New Construction / UK / 2018 /
Information correct as of 26thOctober 2021. Please see kb.breeam.com for the latest compliance information.
Alignment of RFO fit-out with New Construction shell only and shell and core assessments - KBCN0731
Where seeking a fully-fitted certificate for a shell only or shell & core project assessed against the BREEAM NC 2014 scheme, the advice provided within the scope section of the RFO manuals has been superseded.
The original concept to provide ‘fully-fitted’ ratings and certificates following BREEAM New Construction shell or shell and core certificate has been dropped in favour of separate independent assessments, certificates and scores in the normal way. This is partly due to lack of demand and partly due to the complexities of mapping, managing and scoring one set of criteria against another at completely different stages.
For a comprehensive BREEAM assessment of a project that has two separate construction stages, two separate BREEAM assessments should be undertaken. For example, a shell only BREEAM New Construction assessment, the same as Part 1 in BREEAM Refurbishment and Fit-out (RFO), will have a certificate for the original design. Later on, the fit-out (RFO Parts 2, 3 and 4) can be undertaken and will have a separate certificate. The two separate certificates will then represent a comprehensive BREEAM assessment and best reflect the different scopes of the different project stages.
This will be be updated in the next reissue of the technical manual.
Cat A fit-out - KBCN0791
For Category A projects the assessor can decide, based on the developer’s scope of works, whether to assess as shell and core or fully-fitted.
In determining the most appropriate classification, it should be borne in mind that if a fully fitted certification is sought, a higher level of certification would be achieved and more credits would be deemed under the scope of the assessment. However, where the actual scope of works does not comprise of some fit-out elements, the BREEAM rating might be penalised.
More information on Cat A projects is given in Appendix D of the technical manual, as per the extract below:
Appendix D – BREEAM UK New Construction and Shell and Core Project Assessments
… Often, shell and core projects will also be fitted out to a 'Category A' standard, the scope of which varies between different developers, but often includes in addition the shell and core of the building the provision of raised floors, suspended ceilings, extension of core services above ceilings across the lettable space, finishes to the internal face of external and core walls and blinds. Upon completion, the whole building or space within the building is sold or let to be fitted out as appropriate for occupation. The new owner(s) or tenant(s) will fit-out the building’s accommodation in accordance with their corporate and operational needs, often referred to as a 'Category B' fit-out. These terms, while they are widely used in the property sector, are not used within BREEAM as the scope of works that they refer to varies significantly between developers making them not comparable.
In these projects, where areas of the development are not fully fitted, performance of the building and compliance with BREEAM is verified based on the developer’s scope of works. This is measured using two standard project type options that in turn define appropriate assessment criteria applicable to that project type. While some projects will differ to some extent from the scope of these standard options, for the purpose of BREEAM, issues not included within the chosen option will be excluded from the assessment, even where they are within the developer’s scope of works. This approach is necessary to ensure clarity, consistency and comparability within the property market. A fully filterable list of criteria/issues based on each individual projects scope would not enable comparability between BREEAM ratings, either in terms of performance benchmarking or promotional/publicity purposes.
Compliance: Applicability of criteria to subsequent schemes’ versions - KBCN0554
When assessing a project under a certain scheme, criteria or compliance notes from a previous scheme cannot be used to demonstrate compliance.
Compliance: Applicability of criteria to scheme’s previous versions - KBCN0430
Criteria set for a scheme version are not applicable retrospectively to previous versions.
Compliance: Conflicts of interest for the BREEAM assessor - KBCN0107
The assessor can be someone within the design team or work for the same company as the design team member(s) but the assessor must identify and manage any potential conflicts of interest. The assessor should also make BRE Global aware of the situation so that, should it prove appropriate, the certification report can be escalated to a more detailed level of quality assurance checking.
If the assessor is a member of the company who are producing evidence to demonstrate compliance, there must be clear separation of the roles and the BREEAM/HQM assessor must not be personally responsible for producing such evidence.
BREEAM/HQM is a 3rd party certification scheme. Therefore, it is important to avoid any conflicts of interest between those producing evidence and those awarding credits to ensure the robustness of the certification process.
Compliance: Statutory requirements - KBCN0395
BREEAM is an assessment method which promotes best practice in sustainable buildings.
Matters critical to health and safety, as well as any mandatory requirements from statutory authorities which conflict with BREEAM criteria may take precedence over BREEAM requirements. In this instance, evidence would be required to demonstrate that this is the case.
Note, this does not change the criteria requirements, and where BREEAM requirements are not met the design team must explore alternative options or specifications if the relevant credits are to be awarded.
17/04/18 Wording amended to clarify
Definition of NIA (net floor area) for assessment registration purposes - KBCN0569
Net Internal Area (NIA) is broadly the usable area within a building measured to the face of the internal finish of perimeter or party walls ignoring skirting boards and taking each floor into account.
NIA will include:
NIA will exclude:
- Perimeter skirting, moulding, or trunking
- Any built in units or cupboards occupying useable areas (subject to height exclusion below)
- Partition walls or similar dividing elements
- Open circulation areas and entrance halls, corridors and atria (but see 9 and 10 below)
Source: Valuation Office Agency
- Toilets and associated lobbies
- Cleaners' cupboards
- Lift rooms, boiler rooms, tank rooms, fuel stores and plant rooms other than those of a trade process nature
- Stairwells, lift wells, those parts of entrance halls, atria, landings and balconies used in common or for the purpose of essential access
- Corridors and other circulation areas where used in common with other occupiers or of a permanent essential nature
- Areas under the control of service or other external authorities
- Internal structural walls, walls (whether structural or not) enclosing excluded areas, columns, piers, chimney breasts, other projections, vertical ducts etc
- The space occupied by permanent air conditioning, heating or cooling apparatus and ducting which renders the space substantially unusable having regard to the purpose for which it is intended
- Areas with headroom of less than 1.5m
- Car parking areas
Therefore, the usable area within a building measured to the face of the internal walls should be provided.
Whilst this is not expected to be accurate to the nearest 1m2
, the closest estimate possible for the NFA should be entered. This is to allow for any possible subsequent adjustment to the size of the development.
Dementia care homes - KBCN0820
For dementia care homes, there may be instances where the resident profile, and hence design and use, result in some BREEAM criteria being considered inappropriate or not applicable. Where this is the case assessors should seek confirmation from BREEAM through the technical query service, providing a clear justification for why specific criteria cannot be met.
Before submitting a query, however, please review the BREEAM Knowledge Base under the relevant Scheme and Issue, to check for a specific, published compliance note.
Assessors will be required to provide evidence. This could be from suitable individuals/organisations regarding the specific project, detailing how the criteria is not relevant for the individual project.
Ene 01: Minimum standard for Excellent - KBCN1336
To provide greater flexibility, there is an alternative route for meeting the minimum Excellent standard within Ene 01. Where four credits for ‘Prediction of operational energy consumption’ are achieved, the minimum standard for Excellent in Ene 01 can be deemed to be met, provided certain conditions have been met.
See section 4.1 of Guidance Note GN32, version 1.1 for further details.
Version 3.0 of the technical manual refers to ‘4 credits’ for both Excellent and Outstanding. This will be corrected in the next reissue of the manual, so that it is clear that for Simple Buildings the requirement is achieving the Prediction criteria, not achieving four credits.
This was applied to version 3.0 of the technical manual, but can be applied in all issues of the UK NC2018 scheme.
19/08/2019 Clarified as above.
Evidence: Final design/’as-built’ drawings as evidence - KBCN0393
Where drawings are not clearly marked to indicate their 'as-built' status, additional evidence would need to be provided by the design team to confirm the drawings represent the completed development and that there have been no changes relevant to the BREEAM/HQM assessment. This could, for example, be a written confirmation from the architect or the contractor, as appropriate.
Evidence: Post construction assessment evidence - KBCN0407
For the purposes of robustness and completeness, both design AND post-construction stage evidence is required for a post construction assessment. However, it is possible to provide only post construction stage (PCS) evidence where it is clear that this completely supersedes the design stage (DS) evidence and renders it unnecessary.
GN23 BREEAM Bespoke Process - KBCN0720
This document contains information and guidance for BREEAM Assessors who are seeking to assess a bespoke project. This includes projects that meet one of the following options:
— A building that does not fit the scope of the BREEAM New Construction and Refurbishment and Fit-Out schemes (UK and International)
— A BREEAM Communities project outside of the UK
— All BREEAM Infrastructure New Construction pilot projects.
This document contains information and guidance for BREEAM Assessors on the operational and technical aspects of the BREEAM Bespoke Process. This document should be used alongside Operational Guidance (SD5070) and the relevant technical manual.
View full Guidance Note
(licensed assessors only)
View all Guidance Notes
(licensed assessors only)
GN40 BREEAM, CEEQUAL, HQM Ecology Assessment Issues Reporting Template - KBCN1190
Purpose and Scope of this Guidance Note
The purpose of this guidance note is to help the Assessor relate the information generated during the project to the BREEAM, CEEQUAL or HQM ecology assessment issues in the scheme being used for assessment. The guidance in this document has been produced to support the assessment of these issues and should not be interpreted as criteria. Use of this document as a template is optional. If the Assessor chooses to use the template provided within this guidance note as evidence in the assessment the Assessor, project team member or the appointed Suitably Qualified Ecologist must complete all relevant sections. The completed document can then be used by the Assessor along with all relevant project documentation to demonstrate compliance with the BREEAM, CEEQUAL or HQM criteria.
View full Guidance Note
(licensed assessors only)
View all Guidance Notes
(licensed assessors only)
Green lease agreement – applicability - KBCN0897
Green Lease Agreements or other shell & core options (green building guide and developer-tenant collaboration), which were included in UK NC 2011, International NC 2013 and earlier scheme versions are no longer available to demonstrate compliance.
The only exception to this is for Issue Ene 01 for Shell and Core assessments (as detailed in CN/Specific note 1.2).
For all other Issues projects are assessed based on the level of works/assessment type being undertaken.
17/04/18 Reference to 'specific note' added to align with UK NC2018
Healthcare: BREEAM Assessor Training for Healthcare Buildings - KBCN0470
There are no requirements for training or becoming a licensed BREEAM assessor specific to healthcare buildings. Please review the relevant courses available from the BRE Academy
relating to BREEAM New Construction and BREEAM Refurbishment and fit-out.
17/04/18 Guidance clarified
Laboratory containment level category definitions - KBCN0943
BRE does not designate or define containment levels for laboratories. The categories listed in the manuals are based on industry standard definitions.
For further information, please refer to HSE/COSHH or DEFRA definitions, depending upon the hazard type.
Master plans with multiple stakeholders - KBCN0953
Assessment of a building forming part of a master plan co-ordinated by a third party (developer or local authority)
In such cases, it may not be possible for the design team to control elements affecting issues such as land use and ecology, access, external lighting and surface water pollution.
It is therefore acceptable for the assessor to define the assessment boundary according to one of two following options:
- Restrict the boundary only to what the design team can control.
- Extend the boundary to include elements of the master plan, assessing any associated benefits or disadvantages that arise. Relevant Knowledge Base Compliance Notes should be reviewed, and BREEAM Technical contacted for additional guidance if required.
The assessment boundary must remain consistent throughout all issues. Facilities outside of the boundary but serving the assessment (i.e. cycle facilities, parking etc) can be assessed as standard.
Assessment of a building forming part of a master plan co-ordinated by the design team with third party elements
Where there are third party elements in the master plan which are not BREEAM compliant (e.g. external lighting by local authority), evidence should be submitted to QA that efforts have been made with the third party to align these elements with BREEAM criteria.
Where this is not possible, these elements can be excluded. Full justification should be provided when submitting the assessment for certification.
Multiple assessments: Site-wide certificate - KBCN0874
Where developments on a site are assessed under multiple BREEAM registrations, but there is a requirement for an overall, site-wide BREEAM rating, an additional certificate can be produced for the whole development.
For further details of this service and applicable fees, please contact the BREEAM technical team.
17/04/2018 Amended to clarify
Process Notes - KBCN0611
Process notes can be accessed by licensed assessors here
When a new process note has been released, you may be required to tick the box to confirm you have read the note to be able to access other documents in BREEAM Projects. To do this scroll to the bottom of the Process Note index page and tick the box and click next.
Process: Project team member no longer operational - KBCN0590
In situations where a member of the project team is no longer operational, for example where a company has gone in to liquidation or administration, and the assessor is unable to obtain the required evidence to meet the requirements of BREEAM schemes and HQM, any credits affected must be withheld.
Whilst BRE appreciate and sympathise with the circumstances surrounding these types of situations, BREEAM schemes and HQM rely upon an auditable trail of evidence with which to award credits. This trail of evidence is used to demonstrate how criteria have been met. BREEAM standards and HQM must be applied consistently to all developments undertaking assessment to ensure that certificates issued provide an accurate and consistent representation of the level achieved.
If the necessary evidence cannot be presented and the assessor deems it insufficient to demonstrate compliance in accordance with the schedule of evidence then credits should not be awarded.
Process: Registration date and applicable scheme manual issue - KBCN0708
Typically the scheme technical manual issue which is current when a project is registered should be used for the assessment. For example, if a BREEAM UK New Construction 2014 development was registered on 01/07/2016, the current issue of the scheme technical manual at that point would be issue 4.1, which was published on 11/03/2016 (the next issue 5.0 of the technical manual was published on 05/09/2016). However, it is permissible for the assessor to decide to use a later issue of the technical manual. The scheme technical manual version and issue used for the assessment should be clearly referenced within the assessment report.
Note that in any case, the same technical manual version and issue should be used for the entire assessment. It is not acceptable to assess different credits based on different issues of the technical manual and it is not acceptable to change issues between submissions of the assessment.
26 09 17 Clarification added that the 'Issue' of the technical manual may not be changed between assessment submissions
Retail/Industrial Showrooms Appendix - KBCN1115
This Criteria Appendix has been developed for developments such as car showrooms which incorporate both retail and industrial areas. The appendix clarifies, for specific BREEAM issues, which criteria are applicable to each area of the assessment. This should be read in conjunction with the relevant scheme version of the BREEAM UK technical manual. This is applicable to BREEAM UK New Construction 2014 and 2018 and BREEAM UK RFO 2014.
Such assessments should be registered against the 'Retail' building type and the Appendix will soon be available for download in the guidance for 'Retail' assessments for each relevant scheme on BREEAM Projects.
In the meantime, the Criteria Appendix can be requested by emailing BREEAMtechnicalcs@bre.co.uk
22/05/2018 The title of this appendix has been changed and additional information provided. This includes removal of the specific reference to 'Car Showrooms' in order to clarify that this approach can be applied to other similar retail developments, which include industrial servicing areas.
Scheme classification – Education - KBCN0398
The Education scheme classification criteria is tailored to the requirements of buildings that are likely to be used by large numbers of students, whose requirements differ slightly from the general population. Where a building on an education campus, or owned by an educational institution:
- is not used for teaching / study
- is primarily used by staff or other non-students
- and transport requirements differ from a standard Education building
The building may be assessed under a different, more appropriate scheme classification. Where it is unclear how this building should be assessed, a scheme classification query should be submitted.
Scheme classification based on anticipated occupancy & building use - KBCN0421
In the instance where there is potential for the building occupancy and use to change during the building lifetime, scheme classification should be based on the most likely occupancy and use of the building as anticipated at the time of the assessment.
Please refer to Guidance Note 10 (GN10) for further details
Scheme classification for residential projects (UK) - KBCN1225
Choosing the right scheme for developments is the starting point to ensure successful outcomes and value, in terms of quality and sustainability to building owners and for occupants of the building.
In light of the release of Home Quality Mark (HQM) ONE we have reviewed the existing guidance around scheme classifications of new build residential buildings and have removed ‘GN03 – Scheme Classification – Domestic buildings’ from BREEAM Projects.
When GN03 was written, the Code for Sustainable Homes (CSH) did not fully consider communal areas within residential blocks as part of the assessment. CSH was also not applicable in Scotland. GN03 was developed to clarify the differences between BREEAM Multi-Residential, CSH and EcoHomes, and when each scheme should be applied.
There is now a clearer distinction between BREEAM Multi-residential and HQM and when these should be used. Ultimately, the determining factor for a scheme classification is now focused on the intent of the building and who is going to be the end user (as opposed to previous guidance which considered aspects such as percentage of communal areas, etc.). Broadly, if the building’s main purpose is for long term homes then Home Quality Mark is the correct scheme to use.
Please use the following as guidance to identify the most appropriate scheme:
Home Quality Mark (HQM)
HQM has been designed with the occupant in mind. It assesses homes individually, but can also account for common areas associated with blocks of self-contained homes. HQM outputs (rating and indicators e.g. ‘my cost’, ‘my wellbeing’ and ‘my footprint’) are specifically aimed at those living in the home and are designed to better inform the occupant about the benefits of the home that they are purchasing or renting.
An HQM project will meet one or more of the following criteria:
Be designed to meet the function of a long-term self-contained home even though there may be some provision of communal facilities which can be used on a voluntary basis
Be classified under Building regulations Part L1a (i.e. required to complete SAP assessments, although there may be some linked SBEM assessed spaces associated with the project)
As such, HQM projects could be homes for sale, social housing or homes for rent (PRS and Built to Rent). They may also include some student and retirement/sheltered accommodation where the units are comparable to a normal self-contained flat/home.
For the purposes of BREEAM Multi-residential assessments, the term ‘multi-residential’ is used in the context of buildings that contain rooms for residential purposes alongside communal facilities for catering, leisure, care etc. These residential rooms would normally not have the full, self-contained functions of a home. This scheme usually covers more specialist residential care homes, student halls of residence, and other more communal accommodation. The scheme can cater for a small number of self-contained dwellings where these form part of a larger multi-residential development (e.g. on-site warden homes etc.). Under this scheme, the project is assessed on a whole building basis and as such does not seek to reflect the performance of individual residential units/rooms.
A BREEAM Multi-residential project will meet one or more of the following criteria:
Be provided for transient /non-permanent occupants
Provide suitable accommodation for occupants requiring support from carers, wardens or similar
Include shared living spaces
Be classified under Building regulations Part L2a (i.e. required to complete SBEM assessments, but can account for some SAP assessed spaces where associated with the project)
As a rule of thumb, if the building contains rooms rather than self-contained flats or homes, a BREEAM Multi-residential assessment would probably be most appropriate. We are aware of some confusion over the meaning of the term ‘multi-residential’ in this context and will be considering the use of term as part of the next review of the BREEAM Multi-Residential scheme.
If you are unsure of the appropriate scheme classification for a particular project, please contact the BREEAM office before registering the project.
Scheme classification queries - KBCN0540
As the Operational Guidance clarifies ‘…A scheme classification requires the assessor, client or design team to submit floor plans showing the layout of the building(s) along with its intended functional areas and any other relevant information. BRE Global will then confirm the appropriate means of assessing the development, using either one or more standard schemes or by developing project-specific bespoke criteria…’
BREEAM Technical cannot definitively confirm a scheme classification in the absence of drawings.
Relevant information could also include specification of the scope of works, clarification of general building functions, spaces within them, as well as their management and access to the public.
Scope – Fully-fitted assessments with areas completed to shell & core - KBCN1233
In such situations, the following options can be followed:
1. Include the shell & core area in the fully-fitted assessment, however this may have a negative impact on the assessment, as all aspects of this area would need to be assessed against the fully-fitted criteria.
2. Exclude the shell & core areas from the assessment. Note that this may require the BREEAM certificate to be endorsed to clarify that the whole building has not been certified.
It may be possible to assess the shell & core area separately, if required.
3. Wait until the shell & core areas have been fitted-out before certifying.
Please also refer to KBCN0702.
Scope: BREEAM UK New Construction 2014 and 2018 in different countries - KBCN0498
Separate versions of the BREEAM UK New Construction 2014 and 2018 technical manuals are available for England, Wales, Northern Ireland and Scotland to reflect the differences in building regulations for each country. These separate versions are derived from the main BREEAM UK NC technical manual and enable country-specific assessments within the single UK scheme.
BREEAM UK NC accounts for the differences in building regulations in England, Wales, Northern Ireland and Scotland.
17/04/18 Amended to include BREEAM UK NC2018
Scope: Discontinued Schemes – Fire Stations & Forestry Commission Visitor Centres - KBCN0493
The standalone BREEAM New Construction schemes for Fire Stations and Forestry Commission Visitor Centres have been discontinued. Assessments of these building types should be registered under BREEAM UK New Construction, which addresses all relevant issues from the superseded schemes.
Scope: Fully fitted, shell and core and shell only – guidance for classification - KBCN0702
In cases where a project is a mix of fully-fitted, shell & core, or shell only, or the scope falls somewhere between assessment types, BREEAM cannot determine the type of assessment on behalf of the assessor/developer.
For example, assessing a project which falls between (or is a mixture of) shell only and shell & core as 'shell only' will result in a BREEAM certificate for that part of the work and will not account for any work beyond the scope of that assessment type. For the same development a 'shell and core' assessment would take account of a wider scope of work, however some BREEAM credits might not be achievable because compliance cannot be demonstrated for the shell only areas. The latter approach would achieve a higher level of certification (as shell & core) but may result in a lower score and BREEAM rating being achieved.
Similar considerations apply in the case of fully fitted and shell and core projects.
The assessor should, therefore, review the scope of the development and advise the developer accordingly.
Scope: Mixed BREEAM CSH/HQM developments - KBCN0383
In general terms, any relevant areas or facilities which serve the building should be included in the BREEAM assessment, regardless of whether they are also assessed under CSH/HQM.
Whilst CSH is a Department for Communities and Local Government (DCLG) scheme, it was developed by BRE Global and the requirements are generally aligned with BREEAM. This should not, therefore involve the duplication of work, but means that the same evidence can be applied to each scheme as appropriate.
Shell & core project: Completing as fully-fitted - KBCN0394
It is possible to complete an assessment as fully fitted following a design stage certification as a shell & core project. Whilst the assessment will reference much of the same evidence gathered for design stage, it must be re-registered and may be submitted as a fully-fitted Post-construction assessment.
17/04/18 Wording clarified
Simple Buildings – definition - KBCN0448
The building services are predominantly of limited capacity and local in their delivery, largely independent from other systems in the building fabric and avoid complex control systems. The building can be classified as any of the building types within the scope of the scheme, including mixed use developments or building types. For UK NC 2011 assessments please refer to the Simple Buildings Guidance on the Extranet. For UK NC 2014, 2018 and UK RFO 2014 please refer to Appendix E within each technical manual.
Simple Buildings – Additional training - KBCN0464
The Simple Buildings technical guidance does not constitute a separate BREEAM scheme. It is an approach which can be applied to developments which meet the relevant BREEAM definition. This means that a suitably trained, qualified and licensed assessor can conduct a Simple Buildings assessment without further training.
Simple Buildings – Category weightings - KBCN0458
Category weightings are the same for standard and Simple Buildings assessments.
Simple Buildings – connecting to existing services - KBCN00037
Where a building extension will connect to existing building services, a Simple Buildings assessment can be carried out if the total services systems is of limited capacity and complexity conforming to the definition and scope of a Simple Building.
Refer to the Applicability of Simple Buildings assessments for more detailed information.
For example, the total capacity, when assessing the space and/or hot water heating services, must be less the 100kW.
Compliance would be met by any of the following:
The assessment (in this case, extension) cannot be assessed against the Simple Buildings methodology if the definition of a Simple Buildings is not meet.
- A standalone system serving the extension only with a capacity of <100kW
- Connection to an existing system in the rest of the building with a capacity of <100kW
- A standalone system and existing system with a combined capacity <100kW
Simple Buildings – Introduction and robustness of Simple Buildings criteria set - KBCN0454
Simple Buildings criteria have been developed to meet the need expressed by stakeholders for a simplified and cost effective approach for the assessment of less complex buildings.
The standards and robustness of a BREEAM rated building have not been compromised by the development of Simple buildings criteria. The criteria have been carefully reviewed to be more in line with and relevant to simpler buildings and servicing strategies.
Simple Buildings – No size or cost limits - KBCN0451
Variations in project specification make setting limits on the size or the cost of simple buildings problematic. Therefore, no limits have been set.
Simple Buildings – Quality Assurance (QA) - KBCN0459
The process and rigor of quality assurance does not change for Simple Building assessments. As with any assessment, the correct classification of the development will be checked. Where a project is incorrectly classified, the project will require re-assessment against the correct BREEAM criteria before the QA and certification process can progress. There may be additional charges associated with this process.
Due to Simple Buildings not being a separate scheme, the audit level assigned to the assessment (Admin, Partial or Full) will follow the standard approach, i.e. previous audit records for that building type will be reviewed. Also, QA response times are the same as for other assessments of the same building type.
Simple Buildings – Shell & core assessments - KBCN00026
Registrations for assessments applying the simple buildings criteria to shell & core developments are not permitted. These are incompatible because the shell & core criteria are already simplified.
15 11 17 Applicability to UK NC 2011 removed - see separate guidance under KBCN0397
Simple Buildings – Use of BMS - KBCN0948
Where a building does not require complex controls, but a BMS is installed primarily for its monitoring capabilities, this does not preclude assessment using the simple buildings criteria set.
Buildings which require complex control systems cannot be considered as simple.
Soft Landings Framework - KBCN1263
Embedding the principles of the Soft Landings Framework within a project can be used to demonstrate compliance with various aspects of the BREEAM criteria, particularly the Management issues.
Time critical BREEAM requirements – reference to RIBA (or equivalent) work stages - KBCN1156
As a building design process passes through successive work stages, increasingly more aspects of the design become fixed. BREEAM criteria often require actions at, before or after specific project work stages, as these are the optimal stages to achieve the required sustainability outcome. When undertaken at a different stage, the criteria may be difficult to comply with, opportunities may be missed, options limited or costs may become prohibitive.
Knowing which stage your project is at
Where possible, BREEAM refers to industry-standard work stages, for example the RIBA plan of work stages. However different project teams can interpret these referenced stages differently.
Furthermore, many projects do not follow these stages in a simple linear fashion for all aspects of the design at the same time. For instance, the envelope design may be well advanced even to the point where installation has commenced before any specification decisions have been made on some interior finishes. As such, a project may not be at one project stage for all elements of the design at any one point in time.
This Knowledge Base compliance note is intended to provide supplementary information to enable projects to determine what stage they are at with respect to time critical BREEAM requirements, including where different elements are at different stages. Although project team members may be willing to offer their opinion on the stage the project has reached, this will often be subjective and hence inconsistent. Therefore, the process set out here looks at the currently available design information for the project (e.g. drawings, specifications) to determine the current work stage in relation to the issue under consideration. This provides a more objective, demonstrable approach for the assessor to follow.
Concept Design Stage
The RIBA definition of ‘Concept Design’ (RIBA stage 2) can be found here https://www.ribaplanofwork.com/PlanOfWork.aspx
. The core objective given is ‘Prepare Concept Design, including outline proposals for structural design, building services systems, outline specifications and preliminary Cost Information along with relevant Project Strategies in accordance with Design Programme. Agree alterations to brief and issue Final Project Brief.’
Table 1 and table 2 (in the link below) provide further guidance, specific to BREEAM, to help determine whether a project, or part of the project relevant to the issue/credit, is at ‘Concept Design’ stage. If there is ambiguity or uncertainty about the stage of the project, the assessor should check with the design team whether the design documentation (drawings, specifications, BIM etc.) currently being produced
by the design team will generally include the information listed.
It is possible for different aspects of the project to be at different stages in terms of how progressed the design is. For example, the substructure design may be at technical design or even installed while the internal partitions are still at concept design. Whether this matters depends on the issue/credit being pursued. The following steps take this into account.
First, for the issue/credit being pursued, determine which of the relevant assessment scope items in table 1 and 2 are relevant. For example, if the issue/credit only relates to substructure, then only the substructure assessment scope items shall be considered. If the issue/credit is of a general nature concerning the whole project, then all the assessment scope items shall be considered.
For the relevant assessment scope items from step 1, decide which of the following applies the most: -
- Where the items listed are in the process of being included in the design documentation, this indicates that the project, or part of the project being considered, is likely to be at the ‘Concept Design’ stage.
- If items listed are not in the process of being included, the project, or part of the project being considered, is likely to be at an earlier stage.
- If the existing design documentation already includes the items listed the project, or part of the project being considered, is likely to be at a later stage.
Please note that the items listed are indicative of the typical information produced at ‘Concept Design’ stage.
Technical Design Stage
The RIBA definition of ‘Technical Design’ (RIBA stage 4) can be found here https://www.ribaplanofwork.com/PlanOfWork.aspx . The core objective provided is ‘Prepare Technical Design in accordance with Design Responsibility Matrix and Project Strategies to include all architectural, structural and building services information, specialist subcontractor design and specifications, in accordance with Design Programme.
The following provides further guidance, specific to BREEAM, to determine whether a project is at the ‘Technical Design’ stage: The RIBA plan of work definition of ‘Technical Design’ clearly states that it should ‘…include all architectural, structural and building services information, specialist subcontractor design and specifications…
’. Therefore, it is a simpler task to determine whether the project, or part of the project relevant to the issue/credit, is at this stage. If there is ambiguity or uncertainty about the stage of the project, the assessor should check with the design team whether the design documentation (drawings, specifications, BIM etc.) currently under production by the design team (and the contractor’s specialist sub-contractors, if applicable) will, when finished, generally include all the final design information required for the construction works on-site.
Like concept design, it is possible for different aspects of the project to be at different stages in terms of how progressed the design is. The following steps take this into account.
First, for the issue/credit being pursued, determine which of the relevant assessment scope items are relevant (the assessment scope items given in table 1 and 2 may be used, but the rest of the information in these tables relates to concept design).
For the relevant assessment scope items from step 1, decide which of the following applies the most: -
- Where all the final design information required for the construction works on-site is in the process of being included in the design documentation, this indicates that the project, or part of the project being considered, is likely to be at the ‘Technical Design’ stage.
- If it is not in the process of being included, the project, or part of the project being considered, is likely to be at an earlier stage.
- If the existing design documentation already includes all the final design information required for the construction works on-site the project, or part of the project being considered, is likely to be at a later stage.
17/06/2019 KBCN updated to provide additional guidance
UK NC2018 Update – Bespoke UK RFO/UK NC assessments - KBCN1079
Until the UK RFO scheme is updated to align with UK NC2018, 'Bespoke' NC/RFO assessments will continue to be registered against UK RFO2014 and apply the UK RFO2014 and UK NC2014 criteria.
Information correct as of 26thOctober 2021. Please see kb.breeam.com for the latest compliance information.