| Cost breakdown |
| | Element cost (£) | £/m2 gfa (£) | % of total cost |
| Substructure | 295 900 | 29.01 | 3 |
| Reinforced insitu concrete raft foundations, insulation and waterproofing | | 2775 m2 @ | £105 |
| 300 mm high reinforced insitu concrete perimeter upstand, insulation and damp proofing | | 225 m @ | £20 |
| Frame and upper floors | 1 002 700 | 98.3 | 10.18 |
| Reinforced insitu concrete frame and upper floors: 3.5 kN/m2 live load, 450 mm diameter columns, 450 mm thick troughed slabs, average reinforcement 85 kg/m3 | | 7125 m2 @ | £110 |
| 300 mm high reinforced insitu concrete perimeter upstand | | 985 m @ | £20 |
| Extra over for 7.5 kN/m2 live loading for plant and storage areas | | 425 m2 @ | £14 |
| Extra for fair-faced finish to circular columns | | 740 m2 @ | £5 |
| Extra for architectural finish to exposed soffits | | 7125 m2 @ | £15 |
| Structural steel framing to lightweight roofing, universal sections | | 10 t @ | £970 |
| Structural steel framing to curtain walling and atrium, rolled hollow sections | | 50 t @ | £1,200 |
| Intumescent paint to structural steelwork | | 120 m2 @ | £25 |
| Additional steelwork framing to plant rooms, risers etc | | allow | £10 000 |
| Roof | 638 300 | 62.58 | 6.48 |
| Reinforced insitu concrete frame and roof slab, upstands, average reinforcement content 65 kb/m3 | | 2250 m2 @ | £100 |
| Extra for 7.5 kN/m2 live loading for plant rooms | | 300 m2 @ | £14 |
| Extra for fair-faced finish to circular columns | | 250 m2 @ | £5 |
| Extra for architectural finish to exposed soffits | | 2250 m2 @ | £15 |
| Inverted roof coverings, single-ply membrane, rigid sheet insulation, ballast, including allowances for upstands, kerbs etc | | 2250 m2 @ | £45 |
| Atrium glazing: sealed double-glazed units, monopitch configuration, automatic opening vents for natural ventilation control | | 290 m2 @ | £350 |
| Roof-level solar shading to atrium, aluminium aerofoil sections with fixed pitch | | 215 m2 @ | £300 |
| Lightweight raised seam aluminium roofing, secondary supports, insulation, vapour barrier and sheet lining, accessories | | 490 m2 @ | £90 |
| Rainwater goods, aluminium gutters and concealed downpipes | | 2775 m2 @ | £10 |
| Access gantries for atrium maintenance and cleaning, including balustrades and handrails | | item @ | £25 000 |
| Mansafe system for roof access to atrium | | item @ | £10 000 |
| Stairs | 144 800 | 14.2 | 1.47 |
| Atrium feature stairs; steel framing, limestone treads, powder-coated finish, armoured glass balustrade, hardwood handrail | | 3 flights @ | £12 000 |
| Escape stairs: precast concrete, granolitihic finishes, mild steel handrails and balustrades | | 18 flights @ | £4,000 |
| Access stairs, catwalks and platforms to plant rooms and roof levels | | item @ | £20 000 |
| 15 mm armoured plate glass balustrade and hardwood handrail at permieter of atrium | | 35 m @ | £480 |
| External walls and windows | 2 055 900 | 201.56 | 20.88 |
| Double-glazed curtain walling, insulated aluminium framing, mechanically operated clerestory opening lights, manually operated opening lights, ceramic fritting, aluminium spandrel panels | | 4050 m2 @ | £320 |
| Double-glazed curtain walling to atrium at high level, insulated aluminium framing, mechanically operated opening lights | | 165 m2 @ | £300 |
| Double-glazed Planar frameless glazing to entrance lobby, structural steel support | | 80 m2 @ | £450 |
| Aluminium composite solar shading and light shelf, fixed vanes, support steelwork and bracing | | 1100 m2 @ | £200 |
| Flat aluminium composite cladding panels, cladding rails, insulation, 150 mm blockwork backing wall including accessories and wind bracing to plant rooms | | 300 m2 @ | £140 |
| Composite masonry walling: handmade facing brickwork (bricks @ £450 per 1000), insulation, 140 mm blockwork inner leaf, ties, wind bracing, closers, head restraint | | 3185 m2 @ | £110 |
| Aluminium copings, flashings and perimeter details to curtain walling system | | 400 m @ | £50 |
| Reconstituted limestone copings, cappings and string courses to masonry walling | | 300 m @ | £50 |
| Louvres to plant rooms and intakes | | 150 m2 @ | £180 |
| External doors | 54 800 | 5.37 | 0.55 |
| Revolving doors to entrance lobby, in glass enclosure | | 2 @ | £18 000 |
| Fully glazed double doors to entrance lobby | | 2 @ | £4,000 |
| Escape doors: insulated powder-coated steel doors and frames, stainless steel and aluminium ironmongery | | 4 @ | £900 |
| Internal partitions | 741 500 | 72.7 | 7.53 |
| 140 mm thick solid blockwork, fair-faced work, including accessories | | 2550 m2 @ | £25 |
| Metal stud partition: two layers 12.5 mm plasterboard both sides, insulation, skim coate | | 880 m2 @ | £35 |
| Metal stud partition, shaftwall construction, 19 mm core board, two layers 12.5 mm plasterboard one side, skim coat | | 850 m2 @ | £50 |
| Glazed aluminium-framed screens to atrium perimeter, mechanically operated opening lights linked to building management system | | 1650 m2 @ | £280 |
| Frameless, toughened, silicone-jointed glass enclosure to lifts | | 320 m2 @ | £350 |
| Plastic laminate finish WC cubicles and doors | | 56 @ | £350 |
| Plastic laminate finish full-height ductcasing, IPS or similar | | 90 m @ | £120 |
| Internal doors | 99 800 | 9.78 | 1.01 |
| Veneer-faced solid core doors, fire resisting vision panels, stainless steel ironmongery | | 50 @ | £800 |
| Ply-faced solid core doors for painting, satin anodised aluminium ironmongery | | 58 @ | £600 |
| Allowance for riser access doors and panels | | item @ | £25 000 |
| Wall finishes | 49 900 | 4.89 | 0.51 |
| Emulsion paint to blockwork/plasterboard | | 900 m2 @ | £2 |
| Plasterboard drylining to blockwork, 12.5 mm wallboard on metal-framed firrings, skim coat | | 1750 m2 @ | £10 |
| Limestone cladding to blockwork partitions in reception area | | 180 m2 @ | £120 |
| Ceramic tiling to WCs | | 180 m2 @ | £50 |
| Floor finishes | 503 800 | 49.39 | 5.12 |
| Concrete hardener / dust sealant to raised floor plenum and plant room areas | | 8400 m2 @ | £2 |
| Medium-duty raised floor to office areas, 450 mm high | | 8100 m2 @ | £30 |
| Extra for bridging support to raised floors and factory cutting to tiles for grilles and socket outlets | | 8100 m2 @ | £18 |
| Limestone tiles, sand/cement screed to reception area | | 175 m2 @ | £100 |
| Hardwood flooring to atrium | | 375 m2 @ | £100 |
| Hardwood skirtings | | 1700 m @ | £8 |
| Ceramic non-slip floor tiles to WCs, sand/cement screed | | 360 m2 @ | £60 |
| Coved ceramic skirting to WC areas | | 300 m @ | £10 |
| Entrance mats and frames | | item @ | £5,000 |
| Ceiling finishes | 76 400 | 7.49 | 0.78 |
| Paint finish to exposed soffit of troughed slab, sealer and masonry paint | | 14 900 m2 @ | £3.50 |
| Suspended ceilings to WC areas | | 430 m2 @ | £25 |
| Plasterboard feature ceiling to reception/public areas | | 135 m2 @ | £100 |
| Fittings, fixtures and furniture | 59 800 | 5.86 | 0.61 |
| Reception desk | | item @ | £20 000 |
| Vanity units | | 8 @ | £600 |
| Manually operated window blinds to office areas | | 1100 m2 @ | £30 |
| Mirrors | | item @ | £2,000 |
| 6 nr catering sinks for kitchen area | | allow | £2,500 |
| Sanitary appliances | 70 600 | 6.92 | 0.72 |
| Sanitary fittings, basins, WCs, urinals, showers | | 130 @ | £500 |
| Cleaners' sinks | | 8 @ | £700 |
| Services equipment | 153 000 | 15 | 1.55 |
| Building management system, including automatic control of opening lights in external walls and fixed internal partitions, lighting control system | | 10 200 m2 @ | £15 |
| Disposal installations | 61 200 | 6 | 0.62 |
| Rainwater disposal, aluminium and plastics pipework | | 10 200 m2 @ | £2 |
| Sanitary disposal, plastics pipework | | 10 200 m2 @ | £4 |
| Water installations | 117 200 | 11.49 | 1.19 |
| Copper rising main, boosted cold water, localised hot water heaters | | 10 200 m2 @ | £11 |
| Drinking water | | item @ | £5,000 |
| Space heating and air treatment | 1 206 000 | 118.24 | 12.25 |
| Gas installation | | item @ | £18 000 |
| Air-handling plant, refrigeration and heat recovery. Displacement ventilation system to office areas, provision for four-pipe, fan-coil system to cellular space and localised officve areas, ductwork terminated at floor level | | 10 200 m2 @ | £65 |
| Low-temperature hot water heating, finned tube convectors, pipework, insulation, gas-fired boilers | | 10 200 m2 @ | £42 |
| Toilet extract installation | | 10 200 m2 @ | £3 |
| Mechanical smoke extract to atrium | | 16 500 m3 @ | £4 |
| Electrical installations | 808 000 | 79.22 | 8.21 |
| Mains supply, high/low voltage intake, transformers, switchgear | | 10 200 m2 @ | £6 |
| Power supply to mechanical plant | | 10 200 m2 @ | £5 |
| Low-voltage distribution in risers to office areas | | 10 200 m2 @ | £10 |
| Small power to landlord's areas | | 1750 m2 @ | £10 |
| Lighting and emergency lighting to landlord's areas | | 1750 m2 @ | £25 |
| Lighting to office areas, purpose-made, low glare fittings, category 2 luminaires providing uplight/downlight illumination to 350 lux, automatic controls | | 8450 m2 @ | £40 |
| Controls to office areas lighting, excluding dimming | | 8450 m2 @ | £10 |
| Standby power, two diesel generators | | item @ | £110 000 |
| Lift installation | 230 000 | 22.55 | 2.34 |
| Thirteen-person hydraulic lift, glass car, travel speed 1 m/s, serving four levels (glazed enclosure measured separately) | | 2 @ | £85 000 |
| 2000 kg hydraulic goods lift; stainless steel car, serving four levels | | 1 @ | £60 000 |
| Protective installations | 50 600 | 4.96 | 0.51 |
| Earthing and bonding | | 10 200 m2 @ | £2 |
| Lightning protection | | 10 200 m2 @ | £1 |
| Dry riser installation | | item @ | £20 000 |
| Communications systems | 61 200 | 6 | 0.62 |
| Fire, smoke-detection, alarm and public-address system | | 10 200 m2 @ | £4 |
| Wireways for telephones and structured cable only | | 10 200 m2 @ | £2 |
| Builders work in connection with services | 201 500 | 19.75 | 2.05 |
| Associated builders'work: service ducts and risers, holes sleeves, chases, bases, fire stopping etc | | allow | 7.50% |
| Preliminaries and contingencies | 1 164 000 | 114.12 | 11.82 |
| Contractor's management and staff, site accommodation and establishment | | allow | 8% |
| Design and reserve and contingency | | allow | 5% |
| Total for shell-and-core construction | 9 846 900 | 965.38 | 100 |
| | | | |
| | Element cost (£) | £/m2 gfa (£) | % of total cost |
| DEVELOPER's CATEGORY A FIT-OUT | | | |
| (based on net lettable area of 8450 m2) | | | |
| Wall finishes | 6 000 | 0.6 | 0.65 |
| Emulsion paint to plasterboard partitions and drylining in office areas | | 3 000 m2 @ | £2 |
| Floor finishes | 228 200 | 22.37 | 24.24 |
| Carpet tile finish to raised floor tiles (raised floor included in shell and core) | | 8450 m2 @ | £27 |
| Services installation | 50 700 | 4.97 | 5.39 |
| Extension of building management system to office areas | | 8450 m2 @ | £6 |
| Space heating and air treatment | 278 500 | 27.3 | 29.58 |
| Displacement ventilation installation, distribution ductwork in office area, floor-mounted diffusers, interface, with central building management system | | 7950 m2 @ | £30 |
| Distributive ventilation installations, four-pipe, fan-coil installation to localised areas, distribution ductwork, pipework, fan-coil units, grilles and diffusers, insulation, condensate drainage, controls, interface with central building management system | | 500 m2 @ | £80 |
| Electrical installations | 199 000 | 19.51 | 21.14 |
| Small power installation, under-floor distribution, one outlet per 5 m2 of office accommodation | | 8450 m2 @ | £20 |
| UPS installation | | item @ | £30 000 |
| Communication systems | 67 600 | 6.63 | 7.19 |
| Final connections of fire, smoke-detection, alarm and public-address systems in office areas | | 8450 m2 @ | £8 |
| Preliminaries and contingencies | 111 200 | 10.9 | 11.81 |
| Contractor's management and staff, site accommodation and establishment | | allow | 8% |
| Design reserve and contingency | | say | 5% |
| Total for developer's category A fit-out | 941 200 | 92.28 | 100 |
| | | | |
| Total construction cost (excluding external works) | 10 788 100 | 1057.66 | - |
| | | | |
| Alternative element specifications | | | |
| | Net extra / (saving) £/m2 gfa | | |
| Substructure | | | |
| Construction of basement car park in lieu of raft foundation, reduced level dig, insitu concrete loadbearing structure, drop head columns 2775m2 @ £190 | 58.6 | | |
| Frame and upper floors | | | |
| Composite frame construction: Slimfloor system, structural steel framing with welded plates to top and bottom flanges, precast floor slabs (extra over cost includes suspended ceiling) 7125 m2 @ £80 | -7.92 | | |
| Extra over cost of white concrete for exposed floor and roof slabs in lieu of ordinary Portland cement concrete 2800 m2 @ £100 | 31.1 | | |
| Roof | | | |
| Two-coat asphalt roofing, vapour barrier, ballast 2250 m2 @ £35 | -2.5 | | |
| Grass roof, vapour barrier, waterproofing membrane, roof barrier, drainage board, insulation, top soil and seed, including allowance for perimeter balustrading, (120 m @ £100) 500 m2 @ £125 | 4.45 | | |
| External walls | | | |
| Portland stone cladding on precast concrete units, with blockwork backing wall, in lieu of composite masonry walling 3185 m2 @ £380 | 95.6 | | |
| Double-glazed curtain walling, composite aluminium and softwood framing, manual and mechanically operated opening lights, in lieu of aluminium-framed curtain walling 4050 m2 @ £270 | -22.5 | | |
| Triple-glazed indirectly openable curtain walling, sealed double-glazing units with opening lights, fully glazed wind shield, insulated glass with ceramic fritting, in lieu of aluminium-framed curtain walling 4050 m2 @ £700 | 171.1 | | |
| Ceiling finishes | | | |
| Suspended ceiling in lieu of exposed soffit of troughed slab with high-quality finish 8800 m2 @ £35 | 19.57 | | |
| Space, heating and air treatment | | | |
| Chilled ceiling installation to office areas, 70% active cooling panels 8450 m2 @ £180 | 65.76 | | |
| Four-pipe, fan-coil air-conditioning installation to office areas (extra over cost includes suspended ceiling) 8450 m2 @ £130 | 48.89 | | |
