Section 5: element definitions

2.1 Frame

Definition: Loadbearing framework. Main floor and roof beams, ties and roof trusses of framed buildings; casing to stanchions and beams for structural or protective purposes.

Functional definition: To provide a full or partial system of structural support, where this is not provided by other elements.

Measurement: Area of floors related to the frame measured to internal face of external walls (as for gross internal floor area) (m²). Include the lowest floor and all upper floors within the frame.

Note: For buildings with open ground floors and the like, exclude the open ground floor area, i.e. for a completely framed building this would equate to the gross internal floor area.

Design criteria to be stated: Grid pattern of main columns, give centres in both directions (m).

Includes	Excludes
Loadbearing framework	Structural walls that form an integral part of the loadbearing framework (include in 2.5 External walls, 2.7 Internal walls and Partitions as appropriate). Note: if the cost of these cannot be separated from the frame, state this
Casing to stanchions and beams for structural or protective purposes including fire protection	Beams which form an integral part of a floor or roof, which cannot be separated there from (include in 2.2 Upper floors, 2.3 Roof as appropriate)
Site applied fire retarding paint	Isolated columns and beams, etc. in unframed buildings (include in 2.2 Upper floors, 2.3 Roof, 2.5 External walls, 2.7 Internal walls and partitions as appropriate)
Panel systems such as off-site manufactured panels; timber frame, light steel frame and structural insulated panels (SIPS) and the like	Lintels (see 2.5 External walls, 2.7 Internal walls and partitions as appropriate)
Cellular constructions such as tunnel form	Permanent formwork to upper floors or roofs (see 2.2 Upper floors, 2.3 Roof as appropriate)
	Applied decorative finishes (See 3 Finishes)

2.2 Upper floors

Definition: Upper floors including suspended floors over or in basements, service floors, balconies, sloping floors, walkways and top landings, where part of the floor rather than part of the staircase, e.g. in situ floor slab and PCC stairs.

Functional definition: To provide floor space on upper levels (i.e. above the lowest floor level).

Measurement: Total area of upper floor measured to the internal face of the external wall (as for gross internal floor area) (m²).

Notes:

• Sloping surfaces such as galleries, tiered terraces and the like should be measured flat on plan.
• Where balconies are included, the area of the upper floors and the lowest floor will exceed the gross internal floor area.
• Show area for balconies, galleries, tiered terraces, service floors, walkways, internal bridges, external links, roofs to internal buildings and the like separately.

Costs and measurement should be shown separately for:

• sloping surfaces such as galleries, tiered terraces and the like;
• suspended floors over or in basements;
• service floors;
• balconies; and
  
• walkways, internal bridges and external link bridges.

Design criteria to be stated:

• design loads (kN/m²);
• spans (m);
• sound insulation (dB); and
  
• angle of slope (degrees) and area of incline (m²) for sloping surfaces.

2.2.1 Floors

Includes	Excludes
Suspended floors and decks	Floors provided by framing system such as off-site manufactured timber frames or tunnel form (see 2.1 Frame)
Mezzanine floors	Landings formed as part of the staircase (see 2.4 Stairs and ramps)
Service floors	Applied floor finish (see 3.2 Floor finishes)
Balconies formed by floor construction	Non-structural screeds (see 3.2 Floor Finishes)
Suspended floors over or in basements	Hardeners and sealers to slab (see 3.2 Floor Finishes)
Sloping surfaces such as galleries, tiered terraces	Basement roofs (see 2.3 Roof)
Walkways, internal bridges and external link bridges that are included in the Gross Internal Floor Area	Balustrades and handrails to internal balconies, atriums, etc. (see 2.7 Internal walls and partitions)
Landings to stairs formed as part of the floor slab	Attached balconies, Juliet balconies and the like (see 2.5 External Walls)
Beams which form an integral part of the floor in framed buildings	Raised access floors (see 3.2 Floor Finishes)
Floor beams in unframed buildings	Ceiling finishes (see 3.3 Ceiling finishes)
Structural screeds	Suspended ceilings (see 3.3 Ceiling finishes)
Permanent formwork	Roofs to internal buildings that are analysed as part of the enclosing building and do not provide a platform that is included in the gross internal floor area (see 3.3 Ceiling Finishes)
Floor surface where construction does not provide a platform (e.g. floor boarding to joisted floors)	Roofs to internal buildings if they are the buildings being analysed (see 2.3 Roof)
Expansion and contraction joints
Roofs to internal buildings that are analysed as part of the enclosing building and that provide a platform that is included in the gross internal floor area

2.2.2 Balconies

Internal and external balconies, which are not an integral part of the floor construction.

Includes	Excludes
Purpose-made balconies, which are not an integral part of the upper floor construction. Comprising bolt-on frame, decking, soffit panels, integral drainage/drainage trays and balustrades/handrails.	Proprietary bolt-on balconies, Juliet balconies and the like (see 2.5 External walls)

2.2.3 Drainage to balconies

Includes	Excludes
Outlets; gutters where not integral with the balcony construction	Outlets; gutters integral with the balcony construction
Pipes, downpipes

2.3 Roof

Definition: Roof structure, roof coverings, roof drainage, rooflights and roof features.

Functional definition: To provide the horizontal component of the external enclosing envelope.

Measurement: Area on plan measured to the internal face of the external wall (m²).

Design criteria to be stated:

• design loads (kN/m²);
• spans (m);
• angle of pitch of sloping roofs;
• area of roof surface; and
  
• roof area (as built) (m²).

2.3.1 Roof structure

All components of the roof structure.

Includes	Excludes
Roof decks and slabs	Roof platforms provided by framing system such as off-site manufactured timber frames or tunnel form (see 2.1 Frame)
Trusses, purlins and rafters	Gable ends formed as part of the external wall construction (see 2.5 External walls)
Roof boarding	Internal walls in roof formed as part of the internal wall construction (see 2.7 Internal walls and partitions)
Beams, which form an integral part of the roof in framed buildings	Chimneys (see 2.5 External walls and 2.7 Internal walls and partitions)
Eaves and verge structure	Roofs to internal buildings (see 2.2 Upper Floors or 3.3 Ceiling finishes as appropriate)
Plates and ceiling joists	Break roof housings (e.g. lift motor and plant rooms) down into the appropriate constituent elements
Gable ends, internal walls above plate level formed as part of the roof construction	Canopies to external areas (see 8.8 Minor building works and ancillary buildings)
Parapet walls formed as part of the roof construction	Canopies to external doors (see 2.6 Windows and external doors)
Basement roofs	Horizontal rain/sun screening and the like providing protection to external walls (see 2.5 External walls)
Roofs to internal buildings if they are the buildings being analysed
Roof beams in unframed buildings
Structural screeds
Permanent formwork
Gutter support where integral with roof structures
Dormer construction where formed as part of roof structure
Prefabricated dormer windows

2.3.2 Roof coverings

Protective covering to roof

Includes	Excludes
Roof finish	Vertical cladding to walls where of the same construction as the roof (see 2.5 External walls)
Roof screeds and finishing	Finishes to ceilings and suspended ceilings under roof structure (see 3.3 Ceiling finishes)
Battening, felt, slating, tiling and the like	Solar heating panels (see 5.5 Heat source)
Metal sheeting, thatching, etc.	Photovoltaic tiles, panels and the like not forming part of the roof covering (see 5.8 Electrical installations)
Photovoltaic tiles, sheets, etc. forming an integral part of the roof covering	Floor finishes to balconies (see 3.2 Floor finishes)
Insulation	Planting for roof gardens (see 4.1 Fittings, furnishings and equipment)
Wearing surface, paving, etc. to areas and walkways
Gutter linings where integral with the covering
Flashings and trims
Eaves and verge treatment
Green roofs (e.g. sedum, etc.) including irrigation systems
Covering to parapet walls where integral with the roof covering
Covering to dormers where integral with the roof covering

2.3.3 Specialist roof systems

Includes	Excludes
Patent glazing	Vertical cladding to walls where of the same construction as the roof (see 2.5 External walls)
Glazed/Perspex roof systems
Tensile membrane roofs
Roof components, flashings, drainage channels, edge treatments

2.3.4 Roof drainage

Rainwater disposal systems to roof.

Includes	Excludes
Gutters where not integral with roof or wall structure, rainwater heads and roof outlets	Rainwater harvesting systems (see 5.4 Water installations)
Rainwater downpipes	Drainage to balconies (see 2.2 Upper floors)

2.3.5 Roof lights, skylights and openings

Roof lights and openings to roof.

Includes	Excludes
Roof lights, skylights, etc.	Access hatches in ceilings to roof voids (see 3.2 Ceiling finishes)
Opening gear, frame, kerb and glazing
Glazed roof areas
Sun pipes/tubes
Pavement lights
Roof hatches
Access hatches to roof areas
Smoke vents

2.3.6 Roof features

Roof features not forming part of the main structure.

Includes	Excludes
Turrets	Building maintenance units (BMU) (see 2.5 External walls)
Wind vanes	Façade access systems (see 2.5 External walls)
Finials	Chimneys (see 2.5 External walls, 2.7 Internal walls and partitions or 5.5 Heat source)
Spires	Wall mounted fall arrest systems (see 2.5 External walls)
False chimneys	Lightning protection, finials, conductor tapes, etc. (see 5.11 Fire and lightning protection)
Enclosures designed solely to mask plant, rooflines, etc. (complete structure including wall louvres)	Roof mounted energy generation installations: wind turbines, photovoltaic panels, etc. (see 5.8 Electrical installations)
Fall arrest systems	Roof mounted solar thermal panels, etc. (see 5.5 Heat source)
Access systems for cleaning roof
Roof edge protection
Balustrades, handrails and the like to roof edge and to walkways
Service walkways in the roof voids

2.4 Stairs and ramps

Definition: Construction of ramps, stairs, ladders, etc. connecting floors at different levels.

Functional definition: To allow vertical circulation.

Measurement: Number of storey flights (Nr), i.e. the number of staircases multiplied by the number of floors served (excluding the lowest floor served in each case).

Show costs and measurement separately for:

• external escape staircases;
• ladders; and
  
• fire escape chutes/slides.

Design criteria to be stated: The total vertical height of each staircase and its width between stringers (m).

2.4.1 Stair/ramp structures

Ramps, stairs and landings.

Includes	Excludes
Stairs	Landings at floor levels formed as part of the floor slab (see 2.2 Upper floors)
Ramps	Stairwells (see 2.7 Internal walls and partitions)
Landings between floor levels formed as part of the staircase/ramp	Sloping floors (see 2.2 Upper floors)
Escape staircases

Note: If the cost of the staircase structure is included in the elements frame or upper floor, state this.

2.4.2 Stair/ramp finishes

Finishes to stairs, ramps and landings.

Includes	Excludes
Finishes to treads, risers	Finishes to landings at floor levels (see (3.2 Floor finishes or 3.3 Ceiling finishes as appropriate)
Finishes to landings between floor levels	Finishes to stairwells (see 3.1 Wall finishes)
Finishes to ramp surfaces
Finishes to strings
Finishes to the soffits of the staircases
Nosing, trims, etc.

2.4.3 Stair/ramp balustrades and handrails

Balustrades and handrails to stairs, ramps and landings.

Includes	Excludes
Balustrades and handrails to stairs	Balustrades and handrails to atriums, walkways, etc. (see 2.7 Internal walls and partitions)
Balustrades and handrails to landings between floor levels
Balustrades and handrails to stairwells

2.4.4 Ladders/chutes/slides

Includes	Excludes
Ladders	Escape staircases
Fire escape chutes/slides
Loft ladders
Hatch doors where an integral part of loft ladder

2.5 External walls

Definition: External enclosing walls including walls to basements but excluding walls to basements designed as retaining walls and items included with 2.3 Roof and 2.6 Windows and external doors.

Functional definition: To provide the vertical component of the external enclosing envelope in conjunction with 2.6 Windows and external doors.

Measurement: Area of external walls measured on the inner face (excluding openings measured as for 2.6 Windows and external doors) (m²). Note: The total of the area of 2.5 External walls and 2.6 Windows and external doors should equal the area of the vertical enclosure.

Costs and measurement should be shown separately for:

• walls above ground level;
• basement walls;
• walls that form an integral part of the loadbearing framework;
• walls self-finished on internal face;
• balcony walls and railings;
• external wall finishes;
• vertical solar/rain screening; and
  
• horizontal solar/rain screening.

Design criteria to be stated:

• design loads of loadbearing walls (kN/m²);
• thermal conductivity - U value (W/m²K);
• sound insulation (dB);
• area of external walls above ground measured on inner face (excluding openings) (m²); and
  
• area of basement walls measured on inner face (excluding openings) (m²).

2.5.1 External enclosing walls above ground level

Includes	Excludes
External enclosing walls above ground level	Party walls in semi-detached or terraced buildings analysed as a block (see 2.7 Internal walls and partitions)
Parapet walls to roofs formed as part of the wall construction	Roof structures and cladding (see 2.3 Roof)
Gable walls formed as part of the wall construction	Gable ends, internal walls and chimneys above plate level formed as part of the roof construction (see 2.3 Roof)
Underside of returns in external walls formed as part of the wall construction	Parapet walls and balustrades to roofs above plate level formed as part of the roof construction (see 2.3 Roof)
Lintels, sills, window boards, cavity damp-proof courses and work to reveals of openings	Windows and doors (see 2.6 Windows and external doors)
Chimney breasts and stacks forming part of external walls	Column and beams to framed structure (see 2.1 Frame)
External stair access towers and lift shafts	Applied finishes to inner faces of external walls (see 3.1 Wall finishes)
Curtain walling, structural glazing and the like	Basement retaining walls in contact with the earth (see 1.1.5 Basement retaining walls)
Sheet cladding including cladding rails	Walls to roof enclosures designed solely to mask plant, tank rooms, etc. (see 2.3 Roof)
Weather boarding, tile hanging, etc.	Photovoltaic panels, etc. not integral with the cladding (see 5.8 Electrical installations)
Vertical cladding to walls where of the same construction as the roof	Fireplaces (see 5.6 Space heating and air conditioning)
In fill panels to a frame
Planted ‘green’ walls including irrigation systems
Photovoltaic cladding panels, etc. where integral with the cladding system
Facade retention
Columns and beams in unframed structures
Insulation, membranes, etc.
Mechanically fixed insulated external cladding systems
Work in retaining facades to existing buildings
Applied external finishes and decoration

2.5.2 External enclosing walls below ground level

Includes	Excludes
Internal linings to retaining walls in basements	Basement excavation (see 1.1 Substructure)
	Temporary or permanent support to the excavation (e.g. caissons, sheet piling, continuous piling, etc.) (see 1.1 Substructure)
	Basement walls in contact with earthwork (see 1.1 Substructure)
	Column and beams to framed structure (see 2.1 Frame)
	Applied finishes to inner faces of external walls (see 3.1 Wall finishes)

2.5.3 Solar/rain screening

Cladding systems, etc. attached to the exterior of the building to protect the external walls.

Includes	Excludes
Vertical and horizontal exterior cladding systems	External shutters, integral blinds to windows, canopies and the like providing protection to windows and doors (see 2.6 Windows and external doors)
Brise soleil	Internal blinds (see 4.1 Fittings, furnishings and equipment)

2.5.4 External soffits

Includes	Excludes
External ceilings, false ceilings, demountable suspended ceilings, etc. to overhangs and returns in walls, and open ground floors and the like	Underside of returns in external walls formed as part of the wall construction
Insulation
Applied finishes and decoration

2.5.5 Subsidiary walls, balustrades and proprietary balconies

Includes	Excludes
Walls, balustrades, railings, etc. to external walkways and balconies formed of the upper floor construction.	Parapet walls and balustrades to roofs above plate level formed as part of the roof construction (see 2.3 Roof)
Proprietary bolt-on balconies, Juliet balconies and the like	Purpose made balconies, which are not an integral part of the upper floor construction. Comprising bolt-on frame, decking, soffit panels, integral drainage/drainage trays and balustrades/handrails (see 2.2 Upper Floors)

2.5.6 Façade access/cleaning systems

Includes	Excludes
Window and façade cleaning cradles, etc.	Separate access systems for cleaning the roof (see 2.3 Roof)
Combined façade and roof cleaning systems	Roof mounted fall arrest systems (see 2.3 Roof)
Building maintenance units (BMUs)
Wall mounted fall arrest systems

2.6 Windows and external doors

Definition: Windows, doors and openings in external walls.

Functional definition: To allow access through external walls for physical movement, natural ventilation and light and provide the vertical component of the external enclosing envelope in conjunction with 2.5 External Walls.

Measurement: Total area of windows and external doors measured over frames (m²). Note: The total of the area of 2.5 External Walls and 2.6 Windows and External Doors should equal the area of the vertical enclosure.

Design criteria to be stated:

• Total window area (m²);
• Area of opening lights to windows (m²); and
  
• External door area (m²).

2.6.1 External windows

Windows and openings in external walls for ventilation and light.

Includes	Excludes
Windows – sashes, frames, linings and trims	Glazing that forms an integral part of the cladding system, e.g. structural glazing, curtain walling, etc. (see 2.5 External walls)
Windows in dormers	Dormer construction and finish (see 2.3 Roof)
Ironmongery and glazing	Solar/rain screening to external walls (see 2.5 External walls)
Shop fronts	Lintels, sills, window boards, cavity damp-proof courses and work to reveals of openings (see 2.5 External walls)
Painting and decorations
Roller and sliding shutters, grilles and the like
External blinds, shutters and the like
Fly screens and storm windows
Integral blinds to windows
Solar/rain screens to windows
Canopies and the like providing protection to windows

2.6.2 External doors

Doors and openings in external walls for physical movement.

Includes	Excludes
Doors	Enclosed porches shall be broken down into the appropriate constituent elements
Fanlights and sidelights	Canopies to external areas (see 8.8 Minor building works and ancillary buildings)
Shop fronts	Lintels, thresholds, cavity damp-proof courses and work to reveals of openings. (see 2.5 External walls)
Frames, linings and trims
Ironmongery and glazing
Fly screens and storm doors
Roller and sliding shutters, grilles and the like
External blinds, shutters and the like
Integral blinds to doors
Solar/rain screens to doors
Canopies and the like providing protection to doors
Painting and decorating

2.7 Internal walls and partitions

Definition: Internal walls, partitions, balustrades, moveable room dividers, cubicles and the like.

Functional definition: To divide the floor space.

Measurement: Total area of internal walls and partitions measured on the centreline over door openings and the like.

Costs and measurement should be shown separately for:

• walls that form an integral part of the loadbearing framework;
• structural walls in cross-wall construction;
• other structural and non structural walls and partitions;
• proprietary partitions;
• balustrades;
• moveable room dividers; and
  
• cubicle partitions including doors.

Design criteria to be stated:

• sound insulation (dB)
• number of WC cubicles (Nr).

2.7.1 Walls and partitions

Internal walls and partitions.

Includes	Excludes
Internal walls	Columns and beams to framed structure (see 2.1 Frame)
Fixed partitions	Walls provided by framing system such as off-site manufactured timber frames or tunnel form (see 2.1 Frame)
Demountable partitions	Applied wall finishes (see 3.1 Wall finishes)
Internal store fronts	Fireplaces (see 5.6 Space heating and air conditioning)
Columns and beams in unframed structures
Internal walls in roof formed as part of the wall construction
Lintels, thresholds and work to reveals of openings
Chimney breasts and stacks, stairwells and lift shafts forming part of internal walls
Borrowed lights, glazed screens and the like
Insulation and membranes

2.7.2 Balustrades and handrails

Internal balustrades, handrails and other fixed non-storey height divisions.

Includes	Excludes
Balustrades	Handrails fixed to walls (see 4.1 Fittings, furnishings and equipment)
Low level room dividers	Balustrades and handrails to stairs and staircases (see 2.4 Stairs and ramps)
Handrails to atriums, walkways, galleries and the like
Interior balcony fronts

2.7.3 Moveable room dividers

Moveable partitions intended to divide rooms into smaller spaces.

Includes	Excludes
Sliding/folding partitions	Sliding/folding doors in fixed partitions
Integral doors
Structural framing to carry the sliding/folding partitions

2.7.4 Cubicles

Proprietary cubicle partitions and doors.

Includes	Excludes
Proprietary WC cubicles and the like	Walls and partitions forming cubicles
Doors provided with the cubicle partitions
Ironmongery and fittings provided with the cubicle partitions

2.8 Internal doors

Definition: Doors, hatches and other openings in internal walls and partitions.

Functional definition: To allow physical circulation between internally divided floor space.

Measurement: Number of doors (door openings) (Nr).

Design criteria to be stated:

• number of doors by type and size; and
  
• fire rating.

Includes	Excludes
Doors	Borrowed lights, glazed screens and the like (see 2.7 Internal walls and partitions)
Fanlights and sidelights in conjunction with door	Sliding/ folding partitions (see 2.7 Internal walls and partitions)
Sliding and folding doors in fixed partitions	Doors provided with WC cubicles and the like (See 2.7 Internal walls and partitions)
Hatches
Roller/sliding shutters and grilles
Frames, linings and trims
Ironmongery and glazing
Painting and decorations