The Design Development Protocol for PFI Schemes - Epos

The Design Development 

Protocol for PFI Schemes 

Revision 1 

August 2004

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Public Private Partnerships in the NHS: The Design Development 

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DH and NHS Estates 

31st August 2004 

Trusts undertaking PFI schemes and bidding Consortia 

#VALUE! 

First published in 2001, this version has been updated in the light of 

revised PFI procurement process guidance. It continues to represent 

an agreed approach to the design development process and focuses 

on the information that is required to be generated, shared and 

finalised between the Trust and bidders at each stage of the PFI 

process up until Financial Close. 

N/A 

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Design Development Protocol for PFI Schemes - January 2001 

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Protocol to be observed by PFI schemes at pre ITN stage 

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Implementation from date of publication 

Stephen Purden RIBA 

NHS Estates 

1, Trevelyan Square 

Boar Lane, Leeds 

LS1 6AE 

0113 2547238 

steve.purden@dh.gsi.gov.uk 

0

Public Private Partnerships 

in the NHS – 

The Design Development 

Protocol for PFI schemes 

Revision 1 – August 2004

The Design Development Protocol for PFI schemes 

© Crown copyright 2004 

2

Revision 1 – August 2004 

Contents Page 

1 Introduction 4 

Summary of the Design Development Process 

2 Invitation to Negotiate (ITN) – information to be provided by the trust 6 

Output specification – whole development statement 

Output specification – clinical/departmental policies 

Output specification – architectural – design exemplar solution 

Output specification – engineering, structural and civil 

Output specification – non-clinical services 

Output specification – equipment schedules and scope 

Supporting information to be supplied by the trust 

3 Information to be supplied by Bidders at PITN 15 

4 Information to be supplied by Bidders at FITN 16 

Health planning and architecture 

Engineering services 

Other information 

5 Design sign-off – pre-Financial Close 21 

Trust review of design data 

Review for clinical functionality 

Appendices 23 

APPENDIX A – Standards and guidelines relevant to design and construction 

APPENDIX B – NHS equipment group classifications 

APPENDIX C – PITN pricing pro-forma 

APPENDIX D – Capital cost model FITN 

APPENDIX E – Capital and developmental costs cash flow FITN 

APPENDIX F – Life-cycle costs FITN 

3


1. Introduction 

1.1 The Design Development Protocol (“the Protocol”), 

was first published in January 2001. This updated version 

has been developed through a series of discussions between 

the Department of Health, NHS Estates, NHS 

trusts, the Health and Safety Executive, the Royal 

Institute of British Architects and the Major Contractors 

Group (“MCG”). It represents an agreed approach to the 

design development process as it moves through the 

stages of bidding, selection of preferred bidder and 

ultimate acceptance of the selected bidder’s design. 

1.2 The Protocol supports the revised procurement 

process detailed in the Department of Health’s Private 

Finance Initiative (“PFI”) guidance documents: “Improving 

the PFI Process”; “New Standard Preliminary Invitation to 

Negotiate”; “New Standard Pre-Qualification Questionnaire”; 

“New Standard Output Specifications”; “The Standard 

Form of Project Agreement”; “The New Standard 

Payment Mechanism”. These are published on the 

Department’s website at http://www.dh.gov.uk/ 

ProcurementAndProposals/PublicPrivatePartnership/ 

PrivateFinanceinitiative. 

1.3 The Protocol should be observed by all NHS organisations 

undertaking a PFI scheme; this applies equally to 

NHS Foundation Trusts who wish to obtain a “Deed of 

Safeguard” from the Secretary of State for Health. (An 

NHS trust is used as the example throughout this 

document, referred to simply as “the trust”.) The 

exceptions are those schemes whose Invitation to 

Negotiate (“ITN”) was issued prior to publication of this 

Protocol. These schemes may adopt the Protocol at their 

discretion or otherwise continue with the process set out 

in the ITN. 

1.4 Private Sector Bidders should also be required to 

comply with the Protocol as part of their bid. 

1.5 The Protocol relates to the design development 

process only. 

1.6 The objectives of the design development process 

are: 

1.6.1 to ensure that the process results in a clearly 

understood set of proposals that address the 

trust’s need, form a robust basis for selection of 

Preferred Bidder and define the level of detail 

required by all parties in order to enter into contractual 

commitments; 

4 

1.6.2 to ensure that the process does not impose unnecessary 

burdens, in terms of time and cost, on 

either the trust or the bidders; 

1.6.3 to avoid unforeseen changes after the selection of 

a Preferred Bidder in the project proposals and/or 

the capital cost due to: 

• any misunderstandings regarding the nature, 

quality or methodology of the scheme proposed; 

• the proposals not being coherent and deliverable; 

or 

• the trust changing or refining its requirements; 

and 

“ 

The Protocol does not, 

is not intended to and (by 

definition) cannot allocate 

or transfer risks which as a 

matter of law cannot be 

transferred 

” 

• to establish clearly the trust’s rights of sign off 

on design and the consequent allocation of 

design risk. 

1.7 The Protocol does not, is not intended to and (by 

definition) cannot allocate or transfer risks which as a 

matter of law cannot be transferred. For example, trusts 

retain certain health and safety obligations in relation to 

the Health and Safety at Work etc Act. 

1.8 It is essential that trusts recognise and comply with 

Office of Government Commerce (OGC) Construction 

Procurement Guidance No 10 “Achieving Excellence 

through Health and Safety” published at http://www.ogc. 

gov.uk. The Government’s Procurement Policy is that all 

public procurement is to be based on Value for Money. 

Value for Money is the optimum combination of whole-life 

cost and quality to meet the users’ requirements. Trusts’ 

actions have a direct impact in contributing to the 

achievement of this policy and they must demand that 

the health, safety and welfare of those who work in the 

construction industry are given the highest priority from 

the very beginning of the project.

1.9 Trusts must also recognise their duties as clients as 

defined in the Construction (Design and Management) 

Regulations 1994 (CDM). These duties commence at the 

outset of the project before ITN. Trusts should seek advice 

on the detailed application of the regulations. 

Summary of the design development process 

1.10 The focus of the Protocol is the information that is 

required to be generated, shared and finalised between 

the trust and bidders at each stage in the process up until 

Financial Close. Typically, the process will consist of the 

following stages: 

1.10.1 the submission of bidders’ responses to the Preliminary 

Invitation to Negotiate (“PITN”) followed 

by an evaluation of the responses and 

subsequent selection of shortlisted bidders; 

1.10.2 the submission of responses by shortlisted bidders 

to the Final Invitation to Negotiate (“FITN”) 

and subsequent refinement of those responses 

up to selection of a Preferred Bidder; and 

1.10.3 the development of the design by the Preferred 

Bidder and acceptance, or “sign off”, by the trust 

prior to Financial Close. 

1.11 The Protocol is set out in accordance with these 

three main stages (although for post-contract purposes 


the trust and preferred bidder must still agree Revisable 

Design Data in accordance with the Standard Form 

Contract). 

1.12 For trusts wishing to follow the 3:1 procurement 

process, the PITN and FITN combine as a single ITN. 

1.13 In order to enable the bidders to prepare their 

proposals within the allocated time periods for both PITN 

and FITN, trusts should ensure that the design brief 

issued at the start of each stage is robust and has clinical 

sign-off. Changes to the brief should not be made in the 

middle of any stage unless there are exceptional circumstances. 

It is important for trusts to ensure that there is a 

clear methodology for costing potential changes once a 

Preferred Bidder is appointed. 

1.14 Prior to the selection of the Preferred Bidder the 

trust will require that the bidder provide written confirmation 

of the fixed price that it submitted in response to 

the FITN, and that only those issues as specified in the 

preferred bidder letter are open to further negotiations. 

1.15 This document was last updated in July 2004 and 

will continue to be reviewed periodically and updated as 

necessary. 

5


2. Invitation to negotiate 

2.1 In advance of committing a scheme to the market, 

Trusts should have developed a robust set of proposals 

that makes up the Public Sector Comparator (“PSC”). 

These proposals will have formed the basis of the 

approved Outline Business Case (“OBC”). The level of 

technical and design content of the PSC should be 

agreed with NHS Estates in advance of the OBC 

development. Guidance on the design and estates 

aspects of the PSC is being developed by an NHS 

Estates working group. In formulating the PSC, trusts 

should appoint technical advisors, including healthcare 

planners, who would be responsible for developing a 

robust brief that meets clinical and service needs. This 

should entail direct engagement with trust clinical staff 

who should take ownership of the scheme from initiation 

throughout the process. Trusts will be required to 

demonstrate clinical and user involvement in the design 

development process 

2.2 When the process adopts a staged ITN, the PITN 

will be a draft or abbreviated form of the FITN document. 

(Section 2 of “Public–Private Partnerships in the NHS: 

The Private Finance Initiative”; paragraph 5.56). 

2.3 Technical advisers should be able to demonstrate 

real experience in scheme delivery. A traditional design 

team, comprising architects, engineers and quantity 

surveyors, may produce more benefits than a firm of 

“generic” technical advisors. The technical advisors 

should be responsible for taking the clinical brief and 

developing a design exemplar which is affordable, 

deliverable, and reflects the design quality now expected 

of Public Buildings (ref. “Better Public Buildings”, October 

6 

Preferred bidder artist’s impression, Southern Derbyshire 

“ 

a traditional design 

team, comprising 

architects, engineers and 

quantity surveyors, may 

produce more benefits than 

a firm of ‘generic’ technical 

advisors 

” 

2000). The advisors should provide architectural, structural 

and building engineering output specifications and 

an indication of the trust’s aspirations in regard to, for 

example, architectural treatment, landscaping, internal 

spatial quality, response to urban context; and should 

include consideration of the Achieving Excellence in 

Design Evaluation Toolkit agenda. 

2.4 In accordance with the CDM Regulations 1994, 

trusts should appoint a Planning Supervisor at or before 

the start of initial design work. The Planning Supervisor’s 

main responsibility is to ensure that all those who are 

carrying out preliminary design work on the project collaborate 

and pay attention to the need to reduce risk 

wherever possible. The Planning Supervisor should have 

a thorough knowledge of the design process and sufficient 

experience in the size and complexity of the specific 

project. The Planning Supervisor should notify HSE of the 

project once appointed.

Information to be provided by trusts 

2.5 The information provided by the trust in the ITN 

must be sufficiently well progressed to enable the private 

sector to rapidly develop their proposals. Therefore the 

information provided should be sufficiently robust to allow 

bidders to provide a response that will enable the trust to 

evaluate and select the shortlisted bidders. At the ITN 

(PITN) stage the trust should provide the information 

detailed below: 

2.5.1 the trust’s healthcare philosophy; 

2.5.2 output specifications in the following areas: 

• whole development statement; 

• clinical output specifications including Whole 

Hospital and Departmental Clinical Operational 

Policies; 

• functional content and schedules of accommodation; 

• architectural output specifications including a 

Design Exemplar Solution; 

• civil, structural and engineering services 

output specifications; 

• non-clinical output specifications (for example 

FM services etc); 

• details of existing supply contracts and their 

effect on the design; 

• equipment output specification including IM&T 

and proposed procurement path; and 

Preferred bidder artist’s impression, Southern Derbyshire 

• statement of intent with respect to ecologically 

sustainable design. 

2.6 The trust should provide details of the design 

evaluation criteria such as AEDET (Achieving Excellence 

Design Evaluation Toolkit) and NEAT (NHS Environmental 

Assessment Toolkit) – see Appendix A. 

Output specification – whole development 

statement 

2.7 The whole development statement will contain 

comprehensive requirements for the project. It should 

include, where relevant, the following: 

2.7.1 site constraints; 

2.7.2 design vision statement; 

2.7.3 essential departmental and clinical dependencies 

and relationships; 

2.7.4 desired departmental and clinical dependencies 

and relationships; 

2.7.5 town planning issues. These might include, 

among other matters: 

• car parking provision; 


• vehicular and pedestrian movement; and 

• environmental issues (the outcome of any 

Environmental Impact Analysis the trust has 

been required to carry out); 

2.7.6 key policy statements developed from the Controls 

Assurance standards and other sources. 

7



Output specification – clinical departmental 

policies 

2.8 A clinical output specification should be prepared 

for each clinical area of the project. As far as possible 

these specifications should be completed in a consistent 

format. A guide template is presented below: 

Architectural output specification – design 

exemplar solution 

2.9 The design exemplar is intended to represent a 

quality benchmark against which the bidders’ proposals 

will be measured. The exemplar will demonstrate the 

aspirations of the trust in terms of graphical and technical 

TEMPLATE FOR CLINICAL SERVICE/DEPARTMENTAL SPECIFICATIONS 

HEADING INFORMATION COVERED 

Scope of Service • Description of Service; 

• Catchment Population; 

• Exclusions from Services covered 

8 

representations of the PSC. It is not intended to constrict 

the bidders’ proposals to a particular solution. The 

intention is to provide an advanced level of briefing that 

will enable the bidders’ response to be more advanced in 

terms of understanding than would normally be the case. 

The trust may wish to issue more detailed scheme 

layouts and proposals or, alternatively, specific studies of 

key critical areas depending on the nature of the scheme 

and the trust’s particular requirements. Such briefing 

information acts as a guide and may include: 

2.9.1 options considered in terms of functional relationships 

expressed as a diagrammatic analysis; 

2.9.2 Development Control Plan at 1:1000 scale; 

Activity Indicators • Current Service Activity (eg FCEs/OPD attends/treatments per annum); 

• Models of Care; 

• Work patterns – noting seasonal/gender/timing patterns of service delivery; 

• Service Trends; 

• Projected Activity 

Functional Content • Size of Department (eg beds/consulting/exam rooms/number of theatres etc); 

• Details of IM&T service requirements 

Functional Relationships • Key departmental adjacencies noting whether they are essential, important, desirable 

or not desirable 

Operational Policies • Hours of Operation; 

• Staff Numbers; 

• Operational Processes/Workflow Patterns; 

• Occupancy Pressures; 

• Reference to other specifications 

Supporting Services • Interrelationship of department/ service with other clinical services (eg Pharmacy/ 

Rehabilitation/Medical Physics/Labs etc); 

• Interrelationship of department/service with other non-clinical services (eg Catering/ 

On-call/Linen/Supplies/Disposal/Portering/Cleaning etc); 

• Arrangements for staff (eg education, beverage breaks/ meals, staff change etc). 

Facility Requirements • List of the facility requirements needed to undertake the service; 

• Schedule of areas; 

• Note of the key equipment requirements needed 

Description of Accommodation • Description of the function and relationship between key rooms within the department; 

• Note of main and significant equipment 

Environmental and Service Requirements • Key building and engineering requirements eg levels of sterility, medical gases, natural 

light and ventilation requirements telephones/ call systems etc 

Specific Design Guidance • Reference to any key design guidance eg Ionising Radiation Protection Regulations 

1999 etc

2.9.3 block departmental relationship plan at 1:500 

scale; 

2.9.4 urban design principles, including: 

• approach to wider context beyond the site 

boundary; 

• transport issues; 

• hard and soft landscaping strategy; 

• approach to car parking and access; 

2.9.5 typical ward layout at 1:200 showing critical 

dimensions and/or studies of key critical areas; 

2.9.6 key entrance and public space at 1:200; 

2.9.7 perspective sketches showing key entrance and 

public spaces where prepared as part of the PSC; 

2.9.8 principal elevations of the building; 

2.9.9 draft room data sheets and a selection of generic 

room layouts to illustrate critical clinical dimensions. 

2.10 A schedule of general architectural and design 

quality requirements should be provided, dealing with 

more subjective aspects of design and construction. 

These could include: 

2.10.1 flexibility of design and specific known changes 

in use that must be provided for; 

2.10.2 proportion and scale; 

2.10.3 requirements for the internal environment, 

including natural daylight; 

2.10.4 desired orientation; 

2.10.5 car parking and desired proximity to access 

points; 

2.10.6 an aesthetic statement; 

2.10.7 phasing issues; 

2.10.8 non-mandatory requirements with regard, for 

example, to materials; 

2.10.9 provision of social spaces; 

2.10.10 urban and social integration; 

2.10.11 human dignity. 

2.11 Trusts should feel free to provide in pictorial form 

the standards of finish and internal and external design 

features that they require. For example, if maternity LDRP 

rooms are to be of a hotel standard, with concealed services 

and soft furnishings, images of other schemes will 

assist bidders in understanding the trust’s requirements. 

The standards should, however, be consistent with the 

costs included in the trust’s PSC. 

2.12 Appendix A lists the documents which are typically 

sources of standards for design and construction 

and which should be considered when drawing up the 

architectural specification. 

2.13 The architectural performance standards are 

measures of the performance of the buildings and of the 

“hard” facilities management function, and will form part 

of the ongoing performance and payment mechanism. 

They should be fully disclosed in the architectural output 

specification. To a certain extent, the adoption of statutes, 

British Standards, Health Building Notes (“HBNs”) 

and Health Technical Memoranda (“HTMs”) etc will set 

performance standards for the building and, where these 

are to be incorporated as part of the payment mechanism, 

this should be made explicit. Additionally, there may 

be a need to set out further performance standards 

where these are not incorporated in design and construction 

standards. 

2.14 Typical performance standards relate to: 

2.14.1 energy use and/or insulation; 

2.14.2 acoustic requirements; 

2.14.3 humidity; 

2.14.4 ventilation and cooling; 

2.14.5 water and sewage; and 

2.14.6 security. 


“ 

the standards should 

. . . be consistent with the 

costs included in the trust’s 

PSC 

” 

2.15 The trust, in consultation with its technical advisors, 

should take into account the site-specific environmental 

conditions and constraints when setting performance 

standards for the project. The standards should be 

achievable and realistic as an interdependent set of 

requirements. 

9



Leicester General Hospital – Trust design exemplar 

Proposed site plan 

Current layout 

10

2.16 When setting standards, trusts should consider 

how they would be used in the ongoing contract. As 

mentioned above, some will form part of the performance 

and payment mechanism. Others may only be checked 

once as having been satisfied either during construction 

or on commissioning of the building. It is important when 

setting standards to think through the methods for 

monitoring them and the implications of the standard not 

being maintained through the contract. 

2.17 The standards set should reflect the performance 

required under the trust’s PSC solution so that a fair 

comparison can be made. Response times etc should 

provide value for money. 

2.18 A schedule of design-life expectancies for the 

major elements of construction should be provided. 

These will form part of the Trust’s Construction Requirements 

as set out in the Standard Form Project Agreement. 

The Trust should look to strike a fair balance between 

establishing what is required for the hand-back 

provisions in the Standard Form Project Agreement and 

limiting the ability of the bidder to provide innovative solutions 

in the delivery of the service. The major structural 

elements should include, for example: 

2.18.1 the structural envelope – for example frame, 

walls, floors; 

2.18.2 the waterproofing elements; 

2.18.3 the internal fabric and finishes; 

2.18.4 plant and equipment. 

Engineering output specification – engineering, 

structural and civil 

2.19 A similar approach should be adopted for this part 

of the output specification to that for the architectural 

specification. Additional standards and regulations will be 

applicable to engineering and structural specifications, 

including: 

2.19.1 Institution of Electrical Engineers (“IEE”) regulations; 

2.19.2 Health and Safety at Work etc Act 1974 and 

associated regulations; 

2.19.3 Construction (Design and Management) Regulations 

1994; 

2.19.4 Health and Safety Executive Guidance; 

2.19.5 Gas Safety Regulations; 

2.19.6 Water Research Centre Codes; 

2.19.7 Chartered Institute of Building Services Engineers 

(CIBSE) codes and guides; 

2.19.8 fire precautions. 


2.20 The Trust should recognise that it is likely that 

many of the performance standards for engineering services 

will feed into the ongoing performance and payment 

mechanism. 

2.21 Information and Communications Technology 

(“ICT”) requirements should be set out in this section of 

the output specification. This should include any special 

requirements to support specialist diagnostic or surgical 

techniques or teaching requirements. 

Output specification – non-clinical 

2.22 An output specification should also be prepared in 

a consistent manner for all non-clinical areas and services 

of the project. This should particularly focus on the facilities 

management interface with clinical and clinical support 

functions. A guide template is presented below: 

Output specification – equipment schedules 

2.23 The trust should advise bidders at this stage on 

the scope of the trust’s equipment requirements having 

carefully considered the impact of different approaches 

on patient care. In formulating the output specification for 

the equipping solution the trust should: 

2.23.1 explore its existing schedules in order to establish 

more accurately the level and quantity of 

equipment that will need to be replaced before 

the project comes on stream; 

“ 

performance standards 

for the project . . . should 

be achievable and realistic 

as an interdependent set of 

requirements 

” 

11



TEMPLATE FOR NON-CLINICAL SERVICES/DEPARTMENTAL SPECIFICATIONS 

HEADING INFORMATION COVERED 

Scope of Service • Description of Service; 

• Customer/Consumer base (eg catering requirements); 

• Exclusions from Services covered 

Activity Indicators • Current Service Activity; 

• Work patterns – noting seasonal/gender/timing patterns of service delivery; 

• Service Trends; 

• Projected Activity. 

Functional Content • Size of Department (eg area plus storage); 

• IM&T service requirements 

Functional Relationships • Key departmental adjacencies noting whether they are essential, important, desirable or 

not desirable 

Operational Policies • Hours of Operation; 

• Staff Numbers; 

• Operational Processes/Workflow Patterns; 

• Communication/transportation (eg service corridors); 

• Reference to other specifications. 

Supporting Services • Interrelationship of department/service with other clinical services (eg Theatres/A&E/ 

Pharmacy/Rehabilitation/Medical Physics/Labs); 

• Interrelationship of department/service with other non-clinical services; 

• Arrangements for staff (eg education, beverage breaks/meals, staff change etc) 

Facility Requirements • List of the facility requirements needed to undertake the service; 

• Note of the key equipment requirements (include IM&T) 

Description of Accommodation • Description of the function and relationship between key rooms/services within the 

department; 

• Note of main and significant equipment 

Environmental and Service Requirements • Key Building and Engineering requirements eg levels of sterility, medical gases, natural 

light and ventilation requirements, telephones/ call systems etc 

Specific Design Guidance • Reference to any key design guidance eg waste management. 

2.23.2 determine the level of investment available within 

its block capital programme and review its revenue 

budgets to indicate clearly any implications 

with regard to the transfer of risk; 

2.23.3 ensure that the assumptions made in its PSC are 

appropriate, as the bidders may wish to use this 

information as an indication of the trust’s requirements; 

2.23.4 ensure that a true comparator has been satisfactorily 

established and that the trust’s performance 

standard is clearly stated for the provision 

and maintenance of the equipment; 

2.23.5 detail the extent to which any existing equipment 

will be transferred to the Private Sector Partner; 

2.23.6 consider the implications of writing off the existing 

equipment; 

12 

2.23.7 consider the impact on affordability and VFM; 

2.23.8 determine the output and performance specification, 

particularly for clinical and diagnostic 

equipment; 

2.23.9 consider the adequacy of definition for minor 

items like dispensers, trolleys, illuminators etc; 

2.23.10 consider the life-cycle replacement, maintenance 

and cost; 

2.23.11 assess compatibility with existing equipment; 

2.23.12 define the interface with clinical equipment such 

as patient monitoring equipment and the controls 

software; 

2.23.13 identify the inclusion or exclusion of some 

group 3 equipment such as free-standing mobile 

suction units.

Equipment scope 

2.24 The recommended minimum scope in respect of 

equipment for all PFI projects is as follows. 

Initial supply and installation of Group 1 & 2 items 

2.25 The initial supply and installation of Group 1 and 

installation only of Group 2 fixtures and fittings/equipment 

will be provided under the design and construction contract 

in accordance with the room data sheets to be 

agreed with the trust. 

Maintenance and replacement of Group 1 & 2 items 

2.26 Upon completion of the design and construction 

contract, the PFI contractor will be responsible for the 

maintenance and replacement of all Group 1 and maintenance 

of Group 2 fixtures and fittings/equipment for the 

whole of the concession period. For both groups, this will 

include any making good/modifications/damage to the 

building fabric and/or engineering services during equipment 

decommissioning and replacement. When Group 2 

equipment ceases to be maintainable, the Trust will be 

responsible for the supply costs only of life-cycle replacement 

items of Group 2 equipment over the concession 

period and the PFI contractor will be responsible for 

installation and maintenance thereafter. The disposal of 

replaced Group 2 equipment will be the contractor’s 

responsibility, unless the trust elects otherwise. 

Group 3 and 4 FM equipment and furniture 

2.27 The trust should consider the transfer of all FM 

Group 3 and 4 equipment, furniture, spare parts, tools 

and consumables relating to all services to be provided 

under the FM contract, to the Private Sector Partner at 

the commencement of service delivery. The Private Sector 

Partner would then be responsible for the maintenance 

and replacement of all items transferred and the 

initial supply, maintenance and replacement of all other 

equipment, furniture, spare parts, tools and consumables 

as may be necessary for the FM services provided under 

the contract. 

Group 3 and 4 items used by the trust 

2.28 Unless subject to a full equipping service, Group 

3 and 4 items used by the trust will be supplied, maintained 

and replaced by the trust. 

Extended scope 

2.29 Each trust should review in detail whether the 

minimum level of equipment provision outlined above 

would meet the clinical needs for the duration of the 

contract. In the event that a full equipping and/or managed 

technology service is considered preferable, full 

output specifications should be provided. 

Equipment specification 

Dryburn Hospital, opened April 2001 – pathology laboratory 


2.30 At the FITN Stage (where the 4:2:1 process is 

used) or at ITN (where the 3:1 process is used), the trust 

should issue all bidders with indicative equipment data 

sheets (or alternatively, a project-based consolidated 

room component schedule) of all Groups 1 to 3 equipment 

for all trust clinical and clinical support functions of 

the project. This should be based on the PSC equipment 

provision and ensure a level playing field for bidder’s bid 

pricing. 

13



Supporting documentation to be supplied by 

the trust 

2.31 The following information should be made available 

to bidders, together with any other documentation 

that the trust or its advisers believe is necessary for 

bidders to formulate priced proposals: 

2.31.1 trust’s Outline Business Case. This should 

include the schedules of accommodation, 

including room areas and plant and communications 

space allowances, prepared by the trust, 

and should be used to develop the PSC. This 

should not be held to constitute any part of the 

specification, but to act as a guide to the trust’s 

approach to the project; 

2.31.2 planning documentation including outline consent, 

planning agreements and overall plans for 

the local area; 

2.31.3 statement of other consents that will be required, 

to the extent known by the trust, such as listed 

building consent; 

2.31.4 information on property title and tenure of the 

site; 

2.31.5 where the OBC proposes the retention of existing 

buildings on the site, 1:200 loaded drawings 

for these buildings or, if not available, the nearest 

alternative; 

2.31.6 where existing buildings are to be transferred to 

the project company as part of the project, the 

trust should ensure, if it appoints third-party consultants 

to carry out surveys, appraisals or condition 

statements, that: 

14 

• the third-party consultants agree to undertake 

the work on the basis that their reports 

will be shared with the bidders, and the 

benefit of the surveys and any associated 

warranties will be assigned to the selected 

bidder, 

• the trust discloses the contents of such surveys, 

appraisals or condition statements to 

bidders and, if possible, assigns the benefit 

of them (whether completely or on a shared 

basis) to the selected bidder; 

• the relevant report, appraisal or survey is upto-date 

(or as up-to-date as is practicable) 

and addresses the issues likely to be of particular 

concern to bidders and financiers 

generally; 

Dryburn Hospital, opened April 2001 – coronary care nurses’ 

station 

2.31.7 where it is proposed that suitable surveys are to 

be jointly commissioned by bidders and the trust 

prior to selection of a Preferred Bidder, the arrangement 

and proposed cost sharing mechanism 

should be set out in the ITN; 

2.31.8 if the trust has undertaken ground condition and 

other surveys on the proposed site the information 

may be included in the ITN documentation 

sent to the bidders. It is likely that this information 

will need to contain arrangements to 

allow the benefit of the surveys to be assigned to 

the eventual Preferred Bidder. Similarly, a costsharing 

mechanism will also need to be considered. 

Where a trust elects to carry out a ground 

condition survey and include it in the ITN, this will 

not alter the allocation of a ground condition risk 

in the Standard Form Project Agreement; 

2.31.9 a copy of the outline health and safety plan prepared 

by the Planning Supervisor. The plan 

should include the information co-ordinated by 

the Planning Supervisor, including the location of 

existing services, the results of asbestos and 

contaminated land surveys, the storage location 

of any hazardous materials, and details of the 

safety hazards involving adjacent land use, site 

boundaries and site access. If the current information 

available is inaccurate, the trust should 

seek the advice of the Planning Supervisor as to 

whether more accurate information is required to 

meet its obligations.

3. Information to be provided by bidders at PITN 

3.1 In the past it has been the case that trusts have 

required responses to the information they have provided 

in a variety of formats and to varying levels of detail. 

Following lengthy consultation with trusts, their advisers 

and companies involved in the PFI market, guidance 

standardising responses from bidders was first published 

by the Department of Health’s Private Finance Unit (PFU) 

in June 2002; an amended version was published in 

February 2003 and is available on the website. 

3.2 Under the standard PITN guidance the information 

required from bidders is divided into five sections, one of 

which is ‘Approach to Design and Construction’, which 

has a mandatory weighting of 25–35%. The aim of the 

Halifax General Hospital – opened April 2000 


PITN stage is primarily about selecting bidders to go 

through to the shortlist as judged against a range of 

qualitative factors, and again the standard guidance for 

the first time sets a prescriptive methodology for scoring 

the responses to each of the five sections in terms of 

approach, deliverables, innovation and compliance. However, 

trusts must be satisfied that the proposals they 

receive are also likely to be affordable, and to this end the 

section ‘Financial Responses’ in the standard PITN contains 

a prescriptive list of costing questions for bidders’ 

proposals. These have been further refined with the production 

of a separate (Capital and Service elements) PITN 

pricing pro-forma document which can be found in 

Appendix C of this document. 

15


4. Information to be submitted by bidders at FITN 

4.1 This section details the information to be provided 

in response to the FITN. It covers Health Planning and 

Architecture, Engineering Services and other information. 

Health planning and architecture 

4.2 Bidders will be expected to provide the following 

information to trusts. It represents a minimum requirement: 

4.2.1 the 1:1000 Development Control Plan. Typically 

such a plan will include the following information 

(this list is not exhaustive, as additional information 

may be required to demonstrate the viability of the 

proposals): 

• communications routes into and out of the 

hospital for vehicles, pedestrians and cyclists; 

• planning restrictions affecting the development 

and modifications to highways, response to 

specific local authority planning requirements; 

• orientation of the building and its relationship 

to other buildings and infrastructure on the 

site; 

• landscape strategy; 

• main access points to the building; 

• major service routes; 

• response to the surrounding and wider urban 

context; 

4.2.2 a 1:500 scale outline design indicating functional 

relationships and area schedules; 

4.2.3 site traffic analysis for vehicular and pedestrian 

movement. This may take the form of a desktop 

study and include concept drawings; 

4.2.4 landscape concept. A general statement should 

be prepared, supported by high-level concept 

drawings of the landscape type required for planning 

consent; 

4.2.5 construction phasing – outline proposals for the 

construction decanting, including diagrammatic 

description, should be supplied; 

4.2.6 1:200 scale architectural drawings should be 

provided, in plan and section, indicating room 

adjacencies, circulation layouts, corridor widths 

and floor-to-ceiling heights. These should be provided 

for all areas of the hospital. These plans 

16 

should be adequately prepared to scale, allowing 

circulation and communications routes/wayfinding 

strategies, entrances and egresses to be clearly 

highlighted; 

4.2.7 trusts should recognise that at this stage 1:200 

scale drawings are to be provided to ensure that 

all the scheduled rooms can be accommodated 

within the proposed footprint of the building and 

that room adjacencies accord with the key operational 

principles declared in the clinical output 

specifications. They should also demonstrate that 

patient environment matters, such as natural daylight 

and views, have been addressed. It is unlikely, 

however, that bidders’ architects will achieve 

the final layout without a full and formal 

consultation with trust clinicians and staff. It is 

recommended that, at this stage, consultation 

involves the trust’s project team and key clinical 

and operational staff representatives. Following 

the appointment of a Preferred Bidder, it is anticipated 

that the Preferred Bidder and the trust will 

commence detailed consultation and design 

development with end-user groups to achieve the 

completion of 1:200 plans prior to the formulation 

of selected 1:50 loaded room layouts and wall 

elevations complete with schedules and room 

data specifications prior to financial close; 

4.2.8 the information requirements at the selection of 

Preferred Bidder must be sufficiently developed to 

give price certainty and comfort on the ultimate 

achievement of clinical functionality. The trust’s 

project director and technical advisors should be 

able to form a judgement as to the benefits and 

dis-benefits of respective schemes from the 1:200 

scale drawings produced; 

4.2.9 1:50 scale equipment layout drawings and wall 

elevations for key rooms in the development 

should be provided. Typical rooms which should 

be provided are: 

• multi-bed rooms (en-suite at trust’s discretion); 

• single-bed rooms (must now be en-suite); 

• operating theatre; 

• anaesthetic room; 

• typical radiodiagnostic room; 

• ITU bay;

Wycombe General Hospital – opened April 2000 


17



• CCU room; 

• LDRP room; 

• typical treatment room; 

• typical clean utility room; 

• typical dirty utility room; and 

• assisted WC; 

4.2.10 draft room data sheets and project-wide draft 

equipment component schedules should be 

provided, based on the information provided by 

the trust; 

4.2.11 details of functional content, summarised by department, 

should be given. These should integrate 

the functional content in the trust’s output 

specifications with bidders’ proposals; 

4.2.12 schedules of accommodation with key operating 

assumptions should be provided. These will 

have to be agreed with the trust at the end of the 

ITN stage if a fixed price is to be given before 

selection of the Preferred Bidder; 

4.2.13 bidders should provide strategic 1:200 plans 

and compartmentation plans, highlighting evacuation 

strategies and staff implications in the 

event of fire; 

4.2.14 bidders should submit typical 1:200 scale elevation 

drawings which are sufficient to demonstrate 

what the building would look like and the 

materials which would be used; 

4.2.15 bidders should indicate their interior design concepts 

for public and patient areas. Bidders 

should also indicate external landscaping proposals; 

4.21.6 full wayfinding strategy; 

4.2.17 design flexibility concepts should highlight the 

development areas and soft spaces contained in 

the design; 

4.2.18 a structural grid at 1:200 scale should be 

submitted; 

4.2.19 proposals for supplies, storage, distribution (with 

specific reference to laundry and linen) and 

waste management should be provided; 

4.2.20 proposals of how decontamination and control 

of infection are to be achieved should be provided; 

18 

4.2.21 a statement of the strategies with respect to 

ecologically responsible design and building 

management should be provided; 

4.2.22 design programme. Bidders should supply their 

envisaged programme to Financial Close and 

thereafter to design completion. This should 

show the proposed programme for the development 

of the 1:200 and 1:50 scale drawings. 

Proposals for achieving clinical sign-off should 

also be included. 

Engineering services 

4.3 In relation to engineering services, bidders should 

provide the following in their FITN submissions: 

4.3.1 engineering philosophy, including outline system 

selections; 

4.3.2 defined plant areas and zones; 

4.3.3 schematic and written proposals for major plant 

provision; 

4.3.4 explanations of expansion capabilities and 

standby facilities; 

4.3.5 a draft environmental impact statement; 

4.3.6 major plant life-cycle statement. This should include 

an explanation of the bidder’s life-cycle 

philosophy and an elemental breakdown of capital 

costs. This will allow the trust’s technical advisers 

to confirm that life-cycle assumptions are 

reasonable and deliverable when set against the 

proposed capital spend; 

4.3.7 lift usage and materials traffic assessment; 

4.3.8 engineering 1:200 scale line drawings that provide 

sufficient detail of the service risers, ducts 

and service routes to indicate the strategic distribution 

of the engineering services; 

4.3.9 evidence that the services support the trust’s 

business and life-critical services under supply 

failure scenarios; 

4.3.10 external services. This should include detail of 

the main routes, intakes and off-site reliance of 

the services; 

4.3.11 energy strategy; 

4.3.12 outline method statements for commissioning 

and decommissioning of the engineering services;

4.3.13 an aesthetic statement detailing the lighting to 

be provided both internally and externally; 

4.3.14 the number and location of IT communications 

rooms and any other ICT equipment that has 

space implications; 

4.3.15 generic room data sheets should be provided for 

typical rooms indicating temperatures, ventilation 

rates, lighting levels, acoustic performance and 

general levels of service provision. Typical rooms 

should include: 

• in-patient rooms; 

• treatment rooms; 

• offices; 

• radiodiagnostic rooms; 

• utility rooms; 

• consulting rooms; 

• operating theatre suites; 

• ITU patient rooms; 

• CCU patient rooms; and 

• HDU patient rooms. 

Other information 

4.4 Other information to be provided in the submission 

to the FITN is detailed in the following paragraphs: 

4.4.1 project management arrangements during the design, 

construction and service stages of the project 

should be outlined; in particular the management 

arrangements for partnering with the trust to 

deliver the project; 

4.4.2 quality management arrangements during the design, 

construction and service stages of the project 

should be outlined; 

4.4.3 evidence of planning support. The trust will have 

obtained outline planning consent. However, bidders 

would be expected to provide evidence that 

the 1:500 and elevation drawings meet the requirements 

of the local planning authority. Proposals 

for other buildings that form part of the 

commercial proposal (for example private patients 

and retail facilities) should also have the demonstrable 

support of the local planning authority; 

4.4.4 external and internal access routes including a 

security statement; 

4.4.5 building areas. A gross area and room areas 

scheduled by department should be included; 

4.4.6 capital cost breakdown. The pro-formas in 

Appendices D and E should be completed to 

provide information on: 

• mobilisation proposals and outline of cost; 

• cost plan and cashflow forecast; 

• elemental breakdown of equipment costs; 

• inflation assumptions; 

• preliminary costs and overhead/profit; 

• design fees; 


• risk contingencies included in the price for 

areas arising from, for example, need for 

greater clarity of content, and site information; 

4.4.7 outline specification of main elements against the 

headings listed in the capital and life-cycle cost 

schedules (completion of the pro-formas in Appendices 

D and F). Note this is particularly im- 

Norfolk and Norwich Hospital – opened September 2001 

19



portant when considering value for money and 

life-cycle costs; and 

4.4.8 a schedule of design life proposals and summary 

cashflow for the agreed elements as detailed in 

Appendix F (pro-forma and definitions). 

4.5 The above information should be comprehensive for 

the whole development and be consistent with bidders’ 

service proposals. 

4.6 Bidders should provide details of their Outline 

Construction Phase Health and Safety Plan together with 

their proposals to comply with the CDM Regulations 

when the planning supervisor duty is transferred at 

Financial Close. 

20

5. Design sign-off – pre-Financial Close 

5.1 After selection of a Preferred Bidder, the design 

development process will continue up to financial close, 

with some detailed working-up completed thereafter. 

During contract negotiations, the trust and Preferred Bidder 

will continue working on the design and, additionally, 

on the process for developing or amending the design 

post-Financial Close. 

5.2 This section of the protocol sets out the scope and 

purpose of the trust’s review of design data and the 

resulting allocation of design risk which takes place 

during the period between the selection of Preferred 

Bidder and Financial Close. The Standard Form Project 

Agreement sets out the design sign-off process and 

responsibilities post-Financial Close. 

5.3 The trust and Preferred Bidder should take into 

account the Strategic Health Authority’s responsibilities in 

terms of Full Business Case (“FBC”) approval and allow 

adequate time in the programme for consultations and 

feedback. Complementary to this, and as part of the central 

approval process, it is a mandatory requirement that 

NHS Estates review designs. 

Trust review of design data before Financial 

Close 

5.4 The trust is entitled to review data produced at each 

stage of the design process. It has the right to object and 

withhold approval where: 

5.4.1 it believes the design would not meet its requirements, 

as set out in the output specification(s) or 

ITN; or 

5.4.2 the design does not achieve clinical functionality. 

5.5 The fact that the trust has a right to review and 

object does not imply acceptance of any design responsibility 

on the part of the trust. The broad principle is that 

it is the responsibility of the trust to ensure that it can 

carry out its clinical functions in the hospital. It is the 

consortium’s responsibility to ensure that the detailed 

development of its design brief and the detailed development 

of the hospital design enable the trust to carry out 

its clinical functions. The trust’s sign-off and acceptance 

of risk thus relates purely to clinical functionality. What 

clinical functionality means in practice is set out in section 

5.6 below. 

5.6 Areas where the trust will not take design risk include, 

inter alia, the following: 

5.6.1 compliance of design with statute, regulations, fire 

strategy; 

5.6.2 safety aspects of the design; 


5.6.3 that the design will achieve satisfactory planning 

consent; 

5.6.4 consistency of design with the project as a whole 

or consistency of various design documents with 

each other; 

5.6.5 engineering and structural aspects of design; 

5.6.6 materials, workmanship and technical performance 

of the building; 

5.6.7 the impact of design on the contractor’s ability to 

meet the project requirements; and 

5.6.8 design layout of areas to be used by the contractor. 

“ 

the broad principle is 

that it is the responsibility 

of the trust to ensure that 

it can carry out its clinical 

functions in the hospital 

” 

5.7 Clinical functionality refers, and refers only, to the 

project’s capacity for use by the trust or its staff for 

carrying out the trust’s clinical functions and non-clinical 

functions. The trust’s non-clinical functions are deemed 

to include all hard and soft facilities management services 

retained by the trust that are outwith the bidder’s 

responsibility. 

5.8 In assessing clinical functionality the trust will review 

all design data including, in particular, fully loaded 1:50 

scale drawings. In approving the design it will be signing 

off conclusively on clinical functionality as indicated by the 

information presented. Any subsequent changes after 

Financial Close made at the request of the trust to 

achieve clinical functionality will be at the trust’s risk and 

will be treated as trust changes. These trust changes will 

be priced, and any resulting change in the cost will feed 

21


5. Design sign-off – pre-Financial Close 

into a revised unitary charge in accordance with the 

change mechanism. 

5.9 The approval process will not impinge upon the 

contractor’s responsibility to achieve the performance 

standards and, where appropriate, availability standards 

established in the trust’s output specifications. Achievement 

of these performance and availability standards will 

remain the contractor’s risk, and this will be reflected in 

the payment mechanism. 

Review for clinical functionality 

5.10 This section of the protocol is intended to identify 

the specific areas over which the trust will carry out its 

review for clinical functionality. 

5.11 The trust’s review for clinical functionality will 

include: 

5.11.1 positioning of roads, footpaths and car parks at 

a scale of 1:1000; 

5.11.2 departmental relationships and adjacencies at a 

scale of 1:500 macro level; 

5.11.3 departmental layouts and room adjacencies at a 

scale of 1:200 micro level; 

Atrium, Halifax General Hospital 

22 

5.11.4 fully loaded room layouts detailed in 1:50 drawings. 

This review will cover the clinical functionality 

of: 

• room size and usable floor space; 

• room shape and compliance with ergonomic 

data and minimum critical dimensions; 

• room elevations; 

• access points/location of doors and windows; 

• location of utilities, engineering and specialist 

services; 

• location of equipment including IM&T provisions; 

• floor areas; 

• departmental floor areas; and 

• overall building footprint. 

5.12 The trust should make it clear that the following 

items are not covered: 

5.12.1 sufficiency of non-departmental corridor and 

communications space; 

5.12.2 ceiling heights; and 

5.12.3 environmental aspects of design, for example 

temperature, lighting and humidity.

Appendix A: Standards and guidance relevant to design and construction 

1 The following documents are sources of standards for 

design and construction and should be considered when 

drawing up the architectural output specification. 

Statutory requirements 

2 Bidders should be required to comply with the statutory 

requirements applicable to the project, which will 

include the building regulations, water bylaws, the Health 

and Safety at Work etc Act and the requirements of the 

Fire Authority. The trust needs to ensure compliance with 

“Guidelines for Implementing Controls Assurance in the 

NHS” and HSC 1999/123. 

British Standards and British Standard Codes 

of Practice 

3 “Catch-all” obligations requiring bidders to comply with 

all British Standards and all British Standard Codes of 

Practice should be avoided as they cover a very extensive 

range of documents, only some of which will be directly 

applicable to the project, and which contain inconsistencies 

and contradictions. Trusts’ technical advisers, in referring 

to British Standards or Codes of Practice, should 

be specific, and it should be made clear whether they are 

mandatory or simply to be treated as guidance. 

Health Technical Memoranda (“HTMs”) 

4 HTMs give comprehensive advice and guidance on the 

design, installation and operation of specialised building 

and engineering technology used in the delivery of healthcare. 

They include Firecode, which sets standards for the 

layout, design, construction and fire safety management 

of hospitals and other healthcare premises. The Secretary 

of State for Health has retained powers of direction under 

the NHS Community Care Act 1990, which requires NHS 

healthcare premises (including trust premises) to comply 

with Firecode, and the Chief Executive and General Managers 

of the trust are responsible for ensuring that this is 

implemented. There have been instances in the past 

where Firecode has been in conflict with the requirements 

of building control officers, and the output specification 

should make it clear to bidders which set of requirements 

is to take precedence in the event of such a conflict. 

5 Other HTMs should be reviewed, and it should be 

stated explicitly, in the output specification by the trust, 

which will be regarded as mandatory and which are desir- 

able. Bidders will not be required to have regard for HTMs 

not listed in the output specification. 

Health Building Notes (“HBNs”) 

6 The HBN series is intended to give advice on the 

briefing and design implications of Departmental policies. 

They are supplemented by Health Guidance Notes 

(“HGNs”), which highlight new legislation and respond to 

changes in departmental policy or reflect changing NHS 

operational requirements. 

7 In drafting the output specification, trusts should give 

particular consideration to how they wish to deal with the 

four HBN volumes dealing with common activity spaces. 

These provide detailed ergonomic data and specify critical 

dimensions for the efficient functioning of an activity. 

Because of its cost implications, this is often an area of 

considerable debate during the bidding process, so 

trusts may wish to expressly require bidders to comply 

with or exceed the preferred minimum dimensions set out 

in these HBNs, or to require bidders to inform the trust 

where they do not so comply. 

Health Facility Notes (“HFNs”) 

8 HFNs contain no formal policy input from the Department 

of Health, but they do provide guidance on certain 

key issues. Trusts should review these for applicability as 

requirements or guidance, and disclose those which 

should be used either way. An example is the HFN 

‘Design against crime: a strategic approach to hospital 

planning’, which deals with the impact of space on crime 

and security and how design can be used in the prevention 

of crime. 

Encode guidance 

9 This guidance can assist in the planning of energysaving 

proposals. Again, it should be reviewed for its applicability 

as mandatory or as guidance, and fully disclosed 

in either case. 

Other NHS Estates guidance 

10 Health notices produced by NHS Estates relating to 

hazards and safety can also be useful, as they have been 

drafted as a result of experience in the field. The Patients’ 

Charter also establishes minimum standards to be 

achieved in specific areas, including the provision of 

23

Appendix A: Standards and guidance relevant to design and construction 

single-sex wards, privacy, and access for the physically 

impaired. Where the NHS have required trusts to achieve 

certain standards in respect of these requirements, those 

standards should be made clear as mandatory in the 

trust’s output specification. 

11 In addition to clarifying the status of the standards 

and guidance, trusts should also take account of the fact 

that, in some instances, documents to which they have 

referred may not be consistent with current legislation or 

good practice due to the time that has elapsed since the 

guidance was written. Where the trust’s technical advisers 

are aware that this is the case, they should make it 

clear that these aspects of the documents should be 

ignored. Trusts could also require bidders to highlight any 

further areas of documents with which compliance is 

mandatory which do not comply with either current 

legislation or current good practice, as adherence with 

legislation and good practice should remain the contractor’s 

risk. 

Achieving Excellence in Design Evaluation Toolkit 

(“AEDET”) 

12 The pursuit of high design quality for public buildings 

is Government policy and high on the agenda, and as a 

result Trusts are required to state how they intend to 

achieve and monitor high design quality. To support this 

directive NHS Estates have produced a design appraisal 

procedure (“AEDET”) that will provide the basis of a 

Trust’s appraisal of bidders’ design submissions. The 

toolkit is intended to be used at various key stages in the 

design development process and to support the nonfinancial 

assessments of the various bids. Consortia will 

be expected to work with trusts to develop Achieving 

Excellence in Design Evaluation Toolkit assessments of 

relevant designs. 

NHS Environmental Assessment Tool (“NEAT”) 

13 The Government is committed to tackling pollution 

and improving the environment, and to support this policy 

and help the NHS deliver its targets NHS Estates have 

produced an NHS Environmental Assessment Tool 

(“NEAT”) that will provide a holistic approach to the 

environmental assessment for the NHS. Schemes will be 

evaluated by NHS trusts using this toolkit. 

24

Appendix B: NHS equipment group classifications 

1 Equipment for hospitals is categorised into four 

groups, as follows, and generic listings of equipment and 

their grouping for model departments are defined within 

the NHS Estates Activity DataBase: 

1.1 Group 1 equipment: items (including engineering 

terminal outlets ) supplied and within the terms of 

the building contract. 

• This means equipment that is normally fixed to the 

building fabric and/or attached to, or forming part 

of, the building services. This may have an impact 

on space and/or building services to be provided, 

and will normally be supplied and fitted by the 

contractor (for example worktops, autoclaves, 

sanitary fittings, bedhead units, theatre lights, terminal 

outlets). 

• If the trust has any particular requirements in 

respect of Group 1 equipment, these should be 

specified. There are a number of areas that have 

given problems in the past. These include the provision 

of socket-outlets in acute care and theatre 

areas, where clinicians often wish to see more 

sockets provided than are specified in the NHS 

guidance. Theatre lights and pendants are another 

area where clinical requirements are very specific 

and should be established in the output and 

performance specifications. The trust therefore 

needs to establish what its requirements will be 

relative to the guidance levels and to set these out 

in the output and performance specification. 

1.2 Group 2 equipment: items which have space 

and/or building construction and/or engineering 

service requirements and are fixed within the 

terms of the building contract but supplied under 

arrangements separate from the building contract. 

• This means equipment included in the final room 

data sheets as Group 2 which is normally fixed to 

the building fabric and/or attached to the building 

services and which will normally be fitted by the 

contractor but supplied under arrangements 

separate from the PFI contract. Where trusts 

require items ordinarily categorised as Group 2 to 

be supplied by the Private Sector Partner, these 

items should be categorised as Group 1 equipment. 

In general, these items tend to be relatively 

minor compared with Group 1 items (for example 

paper towel/glove dispensers, key cupboards, pin 

boards etc). They could also include major diagnostic 

imaging and radiotherapy “big ticket” items 

which, like Group 1 items, may have an impact on 

space and/or building services to be provided. 

The trust should compile an accurate and complete 

list of its requirements for Group 2 equipment, 

in terms of procurement, quantity, engineering 

services, environmental and quality standards. 

Bidders should be expected to establish the 

necessary service, space and environmental 

requirements for such equipment and include it in 

their bids. 

• Certain major items of equipment, such as major 

diagnostic imaging equipment or linear accelerators 

etc, will require particular attention. In a PFI 

contract the trust will need to consider the risk, 

potential delay, cost and implication for life-cycle 

replacement and maintenance of not including it 

within the contract. The trust will also need to 

consider that this type of equipment has implications 

in terms of space, access, shape of rooms, 

environmental requirements, engineering services 

and commissioning. The inclusion will have to be 

considered against the clinical needs and changing 

technology. 

1.3 Group 3 equipment: as Group 2 but supplied 

and fixed (or placed in position) under arrangements 

separate from the building contract. 

• This means those items included in the final room 

data sheets as Group 3 items which are freestanding 

and/or mobile and/or “plug-in” items, 

which will normally be provided by the trust (for 

example beds, clinical furniture, ECG machines, 

vacuum pumps etc). Where trusts require items 

ordinarily categorised as Group 3 to be supplied 

by the contractor, these items should be categorised 

as Group 1 equipment. The exception to this 

are Group 3 items required for services to be 

provided by the Private Sector Partner, which 

would normally be provided by the Private Sector 

Partner. The service, space and environmental 

requirements for items other than those provided 

by the Private Sector Partner, many of which may 

be crucial to the healthcare requirements of the 

trust and expensive to provide, should be specified 

by the trust. Certain items of mobile equipment 

(for example mobile radiological equipment) 

will require careful consideration in terms of space, 

environmental and service requirements. The trust 

should also specify any constraints about location, 

access and storage. 

25

Appendix B: NHS equipment group classifications 

• It is also important for the trust to highlight the 

extent to which any existing Group 3 equipment 

will transfer to the Private Sector Partner. 

1.4 Group 4 equipment: items supplied under arrangements 

separate from the building contract, 

possibly with storage implications but otherwise 

having no effect on space or engineering service 

requirements. 

• This means those items that are not included on 

the final room data sheets that, apart from storage 

implications, have no effect on the requirements 

for space or engineering services. These items are 

normally provided by the trust (for example surgical 

instruments, telephone handsets etc). The only 

exception to this are the Group 4 items required 

for services to be provided by the Private Sector 

Partner, which would normally be provided by the 

Private Sector Partner. 

2 In summary, the more detail the trust is able to provide 

regarding the equipment required, the greater the level of 

price certainty obtained. Where sufficient detail has been 

provided, the risks of failing to meet the trust’s equipment 

specification will rest with bidders. However, given the 

potential for uncertainty in this area and the costs involved, 

trusts are advised to ensure that their technical 

advisers comment on whether the bids they receive are 

sufficiently robust in respect of equipment. 

Information to Bidders 

3 The trust is to provide information on the assumptions 

made for the provision of equipment in the PSC. This 

Category A – Supplied, installed, 

commissioned, maintained and 

replaced by project company 

Category B – Supplied by the trust 

– installed, commissioned and 

maintained by project company. 

Replaced by the trust 

Category C – Supplied, installed 

and replaced by the trust – 

maintained by project company 

Category D – Supplied, installed, 

commissioned, maintained and 

replaced by the trust 

26 

should be developed from estate, equipment and capital 

databases to reflect their expectations for the PFI 

scheme. It will not be sufficient to rely on NHS standard 

equipment groupings alone, but these should be considered 

as follows. 

• Category A: equipment which is supplied, installed, 

commissioned, maintained and replaced 

by the project company and is essential and integral 

to the building; 

• Category B: equipment which is supplied by the 

trust. It is installed, commissioned, and maintained 

by the project company but replaced by the 

trust; 

• Category C: equipment which is supplied, installed 

and replaced by the trust and maintained 

by the project company; 

• Category D: equipment which is supplied, 

installed, commissioned, maintained and replaced 

by the trust. 

3.1 The trust may have assumed that some categories 

of equipment will need to be transferred 

from the existing hospital, and this equipment and 

quantity should be identified against the above 

categories. It should also be carefully assessed as 

being useable at the anticipated time of transfer, 

and the decommissioning, transfer, re-installation 

and insurance costs and responsibilities should be 

established. 

3.2 Facilities management equipment is classified as 

Category A unless the services are not being 

transferred to the project company. 

Group 1 Group 2 Group 3 Group 4 Notes 

Example 

Included FM and capital 

cost of equipment by 

project company 

Trust to identify 

transferable equipment 

This must be a fully itemised list under categories A–D plus full details of what if anything will be included in a Managed Equipment Service. 

Note it is essential that decommissioning ,insurance and re-commissioning costs are included in the trust PSC,so that true comparisons can be made.

Appendix C: PITN capital cost 

Functional Content Area by Department 

New 

Refurbishment 

Adaptation 

Gross Area including communication and public spaces 

New 

Refurbishment 

Adaptation 

Capital Cost £ 

Equipment Cost £ 

External Works and Infrastructure capital cost £ 

Fees, overheads and profit £ 

Gross capital cost (including fees, profit, overheads etc) £ 

Service elements 

Service type Rate 

Hard FM Services (£/m 2 per annum) – life-cycle risk 

Portering (£/m 2 per annum) 

Linen (£ per 1000 articles) 

Cleaning (£/m 2 per annum) 

Catering (£ per 1000 meals) 

Security (£/m 2 per annum) 

Reactive maintenance (£/m 2 per annum) – no life-cycle risk 

Life-cycle element 

Concession period 

New build (£/m 2 per annum) 

Refurbished estate (£/m 2 per annum) 

Project Co costs (£/m 2 per annum) 

Equipment (£ per annum) 

Mean 

rate pa 

m 2 

m 2 

m 2 

m 2 

m 2 

1. 2. 3. 4. 5. 6. 7. 

27


Concession period 8. 9. 10. 11. 12. 13. 14. 15. 





Concession period 16. 17. 18. 19. 20. 21. 22. 23. 





Concession period 24. 25. 26. 27. 28. 29. 30. 





Notes for the completion of the data capture 

form 

• Functional content – should differentiate between: 

N (new build); A (adaptations of existing 

buildings for alternative use); or C (refurbishing 

existing buildings for current use). The trust’s 

estate should be assumed to be at Condition B, 

unless the trust has provided information to the 

contrary. Where the project comprises existing 

estate and new build, the bidder should only 

report as capital those areas for which life-cycle 

risk will be accepted. 

• Floor area – estimates must be provided for the 

floor area contributed by each department or area 

into the project, irrespective of whether they are 

the result of new build or the usage of existing 

estate. Again, these estimates relate only to those 

elements of the project for which the bidder 

accepts life-cycle risk. 

• Equipment costs – these are to be expressed as 

capital values for the project and should assume 

at least the inclusions of Categories 1 and 2 

equipment (and other categories as advised by 

28 

the trust and to the extent detailed by the trust). 

Major items must be as specified by the trust at 

prices quoted by the trust. 

• External works and site infrastructure – should 

be expressed as one capital value and should only 

include those works to be paid for by the trust 

through the unitary charge. Other works which 

may be required by other organisations (such as 

the local council) and are funded from other 

sources should be excluded. 

• Advisory fees – should include an estimate of 

advisory fees to Financial Close (for example 

architects, corporate finance, legal). Thereafter, 

other administrative charges (which may include 

advisory fees of one form or another) should be 

included within the annual estimate of Project 

Company running costs. 

• Service elements – all rates should use the units 

specified. Bidders should assume that the services 

are configured in such a way as to deliver 

against the trust’s output and service specifications.


• Life-cycle costs – should be estimated and profiled 

across the life of the concession period. No 

adjustment should be made for asbestos removal 

unless the trust has indicated otherwise. Hard FM 

is assumed to relate to services delivered to existing 

estate and new build for which the project 

company will take life-cycle risk. Where a limited 

maintenance service (commonly termed a “toolbox” 

service) is to be provided to existing estate, 

which does not constitute acceptance of life-cycle 

risk, this rate per square metre should be set out 

under “Reactive Maintenance”. 

• Assumptions – for ease of comparison, bidders 

should ensure that their pricing data are provided 

according to the following bases: 

– capital costs should be expressed at the MIPS 

level specified by the trust; 

– Bidders should indicate (if they have not already 

done so in their submission) the expected 

start date for the construction phase and 

its duration; 

– capital and life-cycle costs should be consistent 

with the trust’s decanting proposals; 

– lump sum figures for decanting costs will be 

for the private-sector scheme and not directly 

comparable with the PSC; 

– Bidders should assume that IM&T infrastructure 

is included within equipment and life-cycle 

costs. If the project is to include a significant 

IM&T procurement (for example a PACS system) 

which is to be funded through the same 

unitary charge as the build scheme, the capital 

and life-cycle implications should be identified 

separately in a format (and using assumptions) 

consistent with those for the build scheme; 

– Bidders should not adjust services or life-cycle 

costs for inflation. Trusts’ financial advisers will 

wish to apply a common set of financial conditions 

to the submissions to assist comparability; 

– unit costs should be presented on a gross 

basis, without any allowance for any offset 

owing to third-party income. 

It should be acknowledged that detailed discussions with 

users will not have taken place at PITN stage. 

29

Appendix D: Capital cost model FITN 

Bidders are required to submit a Full Financial Model 

setting out costs, financing etc. The Model should describe 

the basis on which the capital costs have been 

developed and clearly identify any exclusions. 

Separate elemental breakdowns (items 1a to 5n only) 

should be provided for each part of the construction 

30 

works (that is, for each phase and/or for each separate 

building). A separate breakdown should also be submitted 

for alteration/refurbishment works. 

Building description: ______________________________ 

Gross floor area: _____________________ m 2 

Element 

Building & Engineering 

Cost £ 

* 1a Substructure 

* 2a Frame 

* 2b Upper Floors 

* 2c Roof 

* 2d Stairs 

* 2e External Walls 

* 2f Windows & External Doors 

* 2g Internal Walls & Partitions 

* 2h Internal Doors 

* 3a Wall Finishes 

* 3b Floor Finishes 

* 3c Ceiling Finishes 

§ 4a Furniture & Fittings (group 1) 

§ 4b Workshop & other FM equipment (group 1) 

* 5a Sanitary Appliances 

§ 5b Medical Equipment (group 1) 

§ 5c Kitchen & Catering Equipment (group 1) 

§ 5d Other Services Equipment (group 1) 

* 5e Disposal Installations 

* 5f Mechanical Installations (†) 

* 5g Electrical Installations (†) 

* 5h IT & Communications (†) 

* 5i Pneumatic Tube Conveyor 

* 5j Medical Gases, Compressed Air & Vacuum Systems 

* 5k Building Management System 

* 5l Renal Dialysis Water Supplies 

* 5m Lifts 

* 5n Builders work in connection with Engineering Services 

Total Building and Engineering (a)


Element Cost £ 

External Works 

* 6a Site Clearance and Demolition 

* 6b Preparatory Earthworks 

* 6ca Site Access Roads and Parking 

* 6cb Multi-storey Car parks 

* 6d Paths and Paved Areas 

* 6e Soft Landscaping 

* 6f Fencing and Site Fittings 

* 6g Other Site Works (retaining walls etc) 

* 6h Drainage 

* 6i External Services 

* 6j External Lighting 

* 6k Buildings work in connection with External Services (including Service Tunnels etc) 

* 6l Minor Building Works 

Total External Works (b) 

Alteration Works 

* 7a Alteration Works 

* 7b Temporary Structures and Other Enabling Works 

Total Alterations etc (c) 

Preliminaries 

* On-site staff 

* Sundry costs 

* On-site labour 

* Materials and goods 

* Plant, consumables, stores and services 

* Insurances 

Total Preliminaries (d) 

Contingency 

‡ Design Reserve 

‡ Construction Contingency 

Total Contingency (e) 

TOTAL CONSTRUCTION COSTS (at Base Date) (a+b+c+d+e) sub total (f) 

31


• Bidders should provide a detailed and fully quantified 

cost plan which arithmetically supports the 

figures (as marked by an asterisk *) inserted within 

the above capital cost breakdown. The cost plan 

must be presented in sufficient detail to identify 

the specification, quantity and rate for all major 

materials and components adopted for both the 

builder’s work and the engineering installations. 

• Elements 4b and 5c may be included in the service 

providers’ charges and not available as a 

lump sum. 

32 

Element Cost £ 

Contractors’ Fees 

Contractors’ pre-construction fee 

Contractors’ overheads and profit 

* Contractors’ costs (specify) 

Total Contractors’ Fees (g) 

Design & Technical Fees 

Architects’ Fee 

Structural/Civil Engineers’ Fee 

Services Engineers’ Fee 

Quantity Surveyors’ Fee 

Planning Supervisors’ Fee 

Healthcare Planners’ Fee 

On-site Supervision 

Other Fees (specify) 

Total Design & Technical Fees (h) 

Non-works Costs 

Planning Fees 

Building Regulations 

Other Statutory or Local Authority Charges (specify) 

Site Surveys & Investigations 

Other fees or non-works costs (specify) 

Total Non-works Costs (j) 

Risk Allowance 

‡ Risk Allowance 

Total Risk Allowance (k) 

* Any other Capital Costs not identified above 

Total Other Costs (m) 

¿ Inflation on construction costs etc (n) 

TOTAL CAPITAL COSTS (out-turn) (f+g+h+j+k+m+n) 

• For clarification, Bidders may include with their 

cost plan a detailed and fully quantified breakdown 

of preliminaries, which arithmetically supports 

the figures, split into the six categories 

identified above (that is, provide schedules which 

identify and cost numbers of staff in terms of man 

days, confirm provision for site accommodation, 

crane age, scaffolding, skips etc). 

• Bidders may provide details to support the Contingency/Risk 

Allowance (marked ‡ above). 

• For clarification, Inflation (¿) should be shown 

against construction cost items. Figures inserted


against Contractors’ Fees, Design & Technical 

Fees, Non-works Costs, Risk Allowance and 

Other Costs are assumed to be fixed and inclusive 

of inflation. 

• Bidders should provide the engineering elements 

(marked † above) broken down as follows: 

Services Engineering Elements 

Mechanical Services: (5f) Heat source and Prime Movers 

Steam distribution 

Condensate return 

Cold water services 

Domestic hot water services 

Heating 

Electrical Services: (5g) HV Services 

Ventilation and air conditioning 

Chilled water installations 

Internal fire protection installations 

Standby Generators & UPS 

LV Distribution, Main and Sub-Main Cabling 

Internal Lighting Installation & Luminaires 

Emergency Lighting 

Small Power Services 

Patient/Nurse Call Systems & Other Call Systems 

Fire Detection and Alarm Systems 

Alarm and Security Systems and CCTV 

Radio Sound Distribution Systems & TV Aerial Amplifiers & Wiring 

Wiring to Mechanical Services and BMS 

Containment for use by others 

Lightning Protection System 

Earthing Systems 

IT & Communications: (5h) Structured Cabling Systems 

LAN Active Equipment 

Telephone Handsets and Payphones 

33


Equipment 

• Bidders should provide the equipment elements 

(marked § above) broken down, as a minimum, as 

follows: 

Equipment Cost Analysis 

Furniture & Fittings (4a) Based on generic RDS’s or bidder’s scheme details 

Workshop & Other FM Equipment (4b) May be included in the service providers charges and not available as a lump sum 

Kitchen & Catering Equipment (5c) May be included in the service providers charges and not available as a lump sum 

Medical Equipment(5b) Based on unsigned off accommodation and bidder’s selection of provider. 

• For the avoidance of doubt, medical equipment 

should include theatre lights and pendants, fume 

cupboards and laboratory tables, post-mortem 

tables, body stores, patient hoists and autoclaves 

and washers. 

• Bidders should provide, as a minimum, a detailed 

and fully quantified and costed schedule of equipment 

which arithmetically supports the allowances 

against each of the above sub-categories of medical 

equipment (with the exception of “other”). 

Bidders should state their assumptions against all other 

figures (that is, for equipment other than medical equipment) 

where no schedule is provided (for example if “nil”, 

whether allowed for outside the Capital Costs). 

Capital cost summary for FITN 

From the information set out above, the Bidders should 

summarise the capital costs in the form prescribed below; 

the summary must cover and identify separately the 

whole of the anticipated capital expenditure on the project, 

including: 

• building and engineering costs, broken down into 

individual phases or buildings; 

• external works and alterations; 

• preliminaries and contingencies; 

• contractors’ and design and technical fees; 

• non-works costs and risk; 

• other capital costs. 

The alphabetical references are to the subtotals in the 

capital cost model for each block. 

34


Capital and development costs summary 

Element Phase or 

Building 

Building & Engineering (a) 

External Works (b) 

Alterations (c) 

Preliminaries (d) 

Contingencies (e) 

TOTAL CONSTRUCTION 

COSTS (Base Date) (f) 

Contractors Fee (g) 

Design & Technical Fees (h) 

Non Works Costs (j) 

Risk (k) 

Other Capital Costs (m) 

Inflation (n) 

TOTAL CAPITAL COSTS 

(Out-turn) 

Phase or 

Building 

Phase or 

Building 

Phase or 

Building 

Phase or 

Building 

Phase or 

Building 

Phase or 

Building 

35

Appendix E: Capital and development costs cash flow FITN 

The purpose of this return is to enable the trust to quickly 

be assured that the funding and cash flow is in place to 

support the level of costings in the pro-formas and that 

the bidder has created a risk reserve. 

Bidders should provide the extract of their financial model 

cash flow statement which covers the capital costs, that 

is, the “Development”, “Construction” and “Lifecycle” 

costs. This is the cash flow used to cover all the build 

elements and life-cycle activities/costs in the pro-formas 

in Appendices D and F. Bidders, in addition, are to clearly 

state if any of the categories and elements in the proformas 

are not included in these figures. 

Bidders should also confirm that they have Debt Service 

Reserve (DSR) and Life-cycle/Maintenance Reserve 

arrangements in place, although figures are not required 

here. 

36

Appendix F: Life-cycle costs FITN 

The summary cash flow of projected life-cycle expenditure 

should be submitted on the pro-forma overleaf on a 

year-by-year basis. In each instance the Bidder should 

highlight design life and assumed replacement cycles. 

The detailed elemental components to build up the lifecycle 

costs are shown in the supporting table which 

follows the pro-forma. 

Separate breakdowns should be provided for each part 

of the construction works (that is, for each phase and/or 

for each separate building) and for each of the identified 

facilities. Works of statutory and condition B compliance 

in relation to the identified facilities should be shown separately. 

37


Life-cycle cost summary FITN pro-forma 

The Bidder should provide a summary cash flow of projected 

life-cycle expenditure (on a year-by-year basis) in 

the following format: 

Element 

38 

Replacement Cycle 

(Years) 

Structure & Fabric 

Structure (frame, upper floors, stairs) 

Roofs 

External walls 

Windows & external doors 

Internal walls & partitions 

Internal walls & partitions 

Internal Finishes 

Floor Finishes 

Ceiling Finishes 

Decorations 

External Decoration 

Internal Decoration 

Fittings & Furniture 

Furniture & Fittings 

Medical Equipment 

Kitchen & Catering Equipment 

Workshop & Other FM Equipment 

Maintenance of Equipment 

Services 

Sanitary 

Water 

Heating 

Cooling 

Ventilation & Air-conditioning 

Lifts and Escalators 

Electric Power 

Lighting 

IM&T & Communications 

Other M&E Services 

External Works 

Roads etc 

External Services 

Backlog 

Management Costs 

TOTAL LIFE-CYCLE COSTS (Base Date) 

Inflation 

TOTAL LIFE-CYCLE COSTS (Out-turn) 

£’000 

Annual Periods 

£’000 £’000


All above cash flow figures to be inclusive of all “add-on 

costs”, for example access costs, preliminaries, overheads, 

profit, contingencies, disturbance and making 

good etc. 

• Bidders should submit a detailed and fully quantified 

equipment schedule which arithmetically supports 

the allowances for the repairs to/replacement 

of equipment included above. The equipment 

schedule should itemise equipment in the 

elements listed above. 

• For clarity, life-cycle costs for equipment within the 

identified facilities should include Category 1 and 

2 (installation and maintenance) equipment and 

the maintenance of Category 1, 2 and 3 equipment. 

Bidders should assume equipment to have 

Life-cycle costs: list of headings to build up life-cycle costs 

(This list is not exhaustive, and the bidder should add additional items as appropriate) 

Column A 

Element/Component 

Structure and Fabric 

been new, with no subsequent replacement 

(either to date or within the period leading up to 

the Bidder taking life-cycle responsibility). 

• Bidders should submit a detailed schedule clearly 

identifying life-cycle works assumed to be undertaken 

by the trust within identified facilities in order 

to sustain the current condition standard up to the 

date of handover of the identified facilities. 

• For clarity, life-cycle costs for IM&T within the 

identified facilities should include the replacement 

of cabling and active components. Bidders should 

allow for re-provision of all cabling and active 

components within the identified facilities prior to 

final opening of the new facilities. 

Column B 

Element Definitions 

Structure (frame, upper floors, stairs) ducts 

frames 

stairs 

balustrades 

protection rails 

gantry rails 

fire escapes 

floor structures 

Roofs repairs to/replacement flat roofs 

pitched roofs 

roof lights 

External walls external structure walls 

curtain walls 

cladding 

glazed screens 

Windows & external doors external doors and windows 

Internal walls & partitions internal walls and partitions 

Internal doors internal doors 

ironmongery 

borrowed lights 

Internal Finishes 

Floor finishes: repairs to/replacement vinyl flooring 

fitted carpets 

carpet tiling 

ceramic tiling 

Wall finishes: repairs to/replacement plaster 

ceramic tiling 

Ceiling finishes: repairs to/replacement suspended ceilings 

plasterboard ceilings 

39


Column A 


Column B 


Decoration 

External Decoration (including cleaning external surfaces) 

Internal Decoration walls 

ceilings 

doors 

other 

Equipment 

Furniture & Fittings: repairs to/replacement: Category A (shelves, cupboards, worktops, curtain rails etc) 

Category B 

Medical Equipment: repairs to/replacement: Category A (theatre lights, pendants, sterilizers, washers etc) 

Category B 

Kitchen & Catering Equipment: repairs to/replacement Category A (fridges, cookers, dishwashers etc) 

Category B 

Workshop & Other FM Equipment: repairs to/replacement Category A (workbenches etc) 

Category B 

Maintenance of Equipment Category A 

Category B 

Category C 

Services 

Sanitary installation; repairs, replacement and servicing to: sanitaryware 

taps 

valves 

waste, soil, overflow and vent pipes 

Water installation: repairs, replacement and servicing to: boosted cold water 

CWS pipework 

DHWS calorifiers and plant 

DHWS pipework 

water storage tanks 

Heating installation: repairs, replacement and servicing to: steam and HTHW shell and tube boilers 

medium & low pressure steel boilers 

combustion controls 

feed pumps 

feed treatment plant 

firing equipment 

fans 

instrumentation 

calorifiers and heat exchangers 

control equipment 

pipework installations 

pumps 

radiators – cast iron 

radiators – steel 

suspended ceiling heaters 

tanks 

valves 

Cooling installation: repairs, replacement and servicing to: refrigeration plant 

cooling coils 

pipework installations 

pumps 

valves 

40


Column A 


Services (continued) 

Column B 


Ventilation/Air-conditioning: repairs, replacement and servicing to: refrigeration plant, medium and large, compression and 

absorption 

distribution systems (pipework, ducts) 

terminal units 

cooler batteries 

fans and washers 

heater batteries 

heat rejection equipment 

package air handling equipment 

automatic temperature controls 

fire dampers 

Lifts and Escalators: repairs, replacement and servicing to: lifts 

escalators 

Electric power and lighting: repairs, replacement and servicing to: mains cabling 

electrical switchgear and distribution equipment 

final circuits and outlets 

electrical motors 

generators 

prime movers, reciprocating engines 

prime movers, turbine, gas and steam 

standby prime movers, diesel 

lighting 

Lighting: repairs, replacement and servicing to: lighting installations 

emergency lighting 

batteries, lead acid, sealed 

batteries, nickel alkaline, vented 

luminaires – bulbs and tubes 

luminaires – fittings 

Protection: repairs, replacement and servicing to: fire alarm systems 

intruder alarms 

CCTVs 

lightning protection 

IM&T and Communications cabling 

active components 

call systems 

clock systems 

Other M&E services: repairs, replacement and servicing to other 

services that are part of the building: 

building management system 

gas installations 

medical gases – pipework 

medical gases – outlets, valves and fittings 

medical vacuum and compressed air systems 

pneumatic conveyor 

smoke vents 

steel chimneys 

incinerators 

laundry plant, washing machines 

wet risers 

41


Column A 


External works 

42 

Column B 


Roads etc: repairs, replacement and services to: roads and paving 

hard landscaping 

fencing 

signage 

furniture 

External Services drainage 

water 

electric 

gas 

Backlog 

Management costs management costs associated with the above

Picture Credits: 

Page Front cover Anshen Dyer Architects (Proposed PFI scheme at Central 

Manchester and Manchester Children’s University Hospitals NHS 

Trust) 

Back cover Anshen Dyer Architects (Proposed PFI scheme at Central 

Manchester and Manchester Children’s University Hospitals NHS 

Trust) 

6 Capita Percy Thomas (PFI scheme at Derby Hospitals NHS 

Foundation Trust) 

7 Capita Percy Thomas (PFI scheme at Derby Hospitals NHS 

Foundation Trust) 

10 Swantre Hayden Connell Architects (Proposed PFI scheme at 

University Hospitals of Leicester NHS Trust) 

13 PFI scheme at County Durham and Darlington Acute Hospitals 

NHS Trust 

14 PFI scheme at County Durham and Darlington Acute Hospitals 

NHS Trust 

15 PFI scheme at Calderdale and Huddersfield NHS Trust 

17 PFI scheme at Buckinghamshire Hospitals NHS Trust 

19 PFI scheme at Norfolk and Norwich University Hospitals NHS Trust 

22 PFI scheme at Calderdale and Huddersfield NHS Trust 

Adult’s Concourse Children’s High Level 

Preferred bidder artist’s impression for Central Manchester

The Design Development Protocol for PFI Schemes - Epos

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