Refurbishment and Fit Out / UK / 2014 /

00 General

Information correct as of 18thSeptember 2021. Please see kb.breeam.com for the latest compliance information.

Alignment of RFO fit-out with New Construction shell only and shell and core assessments - KBCN0731

Where seeking a fully-fitted certificate for a shell only or shell & core project assessed against the BREEAM NC 2014 scheme, the advice provided within the scope section of the RFO manuals has been superseded. The original concept to provide ‘fully-fitted’ ratings and certificates following BREEAM New Construction shell or shell and core certificate has been dropped in favour of separate independent assessments, certificates and scores in the normal way. This is partly due to lack of demand and partly due to the complexities of mapping, managing and scoring one set of criteria against another at completely different stages. For a comprehensive BREEAM assessment of a project that has two separate construction stages, two separate BREEAM assessments should be undertaken. For example, a shell only BREEAM New Construction assessment, the same as Part 1 in BREEAM Refurbishment and Fit-out (RFO), will have a certificate for the original design. Later on, the fit-out (RFO Parts 2, 3 and 4) can be undertaken and will have a separate certificate. The two separate certificates will then represent a comprehensive BREEAM assessment and best reflect the different scopes of the different project stages.    
This will be be updated in the next reissue of the technical manual.

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

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: Source: Valuation Office Agency Therefore, the usable area within a building measured to the face of the internal walls should be provided. Whilst this is not expected to be accurate to the nearest 1m2, the closest estimate possible for the NFA should be entered. This is to allow for any possible subsequent adjustment to the size of the development.

Dementia care homes - KBCN0820

For dementia care homes, there may be instances where the resident profile, and hence design and use, result in some BREEAM criteria being considered inappropriate or not applicable. Where this is the case assessors should seek confirmation from BREEAM through the technical query service, providing a clear justification for why specific criteria cannot be met. Before submitting a query, however, please review the BREEAM Knowledge Base under the relevant Scheme and Issue, to check for a specific, published compliance note. Assessors will be required to provide evidence. This could be from suitable individuals/organisations regarding the specific project, detailing how the criteria is not relevant for the individual project.

Evidence: Final design/’as-built’ drawings as evidence - KBCN0393

Where drawings are not clearly marked to indicate their 'as-built' status, additional evidence would need to be provided by the design team to confirm the drawings represent the completed development and that there have been no changes relevant to the BREEAM/HQM assessment. This could, for example, be a written confirmation from the architect or the contractor, as appropriate.

Evidence: Post construction assessment evidence - KBCN0407

For the purposes of robustness and completeness, both design AND post-construction stage evidence is required for a post construction assessment. However, it is possible to provide only post construction stage (PCS) evidence where it is clear that this completely supersedes the design stage (DS) evidence and renders it unnecessary.

GN10 Assessing mixed use developments and multiple buildings (or units) of similar function - KBCN0623

Summary 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 View full Guidance Note (licensed assessors only) View all Guidance Notes (licensed assessors only)
17/04/18 Wording clarified
04/06/18 Note added regarding revision and hyperlink 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. View full Guidance Note (licensed assessors only) View all Guidance Notes (licensed assessors only)

GN31 BREEAM UK Non-Domestic Refurbishment and Fit-out 2014 scheme assessment timeline - KBCN0989

The assessment timeline has been produced to assist with optimising project sustainability performance. It outlines at which RIBA stage credits should be addressed and ideally when these should be considered by the design team, planner, contractors, owners/occupiers and other members of the project team to achieve the highest possible BREEAM rating at the minimum cost. It demonstrates that where BREEAM advice is taken on too late within the design and construction phases a number of BREEAM credits may not be achieved. Due to the nature of Refurbishment and Fit-Out works, some projects may have short timescales and considerable overlap between stages. This can mean that some actions will have to be completed at a later RIBA stage than indicated in this document. However, it is important to consider that early decisions can create opportunities and barriers that impact on the ability of project teams to meet BREEAM requirements at a later stage in the project by limiting design and/or specification choices. This may apply to a number of issues in the assessment timeline below. The use of a yellow/ orange colour grading in this document is intended to indicate the ‘ideal time’ for assessors to complete evidence. View full Guidance Note (licensed assessors only) View full Guidance Note (also publicly available on breeam.com) View all Guidance Notes (licensed assessors only)

Green lease agreement – applicability - KBCN0898

Green Lease Agreements or other shell & core options (green building guide and developer-tenant collaboration), which were included in UK NC 2011, International NC 2013 and earlier scheme versions are no longer available to demonstrate compliance. For all other Issues projects are assessed based on the level of works/assessment part(s) being undertaken.

Healthcare: BREEAM Assessor Training for Healthcare Buildings - KBCN0470

There are no requirements for training or becoming a licensed BREEAM assessor specific to healthcare buildings. Please review the relevant courses available from the BRE Academy relating to BREEAM New Construction and BREEAM Refurbishment and fit-out.
17/04/18 Guidance clarified

Healthcare: BREEAM requirement - KBCN0472

From 1 July 2008, all health authorities in the UK (Department of Health, NHS Wales, NHS Scotland and the Department of Health Social Services and Public Safety of Northern Ireland) require new healthcare buildings seeking Outline of Business Case (OBC) approval to commit to an EXCELLENT rating (assessed against BREEAM New Construction) and all refurbishments (assessed against BREEAM Non-Domestic refurbishment and fit-out) to commit to a VERY GOOD rating. In Scotland, project specific requirements in relation to the BREEAM assessment will be dealt with by Health Facilities Scotland as part of the NHS Scotland Design Assessment Process. UK health authorities capital cost thresholds below which a BREEAM assessment is not required: England: where capital cost1 is <£2M. Scotland: where capital cost1 is <£2M. Note: For NHS Scotland Boards, reference should be made to the Scottish Capital Investment Manual (available on http://www.scim.scot.nhs.uk/), especially the business case guide, which sets out the BREEAM requirements for Healthcare buildings. Northern Ireland: where capital cost1 is <£2M. Note: In Northern Ireland, listed buildings do not require assessment. Wales: No minimum capital cost1 thresholds, however the Welsh Governments Planning Policy for all non-residential development applies. All Countries: Where the capital cost falls below the relevant threshold, a Pre-Assessment should still be undertaken (at the OBC stage) to determine whether BREEAM certification is appropriate to that project. 1. Total Capital Cost for Publicly Funded Build Schemes includes all the items contained in the Capital Investment Manual Cost Forms OB1/FB1 (i.e. Construction Works, Fees, Non-Works Costs, including Land Purchase, Statutory and Local Authority Charges, Decanting, Enabling and Temporary Works etc., Equipment, Contingencies, including Optimism Bias, and VAT, as applicable). The Total Capital Cost for Privately Funded Schemes includes all the same items as for Publicly Funded Schemes plus the cost of Financing the Capital (i.e. rolled up Interest, Banking Fees - Arrangement, Due Diligence, Lawyers etc. – Third party Equity Costs).

Healthcare: Privately owned healthcare developments - KBCN0481

Where the project goes through outline business case approval, the development will be expected to also comply with the requirement for BREEAM (where the ‘thresholds’ outlined in KBCN0472 are met). This is in line with the fact that all UK health authorities support the Governments’ commitment to the sustainable development agenda and recognises the importance of delivering on this agenda through the design and build process. In Scotland, project specific requirements in relation to the BREEAM assessment will be dealt with by Health Facilities Scotland as part of the NHS Scotland Design Assessment Process.

Healthcare: Reasons to achieve a BREEAM rating - KBCN0474

There are many reasons why organisations wish to achieve the required BREEAM rating:

Healthcare: Related publications/reports - KBCN0477

The following publications/reports might help in addition to the BREEAM New Construction Manuals to support in the understanding of BREEAM and sustainability in the NHS:

Healthcare: Required stages of assessment - KBCN0478

The requirement from the Department of Health (and other health authorities) embeds BREEAM in the design from the beginning of the design process: the target rating demonstrated in a Pre-Assessment for the Outline Business Case (OBC) approval or at RIBA stage 1 (Preparation and Brief). Appointing a licensed assessor early will ensure the assessment process is well planned and proceeds smoothly. Appointing a Sustainability Champion at this stage can also add credits. This will ensure sustainable buildings are delivered without resorting to ‘engineering fixes’ that are often a very expensive last resort. The Design Stage assessment should be carried out by a licensed assessor and the report submitted to BRE Global for Interim certification. This Interim certification would be used for Full Business Case (FBC) approval, or equivalent. The mandatory Post Construction Stage report has to be completed after practical completion and final certification demonstrated as part of the Post Project Evaluation (PPE).

Improvements to pre-assessment tools - KBCN1358

Some of our older pre-assessment tools in BREEAM Projects were designed to give a quick indication (or estimation) of the performance of a project at an early stage, prior to registration. They were a simplified version of the main Scoring and Reporting tools and did not contain the same level of filtering. Following feedback from assessors wanting the two tools to identically match to give accurate performance estimates, we have now released pre-assessments which are identical to the Scoring and Reporting tools. However, pre-assessments created with the previous versions remain on BREEAM Projects. These contain a banner to confirm that they were created using an unsupported version of the pre-assessment tool. All new pre-assessments created will use the updated version, where the filtering and indicative scoring will be consistent with the Scoring and Reporting tools.

Laboratory containment level category definitions - KBCN0943

BRE does not designate or define containment levels for laboratories. The categories listed in the manuals are based on industry standard definitions. For further information, please refer to HSE/COSHH or DEFRA definitions, depending upon the hazard type.

Master plans with multiple stakeholders - KBCN0953

Assessment of a building forming part of a master plan co-ordinated by a third party (developer or local authority) In such cases, it may not be possible for the design team to control elements affecting issues such as land use and ecology, access, external lighting and surface water pollution. It is therefore acceptable for the assessor to define the assessment boundary according to one of two following options:
  1. Restrict the boundary only to what the design team can control.
  2. Extend the boundary to include elements of the master plan, assessing any associated benefits or disadvantages that arise. Relevant Knowledge Base Compliance Notes should be reviewed, and BREEAM Technical contacted for additional guidance if required.
The assessment boundary must remain consistent throughout all issues. Facilities outside of the boundary but serving the assessment (i.e. cycle facilities, parking etc) can be assessed as standard. Assessment of a building forming part of a master plan co-ordinated by the design team with third party elements Where there are third party elements in the master plan which are not BREEAM compliant (e.g. external lighting by local authority), evidence should be submitted to QA that efforts have been made with the third party to align these elements with BREEAM criteria. Where this is not possible, these elements can be excluded. Full justification should be provided when submitting the assessment for certification.

Multiple assessments: Site-wide certificate - KBCN0874

Where developments on a site are assessed under multiple BREEAM registrations, but there is a requirement for an overall, site-wide BREEAM rating, an additional certificate can be produced for the whole development. For further details of this service and applicable fees, please contact the BREEAM technical team.
17/04/2018 Amended to clarify
 

Part new-build, part refurbishment projects – ‘original building area’ - KBCN0801

In the Scope section of the technical manual, under the heading 'Part new-build, part refurbishment projects', limits are set out for the proportion of new-build floor area which can be assessed as part of a refurbishment scheme. For the purposes of this guidance, 'original building area' refers to the area of the original building which is retained and refurbished as part of the assessment. It therefore excludes any part of the original building which is to be demolished or not part of the refurbishment scheme. The aim of these limits is to ensure that the vast majority of the development is certified against the appropriate scheme, whilst allowing a degree of flexibility to account for such mixed-scope projects.
03.11.2021 Issue 2.0 of the UK RFO technical manual amended.

Part new-build, part refurbishment projects – New-build areas inseparable - KBCN1180

Where the area thresholds given in the Scope section of the manual are exceeded, but new-build areas are integral to and inseparable from the refurbishment, separate assessments or a bespoke RFO/NC assessment may not be appropriate. This typically refers to new build areas scattered around the floor plans, as in the example, rather than horizontal or vertical extensions linked to a specific part of the existing building. In such cases, please submit comprehensive plans, clearly identifying the new-build spaces, along with a description of the project, to BRE for review.
24/06/2019 Applicability clarified

Part new-build, part refurbishment projects – Updated guidance - KBCN1187

As announced in July 2015 Process Note and in line with the New Construction technical manual, a simpler method of assessing small, part new-build, part refurbishment projects is now available, as per follows: For developments that are a mix of new-build and refurbishment of existing spaces, the choice of scheme selection and application is determined according to the scope of the new-build and refurbishment works. For smaller projects, where the total development area is less than 1000m², a single BREEAM assessment can be undertaken to cover both the new-build and refurbished areas. The choice of BREEAM New Construction or BREEAM Refurbishment and Fit-out scheme should be based on whichever (new-build or refurbishment) constitutes the majority of the assessed floor area. For larger projects, a single New Construction assessment can be undertaken, though the refurbished areas have to comply with assessment criteria designed for new builds, which can be more challenging in some instances. The option to carry out two separate assessments, or a single combined bespoke assessment remains, but it is recognised that these options may be overly onerous for smaller projects.
05/10/2018 Technical manual to be update accordingly in the next re-issue.

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: ‘Provisional’ registrations - KBCN0124

Projects with a ‘provisional’ registration against the Refurbishment and Fit-out schemes cannot be submitted for certification. Once licensed in the Refurbishment and Fit-out scheme any provisional registrations will need to be converted into full scheme registrations and these assessments can then be submitted for QA and certification.  

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: Registering RFO projects against 2008 and 2009 , where required contractually - KBCN00090

NC assessors will continue to be able to register under the building types for which they hold a licence using BREEAM 2008 or 2009  for Refurbishment or Fit Out. For example, an assessor who is licensed under NC Commercial (Offices, Retail, Industrial) will be able to register previous version 2008 Refurbishment or Fit Out assessments under Offices, Retail or Industrial providing there is contractual planning requirement in place to use that version. A NC assessor would need to be licensed as a BREEAM RFO assessor to be able to assess refurbishment and fit-out projects.    

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

Process: Registration of different building types - KBCN00082

BREEAM Refurbishment and Fit-out 2014 is a new scheme which covers all building types for Refurbishment and Fit out projects. Therefore if trained, qualified and licensed as a NDRFO  assessor then you will be able to register and assess all building types using the scheme. Please review the scope of the technical manual for more details on building types. The RFO scheme covers most typical building types, exactly the same as the more recent NC schemes do.

Retail/Industrial Showrooms Appendix - KBCN1115

This Criteria Appendix has been developed for developments such as car showrooms which incorporate both retail and industrial areas. The appendix clarifies, for specific BREEAM issues, which criteria are applicable to each area of the assessment. This should be read in conjunction with the relevant scheme version of the BREEAM UK  technical manual. This is applicable to BREEAM UK New Construction 2014 and 2018 and BREEAM UK RFO 2014. Such assessments should be registered against the 'Retail' building type and the Appendix will soon be available for download in the guidance for 'Retail' assessments for each relevant scheme on BREEAM Projects. In the meantime, the Criteria Appendix can be requested by emailing BREEAMtechnicalcs@bre.co.uk.
22/05/2018 The title of this appendix has been changed and additional information provided. This includes removal of the specific reference to 'Car Showrooms' in order to clarify that this approach can be applied to other similar retail developments, which include industrial servicing areas.

Scheme classification – Education - KBCN0398

The Education scheme classification criteria is tailored to the requirements of buildings that are likely to be used by large numbers of students, whose requirements differ slightly from the general population. Where a building on an education campus, or owned by an educational institution: - is not used for teaching / study - is primarily used by staff or other non-students - and transport requirements differ from a standard Education building The building may be assessed under a different, more appropriate scheme classification. Where it is unclear how this building should be assessed, a scheme classification query should be submitted.  

Scheme classification based on anticipated occupancy & building use - KBCN0421

In the instance where there is potential for the building occupancy and use to change during the building lifetime, scheme classification should be based on the most likely occupancy and use of the building as anticipated at the time of the assessment. Please refer to Guidance Note 10 (GN10) for further details

Scheme classification 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: Assessment of apart-hotels - KBCN0396

Where the apart- hotel has been classed as ADL2a by building control and therefore not considered as 'self -contained dwellings', BREEAM Other buildings Residential Institutions assessment should be used to assess it. However, if the building is classified by building control as ADL1a (‘new dwellings’) and therefore considered as 'self-contained dwellings' then it would not be appropriate to use BREEAM New Construction Other buildings Residential Institutions. Where this is the case floors plans and details of the operation of the building (e.g. management of apart/hotels, cleaning and other services, etc.) should be submitted to BRE for confirmation.  

Shell & core project: Completing as fully-fitted - KBCN0394

It is possible to complete an assessment as fully fitted following a design stage certification as a shell & core project. Whilst the assessment will reference much of the same evidence gathered for design stage, it must be re-registered and may be submitted as a fully-fitted Post-construction assessment.
17/04/18 Wording clarified

Simple Buildings – definition - KBCN0448

The building services are predominantly of limited capacity and local in their delivery, largely independent from other systems in the building fabric and avoid complex control systems. The building can be classified as any of the building types within the scope of the scheme, including mixed use developments or building types. For UK NC 2011 assessments please refer to the Simple Buildings Guidance on the Extranet. For UK NC 2014, 2018 and UK RFO 2014 please refer to Appendix E within each technical manual.

Simple Buildings – Additional training - KBCN0464

The Simple Buildings technical guidance does not constitute a separate BREEAM scheme. It is an approach which can be applied to developments which meet the relevant BREEAM definition. This means that a suitably trained, qualified and licensed assessor can conduct a Simple Buildings assessment without further training.

Simple Buildings – Category weightings - KBCN0458

Category weightings are the same for standard and Simple Buildings assessments.

Simple Buildings – connecting to existing services - KBCN00037

Where a building extension will connect to existing building services, a Simple Buildings assessment can be carried out if the total services systems is of limited capacity and complexity conforming to the definition and scope of a Simple Building. Refer to the Applicability of Simple Buildings assessments for more detailed information. For example, the total capacity, when assessing the space and/or hot water heating services, must be less the 100kW. Compliance would be met by any of the following: The assessment (in this case, extension) cannot be assessed against the Simple Buildings methodology if the definition of a Simple Buildings is not meet. 

Simple Buildings – Introduction and robustness of Simple Buildings criteria set - KBCN0454

Simple Buildings criteria have been developed to meet the need expressed by stakeholders for a simplified and cost effective approach for the assessment of less complex buildings. The standards and robustness of a BREEAM rated building have not been compromised by the development of Simple buildings criteria. The criteria have been carefully reviewed to be more in line with and relevant to simpler buildings and servicing strategies.

Simple Buildings – No size or cost limits - KBCN0451

Variations in project specification make setting limits on the size or the cost of simple buildings problematic. Therefore, no limits have been set.

Simple Buildings – Quality Assurance (QA) - KBCN0459

The process and rigor of quality assurance does not change for Simple Building assessments.  As with any assessment, the correct classification of the development will be checked.  Where a project is incorrectly classified, the project will require re-assessment against the correct BREEAM criteria before the QA and certification process can progress. There may be additional charges associated with this process. Due to Simple Buildings not being a separate scheme, the audit level assigned to the assessment (Admin, Partial or Full) will follow the standard approach, i.e. previous audit records for that building type will be reviewed. Also, QA response times are the same as for other assessments of the same building type.

Simple Buildings – Shell & core assessments - KBCN00026

Registrations for assessments applying the simple buildings criteria to shell & core developments are not permitted. These are incompatible because the shell & core criteria are already simplified.
15 11 17 Applicability to UK NC 2011 removed - see separate guidance under KBCN0397
 

Simple Buildings – Use of BMS - KBCN0948

Where a building does not require complex controls, but a BMS is installed primarily for its monitoring capabilities, this does not preclude assessment using the simple buildings criteria set. Buildings which require complex control systems cannot be considered as simple.  

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. Step 1 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. Step 2 For the relevant assessment scope items from step 1, decide which of the following applies the most: - 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. Step 1 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). Step 2 For the relevant assessment scope items from step 1, decide which of the following applies the most: - KBCN1156_IndicatorTables  
17/06/2019 KBCN updated to provide additional guidance

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.

Tools: Weightings discrepancy on BREEAM Projects - KBCN0725

Completing the 'initial details' section of the BREEAM RFO pre-assessment or full assessment tool ensures that the appropriate issues and credits are filtered in or out of the assessment, depending on the project scope. This means that the weightings are also adjusted accordingly, so that the building environmental sections weightings' total always remains at 100%. The BREEAM RFO weightings given in the relevant Table of the 'Environmental section weightings' section of the guidance, are for common projects types, purely as a starting guide and can be expected to vary significantly for real projects, depending on the applicability of issues and credits.
25.01.20217 Technical manual to be updated accordingly in next reissue.
03.11.2021 Issue 2.0 of the UK RFO technical manual updated.
 

Training: Existing assessor top up training - KBCN0142

For existing assessors there will be a top up training module and examination for the UK Refurbishment and Fit-out scheme. The training can be completed online and the examinations will take place at BRE. The cost of the existing assessor top up training is detailed in the Fee Sheet available on BREEAM Projects. Training courses can be booked at www.breeam.com/events

UK NC2018 Update – Bespoke UK RFO/UK NC assessments - KBCN1079

Until the UK RFO scheme is updated to align with UK NC2018, 'Bespoke' NC/RFO assessments will continue to be registered against UK RFO2014 and apply the UK RFO2014 and UK NC2014 criteria.
Information correct as of 18thSeptember 2021. Please see kb.breeam.com for the latest compliance information.