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Property and Construction Consultants

Project Analysis Report Nr 1A #REF! #REF! #REF! Phase 3 Green Park #REF! Reading #REF! #REF! 20 March 2008 #REF!
On behalf of: Bucknell Brothers Pingemead House Reading Prepared by: On behalf of: Ridge Ridge and Partners LLP The Cowyards #REF! Blenheim park #REF! Woodstock #REF! OX20 1QR #REF! Tel: 01993 815000 #REF! www.ridge.co.uk #REF! www.ridge.co.uk

O:/Data/Team000/project nr/ 280312 Green Park Analysis Rev 1A/Cover Date printed : 20/03/08

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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£
Anticipated Provisional

p

£

p
Summary

total

Ridge Comments

01 Feb 08 Site Filling Adjustment to trout lakes/water feature Bridges Sluices and Weirs/Drainage and Ditches Off Site Road Improvements On Site Infrastructure and roundabouts Landscaping - Roads only Landscaping - other areas On Site Utilities Electricity Sub station reinforcement Other Allowances Sub Total Contingencies - 5% Site Investigation/Surveys - 0.25% Professional fees - 11% Total Archeology June 2007 Fixed Price Inflation to February 2008 @ 6.5%/annum (8 months = 4.33%) Total Infrastructure Costs as February 2008 Exclusions Refer to G&T list attached to report Also School building Reading 5 acres Filling to commercial plots 5,300,000 5,210,000 42,000 895,000 0 4,349,100 504,000 1,554,000 892,000 0 1,650,000 20,396,100 1,020,000 51,000 2,244,000 23,711,100 50,000 23,761,100 1,029,648 1,665,000 72,150 4,000 165,000 1,665,000 1,496,000 80,000 30,000 150,000 707,000 529,000 6,007,000 5,739,000 42,000 975,000 30,000 4,499,100 504,000 1,554,000 892,000 0 1,650,000 21,892,100 1,020,000 55,000 2,408,000 25,375,000 50,000 25,425,000 1,101,798 -5,363,000 3.7% BCIS -625,000 -4,613,000 -230,650 -11,533 -507,430 -5,363,000 -1,002,250 -1,766,000 -185,000 -240,837 -794,040 5,766,163 4,944,960 42,000 790,000 30,000 2,733,100 504,000 551,750 892,000 0 1,025,000 17,278,973 789,350 43,468 1,900,570 20,012,361 50,000 20,062,361 742,307

26,527,000

20,805,000

280312 Green Park Analysis Rev 1A/Summary Date : 20/03/08

Page : Summary/2

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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Notes on G & T Cost Plan after meeting on 12 March 2008 General Please give us copies of build up of 11% fees ? Inflation from 2Q 2007 to 1Q 2008 as stated by the BCIS all in TPI, are stated as indices 243 and 252, which would equate to a 3.7% inflation increase

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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Notes on G & T Cost Plan after meeting on 12 March 2008 1 Site Filling I have checked through your e mail thread that you gave to me at the meeting and it does not appear to correlate with your cost estimate. I have used your e mail as it is January 08, whereas PBA's schedule is dated August 06. I) You state in your e mail that the volume of cut material is 67,475 available on site but we only have 35,600 in the costings and 3,314 in the Reading 5 acres. Please clarify ? You state in the same e mail that 171,285 m3 of fill is required, which includes the Reading 5 acres, however your costings include for 215,323 (-8,647 for transport hub) in the Bucknell land and 34,246 in the Reading 5 acres. This would equate to 69,637 m3 that should not be in your costings. You also state that PBA state 235,000, which is still lower than you costings as above which include 240,922 ? Fill rate seems high. Could you clarify what type of material and the source of the cost This would seem reasonable for a granular/hoggin type of material, but we would expect this to be £18-20 for a general subsoil type fill material ?

ii)

iii)

iv)

Agrregate levy tax has been £1.60/t from its introduction in 2002, however this is increasing in April 2008 by 35p/t, which, if we assume 2t/m3 would add 70p/m3 and not £2.00 as stated. Using your rates this would decrease your provisional allowance by 185,259 x £1.30

-240,837

-240,837

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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Notes on G & T Cost Plan after meeting on 12 March 2008 2 I) Adjustments to trout lake/Water feature Volume of non engineered and engineered fill, quantity calculation required from PBA Bucknell Bros to forward price for this ii) iii) Fill rate seems high. Could you clarify what type of material and the source of the cost Agrregate levy tax has been £1.60/t from its introduction in 2002, however this is increasing in April 2008 by 35p/t, which, if we assume 2t/m3 would add 70p/m3 and not £2.00 as stated. Using your rates this would decrease your provisional allowance by 133,300 x £1.30 Sheet piling rates are very high and the depths unusual. I have spoken to a sheet piling company and they have stated that they have never used 19m sheet piles. The maximum that they have installed is 15m, as this is not a particularly harsh situation/location we have assumed 12m deep over a 235m length. We would question if piling would need to be this deep but no design ahs been progressed as yet Plant 5,000 366,600 Piling @ £130/m2 371,600 Prelims etc @ 20% 74,320 446,000 856,000 Cost plan figure Head capping, Assumed pc concrete and approx £250/m2 seems fair. Wed measured 235m Gabions to lake edge. Since you have measured a hard edge to the piazza, soft edges elsewhere and footpath reinforcement, cannot see where you would need these. They are also not obvious anywhere else on the park Footpath/edge reinforcement. If this has been used elsewhere on the park, could I have a brief build up ? -173,290

iv)

-410,000

v) vi)

-17,500 -82,500

vii)

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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viii)

Lake edge footpath. If this is a simple footpath then a figure of £75/m would seem more appropriate. 850m - £45 8.75 6.75 2 15 3 14 49.5 x 1.2 59.4 prelims etc 20% 11.88 71.28 Beaches to lake. As you are, we are unsure of the make up of this area, however it only appears to be 1,250m2. If we assume that another 50% is under the water. This is not tidal so I would assume that it would not need to be more. This would equate to 1,875m2, say -2,000m2 Excavations & Disposal - 0.35m x £25 Granular fill 0.15m x £45 Compaction x 2 x £1 Tarmac £15/m2 Gravel £3/m2 Edgings in timber £7

-38,250

ix)

-60,000

x) xi)

Railings. Same note as above. We measured 235m Soft edging to water feature. Assume that this is based on historical information on the existing green park lakes. Please forward relevant information ?

-12,500

-794,040

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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Notes on G & T Cost Plan after meeting on 12 March 2008 3 I) Bridge Links We would assume a culvert rate of £2,000/m including all earthworks. Headwalls are excluded and covered below. Please advise on how you got to £2,500/m Headwalls will be to relatively simple culvert openings to the above and only 2 x 2 m opening so we would assume a figure of £3,000 Allowance for clearing ditch adjacent to smallmead and parallel to Longwater. This is existing and should not be an infrastructure charge Allowance for the ditch alterations north of Longwater. This should be minimal as we assume this to be only where the roundabout is enlarged. This is also covered by the culvert costs. -75,000

ii)

-70,000

iii)

-20,000

iv)

-20,000

-185,000

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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Notes on G & T Cost Plan after meeting on 12 March 2008 3 I) On Site Infrastructure and Roads Site primary road. 310m We only make it 300m, however could we have the general road build up and the items included ? As we see it, this is an estate road, and the only increase should be increased width and construction between an estate road and a primary road Cost of increased width from 6m to 7.3m = 1.3 x £100, plus increased thickness and specification generally, say £150/m, lighting say £50/m = £330 + 20% = £396, say £400 £1,800-£400=£1400 ii) Access road to North of site for station access. This is the route from the new roundabout at the access to the housing, through the housing to the area just to the north of the piazza As we see it, this is an estate road, and the only increase should be increased width and construction between an estate road and a primary road Cost of increased width from 6m to 7.3m = 1.3 x £100, plus increased thickness and specification generally, say £150/m, lighting say £50/m = £330 + 20% = £396, say £400 £1,800-£400=£1400. This is for all areas through the housing, but not the length to the top of the lake through the green belt, which is 180m, therefore deduct 400m iii) iv) Primary split carriageway. Only measures 60m, not 70m Emergency grasscrete to north of lake and Kybes lane. Please show where this is, as it is not apparent. Cannot understand the requirement as there are roads to these areas This is not part of this infrastructure work Road serving school. Need clarification that this is an infrastructure cost. It is clearly measureable from Longwater avenue and is correct quantity/rate. This is also an estate road so we assume a 50/50 split Leisure route to perimeter of lake. A footpath is already measured in lake section, therefore we would assume this to be a duplication Footpath/cycleway network. Quantities seem very high. I can understand the 580m through the housing and say 300m as the site primary road quantity. Say -200m Culvert crossing water course. Do not understand this item, assume all culverts in bridge link section Allowance for works in connection with SUDS. You have allowed for drainage in the primary roads as above, so we assume a 50/50 split between infrastructure and plot -560,000 -434,000

-22,000 -132,000

v)

-171,500

vi)

-212,500

vii)

-24,000

viii) ix)

-60,000 -150,000 -1,766,000

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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Notes on G & T Cost Plan after meeting on 12 March 2008 4 I) Landscaping Roads Assume 3m grass verge x £6 2m Ground cover x £25 1 x semi mature tree/10m x £800 Prelims/risk etc *20% 36 100 160 296 /m 59 355

If these trees were to be put in as extra heavy standard then the costs would be nearer £250/tree and reduce the cost/m by £150 ii) The residential estate area (580m) does not appear to have the same width and would assume omission of the ground cover Site boundary works. The site boundaries are well planted at present, so we would assume a minimal allowance for landscaping of £75/m To water feature perimeter. Allowances have already been made for the soft edge to the lake so assume as above at £175/m, so -£425 Lake feature cost seems high for 1 pontoon. Kybes lane junction should be covered by Smallmead road costs -72,500

iii)

-270,000

iv)

-539,750

vi) vii)

-100,000 -20,000

-1,002,250

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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Notes on G & T Cost Plan after meeting on 12 March 2008 5 Site Utilities Provision of 11kv cable infrastructure. Could we please see this calculation/estimate Undergrounding 11kva cable. Could we have details of the route/location Primary distribution of services. Could we please have your rate build up.

Cost Analysis
Client: Bucknell Bros Project: Green Park Phase 3

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Notes on G & T Cost Plan after meeting on 12 March 2008 6 I) Other Allowances Allowance for boundary and retaining walls. Should not be required due to levelling site but may be prudent to keep in Piazza area hard paving. Area is only 2,100m2, so deduct 2,100m2 Retail hub area parking. This is not an infrastructure cost Deck to retail area. This is not an infrastruture cost CCTV. Assume that this is only to the non housing areas. Not generally infrastructure in a residential development Substations to residential plots. This is not an infrastruture cost -210,000 -60,000 -40,000 -175,000

ii) iii) iv) v)

vi)

-140,000

-625,000