New Construction / International / 2013 / 08 - Land Use and Ecology /
LE 04 - Enhancing Site Ecology
Information correct as of 21stDecember 2024. Please see kb.breeam.com for the latest compliance information.
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.
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.
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.
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.
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.
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.
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.
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:
- 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.
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.
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.
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.
Information correct as of 21stDecember 2024. Please see kb.breeam.com for the latest compliance information.