Section 5: element definitions
8 External works
Note: Show cost of work outside the site separately.
8.1 Site preparation works
Definition: Site preparation
Functional definition: To prepare the site for building.
Measurement: Area of external works (m²), i.e. site area excluding the building footprint. Exclude any areas used temporarily for the works that do not form part of the delivered project.
Design criteria to be stated: None.
8.1.1 Site clearance
Preparatory work required to clear the site.
| Includes | Excludes |
| Clearing vegetation | Removal of toxic or hazardous materials and contaminated land, eradication of plant growth (see 0.1 Toxic/hazardous/contaminated material removal) |
| Removing trees | Major demolition (see 0.2 Major demolition works) |
| Demolition of minor buildings and structures | |
| Applying herbicides | |
| Disposal |
8.1.2 Preparatory groundworks
Preparatory earthworks to form new contours.
| Includes | Excludes |
| Excavation and earthworks | Removal of toxic or hazardous materials and contaminated land; eradication of plant growth (see 0.1 Toxic/hazardous/contaminated material removal) |
| Breaking out and grubbing up of substructures, underground structures, pipework and other obstructions | Major demolition (see 0.2 Major demolition works) |
| Breaking up existing paving | Site dewatering, soil stabilisation and ground gas venting (see 0.4 Specialist groundworks) |
| Disposal | Temporary diversion of drains, services, waterways and the like (see 0.5 Temporary diversion works) |
| Cultivating and grading for seeding, planting, etc. (see 8.3 Soft landscaping, planting and irrigation systems) | |
| Excavation and earthwork associated with substructures (see 1.1 Substructure) |
8.2 Roads, paths, pavings and surfacings
Definition: Roads, paths, pavings and other hard surfaces.
Functional definition: To provide unenclosed usable hard surfaces.
Measurement: Area of external works (m²), i.e. site area excluding the building footprint. Exclude any areas used temporarily for the works that do not form part of the delivered project.
Costs and measurement should be shown separately for each type of pavement.
Design criteria to be stated: None.
8.2.1 Roads, paths and pavings
Preparation and completion of unenclosed usable surfaces within the site.
| Includes | Excludes |
| Roads and associated footways | Temporary roads and hardstandings and the like (see 9 Main contractor’s preliminaries) |
| Vehicle parks and hardstandings including open cell grass concrete blocks | Street furniture (see 8.5 External fixtures) |
| Paths and paved areas | Surface water drainage (see 8.6 External drainage) |
| Non-specialist paving to playgrounds, games courts | Natural grass and planted surfaces (see 8.3 Soft landscaping, planting and irrigation systems) |
| Edge treatment, kerbs, edgings, vehicle protection barriers and the like | |
| Steps and ramps including balustrades and handrails | |
| Markings, paving accessories, embedded fittings supplied with paving | |
| Associated excavation and disposal | |
8.2.2 Special surfacing and pavings
Preparation and completion of unenclosed surfaces for special use.
| Includes | Excludes |
| Special surfaces for athletics, field sports, skiing and the like | Surface water drainage (see 8.6 External Drainage) |
| Edge treatment | Natural grass and planted surfaces for sport (see 8.3 Soft Landscaping, Planting and Irrigation Systems) |
| Markings, paving accessories, embedded fittings supplied with paving | |
| Associated excavation and disposal |
8.3 Soft landscaping, planting and irrigation systems
Definition: Soft landscaping and planting.
Functional definition: To provide unenclosed usable soft surfaces and decorative and usable planting.
Measurement: Area of external works (m²), i.e. site area excluding the building footprint. Exclude any areas used temporarily for the works that do not form part of the delivered project.
Show costs and measurement for each type of landscaping separately.
Design criteria to be stated: None.
8.3.1 Seeding and turfing
| Includes | Excludes |
| Grassed areas and other planted surfaces | Clearing site and forming new site contours (see 8.1 Site preparation works) |
| Forming contours for planting | Open cell concrete grass blocks (see 8.2 Roads, paths, pavings and surfacings) |
| Edge treatmet | |
| Top soil, cultivation, herbicides, fertilisers, etc. | |
| Associate soil reinforcement, geotextiles and membranes | |
| Associated excavation and disposal | |
8.3.2 External planting
| Includes | Excludes |
| Planting including plants, crops, shrubs, hedges, trees and the like | Clearing site and forming new site contours (see 8.1 Site preparation works) |
| Forming contours for planting | Internal planting (see 4.1 Fittings, furnishings and equipment) |
| Planting containers, retaining, edging and support structures and equipment | Planting and containers to roof gardens and the like (see 4.1 Fittings, furnishings and equipment) |
| Top soil, cultivation, herbicides, fertilisers, etc. | |
| Associate soil reinforcement, geotextiles and membranes | |
| Associated excavation and disposal | |
8.3.3 Irrigation systems
Watering systems to planted areas.
| Includes | Excludes |
| Irrigation systems | Mains water supply (see 8.7 External services) |
| Sprinklers and the like | Electric power supply (see 8.7 External services) |
| Pipelines, fittings, pumps, tanks and ancillaries | Water features and the like (see 8.5 External fixtures) |
8.4 Fencing, railings and walls
Definition: Fences, railings and walls.
Functional definition: To enclose and divide the site.
Measurement: Area of external works (m²), i.e. site area excluding the building footprint. Exclude any areas used temporarily for the works that do not form part of the delivered project.
Show costs and measurement for each type of fence and wall separately.
Design criteria to be stated: Length and height for each type of fence and wall.
8.4.1 Fencing and railings
| Includes | Excludes |
| Fences, rails, light screening | Balustrades and rails to external stairs and ramps (see 8.2 Roads, paths and pavings and surfacings) |
| Opening and gates | Hedges (see 8.3 Soft landscaping, planting and irrigation systems) |
8.4.2 Walls and screens
| Includes | Excludes |
| Walls and heavy screening | |
| Openings and gates | |
| Copings and other ancillaries |
8.4.3 Retaining walls
| Includes | Excludes |
| Retaining walls | Retaining walls which form an integral part of the building (see 1.1 Substructures) |
| Excavation, earthwork and disposal | Earth embankments (see 8.1 Site preparation works and/or 8.3 Soft landscaping, planting and irrigation systems as appropriate) |
| Copings, rails and other ancillaries |
8.4.4 Barriers and guardrails
| Includes | Excludes |
| Vehicle and pedestrian barriers and guard rails | Vehicle protection barriers and the like provided with roads (see 8.2 Roads, paths, pavings and surfacings) |
| Openings and gates | |
| Ancillaries |
8.5 External fixtures
Definition: Site, street, park and play furniture, equipment and ornamental features.
Functional definition: To provide fittings required to make the site usable.
Measurement: Area of external works (m²), i.e. site area excluding the building footprint. Exclude any areas used temporarily for the works that do not form part of the delivered project.
Show costs and measurement for fixtures separately.
Design criteria to be stated: None.
8.5.1 Site/street furniture and equipment
| Includes | Excludes |
| Site, street, park, play, and sport furniture, equipment and the like | Fencing, railings, walls and screens (see 8.4 Fencing, railings and walls) |
| Signs, notice boards, etc. | |
| Photovoltaic panels supplied with signs and equipment | |
| Prefabricated and minor shelters, storage facilities and the like | |
| Sculptures, flagpoles and the like | |
| Builder’s work in connection |
8.5.2 Ornamental features
| Includes | Excludes |
| Water features | Mains water supply (see 8.7 External services) |
| Other ornamental features | Electric power supply (see 8.7 External services) |
| Irrigation systems to planted areas (see 8.3 Soft landscaping, planting and irrigation systems) |
8.6 External drainage
Definition: Drainage from the building and the site, on-site waste water treatment, etc.
Functional definition: To remove liquid waste from the building and the site.
Measurement: Area of external works (m²), i.e. site area excluding the building footprint. Exclude any areas used temporarily for the works that do not form part of the delivered project.
Show costs and measurement for each installation separately.
Design criteria to be stated: None.
8.6.1 Surface water and foul water drainage
| Includes | Excludes |
| Surface water drainage from building | Site dewatering, soil stabilisation and ground gas venting (see 0.4 Specialist groundworks) |
| Surface water drainage from site | Temporary diversion of drains, services, waterways and the like (see 0.5 Temporary diversion works) |
| Piping, ditches and streams | Electric power supply (see 8.7 External services) |
| Foul drainage from the building | |
| Manholes, interceptors, soakaways and the like | |
| Cesspools and septic tanks | |
| Pumps and packaged pumping stations | |
| Sewer connections | |
| Surveys, testing and repairs to existing drainage | |
| Builder’s work in connection |
8.6.2 Ancillary drainage systems
| Includes | Excludes |
| Pumping stations | Electric power supply (see 8.7 External services) |
| Retention tanks | |
| On-site waste water or sewage treatment | |
| Sustainable urban drainage schemes (SUDS) | |
| Sewer connections and outfalls | |
| Builder’s work in connection |
8.6.3 External chemical, toxic and industrial liquid waste drainage
| Includes | Excludes |
| Separate waste systems for chemical, industrial, process and toxic waste | Electric power supply (see 8.7 External services) |
| Storage and treatment tanks, pumps and equipment | |
| Sewer connections and outfalls | |
| Builder’s work in connection |
8.6.4 Land drainage
Permanent systems for drainage of waterlogged ground.
| Includes | Excludes |
| Interceptor and collecting drains | Groundwater pressure relief drains connected to the drainage system (see 1.1 Substructure) |
| Disposal drains | Site dewatering, soil stabilisation and ground gas venting (see 0.4 Specialist groundworks) |
| Membranes, geotextiles and granular filling | Temporary diversion of drains, services, waterways and the like (see 0.5 Temporary diversion works) |
| Tanks, soakaways, silt traps and the like | |
| Ditches | |
| Outfalls and connections | |
| Disposal | |
| Builder’s work in connection | |
8.7 External services
Definition: Service supplies to the building and services to external works.
Functional definition: To provide services to the building and the site.
Measurement: Area of external works (m²), i.e. site area excluding the building footprint. Exclude any areas used temporarily for the works that do not form part of the delivered project.
Costs and measurement should be shown separately for each installation.
Design criteria to be stated: None.
8.7.1 Water mains supply
Mains from existing supply up to external face of building and to external systems and equipment.
| Includes | Excludes |
| Supply to building | Rainwater/grey water harvesting systems including collection pipework to the building (see 5.4 Water Installations) |
| Supply to external systems, plant, fittings and equipment | |
| Fire mains and hydrants | |
| Rainwater harvesting and grey water recycling systems external to the building | |
| Insulation, trace heating, etc. |
8.7.2 Electricity mains supply
Mains from existing supply up to external face of building and external main switchgear.
| Includes | Excludes |
| Supply to building | Building management systems (see 5.12 Communication, Security and Control Systems) |
| Supply to external subdistribution boards | |
| Transformer substations | |
| Emergency generation plant | |
| Draw pits and the like |
8.7.3 External transformation devices
Renewable electricity and heat generating equipment and systems.
| Includes | Excludes |
| Wind turbines | Geothermal earth heat exchange systems and the like (see 5.5 Heat source) |
| Photovoltaic panels | Wind turbines, photovoltaic panels and solar collectors attached to the building (see 5.5 Heat source) |
| Solar collectors | Photovoltaic panels and the like; supplied with signs, signals, equipment and the like (see 8.5 External fixtures) |
| Ancillary generators, transformers, cables, pipes, etc. | Building management systems (see 5.12 Communication, security and control systems) |
8.7.4 Electricity distribution to external plant and equipment
Power supply from main switchgear to external plant and equipment.
| Includes | Excludes |
| Switchgear and distribution boards, cables, ducts, etc. | Building management systems (see 5.12 Communication, security and control systems) |
| Drawpits and the like | |
| Uninterruptible power supply | |
| Earthing and bonding | |
| Final connections not carried out by specialist system installer |
8.7.5 Gas mains supply
Mains and liquid petroleum gas (LPG) supply up to external face of building.
| Includes | Excludes |
| Connection to mains gas supply | Fuel installation within the building (see 5.9 Fuel installations) |
| Supply pipework, etc. | |
| LPG storage, pipework, etc. |
8.7.6 Telecommunications and other communication system connections
From existing supply up to external face of building.
| Includes | Excludes |
| Connection to provider’s supply | Building management systems (see 5.12 Communication, security and control systems) |
| Telephone, television, data and other communication distribution | |
| Cables, ducts, drawpits, etc. |
8.7.7 External fuel storage and piped distribution systems
Supply up to external face of building.
| Includes | Excludes |
| Storage tanks and vessels for oil, petrol, diesel, etc. | Fuel installation within the building (see 5.9 Fuel installations) |
| Pipelines, valves, pumps and ancillaries | |
| Insulation | |
| Solid fuel storage, bunkers and the like |
8.7.8 External security systems
External observation and access control installations.
| Includes | Excludes |
| Surveillance equipment, CCTV and the like | Surveillance and access control to the building (see 5.12 Communication and security systems) |
| Security detection and alarm equipment | Security gates including with fencing (see 8.4 Fencing, railings and walls) |
| Access control systems | Building management systems (see 5.12 Communication, security and control systems) |
| Security lighting |
8.7.9 External/street lighting systems
Lighting to pedestrian areas, paths and roads.
| Includes | Excludes |
| Lighting columns, poles, bollards, masts and the like | Lighting fixed to the exterior of the building supplied as part of the interior lighting installation (see 5.8 Electrical installations) |
| Floodlighting to external surfaces and to building | |
| Luminaires, lamps, cables, and ancillaries | |
| Drawpits, ducts, etc. |
8.7.10 Local/district heating installation
Heating installations external to the building including heat source where appropriate.
| Includes | Excludes |
| Externally located heat source | Heat source where included in analysis of boiler house as a separate building |
| Instrumentation and controls | Boiler houses and the like. Either analyse as a separate building or include in 8.8 Minor building works and ancillary buildings |
| Heat mains and distribution pipelines from heat source, or existing supply to point of entry into the building | |
| Connection to existing supply | |
| Valves, pumps, fittings and ancillaries | |
| Ducts, inspection chambers, etc. |
8.7.11 Builder’s work in connection with external services
Builder’s work not provided byservice provider.
| Includes | Excludes |
| Ducts, access chambers and the like | Work carried out by individual service providers, see appropriate subelement |
| Supports for external tanks and vessels | |
| Fuel bunds | |
| Protective compounds, fencing, storage racks | |
| Bases for equipment | |
| Cutting holes, mortices, chases and the like, providing sleeves, etc. | |
| Stopping up |
8.8 Minor building works and ancillary buildings
Definition: Ancillary buildings; alterations to existing buildings, other buildings, and work included in the contract.
Functional definition: To provide buildings required by external services and minor buildings to support the function of the building. Also includes other building works included in the contract although these are not an element but included for accounting purposes.
Measurement: Area of external works (m²), i.e. site area excluding the building footprint. Exclude any areas used temporarily for the works that do not form part of the delivered project.
Show costs and gross internal floor area of the buildings (m²) for each building separately.
Design criteria to be stated: None.
8.8.1 Minor building works
Works to existing buildings and works on or adjacent to the site included in the project.
| Includes | Excludes |
| Refurbishment to existing buildings and works | Work to the building analysed: work to existing foundations, walls, retained façades, services, etc. that will be incorporated in the new building, shall be allocated to the appropriate building elements |
| Alterations and minor additions to adjacent buildings | Work to external works allocated to appropriate elements |
| Shoring and support to adjacent buildings (see 0.2 Major demolition work) |
8.8.2 Ancillary buildings and structures
Separate buildings provided as part of project.
| Includes | Excludes |
| Boiler houses, substations, fuel storage buildings and the like | Buildings analysed as separate buildings |
| External cooling towers | Prefabricated and minor shelters, storage facilities and the like (see 8.5 External fixtures) |
| Bin stores, bicycle stores | Supports, bases, fuel bunds, compounds and other builder’s work in connection with services (see 8.7 External Services) |
| Horticultural buildings | |
| Gatehouses | |
| Covered walkways and canopies |
8.8.3 Underpinning to external site boundary walls
| Includes | Excludes |
| Underpinning to site boundary walls | Underpinning to walls that are an integral part of the building being analysed (see 1.1 Substructure) |