area referencing report lf2792

AREA

REFERENCING

REPORT

LF2792

Earley East

300 Thames Valley Park Drive

READING,

RG6

TABLE OF CONTENTS

Contents

Report Issue Status _____________________________________________________________________________

Survey Report __________________________________________________________________________________

Schedules ________________________________________________________________________________________

Reference Plans __________________________________________________________________________________

Floors Measured

Roof _____________________________________________________________________________________________

Second ___________________________________________________________________________________________

First ______________________________________________________________________________________________

Ground ___________________________________________________________________________________________

AREA REFERENCING REPORT - JOB REF: LF2792

Page 1

Report Issue Status

ISSUE DATE ISSUED STATUS CHANGE

A May 2020 ORIGINAL


Page 2

Survey Report

1. INTRODUCTION

This Net & Gross Internal Area survey was undertaken by Lane & Frankham in May 2020 in accordance

with the guidelines as described in the Sixth Edition (September 2007) of the Code of Measuring

Practice, published by the Royal Institution of Chartered Surveyors. The office elements were also

measured in accordance with The RICS Professional Statement: The RICS Property Measurement 2nd

edition, Effective May 2018, incorporating the International Property Measurement Standard (IPMS).

IPMS 3-Office Definition

The floor area available on an exclusive basis to an occupier, but excluding standard facilities and

shared circulation areas, and calculated on an occupier-by-occupier or floor-by-floor basis for each

building.

Standard facilities are those parts of a building providing shared or common facilities that typically do

not change over time, including for example stairs, escalators, lifts/elevators and motor rooms, toilets

cleaners’ cupboards, plant rooms, fire refuge areas and maintenance rooms.

The measurement was undertaken by Lane & Frankham’s representative at the date of survey, under

site conditions at that time and in line with Lane & Frankham’s standard conditions of contract.

2. SCOPE OF WORKS

Internal area measurements were required for all levels of the building.

The areas measured were as found on site, in accordance with the Measuring Codes. Lease plans, with

demise areas outlined, were unavailable.

3. SITE SURVEY

Measurements were taken to the internal face of perimeter walls and to the face of walls enclosing

toilets, stairs and other core areas. Where these were not accessible, professional estimations may

have been made based upon the location of these walls on adjacent floors and/or on information

contained on supplied drawings.


Page 3

A total station electronic theodolite was used to observe the geometrical framework of the building.

The bearings and distances are automatically stored into linked data loggers and later downloaded

directly to tablet computers equipped with CAD drawing applications.

Dimensions, using a steel tape and “Leica Disto” laser device, were taken between turning points

around the walls. These were recorded manually on sketches or tablet computers, together with

overall distances and, where necessary, diagonals and check measurements.

4. AREA CALCULATION

Site survey work and corresponding accuracy levels are constrained by the methods adopted to

capture relevant site data given the nature of access afforded and the time allocated to complete the

work.

All site observations and dimensions were checked using in-house computer technology and any

discrepancies exceeding the required tolerance were, if necessary, verified on site.

Modern CAD systems were used to construct accurate internal area drawings from the observed

data and then to determine area values from these plans, which are scaled for presentation purposes

on the area reference drawings.

The drawings have been retained as digital CAD files comprising accurate data of area extents and

configurations.

5. REPORT PRODUCTION

This report includes copies of:

Schedules of Internal Areas

Internal Area Plans - showing the extent of the area measured, identifying specific areas of

inclusion/exclusion and quoting area values in square metres and square feet.

6. QUALITY CONTROL

All figures and drawings are checked as part of the Lane & Frankham standard works procedures and

in accordance with the Frankham Group Company (FCG) accreditation to BS EN ISO 9001:2000

NET INTERNAL AREAS (NIA)

FLOOR USE AREA AREA

NIA sq m sq ft sq m sq ft sq m sq ft

Second Office A 2365.8 25465 Internal Dominant Face 26.7 287

Office B 15.0 161 Structural Features 6.0 65

Storage 5.6 60

Total 2386.4 25686

First Office A 773.3 8324 Common Access 94.6 1018

Office B 1431.6 15410 Internal Dominant Face 22.6 243

Storage 5.5 59 Structural Features 6.8 73

Total 2210.4 23793

Ground Office A 769.1 8279 Common Reception 193.4 2082

Office B 1412.8 15207 Internal Dominant Face 24.4 263

Total 2181.9 23486 Structural Features 6.7 72

TOTAL 6778.7 72965

GROSS INTERNAL AREAS (GIA)

FLOOR USE AREA AREA

GIA sq m sq ft sq m sq ft sq m sq ft

Roof 232.5 2503

Second 2648.2 28505

First 2555.0 27502

Ground 2792.6 30059

TOTAL 8228.3 88569

SUMMARY OF INTERNAL AREAS

EXCLUDED AREASINCLUDED AREAS

INCLUDED AREAS EXCLUDED AREAS

EARLEY EAST, 300 Thames Valley Park Drive, READING, RG6

International Property Measurement Standard

FLOOR USE AREA AREA

IPMS-3 sq m sq ft sq m sq ft sq m sq ft sq m sq ft

Second Office A 2398.1 25813 Internal Dominant Face 26.7 287


Storage 5.6 60

Total 2419.1 26039

First Office A 785.0 8450 Common Access 97.6 1051 Internal Dominant Face 22.6 243


Storage 5.5 59

Total 2239.8 24109

Ground Occupant A 781.5 8412

Occupant B 1431.5 15409 Internal Dominant Face 24.4 263

Total 2213.0 23821 Common Reception 240.9 2593 Structural Features 6.7 72

OVERALL TOTAL 6871.9 73969 Component Total 0.0 0 Exclude Total 338.5 3644 Limited Use Total 93.2 1003

SUMMARY OF INTERNAL AREAS

EARLEY EAST, 300 Thames Valley Park Drive, READING, RG6

LIMITED USE AREASINCLUDED COMPONENTS EXCLUDED AREAS

Pla

nt

Sta

irsPlant

Plant

Plant

C A R P A R K

T H A M E S V A L L E Y P A R K D R I V E

S E

R V

I C

E

R O

A D

EARLEY EAST300 Thames Valley Park Drive, READING, RG6

Dwg No. LF2792-AREA-R

This drawing indicates the extent of the areas quoted,produced to an accuracy commensurate with standardpresentation scales. It is held in a scaled digital CAD format.

Notes:

Scaled for presentation - 1:500 @ A3Issue A May 2020

Roof

2503 sq ft232.5 sq mGIA

&

[email protected] / +44(0)20 3714 7063 / www.laneandfrankham.com

Gross Internal Area

A dashed line denotes assumed - inaccessible due to fit out.

X.XX Finished Floor to Ceiling Height (Metres)

AREA PLAN

IDF (Typical)

Structure (Typical)

2.86

2.89

Office B

15.4 sq m166 sq ft

15.0 sq m161 sq ft

IPMS3 NIA

Office A

2398.1 sq m25813 sq ft

2365.8 sq m25465 sq ft

IPMS3 NIA

Common Reception

Circulation

C A R P A R K


S E

R V

I C

E

R O

A D

Storage

5.6 sq m60 sq ft

5.6 sq m60 sq ft

IPMS3 NIA


IPMS3 Office Area

Dwg No. LF2792-AREA-2


Notes:


IPMS 3 26039 sq ft2419.1 sq m

65 sq ft

LIMITED USE AREAS

Second Floor

Net Internal Area

NIA 25686 sq ft2386.4 sq m

The following have been EXCLUDED from the TOTAL NIA:


Structure

287 sq ft

6.0 sq m

Internal Dominant Face (IDF) 26.7 sq m

The following are 'Limited Use Areas' within the IPMS3 - Office area:

&


Gross Internal Area



AREA PLAN

65 sq ftStructure

287 sq ft

6.0 sq m


IDF (Typical)

Structure (Typical)

2.87

2.87

Office A

785.0 sq m8450 sq ft

773.3 sq m8324 sq ft

IPMS3 NIA

Office B

1449.3 sq m15600 sq ft

1431.6 sq m15410 sq ft

IPMS3 NIA

Common Access

Circulation

C A R P A R K


S E

R V

I C

E

R O

A D

Storage

5.5 sq m59 sq ft

5.5 sq m59 sq ft

IPMS3 NIA


IPMS3 Office Area

Dwg No. LF2792-AREA-1


Notes:


IPMS 3 24109 sq ft2239.8 sq m

73 sq ft

LIMITED USE AREAS

First Floor

Net Internal Area

NIA 23793 sq ft2210.4 sq m



Structure

243 sq ft

6.8 sq m



&


Gross Internal Area



AREA PLAN

Common Access (IPMS) 97.6 sq m

Excluded Areas

The following are EXCLUDED from the IPMS 3 - OFFICE Area:

1051 sq ft

Common Access (NIA) 94.6 sq m 1018 sq ft

73 sq ftStructure

243 sq ft

6.8 sq m


IDF (Typical)

Structure (Typical)

2.88

2.87

Tenancy A

781.5 sq m8412 sq ft

769.1 sq m8279 sq ft

IPMS3 NIA

Tenancy B

1431.5 sq m15409 sq ft

1412.8 sq m15207 sq ft

IPMS3 NIA

Common Reception

Circulation

PlantToilets

C A R P A R K


S E

R V

I C

E

R O

A D


IPMS3 Office Area

Dwg No. LF2792-AREA-G


Notes:


IPMS 3 23821 sq ft2213.0 sq m

72 sq ft

LIMITED USE AREAS

Ground Floor

Net Internal Area

NIA 23486 sq ft2181.9 sq m



Structure

263 sq ft

6.7 sq m



&


Gross Internal Area



AREA PLAN

Common Reception (IPMS) 240.9 sq m

Excluded Areas

The following are EXCLUDED from the IPMS 3 - OFFICE Area:

2593 sq ft

Common Reception (NIA) 193.4 sq m 2082 sq ft

72 sq ftStructure

263 sq ft

6.7 sq m


area referencing report lf2792

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