Practice Notes

Download Document - (Opens in a new window)

Approved for Publication 24.05.2007 (R)

PUBLIC BUILDINGS Committee

Practice Note 18

REVALUATION 2005

Valuation of Ambulance Stations

1.0 INTRODUCTION

This practice note covers the various types of ambulance station that now exist. These vary from the traditional station having a mix of crew, office and garaging accommodation to the more modern versions which tend to have less in the way of garage and workshop areas. The practice note also covers ambulance control centres that are almost exclusively of office type finish.

2.0 BASIS OF VALUATION

Where ambulance stations are located on industrial estates or in close proximity to other property of a similar character and size it may be appropriate to value them on the comparative principle in accordance with local evidence. Where this is not the case it is recommended that the Contractor's Basis of valuation should be used. It is this method which the practice note will now go on to consider.

3.0 SURVEY AND MEASUREMENT

Building areas should be calculated on a gross external basis for each floor. Attic floor accommodation should be calculated on a gross internal basis excluding any area under 1.5 metres in height. The internal finish of the buildings should be noted and the area of the garage or workshop accommodation should be separately calculated. The total site area and areas of car parks, roadways and soft landscaping should also be determined.

4.0 BUILDING COSTS

No up to date cost evidence was available in respect of new ambulance stations. Costs used at the 2000 Revaluation were updated in terms of the BCIS “all in” Tender Price Index as recommended in Basic Principles Committee Practice Note 2 (Contractor's Basis Valuations).

5.0 METHOD OF VALUATION

Buildings should be valued in accordance with Basic Principles Committee Practice Note 2. Recommended unit cost rates are noted below. The recommended rates exclude professional fees, site and site finishes.

External works should be valued in accordance with Public Buildings Committee Practice Note 4 (Contractor's Basis Valuations External Works Costs, Allowances and Land Value).

Adjustments in respect of contract size and additions for professional fees should be made in accordance with the recommendations contained in Basic Principles Committee Practice Note 2.

The estimated replacement cost and the adjusted replacement cost should be derived as indicated in Sections 6 and 7 below.

6.0 ESTIMATED REPLACEMENT COST

6.1 Unit Cost Rates

The following unit cost rates per square metre should be applied to the adjusted gross external effective area to arrive at the estimated replacement cost. Where it is found that the specification falls below that described in “Standard” an allowance of up to 20% may be granted. The effective area should be determined by taking office and staff areas at unity, garage, workshop and stores areas by a factor of 2/3 and canopy areas at 1/3.

1.	Standard
	External structure of either blockwork with drydash finish or steel framed with blockwork dado and profiled metal sheeting to eaves. Roof covering supported on the frame will be of profiled metal sheeting. Internally flooring of concrete. All partitions will be of plasterboard finish. Artificial lighting by fluorescent lights. Heating either by electric panels or boiler system to panel radiators. Adequate locker and toilet facilities for staff. Garage/canopy will be of similar standard of construction to main building.	£900

2.	Good (including Control Centres)
	External structure will be of either facing brickwork/blockwork or steel framed with similar finish. Roof will be of tiled/slated finish. Internally flooring will be of concrete with floated timber finish. All partition walling will be of plasterboard. Ceilings will generally be of acoustic tile finish and incorporate good artificial lighting. Heating will be of panel radiators from a gas/oil powered boiler. All internal finishes will be of a high standard. A high standard of locker/toilet facilities for staff with ceramic tile finish to walling and quarry tiled finish to floor. Garage/canopy will be of a similar standard of construction to main structure.	£1150

6.2 Plant and Machinery

The building specification includes heating and lighting. Any additional rateable items of plant and machinery will be valued by application of the Contractor's Basis of valuation with reference to guidance and replacement costs contained in the SAA/VOA Rating Cost Guide.

6.3 Site Finishes

Site finishes should be valued in accordance with Public Buildings Committee Practice Note 4.

6.4 Fees and Contract Size

Additions for fees and adjustments for contract size should be made to the total estimated replacement cost derived from steps 6.1 to 6.3 in accordance with Basic Principles Committee Practice Note 2.

7.0 ADJUSTED REPLACEMENT COST

7.1 Age and Obsolescence

Age and obsolescence allowances should be applied to the ERC derived above in accordance with the table in Basic Principles Committee Practice Note 2 and Public Buildings Committee Practice Note 4.

8.0 LAND

Land values should be determined by reference to local evidence.

9.0 DECAPITALISATION RATE

The appropriate statutory decapitalisation rate should be used .

10.0 END ALLOWANCE

The valuer may, at this stage, consider any factors which affect the subjects as a whole and which have not been accounted for at other stages.

Download Acrobat Reader - (Opens in a new window)