New Construction / International /
Information correct as of 8thJuly 2020. Please see kb.breeam.com for the latest compliance information.
Absence of regulated/prohibited wood preservatives - KBCN0740
Preservatives (pentachlorophenol or PCP which is a “regulated/prohibited substance”) must be absent. This is defined when verified by testing that the concentration is less than 5ppm, in which instance the chemical is regarded as ‘absent’.
Acceptable alternative strategies to sub-metering by floor plate - KBCN00071
An alternative sub-metering strategy, not based on a by-floor-plate basis, would be acceptable provided that:
- it provides an equivalent, or more useful level of detail than sub-metering by floor plate.
- it divides the assessment in a logical manner which provides useful information to building management re: energy use.
- the approach does not conflict with requirements for sub-metering other functional areas.
The intent of sub-metering by floor plate is to allow a large homogenous function (such as office space) to be split up into smaller areas that will allow building management to monitor, identify and influence areas of high energy use. Alternatives that also meet this intent are also acceptable.
Accessibility of energy metering systems - KBCN0580
Energy metering systems should be accessible and the energy consuming end uses visible to building users, such as the facilities manager, where present, and/or other building occupants responsible for the management of the building.
Achieving full credits - KBCN0275
To achieve 15 credits for Ene 01, a building must show that it has 'zero net carbon emissions' as defined in the manual. For countries where CO2 is not assessed by local regulations, this cannot be evidenced, and therefore the maximum score is 14 credits. In order to achieve more than 14 credits, the building must be modelled using approved software which can output the CO2 metric and demonstrate zero net, or negative carbon emissions.
Acoustic performance in shell & core assessments - KBCN0235
The guidance below applies to all standard building types. For non-standard building types, a technical query should be submitted.
BREEAM does not consider it appropriate to impose requirements on tenants in a shell and core development to carry out acoustic testing in accordance with the criteria, therefore this issue is to be assessed as follows:
First credit: Indoor ambient noise level
The focus of this criteria is to assess the acoustic performance of the external building fabric which is outside the control of the tenant. The criteria for indoor ambient noise level applies as normal.
A Suitably Qualified Acoustician (SQA) must carry out an assessment of the built form specification, typical arrangement, and fit out specification for the building type and and any external factors that are likely to affect the indoor ambient noise levels. Where the layout is unknown, the acoustician must base their assessment on the most sensitive room type likely to be present in the building as a worst case. For example in a retail assessment where there are offices, the acoustician should make an assessment based the requirement for office buildings.
Should the SQA determine that an augmented fit-out specification would be required to meet the BREEAM requirements, such details must be covered by one of the three Shell & Core options.
First credit: Sound insulation
This requirement does not apply to Shell and Core projects and the first credit can be assessed based on indoor ambient noise criteria only.
Second credit: Reverberation time
If it can be demonstrated that the building will not have any "areas used for speech" the second credit can be awarded by default. However, if this cannot be clearly evidenced due to the speculative nature of the development then this credit must be withheld.
09/06/2020: Reference to meeting rooms has been removed, in accordance with the content of the technical manual
Acoustic performance standards - KBCN0922
For the Acoustic performance standards credits it is possible to use either:
- the building regulation requirements or other appropriate good practice local standards
- the good practice criteria outlined in the BREEAM manual.
If assessors want to use standards that have not been approved yet, they should submit these to BRE along with all relevant documents detailed in the standards approval process. The extent and scope of these local standards and the SQAs justification statement will be checked by BRE acoustic experts to ensure that the overall effect is similar to the stated BREEAM requirements.
Additional default values for calculating DELC CO2e - KBCN0195
The following additional default values may be used, where system specific data is not available:
Refrigerant recovery efficiency factor (%): - 95%
Annual purge release factor (% refrigerant charge):- 0.5 (if the system does not require an annual purge, zero should be used).
Adhesives for rigid wall coverings - KBCN00076
Rigid wall covering adhesives need to meet the standard listed for flooring adhesives.
Published pending reissue of the technical manual UKNC2011/REISSUE UKNC2014/REISSUE UKRFO2014/REISSUE
Adoption of road in the development - KBCN0331
Where a development includes roads, these are often adopted by a statutory authority (for example the Highways agency or the local authority in the UK).
Where the authority will be taking responsibility for the roads, the following guidance should be followed to determine if the water run-off from the roads needs to be considered as part of the assessment:
- If the road drainage system bypasses the new development's network to connect directly to the local drainage network, then the water running off from the roads does not need to be considered for this assessment. Evidence will need to be provided to demonstrate if this is the case.
- If the road drainage system connects to the development drainage network before connecting to the local drainage network, then the water run off from the roads must be considered for the assessment.
Where the authority will NOT be taking responsibility for the roads, the BREEAM criteria should be followed for all drainage on site.
AgBB – earlier versions of the standard - KBCN0655
Guidance Note GN22 lists the standard AgBB (2015) as a recognised scheme for emissions from building products for pre-December 2015 launched BREEAM schemes.
Previous versions of the AgBB scheme are not listed as recognised schemes because earlier versions of AgBB did not include any requirement for the testing of Formaldehyde.
If an earlier version AgBB has been used, further evidence will be required to provide additional information on the required Formaldehyde testing.
Air-conditioned spaces - KBCN00035
Air-conditioned spaces are assessed to ensure appropriate thermal comfort levels are achieved. Cooling capacity should be sufficient to comply with the requirements of CIBSE Guide A, however providing sufficient space to install additional capacity to meet the requirements at a later date in line with projected climate change scenarios is also acceptable.
In addition, if it can be demonstrated that the air-conditioning system can achieve the thermal comfort criteria in accordance with CIBSE Guide A, Table 1.5, thermal modelling does not need to be carried out. The “time out of range” (TOR) metric should be reported as 0%.
Aircraft safety – developments in the proximity of airports - KBCN0912
Where it can be demonstrated that an assessed development, within or adjacent to an airport or similar, must restrict the ecological value of the site for reasons of aircraft safety (mitigating the risk of bird-strikes to meet local or national regulations), the approach for some issues in the Land Use and Ecology category can be adjusted. If in these circumstances, the client wishes to enhance ecological value on an external site, outside of the main development site, this can be considered in the following way for each issue:
Site selection: The development site only must be assessed.
Ecological value of site and protection of ecological features: The development site only must be assessed, but the recommendations may be tailored to suit the requirements of the relevant legislation.
Enhancing site ecology: The development site and the external site must be included in the SQE’s report and recommendations, albeit that, for the development site, the approach may to be to restrict biodiversity. Enhancements implemented in-line with the recommendations of the SQE are likely to apply to the external site.
Long term impact on biodiversity: Both sites must be considered in the SQE’s report to meet the prerequisite/first credit as applicable, albeit that, for the development site, the approach may to be to restrict biodiversity. Further credits in relation to improving and maintaining the site’s long-term biodiversity can be awarded on the basis of adopting these for the external site only, in line with the guidance.
Alternative calculation method - KBCN0547
Where it is not possible to use the standard approach to determine the building’s total water consumption, the assessment can be completed on an elemental basis. This applies even in cases where the Wat 01 Excel calculator tool has a section for a broader building type, but the defined activity areas do not match the specific project under assessment. For example, although Wat 01 calculator includes a retail calculator, bars and restaurants should be assessed using the alternative calculation method, as no relevant data is available for the specific activity within retail.
Where the activity areas of the building under assessment do not allow using the relevant building type’s calculator, then the alternative calculation approach should be used.
Alternative method performance levels and credits - KBCN1007
Specifying water component performance levels according to the levels of the alternative calculation method does not equate directly to the number of credits achieved. For example, choosing all components with a level 3 performance will not equate to the achievement of 3 credits.
Alternatives to BEMS - KBCN0149
It is acceptable for sub-meters to connect (or have potential to connect) to automated meter readers (AMR's) or similar systems, as an alternative to BEMS .
The core intent of issue Ene 02 is the monitoring of energy use, therefore if an alternative system can achieve this,it would be considered acceptable provided this could be demonstrated.
Alternatives to composting - KBCN0465
In anaerobic digesters, organic waste is digested by micro-organisms which break down fats, oils and grease. Digesters where the only output is water that is safe to discharge into drains and sewers are acceptable alternatives to composting.
Macerators which simply reduce solids into small pieces through a shredding or grinding process and flush the residue into the drainage system are not an acceptable alternative to composting.
Amenities – Postal facility - KBCN0114
The wording 'postal facility' is intended to allow greater flexibility than previously given, to recognise the changing nature of postal services in the UK and internationally.
For example, in the UK it would now be considered compliant for a building operator to have an in-house postal delivery and collection service provided by the Royal Mail, where this is available to all building users. Naturally, post boxes and post offices are also still compliant.
Amenities – Access to cash - KBCN0359
An ATM inside a building would be acceptable provided that its opening hours are similar to those of the assessed building, regardless of whether there is a nominal charge for the service. Cash-back from the till in a retail outlet is not compliant.
Access to cash should be available to the building users at all relevant times of the day. This should not require a prior purchase of goods and should provide access to other services, such as checking account balances.
Amenities – Assessed building is one of the listed amenities - KBCN0264
Where the assessed building is itself included in the list of amenities, that particular amenity criterion can be deemed to be met, e.g. a supermarket development itself meets the proximity to food outlet required for a Retail type building.
Amenities – Pharmacy within hospital - KBCN0321
A publicly accessible pharmacy would typically be required in order to constitute a suitable amenity. If it can be confirmed that an internal pharmacy (in Northern Ireland this may also include an onsite controlled medical dispensary) will provide prescribed medicines for building users, this is acceptable.
Amenities – Sandwich van as a food outlet - KBCN0557
A food truck/ mobile catering service would not be sufficient to meet the criteria for this issue.
The aim of this Issue is to assess the location of the built asset relative to amenities.
Amenities – Vending machine as a food outlet - KBCN0653
A vending machine can be considered as a food outlet if a range of items, as can be reasonably expected, are for sale to meet the needs of the building users and it is confirmed to be a permanent fixture.
Applicability of flow control devices - KBCN00057
The criteria are applicable to the cold water supply only and include cold taps, WCs and urinals. Any solution implemented to achieve compliance with this Issue should effectively mitigate the risk of hot-water scalding in showers, in the event that the cold water supply is shut off.
06/03/18 - Wording amended to make the guidance more outcome-driven and to account for solutions other than not providing flow-control devices on the supply pipework to shower areas.
Applying internal partition sound insulation criteria to internal doors - KBCN0665
Where sound insulation criteria apply to internal partitions the calculations do need to include any doors which are part of the wall in question.
While sound insulation performance of a typical door will be lower than for a typical wall, with careful design, specification and detailing, this can be overcome.
Applying the daylighting criteria - KBCN0579
When assessing the daylighting criteria, the required rooms must fully meet criteria 2a, 2b or 2c. It is not possible to combine criteria 2a, 2b and 2c to assess one room.
Apportioning foundations where not all floors are assessed - KBCN0643
Where a development does not include all the storeys of a building, not all of the aggregates used in the building foundations need to be included in the assessment. Any apportioning must be justified and calculated by a structural engineer, and it is the responsibility of the assessor to ensure that the process used is appropriate, robust and meets the aim of the credit issue.
Approach to thermal model when using BMS - KBCN0169
Where there are smart systems such as BMS in place, modelling must consider normal operating conditions, with the heating and cooling system in operation regardless of the control strategy.
In order for the design team to size the heating/cooling plant, they will carry out modelling to calculate the heat/cold loss throughout the year. Results of these calculations must be submitted, with the heating/cooling plant specification which would demonstrate that the building has been designed to ensure internal winter/summer temperatures will not drop below an acceptable level, and that in effect the winter TOR is zero.
Appropriate project stage to appoint a suitably qualified acoustician - KBCN0256
BREEAM requires that a suitably qualified acoustician is appointed at an appropriate stage of the project, so as to ensure that early design advice on criteria of pre-requisition is met. The aim is to ensure that costly amendments to building designs are not made as a result of late appointment of the acoustician. Ultimately, it is for the assessor to determine at what stage of the project is deemed to be appropriate for this appointment to have taken place given the project specific circumstances and procurement type.
Areas assessed for formaldehyde and TVOC - KBCN1008
This KBCN is no longer applicable. Please refer to KBCN0871 for scope of 'Emission levels (products)' and 'Other information' section of the technical manual for scope of 'Emission levels (post-construction)'.
Products applied or installed in parts of the building likely to affect the indoor air quality and impact the wellbeing of building users need to be assessed. Areas are not excluded on the basis of how long building users are present in those areas.
27/02/2018 - KBCN N/A due to ambiguity of applicability to criteria
Areas consuming less than 10% of the building’s total water demand - KBCN0662
Where water-consuming plants or building areas are required to be sub-metered as a minimum, the requirements apply even if those plant/elements consume less than 10% of the building's total water demand.
Areas in the public domain - KBCN0587
Where areas within the site boundary will be public domain after construction, and the design/specification has been determined by the local authority/statutory body/planning permission etc, they can be excluded from the assessment of the 'Safe Access' criteria. Evidence would be required to demonstrate that this was the case.
Where the client/design team do not have control of the design of these areas, the development should not be prevented from achieving the credit.
Assessing basement external walls - KBCN0241
Only the external walls above ground level are required to be assessed under this issue.
The external walls below ground (i.e. within a basement area) perform a specialist function, these are not comparable with other walls in a building.These are therefore excluded from assessment under this issue.
Assessing furniture - KBCN00019
Fixed furniture within the building should be assessed. Examples of this include: built-in desks, kitchen units, toilet cubicles, any use which constitutes a significant fitting.
Movable furniture which is not fixed to the building should be excluded from the assessment.
Assessing industrial spaces – exemptions - KBCN0734
The thermal comfort criteria are not applicable to the operational or storage areas typically found in industrial buildings. The criteria should still be applied to the other parts of the building as appropriate.
Operational and storage areas often have function related thermal requirements determined by the needs of the operation or the items being stored. These functional requirements supercede the needs of the occupants.
Technical manual to be updated accordingly in the next re-issue
Assessing thermal comfort in residential buildings - KBCN1408
CIBSE TM59 can be used to demonstrate compliance with the thermal comfort requirements for residential buildings, instead of ISO 7730:2005.
This is to recognise the most up to date methodology relating to the assessment of homes.
Astroturf (artificial grass) - KBCN0106
This is not be considered as hard landscaping and should be excluded from the assessment of this issue.
ASWL – submission timescales - KBCN0425
If no new standards are being proposed for use on a project, it is not necessary to submit an Approved Standards and Weightings List (ASWL) to BRE Global for approval. Please note that a completed list must always be submitted as part of the report submission to the Quality Assurance (QA) team.
Where new standards are being proposed for use, the ASWL should be submitted to the BREEAM technical team at least 3 months prior to the submission of the assessment for QA. Those received at the same time as the report may result in a delay to the QA process.
BRE Global aims to review new standards within four weeks, however this may be exceeded in cases where further investigation into the applicability of proposed new standards is required. BRE Global will keep the assessor updated of the status of the review in these instances.
ASWL in Interim and Final assessment stages - KBCN0427
Provided that the same standards are used at both Interim Design Stage and Final Post-construction Stage, it is not necessary to resubmit the Approved Standards and Weightings List at the Final Post-construction Stage.
ASWL location weightings - KBCN0436
As the BREEAM International schemes (New Construction 2013, New Construction 2016, and Refurbishment and Fit-Out (RFO) 2015) allow for the assessment of buildings across the world, the environmental weightings for projects are set per country, or per region if the country has significant land mass with varying climates/ environmental issues. These are listed in the Approved Standards and Weightings List (ASWL). The online tool selects the relevant weightings based on the country selected in the Assessment details tab for International New Construction 2016 and International RFO 2015. Details of newly confirmed country weightings are released periodically in an updated ASWL.
If weightings have not been set for a country, it is because BRE Global does not have sufficient data to determine the appropriate weightings yet. As the scoring cannot be confirmed, it is not possible to submit the assessment for certification until weightings have been set. Therefore we ask assessors to complete, with the help of a local expert if necessary, and submit the BREEAM International Weightings Form, available from BREEAM Projects>Documents and Tools. BRE Global will then review and confirm the weightings for the country or region. Please make sure to complete and submit the BREEAM International Weightings Form related to the scheme under which the assessed project has been registered.
Please note that this automatic selection of weightings is not in place for International New Construction 2013 and 2009 versions.
ASWL submission protocol - KBCN0762
Where a new standard is being proposed the ASWL should be submitted to BRE for approval in advance of any subsequent assessment certification submission to QA.
Where a project is using previously approved standards only, the assessor only needs to submit the ASWL to QA and not prior to this for approval.
ASWL: Approved Standards and Weightings List - KBCN0423
BREEAM International schemes are unique because of their flexibility.
The Approved Standards and Weightings List is a record of all local codes and standards that BRE Global has approved to date. The list is periodically updated to reflect recent approvals or withdrawals.
If stated in the manual, local best practice codes and standards can be submitted to BRE Global to substitute the standards described in the criteria in the scheme Technical Manuals.
Provided that such standards are equivalent to the BREEAM specified standards, BRE Global will approve them for use in a particular country or region.
Where no appropriate local standard exists, international, European or UK standards can be used.
For a video introduction to the ASWL and the process of submitting approved standards, see link below:
05/07/17 - Link to video guidance added
Backup or emergency heating systems - KBCN0936
NOx calculations should be based on permanent heating systems and should not include backup systems used for maintenance or in emergencies.
BREEAM assessments measure the as designed performance level of the building as it normally functions.
Boundary Protection - KBCN0753
Only boundary protection specifically forming the site boundary should be included in the calculations. This may not necessarily be located on the boundary of ownership, but is the physical barrier which ostensibly encloses the development.
Any other freestanding walls or fencing within the site can be excluded.
BREEAM Accredited Professional (AP) – Retrospectively applying AP status - KBCN0308
The AP status cannot be applied retrospectively. The purpose of using an AP on a project is that they can advise and steer the development from the outset to maximise its BREEAM and sustainability performance for the least cost/risk. If early AP appointment and involvement does not occur then the aims and criteria of this BREEAM issue are not being met.
BREEAM AP – Achieving the design credit at the Post Construction Assessment - KBCN0215
Where a project will be undertaking a post construction stage assessment only (no interim assessment), to demonstrate that the criteria were met at the design stage a "BREEAM credit monitoring report" should be provided when the assessment is submitted, which shows that at the design stage of the project the building was still on target for the proposed BREEAM rating. This could be an excel document showing the issues that the design is on target for achieving with a short summary of how the BREEAM AP is steering the project for the correct rating.
As long as the criteria are met and the correct information can be gathered for your evidence, a design stage certification is not required.
BREEAM AP – Change of BREEAM APs/Sustainability champions during project - KBCN0295
Whilst it would generally be preferable to retain the same individual in the role of BREEAM AP/Sustainability champion throughout the design and construction of a particular project for the purposes of continuity, we appreciate that this may not always be feasible. It is therefore entirely appropriate that the three credits available for using BREEAM APs/Sustainability champions can still be awarded where the individual performing the role changes (provided the ongoing involvement of an AP/SC is maintained in accordance with the criteria).
BREEAM AP and BREEAM assessor – conflict of interest - KBCN0196
An individual can be appointed as a BREEAM/HQM Assessor and BREEAM AP/Sustainability Champion for the same project (assuming that the individual is qualified in both of these roles). If this route is chosen, it must be made clear when submitting the assessment that both roles are being carried out by the same person and confirmed how potential conflicts of interest are identified and managed. This will mean, when appropriate, that the assessment can be escalated to a more detailed level of quality assurance checking.
BREEAM AP/Sustainability Champion appointment timing - KBCN0738
It is acceptable for the BREEAM AP/Sustainability Champion to be appointed later than the required stage, if it can be demonstrated that the AP/Sustainability Champion was appointed at the earliest appropriate time in the project and that the late involvement will not have a detrimental effect on the setting of BREEAM performance targets that need to be formally agreed no later than the concept design stage.
Building elements’ Materials - KBCN0190
For each element, only the materials that make up a significant majority of the building element (up to 80%) need to be responsibly sourced. Any material which comprise the remaining 20% can be included at the discretion of the assessor if it contributes to achieving more points. It should be noted that including additional elements from a lower tier level may reduce the number of points scored.
Criterion 2.b To achieve points for any given building elements, at least 80% of the materials that make-up that element must be responsibly sourced i.e. classified in tier 1-7.
Building LCA tools recognised by BREEAM - KBCN1118
The following table shows the building LCA tools that are recognised by BREEAM for each BREEAM scheme. Only submissions from the tools listed here will be accepted as part of a BREEAM assessment.
These recognised tools may be either an IMPACT Compliant tool or another type of building LCA tool that has been evaluated by BREEAM and considered suitable for carrying out building LCA according to BREEAM’s scheme specific requirements. To apply for a new tool to be evaluated, please contact: firstname.lastname@example.org
Where more than one version of the same tool is listed for a given scheme version, the most recent version of the tool (that is available at the point building LCA work commences on the project) should be used.
Click on the thumbnail for the full table.
Table updated to include new recognised LCA tools 07/07/2020
Calculating EPR where there are multiple BRUKLs - KBCN1083
Where more than one BRUKL is produced for a development, which is registered as a single assessment, an area-weighted average should be used to calculate the number of credits to be awarded. This does not apply where the ‘similar buildings’ approach is used.
Each of the energy performance outputs from the BRUKL (actual CO2
etc.) must be area-weighted to produce area weighted average values which are entered into the scoring and reporting tool. When applying this method, please include your area-weighting calculations and outputs as supporting evidence.
The following provides an example of an area-weighting calculation for two building areas A and B, each of 500m2
, for which separate BRUKL are available:
For building area A:
Notional building heating and cooling energy demand: 230 mJ/m²
Actual building heating and cooling energy demand: 200 mJ/m²
Notional building primary energy consumption: 300 kWh/m²
Actual building primary energy consumption: 280 kWh/m²
TER: 40 kg CO₂-eq/m²
BER: 30 kg CO₂-eq/m²
For building area B:
Notional building heating and cooling energy demand: 150 mJ/m²
Actual building heating and cooling energy demand: 140 mJ/m²
Notional building primary energy consumption: 200 kWh/m²
Actual building primary energy consumption: 190 kWh/m²
TER: 40 kg CO₂-eq/m²
BER: 38 kg CO₂-eq/m²
Area-weighted values for building areas A and B (of total floor area 1000m2
Notional building heating and cooling energy demand: 230*500/1000 + 150*500/1000 = 190 mJ/m²
Actual building heating and cooling energy demand: 200*500/1000 + 140*500/1000 = 170 mJ/m²
Notional building primary energy consumption: 300*500/1000 + 200*500/1000 = 250 kWh/m²
Actual building primary energy consumption: 280*500/1000 + 190*500/1000 = 235 kWh/m²
TER: 40*500/1000 + 40*500/1000 = 40 kg CO₂-eq/m²
BER: 30*500/1000 + 38*500/1000 = 34 kg CO₂-eq/m²
These area-weighted values are then used to calculate the overall EPRNC
31/10/2018 KBCN clarified. Reference to EPRs and calculation example added
Calculator tool - KBCN0277
For this scheme of BREEAM there is no Mat 04 calculator tool, the evidence required to demonstrate compliance with issue Mat 04 ‘Insulation’, is the same as that outlined in Mat 03 ‘Responsible sourcing of materials‘, such as copies of the relevant responsible sourcing scheme certificates, corresponding invoices etc. To demonstrate compliance the design plan/specification must report the insulation materials' specifications, area, thickness, the total percentage volume of insulation that is responsibly sourced and their associated Tier levels.
Campus with multiple building assessments - KBCN0597
If a campus development project has multiple building assessments being built in conjunction with each other, each building should be assessed independently. Where there are noise sensitive buildings; including any new buildings in the process of being built, the criteria requirements must still be met.
Car sharing - KBCN0878
This measure will generally be unavailable to speculative projects.
To fully implement the car sharing option, the building occupants need to be known and signed up to a car sharing scheme in-line with the criteria.
Centralised air handling units (AHU) - KBCN0941
Where it is not technically feasible to separately meter energy use by floor plate or functional area of a centralised AHU, the requirements of the second credit do not need to be applied to the AHU.
The credit will be assessed based on the rest of the energy uses applicable.
Certificate validity – EMS - KBCN1401
The requirement for the principal contractor to operate an EMS relates to the duration of operations on site. Therefore, certification against ISO 14001/EMAS must be valid as above and cannot be expired, pending or applied retrospectively.
Change in main contractor - KBCN0645
In situations where the main contractor changes mid-project, for example where the original contractor goes into administration and is replaced by another main contractor, it is acceptable for the post-construction credits to be awarded based on the new contractor providing information on their activities. This is providing the project is yet to start on site. This is in effect assessing the issue using the Post Construction Assessment route instead of a Post Construction Review.
However, if the project has already started on site and information about the site activities of the previous contractor is not available it would not be appropriate to award the credit solely based on the new contractor activities.
Checklist A1 – not applicable items - KBCN0770
If you can clearly justify and robustly demonstrate that an item in Checklist A1 is not applicable on the assessed project, for the purposes of the BREEAM scoring, this item can be considered compliant.
CHP NOx emission conversion - KBCN0592
If the CHP manufacturer cannot provide the NOx emissions in mg/kWh it is not possible to award any credits. The CHP manufacturer must provide the NOx emissions in mg/kWh, the conversion factors provided in the Technical Manual can only be used for boilers.
Classification of offices on education sites - KBCN0410
If an admin office situated on a higher or further education campus is used exclusively for admin and support services (i.e. it will not be used by teaching staff or students), then such offices must be assessed under the Offices scheme classification.
Where a building is mixed use, containing multiple unrelated functions and user groups with no clear dominant function, separate assessments are required.
Co-working space as an alternative to a home office - KBCN1396
Co-working facilities may be accepted as an alternative to conventional home-working space, provided that:
This seeks to recognise the emergence of co-working facilities as alternative places of work.
- The space is conveniently located and adequately sized for all users and must provide one compliant work space for each residential unit, in line with the requirements for an individual home office.
- Each individual working space is compliant with Criteria 2a, 2c and 2d. However, in recognition of the various technological advances which have taken place, Criterion 2b may now be considered as met, where it can be demonstrated that the intent of the requirement for connectivity has been fulfilled by other means.
Combined sub-metering of electric heating and small power equipment - KBCN00068
For bedrooms and associated spaces in multi-residential or residential institution building types, it is acceptable, for an electric heating system to be combined with lighting and small power for metering purposes, provided that sub-metering is provided for each floor plate or other appropriate sub-division.
For these building types, sub-metering electric heating in multiple bedrooms may be costly and technically challenging. Where occupants have individual control but are not responsible for paying the utilities bills, the building manager may have little influence on their energy consumption, therefore sub-metering electric heating would provide little or no benefit in meeting the aim of the Issue.
Combined system for heating/cooling and domestic hot water - KBCN0329
Where a common plant that serves the heating / cooling and domestic hot water will be used and where it is not technically feasible to provide separate meters, it is permissible to provide combined metering.
In such cases, a full justification by the design team must be provided in the QA report.
Commercial dishwasher appropriate data - KBCN0687
If the component is present in the building but the appropriate data is unavailable from the manufacturer's product information i.e. uses a different unit of measurement, then the baseline performance level for the specified component should be used in the WAT 01 calculator.
BRE Global is unable to provide a calculation method to convert data in to the correct unit for the WAT 01 calculator tool.
Commissioning – Monitor and specialist commissioning manager - KBCN00051
The commissioning monitor is typically a project team member who will monitor the systems commissioning and testing programme for the building. The individual may combine that role with that of the specialist commissioning manager to deal with complex systems if they have the necessary knowledge. However, if the building has several specialist systems it is unlikely that the same person would be able to carry out all of the commissioning and more than one specialist would most likely be required.
Commissioning – Role of Specialist commissioning manager - KBCN0604
The specialist commissioning manager for a complex system must be a specialist contractor and not a general sub-contractor. They must be on hand to independently verify the work carried out by whomever installs the system.
In principle, it is possible for the specialist commissioning manager to be from the same organisation as the main contractor provided any conflicts of interest have been declared and records show how they have been managed to provide confidence that commissioning will be carried out appropriately.
The separate roles of the main contractor and specialist commissioning manager are so that the installation and commissioning are carried out independently by different parties.
Communal Laundry Facilities – Domestic or Commercial Washing Machines - KBCN0613
The table provided in the manual highlights the criteria for an appliance to be considered domestic or commercial. However, for multi-residential projects (or other building types containing laundry facilities), the BREEAM assessor should use their judgement to determine whether the appliance is commercial or domestic, and justification of the category selected must be provided. For instance, commercial and domestic sized washing machines can be defined based on load size or power rating.
Communal Laundry Facilities- Commercial Sized Tumble Dryers - KBCN0555
Tumble dryers should be taken in to account when calculating the total annual unregulated energy consumption of communal laundry facilities with commercial sized appliances.
Heat recovery from a commercial sized tumble dryer exhaust can be used as an alternative to the solutions listed within the Ene 08 credit issue provided it will achieve a meaningful reduction of energy demand, and justification can be given as to why this method has been implemented over those recommended in the manual.
The list of equipment types and compliance requirements is not intended to be exhaustive, however where alternative solutions are proposed, the design team must provide justification and evidence as outlined above, to the satisfaction of the assessor.
Community transport schemes in rural areas - KBCN00013
In rural areas, where scheduled public services are insufficient to gain credits via the calculation of the Accessibility Index, community transport schemes, including 'on-demand services', can be used to achieve the 'dedicated bus service' option. In such cases evidence must be provided to demonstrate:
- It serves a rural area
- It is available to all potential users
- The service is established at the time of the assessment being submitted
- The service is of an appropriate scale for the community it serves
Content reworded to highlight the availability of the on-demand service to all potential users. 24/04/2017
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: Manufacturer/supplier does not comply - KBCN0571
Where equipment is required to meet specific criteria to achieve compliance it is important to ensure the client seeks out manufacturers/suppliers that provide equipment which meets these criteria. If the chosen product / supplier cannot meet the criteria then the credit cannot be awarded.
BREEAM seeks to recognise the use of equipment which offers the latest sustainable solutions.
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
Compliant attenuated noise levels - KBCN00047
BS 4142 noise level requirements can be used to demonstrate compliance provided the best practice testing methodologies for noise attenuation outlined in BS 7445 are followed.
Considerate construction – corporate registration - KBCN0905
Where credits are awarded for the assessment of the site against a compliant scheme, corporate registration, which assesses the contractor's overall operations and performance across multiple sites, is not in itself recognised.
To award considerate construction credits, BREEAM requires the assessment of the specific assessed development, in line with the criteria.
Considerate constructors exemplary criteria - KBCN0843
Where the exemplary criterion has been met, the exemplary credit will be awarded in addition to the two standard credits for considerate construction. There is no need for the assessor to demonstrate compliance with the standard credits in this case, just the exemplary one.
Considering Sand and Cement Replacements - KBCN0181
Neither sand or cement replacements should be taken into account when assessing the percentage of recycled or secondary aggregate used in a project.
The recycled aggregates issue only assesses the use of coarse aggregates.
29/03/2017 Title amended and additional reference to cement substitutes added
Contaminated Land- Presence of radon gas - KBCN0155
Naturally occurring radon is not considered as contamination in relation to BREEAM. However, where radioactive substances have been introduced as a consequence of human activities, that land would then be considered to be ‘contaminated with radioactivity’ and remediation of such contamination would fall under the scope of the relevant BREEAM issue.
Contractor not yet appointed at the design stage - KBCN000002
Where the contractor has not been engaged at the design stage certification, it is acceptable to award the credits based on a commitment. This commitment must be from a suitable member of the design team, and must detail the targets and criteria which must be met. Evidence must also confirm that the details in the commitment will form part of the contractual requirements.
Counterbalancing ratio fixed - KBCN0327
The requirement to analyse the counterbalancing ratio can be omitted if the project team can provide a statement confirming that it has been set by the manufacturer due to existing standards and to maximise efficiency. The remaining criteria must be met.
Cycle spaces – Minimum and maximum requirements - KBCN0637
These remain applicable where the 50% reduction allowed for building locations with a high level of public transport accessibility is in effect.
This means that, for instance, a large retail will still need to provide at least ten customer cycle storage spaces and could meet compliance with a maximum of fifty.
18.05.2017 Previous KBCN on large retail adapted to include any minimum requirement for cycle storage spaces.
Cycle spaces – Compliant types of storage - KBCN0257
Due to the number of different types of cycle storage facility available and the variation in site conditions, BREEAM New Construction is less prescriptive about the dimensions and type of cycle parking which can be used to demonstrate compliance. The Assessor is expected to exercise their professional judgement to determine whether the cycle parking spaces meet the aims of the Issue and the requirements listed in the compliance notes.
BREEAM is used to certify buildings, not products. Cycle parking systems cannot, therefore, be considered inherently 'BREEAM compliant'. These must be assessed in context with reference to their location and the intended user profile.
Cycle spaces – Folding bicycles and scooters - KBCN00024
The provision of cycle storage that is only suitable for folding bicycles or scooters is not compliant.
Providing reduced storage space for folding bicycles or scooters in place of compliant cycle storage may limit future travel options
14 03 2018 Wording clarified and reference to scooters included.
Cycle spaces – Prominent location - KBCN00053
The requirement to provide cycle storage facilities in a prominent location on site, within view of building users, is intended to encourage use through advertising their presence to building users. Providing these facilities inside the assessed building, such as in the basement, may be compliant so long as there is prominent signage to indicate their location to all building users.
Cycle spaces – Provision for extensions - KBCN0707
When assessing an extension to a building, partial refurbishment or a stand-alone building, which extends an existing facility to be occupied by the same building users (such as a classroom block in an existing school), a site-wide approach should be used to determine the number of new, compliant cycle spaces required.
In such instances a stand-alone approach cannot generally ensure that the new cycle spaces for the assessed extension would be dedicated and available to the occupants of the assessed extension, refurbishment or building. This can only be used where it can be demonstrated that the use of the new cycle storage can be effectively restricted to only those using the assessed extension, either by effective positioning and or management.
Cycle spaces – Provision for regular, large visitor numbers - KBCN0546
Where there are large numbers of visitors on a regular basis, provision of cycle storage for visitors should be based on the maximum number at any given time.
This is to ensure that at peak times enough cycle storage is provided.
Cycle spaces – Similar buildings assessments - KBCN0570
Where cycle storage and/or facilities are provided for individual units, a site-wide approach cannot be used to include all units. If, however, these are a shared facility, provided in a suitably-located communal area, this may be acceptable.
When assessing using the 'similar buildings' approach, each of the similar buildings has to be assessed separately and credits have to be awarded, based on the worst performing building.
14 03 2018 Clarified to account for suitable shared facilities
Cycle spaces – Timing of installation in phased projects - KBCN00015
Where cycle storage cannot be installed at construction stage, due to phasing and / or pending demolition works, compliance may still be demonstrated provided:
- Clarification and justification is given for why the storage is not currently available.
- A written contractual agreement is in place to provide BREEAM compliant storage within a clear timescale.
- Alternative storage is provided in the meantime that allow bikes to be easily stored and removed, with the ability to be locked securely against a fixed structure.
The methodology above applies to cycle storage only, and cannot be applied to provision of cyclist facilities (such as showers and lockers) which must be assessed as normal.
This is to allow flexibility within the project programme for the installation of the final, permanent BREEAM-compliant cycle storage whilst still ensuring adequate cycle storage is available during the construction phase.
Cycle spaces and facilities – Rounding calculations - KBCN0445
The calculation for the required cycle spaces and facilities must always be rounded up. If the calculation works out as 5.3 cycle spaces, 6 cycle spaces must be provided.
To determine the requirements for developments with multiple types of building user, calculate the requirement for each user group separately (rounding up to the determine the number of spaces) and then add the number of cycle spaces for each user group together.
04/10/2018 Wording amended to clarify the correct calculation method for developments with multiple user groups.
Cycle Storage – Electric cycle charging stations - KBCN1238
Electric charging stations can be considered as compliant, provided they also meet the criteria for cycle storage spaces.
However, where these are dedicated spaces, (ie they are not available for non-electric cycles), these should not constitute more than 10% of the provision required for compliance.
Cycle storage – new spaces in the public domain - KBCN1410
Where it is not possible to locate short-term visitor/customer cycle storage spaces within the assessment boundary, these may be provided in a suitable and convenient location within the public realm.
The assessor must be satisfied that there is legal agreement and a long-term commitment to the provision of the spaces.
All relevant criteria must be met, however, where justified, the requirement for overhead covering can be waived.
BREEAM accepts that for cycle storage spaces within the public realm, there may be restrictions on the ability to provide overhead covering.
Cycle storage accessible through staircase - KBCN0639
While BRE does not rule out the possibility for cycle storage to be accessed via a staircase, health and safety considerations must be made, especially with regards to wet, icy and dark conditions.
On reflection of the above, the assessor should be satisfied that the cycle storage location is easily accessible.
Cyclist safe access - KBCN0188
Safe access for cyclists must be via a compliant cycle lane, unless it is demonstrated that it would be impractical to cycle for a short distance between the site entrance and cycle storage. For example, where a gate, door or barrier forces the cyclist to dismount and walk for a short distance to access the cycle storage and it would be impractical for cyclists to re-mount.
Where it is not practical to provide compliant cycle lane from the entrance to the cycle storage, the safety of cyclists and pedestrians must be maintained.
21/02/2020 Re-worded to clarify the intent
Cyclists’ facilities – Adequately sized lockers - KBCN0961
The requirement for adequately sized lockers is so that cyclists have a dedicated space to store their cycling equipment and clothes. It is not compliant for the space requirement to be met by providing two or more inadequately-sized lockers for each cyclist.
Requiring cyclists to separate their equipment into different lockers/storage spaces could create a barrier to uptake of commuting by bicycle.
Cyclists’ facilities – Combining different facilities - KBCN0683
Cyclists' facilities can be combined, provided that all relevant compliance requirements are met. For example, compliant showers can be combined with compliant lockers in one room, subject to the principle below.
For combined facilities to count as multiple facilities, they must be capable of being used independently of each other at the same time with reference to any space requirements, access, gender and privacy issues.
Cyclists’ facilities – Matching additional cycle spaces - KBCN00093
Where more than the minimum number of compliant cycle spaces required for BREEAM compliance is provided, it is not necessary to also provide more than the minimum number of showers/lockers/changing facilities.
Cyclists’ facilities – Provision of only one shower - KBCN0566
Where only one shower is provided, this needs to cater for users of both genders.
For a changing facility to count as an additional amenity, it must be capable of being used independently of any showers, otherwise it could not be considered as two facilities.
A shower which is a mixed gender facility must be capable of being used privately. As such, it requires adequate private changing space associated with it.
Amended to provide further clarification and to add the general principle.
Cyclists’ facilities – Shower provision for male and female users - KBCN0536
Where a deviation from the guidance for a 50:50 split can be fully justified, (for example, based on actual occupancy data from a similar development of the same building type) this can be deemed as compliant by the assessor.
If such justification cannot be provided but design teams wish to provide a flexible arrangement for showers to suit the anticipated building occupancy, providing unisex showers accessible to all building users would be acceptable.
Cyclists’ facilities – Within toilet facilities - KBCN00050
To comply with the criteria for cyclist facilities, showers should not obstruct the use of other facilities. Where a shower is located in a room with a WC, this cannot be considered compliant, unless it can be unequivocally demonstrated that the WC is provided over-and-above the requirements of relevant standards or regulations for general and disabled WCs.
To ensure that there is no conflict between the use of general or disabled WCs and the use of cyclist facilities.
25.10.18 KBCN reworded to improve clarity.
Daylighting – speculative building - KBCN0269
Where the building is speculative and therefore the final layout is not defined (e.g. only an open plan shell is provided in each tenanted space), the required percentage of each open plan shell should meet the daylighting requirements. However, where it is possible to designate separable ancillary areas that would be required in the space (such as toilets or server room), these can be excluded from the calculation.
For daylight calculations in speculative projects where the layout and colours are unknown, a realistic notional layout may be used.
Daylighting – Changing rooms - KBCN1132
The daylighting criteria are not applicable to changing rooms.
Daylighting – communal kitchens (multi-residential) - KBCN0217
Communal kitchens should be assessed under 'Non-residential / Communal Occupied Spaces.
Communal kitchens outside of self-contained dwelling units, for example a kitchen within a self-contained student flat shared between several students would be classed as a private kitchen for the purposes of this issue. However, if it was shared between rooms along a communal corridor it would be considered a communal kitchen, and assessed under 'Non-residential buildings - occupied spaces'.
Daylighting – Floor areas for average daylight calculations - KBCN0471
Where the room size is comparable and the function is the same, such as ‘kitchen’, the percentage rule needs to be applied to the total floor area. As the average daylight factor is a measure of daylight across the whole room, only whole rooms can be compliant. This is why we refer to rounding up the '80% of the floor area' requirement to the rounded up number of compliant rooms.
This rule applies to rooms of a similar size and function and compliance note ‘percentage of assessed area’ includes a simple example, where all the rooms are the same size. However, this rule can still be applied to rooms of different sizes.
Spaces whose size is substantially larger should meet the average daylight factor requirement on their own. In these cases, the percentage requirement is still applicable to the floor area of the remaining rooms.
Where a building contains different area types, the 80% minimum floor area must be calculated by each separate area type. For example, a multi-residential building that contained kitchen areas and living room areas would need both of these areas to comply with the 80% minimum floor area requirement separately.
Daylighting – requirements differing by area - KBCN0176
Where areas within a building have different daylighting requirements for the same credit, all relevant areas must meet the requirements to award the daylighting credit(s).
The aim is to improve daylight conditions in all applicable area types of an assessed building.
Daylighting – retail cafe / dining areas - KBCN0968
Customer seating/dining areas in a cafe or restaurant should be considered as 'sales areas'. Sales counters, staff areas or food preparation areas, for example, should be assessed as 'Other occupied areas' in accordance with the definition of 'Occupied space'..
The requirements for 'Sales areas' are applied to transient spaces.
Daylighting – studio flats - KBCN0866
In the case of studio flats, where there are no separating walls between occupied spaces, the minimum area of compliance for the average daylight factor requirement is based on the combined area of kitchen, living room, bed and study area. The required daylight factor for the open-plan space (subject to percentage requirement) should be based on the highest daylight factor required for any of the spaces.
It is impractical to separate the open-plan space and assess the daylight according to notional lines. In order to maintain robustness, the highest daylight factor should be applied throughout.
Daylighting – uniformity ratio applicability - KBCN0584
The uniformity ratio requirements apply to the percentage of the building’s relevant areas specified in the table. In the NC 2013 scheme, this is 80%.
Dedicated cycle paths in the absence of cycle facilities - KBCN00039
Safe cycle access needs to be provided even if there are no dedicated cycle facilities. The dedicated cycle paths will generally need to be provided to the main entrance(s) of the building along routes likely to be used by cyclists through the site. The design team are required to determine what is required to satisfy the intent of the criteria.
Cycle access and cyclists' facilities are assessed independently of each other. Building users may cycle even if the building does not have cycle storage facilities and so safe and secure access to and from the building must be provided.
Deemed to comply solutions – alternative proposals - KBCN1214
The solutions listed for each category in the Table are examples deemed to comply with the requirements, without further justification or calculations to demonstrate a meaningful reduction in unregulated energy consumption.
If an alternative solution is proposed, justification and/or calculations are required to demonstrate this.
Definition – Critical value - KBCN1006
Critical value aims to maximise whole life value
of the building based on client requirements, and differs from minimising life cycle cost. This is a more specific analysis of how the building's ongoing maintenance and operation can impact business needs. For instance:
- Where any disruption to business is costly, a specification with long periods between maintenance cycles and reduced maintenance time may be desirable.
- Where maintaining aesthetics are important, a maintenance cycle may be based on aesthetic upkeep rather than functional lifespan.
- Where maximum recyclability and re-usability is important, an alternative, costlier specification may be required.
- Where capital costs are constrained, the specification with the lowest LCC may not be affordable, and instead, the best available option within the budget is chosen.
Definition – Project value - KBCN0552
The term ‘project value’ represents the total project cost, which includes all costs such as construction, design, land acquisition etc.
Definition of concourse - KBCN0386
A concourse is an open area within or in front of a public building which is used primarily for circulation, short term waiting, or incidental interaction, analogous to the concourse of a train station. It should not be considered occupied space.
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.
Demand-based bus services in AI calculation - KBCN1338
Demand-based bus services operated by public transport providers can be included in the calculation of the Accessibility Index. The project team will need to determine an average number of stops per hour to allow input into the AI tool.
Demolition – external guidelines (incl BS 6187) - KBCN0630
Independent standards exist and some are referenced in the BREEAM manual and can be used to provide additional guidance for clients/design teams. Unless explicitly stated they are not 'deemed to satisfy' BREEAM criteria and assessors must demonstrate that BREEAM criteria have been met in the usual way.
One such standard is BS 6187:2011 which gives good practice recommendations for the demolition (both full and partial) of facilities, including buildings and structures. The standard is therefore applicable to demolition activities undertaken as part of structural refurbishment. It also covers decommissioning.
Unless explicitly stated external standards do not automatically satisfy BREEAM criteria and assessors must demonstrate that BREEAM criteria have been met in the usual way.
Demolition records not available - KBCN1009
Where demolition records are missing, either wholly or in part, the credit available for diversion of construction and demolition waste from landfill cannot be achieved. This includes instances where demolition was conducted under a separate contract or by a third party on behalf of the developer.
Design team meetings via conference call - KBCN0201
Design team meetings can be conducted via conference calls.
It can be difficult for design team members to be in the same place at the same time. Conference calls are a more sustainable way to conduct meetings.
District cooling systems - KBCN0759
Where a district cooling facility is servicing the assessed building, the building will have an environmental impact in terms of refrigerants, albeit in this case indirectly. As such the district cooling system must be considered against the BREEAM criteria for refrigerants.
Where connection to an off-site district cooling system, over which the developer has no control, is mandated by a local authority or other statutory body, the maximum number of credits can be awarded for Issue Pol 01. However, where this is not mandatory and the developer has the option whether to connect, regardless of encouragement or incentives by the local authority, the district cooling system must be considered against the BREEAM criteria for refrigerants to award the credits.
27/04/2017: Clarified the number of credits awarded
District heating systems - KBCN0979
Where a district heating facility is servicing
the assessed building, the building will have an environmental impact in terms of emissions, albeit in this case indirectly. As such the district heating system must be considered against the BREEAM criteria for NOx emissions.
Where connection to an off-site district heating system, over which the developer has no control, is mandated by a local authority or other statutory body, the maximum number of credits available, depending on building type, can be awarded for this Issue. However, where this is not mandatory and the developer has the option whether to connect, regardless of encouragement or incentives, to award the credits the district heating system must be assessed against the BREEAM criteria.
07/12/17 Reference to NOx emissions clarified
District heating systems – fuel mix - KBCN0885
Where the feasibility study is considering connection to a district heating system and this burns a mixture of fuels, only the proportion of output generated from second generation bio-fuels (or waste incineration that complies with BREEAM requirements) can be considered for this issue.
For instance, a system burning a 25/75 mix of compliant biofuel vs fossil fuel can only count 25% of its output towards a meaningful reduction in CO2 emissions (where relevant to the BREEAM scheme) against the baseline building.
As fuel mixes may vary over time, at least one year or more of historical information must be provided to balance out any seasonal variations. Where the system is new or proposed, robust evidence must be provided of the anticipated fuel mix.
The fuel mix must be calculated based on the energy content of the input fuels in kWh.
19/12/2017 Wording clarified
District heating systems which off-set grid electricity - KBCN0857
District heating systems which incinerate waste usually have NOx emissions higher than the levels set to achieve any BREEAM credits.
However, where a district heating system also generates electricity, this can be used to off-set NOx emissions from grid electricity. In such cases, the calculation methodology for CHP systems can be used to calculate NOx emissions for the district heating network.
Domestic hot water supplied by a circulation loop - KBCN1017
Where a circulation loop is used on the domestic hot water supply, it is acceptable to only sub-meter the cold water supply.
Sub-metering such systems may be impractical and the occupant can use the cold water meter readings as a proxy for overall water usage in relevant areas.
Drying space in hotel/ hostel projects - KBCN0174
The Drying space issue is not applicable to projects where occupancy is transient, such as hotel or hostel type developments, but does apply to long term residential buildings.
There is little potential in reducing the energy from drying clothes in hotel and hostel bedrooms compared to long term residential buildings.
Ecological enhancements – large mixed use/multi-building developments - KBCN0588
At the Post Construction stage of assessment, for large mixed use/multi-building developments, where the whole site has not been completed and ecological enhancements have not yet been added, or where features are being added at a later date in an appropriate planting season: evidence from the client or principal contractor confirming planting will be completed within 18 months from completion of the development is acceptable.
Ecological value – timing of planting - KBCN0479
Where the 18 month deadline for the completion of the planting is likely to be exceeded due to the timing or phasing of the construction, the project team will need to clearly justify the reason for this variation, and provide a written commitment to carry out the planting within a reasonable and justifiable timescale.
Education – Boarding schools - KBCN00089
The number of cycle spaces and facilities should be calculated based on the number of day pupils and boarders and these should be available to pupils and staff as appropriate.
For boarders, the cycle storage and cyclists' facilities requirement may depend upon a number of factors, such as the age of the pupils/students, distance of the residential accommodation from the school buildings and the school’s policy on cycling. Therefore, the assessor is required to calculate the appropriate number of cycle storage spaces and facilities for pupils and staff based on the relevant criteria.
Calculations, justification and supporting evidence should be provided in the assessment report.
14 03 2018 - Heading and wording clarified and amended to remove requirement for assessors to submit a technical query prior to certification.
Electric recharging stations availability - KBCN1128
This option requires the number of electric vehicle recharging stations (EVCS) to be based on a percentage of the total car parking for the building.
To meet compliance, the recharging stations must be available to all building users, customers and visitors.
Where on-site parking is limited to special user-groups, such as disabled, car share, car pool or visitors only, compliance can be met where the required percentage of EVCS is provided for those users, with a minimum of one EVCS, per user-group provided for on site.
02 06 2020 updated to clarify how this applies where the only on-site car parking is for special user groups.
Electric vehicle charging stations - KBCN0684
As per the 'Alternative transport measures' criteria, the percentage requirement for electric charging stations should be based on the total car parking capacity for the building.
Where the assessment covers only part of a building or development this must be based on the total car parking capacity unless the parking for the assessed development is clearly segregated and available only for the use of its building users.
23 03 17 Reference to car sharing spaces removed. See also KBCN0282
Electric vehicle charging stations – shell & core assessments - KBCN1247
For shell & core and partially-fitted residential developments, compliance can be demonstrated by installing all the necessary infrastructure, (i.e. capacity in the connection to the local electricity distribution network and distribution board, as well as sub-surface ductwork to receive cabling to parking spaces), to enable the simple installation and activation of charging points at a future date.
15/11/2019 Incorrect reference to pre-installation of 'cabling' removed.
Emergency lighting - KBCN0185
Maintained systems featuring emergency light fittings which are also used for normal operation, are assessed for this issue. Non-maintained lighting which is only activated in an emergency can be excluded from the assessment.
The aim of this credit is to encourage and recognise external energy-efficient fittings. Non-maintained emergency lighting will very rarely be activated and in such extremes the emergency requirements must not be compromised.
Emissions – measuring heating demand - KBCN0182
Emissions for all heat sources should be measured under normal operating conditions which are when all heat sources from the building plant are operating to their maximum design heat outputs to meet the building's heating demands.
Where plant is designed to operate below maximum capacity, for example multiple or modular systems or standby boilers,the emissions should still be calculated for the plant operating to meet the building’s heating demand. Any redundant capacity or standby plant should not be included.
Ene 01 software submission - KBCN0434
In countries with an existing National Calculation Methodology (NCM), the tool(s) approved for use under the NCM can be used as approved building energy calculation software without our prior approval, provided that the software conforms the following modelling requirements as set out in Directive 2002/91/EC on the energy performance of buildings (16 December 2002):
(a) thermal characteristics of the building (shell and internal partitions, etc.) which may also include air-tightness;
(b) heating installation and hot water supply, including their insulation characteristics;
(c) air-conditioning installation;
(e) built-in lighting installation;
(f) position and orientation of buildings, including outdoor climate;
(g) passive solar systems and solar protection;
(h) natural ventilation;
(i) indoor climatic conditions, including the designed indoor climate.
Where the design team wishes to use an alternative modelling software package, the assessor should first check the Approved Standards and Weightings List to see if the software is listed there. If the software cannot be found in the ASWL, please download and fill out the Ene 01 Approval for Energy Software form from the BREEAM Extranet, and submit this to the BREEAM technical team via email@example.com
, along with the appropriate evidence.
25/09/2017 Clarified to include requirements of Directive 2002/91/EC
Energy consumption and carbon emissions of untreated spaces - KBCN00049
Where the assessment contains a mix of treated and untreated spaces, untreated spaces can be excluded and the performance based on the treated spaces only. Where the entire assessment is untreated, the whole of the structure(s) must be assessed on the basis that this issue is critical for certification.
BREEAM is primarily designed to assess permanent, treated and occupied structures. Untreated structures are unlikely to gain many credits when being assessed.
Energy performance assessment for part of a whole building - KBCN0596
If the assessment is only covering part of a whole building, the energy performance assessment must be representative of the part of the building being assessed. Simply taking the energy performance assessment of the whole building would not therefore comply, especially if the non-assessed parts of the building were of a different use. A separate energy assessment of the part of the building is likely to be required.
The energy performance assessment must be representative of the parts of the building being assessed.
Energy sub-metering – Single occupancy & function - KBCN0491
In large buildings of single occupancy/tenancy where there is only one homogeneous function (e.g. hotel bedrooms, offices), sub-metering should be provided per floor plate.
Environmental management – no principal contractor - KBCN1213
In order to achieve compliance where there is no principal contractor, the criteria must be met by the party which fulfills an equivalent role in managing the construction.
The intent of the criteria is to ensure that the site is managed in accordance with demonstrably sustainable principles by the party having overall control of site management and operations.
Environmental management – Timing of obtaining ISO 14001/EMAS certification - KBCN0229
The contractor must be in possession of the ISO 14001/EMAS certification prior to starting works on the development under assessment.
This is to ensure that the aim of the issue, to ‘encourage construction sites managed in an environmentally sound manner’, can be achieved. To uphold the robustness of BREEAM, the date of certification to ISO 14001/EMAS must be prior to initial works starting on the site.
Equipment types not included in relevant schemes - KBCN0387
Equipment types not covered by the relevant schemes in the criteria do not need to be assessed.
Evacuation lifts - KBCN0437
Evacuation lifts, which will be used during an emergency only, can be excluded from the relevant BREEAM criteria. However, if these lifts are used during the normal operation of the building, then they still need to be assessed.
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: Photographs not permitted for security reasons - KBCN0389
Where photographs are not permitted during a post-construction site visit for security reasons, in addition to any alternative evidence requirements listed in the Schedule of Evidence for each issue, the assessor will also need to provide a detailed site inspection report and/or as-built drawings (where permitted by the client). If following this approach, full justification and documentary evidence from the client will be required for QA purposes.
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.
Evidence: Types of evidence required to demonstrate compliance with BREEAM - KBCN0402
The schedule of evidence table details the typical types of information that the assessor needs to collate to assess compliance against the requirements of a BREEAM issue. The evidence type listed against each requirement is not exclusive and other types and forms of evidence (listed or not listed in the table) can be used to demonstrate compliance against a BREEAM requirement.
Key to demonstrating compliance with the BREEAM requirements is that the assessor has used, and references, an auditable trail of evidence, regardless of the form that evidence takes in relation to each BREEAM requirement. For example: if, for a particular BREEAM requirement, the schedule asks for a letter from the client confirming compliance but compliance can or has been demonstrated via a building specification then the assessor can reference that piece of evidence as demonstrating compliance and does not need a letter.
Please note that the BREEAM team is unable to advise assessors whether a particular piece of evidence demonstrates compliance as this is the assessors responsibility. The BREEAM team will not fail the QA of a certification report on the basis that evidence referenced in the report, confirming compliance with the assessment criteria, is not an identical type to that outlined in the schedule of evidence. For further information please refer to the 'BREEAM evidential requirements' section or 'Appendices' section.
Excluding applications from assessment - KBCN0875
Where a structural engineer has determined that recycled or secondary aggregate cannot be used in line with the criteria for a particular application, or where they will not allow the minimum BREEAM level to be used, that application can be excluded from the assessment. Where the engineer allows some content to be used, this percentage must still be specified in the excluded application. The engineer's decision must be suitably justified (for example following the BS8500 series and associated standards) and must be provided as evidence for the BREEAM assessment.
Excluding excavation waste from ‘Diversion of resources from landfill’ - KBCN0226
Excavation waste should not be included and assessed against the requirements under ‘Diversion of resources from landfill’.
This also applies to BREEAM Communities RE05 - 3rd/4th credits.
Exemplary level criteria – formaldehyde requirements applicability - KBCN1124
The exemplary level criteria for formaldehyde emission levels are not applicable to the following product types:
A paints and varnishes
G flooring adhesives
H wall coverings
Formaldehyde emission levels should be assessed on all other product types. This applies also to any approved alternative VOC schemes for these product types listed in GN22.
Exemplary level criteria – option 5 - KBCN0529
In order to use option 5 to achieve the Exemplary level credit, two credits must be achieved in this option.
Exemplary level requirements - KBCN0739
The Exemplary level credits are awarded where volatile organic compound emission levels for products are not exceeded. As such criteria 29 and 31 should refer to criteria 8-9 instead of 10-15.
Technical manual to be updated accordingly in next reissue.
Exemptions from hard landscaping and boundary protection - KBCN00062
Where a third party, such as the local authority, enforces strict constraints on the materials that can be used by the project for hard landscaping or boundary protection, and these materials do not achieve a Green Guide rating of A/A+, it is possible to exempt these materials from the assessment of this issue, on the condition that robust evidence confirming this is given.
In this instance the developer does not have control over the materials specified, therefore it is not appropriate to include them in the assessment.
Existing materials recycled on site - KBCN0813
When existing elements are recycled (ie crushed and used as aggregate) on site, they can contribute to awarding credits as recycled aggregates.
This issue aims to recognise and encourage the use of recycled and secondary aggregates and addresses waste rather than materials. It refers to recycled aggregate obtained on-site or off-site, based on materials identified as waste and removed during construction works.
Previous incorrect KBCN text amended. CN 'Aggregates in existing applications' to be amended accordingly in next reissue of the RFO Technical manuals.
Extending a lift shaft - KBCN0802
Where the scope of works regarding a lift only includes extending the lift shaft to other floors, then assessment of this lift is not appropriate. Where changes are made to the lift system, then assessment is required.
Where changes to lift systems are made, these lifts need to be included in the assessment to encourage specification of energy efficient transport systems.
Extension using existing building services - KBCN0914
When assessing an extension, which is served by existing building plant, the existing plant, should be considered as contributing to the existing pre-development background noise level. Any additional plant or changes to the operation of the existing plant should be considered as a new noise source.
This Issue seeks to address any increase in background noise levels which result from the assessed development.
22/02/2018 Wording amended to clarify how existing plant should be considered
Existing building services serving a building extension have to be included in the assessment of this issue.
Issue Pol 05 is applicable to all treated buildings, even where existing building services are used for an extension building, without being upgraded. The issue assesses the impact on any nearby noise-sensitive buildings of existing and newly specified plant and the effectiveness of any fabric measures to reduce this.
Extensions – Retaining existing heating plant - KBCN0336
When assessing an extension where existing heating plant is retained, the current emissions output should be used to determine compliance. The emissions should not be taken from the original manufacturers information at the time of installation.
External lighting – architectural façade lighting - KBCN0650
Architectural facade (or other decorative) lighting which does not provide users with lighting to perform tasks outdoors does not need to be included in the assessment of external lighting.
This Issue seeks to ensure that lighting levels are appropriate for tasks which building users will be undertaking outdoors.
External lighting – High frequency ballasts - KBCN0278
The requirement for all fluorescent and compact fluorescent lamps to be fitted with high frequency ballasts does not apply to external lighting.
External works – waste reporting requirements - KBCN1379
Waste arising from external works does not need to be included within the calculations for construction resource efficiency. To do so would be incongruous with reporting waste relative to the building's floor area. This follows the logic of excluding excavation waste from this criterion.
However, waste from external works should be addressed in the RMP and should also be reported in the calculations for the Diversion of resources from landfill credit, which is not reported relative to the building's floor area.
Fabric specified for wall coverings - KBCN0724
For assessment of Volatile Organic Compound emissions levels (products), any fabric specified as part of a wall covering should be assessed as part of the wall covering. It should not be assessed as part of the 'resilient textile and laminated floor coverings'.
Fabric testing and inspection in hot climates - KBCN0790
The requirements for thermographic survey and air tightness testing are applicable to both, cold and hot climates. A suitably qualified professional will advise on the appropriate testing conditions and specific methods in order to address this issue in different climatic conditions.
Building fabric air tightness is important in different climates in order to ensure than no additional energy is consumed due to increased heating or cooling demand originating from the lack of integrity of the building fabric.
Facilities provision for public bicycle sharing systems - KBCN0276
Where a public bicycle sharing system is being used to account for up to 50% of cycle spaces provided, the total number of cycle spaces, including those provided by the bicycle sharing system, should be the basis on which the compliant cyclist facilities are provided.
This is because people using public cycle spaces will still need the use of cyclist facilities such as showers and lockers
13.08.2018 KBCN applied to the BREEAM In-Use scheme.
Feasibility study – comparison with connection to existing LZCs - KBCN0563
In carrying out a feasibility study (covering all the areas required as stated in the manual) the primary intent is to demonstrate to a reasonable level of certainty that the chosen LZC is the most appropriate of all those available.
Some of the options (for example community heating/cooling schemes) may not allow for a simple like for like comparison but a comparison can be made overall across many factors. For example in a community heating scheme the life cycle costing estimate might need to be simply the cost of using and maintaining the system for the measuring period, if upfront costs and payback period information is not available. Similarly for an existing community scheme, planning would not be a barrier but land use and noise impacts could be compared.
The feasibility study must include a comparison of all criteria and for it to show that each has been factored into the final option being made. While some options may provide information in different formats and differing levels of detail making direct comparisons not straightforward, a comparison can still be made and this should aim to be as comprehensive and representative as possible. This will serve to demonstrate with reasonable certainty that the chosen option is the most appropriate.
Fewer than four cycle spaces - KBCN0134
The minimum number of compliant cycles spaces is always four. To ensure that an adequate minimum number of spaces are provided, where the 50% reduction is applicable, it cannot be used to reduce the number to fewer than four spaces.
Fire hydrants and sprinklers - KBCN0680
To meet BREEAM compliance, emergency systems such as fire hydrants and sprinklers need also to be covered by a leak detection system.
The leak detection system must cover all mains water supply between and within the building and the ‘site boundary'.
Fitting elements in Shell and Core assessments - KBCN0835
All elements present in a building need to be assessed. Therefore, where fitting elements are included in a development being assessed as shell and core, they need to be included in the BREEAM assessment.
Flood risk – Site situated across numerous flood zones - KBCN0532
Where a site is situated across more than one flood zone, the flood zone with the highest probability of flooding, i.e. the worst case scenario, must be considered for the purpose of the BREEAM assessment. An exception to this would be where the areas in the higher probability zone include only soft landscaping and it can be demonstrated that access to the building will be maintained in a flooding event.
This is to ensure that the site has adequately managed the worst case scenario level of flood risk associated with the site's location.
07/03/2018 Updated to include circumstances where an exception may apply.
Flow control devices – residential accommodation - KBCN0415
The credit for the specification of flow control devices in WC areas or facilities does not apply to ensuite facilities in residential areas, e.g. ensuite facilities in individual private bedrooms and a single bathroom for a collection of individual private bedrooms in halls of residence, key worker accommodation or sheltered accommodation. The credit and criteria are however applicable to buildings which have guest bedrooms with ensuite facilities, e.g. hotel rooms, and communal WC areas or facilities, e.g. communal WC facilities in hotels or hostels and care homes.
In accommodation where occupancy is long-term and there is a sense of ownership of the space, flow control does not need to be assessed as the occupants are likely to detect and report leaks.
Flow control devices for multiple blocks - KBCN1186
The criteria are set to encourage isolation of the water supply to each WC block when it is not being used. If a single flow control device, for example one programmed time controller, is adequate to switch the water on at predetermined times that suit the usage patterns of more than one WC blocks or facilities, this can be used to demonstrate compliance.
Please note that if only one timed controller is used for a large area/number of facilities, the assessor must justify that this is appropriate to the usage patterns within the building and confirm that multiple timers would be redundant (i.e. they would all be set to the same time). Consideration should be given of any facilities that may be open longer than others, requiring these timers to be programmed differently in different areas.
As long as the aim of the credit (‘to reduce the impact of water leaks that may otherwise go undetected’) can be achieved through the specification of an appropriate number of flow control devices, the credit may still be achieved if timers cover more than one WC area/facility to prevent minor water leaks.
Flow control devices on rainwater supply for toilets - KBCN0868
Flow control devices will be required on water supplied from rainwater and serving the toilet facilities. Rainwater tanks are topped up by mains water and leaks could reduce levels of stored water and hence increase the use of mains water.
The leak detection requirements apply to all relevant water systems, regardless of the water source.
Flow control on cold water supply - KBCN0417
A shut-off on the cold water supply to the whole WC facility provides a simple and effective way of reducing potential water loss.
Taps which contain built in shut-off valves will not prevent any water leaks from the supply to the tap and so do not fulfil this intent.
The intent of the flow control criteria is to prevent minor water leaks occurring within the pipework of WC facilities.
Flow rate for ‘click’ taps - KBCN0543
The flow rate for click taps should be taken as the maximum flow rate, as quoted by the manufacturer, of the lower range before the water break or 'click'.
All water consumption is based on 'typical' use patterns and it is assumed that most operations of 'click' taps will be at the lower level.
Flow rate for a mixture of taps - KBCN0173
Whichever is the higher of the 'average flow rate' or the 'proportionate flow rate' should be used within the Wat 01 Calculator.
Flow restrictors - KBCN0976
If a flow restrictor can be demonstrated to effectively reduce the flow of water and it is integral to the fitting or supply pipework (ie not easily removed by the building occupant), this can be accounted for in calculations for this Issue.
Such devices must be fit-for-purpose. Proprietary flow restrictors, therefore partly-closed isolation valves, for example, are not an acceptable solution.
Formaldehyde / VOC levels exceed prescribed limits - KBCN0258
If the measured formaldehyde / VOC concentrations were above the prescribed limits, the appropriate remedial action must be taken, as described in the IAQ Plan. The criterion requires confirmation of 'the measures that have or will be undertaken' however it does not specifically address re-testing. We would expect, however that the IAQ Plan should outline what remedial measures are appropriate depending upon the severity and type of the non-compliance with prescribed limits. Such measures may include re-testing as a matter of 'best practice'.
Where levels are found to exceed these limits, the project team confirms the measures that have, or will be undertaken in accordance with the IAQ plan, to reduce the TVOC and formaldehyde levels to within the above limits.
Freestanding commercial fridges and freezers - KBCN0577
Freestanding commercial fridges and freezers must be included in the assessment of the Pol 01 issue, even when they are not connected to the building cooling system. Only domestic white goods are excluded from the assessment of this issue.
French VOC regulations - KBCN0741
As highlighted in Table 1 of BREEAM Guidance Note GN22
, for certain product types, the French VOC regulation ('Arrêté du 19 avril 2011 relatif à l’étiquetage des produits de construction ou de revêtement de mur ou de sol et des peintures et vernis sur leurs émissions de polluants volatils'
) can be used to demonstrate compliance with the VOC emissions from building products requirements in pre-December 2015 launched BREEAM schemes.
The emissions from building products criteria were significantly updated for the BREEAM International New Construction 2016. Unfortunately the 2011 French VOC regulation does not meet the updated performance requirements for post-November 2015 BREEAM schemes for the following reason.
The updated BREEAM requirements require testing for Category 1A and 1B carcinogens (defined as “Carcinogenic compounds detectable by the VOC emission testing requirements in Table 1 and Table 2 and that are classified as category 1A or 1B carcinogens in Annex VI to Regulation (EC) No. 1272/2008 on classification, labelling and packaging of substances and mixtures, which are listed as Carcinogenic VOCs in Annex G.2 of prEN 16516 (draft)
"). Annex G.2 of prEN 16516 (draft) lists a total of 57 carcinogenic substances. The 2011 French VOC regulation does not contain any requirements to test for any of these substances. BREEAM is aware of a 2009 French VOC regulation ('Arrêté du 30 avril 2009 relatif aux conditions de mise sur le marché des produits de construction et de décoration contenant des substances cancérigènes, mutagènes ou reprotoxiques de catégorie 1 ou 2'
) that contains performance requirements for category 1A or 1B carcinogens; however these only cover two substances in Annex G.2 (trichloroethylene and benzene). While BREEAM does not expect all of the substances in Annex G.2 to be analysed by a regulation or testing regime, we do expect more than two. Additionally only the A+ label would meet the updated BREEAM performance requirement for TVOC of 1.0 mg/m³ and only the A and A+ labels would meet the updated BREEAM performance requirement for formaldehyde of 0.06 mg/m³. As such, additional evidence would need to be provided to confirm French VOC regulation A+ labelled products are compliant with the BREEAM International New Construction 2016 performance requirements for category 1A and 1B carcinogens.
As such, additional evidence would need to be provided to confirm French VOC regulation A+ labelled products are compliant with the BREEAM International New Construction 2016 performance requirements for category 1A and 1B carcinogens, (see also KBCN1280)
26 04 2019 Final paragraph and cross-reference to KBCN1280 added.
FSC and PEFC Mixed Sources certified timber - KBCN00091
Products used in a building element that carry these labels are deemed to comply with BREEAM, i.e. 100% of the product (material) is responsibly sourced and 100% contributes toward meeting the BREEAM requirement that at least 80% of an element is responsible sourced.
Products carrying the FSC Mixed Sources label have to demonstrate to FSC that the proportion of FSC certified and recycled material used in their production is at least 70%.
FSC Controlled Wood - KBCN00054
FSC Controlled Wood is a system developed to ensure that the non-certified portion in products labelled as Mixed Sources do not come from unwanted sources. It is not an FSC certification on its own and products classed as FSC Controlled Wood do not meet the BREEAM definition of responsibly sourced.
Fully-fitted assessments with shell & core areas – 75% GLA guidance - KBCN0379
Where a single assessment of a fully-fitted development, with a small proportion of shell and core has been permitted, the guidance relating to 75% of the floor area being covered by a GLA (see Appendix D) must be 75% of the shell & core area, excluding the fully-fitted area.
13/01/2017 - Re-formatted and amended for clarity.
Future transport nodes - KBCN0966
Where a transport node is currently inactive but will become active soon after project completion, it can be included when calculating the existing AI.
To demonstrate this, confirmation of the start of service date and service frequency from the appropriate public transport authority or company will be required.
Gabion as boundary protection - KBCN000008
A gabion can be excluded from the assessment if it acts as a retaining wall or any other form of a supporting structure. If it acts purely as a boundary and a generic Green Guide rating cannot be found for a specification, the BREEAM assessor will need to submit a Bespoke Green Guide Query proforma detailing the specification details.
Glare control – adjacent buildings - KBCN1211
It is acceptable to account for surrounding buildings, structures or other permanent environmental features when using simulation modelling to assess the risk of glare, provided this accounts for both direct sunlight and reflected glare from glazing or reflective surfaces.
Glare control – alternative measures - KBCN0139
Alternative forms of glare control to those listed in the guidance can potentially be accepted, if it can be justified to the BREEAM assessor that the proposed system will effectively eliminate disabling glare and the assessor accepts this.
Glare control – blackout blinds - KBCN0447
Blackout blinds can be used to meet the glare control requirements.
Where the criteria set an upper limit for transmittance value, but no lower limit, blackout blinds will meet this requirement.
Glare Control – no relevant areas - KBCN0429
If the scope of the assessment does not include any relevant building areas, as defined within the manual, the criteria for Glare Control can be considered as met by default.
Only spaces that fall within the definition of relevant areas and are within the assessment's scope need to be assessed.
22/06/17 Wording clarified
16/06/17 KBCN amended to exclude content of KBCN0146.
Glare control – no windows in relevant areas - KBCN0146
Where a ‘relevant area’ as defined in the manual does not include any windows, the glare control criteria can considered as met for this area.
Note that the view out and daylight criteria would not be achieved in rooms with no windows.
Where there are no windows in a room there would be no potential for disabling glare, so the aim of the credit would be achieved.
Glare control – residential institution and multi-residential bedrooms - KBCN0666
Assuming that occupants are generally elsewhere during daylight hours, lighting and resultant glare are not considered to be problematic for bedrooms in residential institution and multi-residential assessments.
The only exception to this is where designated additional office working space is provided. In these circumstances it is the role of the assessor to determine if individual spaces should be determined as 'relevant building areas' in accordance with guidance provided.
Glare control criteria apply to building areas where lighting and resultant glare could be problematic for users.
Glare control – use of tinted windows - KBCN0862
Solar control or 'tinted' glazing could potentially support the attainment of this requirement. However, the assessor must be satisfied and provide evidence to demonstrate that the particular glazing type, when used on the assessed building for a given location, is meeting this overarching aim of preventing disabling glare. It should be noted that whilst certain types of glazing, such as low emissivity glazing, may be slightly tinted, they may not necessarily be effective in reducing disabling glare.
For facades receiving direct sunlight, tinted windows alone are unlikely to be sufficient in the majority of situations.
Glare control for roof lights - KBCN0319
Where roof lights are present, they must be considered when demonstrating that the glare control strategy provides adequate control/measures for minimising glare in that space.
All sources of glare need to be considered when designing out the potential for disabling glare.
Glare control in residential areas - KBCN00040
Glare control criteria apply to building areas such as study bedrooms or facility management offices, where work or study will be carried out and where glare would hinder such activities. It does not apply to other residential areas.
GN08 – Scope of IMPACT compliant tools and data submission requirements - KBCN0621
Scope of IMPACT Compliant (or equivalent) Tools and Data Submission Requirements - BREEAM UK New Construction 2011 and 2014
This Guidance Note relates to complying with the exemplary level criteria for route 2, as defined under the Mat01 issue of the BREEAM New Construction 2011 and 2014 versions. It provides information about IMPACT and the level of detail (the Quality Requirements) and file transmission requirements for the Building Information Model (BIM) from IMPACT compliant (or equivalent) tools. It also outlines criteria for demonstrating the equivalence of a proposed alternative to IMPACT compliant tools for BRE Global approval.
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(licenced assessors only)
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GN10 Assessing mixed use developments and multiple buildings (or units) of similar function - KBCN0623
The purpose of this Guidance Note is to assist BREEAM assessors with scheme classifications and the application of BREEAM for mixed use developments and developments with multiple buildings or units on the same site.
Note: This guidance note has been revised to v1.0 April 2018
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(licensed assessors only)
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17/04/18 Wording clarified
04/06/18 Note added regarding revision and hyperlink updated
GN18 BREEAM Recognised Responsible Sourcing Certification Schemes and BREEAM Scheme Applicability - KBCN0723
BREEAM awards credits for responsibly sourcing construction products (typically under the Mat 03 issue) to encourage responsible product specification and procurement in construction. To achieve these credits, applicable specified products (as listed in the relevant technical manual) must be covered by Environmental Management System (EMS) or a responsible sourcing certification scheme (RSCS) recognised by BREEAM.
View V3.0 of full guidance note
View V2.0 of full guidance note
(optional for projects registered prior to release of V3.0)
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(licensed assessors only)
GN22 – Scheme version applicability - KBCN0646
Table 1 is for the use of any version of a scheme where the first version was released pre-December 2015, and table 2 is for the use of any version of a scheme where the first version was released post-November 2015.
GN22 Recognised schemes for emissions from building product - KBCN0719
Within the Health and Wellbeing category of a number of BREEAM schemes, credits are awarded for specifying materials that minimise emissions from building products, e.g. formaldehyde, volatile organic compounds (VOCs). These criteria involve meeting emission level performance requirements in accordance with compliant performance and testing standards. Similar criteria have been included in the Home Quality Mark (HQM) scheme. The purpose of this Guidance Note is to publish a list of schemes that show equivalent or better performance than the current BREEAM and HQM criteria, and therefore can be used to demonstrate compliance with the criteria. This note should be read in conjunction with the relevant assessment issue guidance provided in the appropriate BREEAM scheme or HQM technical manual.
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(licensed assessors only)
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12/03/2018 Link to Guidance Note updated
25/01/2019 Link to Guidance Note updated
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.
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GN24 Demonstrating Compliance with BREEAM Issue Mat 03 - KBCN0721
The purpose of this Guidance Note is to provide additional guidance to assessors and specifiers on demonstrating compliance with the criteria set out in Mat 03. It should be read in conjunction with the Technical Manual for the relevant assessment scheme. The following is covered:
— Definition of terms used
— How to deal with constituent products/materials including those with certification that is different from the overall product
— The precision required in estimating quantities:
— For the cut-off volume
— Of products/materials in the building (route 2 only)
— Of different material categories in products/materials.
— An example route 2 calculation
— ‘Broken chain’ situations
— How to treat building services
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Granular fill and capping - KBCN1378
Granular fill and capping only refers to roadworks and not building foundations.
Green Lease Agreement – reference to the technical manual - KBCN0881
The technical manual includes criteria, intended for the guidance and interpretation of licensed BREEAM assessors. It does not generally provide detailed practical solutions to meet the criteria.
In the BREEAM UK New Construction 2011 and International New Construction 2013 schemes, Shell only/Shell & core assessments included provision for demonstrating compliance for fit-out items using a Green Lease Agreement (GLA).
The future tenant and their design team should not have to rely on a licensed BREEAM assessor to assist them in interpreting the GLA to achieve a compliant fit-out. Specifications for achieving compliance must therefore be explicitly included within the GLA, with reference to the relevant BREEAM criteria, to allow the fit-out team to understand exactly what is required.
A compliant Green Lease Agreement must be a robust alternative to the actual implementation or installation of fit-out measures. A Green Lease Agreement which relies solely on reference to the BREEAM Technical manual is not considered a robust solution.
Green Lease Agreement: an alternative to - KBCN0378
A legally binding lease agreement between the developer and tenant which requires tenants to use a fit-out guide with mandatory BREEAM requirements can be considered a Green Lease Agreement.
Green Lease Agreements refer to the mandatory BREEAM requirements. If the fit-out guide refers to non-mandatory BREEAM requirements, this can be considered a Green Building Guide.
Green lease agreements – developments with multiple tenants - KBCN0411
The 75% rule only applies to the floor areas of the building which are subject to a Green Lease Agreement. Areas of the building which are fully fitted or subject to any of the other shell and core options cannot contribute towards this rule.
Green-roofs - KBCN0263
When assessing green roofs, only the structural elements of the roof construction need to be considered i.e. the waterproof layer and above can be excluded. Where Green Guide is being used to assess the issue, it is likely that the online Green Guide Calculator will need to be used to provide a rating for the roof construction.
HQM - For the purpose of HQM, green roofs fall under 3.3 Specialist roof systems therefore should be included in the IMPACT model.
Greenfield/Brownfield site – Definition - KBCN1259
For the purposes of this Issue, the following definitions apply:
A site which has never been built on, includes minimal development or which has been substantially cleared of all buildings and associated fixed surface infrastructure* and has subsequently remained undisturbed for five years or more.
* Typically, the site includes less than 5% residual development by area.
This supersedes the definition of 'Greenfield' for this Issue in the technical manual.
Any site which does not fall within the above definition of 'Greenfield site'
Grid NOx emission factors - KBCN0151
The Grid NOx emission factors should be compliant and relevant to the scheme of the development under assessment i.e. BREEAM NC 2011/ 2014 or BREEAM 2008.
In the same way that we do not apply the more stringent requirements of some BREEAM NC 2011 / 2014 Issues retrospectively to 2008 schemes, for a BREEAM 2008 scheme, the emission figures stated in the relevant manual must be used.
Habitat management plan – Level of detail required - KBCN0132
The level of detail required in the landscape and habitat management plan needs to be commensurate with the complexity and extent of the landscaped areas. If there is a limited amount of landscaping, then a simple plan would be acceptable, commensurate with the significance of the area assessed.
Where the suitably qualified ecologist, appointed prior to commencement of activities on site, confirms that a landscaping and habitat management plan is not applicable due to the nature of the site and its surroundings, such as being nearly all or entirely hardstanding or having little or no external space, then full credits can be awarded for demonstrating that the relevant legislation has been followed.
Hazards – Applicability of the issue - KBCN0541
The applicability of issue Hea 07 Hazard is related to the risk of natural hazards in the country, or region, in which the project is situated. This is reflected in the environmental weightings.
The approach to this issue changes according to the country and to the scheme.
BREEAM International New Construction 2013 and BREEAM International Refurbishment and Fit Out 2015
This issue should not be taken into consideration for countries which have a weighting for this issue equal or lower than 1%. The suggested threshold to start considering this credit is more than 1%.
Where no risks are identified in the risk assessment report, this issue will not be applicable, even if the related weighting has a value higher than 1%. Thus before undertaking a risk assessment, it is recommended to investigate if the area might be subject to the natural hazards listed in the technical manual.
BREEAM International New Construction 2016
Countries with no or very low risk, have a weighting of 0% for this issue. Thus, according to the BREEAM scoring and rating system, this issue should not be considered. The suggested threshold to start considering this credit is more than 0%.
Where no risks are identified in the risk assessment report, this issue will not be applicable, even if the related weighting has a value higher than 0%. Thus before undertaking a risk assessment, it is recommended to investigate if the area might be subject to the natural hazards listed in the technical manual.
Head-end systems for smart meters - KBCN0933
As the central component in an Advanced Metering Infrastructure (AMI), head end systems allow data communication and collation from a large and disparate set of smart meters.
Where smart energy meters and sub-meters are to be installed, a head-end system is required for any strategy utilising this technology to be considered for compliance.
Heat pumps powered by renewable energy - KBCN0422
Where renewable energy is used partially to offset grid electricity in heat pumps, this can contribute towards a reduction in equivalent NOx emissions. To account for seasonal variations in renewable energy generation, this must be calculated over the course of a year.
High frequency ballasts - KBCN0284
Fluorescent and compact fluorescent lamps are the only types of lighting where high frequency ballasts are required. The requirement does not apply to any other type of lamps.
Hot water supplied by grid electricity - KBCN0549
Where grid electricity is used to supply the hot water heating system, the NOx emissions will be the same as that stated in the guidance for any other heating systems.
Hotels – calculating the required number of water coolers in public areas - KBCN0184
The number of building users should be based on the maximum number likely to be using the public areas of the hotel, such as the gym or bar area, at any time during a typical day. Hotel bedrooms can be excluded from the calculation.
IMPACT compliant software - KBCN0809
For a list of all IMPACT compliant software please see How to get IMPACT
on the IMPACT
Independent party - KBCN00058
The client/design team carrying out the consultation/post-occupancy evaluation can demonstrate compliance with the requirement for an independent third party in two ways:
1) An independent third party, not involved in the design or development of the building, has conducted the necessary consultation exercise using a compliant method.
2) If the evaluation is carried out by an organisation involved in the design of the building, evidence demonstrating the party's independence of the design process must be provided. The design team or relevant individual must demonstrate a credible level of independence to meet the requirement.
Individual and shared drying facilities in larger developments - KBCN0260
Individual bedrooms: an adequate internal or external space with posts and footings, or fixings capable of holding:
This is to avoid over-provision of shared drying facilities in larger developments.
- Two metres of drying line per bedroom where drying facilities are provided in each room, OR;
- Two metres of drying line per bedroom for the first 30 bedrooms, plus one metre of drying line for each additional bedroom where drying facilities are shared.
Indoor air quality plan - KBCN0294
The Indoor Air Quality Plan does not have prescriptive criteria as it is recognised that each building will have differing conditions/user requirements. There is flexibility for the design team to use their professional judgement to determine what is appropriate to meet the criterion, subject to the plan addressing the relevant items as listed within the Technical Manual.
Indoor air quality plan for shell only and shell and core assessments - KBCN0556
The indoor air quality plan must be completed for the scope of works being BREEAM assessed. This applies for shell only and shell and core assessments, as well as fully fitted.
Assessors should use their judgement to determine the applicability of each aspect of the requirements for IAQs and ensure that the report addresses relevant aspects as fully as possible within the scope of the development.
Instant hot / cold drinking water systems - KBCN0136
In principle it is acceptable to use instant hot / cold water systems (for example zip taps) to meet the drinking water requirement, provided that their use is appropriate for the building type and user profile.
Intakes and exhausts closer than stated in criteria - KBCN0120
If the location of the building’s air intakes and exhausts are closer than given in the manual, compliance can be achieved where they are designed in accordance with BS EN 13779:2007 Annex A2.
If the required distance between intakes and extracts is not achieved through design, it may be feasible to demonstrate compliance with the BREEAM criteria using CFD modelling. If CFD modelling demonstrates that the proposed location of intakes and extracts prevents recirculation of exhaust air under typical wind conditions, then the credit may be awarded, providing all other compliance requirements are met. If this cannot be achieved and the distance requirement is not met, then the credit must be withheld.
Internal lighting levels where computer screens are used - KBCN0283
For areas where computer screens are regularly used projects can specify 300 lux, as referenced in CIBSE Lighting Guide 7, rather than the levels prescribed in the standard EN 12464:2011.
International suitably qualified professionals - KBCN1266
In some issues the International NC and RFO schemes prescribe specific requirements for suitably qualified professionals. We appreciate that some countries might have different recognition schemes in place, and these might differ from the BREEAM requirements. Where this is the case, assessors should submit a technical query with appropriate information, and we will review and approve each situation on a country basis.
Internationally approved Ene 01 calculation software - KBCN1177
The following calculation software are approved internationally and can be used provided local weather files are available in the country of the assessment.
Please make sure the approved version, in brackets, is used. If you wish to use a different one, please submit a technical query to BREEAMtechnicalcs@bre.co.uk
providing details of the changes.
- IES VE (all versions from 2014 onwards)
- Design Builder (4, 5, 6)
- TRNSYS (17, 18)
- eQUEST (3.63b, 3.64)
- Energy Plus (3, 6, 7, 8)
Labelling and signage – Shell only/Shell & core assessments - KBCN1380
For a shell only or shell & core assessment, in terms of labelling individual bins, a written commitment from the developer is acceptable as future waste streams may be unknown and it is recognised that the bins may not be provided by the local authority/waste management company at the time of certification. However, it is a requirement of criterion 1 that the space itself is clearly labelled, ie. has appropriate signage, to indicate that it is to be used for storing recyclable waste
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.
Laboratory containment levels - KBCN0903
BRE does not designate or define containment levels for laboratories. These are industry standard definitions.
This research should be carried out by the assessor or an appropriate member of the design team. A good starting point would be HSE/COSHH or DEFRA depending upon the hazard type.
Land reclaimed from the sea - KBCN0558
Land reclaimed from the sea cannot be considered as previously developed land.
It has not been occupied by a permanent structure and any associated fixed surface infrastructure (please refer to the Additional information section).
Landscape and Habitat Management Plan – SQE involvement - KBCN0564
Even if not stated explicitly, it is implied and expected that the Suitably Qualified Ecologist (SQE) does verify the content of the Landscape and Habitat Management Plan to ensure that it is consistent with the whole site ecological strategy.
Late appointment of the Suitably Qualified Ecologist - KBCN0603
If the Suitably Qualified Ecologist (SQE) is appointed after the commencement of activities on-site and if the other requirements of this issue are met, then credits can still be awarded, provided that:
- the SQE confirms that all relevant UK and EU legislation relating to the protection and enhancement of ecology has been complied with during the design and construction process
- the SQE confirms that their late appointment has not compromised the adoption of any measures to improve the assessed site's long term biodiversity.
Late confirmation of site boundary - KBCN0307
The ecologist must be appointed and engaged early on (equivalent RIBA Stage 1) so that they are able to inform the design brief. For projects where the site boundary is only confirmed at the next design stage (equivalent RIBA Stage 2), it would be acceptable to delay the full ecology survey until this time. In these circumstances, the ecologist's input at design brief may be based on a desk study or initial viewing of the site and its potential boundaries.
The aim of early engagement with an ecologist is to facilitate and maximise potential ecological enhancement, exact boundary definition does not negate this.
LCA modelling for multiple BREEAM assessments - KBCN0960
Multiple buildings' assessments
Site-wide approaches are not acceptable and each BREEAM assessment needs to have its own Life Cycle Assessment model (using an IMPACT compliant software tool or equivalent).
This applies in all cases, including when the buildings are on the same plot and are built to the same specifications.
Developing assessment-specific LCA models ensures that material quantities are accurate, refer to the actual building (and building type) and account for external works included within the scope of the specific assessment.
Single building with multiple assessments within it
Where multiple assessments are conducted for different parts of a building, it is acceptable to have a single LCA model covering all assessments. In this case, an explanation of the allocation process used should be provided and the following guidance applies:
- Common elements (e.g. roof, foundations, external walls etc): apportion a percentage of the total impact of the element to each assessment based on their percentage share of the total GIFA (e.g. if an assessment accounts for 10% of the total GIFA, 10% of the element’s impact is apportioned to that assessment).
- Elements that are only in a given assessment (e.g. internal partitions, internal finishes etc): 100% of the impact is allocated to the assessment they are in.
LCC – LZC energy sources discounted - KBCN0606
When sufficient information can be provided to justify that LZC energy sources are not appropriate for the development, the LCC analysis, for those LZC sources, do not need to be included in the feasibility study.
The feasibility study (covering all the areas required as stated in the manual) intends to demonstrate, to a reasonable level of certainty, that the chosen LZC is the most appropriate of all those available.
Leak detection – extent of responsibility - KBCN0688
For the credit to be awarded, all the pipework in a development that the owner/occupier has responsibility for must meet the leak detection criteria. In situations where third party organisations place restrictions on the pipework that can be metered, the scope of works (and hence placement of a meter for the use of leak detection) will start immediately after this point. For instance where the utility company's meter is placed midway between the boundary and the building, the scope of leak detection for BREEAM purposes will be between utility meter and the building, not to the boundary (as stated in the guidance).
The scope of the BREEAM criteria is only on pipework that the owner/occupier has control over.
Leak detection – inseparable building and site boundary - KBCN0388
Where there is no distinction between the site boundary and the building; the utility meter being either located on the boundary or within the building, the leak detection criteria apply to the mains water supply within the building only.
The BREEAM criteria apply to the pipework that the owner/occupier has responsibility for.
Leak detection – recycled water use - KBCN0433
The leak detection requirements still apply to all relevant water systems where water recycling systems are specified for WCs and urinals.
Recycled water should be considered as a valuable resource as it replaces potable water use, and in many instances, recycling systems will still incorporate a mains-water back up.
Leak detection – shell-only projects - KBCN0900
For shell-only projects, where no internal plumbing works are within the scope of work and the developer is only providing a capped-off water supply, it is acceptable to demonstrate compliance using one of the shell & core options 1-3.
The assessor must also demonstrate that the developer has, within the base-build, provided the necessary infrastructure to facilitate the future installation and connection of a leak detection system which complies with criteria 1 and 2.
Where the scope of the developer's work does not allow the installation of a leak detection system, the shell & core options provide a route to compliance.
Leak detection – using a BMS - KBCN0439
A BMS can be used for leak detection purposes if it can be demonstrated that its integrated or add-on features meet all the requirements for a leak detection system.
Leak detection between building and utilities meter - KBCN1116
For all pipework which is the responsibility of the building owner or occupier leak detection is required between the building and the utilities water meter. This requirement is applicable regardless of the length of the pipework.
Where it can be demonstrated that it is not physically possible for a meter to be installed on the pipework, the requirement for leak detection between the building and the utilities meter can be considered not applicable, and the credit awarded based on the leak detection within the building.
Leak detection system based on pressure changes - KBCN0326
A system that uses pressure changes to detect leaks is not necessarily compliant. To be deemed compliant the leak detection system would need to monitor the refrigerant pressure and the operating conditions to address the problem of natural fluctuation.
Leak detection system notification - KBCN0245
So long as the compliant system alerts the appropriate person to the leak so they are able to respond immediately, the assessor can judge if the aim of the issue is being met by a reliable, robust and fail-safe means of notification.
Legally harvested and traded timber – Examples - KBCN0956
The following examples are considered compliant for BREEAM purposes.
- Evidence of compliance with the CPET (see here, timber bought inside the UK only)
- FSC, PEFC or SFI certification
- Evidence of compliance with the EUTR (timber bought inside the EU only)
- Risk assessment/due diligence documentation demonstrating a low risk of non-compliance with the ‘legally harvested’ requirements given in the manual.
- Evidence of compliance with the CPET (see here, timber bought inside the UK only)
- FSC, PEFC or SFI certification
- Risk assessment/due diligence documentation demonstrating a low risk of non-compliance with the ‘legally traded’ requirements given in the manual.
Legally harvested and traded/Legal and sustainable timber – Reclaimed/recycled timber - KBCN1402
As an alternative to virgin timber and wood-derived products from a Legally harvested and traded timber/Legal and Sustainable source, ‘recycled timber’ is acceptable. For the purposes of these prerequisites, ‘recycled timber’ is defined by BREEAM as:
Recovered wood that prior to being supplied to the assessed project had an end use as a standalone object or as part of a structure and which has completed its lifecycle and would otherwise be disposed of as waste. The term ‘recycled’ is used to cover the following categories: pre-consumer recycled wood and wood fibre or industrial by products but excluding sawmill co-products (sawmill co-products are deemed to fall within the category of virgin timber), post-consumer recycled wood and wood fibre, and drift wood. It also covers reclaimed timber which was abandoned or confiscated at least ten years previously.
BREEAM requires documentary evidence that all reclaimed/recycled timber products meet the definition of ‘recycled timber’ given above.
Life Cycle Cost - KBCN0385
Life Cycle Costing (LCC) is a methodology that aims at selecting the optimal option amongst a number of option appraisals.
An LCC should therefore consider at least two design option appraisals and should be based on more than one cash flow scenario in order to provide systematic economic evaluation of life cycle costs over a period of analysis.
Life cycle cost (LCC)- QS change - KBCN0605
If a Quantity Surveyor (QS) changes during a project, the new QS must demonstrate that subsequent criteria are met in order to gain the 2nd and 3rd credits. While the initial modelling data may not be available, the results and outputs given to the client team will be and can be used to remodel the LCC at the later stages of development using the new QS's data. Provided the new QS can model and determine the best option based on the latest project information, the 2nd and 3rd credits can still be attained.
It may be necessary to repeat modelling where there has been a change of QS however, provided the intent of the issue and criteria are met, the credits can still be awarded.
Life cycle cost – Multiple assessments on the same site - KBCN000003
Where there are multiple assessments on a site and a single life cycle cost (LCC) plan will be carried out, it is acceptable to use this plan as evidence provided that the results of the LCC plan can be applied to all of the assessed buildings and therefore may have a positive influence on the material specification of such buildings. Where the design of some assessments differ to the extent that the LCC plan cannot reasonably be applied, a separate LCC plan is necessary to achieve credits for this issue.
Where multiple assessments are covered under a single LCC plan, there must be sufficient detail for each building to enable them to be adequately assessed.
Life cycle environmental impact of curtain walling - KBCN0178
Curtain walling performs two functions – the provision of windows and the provision of external walls. Specifications performing the same function are grouped together in the Green Guide to Specification. This means that curtain walling needs to be modelled as two separate building elements (external walls and windows).
The overall performance of the curtain wall will combine the ratings for the two parts according to their areas. It will depend on the curtain walling system selected, the choice of internal lining and the relevant proportion of glazed and opaque elements.
- For the opaque area of the external wall (Area A in the figure below):
- Select the relevant generic specification from the Green Guide (element category – External walls / Curtain walling, then either aluminium or timber framed and the internal skin specification) and note the rating and element number. If your specification is different from all of the generics, please submit a request for a bespoke rating.
- Enter the rating into the BREEAM Materials calculator with the area for the opaque section of the curtain wall (Area A).
- For the glazed (window-like) area of the curtain wall (Area B):
- Select the relevant specification from the Commercial window element category of the Green Guide. There are two specifications: Aluminium curtain walling system (Element no: 831500016) and Laminated timber curtain walling system (Element no: 831500015)
- Enter the rating into the BREEAM Materials calculator with the area for the glazed (window-like) section of the curtain wall (Area B).
The BREEAM Materials calculator will calculate the overall performance for the curtain walling system. It will also calculate the performance of the building elements and the overall number of credits to be awarded.
Lifts with speeds less than 0.15m/s - KBCN1146
Lifts with speeds less than 0.15m/s fall outside the scope of ISO 25745 and can, therefore, be excluded from the assessment of this Issue. This applies, for example, to lifts in single dwellings or those installed in other low-rise buildings, specifically for the use of persons with impaired mobility.
Location of car sharing priority parking - KBCN0796
Priority spaces for car sharers need to be located in the nearest available parking area to the main building entrance or to an entrance regularly used by the car sharers.
Technical manual to be updated accordingly in next reissue.
LZC technologies – planning conditions and restrictions - KBCN0535
Where a mandatory planning condition exists (eg to attach to a District Heating Scheme), this will clearly affect the number of options available in a feasibility study. In such cases, compliance can still be achieved where evidence on the planning condition restrictions is provided, and it is clarified how this excludes other technologies from being considered.
The feasibility study will still need to be carried out to cover the remaining energy needs of the building (eg Electrical and lighting load in the case of a district heating scheme).
LZC technologies – shell only feasibility study - KBCN0409
For a shell only project, compliance may be assessed on the built form only i.e. demonstrating that sufficient space and clearance for the installation of future LZCs has been considered, the built form is suitably sited, and that massing and orientation are optimised for the future systems.
Majority of water demand from rainwater harvesting - KBCN0860
If the majority of water use is supplied by sources other than mains or private water, for example rainwater harvesting, and this use will be monitored, additional metering of the smaller water demand that is masked by the larger demand is not necessary.
Manufacturer’s information – system specific data - KBCN0926
The BREEAM technical manual provides a set of default figures, for use within the DELC calculation. Where available, system-specific data, provided by the manufacturer, can be used in the calculation where this is more representative. Any such system-specific figures used must be supported by publicly available, published data, which substantiates the manufacturer’s figures.
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.
Mat 01 / Mat 03 calculator not big enough - KBCN0647
If a project has more specifications than there is rows available in the tool you can group specifications that have the same green guide rating/responsible sourcing level with each of the specifications with the same rating listed in the same row. The proportion that they contribute to the overall area is also combined. For example where a project has 30 different upper floor specifications, if 10 upper floor specifications are A+, 10 are A, 5 are B and 5 are C then you would only need to use 4 lines.
Mat 01 Calculator Option 1 – verified LCA tools - KBCN0237
Before an LCA tool can be recognised by BREEAM, the tool developer must submit evidence to BRE to verify the tool’s points scored in the Mat 01 Calculator.
The LCA tool is then given its own tab in the calculator, which confirms the maximum score the tool can achieve, if used to its fullest extent. Items coloured green within the calculator are locked because they do not change when using the LCA tool. The items in blue should be edited by the design team to confirm the extent the tool has been used on the project. For RFO schemes, the assessment parts must also be selected.
Items listed as ‘N’ in column W ‘Included in assessment?
’ cannot be changed to a ‘Y’, as the LCA tool cannot be used for this element. For example internal doors cannot be assessed by the Green Guide. An element listed as ‘Y’ can be changed to a ‘N’ if the LCA tool has not been used for the element in the assessment.
Column S confirms if the assessed building includes the element and should be included. For example if there are no stairs in the assessment, then this element is removed from the calculation by saying ‘N’ to cell S15 (in the green guide calculator).
12/01/2017 Reference to LCA approved tools updated.
Mat 03 calculator – combined elements - KBCN1245
Where a building element acts as two or more of the building elements combined (e.g. reinforced concrete slab that acts as substructure and ground floor), the assessor has a choice between two methods for inputting the elements into the Mat 03 calculator tool:
Method 1: The entire element specification can be entered into one of either element. This produces the worst case scenario.
Method 2: The element specification can be split into notional specifications as if the elements act independently.
Example: a reinforced concrete slab that acts as foundation and ground floor
Method 1: The element specification is input as one of either the foundation/substructure OR ground floor
Method 2: The notional specification as if the slab acts solely as ground floor is entered under ground floor (components of the specification that are 'added' to the slab so that it also acts as foundation are removed) AND the notional specification as if the slab acts solely as foundation is entered under substructure/foundation (components of the specification that are 'added' to the slab so that it also acts as ground floor are removed)
Measures for protecting features of ecological value - KBCN0583
Where the actions outlined in CN 'Protecting features of ecological value' are deemed not appropriate for a particular site, by a suitably qualified ecologist (SQE), it would be acceptable for alternative means of protection to be used where recommended by an SQE. Where alternative approaches are being used, the assessor must ensure that adequate evidence is collated to demonstrate the ecologists recommendations have been implemented, this should include clear photographic evidence of the solution implemented.
This is to ensure that professional expertise is applied to appropriately address specific scenarios.
Measures in CIBSE TM50 for Kitchen and catering facilities - KBCN0663
The measures are listed in the section summaries (blue boxes) in the guide. The sections that follow each summary in the Guide are explanations of the measures. Therefore you can refer to these parts if you need further clarification about the measures.
When considering which measures to target, first discount any energy efficiency measures which are not applicable to the project, or are specifically excluded in the criteria.
Of the remaining measures, where the criteria requires that two thirds or more are to be achieved always round up any figures. For instance if there are five applicable measures in a section, four will need to be achieved. If there are only two, both will need to be achieved.
Many measures in TM50 require consideration of what is the best option or specification. The intent of our criteria is to demonstrate that these measures have been considered by the relevant specialist and have informed the design and specification of the catering facilities, but energy savings do not need to be quantified.
At design stage it is acceptable for a letter or document to be produced confirming how each measure has been considered along with justification for how this has informed the specification. Where the measures require training to be carried out, relevant training materials could be used as evidence. At post-construction stage, any type of general evidence deemed appropriate by the assessor would be sufficient to confirm the specified measures have been installed.
25/08/2017 Updated to clarify compliance and evidence requirements.
Measuring the flow rate of taps - KBCN0641
On site flow rate testing can be carried out by an appropriate professional to determine the flow rate of taps. This must be overseen by the client’s facilities manager and as-built drawings must be provided to confirm the presence and location of the fitting and any flow restrictors. Note that the conditions under which the testing is completed must be recorded, i.e. the pressure and the temperature of the water. The assessor could conduct the test provided they are able to carry it out accurately.
Metering recycled water - KBCN0658
Water-consuming plant or building areas consuming 10% or more of the building’s total water demand need to be sub-metered. This applies to recycled water, such as rainwater, grey water or process water as well as mains water.
The aim of the Issue is to encourage reductions in water consumption, which is beneficial, regardless of its source. Monitoring the use of recycled water, may also help to reinforce the benefits of doing so and encourage further reductions.
Minimising water course pollution – no water courses present - KBCN0550
The credit for 'minimising water course pollution' has to be assessed even in cases where no water courses are in close vicinity to the site under assessment. This is because the aim of this credit is to encourage developments to minimise water course pollution by restricting the discharge of potentially contaminated water from entering the public sewer.
Minimising water course pollution does not focus on water directly entering water courses.
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
Multiple buildings on the same site - KBCN0559
The areas of hard landscaping and boundary protection that need to be assessed on a site that contains several developments/buildings depends on the scope of works and scope of the assessment(s) being undertaken.
Essentially, the areas that need to be assessed are all the areas of hard landscaping (as defined within the relevant definitions of the credit issue) and boundary protection within the construction zone (again defined within the relevant definitions) that are within the scope of works of the building under assessment.
Therefore, if all buildings on one site are being assessed in one BREEAM assessment, then the hard landscaping and boundary protection related to all of these building's scope of works will need to be assessed.
If there are several buildings with individual assessments and their own defined scope of works, then the hard landscaping and boundary protection applicable to the scope of works of each individual building will be assessed for each associated assessment.
The assessment is concerned with the hard landscaping and boundary protection associated to the project under assessment, i.e. the areas under the control of the project under assessment.
Multiple developments monitoring construction waste on a site - KBCN00036
Where the same contractor is working on a site with more than one development, a single Site Waste Management Plan (SWMP)/Resource Management Plan (RMP) can be produced to demonstrate compliance, if it can be justified that separation of the waste would be impractical.
Where the developments are of a similar nature, such as all new-build or all refurbishment with similar scope, the results from the whole development can be apportioned on the basis of floor area to derive the figures upon which the separate developments will be assessed.
Where the buildings are not similar, the design team will need to provide calculations to demonstrate that the waste has been apportioned as accurately as possible according to the project types.
21/11/16 Clarification added in relation to dissimilar projects on the same site.
Natural ventilation – use of CIBSE TM52 - KBCN0935
For a naturally ventilated building, it is acceptable for the thermal comfort limits and calculation methodology in CIBSE TM52: The Limits of Thermal Comfort: Avoiding Overheating in European Buildings to be used in place of ISO 7730:2005.
BREEAM recognises that adaptive comfort models can provide more appropriate thermal comfort limits for naturally ventilated buildings.
Natural Ventilation Heat Recovery Units - KBCN1126
Natural Ventilation Heat Recovery Units (NVHR) systems can be used to support a natural ventilation strategy where it can be demonstrated that openable windows provide sufficient fresh air to the building for the significant majority of the time that the space is occupied.
The assessor will need to use their professional judgement to determine a 'significant majority of time' and be able to justify this within the assessment report.
NCM does not cover a building type - KBCN0686
If the NCM does not cover a building type or the Shell Only / Shell and Core project types, assessment using "Option 1 – Use of approved building energy calculation software" can still be used according to the guidance given in the technical manual.
The generation of the notional building can be done by using the Appendix G Performance Rating Method of ASHRAE Energy Standard 90.1-2013 (for all buildings except low rise residential buildings) or ASHRAE Energy Standard 90.2-2007 (for low rise residential buildings). Any imperial units used in the standards are to be converted to metric first before they are used in any calculations.
Prior to taking this approach the assessor should be satisfied that the NCM does not cover the assessed building type, and relevant evidence should be submitted to demonstrate this.
For International 2013 assessments where ASHRAE Appendix G is used, regardless of the robustness of local regulations the correct Ene 01 translator curve used is "2. Good International Practice."
New build extension using existing lifts - KBCN0444
Where the assessment is only of a new build extension (and not the existing building), lifts present in the existing building fall outside the scope of Ene 06 and do not need to be assessed. The applies only when the lifts are not being renewed or undergoing a major refurbishment.
Night-time operation - KBCN0697
During hours of operation between 23:00 and 07:00, lighting required for operational reasons does not have to be modified for BREEAM compliance.
The aim of this Issue is to reduce light pollution by automatically switching off the external lighting or by complying with lower levels when the building is not in use.
08/03/2018 Wording amended to add clarity.
No car parking provision - KBCN00059
Where the assessment criteria are applicable to a building that has no car parking spaces and where there are no parking spaces accessible to building users, the benchmarks can be considered to be met. If, however, parking is shared with other buildings or parking spaces are available on a campus-type site then the provision must still be assessed.
No data for AI at Design Stage - KBCN0551
If there is insufficient data for a future transport service to include this in the calculation of the AI at the Design Stage, it should not be accounted for.
If at Post Construction stage the data is available, this can be incorporated.
Whilst certain Design Stage requirements can be based on commitments to achieve a certain performance, this must be based on verifiable data.
16/04/18 Wording amended to clarify that this applies to future services and to allow applicability to UK NC 2018
No external plant specified - KBCN0931
Where there is no external plant specified and the acoustician confirms that there is no significant noise source, it is acceptable for the acoustician to provide a formal statement in lieu of the noise impact assessment. All other evidence for this issue must be provided as listed in the Evidence table.
The formal statement should be produced by a 'suitably qualified acoustician' (as defined in the Relevant Definitions for this issue) and should justify this approach with reference to the specific internal plant to be installed and the proximity of any noise sensitive areas or buildings.
The statement must explain clearly how the aim of the issue is being met.
No floor or ceiling finishes fitted - KBCN00046
Where the developer has not specified or installed any floor or ceiling finishes, the requirements are met.
This issue recognises where the potential for generating unnecessary waste of materials has been avoided.
20/12/2017 KBCN wording simplified to add clarity.
Not enough rows in the Pol 01 calculator - KBCN1274
If additional rows are required in the calculator it is acceptable to add the specification of multiple models together in one tool, provided they are the same model and have all the same inputs for columns F to M. The weighting of the systems across the building is done by the System Capacity and Total Refrigerant Charge (columns E and F), so you would multiply each of these two figures by the total number of the system specified. This gives the contribution of the systems to the building's cooling capacity and charge. If further rows are still required please email BREEAM@bregroup.com
with a copy of the tool and specify the number of rows required.
Obligation to provide a minimum number of car parking spaces exceeding BREEAM requirements - KBCN0401
Where it can be demonstrated (by documentary evidence) an obligation to meet a ’minimum car parking requirement’ which exceeds the BREEAM benchmarks is imposed by the planning authority, as long as no more than the stipulated minimum spaces are provided, a single credit can be awarded.
Occupancy calculation – Buildings with shift patterns - KBCN0431
In buildings with shift patterns, as shifts may overlap, the building users calculation should be based on the maximum occupancy of the building at any given time.
Occupant control – BMS and degree of control - KBCN0175
A Building Management System controlled set point with local override controls limited to a set range would satisfy the occupant control requirement so long as the temperature range available to building users is confirmed as appropriate for the building type and user profile.
Occupant control – spaces requiring user controls - KBCN0170
The following guidance is intended to clarify the types of area for which user controls are required or would be considered beneficial. Please refer to the specific requirements of the applicable BREEAM Scheme to interpret this guidance appropriately.
User controls which allow independent adjustment of heating/cooling systems within the building are
required/considered beneficial in the following areas:
- Owned spaces: small rooms for one or two people, e.g. cellular offices
- Shared spaces: multi-occupied areas, e.g. open-plan offices, workshops.
- Temporarily owned spaces: where occupants expect to operate the heating/ cooling controls while they are there, e.g. meeting rooms, hotel bedrooms.
User controls which allow independent adjustment of heating/cooling systems within the building are not
required in the following areas:
- Occasionally visited spaces: e.g. storerooms, bookstacks in libraries, aisles of warehouses, toilets.
- Unowned spaces: where areas are expected to be heated but the controls are not operated by the occupants, e.g. circulation areas.
- Managed spaces: where someone is in charge of the heating/ cooling, but the controls are not operated by individual occupants, e.g. atria, concourses, entrance halls, function halls, restaurants, libraries, and shops.
Please note that zoning is required in all areas of the building where specified in the assessment criteria for this issue.
User controls are required/considered beneficial in spaces which are owned, shared or temporarily owned by individual building occupants. User controls are not required in occasionally visited spaces or spaces where individual occupants are not expected to have control over the thermal conditions.
Off-site ecological enhancement - KBCN0651
BREEAM does not recognise enhancements which are not within the boundary of the site being assessed, as the aims of the land use and ecology section relate to the ecological value and biodiversity of the specific site under assessment.
However, off-site ecological enhancement can be accepted where:
- It is within the wider site, surrounding or adjoining the development.
- The land is currently under the ownership of the developer and intended to remain so (i.e. there are no immediate plans to sell);
- The Suitably Qualified Ecologist (SQE) confirms that the proposed ecological enhancements are appropriate and more effective than can be done solely within the red line boundary;
- The owner remains responsible for the on-going maintenance of the land.
Full justification and robust evidence must be submitted when relying on this approach.
BREEAM recognises that the red-line boundary drafted for planning purposes may not reflect the entire site within the control of the developer or building owner.
Off-site manufactured installations – internal finishes - KBCN0137
Internal finishes in off-site manufactured installations such as lifts need to be assessed for the VOC criteria.
The specification of internal finishes (regardless of whether they are installed on site or in the factory) will impact on VOC emissions. By specifying low VOC finishes, design teams will be encouraging manufacturers to consider the environmental impacts of their products.
Off-site waste sorting - KBCN0696
Where a building's recyclable waste is sorted off-site, BREEAM requirements relating to segregation of recyclable waste need not be met. In such cases, the assessor should provide evidence of the following:
BREEAM assesses the sustainability of the building itself rather than the management practices of the current occupier.
- That a waste management plan is in place which provides adequate storage for the frequency of collection
- That the space could reasonably be converted to comply with all BREEAM waste storage requirements if required
- That an on-going co-mingled waste recycling contract is in place
- The typical recycling rates from the waste management company
16/04/18 Wording clarified.
Office equipment – mobile devices - KBCN00041
Mobile devices such as smartphones and tablets, which are generally used without connection to an electrical power source, should be excluded from the assessment of the energy efficient equipment issue.
Devices which are not generally connected to an electrical power source when used are excluded from the 'office equipment' definition as they do not directly affect the unregulated energy consumption of the building.
On site fabrication - KBCN1292
Where concrete (or another construction product) is produced on site, there is no requirement to provide responsible sourcing certification for the end product. As in this case fabrication on site is effectively part of the onsite building process, the certification of the individual products (e.g. aggregates, cement), as delivered to site, shall be used in the assessment instead.
On-demand public bus services - KBCN1404
These can be recognised as follows:
This is limited to genuine on-demand bus services, which are operated as public transport with multiple pick-up and drop-off points and does not extend to private hire, taxi or other similar operations.
- The location of the transport node should be determined as the nearest available pick-up point to the assessed building
- The frequency of the service should be considered as the published maximum wait time (or actual average wait time, if the service is established and this data is available)
- Such services, whilst they may serve multiple destinations, should be considered as a single route
- It must be demonstrated that information on the availability and how to access the service is made available to building users
Only lifts in building are for persons with impaired mobility - KBCN1330
Where the only lifts, escalators or moving walkways in the assessed development are for persons with imparied mobility with speeds no greater than 0.15m/s, and there are no lifts which fall within the scope of the criteria, the Issue should be filtered out of the assessment. Credits cannot be awarded by default.
Operational waste requirement for catering – applicability - KBCN1162
The additional operational waste storage requirement for developments which include catering is generally only applicable where a commercial scale kitchen is present.
Where the design team can justify that there will be no significant waste streams from a modest facility, such as a small cafe, selling only drinks and pre-prepared snacks, the additional waste storage area identified in the default values does not need to be provided to meet compliance.
Operational waste storage sizing - KBCN0560
The dedicated space requirements given in the technical manual are default guidance, for situations where it is not possible to demonstrate the required size based on known waste streams.
Compliance can, therefore, be achieved provided that it is clearly demonstrated and evidenced that there is adequate justification for the type of facilities & size of waste storage provided, and that the assessor is satisfied that the sizes and facilities meet the criteria based on the building type, occupancy and the likely waste volumes generated as a result of these.
Option 1 scoring based on robustness and extent of LCA - KBCN0674
For Option 1, BRE Global verifies the LCA tool's score within the Mat 01 calculator based on the rigour of the life cycle assessment tool and the extent it is used on the assessment. For this reason, as opposed to the UK New Construction schemes, the performance/scoring of building elements is not to be taken into consideration and Green Guide ratings for building elements are not linked to the scoring of the Mat 01 tool and credits achieved.
Please see KBCN0237 for further details on using the calculator with verified LCA tools.
Option 3 – Electric Vehicle Charging Spaces (EVCS) - KBCN1403
The criteria for Option 3 are based on the number and size of dwellings. It has been recognised, however, that for many developments, where the number of car parking spaces provided is limited, this may not be appropriate.
The criteria for this option will be fully reviewed for the forthcoming scheme update, however in the meantime, the following clarifications can be applied.
In order to ensure that provision is available to occupants according to nature of the development and the type of parking arrangement, the requirements are set out as below. For communal parking, accounting for the expected increase in uptake of PEVs (Plug-In Electric Vehicle), whilst mindful of the useful service life of EV charging equipment, the number of fully-functional EVCS required for compliance has been reduced.
Individual dwellings with private parking spaces within the curtilage of the property
The current criteria apply, as per Table 32 (NC2013) and Table 35 (NC2016).
In instances where it can be demonstrated that the total number of parking spaces for the dwelling is less than the number of EVCS required by the criteria, two credits can be awarded where all parking spaces provided are fully functional EVCS.
Developments with communal parking areas
1 Credit – Compliance can be demonstrated by installing all the necessary infrastructure to all car parking spaces, (including visitor spaces, where provided), of which at least 25% are fully functional.
2 Credits - Compliance can be demonstrated by installing all the necessary infrastructure to all car parking spaces (including visitor spaces, where provided), of which at least 50% are fully functional EVCS.
Where on-site parking provision includes special user-groups, such as disabled, car share, car pool or visitors only, compliance can be met where the required percentage of EVCS is provided for those users on a pro-rata basis, with a minimum of one EVCS, per user-group provided for on site.
Where on-site parking provision is limited to such special user-groups only, compliance can be met where the required percentage of EVCS is provided for those users (up to a maximum of providing EVCS for all spaces), with a minimum of one EVCS, per user-group provided for on site.
2 Credits - Compliance can be demonstrated by installing all the necessary infrastructure to all car parking spaces, (including visitor spaces, where provided). This clarifies the guidance previously provided in KBCN1247.
In all cases, the above clarifications do not seek to impose more onerous requirements than those specified in the technical guidance.
Other buildings specified fittings worse than baseline - KBCN00021
Where the performance of a sanitary fitting is worse than the baseline level, the baseline level as specified in the manual should be input as the level of performance in the Other Buildings calculator tab of the Wat 01 tool.
Outdoor foundations - KBCN0787
Outdoor foundations for lighting poles, bike racks, charging stations, etc., need to be included under hard landscaping, provided they are above the cut-off volume.
Paints for specialist applications - KBCN0872
Where a paint or coating does not fall within one of the categories in Annex II of the EU Directive 2004/42/CE or the categories in the relevant tables of the technical manuals (for schemes where the Directive is not applicable), then the paint or coating does not need to be assessed.
16/06/2017 KBCN extracted from existing KBCN0212.
13/03/2020 KBCN amended to clarify exceptions and applicability
Park and Ride Schemes - KBCN0754
'Park and ride' bus services run from one or more car parks to a city centre or other destination to allow travellers to park their car at a convenient location and complete their journey by bus. These generally stop at transport nodes en route to allow passengers to board or alight.
Provided the service meets the aim of the Issue with reference to the guidance, they can be considered for this Issue in the same way as any other bus service.
Parking integral to development’s use - KBCN1145
Dedicated on-site parking which is integral to the function of the development can be excluded from the calculation of parking capacity. Examples could include, but are not limited to:
- Dedicated bays for police vehicles at a police station
- Parking for delivery vehicles at an industrial warehouse
- Holding bays for damaged vehicles at a vehicle repair centre
The spaces are only to be used for this purpose, and must have appropriate signage and / or markings.
Parking spaces with electric car recharging stations - KBCN00044
Electric car spaces should be included in the total number of car parking spaces calculation for maximum car parking capacity.
Whilst electric cars provide benefits in terms of reduced emissions, they do not directly reduce congestion which is one of the aims of this issue.
Part Shell and Core Part Fully Fitted assessment - KBCN0426
This CN has been suspended and is currently undergoing technical review.
Parts of the building not subject to national thermal regulations - KBCN0534
Where you have parts of the assessed building which are not subject to national thermal regulations then these should be omitted from the EPR calculation.
Performance requirements to be met by finished product - KBCN0212
Decorative paints and varnishes that occupants are exposed to should be assessed. This is likely to include paints applied to walls, ceilings, floors, doors, etc.
It should be noted where finishes are applied to the product within the factory, these would be assessed as part of the whole product rather than as decorative paints and varnishes. The product as a whole must meet the requirements, for example if a wood panel has a finish applied to it in the factory, the whole product, i.e. all elements that make up that product, including the finish, would need comply with the requirements set for wood panel products in the issue.
The finished product as a whole must meet the performance requirements/emission limits stipulated in the relevant BREEAM technical manual.
16/06/2017 Title and general principle amended to extend the applicability of the KBCN to all finishes. Paints specified for specialist applications covered in KBCN0872.
Playground or other specialist surfaces - KBCN0694
Where the hard landscaping surface is specified to meet safety related performance (e.g. non-slip or soft surfaces for playgrounds) or particular performance related requirements (e.g. specialist sports performance surfaces such as astro-turf, netball courts and running tracks), then these surfaces can be omitted from the assessment. The standard specification of surfaces for multi-use areas (e.g. cement, tarmac, asphalt) must still be assessed.
Point of use water heaters - KBCN0773
Small 'point of use' water heaters can be excluded from the sub-metering requirements.
Only major energy consuming systems that have a measurable impact on the operational energy consumption need to be included.
Post construction noise level testing - KBCN00043
Noise level measurements do not need to be taken at the post construction stage if the acoustician has accurately modelled the noise level from the plant, using manufacturer's literature, and site measurements taken at the design stage. Any attenuation measures specified by the acoustician in their report must be confirmed as being present post construction.
If the acoustician has been unable to model the noise level accurately, post construction measurements are needed to demonstrate compliance.
Calculations and recommendations from the acoustician are relied on to be accurate and in keeping with best practice; attenuation measures are assumed to be specified and installed correctly.
Post Occupancy Evaluation – Bespoke - KBCN0678
It is acceptable to use a bespoke POE providing that the assessor is satisfied that the methodology covers all relevant aspects of a compliant POE. The assessor should therefore refer to the further guidance on POE provided in the BREEAM technical manual for information on what a compliant POE methodology should contain, as copied below:
- The BCO guide to Post Occupancy Evaluation (POE), British Council for Offices, 2007
- BRE Digest 478, Building performance feedback: getting started, Building Research Establishment, 2003
- Guide to Post Occupancy Evaluation Report and Toolkit, HEFCE, AUDE & University of Westminster, 2006
Potential for natural ventilation – areas exempted - KBCN0806
For projects where the majority of a building's occupied spaces will meet the criteria to achieve the potential for natural ventilation credit, but a relatively small area will not comply due to functional requirements of the space, (e.g. a lecture theatre), the credit can be awarded where this approach can be justified.
The intention is to encourage the design of buildings where a strategy of (potential for) natural ventilation has been implemented as far as practically possible, given functional constraints.
Potential for natural ventilation – retail assessments - KBCN00074
For industrial and retail buildings the 'potential for natural ventilation' requirements apply only to office areas. If a retail building does not contain any office areas, compliance is met by default.
Whilst the requirements apply to permanently or semi-permanently occupied offices, small admin areas, which are used only occasionally, can be excluded.
This also applies to shell only and shell and core projects, where it can be demonstrated that no office spaces will be provided, as part of the fit-out.
15/09/17 IRFO scheme applicability removed - please refer to KBCN0531.
19/10/2016 Clarification note added in relation to shell only and shell and core projects.
25/10/2016 Distinction between offices and small admin areas added.
Potential for natural ventilation – shell only assessments - KBCN0408
Where compliance depends on a speculative layout which is unknown, it is the responsibility of the design team to demonstrate that it is feasible for a future tenant to achieve compliance in the relevant areas via the use of a notional layout.
This ensures that the shell allows the potential for compliance, and if this can be demonstrated the credit may be awarded.
Potential for natural ventilation – use of doors to comply - KBCN0690
External doors cannot generally be considered for the natural ventilation strategy, due to issues of controllability of ventilation.
However, where the assessor believes and can robustly justify that the requirement for 'levels of ventilation’, referenced below, are met and that the use of the door for natural ventilation purposes would not create accessibility and/or security issues in the day-to-day use of the building, this may be acceptable.
The two levels of ventilation must be able to achieve the following:
• Higher level: higher rates of ventilation achievable to remove short term odours and/or prevent summertime overheating
• Lower level: adequate levels of draught-free fresh air to meet the need for good indoor air quality throughout the year, sufficient for the occupancy load and the internal pollution loads of the space.
Pre-demolition audit & diversion of resources from landfill - KBCN00025
There is currently no requirement to carry out a pre-demolition audit to allow the award of the credit for diversion of resources from landfill.
Pre-demolition audit – demolition in a later phase - KBCN1012
Where the demolition of an existing building forms part of the works to enable the assessed development, a pre-demolition audit must be carried out to comply with the criteria, even if the demolition occurs as part of a later phase.
28/02/2018 Wording amended for clarity
Pre-demolition audit/(pre-refurbishment) on other structures and hard surfaces - KBCN00045
A pre-demolition/(pre-refurbishment) audit is required where any existing buildings, structures or hard surfaces are present on a development site.
The intent of the pre-demolition/(pre-refurbishment) audit is to ensure that any potentially useful materials are considered for re-use or diversion from landfill, not just materials resulting from buildings.
22.11.17 Reference added to the pre-refurbishment audit for RFO assessments.
Pre-demolition/(pre-refurbishment) audit requirement - KBCN0243
Where the site demolition/clearance does not form part of the principal contractor’s works, but has been undertaken by the developer for the purposes of enabling the assessed development, a pre-demolition/pre-refurbishment audit must be carried out and referenced within the SWMP as per the guidance.
Where justification and robust evidence can be provided, the following exceptions may apply:
This requirement seeks to encourage good practice by developers and design teams in relation to previously developed sites.
- Where it can be demonstrated that demolition/clearance was carried out prior to the developer acquiring the site and no pre-demolition/pre-refurbishment audit is available.
- Where the demolition was expedited for health and safety reasons.
- Where the demolition has been carried out by the same developer, but as part of a significantly earlier site clearance, occurring prior to RIBA stage 0 and no less than 12 months ahead of the requirement being set to carry out a BREEAM assessment. In such cases it must be clearly demonstrated that the demolition was was unrelated to the current re-development.
11/12/2019 Additional exception added to align with KBCN1257 and guidance re-structured for clarity
22 11 2017 Reference added to the pre-refurbishment audit for RFO assessments.
15 11 2017 Wording amended for clarity
Pre-payment systems - KBCN0293
Pre-payment systems do not meet the criterion for a cash machine and therefore cannot be used as an alternative.
Cash machines provide additional services for building users, such as cash to use in other shops, the checking of bank balances, which a pre-payment system would not provide.
Previously developed land – temporary structures - KBCN0659
The presence of concrete and hardstanding areas established as temporary structures for enabling works are not considered to be previously developed land on a site.
The nature of enabling works are temporary; with the purpose of enabling the delivery of a development and are not constructed to be permanent. Temporary structures of this kind are not included in the definition of previously developed land no matter how long they have been present on a site.
Previously occupied land – Fixed surface infrastructure - KBCN1140
Car parks and other hard-landscaped areas often incorporate small pockets of soft landscaping. Where these are integral to the hard landscaping and constitute a small proportion of the total area, these areas can be considered as part of the fixed surface infrastructure.
Priority spaces for car sharers calculation - KBCN0282
The calculation of priority spaces for car sharers should account only for the car parking capacity that is dedicated to the staff working in the building, without considering the spaces for customers or visitors.
As such, car sharing spaces should be clearly segregated from customer/visitor parking areas.
23/03/2017 note added clarifying requirement for segregation
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 water to offset potable water demand - KBCN0586
Process water resulting from the building under assessment, can be considered for off-setting potable water demand from components that would otherwise be supplied using potable water, when in line with the criteria requirements for greywater systems.
Process water resulting from the building under assessment can be considered as a form of greywater for the purposes of off-setting potable water demand.
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
Products tested to BS EN ISO 12460-5 standard - KBCN0118
Products tested to the BS EN ISO 12460-5 standard can be used to demonstrate compliance for the BREEAM VOC criteria, but only for wood panels and suspended ceiling tiles made from unfaced particle board, unfaced OSB or unfaced MDF.
In such cases, factory production control testing must demonstrate that the product has a formaldehyde content of ≤ 8mg/100g oven dry board.
01/12/2017 Previously referenced standard EN 120 superceded by BS EN ISO 12460-5 Wood-based panels. Determination of formaldehyde release. Extraction method.
Proposing national best practice guidance on defining granular fill and capping as a high grade use - KBCN1138
Recycled aggregates used for granular fill and capping can only be considered ‘high grade’ if they:
- conform to specifications in national best practice guidance (refer to the ASWL).
- OR, where there is no national best practice guidance approved, new guidance can be proposed to BRE for approval:
- Specifications in national best practice guidance must include as a minimum, limits and requirements on the properties listed in Checklist A6.
- Specifications must be specifically for recycled aggregate for use as granular fill or capping.
- National best practice guidance is not required to cover test methodologies.
- OR, alternatively, the UK standard ‘Specification for Highway Works (SHW) Series 600 Earthworks’ and classifications as listed in the relevant definition section of the UK NC 2014 manual can be used.
If none of these apply, the recycled aggregates should be considered ‘low grade’ and excluded from the assessment of the Issue.
Protecting vulnerable parts of the building from damage – underground car parks - KBCN1331
Exposed elements, such as columns in an underground car park, should have been designed against structural damage from minor vehicle collision and, therefore, do not require any additional protection to meet compliance for this BREEAM Issue. Assessors should, however, consider whether additional protection is required at the vehicular entrance to underground car parks.
The requirements are intended to address the issue of damage to vulnerable parts of the facade, which would require repair/replacement in the event of minor vehicular collisions.
Provision of fresh drinking water – risk of contamination - KBCN0302
Mandatory requirements relating to microbial contamination must be met for all buildings, however, the provision of fresh drinking water only applies where there are relevant areas in the building types. It may be justified that the drinking water requirement is not applicable to achieve the credit.
Provision of fresh drinking water – suitable location - KBCN0825
Supply of accessible potable drinking water should be provided in a suitable location in order to ensure potable, clean and fresh water is easily reachable by all staff and permanent building users.
Public Bicycle Sharing Systems - KBCN0473
Public bicycle sharing systems can contribute up to 50% toward providing a compliant number of customer cycle facilities for retail assessments. However, the number of customer cycle racks required must be calculated separately from the provision for staff, otherwise there could be a situation where no customer cycle spaces are provided; only cycle sharing, which would not meet the aim of the issue.
Public car parks - KBCN00092
Any public car parks in the vicinity of the assessed building, for which the building owners/operator are not providing some form of subsidy or an agreement with the car park operators to provide priority spaces for building staff, can be excluded from the assessment.
Raised access floors - KBCN00018
For the purposes of Mat 03, raised access floors should be considered as part of the floor structure.
HQM - Applies to HQM's Responsible Sourcing of Construction Products assessment issue.
Re-used electrical equipment - KBCN0325
BREEAM does not currently recognise the reuse of electrical equipment as the most energy efficient option for compliance with this issue. If it can be demonstrated that such existing electrical appliances meet the criteria for inclusion in the relevant national or international energy efficient equipment schemes, these can be considered compliant.
If new equipment is procured in addition to the re-use of the old equipment, the existing equipment may be excluded from this assessment. In these situations the assessor must be satisfied that the new equipment would make a meaningful reduction to overall unregulated energy consumption.
This issue assesses the reduction of unregulated energy consumption in operation and does not currently assess embodied energy in the manufacture of equipment.
Recognition of UK CARES SRS in the responsible sourcing tier levels - KBCN0222
UK CARES SRS falls within tier 4 of the responsible sourcing tier levels.
Recycled aggregate evidence prior to contractor’s appointment - KBCN0231
If the contractor has not been appointed at the time of submitting the Design Stage assessment, whilst it is imperative for the design team to demonstrate a firm commitment to meet the criteria and award the credit at this stage, a letter from the design team or developer to confirm that no contractor has been appointed should be submitted in lieu of the stated letter of confirmation. This should also be clarified in the Assessment Report.
BREEAM recognises that it may not be desirable to confirm the specification, source and availability of a particular recycled aggregate for a project where the contractor has not been appointed yet. This would restrict the contractor's ability to source the most economically viable recycled aggregate to meet the BREEAM criteria.
Recycled aggregates in concrete - KBCN0823
The relevant CN in the technical manual, which confirms that no concessions are given to the criteria, reads:
‘Where national building regulations limit the use of recycled aggregates in concrete (typically applicable to bound aggregate uses as listed), the onus for achieving this credit is on the unbound uses (please note that the total aggregate figure must still include the bound uses).’
To clarify, in the calculation, the percentage of recycled aggregates in both bound and unbound uses can be considered against the total high grade use for the project.
Technical manual to be updated accordingly in next reissue.
Recycled materials in hard landscaping - KBCN0975
When recycled material is to be used for hard landscaping, the Green Guide rating will depend on whether the material comes from the same site or from another location.
Typically, on-site recycled material is treated with very little impact, or ignored, as there is little or no energy/material input in putting it in place. When recycled material is brought in from elsewhere, transport, as well as any processing the material has gone through to make it fit for purpose, will be taken into account.
If the assessor is in doubt, they need to submit a landscaping proforma along with any supporting documentation on the materials and their use and BRE will provide a rating and/or guidance.
Regenerative drives – requirement for specification - KBCN1253
Requirements for the specification of a regenerative drive for lift installations are subject to an analysis of resultant energy savings. However, where it can be demonstrated that this is not financially viable, accounting for payback over the service life of the installation, this option can be discounted.
Please also refer to other scheme-specific guidance relating to this requirement.
Reporting PPD and PMV Figures - KBCN0867
The individual carrying out the modelling should be able to provide values for both the PMV and PPD for the building.
The PMV and PPD values need to be reported, in the scoring & reporting tool, for data recording purposes.
The values to report are the observed range of values for PMV and PPD across all occupied areas across all the hours when these are expected to be occupied (enter the minimum and maximum for each i.e. PMV = 0.2 - 0.5, PPD = 10 - 15%).
However, if compliance with the thermal comfort criteria is demonstrated without using a full dynamic thermal analysis software package and via a less complex system, which does not generate the required PMV/PPD metrics, these do not have to be provided.
Responsible construction practices – Multiple contractors on the same project - KBCN0352
It is the site that must comply with BREEAM issues rather than any individual contractor. Several different contractors may have obligations to meet compliance criteria. One of the contractors and/or site managers may have responsibility for ensuring compliance during site operations. It is ultimately the client/project team's responsibility to determine and demonstrate compliance.
Restricted movement within a secure perimeter - KBCN000009
Where the movement of pedestrians, cyclists and vehicles is tightly controlled within a secure perimeter due to security considerations, these areas may be excluded from the safe access criteria. Where the whole assessment is within such a zone, the credit may be awarded by default.
Reversible heat pump (VRF) providing both heating and cooling - KBCN0735
Where a reversible heat pump, which provides heating and cooling on reverse cycle with heat recovery, is used, the cooling capacity only should be used for the Direct Effect Life Cycle CO2e emissions (DELC) calculation.
The cooling capacity of heat humps is normally less than the heating capacity, so compliance against the criteria will be based on the more challenging DELC value calculated.
RGB LED lighting - KBCN0986
RGB LED lighting must be assessed against the average external lighting efficacy benchmark.
The current criteria do not completely rule out the use of RGB LED lighting as it can potentially be combined with other types of external lighting to meet the average efficacy benchmark.
Risk assessment – appropriate person - KBCN0539
If an officially recognised body or a local/city authority are in charge of conducting an assessment of the natural risks for a development, and this meets the BREEAM criteria, this can be accepted as meeting compliance. In this case the body/authority can be considered an 'appropriate person'.
Risk to Ecologist’s safety - KBCN0704
In some situations a significant safety risk may prevent a suitably qualified ecologist from attending the site to undertake a site survey. In these cases a desktop study can be used to demonstrate compliance, where the ecologist confirms that it is an acceptably robust substitute.
In these cases, the assessor must provide evidence to confirm the type of significant safety risk present.
Rounding the number of parking spaces - KBCN0602
Where the calculated number of car parking spaces is a fraction of a whole number, this should be rounded down to the next whole number to assess the issue.
Fewer parking spaces are preferable as the more sustainable solution.
RSCS summary score level for BES 6001 products - KBCN0955
For products certified under BES 6001, the rating score (between 5 and 7) can be found in the Green Book Live. This is the rating that needs to be entered in the Mat 03 calculator.
The RSCS score that is entered into the Mat 03 calculator comes from the relevant table in Guidance Note 18. However, for BES 6001, the score is per certificate because 6001 works at different levels of rigour.
Once you have found the product, by searching on the page below, click 'More..' on the right-hand side to reveal further details, including the BREEAM score level.
GreenBookLive Responsible Sourcing
Safe access – vehicle delivery routes - KBCN1046
Vehicle delivery routes which cross cycle or pedestrian routes may be acceptable provided there are adequate physical control measures in place to ensure mutually exclusive access and thus minimise the possibility of delivery vehicles coming into conflict with cyclists and pedestrians.
Examples of such measures could be vehicle barriers or retractable vehicle bollards, which only allow access to delivery vehicles when required and whose operation and controls account for cycle and pedestrian movements.
07.06.2018 Intent and wording clarified.
Safe access criteria requirements for small infill developments and extensions - KBCN0810
For smaller infill developments (typically those with a total gross floor area of less than 1,000m2
) where there is no opportunity to make changes to the surrounding site or access to the building itself (other than those directly related to connecting building access points to existing pathways etc.), it is recognised that full compliance with the BREEAM criteria for safe access may not be achievable. This applies to developments where either:
- the assessed building lies within an existing site or campus under single ownership or
- the assessed building is an extension to existing buildings within an existing site or campus
In such instances the existing site layout should undergo a risk assessment against the BREEAM 'Safe Access' criteria to identify areas where there is potential for enhancement across the site. The findings should be reported to the client and design team and any non-compliant aspects should be resolved as far as practically possible within the scope of the project, however there is no express requirement to achieve full compliance in every respect. Where the assessor is satisfied that the above requirements have been met, the credit for 'Safe access' can be awarded.
31/03/17 Reference to achieving 'Security' credit removed
Safe pedestrian routes: definition, measurement and verification - KBCN0238
Safe pedestrian routes include pavements and safe crossing points or, where provided, dedicated controlled crossing points. A safe crossing point could also be a tactile crossing that drops to the level of the road, which could be used by wheelchair users. An element of assessor judgement is required and if in doubt, their justification of safe crossing points should be provided.
For measuring the distance, for example, you could measure a safe pedestrian route along a pavement, across a road at a safe point and along the pavement on the other side. The distance should not be measured diagonally across a road along the most direct route.
In terms of evidence, Google Maps may be used, provided that the scale is appropriate and clearly indicated. In order to demonstrate that the route is ‘safe’, ‘Streetview’ may be acceptable for Design Stage evidence, however this should be verified by the assessor’s site inspection and photographs of any key areas for the Post Construction Review. The assessor's site inspection is an important aspect of the assessment of this issue as it must confirm that the Google Maps and Streetview information is current, and may help to identify safe crossing points or hazards which may not be apparent from a desktop study.
The purpose of requiring ‘safe pedestrian routes’ is to ensure that there are suitable pavements and that distances are not measured using the shortest route, ignoring safety issues. If a pedestrian crossing or crossing island is available to assist crossing busy road, the route and distance should account for this.
Safety and security lighting – definition - KBCN0888
BRE does not provide a specific definition of safety and security lighting, as this could vary, depending on the project and location of the lighting. Together with the design team, the assessor is required to determine which lights are provided purely for safety and security purposes and which should be considered as general lighting.
Schedule of changes in the technical manual - KBCN0870
For Issue 1.1 of this scheme, this can be found in Appendix H.
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 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 of construction works included - KBCN0642
Only the scope of works the principal contractor is responsible for needs to be considered in the assessment of this Issue. This also includes works carried out by sub-contractors that are engaged by the principal contractor.
Scope of energy efficient cold storage - KBCN00029
The scope of this issue covers freezer or cold storage rooms which are integral to the building. The criteria for this issue relate to the design, systems, components and operation of the cold store. These are, therefore, relevant and applicable where a cold store is designed specifically for the assessed development.
"Kitchen and catering facilities" refers to commercial-sized, but self-contained, off-the-shelf
units (e.g. large freezers or fridges) which are delivered and installed incorporating their own refrigeration systems. These are not assessed under this issue but may fall within the scope of the 'Energy efficient equipment' issue, where applicable.
02/06/17 Further clarified to convey the applicability of this Issue
02/12/16 Wording clarified - no change to approach.
Scope of hard landscaping - KBCN0634
For the purpose of assessment, hard landscaping includes (but is not limited to) parking areas (including manoeuvring areas, lanes, roads within the parking area), pedestrian walkways, paths, patios. The definition excludes basement parking, access or approach roads and designated vehicle manoeuvring areas, balconies, roof terraces,specialist sports areas (running tracks, netball areas etc.) and retaining walls.
Scope of product assessment for VOCs - KBCN0871
For the purpose of this Issue, this covers any product installed or applied inside of the inner surface of the building’s infiltration, vapour or waterproof membrane or, where not present, inside of the inner surface of the building envelope’s interior facing thermal insulation layer.
Only products that are installed or applied in parts of the building where their emissions are likely to affect indoor air quality need to be assessed.
Scope of the refrigerant leak detection system - KBCN0530
The refrigerant leak detection system is required to cover any part of the plant or pipework which contains refrigerant.
21/08/17 KBCN amended to include pipework containing refrigerant.
Seasonal commissioning evidence - KBCN0818
Where the criteria require that seasonal commissioning activities are to be completed over a minimum 12 month period following the occupation of the building, it is accepted that completed records may not be available at the time of Final Certification.
In such cases, evidence of the appointment of a seasonal commissioning manager and schedule of commissioning responsibilities which fulfils the BREEAM criteria are acceptable to demonstrate compliance.
Seasonal commissioning of Solar Photovoltaics (PV) - KBCN0244
Solar PVs can be excluded from the requirements for seasonal commissioning. This is because commissioning at a particular time of the year will not affect the original commissioning of the system.
Self-contained dwellings or units with individual utility meters - KBCN0199
Where self-contained dwellings or units covered by the assessment have their own individual energy supply and utility meter (e.g. water, gas or electricity), this supply can be excluded from the scope of the issue. All shared energy supplies and common areas under the responsibility of building management are still included in the assessment.
For example, if self-contained flats in an assisted living development have individual gas supplies with their own utility meter, this supply will be excluded from the assessment. However, the lighting and small power comes from a shared distribution board on each floor, in which case this shared supply will need to be sub-metered in accordance with the criteria.
12/09/2018 Applicable to Water Monitoring Issue where appropriate
27/09/2017 The word 'units' added to include a wider range of scenarios falling under this principle.
Shared ecological enhancements - KBCN0656
A site-wide approach to ecological enhancements can be used on sites where multiple buildings share areas of soft landscaping. The enhancement benefits are applied to the individual building assessments within the site.
Similarly, where a building comprises more than one assessment, eg different floor assessments, a green roof on top of that building can be used to award credits for each assessment for which the Land use and ecology issues apply.
The benefit can be applied on a site-wide basis provided all developments are completed within the appropriate timeframe of a valid ecological survey.
Shell & core assessments – elements outside the scope of the base-build - KBCN0167
For shell & core developments, all building elements which fall within the developer's scope of work should be assessed as set out in the technical manual. For any aspects which can be justifiably considered as falling within the future tenant's scope of work, compliance can be demonstrated using Shell & Core Option 1 or Option 3.
Where relevant building elements are not within the scope of the base-build, but are required to ensure the robustness of the completed building following fit-out, the developer is not expected to install these. These options cannot, however, be used to impose onerous requirements on the future tenant, which could reasonably have been included in the base-build.
05 07 2017 - Wording amended to clarify and principle expanded to explain the limitations on the applicability of this CN
Shell & core options where tenants become known before final certification - KBCN0858
In such situations the route to demonstrating compliance may change from that at design stage certification. The following approaches to some possible scenarios should be followed:
- Where tenants become known and a Green Building Guide (Option 2) is supported by the tenants' own compliant fit-out specification, full credits can be awarded on the basis of Option 3.
- Where tenants become known and the developer has fulfilled their obligation in producing a compliant Green Building Guide (Option 2) at the appropriate time and provided this to the prospective tenant, half credits can be awarded regardless of whether the tenant follows the guide.
- If the tenants become known and a Green Lease Agreement (Option 1) will not be signed and complied with in full, the GLA is no longer valid. Where relevant, a revised GLA document must be produced, signed and enforced for credits to be awarded.
No recognition can be given for any Issues in the original GLA which will not be complied with as the superseded GLA cannot be retrospectively considered as a Green Building Guide.
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
Shell and Core – Green Lease Agreements – 75% rule - KBCN0392
The 75% rule, referred to in Appendix D Option 1, only applies to the floor areas of the building which are subject to a Green Lease Agreement. Areas which are fully fitted or subject to either of the other shell and core options cannot contribute towards this.
Shell and Core Options – Change option between Design Stage and Post Construction - KBCN0595
It is acceptable for the Shell and Core option to change between Design Stage and Post Construction Review. For example, Option 1 (Green Lease Agreement) could be used to award credits in the Design Stage assessment. As a project progresses, if a tenant was found, Option 3 (Tenant collaboration) could then be used to award credits in the Post Construction stage assessment.
Shell and core/speculative assessments for residential - KBCN0923
The shell only options are not applicable to Residential buildings. This has been made clear in the scoring and reporting tool.
Shell only/shell and core assessments and applicability of minimum standards - KBCN0612
For BREEAM Issues where the Minimum Standard refers to work which falls outside the scope of a shell only/shell and core assessment, as noted in the technical manual, the Minimum Standard is not applicable.
This affords shell only/shell and core projects the potential to achieve their target BREEAM ratings.
Simplified transport analysis - KBCN0562
Where a single lift is provided in a low rise building for the purpose of providing disabled access only; or where a goods lift is selected based on the size of the goods it is intended to carry, a simplified transport analysis can be provided in the form of a written statement from the appropriate member of the design team.
Single functional area and no tenanted areas – operational energy monitoring - KBCN00056
For a building with only a single functional area and no tenanted or additional functional areas to be sub-metered, both credits, where applicable to the building type, can be awarded if the first credit has been achieved.
Sites with multiple assessed buildings - KBCN0920
For sites with multiple assessed buildings, where it proves difficult to clearly define separate construction zones for each building, the assessment of this Issue can be done on a site-wide basis where the boundary of the construction zone is considered to be the whole site.
Similarly, when it is difficult to define the proposed development footprint for each assessment, the issue can be assessed on a site-wide basis.
This can be applied to each BREEAM assessment.
Solid concrete washout - KBCN00063
Solid concrete washout waste should be included in the waste resource efficiency benchmarks.
Space heating as major energy use - KBCN0939
Where possible, space heating should always be considered as a major energy use for sub-metering purposes.
Where space heating cannot be separated from hot water, this must be fully justified by the design team at QA.
See KBCN0329: Combined system for space heating/cooling and domestic hot water.
Where electric space heating is used, this in itself cannot be used as justification for combining the space heating along with lighting and small power unless there is a clear justification for doing so.
See KBCN0068: Combined sub-metering of electric heating and small power equipment.
Specialist assisted baths in care homes - KBCN0228
Specialist assisted baths in care homes or similar specialist applications can be excluded from the assessment of this issue.
Due to the specific access and care needs of users, it may not be possible to reduce the volume of specialist assisted baths.
Speculative office including floor finishes/suspended ceiling - KBCN0259
The requirements can still be met where a speculative development includes the installation of floor finishes/suspended ceilings provided a Lease Agreement will be implemented to confirm that tenants are not permitted to remove these finishes.
BREEAM recognises that incoming tenants may need to adapt ceiling finishes to suit the requirements of their fit-out. Therefore, where ceiling finishes are installed throughout, in line with Criterion 2, the following applies:
A tenancy agreement, applied to the first tenancy, should stipulate that ceiling finishes may only be modified where necessary, for example, to accommodate new partitions, lighting or other services, to replace worn or damaged components or to replace small, localised areas with a specialist ceiling to account for abnormal conditions, such as wet areas
Documentary evidence of this must be provided as evidence for the credit to be awarded.
18/04/2017 KBCN made applicable to NC 2016 and IRFO 2015
05/07/2018 Paragraph added to clarify the requirements of the tenancy agreement
Stakeholder consultation – Building occupier unknown - KBCN0227
Where the building occupier is unknown, it is still possible to achieve the credit. The end user requirements must be assumed and considered by other project parties (e.g. client, design team, etc.) using their experience and judgement until such time as the occupier is known.
Stakeholder consultation – Existing shared facilities - KBCN0360
The consultation must include any existing shared facilities relied on to achieve compliance as well as the new facilities.
To ensure the shared existing facilities are appropriate and in line with the users' requirements.
Studio Bedroom Daylighting Calculations - KBCN0733
Where studio rooms in multi-residential projects include multiple area types (e.g. A kitchen and lounge area), compliance can be achieved where either:
1. The entire studio room meets the more onerous requirements
2. The room is nominally divided into the relevant spaces and the requirements are applied to each as appropriate.
Sub-metering by calculation - KBCN0700
For simple sub-metering strategies, it is acceptable to calculate a single end-use by subtraction of known, sub-metered end-uses from the relevant main utility meter reading. For more complex strategies, where a BMS/BEMS is used, the software should be capable of calculating and displaying all required end-uses in line with the criteria.
Submitting aftercare & post occupancy evaluation data - KBCN0589
Where credits have been awarded which require post-occupancy evaluation or an element of aftercare data collection (according to scheme requirements) from the building once operational and occupied, the data gathering must take place at the specified time and the findings reported to BRE.
The timing of this evidence gathering depends on the criteria of the BREEAM scheme having been undertaken. However, for all schemes, once the evidence is due for submission, it should be sent to BREEAM@bre.co.uk with the following title;
'BREEAM Assessment Type
Building Data BREEAM Assessment Reference
For example, a BREEAM 2011 New Construction assessment would use the following title when submitting their evidence;
'BREEAM NC 2011 Building Data BREEAM-1234-5678'
This KBCN replaces KBCN0695 for HQM.
Suitability of waste storage facilities - KBCN0186
In situations where direct vehicular access to the recyclable waste store is limited by logistics or if size is a problem, for example inner city locations, some flexibility to the application of the criteria is allowed.
The assessor can use their judgement on whether the storage space is appropriately sized and if the distance and changes in level via lifts or steps are acceptable. Convenience, H&S issues and the volume and type of waste likely to be generated must be considered. Where the assessor deems the arrangement to be satisfactory this would be acceptable.
Typically ‘accessible’ is defined as being within 20m of a building entrance. In some circumstances site restrictions or tenancy arrangements could mean it is not possible for the facilities to be within 20m of a building entrance. If, in the opinion of the BREEAM assessor it is not feasible for the facilities to be within 20m of a building entrance, their judgement can be used to determine if the facility is deemed to be ‘accessible’ to the building occupants and for vehicle collection.
Surface water run-off not flooding property - KBCN0565
Where parts of a site may flood in the event of local drainage system failure, it is still possible to demonstrate compliance if the building itself will not be at risk of flooding.
Temporary Car Parking - KBCN0751
The number of car parking spaces should be based on the permanent parking spaces provided specifically for the development once fully operational.
Assessors should determine whether parking spaces should be considered 'permanent' or 'temporary', based on evidence provided by the design team.
Temporary ecological enhancements prior to development - KBCN00065
Where a site has been acquired but development is not scheduled to start immediately, it is possible to determine the baseline ecological value of the site at this point. Furthermore, to recognise where positive measures to enhance ecology have been taken to manage the site until development starts, these enhancement measures will not impact on the baseline value for the purposes of the BREEAM assessment, provided that the following have been met:
Clarification: This guidance is currently under development. Please contact BRE Global with specific project details for confirmation of whether this approach may be used.
The aim of these issues is to demonstrate the impact that a project has had on the site ecology, but comparing the site pre and post development. BREEAM does not want to penalise sites that have put in temporary ecological enhancements that enhance the ecology while waiting for development to begin.
- Following acquisition of the site and prior to any site clearance which involves the removal of any relevant features, the ecological value of a site is recorded in accordance with the relevant BREEAM methodology by a suitably qualified ecologist (SQE) to establish the baseline.
- The SQE confirms and records details of the temporary ecological enhancement and management strategy being implemented on the site for the period prior to scheduled development.
- For a period of up to 10 years, the initial baseline determined for the site is valid for the purposes of BREEAM assessment.
- Any enhancements prior to scheduled development that are not being carried forward into the design, construction and operational phases can be disregarded for the purposes of establishing the baseline ecological value at development.
- The assessment report shall provide documentary evidence of the above for certification.
- Any enhancement and management practices implemented prior to scheduled development that will be maintained and continued through the design, construction and into the operational phase can contribute toward the awarding of credits via the BREEAM calculator tools.
Temporary irrigation systems - KBCN0147
Temporary watering arrangements set up purely to allow plant species or a green roof to establish are acceptable for plants relying on natural precipitation during all seasons of the year. Where this is the case, the ecologist's report must confirm the plant species and the expected time for recommended plant species to establish themselves i.e. time period for temporary watering arrangements.
Temporary power solutions in noise impact assessments - KBCN0171
Plants such as standby generators that are only used temporarily are excluded from the noise impact assessment.
Testing and inspecting building fabric – Untreated spaces - KBCN0972
Untreated spaces, which are not subject to compliance with statutory energy performance regulations, can be excluded from the scope of the 'Testing and inspecting building fabric/thermographic survey/air pressure testing' criteria.
Thermal comfort – Changing rooms - KBCN1133
Whilst thermal comfort in changing rooms may be considered as significant, such spaces are, generally, outside the scope of this Issue, as they would not fall within the definition of an 'occupied space'.
17/06/2019 - This supersedes the advice previously provided in this KBCN, which was published in error on 13/06/2018
Thermal modelling for large scale projects - KBCN1171
In cases where the scale of the project makes it unfeasible to provide thermal modelling for every space, it is acceptable to demonstrate compliance with a representative sample of floors or rooms, ensuring any worst case scenarios are included.
Thermographic survey – ABCIDIA certification - KBCN0281
ABCIDIA no longer delivers certificates in thermography, however the ABCIDIA certification of thermographers is valid for three years, and individuals can report on developments while they are still covered by a valid certificate.
Thermographic survey – Seasonal constraints - KBCN00031
Where seasonal constraints prevent the thermographic survey from being completed prior to certification at the post construction stage, the requirements can be satisfied with:
Thermographic surveys are designed to map the thermal efficiency of buildings and to detect areas where there are breaches in the thermal envelope. Surveys need to be conducted when temperature differences between the external areas of the building and surrounding air can be detected after the envelope is sealed. There may will be instances where the survey cannot be done before certification after the envelope is sealed and as such, the survey would take place after certification.
- Evidence that a Suitably Qualified Professional (SQP) has been contractually appointed
- Written confirmation by the SQP that the seasonal constraints prevent the survey at an appropriate time before certification
- The survey is scheduled to take place at the earliest opportunity after the handover, and
- There is a specific contractual agreement in place to remedy any identified defects before the defects liability period expires.
Thermographic survey – Shell & Core - KBCN0198
Generally it is most appropriate to carry out a thermographic survey once the thermal envelope is complete and the building services have been installed. Where this is not the case, an appropriate professional should be consulted to confirm a suitable way forward for individual projects at the shell and core stage. Subject to the paragraph below, if it is not possible to undertake a full and accurate survey at this stage, the credit must be withheld.
Imposing the requirement for a thermographic survey on an unknown future tenant by using a green lease agreement or green building guide is not acceptable as it may be difficult and unreasonable to expect the tenant to remediate any defects revealed by the survey. If the future tenant is known and there is a robust arrangement and contractually binding agreement in place to undertake a thermographic survey and remedy any defects, Shell & Core Option 3 may be used, subject to the submission of appropriate evidence.
Thermographic survey – suitable standards - KBCN0689
Assessors can accept reports from thermographers who hold a suitable Infrared Thermographic Testing (TT) qualification under one of the following standards, depending on which one was current at the time of the thermographer's qualification:
- ISO 18436-7:2008
- ISO 9712:2012
- ISO 18436-7:2014
- ISO 6781-3:2015
13/03/2017: Compliance note amended to allow the applicability of standards based on the time of the thermographer's qualification, rather than the BREEAM scheme version.
Thermographic survey for large and complex buildings - KBCN0405
In the case of large and complex buildings, it may be impractical for the thermographic survey and air-tightness testing to cover 100% of the building. The level of the survey should be decided by a Level 2 qualified thermographic surveyor. This could include, for example, airports, large hospitals and high-rise buildings.
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
Timing of Ecological survey/report - KBCN0292
If the ecologist's site survey and/or report is completed at a later stage than required, the assessor would need to be satisfied that it was produced early enough for the recommendations to influence the Concept Design/design brief stage and leads to a positive outcome in terms of protection and enhancement of site ecology.
21/02/2017 Wording clarified.
Tools: Tracker+ - KBCN0760
Please note that Tracker+ is not a BRE-owned or managed reporting tool. For issues concerning Tracker + please contact the provider (Southfacing) as the BRE cannot advise on technical issues relating to Tracker+.
Tools: Use of reissued tools - KBCN0384
The most up-to-date version of an excel tool should be downloaded from the BREEAM Assessor's Extranet when a new assessment is started. If an updated tool is subsequently released then it will not be necessary to use the updated tool instead of the version already being used. The assessor can choose to use the updated tool if they wish.
When new tool versions are released, assessors are notified through the monthly Process Note. We would expect Assessors to review the 'Schedule of Changes' tab when an updated tool is released. If fundamental changes have been made to the tool and they will affect the results for the issue in question please contact BRE for guidance.
Towel rails - KBCN00081
Towel rails cannot count towards the drying line requirements.
Clothes drying lines are provided to reduce the need to tumble drying clothes, which uses a lot of energy. Using towel rails to dry clothes would require the potentially damp towels to be stored while the clothes dry. This is inconvenient and therefore means the aim of the credit is less likely to be met.
Tram services - KBCN000004
Tram services are classified as train services when assessing transport accessibility.
Translation of standards for approval - KBCN0435
BRE Global can translate standards for the Approved Standards and Weightings List submission.
Please contact BRE Global in advance of submitting the Approved Standards and Weightings List, so that a proposal to cover the translation work can be arranged.
Transport of construction materials – Data and methodology - KBCN0413
To ensure comparability across assessments, the information completed in the scoring and reporting tool should be restricted to the minimum data specified in the technical manual.
For the purposes of this BREEAM Issue, the distances reported should be calculated from the point from which the products or materials were sourced, whether this be directly from a manufacturer or from a builders' merchant/distributor:
- For products or materials purchased directly from a manufacturer or quarry, for example, the distance should be calculated from the ‘factory gate’, including any intermediate transport.
- For products or materials, which are purchased from a merchant or distributor, only the distance from their depot should be reported.
Where products cannot be sourced locally, for example on small islands, the transport required to import the materials or products can be discounted, and only the local onward transport to the site recorded.
The aim of this requirement is to encourage developers to consider the impacts of transporting products and materials to site. As such, the criteria seek to address only those impacts, which can be influenced by the developer.
27.07.2018 Wording amended to add clarity.
Transportation analysis carried out by the lift manufacturer - KBCN0232
BREEAM recognises that lift manufacturers / suppliers are often engaged to provide such specialist advice. Where the assessor is satisfied that the analysis has been carried out correctly, the analysis can be submitted as compliant evidence.
Unexploded ordnance - KBCN0775
Unexploded ordnance can be defined as a contaminant as they are objects which can be classed as a hazard to health and/or the environment. Therefore, if the contaminated land specialist confirms that leaving the ordinance on the site would lead to a serious risk to human health and the environment, the site can be defined as “contaminated land” (please see the definition within the 'additional information' section of the manual).
However, the credit can only be awarded where all criteria have been met, and therefore the site investigation, risk assessment and appraisal must determine that the site is “significantly contaminated” i.e. without remediation, development of the site is not possible.
Also, it should be noted that decontamination needs to occur specifically for the purpose of re-development of the site, as detailed in the compliance notes “Prior Decontamination” and “Health and Safety related decontamination.”
Uniformity of illuminance (Table 57) - KBCN0600
The criteria for uniformity of illuminance (Table 57) has been removed from the issue as it is thought the criteria is not relevant to the international scheme. However, although table 57 was deleted in V1.0, the related criteria i.e 2a was not deleted. The amendment will be in place in the next re-issue of the manual.
Technical manual to be updated accordingly in next re-issue.
Urinals – calculation of litres/bowl/hour - KBCN1010
A flushing frequency of two flushes per hour is used in the Wat 01 tool and should be applied when calculating the volume of water dispensed by urinals and compared against the water efficient consumption levels by component type for the Wat 01 issue. This method should be applied to calculate litres/bowl/hour.
For example, a 13.5 L cistern feeding 3 bowls which is flushed 2 times per hour: (13.5 L / 3 bowls) x 2 times an hour = 9 litres/bowl/h.
Users with special hearing and communication needs - KBCN0969
Criterion 1c aims to ensure that the acoustician has considered designing the building to better meet the acoustic requirements for users with special hearing and communication needs.
The extent and scope this should cover will depend on the building type. The following information, taken from The UK Department for Education ‘Acoustic design of schools: performance standards building bulletin 93' (February 2015) provides clarity as to the type of users typically to be considered:
Users with special hearing or communication needs includes, but are not limited to, people with permanent hearing impairment or with severe or complex needs, including:
- speech, language and communication difficulties
- visual impairments
- fluctuating hearing impairments caused by conductive hearing loss
- attention deficit hyperactivity disorder (ADHD)
- an auditory processing disorder or difficulty
- being on the autistic spectrum
Such users should be considered by the suitably qualified acoustician, along with the other points a-d when giving early design advice regarding room layout, sound insulation and reverberation times etc.
01/03/2019: Amended to clarify that this is a 'typical' list of users, but does not impose a new requirement.
Using borehole water to offset water consumption - KBCN00094
Borehole water is included within our definition of "potable water" and cannot therefore be used to offset water consumption in the same way as rain or grey water harvesting.
A significant amount of water used for public consumption is already drawn from aquifers and often private boreholes draw from the same aquifer that water companies use.
Using BRE SMARTWaste tool - KBCN0236
BRE SMARTWaste may be helpful in demonstrating the construction waste benchmarks; however its use is not compulsory to achieve the credits.
Reference to the SMARTWaste tool has been included in the issue as an example of a tool that can be used to manage and monitor waste generated during construction.
Vehicle (re)charging stations/points - KBCN0934
For BREEAM purposes, a vehicle charging station is a facility that is dedicated to charging vehicles. Provision of a mains-powered electrical socket will not be deemed compliant.
Ventilation – E-cigarettes - KBCN1014
The use of e-cigarettes and vaporizers is considered equivalent to smoking. A smoking ban must also include a ban on e-cigarettes and vaporizers.
Version of ASWL that should be submitted to QA - KBCN0910
The version of the ASWL that should be submitted is the one that was current at the time of registration or a later version, but not an older version. The following dates were taken from the appropriate Process Note. For post construction assessment, the registration date at design stage of the project should be considered
- version 34.0 May 2020
- version 33.0 December 2019
- version 32.1 April 2019
- version 32 February 2019
- version 31.1 October 2018
- version 30 November 2017
- version 29 November 2016
- version 28 March 2016
- version 27 February 2015
- version 26 November 2014
- version 25 July 2014
- version 24 June 2014
- version 23 June 2013
- version 22.1 December 2012
- version 21 September 2012
Please always indicate the version of the ASWL that has been submitted to QA, either in the name of the document or in the report.
View out – applicable areas - KBCN0268
The aim of the View out credit is to allow occupants to refocus their eyes from close work.
The view out criteria are not applicable to occupied areas such as meeting rooms, where typically close work is not undertaken and there are no permanent workstations.
Where rooms contain areas of different functions, only those areas that are applicable should be included in the assessment. In this case a notional line can be drawn on the plans and calculations made based on these applicable areas only.
View out – Corrections to Table - KBCN1136
The values for distance from window to workplace in the View out Table are incorrect. The Table should read as follows:
View out – eye level - KBCN0581
BREEAM defines an adequate view out as being at seated eye level (1.2 – 1.3m) within the relevant building areas. However, where occupants will not have the option to be seated, for example in some industrial operational areas where the work being undertaken requires occupants to remain standing, the height of the view out can be changed accordingly to suit the eye level of occupants. All other view out requirements have to be met and clear justification provided for changing the height/level of the view out.
In some relevant building areas, occupants may not be sitting down to undertake tasks. Allowing the view out height requirements to be changed accordingly ensures building occupants gain maximum benefit from the view out.
View out – internal view within an atrium - KBCN1240
Where the criteria are otherwise met, an internal view across an unobstructed atrium void can be considered compliant.
Internal views are generally not acceptable, however where it is physically impossible to obstruct the view with partitions, equipment or furniture, this can be accepted at the discretion of the assessor.
View out – no relevant areas - KBCN0876
If the scope of the assessment does not include any relevant building areas, as defined within the manual, the criteria for 'view out' can be considered as met by default.
Only spaces that fall within the definition of relevant areas and are within the assessment's scope need to be assessed.
View out – percentage area - KBCN0166
For the view out credit, compliance must be demonstrated for the percentage of the floor area in each relevant building area, rather than the percentage of the total relevant building area in the building.
14/2/17 Wording amended to clarify that the percentage must be achieved for each 'relevant building area'.
View out – rooms used for security or other critical functions - KBCN1040
The View out criteria are not applicable to rooms containing security or critical systems or sensitive material, such as CCTV monitoring rooms.
Where it can be demonstrated that the presence of compliant windows would compromise a critical function of the space, the criteria can be considered not applicable.
View out for commercial kitchens - KBCN1216
It is not necessary to provide a view out for commercial kitchens. This is because in such a space it is likely that kitchen staff will move around, doing various tasks. This makes the requirements for the view out to rest the eyes unnecessary.
Visitor car parking spaces for Other Buildings (Transport type 2) - KBCN0242
For developments such as hotels and visitor centres, which have a relatively small number of staff and large visitor numbers, the guest/visitor car parking spaces do not need to be assessed for this Issue where these are separate from the staff parking spaces. However, if the staff and visitor’s spaces are combined (and not clearly segregated) then all spaces must be accounted for within the calculation for maximum car parking capacity.
The aim of this Issue, 'To encourage the use of alternative means of transport...' is intended to apply to those commuting to the building on a regular basis.
21 06 2017 Wording amended to clarify the type of building and building-user covered by this KBCN.
VOC content – manufacturers’ calculations - KBCN0452
Manufacturers' calculations of VOC content, based on the constituent ingredients, can be used to demonstrate compliance with the testing requirement for paints and varnishes.
VOC emission levels – products with no formaldehyde-containing materials - KBCN1137
Where a product manufacturer’s declaration confirms that a product contains no formaldehyde, this can be used to demonstrate compliance with both the standard and exemplary level criteria.
However, where a manufacturer has made a declaration of formaldehyde class E1 without testing, this can only be used to demonstrate compliance with the standard criteria. An E1 declaration only confirms that emissions of formaldehyde are ≤0.12 mg/m3, so this would not be valid evidence to demonstrate compliance with the exemplary level criteria emission limits. As such, the manufacturer would need to provide additional information (e.g. test report) to show that emissions from the product meet the relevant exemplary level emission limit.
VOC product types – other - KBCN0698
Where a product does not appear to fit into any of the defined VOC product types listed in the manual this does not mean it is automatically exempt from being assessed. If it is similar to one of the listed product types and clearly could have an impact on VOC levels it should normally be assessed.
In such cases the supplier/manufacturer should seek to demonstrate that their product meets the equivalent standards required for the closest matching product type.
VOC testing – alternative methods for compliance for paints and varnishes - KBCN0492
Manufacturers' calculations of VOC content, based on the constituent ingredients, can be used to demonstrate compliance with the testing requirement for paints and varnishes instead of ISO 11890-2:2013.
VOC testing – alternative testing standards for compliance for paints - KBCN1003
For the vast majority of paints, ISO 11890-2 will be the relevant testing standard, as indicated by the technical guidance.
However, where stipulated in the performance standard (EU Directive 2004/42/CE), ASTMD 2369 can be used as the testing standard (ie where reactive diluents are present).
VOCs of Resin flooring products - KBCN0980
For the purposes of assessing the volatile organic compound emission levels of products, BREEAM considers resin flooring products such as epoxy floor coating, to fall within the scope of a ‘resilient floor covering’.
VOCs post-completion testing and KPI - KBCN0380
When testing for VOCs post-completion and pre-occupancy, a representative sample of the building needs to be carried out. Each sample TVOC and formaldehyde measurement needs to achieve the threshold levels individually, either in the initial testing or after remedial measures have been implemented. This ensures that all tested areas of the building are below the limits, and that areas of non-compliance are not ‘averaged out’.
'When providing KPI test results for air quality post-construction / pre-occupancy within scoring and reporting tool, where the limits are exceeded and remediation and re-testing are carried out, the figure should be an average for the whole building post-remediation, as this is the key figure that reflects the building at its certified state'.
Where testing is not a requirement of the IAQ Plan and this is not carried out, the original testing figures should be entered and the assessment report should provide details of the remediation measures undertaken to reduce these to within the prescribed limits.
06/12/17 Amended to account for situations where re-testing is not required by the IAQ Plan.
Washer dryers - KBCN0699
Where a washer dryer is specified, the water consumption figure for the wash and dry cycle should be used. The drying cycle of a washer dryer is taken into account because it usually uses water during this drying process (e.g. for cooling during the drying cycle) and in some cases, this water usage can be significant.
Waste management practices - KBCN0247
16/04/2018 This compliance note is no longer valid as it does not fully explain how to approach this Issue. Please refer to the technical guidance and other compliance notes, such as KBCN0696, which deals with co-mingled recyclable waste.
The requirement to provide a dedicated space for the segregation and storage of operational recyclable waste, as well as relevant facilities (e.g. for large amounts of packaging and/or compostible waste), relates to the building, not the occupier or the local authorities. A dedicated space and facilities must be provided irrespective of the waste management practices of the relevant stakeholders.
The BREEAM certification relates to the building, not the occupier's or the local authorities' waste management practices. Therefore, the provision of a dedicated space and the relevant facilities is required to ensure the building's operational recyclable waste streams is diverted from landfill.
22/02/2017 Amended to include facilities (in addition to dedicated spaces)
Waste storage provision for catering - KBCN0755
As the manual states, the additional 2m2 per 1000 m2 of waste storage area provided for catering is measured against the "net floor area where catering is provided" and NOT the floor area of the catering facility.
Generally, a catering facility will serve building users throughout the building. If it can be demonstrated that this is not the case, for example if part of the development is subject to a separate tenancy, not served by the catering facility, the area calculation can be adjusted accordingly.
Where the net floor area is not indicative of the actual occupancy, the default values may not be appropriate. In such cases, the predicted waste streams should be calculated based on the actual occupancy and waste streams generated.
This requirement accounts for the increase in waste produced by building based on the likely number of building users served by the catering facility. Please note that these default calculations are only intended for use where it is not possible to determine accurately what provision should be made based on predicted waste streams.
15 06 2017 Wording updated to clarify
Water consumption calculation for push and automatic shut-off taps - KBCN00052
The water consumption of push and automatic shut-off taps can be calculated for input into the Wat 01 calculator using the following steps:
Step 1: Calculate the water consumption per person per use.
If a tap runs for less than 20 seconds per activation, assume it will be activated twice per person for the timed duration. For example, for a tap with a flow rate of 9 litres/min and a 15 second usage duration, the water consumed per person would be: 9 x 15/60 x 2 = 4.5 litres/min.
If a tap runs for 20 seconds or more per activation, assume one activation per person for the timed duration. For example, for a tap with a flow rate of 9 litres/min and a 20 second usage duration, the water consumed per person would be: 9 x 20/60 x 1 = 3 litres/min.
Step 2: Multiply the water consumption figure per person by 1.5 and enter this figure into the calculator tool.
Multiplying by 1.5 adjusts the consumption figure to compensate for the typical non times tap use of 40 seconds that has already been taken into account in the tool. Taking the first example above, if we multiply 4.5 litres/min by 1.5 we get 6.75 litres/min. When this is used in the tool as the flow rate specification, the consumption is 4.57 litres/person/day which more closely reflects the true level of water consumption for the push tap.
Water consumption calculation for sensor taps - KBCN0180
The water flow rate of sensor taps can be entered directly into the flow rate cells of the Wat 01 tool.
The amount of water dispensed by sensor taps for each use is determined by occupant demand in the same way as normal taps. Therefore, the default frequency of use will be applied in the Wat 01 tool and no adjustment calculation is needed for sensor taps.
Water fittings specification evidence at design stage - KBCN0420
For a design stage assessment, it is acceptable to provide data based on reasonable assumptions if the final specification of fittings is not yet available.
Water fittings used for a process related function - KBCN0418
Water fittings used for a process related function, e.g. low level ablution taps, laboratory / classroom taps, scrub-up taps, cleaners' sinks etc., should be excluded from the assessment of regulated water consumption.
Only kitchen taps and those used for general hygiene washing are to be included in the assessment of regulated water consumption.
04/08/17 Added low level ablution taps (typically used for religious purposes) to exemptions.
Water Fountains - KBCN0648
Water fountains are generally not accepted to demonstrate compliance with Hea 04 on the basis that a typical water fountain (of the type which projects a jet of water upwards towards a user's mouth) does not allow a water bottle to be filled, and therefore does not encourage adequate fluid intake.
However, if it can be demonstrated that a particular type of water fountain is specified that addresses the issues of bottle filling, such as a water fountain with an additional bottle-filler, this can be considered acceptable.
Water monitoring when only part of a building is under assessment - KBCN0548
When only part of the building is under assessment, there are two cases for achieving compliance with the requirement to specify a water meter on the mains water supply of the building:
If the whole building is under the same tenancy or ownership and management, then a meter monitoring the entire building is acceptable.
However, if the floors subject to assessment are separately tenanted, then a meter at the point of entry to the assessed areas is required.
Assessed areas have to be monitored separately for water consumption when only part of the building falls within the scope of assessment and where the assessed areas are separately tenanted.
Water outlet - KBCN0824
A water outlet referred to in criterion 3.c is meant to be any device able to supply water (tap, faucet, hose, etc.)
Watercourse pollution from indoor parking - KBCN0545
If the design team can demonstrate that there will be absolutely no run-off from the indoor parking then the intent of the credit will be met. However, such proof would also have to demonstrate that no hydrocarbon spillage from vehicles found its way into the watercourse/sewer. It is likely that there would be water ingress from outside or that internal parking areas would have drains fitted and be cleaned regularly. In such conditions, the criteria are still applicable.
The intent of this criteria is to ensure no hydrocarbons run off to any watercourse.
Zoning and control – dimming - KBCN1018
Localised dimming controls installed in line with the criteria, along with a master on/off switch, can be considered as meeting the aim of the requirement for 'controls' in open plan offices.
The aim is for occupants to have local control over their lighting and maintain comfortable lighting levels.
Zoning and control – PIR in circulation spaces - KBCN0332
PIR controls can be deemed compliant in circulation spaces such as corridors. In this instance 'separate occupant controls' are not required.
The requirement for user control is so that the building users can have direct control over their immediate work environment to ensure it is suitable for their personal needs. In circulation spaces, occupancy is transient and PIR control in these spaces is acceptable.
Zoning and occupant control – access to lighting controls - KBCN00032
In building areas where building users, for example the general public, are not expected to have access to lighting controls, these areas can be excluded from the assessment.
The aim of these criteria is to increase user control of lighting. Where user control is not applicable, such as on a shop floor, the criteria should not be applied.
Zoning and occupant control – PIR systems - KBCN0335
The aim of the Health & Wellbeing section is to recognise efforts to benefit the future occupants of the building and their user comfort and control. Therefore, without manual over-ride controls, PIR lighting controls are not compliant with the criteria.
BREEAM recognises the energy efficiency benefits of passive infrared sensor (PIR) systems in buildings through the Energy section. Therefore, in some cases it may be necessary for the design team to prioritise one particular lighting strategy to the detriment of achieving a particular credit.
18 09 2017 Wording amended to clarify the meaning.
Zoning of lighting – speculative buildings - KBCN0197
Compliance note CN1 confirms that in speculative buildings, the lighting control system must have the capacity to be zoned as required, once the final tenant is known and occupancy patterns/layout are agreed.
Alternatively compliance can be demonstrated using Shell and Core options 1-3.
Information correct as of 8thJuly 2020. Please see kb.breeam.com for the latest compliance information.
[KBCN Withdrawn] ~ Confirmation of low flood risk without an FRA - KBCN0582
The KBCN has been withdrawn and is no longer valid.
This is because its content was created on the basis of a very specific case and should not be applied generally. The authority/organisation's confirmation is no more robust or detailed than reference to flood maps, which are not in themselves compliant without a FRA.
KBCN withdrawn on 31/03/17:
Where a national or local authority/organisation has confirmed, in writing, that the site has a low risk of flooding from all sources and that a Flood Risk Assessment (FRA) is not required then this is acceptable and the two credits can be awarded. The authority/organisation's written confirmation is a sufficient indication that an appropriate level of flood risk assessment has been completed. Please note that the use of relevant flood maps without this additional confirmation from the authority/organisation is not acceptable.