Man 02 - Life cycle cost and service life planning

Capital cost reporting and LCC measured area - KBCN0438

When assessing the Capital cost reporting and the LCC credits, the area to be considered should be the Gross Internal Floor Area (GIFA), according to the below RICS definition: Gross Internal Floor Area Gross Internal Floor Area is the area of a building measured to the internal face of the perimeter walls at each floor level, which includes:

• Areas occupied by internal walls and partitions
• Columns, piers chimney breasts, stairwells, lift-wells, other internal projections, vertical ducts, and the like
• Atria and entrance halls with clear height above, measured at base level only
• Internal open sided balconies, walkways, and the like
• Structural, raked or stepped floors are treated as a level floor measured horizontally
• Horizontal floors with permanent access below structural, raked or stepped floors
• Corridors of a permanent essential nature (e.g. fire corridors, smoke lobbies, etc.)
• Areas in the roof space intended for use with permanent access (BCIS)
• Mezzanine areas intended for use with permanent access
• Lift rooms, plant rooms, fuel stores, tank rooms which are housed in a covered structure of a permanent nature, whether or not above main roof level
• Service accommodation such as toilets, toilet lobbies, bathrooms, showers, changing rooms, cleaners’ rooms and the like
• Projection rooms
• Voids over stairwells and lift shafts on upper floors
• Loading bays
• Areas with a headroom of less than 1.5m
• Pavement vaults
• Garages
• Conservatories (BCIS)

And excludes:

• Perimeter wall thickness and external projections
• External open-sided balconies, covered ways and fire escapes
• Canopies
• Voids over or under structural, raked or stepped floors
• Greenhouses, garden stores, fuel stores and the like in residential property
• Open ground floors and the like (BCIS)

14.02.18 - KBCN content amended to extend the applicability to LCC and to refer to GIFA rather than GEA, to reflect current industry practice.

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Elemental LCC and options appraisal timing - KBCN1889

The elemental LCC should be undertaken as part of the strategic options appraisal process and used to inform the selection of significant building elements and systems, such as the structure, envelope and building services. Completing the options appraisal after key design decisions have been finalised may reduce its effectiveness and limit the opportunity for the findings to influence the final design. However, the timing requirement can still be met, where the assessor agrees that there is a justification for the appraisal continuing into early AIA Stage 2 - Schematic Design (or equivalent), and clear evidence to demonstrate that:

• The key options remained under consideration during the appraisal.
• The findings were capable of influencing the final design solution.
• The intended outcomes of the elemental LCC process have not been compromised.

In all cases, the outline elemental LCC plan and identification of relevant project options must be completed by the end of Concept Design

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