St Monica's

Question 1

At what stage of ‘cost planning’ were you undertaking this review?

Answer 1

RIBA Stage 3 (Spatial Coordination ie no detailed drawings/specifications!)

Question 2

When did your initial cost estimating take place for this project and at what stage?

Answer 2

This was the first Estimate I was preparing
The information I had first received was at this level of detail (ie RIBA Stage 3)

Question 3

If the design information was already at this fairly detailed stage, how had the design developed up to this point without any estimates/budgets beforehand?

Answer 3

When I was introduced to this project by my colleagues, I was informed the designs were already fairly advanced and a Cost Plan would need to be developed.

The designs were already fairly advanced by Kyle Smart Associates (Architects) who had developed a Design and Access Statement (Site Analysis and Evaluation; Design Statement; Heritage Statement; Access Statement; Sustainability Statement; conclusion) in which they developed several proposals in consultation with the Client and Stakeholders (theatre group, planners,) and a SWOT Analysis (this new build was to replace an existing building performing the same function, however with additional area devoted to residential units to provide an income).

It was after these developments had taken place via external consultants that the project was passed on to Ridge for preparing a Cost Plan.

Question 4

What was the existing structure and what was being demolished?

Answer 4

St Monica’s Hall was built around 1931. Parish community centre incorporating a smaller theatre and facilities for arts and crafts discussion groups and social centre activities.
ME: A brick building with typical elemental features of the era ie brick building, pitched slate roof, concrete surrounds to windows/doors, internal walls, hall with stage, basement.

Question 5

What was the new structure?

Answer 5

To have similar function. The components of the structure as later flashcard

Question 6

The ‘church hall and adjacent apartments’ - where were these situated to one another?

Answer 6

They were adjoined by a separating wall (party wall) made of masonry (blockwork cavity walls; 300 mm wide/thick)

Question 7

Any considerations that are required in circumstances of adjoining buildings in relation to the Building Regulations?

Answer 7

Fire safety (B) short (30 minutes), medium (60 minutes) or long (120 minutes). ;
sound insulation (E) The requirement for wall soundproofing of airborne sound pollution in purpose-built dwellings is 45 dB. The requirement for floors and ceilings in purpose-built dwellings of airborne sound also sits at 45 dB. However, there is also a requirement of 62 dB for impact sound (such as walking on floorboards).;
structural ability (A) - structural engineer??.

Question 8

What sort of ‘different uses’ were required in this ‘large space’? (as opposed to residential)

Answer 8

Primarily communal ie hall, cafe, gathering foyer with seating, meeting rooms for public hire; management offices,

Question 9

Why was a steel frame required?
Structure of external walling?
What did the Flat Roof comprise of?
What did the floors comprise of?
Why steel decks?
How was the Hall ceiling comprised? Why this type?

Answer 9

The building was 3 storeys in height at its highest (hall was only 2 storeys); the steel frame was for the purposes of providing support for the flat roof structure, but also the full height acoustic partitions, and the curtain glazing (1 storey height, GF front, FF back)

The external walling was conventional brick/block (215mm thick blocks) cavity.

Flat roof comprising warm roof configuration, insulation is installed above the steel deck (corrugated); waterproofing membranes.
[Sarnafil sheeting directly on top of insulation, directly on top of vapour control layer, directly on top of metal profile decking, on top of (transversely, steel beams)], providing thermal insulation and protecting the steel frame from temperature fluctuations.

Floors - steel columns, steel beams, upper floors - concrete plank floor

Steel decks are lightweight, durable, and cost-effective, making them a popular choice for commercial, industrial, and residential construction projects)

Plasterboard Ceiling: Plasterboard ceilings offer versatility and can be installed directly onto the steel deck using a framing system. They provide a smooth, finished appearance and can accommodate recessed lighting, HVAC ducts, and other fixtures. Plasterboard ceilings can also incorporate acoustic insulation for improved sound control.)

Question 10

Were any other means of construction considered?

Answer 10

This was what was in the design at RIBA level 3 when I did the cost plan.
Possible reason - a large span, light, easily accommodated within surrounding building, small foundations, quickly constructed (benefits over concrete or timber frame)

Question 11

As well as the steel frame, would anything else need to be considered for your cost plan in relation to this?

Answer 11

Pad foundations, steel fittings, intumescent coating, fireproof casing, etc

Question 12

How was this steel frame accommodated within the building?

Answer 12

The steel frame sat in the middle of the complex surrounding the main hall; the columns (and beams) were encased in plasterboard; the columns were adjacent to the masonry walls.

Question 13

The ‘flat roof’ - why not a pitched roof?

Answer 13

Flat roof for main hall - most simple and aesthetic for a long span area,
the other roofs all flat for aesthetic reasons and to tie in everything;
the design didn’t really allow for this - higher storeys around;
handy for m&e services - plasterboard ceiling???

Question 14

What were the materials and construction of this flat roof? How was it supported?

Answer 14

Refer to earlier flashcard

Question 15

What is a ‘roof light’?

Answer 15

Installed into roofs for the purposes of letting in natural light.

Question 16

How were these incorporated into the flat roof?

Answer 16

Opening in flat roof created by trimmers in roof structure,
lined,
opening in roofing cover,
rooflight inserted on top accommodating adjacent roof covering for watertightness.

Question 17

How many roof lights were there/the spacing, and how was it determined the appropriate size and number?

Answer 17

6 nr,
each approx 2m x 1m;
roof area approx 400m2;
number appropriate - architect and lighting engineer

Question 18

What is ‘glazed curtain walling’?

Answer 18

Glazed curtain walling is a non-structural exterior building envelope system consisting of glass panels framed by aluminum, steel, or other materials.

Question 19

How is glazed curtain walling accommodated into the building?

Answer 19

single storey c/w ground floor in front; and single storey c/w first floor in back (both sides supported by steel frame!)
Attachment Method: Glazed curtain walling is attached to the structural framework or building’s perimeter.
Load Transfer: System supports its weight and transfers loads to the building’s structure.
Installation Process:
Secure framing system to floor slabs or structural columns.
Ensure sealing, weatherproofing, and thermal insulation.
Glazed Panel Integration: Panels inserted into framing system for transparent facade.
Benefits: Allows integration of large glass areas while maintaining structural integrity and architectural design.

Question 20

Are there different types of curtain walling?

Answer 20

Refer to other Flashcard Decks (better considered)

Stick-built: Framing members assembled on-site, with glazing added separately.
Unitized: Pre-fabricated panels, including framing and glazing, assembled off-site and installed as complete units.
Point-supported: Glass panels supported by point-fixings on a structural frame, offering a minimalist appearance.
Structural glazing: Glass panels bonded directly to the structural frame without visible framing, providing a seamless, modern look.
Variability: Varies in complexity, cost, and installation method, catering to diverse architectural designs and project needs.

Question 21

What common materials are used in curtain walling?

Answer 21

Frame materials - aluminium, steel, or other materials

Question 22

What type was used here and why was it appropriate?

Answer 22

Stick curtain walling with double glazed units, aluminium structural framing and spandrel rails. Standard colour powder coated capped. mullions spaced 1.5m apartand spanning typical storey height of 3.8 m. Floor to ceiling glass sealed units with 8.8mm low-e coated laminated inner pane, air filled cavity and 8mm clearmonolithic heat strengthened outer pane. all brackets,membranes, fire stopping between floors

Question 23

Are there downsides to using curtain walling, particularly curtain walling that is glazed?

Answer 23

Cost; maintenance; insulation; condensation; durability; solar heat gain.

Question 24

Tell me more about this ‘foldable acoustic partition’?
How did it work? How was it incorporated into the building?

Answer 24

Movable wall system, often referred to as operable partitions or folding partitions. These partitions consist of interconnected panels that can be folded or stacked to one side when not in use

Columns each side, beam above - structural steel frame
Track Installation: Install a track system onto the steel frame, providing support and guidance for the movement of the partition panels.
Panel Attachment: Attach the partition panels to the track system, ensuring they are securely mounted and aligned. Operational Mechanism: Install the operational mechanism, typically consisting of hinges, rollers, and locking mechanisms, to facilitate the folding and stacking of the partition panels.
Finishing Touches: Complete any finishing touches, such as adding trim or seals, to achieve a seamless integration with the surrounding space.

Question 25

What materials was it comprised of?

Answer 25

Panels: Constructed from various materials including wood, glass, metal, or composite materials, offering a combination of aesthetics and ACOUSTIC performance.

Track System: Made of aluminum or steel, providing support and guidance for the movement of partition panels. Operational

Mechanism: Consisting of hinges, rollers, and locking mechanisms, often made of durable metals such as steel or aluminum.

Seals and Gaskets: Utilized to improve ACOUSTIC performance and provide airtightness, commonly made of rubber or synthetic materials.

Question 26

How was it ‘foldable’ and how was it housed?

Answer 26

When folded up, housed within a designated storage area, a recessed cavity in wall

Alternatively, stored in purpose-built cabinets or enclosures located adjacent to the partitioned space. These storage areas are designed to accommodate the folded partition panels securely, minimizing their impact on the surrounding environment and allowing for unobstructed use of the space when the partitions are not in use.

Question 27

Were there any particular performance requirements for this partition?

Answer 27

ACOUSTIC - Aluminium frame with double skin cladding of 12 mm, high density particleboard.
Choice of panel finishes from manufacturer’s standard range, Standard laminate, Rw 52 dB Weight: 42 kg/m²; Thickness: 80 mm with exposed edge trims.

Not see through (for private space).

Fire Safety:

Structural Integrity: Providing structural stability and load-bearing capacity to support the weight of the partition panels and withstand environmental loads.

Question 28

What were these performance requirements?

Answer 28

Refer to flashcard above

Question 29

What Approved Document deals with acoustic insulation?

Answer 29

Approve document E.

Question 30

What are the acoustic requirements for a residential partition wall?

Answer 30

Refer to flashcard above

Question 31

What ‘durable floor finishes’ were used?

Answer 31

Floor finishes that are hard wearing, will last a long time, don’t need regular maintenance or replacement.
The finish was wood floor to halls and attached stores (parquet flooring).

Question 32

What were the performance requirements? (floor)
How were these fixed to the floor?

Answer 32

To cater for a lot of footfall as the space was a hall to accommodate up to 250 people at any one time.

Adhesive Bonding: Directly adhering the wood parquet tiles or panels to the concrete slab (SH: insulation board underneath this ground floor slab; screeding to slab?) using a suitable adhesive. The adhesive is applied to the back of the tiles or panels and spread evenly onto the concrete surface before installation. This method provides a strong bond and prevents movement or shifting of the flooring over time. or, floating installation; mechanical fastening; moisture barrier.

Question 33

Was there any life costing considerations with this product?

Answer 33

Durability and Longevity: Wood parquet is durable and long-lasting, capable of being refinished multiple times to extend its lifespan.
Superior Insulation: Parquet flooring provides excellent acoustic and thermal insulation properties compared to vinyl.

Question 34

How was it durable and what length of time was it warranted to be place?

Answer 34

Longevity Potential: High-quality parquet flooring can last for several decades or even longer with proper care and maintenance.
Maintenance Requirements: Periodic refinishing or repairs may be necessary to address wear and tear, scratches, and surface damage over time.
Care Practices: Regular cleaning, avoiding excessive moisture exposure, and using protective pads on furniture can help prolong the lifespan of parquet flooring.

Question 35

How is ‘brick and block’ external walling constructed?

Answer 35

Foundation: Typically strip foundations are used, especially for shorter buildings.
Wall Construction: Consists of an inner layer of blockwork and an outer layer of brickwork, both usually single skin.
Cavity Insulation: Includes a cavity between the inner and outer layers filled with insulation.
Structural Features: Involves cavity ties, damp-proof courses (DPC) above openings and at ground level, and weep holes for drainage.
Thermal Considerations: Openings are closed on all sides to prevent thermal cold spots.
Below DPC/DPM: Engineering bricks or blocks, infill, up to the underside of the ground floor concrete slab, with a DPC/DPM at this point and insulation below the concrete slab.

Question 36

Why single skin block walling for the apartments, were other options considered?

Answer 36

Structural Strength: Blocks provide strong structural support, suitable for load-bearing and multi-story buildings.
Fire Resistance: Blocks offer high fire resistance, enhancing overall building safety.
Sound Insulation: Blocks excel in sound insulation, minimizing noise transfer between rooms.
Durability: Resistant to rot, pests, and moisture, blocks ensure long-lasting performance.
Versatility: Blocks allow for diverse finishes like plaster, paint, or tiles, offering design adaptability.
Energy Efficiency: With thermal mass properties, blocks aid in temperature control and energy conservation.

Question 37

At what RIBA Stage was the ‘preparation of cost plan’?

Answer 37

Refer to earlier flashcard (Stage 3: Spatial Co-ordination)

Question 38

What are ‘elemental quantities’?

Answer 38

Refer to other flashcard decks (Firemen’s)

Question 39

What were the elements?

Answer 39

Facilitating works:

Toxic/hazardous material removal
Demolition
Site dewatering and pumping
Diversion works of drains and services
Substructure:

Excavation
Concrete work for foundation
Excavate trench for foundation
Concrete for ground floor slab
Frame:

Structural steel frame
Upper floors: Concrete plank floor
Roof:

Flat roof comprising joists, plywood, insulation, vapour barrier, Sarnafil membrane
Rooflights
Upstands
Downpipes
Roof hatch
Metal balconies
Canopy to apartment entrance
Staircases:

Reinforced concrete (RC) stairs
External walls:

Facing brick cavity wall
Windows and external doors:

Glazed double doors
Single fire escape door
Plantroom door
Pair of external powder-coated (PPC) bi-folding doors
Windows with aluminum frames
Curtain walling
Internal walls and partitions:

Cavity walls 300mm wide
Blockwork walls 100mm
Internal doors and ironmongery:

Various internal door types with associated hardware
Internal finishes:

Wall finishes: plaster with emulsion paint
Floor finishes: screed, carpet, quarry floor tiles, marmoleum, wood floor
Ceiling finishes: MF plasterboard, Armstrong ceilings hygienic, Armstrong acoustic (suspended ceiling tiles)
FFE (Furniture, Fixtures, and Equipment):

Domestic kitchen fittings/equipment
Folding acoustic partition, servery shutter, fire and directional signage, fire extinguishers
Services:

Sanitary installations: doc M pack, WC, WHB, baby change, cleaner’s sink
Mechanical and electrical installations
Fire and lighting protection systems
Communication, security, and control systems
External works:

Paving, planting, fencing, railing, walls
Site and street furniture and equipment
External drainage and services connections
External security systems, testing, and commissioning
Prelims: 14%

OHP (Overheads and Profit): 6%

Contingency: 10%

Tender and construction inflation (excluded)

Professional fees: 17.5%

Question 40

How are the elements listed in the NRM for measurement?

Answer 40

SH: Note the below list is not for cost planning but for BoQ Structure, Elemental (as opposed the other structures - Work Sections; Work Packages)
The correct list would be that as detailed in NRM 1 OCE (broken Down further as for Cost Planning)

1 - ???;
2-off-site manufactured materials, components and buildings;
3 - demolitions;
4 - alterations, repairs and conservation;
5) excavate and filling,
7) Piling;
8) Underpinning,
9 - diaphragm walls and embedded retaining walls,
10) crib walls, gabions and reinforced earth,
11) in situ concrere works;
12) precast/composite concrete;
13) precast concrete;
14) masonry;
15) structural metwalwork;
16) carpenry;
17) sheet roof coverings;
18) tile and slate roof and wall coverings;
19) waterproofing;
20 - ???;
21) cladding and covering
OTHERS ????

Question 41

How did you go about measuring the elements ‘in accordance with the NRM’?
Examples of elements and measure units you used?

Answer 41

PDF drawings imported into CostX software
Scale calibrated within the software
Categories of works identified and programmed into take-off software
Tools used to measure number, linear, and square meter dimensions according to the category of works
Software records measurements and exports them into an Excel document
Excel document used to populate the cost plan

hazardous - items; demolition - m2;
breakup slab - m3;
excavate - m3;
concrete in foundations - m3;
ground floor slab - m2;
frame - m2;
fire protection - m2;
upper floors - m2;
roof - m2;
pipes - lm;
staircase - nr;
external wall - m2;
windows and doors - nr;
curtain walling - m2;
internal walls - m2;
internal doors - nr;
curved glazed screen - m2;
slotted pocket sliding wall door - nr;
fittings - nr;
folding acoustic partiions - nr;
sanitary - nr;
M&E - m2 in estimate but would become items

Question 42

How did you ‘obtain’ these costs from (the cost plan):
In house data?
BCIS?
Spons?
Quotes for demolition?
Any other items you needed quotes for?

Answer 42

In house data -
Stored tender price costs, cost sum analysis, and final accounts are utilized
Benchmarking documents for projects of similar size, type, purpose, and quality are produced
Rates for building elements such as foundations, brick and block walling, curtain walling, internal partitions, and roofing are derived from benchmarking documents

BCIS -
BCIS (Building Cost Information Service) contains financial and cost modeling information
Specific characteristics of the Hall works are inputted
Average costs for main elements of the building, including M&E (mechanical and electrical) items, are obtained

Spons -
Spons provides costs and rates for works at different levels of detail
Level 1: Very high level, including GIFA (Gross Internal Floor Area) and function unit costs
Level 2 and 3: Approximate rates for generic composite work descriptions, using appropriate NRM (New Rules of Measurement) units of measure
Level 4: Fully detailed descriptions, equivalent to Bill of Quantities (BoQ) level of detail
For the project, Spons was used for items that were fairly detailed but still generic, where no company internal benchmark rates were available, such as folding partitions

Quotes for demolition -
Contacted multiple demolition subcontractors
Provided project details and demolition requirements to each

Obtained estimates from the subcontractors-
Roof - sarnafil?
Acoustic Partition?
??

Question 43

What were the general costs you estimated for the products and materials you mention?

Answer 43

Demolition £130k
Frame £170k
Fire protection to frame £50k
Roof £200/m2
Rooflight £3k/nr
PV Panels £6k/nr
Curtain Walling £750/m2
Acoustic ceiling (armstrong) £70/m2
Folding Acoustic Partition, 12x7, £60k, £750/m2
Cavity wall, 300 wide, £250/m2
Block wall, 100 wide, £55/m2