £0.50 | | | |
| Water installations | 233,000 | 10.94 | 0.66 |
| Cold water services: incoming, storage, pumps, distribution, etc. 21,300 m2 @ £6 | | | |
| Hot water heaters and distribution 21,300 m2 @ £3 | | | |
| Water services for vending area 21,300 m2 @ £1 | | | |
| Supply to retail areas item @ £20,000 | | | |
| Space heating and air treatment | 1,448,200 | 67.99 | 4.11 |
| Gas installation item @ £20,000 | | | |
| Boilers item @ £65,000 | | | |
| Air handling units 21,300 m2 @ £8 | | | |
| Chillers 21,300 m2 @ £13 | | | |
| LTHW heating installation including pumps and boiler flues (dilution) 21,300 m2 @ £18 | | | |
| Air conditioning installation including fans and ductwork 21,300 m2 @ £11 | | | |
| CHW installation including pumps and riser pipework 21,300 m2 @ £14 | | | |
| Ventilation installation | 481,700 | 22.62 | 1.37 |
| Toilet extract installation 21,300 m2 @ £4 | | | |
| Smoke extract ventilation 21,300 m2 @ £3.50 | | | |
| Ventilation to plant room, lift motor rooms, refuse area, etc. item @ £45,000 | | | |
| Car park and basement ventilation 21,300 m2 @ £7 | | | |
| Stair and lobby pressurisation 21,300 m2 @ £6 | | | |
| Electrical installations | 1,447,000 | 67.93 | 4.11 |
| HV Switchgear and transformer 21,300 m2 @ £8 | | | |
| LV distribution and rising busbars 21,300 m2 @ £23 | | | |
| Power to mechanical plant 21,300 m2 @ £2.50 | | | |
| Small power installation 21,300 m2 @ £3 | | | |
| Lighting, emergency lighting 21,300 m2 @ £11 | | | |
| Lighting, emergency lighting to car park and basement areas 21,300 m2 @ £3 | | | |
| Enhanced lighting in lobby and other areas item @ £50,000 | | | |
| External building lighting item @ £160,000 | | | |
| Standby power installation, including oil system item @ £140,000 | | | |
| Earthing and bonding 21,300 m2 @ £1 | | | |
| Lifts and escalators | 1,472,000 | 69.11 | 4.18 |
| Passenger lifts, 21-person serving 14 floors 6 @ £170,000 | | | |
| Goods lift serving 14 floors 1 @ £190,000 | | | |
| Car park lift 1 @ £50,000 | | | |
| Fire fighting lift 1 @ £140,000 | | | |
| Enhanced lift car finishes 6 @ £12,000 | | | |
| Protective installations | 298,200 | 14.00 | 0.85 |
| Sprinkler Installations: tanks, pumps, risers etc. 21,300 m2 @ £11 | | | |
| Dry riser installation 21,300 m2 @ £2 | | | |
| Lightning protection 21,300 m2 @ £1 | | | |
| Communications installation | 355,200 | 16.68 | 1.01 |
| Fire alarm installations 21,300 m2 @ £12 | | | |
| Containment for BMS, security, data, etc 21,300 m2 @ £2 | | | |
| Landlord security provisions 21,300 m2 @ £1.50 | | | |
| Disabled alarms item @ £25,000 | | | |
| Special installations | 626,900 | 29.43 | 1.78 |
| Building management system 21,300 m2 @ £13 | | | |
| Allowance for facade cleaning equipment item @ £350,000 | | | |
| Builder’s work | 341,000 | 16.01 | 0.97 |
| Builder’s work in connection with services installations, including machine bases, steel framework, firestopping, etc: overall allowance 21,300 m2 @ £16 | | | |
| Preliminaries and contingencies | 6,547,000 | 307.37 | 18.59 |
| Construction manager’s organisation, staff costs and fee @ 17% item @ £4,871,000 | | | |
| Design reserve and construction contingency @ 5% item @ £1,676,000 | | | |
| | | | |
| TOTAL SHELL-AND-CORE COSTS | 35,203,800 | 1652.74 | 100.00 |
