The intent of the criteria relating to project stages in BREEAM is to ensure that actions are taken at a time when they can have the intended influence.
Where projects are following these defined stages via a traditional procurement route, referring to the project programme and work stages are a robust and convenient way to demonstrate that the intent is met.
However, not all projects will follow these work stages. In such cases, the project can show that the intent is met by demonstrating that, for the relevant BREEAM requirement, the activity has happened when the project is at an appropriate stage of development.
Concept Design
The project stage at which fundamental aspects of the design are developed.
- What has happened already: the architectural concept is established.
- What is in progress: the design is undergoing spatial coordination and design development for detailed planning approval.
- Detailed planning approval is an approval that covers all major aspects of the asset’s external appearance and form. Typically this means the detailed massing, external materials, and site layout are confirmed.
- Achieving outline planning permission does not mean that the project has left Concept Design. An outline approval is an approval for architectural concept but with many of the above details still missing, and yet to be developed.
Technical Design
Once a detailed planning application has been submitted, many aspects of the design will be fixed, and the project is at Technical Design stage.
- What has happened already: full planning approval has been granted.
- What is in progress: detailed spatial coordination and developed design information is being used to develop the information needed to construct the asset.
Depending on the procurement route, there may be an overlap between technical design and the construction phase of the works.
Additional guidance
Sometimes different aspects of the design might be at different project stages. KBCN1156 gives detailed guidance on how to define the project stage for each construction element, based on the design information available for that element. Although it was originally written specifically to address Mat 01 LCA for UK NC 2018 and V6, it may be useful in other situations.
