A2 Outdoors

‘Safe pedestrian routes’ – Definition and note - KBCN1481

The note below, found within the 'Safe pedestrian routes' definition, has been corrected. Please refer to the bold text within the note and corrections below: 'Pedestrian routes that are outside of the development site and therefore not within the control of the developer do not need to meet the above requirements. However it must be demonstrated that there is a pedestrian route, which is not shared with vehicular traffic, from the site boundary to the transport node (for example via pavements, footpaths, pedestrian crossings). The route shall be signposted.' 'the transport node' should be replaced with 'any relevant amenities recognised within this Issue'. 'The route shall be signposted.' should be replaced with 'The route should be appropriately signposted within the development boundary'

03 Private space – Storage sheds and bin stores - KBCN1518

Storage sheds and bin stores must be excluded when calculating 'private external space'/'private space'. Such spaces do not meet the aim of the issue, which is 'To provide occupants with access to outdoor recreational space, promoting community spirit, activity and wellbeing.'

Balcony is an irregular shape - KBCN1391

Where the balcony is not of a standard rectangular shape, this is acceptable as long as it is of a sufficient size to accommodate a small table and sufficient number of chairs for each occupant. This needs to evidenced in the HQM assessment. Additionally, where private space credits are awarded, the HQM assessor must be satisfied that the proposed balcony is in keeping with the aim and benefits of the issue for the occupants of the home.

Communal space requirements- Public Parks - KBCN0844

Public parks cannot contribute to the communal space area requirements for crit 3. Crit1 under this issue awards credits for having access to public recreational space. Including public recreation spaces in the communal space calculations would therefore lead to double counting.

Growing space on request - KBCN1308

Having growing space available on request to interested occupants is not compliant, if this space does not have the capacity outlined in the 'dedicated growing space' compliance note, in the event that all occupants wanted to use the growing space.

Private gardens - KBCN0850

Private gardens (where they meet the access requirements stated in the definitions) are acceptable for the purpose of demonstrating compliance with the Private Space credits.

Private space; Minimum depth requirement for three or more bedrooms - KBCN0671

The 1.5m minimum depth requirement also applies to dwellings with more than two bedrooms where private space credits are being pursued. The minimum depth requirement is not cumulative and is set at 1.5m across the board. The note about the cumulative increase (below table 4) relates to the overall space requirements as noted in table 4 title. Formatting error in table 4.

Site clearance prior to purchase of the site - KBCN0916

For sites cleared prior to purchase of the site and less than five years before assessment, a Suitably Qualified Ecologist should estimate the site’s ecological value immediately prior to clearance using available desktop information (including aerial photography) and the landscape type/area surrounding the site. Where it is not possible for the ecologists to determine that the site was of low ecological value prior to the site clearance then the credits must be withheld, i.e. where there is no evidence and therefore justification for awarding the credits. For sites cleared more than five years ago, the ecological value of the site is to be based on the current situation on the basis that within five years, ecological features would have started to re-establish themselves and therefore act as an indicator of the site’s ecological value.

Sites with no invasive or diseased species - KBCN0847

Where invasive or diseased species are not present, credits are not automatically awarded for the 'Protecting against invasive or diseased species on site' criteria. This is because these credits intend to recognise developments using sites that are contaminated by invasive or diseased species. If these species are not present the aim of these credits are therefore not being met. This is part of the broader effort to encourage the use of contaminated land wherever possible, similar to the way credits are awarded for developments on sites that have been previously developed.

Suitably Qualified Ecologist – Other recognised organisations - KBCN0192

With regards to the definition of a Suitably Qualified Ecologist, in addition to the organisations already listed within the manual, full members of the following organisations are also deemed SQE's;

Royal Society of Biology
Institute of Environmental Sciences

Provided the individual meets all other requirements as outlined in the definition of a Suitably Qualified Ecologist (SQE).

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.

‘Communal space’ definition - KBCN1452

It is acceptable for communal space to be accessible to the public and it is not required that access is restricted to just the occupants of the homes within the development.

‘Previously Developed Land’ clarifications - KBCN0757

Please see below clarifications related to crit 1 and the definition of 'Previously developed land' provided in the manual:

•‘Proposed development’ is defined as ‘Any new development (building, hard landscaping, car park and access roads) and temporary works (e.g. temporary offices/parking, material/machinery storage) that falls within the boundary of the assessed site.’

•Undeveloped areas of the site to be used for temporary works are not considered as ‘previously developed land’ unless they have been defined as ‘land of low ecological value’.

•Any land on the site that is being developed and any disturbances to land that was previously undeveloped fall outside the definition of ‘previously developed land’.

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