CarShowrooms CM Mar07

ECONOMICS

A car is one of the most expensivepurchases a person makes andtodays showroom has animportant role in helpingcustomers make that decision.In an increasingly segmented

market, an outlet needs to cater for a range of clients and their needs.

In todays brand-driven society,cars and lifestyle overlap and thesales environment should reflect

the customers preferences.The scope of a car dealership

scheme is not limited to sales.After-sales service is an elementof the business model so aservice reception and a parts and

workshop facility are oftenlocated on a showroom site.

At prestige outlets, customersmay have access to refreshments,wireless or internet connectionsin coffee bars or lounges.

Car showrooms need to be located on highlyvisible sites with good access to maintransport routes and an eye-catchingfrontage. Display of the car range isparamount and the layout and orientation of sites and display areas will have a major impact on sales.

These considerations affect environmentalcontrol strategies, as not all buildings can beoriented to mitigate solar gain and heavilytinted solar control glass is not generallyconsidered for the main facade.

As part of the fit-out, additional space may be given over to financial servicescompanies providing loans, insurance and similar products.

The current trend is for a double-heightdisplay area with the main frontage in full-height glazing, making a design statementand providing high visibility. Glazing over 3mhigh does not qualify as a shopfront, whichmeans the solar gain component must beincluded in Part L calculations. Furthermore,double-glazed units must be specified, ratherthan the clear single-glazing typical ofshopfronts.

The building services standard is also high.Comfort cooling in customer areas is requiredto control solar gains in highly glazed areas.Showroom lighting which reinforces brandidentity, displays cars in the best light andcreates the right mood is a useful sales tool.

Many materials used in showroomconstruction, including cement, steel frame,

metal and glazed cladding and some buildingservices components, have been subject tovolatile price changes in the past two years,introducing added risk for developers andcontractors.

A further area of uncertainty relates to the introduction of Part L in 2006. For mostmotor dealerships, sustainability is not a majorbusiness driver, but delivering buildings thatmeet manufacturers design codes could be achallenge. Although occupancy-related coolingloads are not a major issue, loads related tosolar gain are.

Measures taken to mitigate loads, energyuse and carbon emissions include: Use of extended eaves, brise-soleil andcanopies to reduce solar gain, particularly on the main facade Use of rooflights to provide basic levels ofillumination without adding to cooling loads Enhanced insulation for solid cladding and roofs Lighting control Offsetting relatively high carbon emissionsin a mechanically cooled showroom across thetotal floor area of the scheme, which includesareas such as workshops with lower loads.

The European Block Exemption rules onfranchises influence the manufacturersspecification of finishes in such businesses.Finishes are typically of high quality, often with a stone tile floor and wall liningsystem. The showroom may also have abalcony or gallery.

Corporate branding by manufacturers isleading to a trend for standardised fixtures,fittings and equipment specified to meetcorporate identity standards that turnshowrooms into bespoke retail boxes. Thechoice of materials, such as timber flooring in lieu of tiling, is another way for amanufacturer to reinforce its visual image.

With the value of the stock on display,security is a major concern. Showrooms have comprehensive access control, alarmsand sophisticated CCTV. CCTV is locatedinternally and externally and uses infrared for night-time vision. It may feature movement tracking and link back to remotemonitoring centres. Some systems featureloudspeaker systems used by remotemonitoring teams to warn intruders that they are on camera.

Discreet physical security measures such as forecourt bollards and perimeter fencingare also necessary to prevent unauthorisedvehicle entry and exit, but must not interferewith customer views of vehicles on display.

The external works account for aconsiderable proportion of overallexpenditure. Forecourt sales and parking for various repairs and servicing functions arethe main cost drivers. The estimate must alsofactor in the costs of bypass separators andother effluent treatment solutions to minimisethe risk of any pollutant run-off, as well asexpenditure on branding, such as externallighting, flag posts and brand totems.

Those temples to the automobile can be lavish enterprises, with double-height glazing, blazinglights and costly stone floors. And thats before you even get into the realms of internet cafes and branded clothing. Maxwell Wilkes of Davis Langdon offers an unbeatable all-in price

Cost model Car showrooms

01 Introduction

02 Design considerations

10minicostmodelpmcs&.qxd 23/04/2007 11:37 Page 66

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For most developers of carshowrooms, design and build is the preferred procurementroute.

It is ideally suited because the typical showroom is neitherlarge nor complex. Employersrequirements can be issued at a relatively late stage of design,as far as RIBA Stage E, and willincorporate prescriptive designsand specifications for completionby the contractors team.

Design and build offers clientsthat are not professionaldevelopers the opportunity to usea manufacturers pre-determinedcorporate specifications andfinishes, while transferringdesign, commercial and

construction risk to thecontractor, obtaining costcertainty with a consistentquality finish.

For this, the client needs to use amended contracts that placeresponsibility for both theemployers requirements andcontractors proposals with the contractor.

Development of car showroomscan be undertaken by a numberof parties. The options availableare generally either freehold orsale and leaseback: Freehold: the financing of theshowroom is undertaken by thedealership, which then keeps it as an investment. This is thetraditional approach.

Sale and leaseback: thedealership develops and thensells the showroom andassociated assets to a financialinstitution, leasing it back for a specified period of time.This enables the dealership to release the capital tied up in the development andconcentrate on motor retailrather than on its property portfolio. The manufacturer: Theopportunity to develop issometimes determined by themanufacturer. Some supportdealerships by providinginformation regarding preferredsites, and give potential salesexpectations for the area. In some

cases, manufacturers prefer toact as their own developer,acquiring and developing a siteand then either renting it to thedealership or selling it into theinvestment market.

Showrooms are seen as secureinvestments, although mostmanufacturers offer franchisesfor five years rather than atypical building lease term of 15 years.

Dealerships obviously makestrenuous efforts to retainappropriate franchises,maintaining their facilities to a high standard and usuallyupgrading the fit-out every fiveyears alongside the renewal ofthe franchise.

03 Funding and procurement

High-quality tile flooring sets off the display models at the BMW dealership in High Wycombe


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04 New dealership trends

The cost model is based on a multi-franchisedealership at the higher end of the market. It comprises a new building subdivided into two double-height franchise displayshowrooms of 400m2 each, with additionaloffice and ancillary space giving a grossinternal floor area of 1,340m2.

The development is built on a brownfield site,which has previously been cleared.

The building has a reinforced in-situ concreteground-bearing slab, a steel frame with

reinforced concrete pads, a full-height glazedfront, aluminium cladding on the side walls and aluminium standing seam roofing. Eachshowroom has separate entrance doors forcustomers and vehicles.

There is full comfort cooling in all areas and the cost of fitting out this and the displaylighting is included. The external works consistof car parking, forecourt display area,landscaping and drainage.

The unit rates are derived from competitive

design-and-build tenders and are current at the first quarter of 2007, based on a South-east location. The building-only cost is1,221/m2.

The cost excludes franchise specified work,enabling works, demolitions, professional fees and VAT. Design fees are typically in the region of 12%.

Unit rates should be adjusted for thelocation, site conditions, programme andprocurement route.

06 Cost model

05 Planning

It can be difficult to obtainplanning permission for cardealerships. The Planning Portalguidance rulings often lead to the development of clusters ofshowrooms. The main concerns

when applying for planning are: Traffic movement. This peaks atthe start and end of the day, asvehicles are dropped off forservicing and delivery Location. The need to be highly

visible on major transport routesor close to town may mean theproposed site is not in the correctlocal planning zones The desire for the forecourts tobe illuminated for as long as

possible, especially relevant insuburban locations Adequate drainage facilitieswith the need for a trade effluentlicence, interceptors and treatingwaste products off site.

Changes to the European BlockExemption law, which governshow franchises are held andmanaged, has facilitated thegrowth in multi-franchising within a single dealership. Thesearrangements enable consumersto compare differentmanufacturers models on a single site.

The dealership tends to locatethe franchises in either co-located or adjacentshowrooms. This means the shellconstruction must be adaptableto the different specificationsdemanded by the manufacturers.

As a result, the size of somedealerships has increased up to a floor area of 3,000m2. A scheme of this size willaccommodate multiple franchisesand extensive workshops, tyre bays and so on.

An alternative approach has

been the use of boutique sites.These are small units positioned in city-centre retail sites or leisuredevelopments. Matching thelocation, the customer profile andthe correct brand of car are vitalfor success, off-setting highrental levels and developmentcosts against the opportunity totarget specific clients. Thesedevelopments sometimes exploitthe concept of coffee bars andbranded clothing ranges found on larger sites.

Not content with just selling acar, warranty and road tax,manufacturers and dealershipsare beginning to adopt theconcept of experiential retailing.Land Rover has established an adventure zone next toBluewater Park where customerscan purchase branded clothing, off-road adventure holidays andoff-road experiences.

This showroom is as glamorous and high-spec as the Maseratis it houses


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a Cost breakdown

Substructure 114,000 85.07 6.12

Excavation and disposal off-site: 320m3 @ 25Ground slab, footings, column bases, filling to levels: 1,060m2 @ 100

Frame and upper floors 113,400 84.63 6.08

Structural steelwork; UB and UC sections: 55tn @ 1,600Suspended concrete floor on permanent formwork: 280m2 @ 80Fire protection to steelwork: Item @ 3,000

Roof 73,900 55.15 3.97

Aluminium standing seam roof cladding, including purlins, trims, cappings, insulation: 1,190m2 @ 50Upstands: Item @ 2,000Mansafe system: 165m @ 75

Stairs 11,000 8.21 0.59

Precast concrete staircase handrails and balustrades: 2 nr @ 5,500

External walls, windowsand doors 291,000 217.16 15.61

Structural bonded glass to frontage with silicone joints and support, including automatic bi-parting entrance doors: 310m2 @ 500Coated aluminium double-glazed window system: 150m2 @ 375Aluminium louvres to glass frontage 1,500 projection; including support and brackets: 90m2 @ 300Entrance door for vehicles as integral part of glazing walling, including ironmongery and trimming: 2 nr @ 4,500Aluminium composite micro-rib profile wall cladding to sides and rear of showroom: 400m2 @ 80Steel fire escape doors: 3 nr @ 900Inner leaf of 140 blockwork: 200m2 @ 45

Internal walls and partitions 68,400 51.04 3.67

Metal stud partitions to showrooms including support, up to 8m high: 320m2 @ 65Metal stud partitions including skim finish to offices, to 3m high: 300m2 @ 45Plasterboard including skim finish to external walls: 400m2 @ 20Proprietary glazed partitions: 100m2 @ 225Disabled WC cubicles: 2 nr @ 800WC cubicles: 4 nr @ 50

Internal doors 19,100 14.25 1.02

Single softwood doors and frames; vision panels; stainless steel ironmongery: 10 nr @ 650Half-hour fire resistant single softwood doors and frames; vision panels; stainless steel ironmongery: 10 nr @ 800Double softwood doors and frames; stainless steel ironmongery: 2 nr @ 1,100Doors to storage, frame, ironmongery: 6 nr @ 400

Wall finishes 9,800 7.31 0.53

Emulsion paint finish to walls: 1,600m2 @ 5Vinyl wall lining or similar: 40m2 @ 45

Floor finishes 114,300 85.30 6.13

Reinforced screeds to showrooms; 100 thick: 800m2 @ 25Screeds to common areas; 75 thick: 540m2 @ 15Ceramic floor tiles to showroom areas, including skirtings: 800m2 @ 85Carpet tiling to office and circulation areas: 450m2 @ 20

Softwood skirtings: 300m @ 8Non-slip vinyl flooring to WC, including coved skirtings: 90m2 @ 35Entrance matting: 12m2 @ 300

Ceiling finishes 45,200 33.73 2.43

Plasterboard suspended ceiling on concealed grid: 920m2 @ 40Mineral fibre suspended ceiling: 420m2 @ 20

Furniture and fittings 6,000 4.48 0.32

Statutory signage to building (excludes corporate signage): Item @ 1,000Vanitory units: Item @ 2,500Kitchen units and miscellaneous fittings to mess room: Item @ 2,500

Sanitary fittings 5,500 4.10 0.30

WCs: 6 nr @ 300Wash hand basins: 6 nr @ 180Urinals, including side panel: 2 nr @ 200Shower tray: 1 nr @ 450Disabled toilet including WC, wash hand basin, grab rail and other fittings: 2 nr @ 900

Disposal installations 4,800 3.58 0.26

Waste, soil and vent pipework: Item @ 3,000PVCu rainwater installation: 220m @ 8

Hot and cold water installations 8,000 5.97 0.43

Cold water points: 20 nr @ 250Hot water points: 10 nr @ 300

Space heating air treatmentand ventilation 178,400 133.13 9.57

Gas-fired VRV comfort-cooling system, condensers, air-handling unit, ductwork, ceiling-void-mounted fan-coil units: 1,290m2 @ 135Toilet extract ventilation: Item @ 1,200Ventilation installations to non-comfort-cooled areas: Item @ 3,000

Electrical installation 135,900 101.42 7.29

Mains and sub-mains distribution: 1,340m2 @ 15Electrical supplies to mechanical plant: Item @ 3,500Lighting installation, luminaires and emergency lighting: 1,340m2 @ 40Showroom lighting, including all supply and installation of luminaires and wiring: 800m2 @ 60Small power: 1,340m2 @ 8

Gas installations 2,500 1.87 0.13

Incoming gas supply: Item @ 2,500

Lift installations 10,000 7.46 0.54

Six-person hydraulic lift serving two floors: 1 nr @ 10,000

Protective installations 37,500 27.99 2.01

Sprinklers: 1,340m2 @ 25Lightning protection: Item @ 2,000Earthing and bonding: Item @ 2,000

Communication installations 80,400 60.00 4.31

CCTV installations, internal and external: 1,340m2 @ 30Fire alarms: 1,340m2 @ 18

Total cost /m2 % gifa

Total cost /m2 % gifa


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/m 2 (gifa)

Option 1: Replace ceramic oor tiles with timber ooring 3.50

Option 2: Replace ceramic oor tiles with natural stone tile 17.50

Option 3: Add timber decking display to exterior 1.25

Option 4: Fairface blockwork in lieu of plasterboard 1.00

Option 5: 1600mm wide canopy in lieu of brise-soleil 9.00

52.6sthgilfoor gnicaf-htron %01 ddA :6 noitpO

Option 7: Replace timber brise-soleil with aluminium brise-soleil 4.00

Option 8: Use of high-performance solar 00.11ssalg

Intruder detection and security alarm, disabled toilet alarm,

panic buttons: 1,340m 2 @ 10

Containment for communications: 1,340m 2 @ 2

Specialist installations 26,800 20.00 1.44

BMS controls: 1,340m 2 @ 20

Builders work in connection 18,000 13.43 0.97

Forming holes and chases etc, allowance @ 3.5%: Item @ 18,000

60.4106.591001,262seiranimilerP

Management costs, site establishment and site supervision. Contractors

preliminaries, overheads and prot @ 15%: Item @ 206,100

Testing and commissioning of building services installations: Item @ 15,000

Allowance for contingencies @ 3%: Item @ 41,000

Total construction cost67.78 88.022,1000,636,1 ylno gnidliub

(/m 2 rate based on gifa)

12.703.001004,431 skrow etiS

Clearing site vegetation, excavate top soil, hardcore base for

external works: 2,000m 2 @ 5

Excavate to reduce levels and disposal o site: 600m 3 @ 20

Hardcore base: 2,000m 2 @ 5

Dense macadam paving: 600m 2 @ 35

Line markings for disabled parking bays: 4 nr @ 30

Soft landscaping bushes and planters: 50m 2 @ 30

Hard landscaping including concrete block paviours, kerbing and

speed humps: 1,350m 2 @ 45

Protective items including bollards, security fencing and gates:

Item @ 14,000

Foundations and BWIC for brand sign: 2 nr @ 2,500

35.143.12006,82eganiarD

Manholes precast concrete not exceeding 1m deep: 3 nr @ 700

Manholes precast concrete not exceeding 2m deep: 1 nr @ 1,000

Petrol interceptor: 1 nr @ 5,500

Drainage pipes, including clay pipes for storm and foul water drainage:

Item @ 20,000

External services 30,000 22.39 1.61

External feature lighting: Item @ 10,000

External lighting generally: Item @ 10,000

External services including service trenches, metre boxes and cable draw

pits: Item @ 10,000

39.178.62000,63seiranimilerP

Management costs, site establishment and site supervision. Contractors

preliminaries, overheads and prot @ 15%: Item @ 30,000

Allowance for contingencies @ 3%: Item @ 6,000

Total external works cost(/m 2 based on gifa) 229,000 170.90 12.28

Total construction cost building and external works 1,865,000 1,391.78 100 (/m 2 rate based on gifa)

b Additional costs

c Location factors

The cost breakdown is based on price levels current in the South-eastand should be adjusted by the following location factors for schemesin other regions

70.1nodnoL rennI

40.1nodnoL retuO

89.0tsew-htuoS

East Midl 49.0sdna

West Midlands 0.95

89.0ailgnA tsaE

Yorkshire and Hu mberside 0.98

39.0tsew-htroN

Northern 0.98

Scotland 0.98

Wales 0.91

Northern Ireland 0.76

a Cost breakdown continued

Total cost /m 2 % gifa

Previously 16 Feb Lead times;

The tracker23 Feb International costs02 March Cost model update

Coming up 16 March The tracker;

International costs23 March Cost update30 March Sustainability

Data toolkitBuildings database of cost data is an essential resource for anyonein the business of procuring buildings. There is an extensive archiveof cost models, market forecasts, whole-life costings, specialistcosts, procurement and sustainability articles and many morebesides.To gain access to all this information, seewww.building.co.uk/datatoolkit

We would like to thank Davis Langdons Motor Retail group for theiradvice in the preparation of this cost model

07 Acknowledgments


Capital Allowances Tax Reliefs

RemediationIn any motor retail construction project there will be a number of areas in which cost savings can be generated through the availability of tax reliefs. To start with, where an existing building is acquired, or it is a re-use of previously developed land, there may be remediation reliefs to be claimed that contribute towards the clean up cost of any contamination. The value is calculated as 150 per-cent of the total cost of the remediation and all associated costs and can, therefore, become a valuable turn-key to a site.

Fixed Plant and MachineryIn the construction of a motor retail premises there will be elements of the build cost which qualify for fixed plant and machinery allowances. These are generally the systems which form part of the fit-out cost, such as heating, hot water, fire alarms, toilets and potentially the display fittings related to the showroom area and can add up to a significant amount of tax relief. For the 2007-8 financial year, small and medium enterprises will benefit from 50 per-cent and 40 per-cent first year allowances respectively, however, there has been considerable change in the 2007 Budget and it appears there are advantages to claims made before the system changes in April 2008. Any dealership group with either unanalysed past expenditure from previous years, or new projects that will complete this year, will benefit from preparing any potential claims before that time.

SustainabilityOne effect of the coming changes in plant and machinery allowances is to emphasise the benefits of Enhanced Capital Allowances. If qualifying elements of the plant and machinery are low carbon emission or low energy consuming, the rate of incentive is increased to a 100 per-cent first year allowance. Thus the entire cost, including installation, can be written off against tax in the year the expenditure is incurred. The requirement to specify approved equipment should form part of the M&E Consultants instructions. The full list of qualifying equipment can be accessed at www.ega.gov.uk.

Pre-planning AllowancesWhere say, 25 per-cent of a build cost might be set against tax, to a 30 per-cent taxpayer this will represent a 7.5 per-cent cost saving over time. It is well worthwhile seeking input on allowances at design stage, so that allowances can be optimised and risks of any disqualification reduced. The true bottom line cost of the dealership can also be identified and this may provide valuable support for a viability analysis or funding proposal.

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Europe & Middle East | Office Locations

England

Davis Langdon London MidCity Place 71 High Holborn London WC1V 6QS T: (020) 7061 7000 F: (020) 7061 7061 [email protected]

Birmingham 75-77 Colmore Row Birmingham B3 2HD T: (0121) 710 1100 F: (0121) 710 1399 [email protected]

Bristol St Lawrence House 29/31 Broad Street Bristol BS1 2HF T: (0117) 927 7832 F: (0117) 925 1350 [email protected]

Cambridge 36 Storeys Way Cambridge CB3 ODT T: (01223) 351 258 F: (01223) 321 002 [email protected]

Leeds No 4 The Embankment Victoria Wharf Sovereign Street Leeds LS1 4BA T: (0113) 243 2481 F: (0113) 242 4601 [email protected]

Liverpool Cunard Building Water Street Liverpool L3 1JR T: (0151) 236 1992 F: (0151) 227 5401 [email protected]

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Peterborough Clarence House Minerva Business Park Lynchwood Peterborough PE2 6FT T: (01733) 362 000 F: (01733) 230 875 [email protected]

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Spain

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Bahrain

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United Arab Emirates

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Qatar

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Egypt

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Davis Langdon LLP is a member firm of Davis Langdon & Seah International, with offices throughout Europe and the Middle East, Asia, Australasia, Africa and the USA.

Documents

CarShowrooms CM Mar07