LANCASHIRE COUNTY COUNCIL
PRESTON BUS STATION AND CAR PARK
Rough Order of Cost Estimate
12th November 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
Document Control Sheet
BPP 04 F8
Version 7 April 2011
Client:
Project:
Document Title:
Ref. No:
ORIGINAL
DATE
Lancashire County Council
Preston Bus Station
Rough Order of Cost Estimate
Project No:
B1814900
Originated by
Checked by
Reviewed by
Approved by
NAME
NAME
NAME
NAME
E. Lukaseviciene
Tony Waite
Tony Waite
Colin Campbell
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EL
rd
23 October
2012
REVISION A
DATE
Document Status
Draft
NAME
NAME
NAME
NAME
E. Lukaseviciene
Tony Waite
Tony Waite
Colin Campbell
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INITIALS
INITIALS
INITIALS
EL
th
12 November
2012
Document Status
REVISION
NAME
NAME
NAME
NAME
DATE
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Document Status
REVISION
NAME
NAME
NAME
NAME
DATE
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Jacobs U.K. Limited
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B1814900
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
Contents
1
Project Summary
1-1
2
Cost Summary
2-2
3
3.1
3.2
3.3
3.4
3.5
3.6
3.7
Basis of Cost
Estimate Range
Form of Contract
Basis of Costs
Drawings and Information
Gross Internal Floor Areas
Assumptions
Exclusions
2-5
2-5
2-5
2-5
2-5
2-6
2-7
2-8
Appendix A - Alternative Junction Improvement Costs
Appendix B - Notional Cost Breakdown for Bus Station
B1814900
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
1
Project Summary
This Rough Order of Cost Estimate provides an appraisal of indicative costs for three
different options of various potential works in / around the existing Preston Bus Station
and multi storey car park.
The Rough Order of Cost Estimate provides financial analysis of the following Layout
Options:
• Option 1 – Retaining the existing Bus Station Structure
• Option 2 – New Bus and separate Coach Station (using “Island site”)
• Option 3 – New Bus and Coach Station (New facility to the north)
Option 2 and 3 layouts include a 350 space surface level Car Park.
The costs which are based on current day prices (4Q 2012) are rounded up to the
nearest £100,000 and include an Optimism Bias level of 40% and can be summarised
as follows:
Building Costs
£
A
Option 1 – Retention of the existing Bus Station Structure
23,100,000.00
B
Option 2 – New Bus and separate Coach Station (using
“Island site”)
14,700,000.00
Option 3 – New Bus and Coach Station (New facility to the
north)
15,300,000.00
C
The above costs, at the request of Lancashire County Council, include, for comparative
purposes only, the cost of removing the existing Bus Station tenants in all options and
the cost of acquiring the land to the island site in Option 2. All other costs relating to land
purchase costs and relocation of tenants are excluded from this Report.
B1814900
1-1
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
2
Cost Summary
A
Option 1 – Retention of the existing Bus
Station Structure
1.0 Building Works
£
1.1 Structural alterations and repairs to existing
Bus Station Structure
4,935,000.00
1.2 DDA compliance costs and H&S
requirements
2,035,000.00
1.3 Removal of existing Bus Station Concrete
Aprons
1.4 New Coach Station (350m2 x £2,350/m2) say
1.5 Bus Station refurbishment (2,040m2 x
£1,750/m2)
1.6 Bus and Coach Infrastructure (12,140m2 x
£110/m2) say
£
250,000.00
825,000.00
3,570,000.00
1,335,000.00
1.7 Allowance for general site landscaping
(7,070m2 x £25/m2) say
175,000.00
1.8 Associated Highway works Lancaster Road &
Taxi Rank
1.9 Allowance for providing temporary bus
station
1.10 Allowance for “open sided” covered walkway
(360m2)
1.11 Allowance for cost of removing existing Bus
Station tenants
150,000.00
250,000.00
300,000.00
565,000.00
14,390,000.00
2.0 Preliminaries
2.1 Allowance for Main Contractor’s Preliminaries
(15% on items 1.1 to 1.10 only) say
2,080,000.00
Sub Total
16,470,000.00
3.0 Main Contractors Overheads and Profit
3.1 Allowance for Main Contractors Overheads
and Profit (5% on items 1.1 to 1.9 and 2.1
only)
included
Sub Total
16,470,000.00
4.0 Optimism Bias
4.1 Allowance for Optimism Bias (40%)
6,620,000.00
Total Current Day Cost (as at 4Q 2012)
say
B1814900
2-2
£23,090,000.00
£23,100,000.00
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
2
Cost Summary (Cont’d)
B
Option 2 – New Bus and separate Coach
Station (using “Island site”)
1.0 Building Works
£
£
1.1 Demolition of existing Bus Station and removal
of Bus Station concrete aprons
1,250,000.00
1.2 New Bus Station facility (1,500m2 x £2,350/m2)
3,525,000.00
1.3 Bus and Coach Infrastructure (14,091m2 x
£110/m2) say
1.4 New Coach Station (100m2 x £2500/m2)
1,550,000.00
250,000.00
1.5 Surface car park provision (8,370m2 x
£100/m2) say
840,000.00
1.6 Associated Highway works Lancaster Road
150,000.00
1.7 Allowance for providing temporary bus station /
phased construction
1.8 Allowance for “open sided” covered walkway
(490m2)
1.9 Cost of acquiring land (Island site)
250,000.00
400,000.00
450,000.00
1.10 Allowance for cost of removing existing Bus
Station tenants
565,000.00
9,230,000.00
2.0 Preliminaries
2.1 Allowance for Main Contractor’s Preliminaries
(15% on items 1.1 to 1.8 only)
1,230,000.00
Sub Total
10,460,000.00
3.0 Main Contractors Overheads and Profit
3.1 Allowance for Main Contractors Overheads
and Profit (5% on items 1.1 to 1.8 and 2.1
only)
included
Sub Total
10,460,000.00
4.0 Optimism Bias
4.1 Allowance for Optimism Bias (40%)
4,185,000.00
Total Current Day Cost (as at 4Q 2012)
Say
B1814900
2-3
£14,645,000.00
£14,700,000.00
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
2
Cost Summary (Cont’d)
C
Option 3 – New Bus and separate Coach
Station (New facility to the North)
1.0 Building Works
£
1.1 Demolition of existing Bus Station and removal of
Bus Station concrete aprons
1.2 New Bus Station facility (1,620m2 x £2,350/m2)
say
£
1,250,000.00
3,805,000.00
1.3 Bus and Coach Infrastructure (13,514m2 x
£110/m2) say
1.4 New Coach Station (300m2 x £2,350/m2) say
1,490,000.00
705,000.00
1.5 Surface car park provision (9,000m2 x £100/m2)
900,000.00
1.6 Associated Highway works Lancaster Road
150,000.00
1.7 Allowance for providing temporary bus station /
phased construction
1.8 Allowance for “open sided” covered walkway
(520m2)
1.9 Allowance for cost of removing existing Bus
Station tenants
250,000.00
425,000.00
565,000.00
9,540,000.00
2.0 Preliminaries
2.1 Allowance for Main Contractor’s Preliminaries
(15% on items 1.1 to 1.8 only)
1,350,000.00
Sub Total
10,890,000.00
3.0 Main Contractors Overheads and Profit
3.1 Allowance for Main Contractors Overheads
and Profit (5% on items 1.1 to 1.8 and 2.1
only)
included
Sub Total
10,890,000.00
4.0 Optimism Bias
4.1 Allowance for Optimism Bias (40%)
4,360,000.00
Total Current Day Cost (as at 4Q 2012)
Say
B1814900
2-4
£15,250,000.00
£15,300,000.00
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
3
Basis of Cost
3.1
Estimate Range
This Rough Order of Cost Estimate can only be regarded as an order of cost at this
stage as it has been based on the limited information listed in Section 3.4 of our
Rough Order of Cost Estimate. Jacobs would normally include an estimate range,
however, Lancashire County Council requested Jacobs adopt the Department of
Transport standard method of accounting known as Optimism Bias in this instance.
Optimism Bias is a Department for Transport standard method of accounting for the
risks involved with estimating a scheme when the finer details are not yet known.
This takes into account the risks involved with construction, delays to the
programme, increased costs associated with design development and pricing levels
associated with the uncertainty around the final specification, including the
assumptions that need to be made at each stage of the projects life. At feasibility
stage, which is the stage this project has reached, the DfT recommends an
Optimism Bias of 40% is added to any cost estimate. This figure reduces as the
design of the bus station is refined.
3.2
Form of Contract
For the purpose of preparing this Feasibility Cost Plan it has now been assumed
that a standard NEC / JCT Form of Contract will be used as the basis for
procurement.
3.3
Basis of Costs
This Rough Order of Cost Estimate has been prepared using a cost per m2 method
for the major elements of the Works.
The rates used reflect competitive single stage selective tender prices for building
projects of a similar size and nature and at current day prices (as at 4Q 2012).
The costs for the Bus Station and Coach Station facilities have been obtained from
Spons pricing books.
3.4
Drawings and Information
This Rough Order of Cost Estimate has been based upon the following information:
Jacobs Indicative Layouts`:
Preston Bus Station Preliminary Design
Preston Bus Station Option 2 Preliminary Design
Preston Bus Station Option 3 Preliminary Design
B1814900
2-5
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
3
Basis of Cost (Cont’d)
3.5
Gross Internal Floor Areas
The following gross internal areas have been used as the basis for the Rough Order
of Cost Estimate:
Option 1
Gross Floor Area
m2
Refurbished Bus Station Facility
New Coach Station Facility
TOTALS
2,020
21,743
350
3,767
2,370
25,510
Option 2
Gross Floor Area
m
New Bus Station Facility
New Coach Station Facility
TOTALS
2
ft2
1,500
16,146
100
1,076
1,600
Option 3
17,222
Gross Floor Area
New Bus Station Facility
New Coach Station Facility
TOTALS
B1814900
ft2
2-6
m2
ft2
1,620
17,438
300
3,229
1,920
20,667
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
3
Basis of Cost (Cont’d)
3.6
Assumptions
The following items have been assumed for the purpose of preparing the Rough
Order of Cost Estimate for all options unless otherwise stated:
a)
No works beyond the existing site area other than those stated above
b)
Works undertaken during normal working hours
c)
Unrestrictive access to the site
d)
Sufficient space to be provided for Contractor’s accommodation & welfare
facilities
e)
Extent of works and level of specification is as set out in the information
listed in 3.4 above and Appendix A of this Report
3.7
Exclusions
The following items are excluded from the Rough Order of Cost Estimate for all
options unless otherwise stated:
a)
Land costs, legal fees, finance charges, professional fees, planning and
building regulation fees, VAT etc (except for land acquisition costs
associated with the island site in Option 2 )
b)
Site surveys and ground investigation surveys
c)
Asbestos and contaminated land removal costs
d)
Abnormal foundations resulting from poor ground conditions
e)
Service diversion costs
f)
Upgrade of existing infrastructure
g)
Section 106 and other planning requirements
h)
Works to boundary walls and provision of perimeter fencing
j)
Fit out of Retail Areas
k)
Ticket machines to car parks
l)
Pre – contract inflation
m)
IT infrastructure, cabling etc
n)
Alterations to existing internal car park ramps (Option 1)
p)
Development of existing Ground Floor West Side bus station for retail use
(Option 1)
B1814900
q)
Alterations to existing lift shafts to accommodate new lifts (Option 1)
r)
LV and Sub mains distribution replacement to existing Car Park (Option 1)
2-7
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
3
Basis of Cost (Cont’d)
s)
On going running costs associated with the new and existing Car Parks and
Bus Station
t)
u)
B1814900
Air conditioning
Relocation of existing Tenants (other than those costs included for relocating
existing Bus Stop Tenants)
2-8
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
Appendix A – Alternative Junction Improvement Costs
Tenterfield Street (option 1) - Mini Roundabout
Re model Ormskirk Road, Tithebarn Street Junction.
This will allow buses or coaches to access the bus station via
Tenterfield Street Underpass.
£250,000.00
Tenterfield Street (option 2) – Traffic Signals
Re model Ormskirk Road, Tithebarn Street Junction.
This will allow buses or coaches to access the bus station via
Tenterfield Street Underpass and allow buses to exit the new bus
station directly north onto Ring Way avoiding Old Vicarage.
£375,000.00
Ring Way – Bus Gate
Construction of short bus only lane on Ring Way would be possible to
provide a dedicated ‘Bus gate’ opposite the Junction with Percy
Street. Bus could then avoid the Carlisle Street Pole Street one way
system. The existing Traffic Signal Junction Ring Way/Church Street
will need modification to ensure correct signal phasing.
£150,000.00
Bus Station Emergency access or egress
Additional gated entrance off Carlisle Street included in all layouts
B1814900
2-9
Included
23rd October 2012
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
Appendix B – Notional Cost Breakdown for Bus Station
Option 2 – New Bus Station and separate Coach Station (using “Island site”)
The following is an indicative elemental cost breakdown that could be expected for a
1,500m2 medium to high quality Bus Station:
£
1.1 Demolitions and site clearance
£
1,250,000
1.2 Bus Station (1500m2)
Substructure
335,000
Frame
245,000
Roof
550,000
Internal roofs to accommodation areas
45,000
External walls, windows and doors
725,000
Internal walls
170,000
Internal doors, windows and screens
120,000
Floor finishes
200,000
Wall finishes
50,000
Ceiling finishes
70,000
Fittings
125,000
Sanitary fittings
25,000
CCTV Installation
200,000
Passenger information display system
200,000
Services installation
465,000
3,525,000
1.3 Bus and Coach Infrastructure
Pedestrian paved areas
440,000
Bus manoeuvring areas and roads
765,000
Carried Forward £
B1814900
2012
2-10
1,205,000
4,775,000
23rd October
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
Brought Forward £ 1,205,000
Landscaped areas
25,000
Incoming services to Bus Station and Coach Station
75,000
External lighting
75,000
Drainage
4,775,000
170,000
1,550,000
1.4 New Coach Station (100m2)
250,000
1.5 Car parking
840,000
1.6 Associated highways works in Lancaster Road
150,000
1.7 Allowance for temporary bus station
250,000
1.8 Allowance for “open sided” covered walkway
400,000
1.9 Cost of acquiring land (Island site)
450,000
1.10 Allowance for cost of removing existing Bus Station tenants
565,000
2.0 Preliminaries
1,230,000
3.0 Main Contractor’s Overheads and Profit
included
4.0 Optimism Bias
4,185,000
Total Current Day Cost (4Q 2012)
Say
B1814900
2012
2-11
14,645,000
14,700,000
23rd October
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
Option 3 – New Bus Station and separate Coach Station (new facility to the North)
The following is an indicative elemental cost breakdown that could be expected for a
1,620m2 medium to high quality Bus Station:
£
1.1 Demolitions and site clearance
£
1,250,000
1.2 Bus Station (1620m2)
Substructure
360,000
Frame
265,000
Roof
595,000
Internal roofs to accommodation areas
50,000
External walls, windows and doors
785,000
Internal walls
180,000
Internal doors, windows and screens
130,000
Floor finishes
215,000
Wall finishes
60,000
Ceiling finishes
75,000
Fittings
135,000
Sanitary fittings
25,000
CCTV Installation
215,000
Passenger information display system
210,000
Services installation
505,000
3,805,000
1.3 Bus and Coach Infrastructure
Pedestrian paved areas
300,000
Bus manoeuvring areas and roads
845,000
Landscaped areas
25,000
Incoming services to Bus Station and Coach Station
75,000
Carried Forward £
B1814900
2012
2-12
1,245,000
5,055,000
23rd October
PRESTON BUS STATION
ROUGH ORDER OF COST ESTIMATE
Brought Forward £ 1,245,000
External lighting
5,055,000
75,000
Drainage
170,000
1,490,000
1.4 New Coach Station (300m2)
705,000
1.5 Car parking
900,000
1.6 Associated highways works in Lancaster Road
150,000
1.7 Allowance for temporary bus station
250,000
1.8 Allowance for “open sided” covered walkway
425,000
1.9 Allowance for cost of removing existing Bus Station tenants
565,000
2.0 Preliminaries
1,350,000
3.0 Main Contractor’s Overheads and Profit
included
4.0 Optimism Bias
4,360,000
Total Current Day Cost (4Q 2012)
Say
B1814900
2012
2-13
15,250,000
15,300,000
23rd October