New Construction / UK /
Information correct as of 19thJune 2021. Please see kb.breeam.com for the latest compliance information.
‘Monitoring progress and providing feedback’ methodology section - KBCN1360
The words in bold are missing from the 'Monitoring progress and providing feedback' methodology section:
'….during the Concept Design, Developed Design stages, and during the Technical Design stage (where appropriate or helpful for achieving the Man 03 BREEAM AP site credit)
, as defined by the RIBA Plan of Work 2013'.
The additional text will be added to the manual re-issue.
00 Blank note - KBCN0997
Please note: If there are no other compliance notes below this one it simply means that none exist yet for this issue.
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 Index used to award credits - KBCN1078
Points awarded for Sustainable transport measures: Option 1 must be based on the existing Accessibility Index for the development site.
Improvements to the availability of transport services implemented by the project team may be recognised under Option 2.
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.
Adaptation to climate change strategy study – timing - KBCN0533
Late consideration of the climate change adaptation strategy study, might reduce the study to a ‘paper exercise’, with minimal value to the project.
However, if the assessor is satisfied that there is clear justification for the strategy being developed at a slightly later stage (i.e. early RIBA stage 3) AND there is clear evidence that the strategy has achieved the intended outcomes (i.e. the later consideration has been in no way detrimental to the outcomes of the strategy study/appraisal and the benefits can still be realised on the project), then this will be sufficient for compliance. In any case, all other requirements of the issue must be met for the credits to be awarded.
The requirements for the timing of the climate change adaptation strategy are intended to ensure that the benefits of these strategies are realised through early consideration.
Aftercare – speculative developments - KBCN0101
For speculative projects (i.e. where the end occupiers are unknown), the Aftercare issue will be filtered out. Any relevant minimum standard will not be applicable in such cases.
Where the end-user is unknown it is not possible to demonstrate compliance with the Aftercare issue requirements.
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%.
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.
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 transport measures – Option 11 – restricted car parking - KBCN1135
Maximum car parking capacity criteria have not been included in this BREEAM Scheme.
Consultations indicated that compliance was being achieved through projects conforming to external requirements and limitations (e.g. planning conditions or limited site area), rather than through actively seeking to reduce reliance on transport by private car.
Therefore, restricting the number of car parking spaces cannot, generally, be considered as an 'alternative sustainable transport measure'.
If, however, all the requirements 1-3 (below) can be clearly demonstrated, this may be considered compliant for 1 point:
1. The absence of standard car parking is a recommendation of the Travel Plan (as per the requirement of Option 11)
2. The development has an Accessibility Index greater than or equal to 25.
3. There is suitable access and sufficient site area to provide an appropriately-sized car park, but this has been consciously omitted to encourage the use of alternative, sustainable transport options.
However, if the absence of standard car parking is due to site constraints or other factors, such as Planning restrictions or the proximity of a public car park or on-street parking, this cannot be considered as compliant for Option 11.
10 06 2019 Updated to account for exceptional cases where this measure can be considered compliant.
Alternative weather files - KBCN1182
Different or newer weather files can be used instead of those referenced in the manual, as long as they achieve the aim of the credit. Weather files based on climate projections with higher temperatures than those specified in the relevant criteria, set a more robust standard for overheating and so they are acceptable. The alternative weather files need to include same variables as the specified weather files e.g. dry bulb & wet bulb temperature, wind speed & direction, solar altitude & azimuth, cloud cover etc. for each hour of the year. It is the role of the assessor or design team to verify this and ensure that meeting the BREEAM criteria does not become easier by using the alternative weather file.
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 – 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 – Provided as part of a masterplan - KBCN1432
Where a masterplan scheme, undertaken by the same developer, includes a number of compliant amenities for Tra02, subject to meeting the criteria, these can be considered as 'new amenities' (rather than existing) for building level assessments on the site.
A mixed-use masterplan supports the use of local amenities, without the need to travel by car. The ‘existing amenities’ criteria relate more to site selection.
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.
ANC membership/registration scheme compliance route - KBCN0246
The Association of Noise Consultants (ANC) registration scheme is only applicable to buildings covered in Approved Document E. It therefore covers Dwellings-Houses, flats and rooms for residential purposes and schools, and so would only apply to assessments that contain these room types. For these assessments, if the suitably qualified accoustician is a member of the ANC, they must also provide evidence to demonstrate that they are a full member of the ANC registration scheme.
For all other building/room types, assessors can still demonstrate compliance by the other routes listed in the manual.
Applicable amenities for different building types - KBCN1269
The guidance for Healthcare buildings does not identify childcare facilities or a school as an applicable amenity. Where these can be demonstrated to be of benefit to the occupants of the assessed healthcare building (staff), this amenity can be considered as applicable.
Likewise, if it can be demonstrated that an amenity, not applicable to a particular building type, would provide a tangible benefit to the occupants of the assessed building, please submit details and justification to BREEAM for review.
Applying the requirements to Shell & Core assessments - KBCN00075
A Suitably Qualified Acoustician (SQA) must carry out a quantifiable assessment of the specification of the built form, construction and any external factors that are likely to affect the indoor ambient noise levels. From this assessment, the SQA must confirm that the developer’s scope of works will enable a future tenant utilising a typical fit-out and specification to meet the levels required to demonstrate compliance with the BREEAM criteria.
Where the specific room functions and areas within the building are yet to be defined, the acoustician’s assessment should demonstrate that the criteria for the most sensitive room type likely to be present in the building is capable of being achieved. Where the typical fit out would include a range of requirements (e.g. offices with a mix of open plan, cellular offices, meeting rooms and breakout areas; or retail with sales floor, stock/storage, office and staff rest areas), the acoustician should make an assessment based on a speculative layout and outline specification to determine whether the requirements of the relevant best practice standard are achievable and include examples of the most sensitive room types.
Where the majority of a building’s floor plan will require high performance acoustic environments (e.g. classroom/seminar buildings), then the BREEAM requirements must be achieved for the entire shell where specific layouts are not determined by the built form.
Post-construction testing is not required subject to confirmation from the project team that the built form, construction and any external factors have not changed from those used in the SQA's assessment.
09/08/2019 Confirmed applicability to UK NC 2018
08/12/2017 Clarification added regarding post-construction evidence.
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.
Associate membership of the Institute of Acoustics - KBCN00064
Associate membership of the Institute of Acoustics (IOA) is not sufficient to demonstrate that the individual is a member of an appropriate professional body, to meet the requirements of a suitably qualified acoustician (SQA).
The following is stated on the IOA website about Associate Membership; 'this class of membership is aimed primarily at persons who have obtained the appropriate academic qualifications for the grade of Member but who do not (yet) have the relevant period of experience in the profession for the grade of Member.'
13/01/2020 Wording clarified and confirmed applicability to Issue Pol 05
06/01/2020 Clarification that this applies to BREEAM UK NC2018
BREEAM Accredited Professionals & Site Sustainability Managers - KBCN1159
All current BREEAM Accredited Professionals will automatically be qualified as BREEAM Advisory Professionals and will be able to carry out their work under the title of ‘BREEAM Advisory Professional Design and Site’ under the new scheme.
Existing SSMs, likewise, will automatically be qualified as BREEAM Advisory Professionals and will be able to continue to carry out their work under the title of ‘BREEAM AP Site’. All BREEAM Advisory Professional (design and/or site) will additionally be required to maintain CPD to continue to work in these respective areas.
Newly qualified BREEAM Advisory Professionals, who qualify following the implementation of this new qualification, will have their area of expertise recognised by being ‘BREEAM Advisory Professional – Design’ / ‘BREEAM AP – Site’.
BREEAM Advisory Professional (AP) – Retrospectively applying AP status - KBCN1080
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 – 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.
Bristol Transport Access Level (BrisTAL) - KBCN1426
The Bristol Transport Access Level (BrisTAL) method provides a way of measuring the level of public transport connectivity within the city of Bristol. It is derived from the Public Transport Accessibility Level (PTAL) approach used by Transport for London. As such, the ‘Access Index (AI)’ output from BrisTAL can be used as evidence of compliance against the BREEAM and HQM Accessibility Index requirements. Please note that project teams must ensure that they use the latest version of BrisTAL, which is available here: https://maps.bristol.gov.uk/pinpoint/
Brownfield sites – achieving the greenfield rate of run-off for the 1-year and 100-year return period events - KBCN1450
For a brownfield site that has achieved the greenfield rate of run-off for the 1-year and 100-year return period events, criterion 6 can be deemed to be met.
Building LCA – BREEAM Assessor or AP as consultant - KBCN1234
It is possible for a competent BREEAM assessor or AP to carry out the building LCA options appraisals. This is provided that they have had no direct input into the design of the options, and a conflict of interest statement is produced for QA.
As well as outlining how conflicts of interest are managed, this statement must also confirm that the data provided by the design team for the purpose of producing the LCA options has not been altered in any way.
Building LCA – Comparison with the BREEAM Benchmark – mixed-used buildings - KBCN1191
If the building's net internal area is ≥50% either office, retail or industrial (see Mat 01 specific note 'Mixed use buildings' in the technical manual) then that use type shall be selected in the Mat 01/02 Results Submission Tool. A building LCA tool may then be selected for comparison with the BREEAM benchmark.
If the building's net internal area is <50% either office, retail or industrial then 'mixed-use' shall be selected as the building type in the Mat 01/02 Results Submission Tool. Then no building LCA tool can be selected for comparison with the BREEAM benchmark - only options appraisal can be done (with no penalty in the credits available).
Building LCA – Evidence requirements for two (or more) BREEAM assessments on different parts of the same new building design - KBCN1173
As the building LCA work must cover the whole new building design (see KBCN1172 ‘Scope of the building LCA when a BREEAM Assessment covers only part of the new building design’), it is equally applicable to all BREEAM assessments being carried out on the building.
Therefore, the same building LCA evidence may be submitted for each BREEAM assessment.
Building LCA – Options appraisal including reuse/recycling of existing construction products on site - KBCN1174
In general, reuse and recycling of existing construction product on site is likely to mean lower environmental impacts compared with products from other sources. However, this may not always be the case. After the demolition, transport and processing of the waste into a recognised product is finished (impacts at the end of the previous life), there will often be subsequent ‘product stage’ processing impacts (impacts at the start of the next life e.g. crushing, cleaning, making good). In addition, there will typically be a need for ongoing maintenance and possible replacement during the life of the new building. Building LCA options appraisal will help to show if this amounts to a higher environmental impact than products from other sources.
Even when it seems self-evident that reuse is optimal (e.g. in-situ products with minimal ongoing maintenance and a remaining service life sufficient for the building design life – such as reused in-situ concrete substructure), options appraisal will demonstrate to the design team the environmental benefit of reuse vs. newly installed products. This is of particular relevance where the reuse will impose design constraints (e.g. structural layout, aesthetic) that the design team have accepted in order to achieve lower environmental impacts.
For these reasons, it is valid to carry out options appraisal that compares reuse or recycling of existing construction products on site with products from other sources.
Please note: For Building LCA in BREEAM, reuse does not apply to existing construction products that have been installed in preparation for a planned new building (or planned extension to a building) – even if a significant amount of time has passed. For example, substructure/hard landscaping that has never been used to support/serve a building cannot be considered as reused. Nor can substructure/hard landscaping that has been used to support/serve an existing building but, in addition, was originally designed to support/serve a planned future extension. Where this situation applies to a project, the Assessor should send a technical query to BREEAM explaining the basis of this conclusion. BREEAM will clarify how to proceed with this credit.
Please note: For Building LCA in BREEAM, there shall be no assumption of reuse of products on-site after the end of the building’s life. All impacts (A, B and C stages) must be included as per the product LCA data found in the recognised building LCA tool. Although projects that chose to remove and dispose of reusable or recyclable products will not be penalised by the resulting demolition, transport, processing and disposal (impacts which belong to the end-of-life of the previous building), reuse is still significantly incentivised by avoiding the A1 to A4 (all or in part) and stage C impacts that would result from using products from other sources.
24/01/2019 - Re-worded for clarity and additional information added (last paragraph)
23/09/2019 - Re-worded for clarity
Building LCA – Projects that include no hard landscaping - KBCN1175
The scope of applicable hard landscaping is the following (based on NRM 1, 2nd Edition by RICS):-
8.2.1 Roads, paths and pavings:
• Roads, paths and pavements (vehicular and pedestrian)
• Car parks
• Protection of grassed areas
• Non-specialist surfacings and pavings used for sports and general amenities.
8.2.2 Special surfacings and pavings:
• Surfacings and pavings specially and specifically for outdoor sporting activities and general amenities.
Almost all projects will involve some design work to one or more of these classifications, which can be informed by building LCA. For example, even on a tight urban site some works will be required to the surrounding pavement areas, building entrances or provision for deliveries.
If the BREEAM assessment covers only part of the building, such as an upper floor, but hard landscaping works are part of the wider building design then it is still applicable to the assessment, see KBCN1172.
Where the hard landscaping design includes only reuse of existing construction products on site (e.g. re-installation or making-good) it is often still applicable to the assessment, see KBCN1174.
If the extent of, or options for hard landscaping are relatively limited then it would be advantageous to maximise the number of substructure options and minimise the hard landscaping options appraised for this credit.
If the above guidance is followed carefully, and the assessor determines there is no applicable hard landscaping, then the Assessor should send a technical query to BREEAM explaining the basis of this conclusion. BREEAM will clarify how to proceed with this credit.
Building LCA – Projects that include no substructure - KBCN1176
The scope of applicable substructure is as follows:-
1.1.1 Standard foundations
• Standard foundations up to and including the damp-proof course.
1.1.2 Specialist foundations
• Load bearing foundation piles and caissons.
• Inserting additional foundation support under and around existing foundations.
1.1.3 Lowest floor construction:
• The entire lowest floor assembly below the underside of screed or lowest floor finish.
1.1.4 Basement excavation
• Bulk excavation required for construction of floors below ground level.
1.1.5 Basement retaining walls
• External basement retaining walls in contact with earthwork up to and including the damp-proof course.
• External basement retaining walls consisting of shoulder to shoulder piles or other vertical construction, which are subsequently partially excavated on one side to form retaining walls which obtain their stability from the embedded lower portion.
Almost all projects will involve some design work to one or more of these classifications, which can be informed by building LCA.
If the BREEAM assessment covers only part of the building, such as an upper floor, but substructure works are part of the wider building design then it is still applicable to the assessment, see KBCN1172.
Where the substructure design includes only reuse of existing construction products on site it is often still applicable to the assessment, see KBCN1174.
If the extent of, or options for substructure are relatively limited then it would be advantageous to maximise the number of hard landscaping options and minimise the substructure options appraised for this credit.
If the above guidance is followed carefully, and the assessor determines there is no applicable substructure, then the assessor should send a technical query to BREEAM explaining the basis of this conclusion. BREEAM will clarify how to proceed with this credit.
Building LCA – Scope when a BREEAM Assessment covers only part of the new building design - KBCN1172
To give reliable results, building LCA must capture the interactions that occur across an entire design (the system). A design decision in one part of the design will, in many cases, cause knock-on effects to other parts of the design. If only part of a building being designed is included in the building LCA the designer may choose a design option that optimises environmental impacts for the limited part analysed, but will be unaware of potential detrimental effects to the overall environmental impact of the building.
In addition, if a building LCA only includes the construction products that form the BREEAM assessment area, inconsistencies arise with regards to construction products that serve all areas of the building in common. For example, an assessment on a central floor that excludes the roof, compared with an assessment on the (otherwise identical) top floor that does include the roof. This approach would be unfair.
Therefore, the building LCA scope should normally include the whole building design (as defined in Mat 01, ‘Scope of assessment’) even if the area covered by the BREEAM assessment scope is only part of the building.
However, where in the opinion of the BREEAM Assessor this is not reasonable, it is acceptable for the building LCA scope to match the BREEAM assessment scope. Examples where this may be the case include newly-constructed, mixed-use buildings (where the different use zones are assessed under different schemes or some are not being assessed at all) and part new-build part refurbishment projects.
Where this is the case:-
- Comparison with the BREEAM benchmark cannot be done, only options appraisal.
- Only include construction elements/components that are both:
Within or forming the boundary of the BREEAM assessment scope.
Predominantly the responsibility of the project team undertaking the building LCA work.
Note: Based on the above conditions, if no construction elements/components are included, or what is included is too limited to have significantly different options to appraise, then credits cannot be awarded.
- In the BREEAM Mat 01/02 Results Submission Tool:
Select ‘Other’ for the ‘BREEAM assessment building use type’ (note: ‘mixed-use’ should only be entered for mixed-use buildings where the whole building is included in the building LCA scope).
For ‘Functional quantity…’, enter the value corresponding to the scope included in the building LCA.
Include the following text in cell C10 of the ‘DifferencesID2,3,4’ sheet: “The scope of this building LCA work matches the BREEAM assessment scope, which covers only part of a building being newly constructed/refurbished. Of the areas being newly constructed/refurbished, the building use type(s) of the areas included in the building LCA scope are [insert use type(s)] and the building use type(s) of the areas excluded are [insert use type(s)]. The Functional quantity of the areas excluded are [insert value]”.
01.12.2020 Clarification to previous update added.
27.11.2020 Exceptions paragraph added.
06.12.2019 Scope of KBCN clarified.
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.
It is acceptable to use subsequent, more recent releases/versions of a recognised tool (that have the same name as shown in the table).
Click on the thumbnail for the full table.
Table updated to include new recognised LCA tools 12/03/2021
KBCN updated for clarity regarding subsequent tool versions on 10/03/2021
Building LCA – Alternative designs resulting in options for single or multiple group elements - KBCN1369
Alternative designs – single group elements
When undertaking option appraisal, projects may choose to explore discrete alternative designs that significantly affect only a single group element (either superstructure, substructure, hard landscaping or core building services). For example, a change from external timber cladding to aluminium cladding is a discrete change to the superstructure if it has no significant effect on the substructure, hard landscaping or core building services. This is more likely where the design of other group elements is largely fixed, or where each group element is being designed in relative isolation (e.g. by different designers). This approach is acceptable but is less likely to result in a holistic analysis of the project and may be limited in improving environmental performance.
For this approach, the alternative design forms the basis of an option for the relevant group element section in the Mat 01/02 Results Submission Tool only (note: more than one change can be included per option).
Alternative designs – multiple group elements
Alternative designs that affect more than one group element are acceptable and, being more holistic, are encouraged for options appraisal. They are more likely to result in differences to the overall building design, rather than a discrete aspect of it. As such, greater insight may be gained into the environmental performance of the overall building and how to reduce it – the purpose of building LCA.
However, as more than one group element is affected, the scale of modelling and analysis work is likely to be greater. In addition, to be meaningful, alternative designs of this nature typically require building LCA to start earlier in the design process. Therefore, it is acceptable for the same alternative design to form the basis of options in more than one group element section of the Mat 01/02 Results Submission Tool – providing each option is significantly different from the other options in the same group element section (as per the requirements in the technical manual). This is illustrated below.
|Alternative design explored
||Resulting in significant differences for the following group elements
||Significantly different change(s) listed in the Mat 01/02 Results Submission Tool
(illustrative only: Not detailed, not exhaustive)
|Removal of occupied basement. Addition of extra upper floor
||Building 1 storey taller
||Removal of retaining walls
|Core building services
||Primary plant moved to roof from basement. Changes to distribution layouts
|Structural grid changed from 7.5m to 9m
||Relocation and resize of columns and beams
||Relocation and resize of piles
|Change from HVAC to natural ventilation
||Floorplate depth reduced from 25m to 15m
||Relocation and resize of piles
||Relocation of surrounding road and paths
|Core building services
||Change from HVAC to natural ventilation
|Change from a refrigerant distribution-based system to an air distribution-based system
||Changes to cores and floor-to-floor dimension
|Core building services
||Change from a refrigerant distribution-based system to an air distribution-based system
For clarity, where an alternative design affects more than one group element (such as the above examples) and forms the basis of changes listed for different group element options, the link between them should be detailed in the Mat 01/02 Results Submission Tool. This is illustrated below.
‘Description of differences between superstructure options’ (sheet name)
Example of an alternative design listed as the sole change (ID 2)
Example of an alternative design change plus another subsequent change (ID 3).
‘Description of differences between substructure and hard landscaping options’ (sheet name)
Example of an alternative design listed as the sole change (ID 7).
Building LCA – Evidence requirements for two (or more) BREEAM assessments where the design is the same - KBCN1226
Where an identical superstructure design* is used for two or more buildings, the same building LCA evidence may be submitted for the superstructure criteria, for each BREEAM assessment.
Where an identical core building services design* is used for two or more buildings, the same building LCA evidence may be submitted for the core building services design exemplary level criteria, for each BREEAM assessment.
It is unlikely that the same substructure and hard landscaping design will apply to more than one building due to variations in ground conditions/geology and site layout. Therefore, it is not acceptable for the same building LCA evidence to be submitted for the substructure and hard landscaping criteria, for more than one assessment.
*The following shall be identical: The products specified and quantities installed; transport of the products to the site (10km variation in transport distance to site is acceptable); in-use assumptions (e.g. maintenance, service lives of products); end-of-life assumptions.
Building LCA – ‘Baseline’ and ‘Integrated’ approaches - KBCN1370
Both ‘baseline’ and ‘integrated’ approaches are applicable to option appraisal. A description of each and how they work with the Mat 01/02 Results Submission tool is given below.
A ‘baseline’ approach means building LCA starts after the project team have established an initial building design. Once an initial building design is available, building LCA is used to work out its environmental impact – the ‘baseline’ result. Then various alternative designs are explored to lower the impact compared with the ‘baseline’.
This approach is common where the building LCA work is less integrated with the design process and done as a separate exercise (e.g. by an LCA specialist for example). The alternative designs can be used as the basis of options for options appraisal.
Where this approach is followed for Mat 01, the ‘baseline’ option will typically be the worst performing option and it is logical for it to be included as the 1st
option in the Mat 01/02 Results Submission Tool. The subsequent alternative designs explored form the 2nd
An ‘integrated’ approach means building LCA is integrated into the design process before the design team have established an initial building design (there is no ‘baseline’). From this earlier stage, as alternative designs are explored, building LCA is used to inform the designers on environmental impact performance of each one.
This approach requires the LCA work to be highly integrated within the design process, either by the designers themselves or by a specialist working in parallel. Earlier use and greater integration of building LCA should prove more effective at reducing impacts. For example, compared with the ‘baseline’ approach, there is no initial design that the project team have already spent time developing which may in some respects have become fixed.
Where an ‘integrated’ approach is followed for Mat 01, the differences between options are still expressed as ‘changes’ relative to option 1 in the Mat 01/02 Results Submission Tool. However, this does not mean option 1 is necessarily worse. It is simply a convenient way of declaring the differences between the options – any of the options can be option 1.
For both approaches Mat 01 options can be based on either: -
- Multiple designs developed in parallel
- Significant development points during a single, progressive design process (serial)
- a mixture of both
Buildings in Greater London – PTAL - KBCN1149
When assessing buildings in Greater London, we would recommend using the PTAL map for the purpose of calculating the Public Transport Accessibility Index for the site, as per the link provided in the Methodology section of the manual, "Buildings in Greater London":
In this case, the Tra 01/02 tool will not be required for the assessment of this issue.
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
Calculation of greenfield run-off rates - KBCN1352
The calculation of greenfield run-off rates must be in accordance with IH Report 124, Flood estimation for small catchments. Reference to the Flood Estimation Handbook can be made, but only where this is considered appropriate.
This is only applicable to v3.0 of the UK NC 2018 technical manual and will be clarified in the next re-issue.
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.
Capital cost reporting and LCC measured area - KBCN0438
When assessing the Capital cost reporting and the LCC credits, the area to be considered should be the Gross Internal Floor Area (GIFA), according to the below RICS definition
Gross Internal Floor Area
Gross Internal Floor Area is the area of a building measured to the internal face of the perimeter walls at each floor level, which includes:
- Areas occupied by internal walls and partitions
- Columns, piers chimney breasts, stairwells, lift-wells, other internal projections, vertical ducts, and the like
- Atria and entrance halls with clear height above, measured at base level only
- Internal open sided balconies, walkways, and the like
- Structural, raked or stepped floors are treated as a level floor measured horizontally
- Horizontal floors with permanent access below structural, raked or stepped floors
- Corridors of a permanent essential nature (e.g. fire corridors, smoke lobbies, etc.)
- Areas in the roof space intended for use with permanent access (BCIS)
- Mezzanine areas intended for use with permanent access
- Lift rooms, plant rooms, fuel stores, tank rooms which are housed in a covered structure of a permanent nature, whether or not above main roof level
- Service accommodation such as toilets, toilet lobbies, bathrooms, showers, changing rooms, cleaners’ rooms and the like
- Projection rooms
- Voids over stairwells and lift shafts on upper floors
- Loading bays
- Areas with a headroom of less than 1.5m
- Pavement vaults
- Conservatories (BCIS)
- Perimeter wall thickness and external projections
- External open-sided balconies, covered ways and fire escapes
- Voids over or under structural, raked or stepped floors
- Greenhouses, garden stores, fuel stores and the like in residential property
- Open ground floors and the like (BCIS)
14.02.18 - KBCN content amended to extend the applicability to LCC and to refer to GIFA rather than GEA, to reflect current industry practice.
Cat A fit-out - KBCN0791
For Category A projects the assessor can decide, based on the developer’s scope of works, whether to assess as shell and core or fully-fitted.
In determining the most appropriate classification, it should be borne in mind that if a fully fitted certification is sought, a higher level of certification would be achieved and more credits would be deemed under the scope of the assessment. However, where the actual scope of works does not comprise of some fit-out elements, the BREEAM rating might be penalised.
More information on Cat A projects is given in Appendix D of the technical manual, as per the extract below:
Appendix D – BREEAM UK New Construction and Shell and Core Project Assessments
… Often, shell and core projects will also be fitted out to a 'Category A' standard, the scope of which varies between different developers, but often includes in addition the shell and core of the building the provision of raised floors, suspended ceilings, extension of core services above ceilings across the lettable space, finishes to the internal face of external and core walls and blinds. Upon completion, the whole building or space within the building is sold or let to be fitted out as appropriate for occupation. The new owner(s) or tenant(s) will fit-out the building’s accommodation in accordance with their corporate and operational needs, often referred to as a 'Category B' fit-out. These terms, while they are widely used in the property sector, are not used within BREEAM as the scope of works that they refer to varies significantly between developers making them not comparable.
In these projects, where areas of the development are not fully fitted, performance of the building and compliance with BREEAM is verified based on the developer’s scope of works. This is measured using two standard project type options that in turn define appropriate assessment criteria applicable to that project type. While some projects will differ to some extent from the scope of these standard options, for the purpose of BREEAM, issues not included within the chosen option will be excluded from the assessment, even where they are within the developer’s scope of works. This approach is necessary to ensure clarity, consistency and comparability within the property market. A fully filterable list of criteria/issues based on each individual projects scope would not enable comparability between BREEAM ratings, either in terms of performance benchmarking or promotional/publicity purposes.
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 - KBCN0798
EPDs and Green Guide ratings which have expired or are pending verification at the time the relevant product was specified, cannot contribute to awarding credits.
04/11/2019 Confirmed applicability to UK NC2018
27/03/2020 Added applicability to Green Guide ratings and ISO 14001 certificates
27/05/2020 Reference to ISO 14001 removed - Whilst the same principle applies, the wording relating to product specification does not - See KBCN1401.
Certificate validity – EMS - KBCN1401
The requirement for the principal contractor to operate an EMS relates to the duration of operations on site. Certification against ISO 14001/EMAS must be valid at the Design Stage and Post Construction Stage submissions and cannot be expired, pending or applied retrospectively.
07/05/2021: Clarification on Design and Post Construction Stage added
Change in ecological value – Route 2 – credit allocation - KBCN1139
10/08/2018 - The correct credit allocation for Route 2 can be found in Version 1.2 onwards of the technical manual.
The information below is incorrect and not valid for use.
Upon completing the calculation of change in ecological value following the Route 2 methodology detailed in GN36, a percentage score will be achieved. Providing all other necessary criteria are met, the following credits can be awarded for the relevant issues:
|Project Status |
|Percentage Score |
|Credits Awarded |
|Minimising Loss |
|No Net Loss |
|Net Gain |
|Significant Net Gain |
|110% or more |
|LE04 A total of 5 credits is available for achieving significant net gain, with up to 2 credits available in LE 03 and up to 3 credits available in LE 04.
This information will be added to the manual in the next reissue.
Changes to CCS scoring system – January 2019 - KBCN1271
In January 2019, the Considerate Constructors' Scheme (CCS) modified its scoring system, so that innovations are more easily recognised and rewarded. To view the CCS announcement and a summary of the changes, please follow this link
This change does not impact on the established score thresholds, for awarding credits in relevant BREEAM Schemes.
Classifying lines of trees not part of a continuous hedge - KBCN1333
Lines of trees (where not part of a continuous hedge) should be considered as an area-based habitat, rather than a linear habitat. Please see the ‘Individual Trees and Lines of Trees’ section in Guidance Note 36 for details on calculating this.
Appendix A of GN36 version 0.0 implies the opposite, however this is an error and will be corrected in future updates.
CO2 equivalence (CO2-eq) - KBCN1199
The 2018 UK New Construction manual now uses the term CO2-eq, carbon dioxide equivalence, rather than CO2. This does not represent a change but is a more accurate definition of what is being measured in Building Regulation compliance calculations.
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 – evidence - KBCN1099
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.
Commissioning – Fume cupboards approved standards - KBCN0111
The following standards have been approved and can be used to demonstrate compliance with the commissioning credit for fume cupboards:
- BS 7989:2001
- CLEAPPS G9 Fume Cupboards in Schools - Revision of DfEE Building Bulletin 88
- BS EN 14175-4
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.
Community transport schemes in rural areas - KBCN1082
In rural areas, where scheduled public services may be limited, community transport schemes, including 'on-demand services', should be noted in the 'Transport assessment and travel plan', however unscheduled services cannot be accounted for when calculating the AI.
The provision of new a community transport scheme may be recognised under 'Sustainable transport measures' as a 'dedicated service', provided that:
- 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
Compliance: Applicability of criteria to subsequent schemes’ versions - KBCN0554
When assessing a project under a certain scheme, criteria or compliance notes from a previous scheme cannot be used to demonstrate compliance.
Compliance: Applicability of criteria to scheme’s previous versions - KBCN0430
Criteria set for a scheme version are not applicable retrospectively to previous versions.
Compliance: Conflicts of interest for the BREEAM assessor - KBCN0107
The assessor can be someone within the design team or work for the same company as the design team member(s) but the assessor must identify and manage any potential conflicts of interest. The assessor should also make BRE Global aware of the situation so that, should it prove appropriate, the certification report can be escalated to a more detailed level of quality assurance checking.
If the assessor is a member of the company who are producing evidence to demonstrate compliance, there must be clear separation of the roles and the BREEAM/HQM assessor must not be personally responsible for producing such evidence.
BREEAM/HQM is a 3rd party certification scheme. Therefore, it is important to avoid any conflicts of interest between those producing evidence and those awarding credits to ensure the robustness of the certification process.
Compliance: Statutory requirements - KBCN0395
BREEAM is an assessment method which promotes best practice in sustainable buildings.
Matters critical to health and safety, as well as any mandatory requirements from statutory authorities which conflict with BREEAM criteria may take precedence over BREEAM requirements. In this instance, evidence would be required to demonstrate that this is the case.
Note, this does not change the criteria requirements, and where BREEAM requirements are not met the design team must explore alternative options or specifications if the relevant credits are to be awarded.
17/04/18 Wording amended to clarify
Compliant test body – alternative compliance route using a Suitably Qualified Acoustician - KBCN1412
Where acoustic testing and measurement has not been performed by an organisation or individual that meets the definition of a compliant test body, compliance with this requirement can still be demonstrated where a Suitably Qualified Acoustician has reviewed the relevant test report(s).
The test report must:
a) Be countersigned or authorised by a Suitably Qualified Acoustician
b) Include a clear statement that the acoustic testing and measurements have been carried out in accordance with the BREEAM or HQM testing requirements
c) Include evidence that the verifier meets the definition for a Suitably Qualified Acoustician within the relevant BREEAM or HQM technical manual
Considerate Constructors Scheme – Phased developments - KBCN0328
The Considerate Constructors Scheme does make provision for phased developments within the registration process, allowing each phase to be registered separately. They make this provision to allow for very large developments that may go on over several years. It should therefore be possible for the developer to register the site in phases, so that CCS certificates can be submitted for BREEAM assessed buildings, without having to wait for the completion of the final phase.
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.
Contractual agreements for Shell Only / Shell & Core assessments - KBCN0942
For Shell Only and Shell & Core (RFO Part 1, Part 2, and combined Part 1 & 2) assessments, all relevant criteria are applicable. Contractual agreements confirming future provision of spaces are not acceptable.
Evidence must be provided showing waste storage space(s) that are suitably sized, dedicated and unlikely to be used by the future tenants for other purposes.
While the location of the space/spaces may change when fitting out, at this stage a space that is conveniently located for the deposit and collection of operational waste must be provided.
Control of glare from sunlight – ‘openness factor’ of blinds - KBCN1446
The ‘openness factor’ or ‘openness coefficient’ is the ratio between the area of openings and the total area of fabric. It is one of the factors in determining how much light will pass through the fabric of the blind.
For example, ‘black-out blinds’ may have an openness factor/coefficient of 0%.
For further details, please refer to: BS EN 14501:2005 ‘Blinds and shutters — Thermal and visual comfort — Performance characteristics and classification’
Control of glare from sunlight – adjacent buildings - KBCN1248
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.
This KBCN aligns with KBCN1211 from UKNC 2014
Control of glare from sunlight – blackout blinds - KBCN1246
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.
This KBCN aligns with KBCN0447 from UKNC 2014
Control of glare from sunlight – hotel rooms - KBCN1087
The primary function attributed to hotel rooms is that of a bedroom and as such, lighting and resultant glare are not considered to be problematic for these spaces.
The only exception to this is where designated additional office 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.
This KBCN aligns with KBCN0666 from UKNC 2014
Control of glare from sunlight – no relevant building areas - KBCN1086
If the scope of the assessment does not include any relevant building areas, as defined within the manual, the criteria for Control of glare from sunlight 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.
This KBCN aligns with KBCN0429 from UKNC 2014
Control of glare from sunlight – residential areas - KBCN1092
Control of glare from sunlight criteria apply to building areas where lighting and resultant glare could be problematic for users. In residential buildings this would include 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.
This KBCN aligns with KBCN00040 from UKNC 2014
Control of glare from sunlight – roof lights - KBCN1091
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.
This KBCN aligns with KBCN0319 from UKNC 2014
Control of glare from sunlight – transmittance value - KBCN1089
Transmittance values should be based on those quoted for ‘visible' or 'optical' light transmittance.
23 Mar 2021 - Reference to the term 'optical' added, for clarity
This KBCN aligns with KBCN0709 of UKNC 2014
Control of glare from sunlight – types of glare - KBCN1043
Assessors should ensure that the design team has considered the possibility of glare from all sources, including direct sunlight, reflected sunlight and contrast glare.
Control of glare from sunlight – use of tinted windows - KBCN1090
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.
This KBCN aligns with KBCN0862 from UKNC 2014
Control of glare from sunlight- no windows in relevant areas - KBCN1088
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.
This KBCN aligns with KBCN0146 of UKNC 2014
Credit Score Ready Reckoner - KBCN1120
The downloadable files below are both designed to allow users to identify how many credits are available for different combinations of factors applicable to Mat 01 (e.g. the stages done, the tool used, whether options appraisal is done or not). The 'BREEAM New Constrction 2018 Mat 01 Maximum Credit Score Ready Reckoner' file is a static table. The 'Mat01_InteractiveRR' file is an interactive tool (which also allows users to see how different numbers of options appraised afects the credit award). Both approaches achieve the same function but one may be preferable to the other depending on the circumstances, and user preferences. Although the same information can be found using the Mat01/02 Results Submission Tool (which takes precedence), these files may be useful as quick reference guidance.
Instructions for 'BREEAM New Construction 2018 Mat 01 Maximum Credit Score Ready Reckoner' file:-
- Identify if the building use type is applicable to ‘Superstructure comparison with the BREEAM benchmark’ (blue section columns).
- If it is applicable, identify what stage(s) the ‘Superstructure comparison with the BREEAM benchmark’ will be done at, and use that column (b, c or d). Then decide which tool that will be used for ‘Superstructure comparison with the BREEAM benchmark’. If ‘Superstructure comparison with the BREEAM benchmark’ is not applicable use column a.
- Identify what stage(s) ‘Options appraisal’ will be done at (green section rows) and if substructure & hard landscaping and/or core building services will be included. Then identify the tool(s) that can be used for ‘Options Appraisal’ and chose one. Use the relevant row (1 to 13).
- Find the intersection of the column identified in step 2 and the row identified in step 3 to find the applicable credit score (this is the maximum depending on the number of options appraised and performance compared with the benchmark, if applicable).
- If the credit score identified in step 4 is not 'n/a', follow the same row across and check its intersection with columns e and f to see which additional exemplary credits are applicable.
(Alternatively, identify a target credit score first, and then work backwards to find the stages, tool(s) and scope that must be achieved.)
Instructions for 'Mat01_InteractiveRR' file:-
- Starting at the topmost yellow box under 'Assessment details', complete all the yellow boxes according to the project's anticipated approach to the Mat 01 issue. The predicted credit score will be shown.
- Explore the effect on the predicted score when responses are changed (with due consideration of appropriateness to the project). Details on different recognised tools can be see in the 'ToolsRecognisedByBREEAM' sheet.
- Use this process to either confirm or modify the approach to take.
For both files, the score should be verified by entering the required inputs (determined from this table) into the Mat 01/02 Results Submission Tool.
BREEAM New Construction 2018 MAT 01 Maximum Credit Score Ready Reckoner_v1
02/03/2020 Mat 01 Interactive Ready Reckoner updated to V1.1
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 – Large retail - KBCN0528
For large retail developments that provide at least 50 customer cycle storage spaces, this meets the requirement for customer spaces. The requirement of one cycling space every 10 staff needs to be met in addition to this.
Cycle spaces – Maximum number of stadium visitors - KBCN0323
To calculate the required provision, the sliding scale of compliance should be used for the staff and up to 5000 stadium visitors.
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 – Public cycle spaces - KBCN1057
Existing public cycle spaces cannot contribute to compliance in BREEAM UK schemes
These are outside the influence of the design team and building operator and it cannot, therefore, be guaranteed that these will be available to building users.
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 – Small retail – multiple units - KBCN0187
In a development of multiple small retail units, to achieve credit, 10 compliant cycle storage spaces in total are required where it can be shown that these are accessible to all units. However, where such developments consist of multiple units over a large area or are separated by barriers such as roads, the assessor should ensure that the provision is both adequate and conveniently located for all units.
The 50% reduction allowed for building locations with a high level of public transport accessibility is not applicable in this case.
17/11/2016 Note related to the 50% reduction added.
14/03/2018 Note added regarding multiple units over a large area or separated by barriers.
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.
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 – Multi-residential / residential institutions - KBCN0967
Where there is a BREEAM requirement for residents, compliant facilities within their accommodation can be considered as cyclists' facilities. Separate facilities for staff must be provided as required to achieve compliance.
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 – Shell only/shell & core assessments - KBCN0882
Cycle parking must be provided as part of the base-build for all assessment types.
Where compliance is sought for additional cyclists’ facilities, the developer should provide all aspects of the installation which fall within the scope of their work and facilitate the future completion of any aspects which do not.
For shell & core assessments, if additional facilities, such as showers and drying space, are not provided in core areas and internal walls are not provided to tenanted areas, these must be indicated on design drawings and all relevant services provided. This would include capped-off supplies and electrical points as necessary in order to facilitate the completion of the compliant facilities by the tenant.
The developer should do as much as they can, within the scope of their work, to facilitate the future installation of compliant facilities and should not do anything which would make future installation more onerous.
25/05/2018 - Wording amended to clarify the intent.
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 – Visitors - KBCN00014
Where the cycle spaces requirement is based on the number of staff plus visitors, customers or patients, the number of cyclist facilities required to demonstrate compliance is based on the number of cycle spaces for staff only.
Visitors, customers or patients would not be expected to have access to showers and lockers within a building.
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 – ‘Internal association or atrium areas’ - KBCN1267
This term refers to areas intended to replace outdoor recreation spaces, typically found in prisons, but which may also be present in hospitals and residential accommodation for elderly people.
The requirements relating to such spaces are, therefore, not generally applicable to other building types.
Daylighting – alternative route to compliance - KBCN1047
The alternative route was developed for rooms in Healthcare developments with multiple functions within the same space, and as such, having different daylight needs at various points within the room.
For other building types, an assessor wishing to use the alternative route to compliance for daylighting should contact the BREEAM technical team with details and justification.
The alternative route was applied to Healthcare building types specifically because these building types are likely to have spaces that have varying needs for daylight. For example, in a hospital ward, the areas where patient beds are located will benefit from good daylight, whereas this is of less importance for the nurses stations, which are used intermittently.
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 – 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 – side-lit internal association and atrium areas - KBCN1198
In buildings where the design of internal associations or atriums areas means that the space cannot be top-lit and is instead side-lit, the Daylighting criteria can be applied as follows;
Minimum values of average daylight factor:
The internal association or atrium area space will need to achieve an average daylight factor of 3% across a minimum of 80% of the space and either a uniformity ratio of 0.3 or a minimum point daylight factor of 0.9%.
The internal association or atrium area space will need to achieve a minimum daylight illuminance of at least 90 lux for 2650 hours per year.
Daylighting – studio flats - KBCN0808
In the case of studio flats, 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. Circulation areas do not need to be included in the calculation.
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%.
Daylighting – Floor areas for average daylight calculations - KBCN1081
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 the Daylight issue calculations methodology 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 (as identified in tables 5.1, 5.3, 5.8 and 5.9), 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.
This KBCN aligns with KBCN0471 of UKNC 2014
Dedicated cycle lanes/paths - KBCN1384
The term 'dedicated' is not intended to preclude cycle routes which are shared with pedestrians or vehicles. The assessor may deem such arrangements compliant, provided that they meet the requirements of the approved external guidance referred to in the criteria.
Dedicated off-site manufacturing and fabrication - KBCN0795
Energy use, water consumption and materials' transport data from 'dedicated off-site manufacturing or fabrication' should only be accounted for if the manufacturing process has been specifically developed for the project under assessment, excluding data from manufacturing 'off the shelf' products.
The construction impact monitoring should only consider the data that has been specifically generated by the activities of the project under assessment.
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 – NHS Buildings - KBCN1085
'NHS buildings' refers to projects which are primarily funded in the long term by the National Health Service.
'Prerequisite - For Healthcare NHS building only" applies to any facilities which are owned and managed privately but which source the majority of their income from the NHS.
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 ‘total useful floor area’ - KBCN00079
The total area of all enclosed spaces measured to the internal face of external walls. In this convention:
- The area of sloping surfaces such as staircases, galleries, raked auditoria and tiered terraces should be taken as their area on plan
- Areas that are not enclosed, such as open floors, covered ways and balconies, are excluded
Definition of a ‘product’ - KBCN1142
For Mat 02, the definition of a product is the same as for Mat 03: ‘A manufacturer-specific product (i.e. with a manufacturer reference number) that is specified by the designer (e.g. architect, engineer, interior designer, quantity surveyor, landscape architect etc.) or selected by the constructor (principle or sub-contractor), and installed on the project’.
It is acceptable for a product in Mat 02 to have variations in where it is manufactured, how it is manufactured and the source of its constituent products (as defined in Mat 03), providing these variations are not available for the specifier (or constructor) to choose between, but are instead determined by the manufacturer. If variations are available for the specifier to choose between then, for the purposes of Mat 02, each variation is effectively a different product.
Examples of acceptable variations for a product:-
- If the product is manufactured in more than one location but the specifier cannot choose the location.
- If the product is made on two different production lines in the same location but the specifier cannot choose the production line.
- If the recycled content is sometimes 10% and sometimes 15%, etc., but the specifier cannot choose the recycled content.
Examples of unacceptable variations for a product:-
- Different densities that the specifier can choose between.
- Different thicknesses that the specifier can choose between.
- Different constituent products (as defined in Mat 03) that the specifier can choose between.
The following exceptions are variations that the specifier can choose between, but shall still be considered a product for the purposes of Mat 02 (providing they are variations of a single product and not listed as separate products by the manufacturer). This is to recognise the practicalities of producing EPD for product ranges with varying combinations:-
- Different decorative colours that the specifier can choose between.
- Different decorative patterns that the specifier can choose between.
- Bespoke modules/sizes determined by the specifier to suit the design.
Definition of Accredited Energy Assessor - KBCN0706
BREEAM recognise that CIBSE Low Carbon Design and Simulation consultants are qualified to confirm compliance with Part L Building Regulations and are therefore qualified to produce BRUKL reports demonstrating compliance with Ene 01.
Technical manual to be updated accordingly in next re-issue.
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.
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.
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.
Determining ecological outcomes – criteria not met - KBCN1457
The 'determining ecological outcomes' criteria in both routes 1 and 2 have a major impact on achieving the rest of the credits in the Land Use and Ecology category.
The dependency maps below show what potential effect this has on the assessment when this criteria is not achieved.
Determining ecological outcomes rev 0.0
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 – 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
Diversion of resources from landfill – RMP - KBCN0981
Monitoring, recording and sorting the key waste groups of non-hazardous wastes are required for this credit.
Compliance with the 'Diversion of resources from landfill criteria' can be demonstrated through production of a Resource Management Plan or with equivalent documentation demonstrating that the requirements have been met.
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.
Ecological enhancement implementation time-frames - KBCN1196
At the Post Construction Assessment stage of large or phased developments, for example, some ecological enhancements may not have been completed. This may include features which are to be added at a later date in the appropriate planting season. In such cases, it is acceptable to provide evidence from the client or principal contractor confirming that the enhancements will be completed within an appropriate period, advised by the SQE.
Ecological risk evaluation checklist – Assessment Route 2 - KBCN1113
Where assessment route 2 is chosen, regardless of the outcome of the Ecological risk evaluation checklist, the checklist does not need to be completed.
The intent of the checklist is to understand the ecological risks associated with the site, and to confirm if assessment route 1 is appropriate for the site.
Ecology and Biodiversity section in the building owner information - KBCN1373
The section on Ecology and Biodiversity, which is included as part of the tenant or building owner information, requires input by the Suitably Qualified Ecologist, even though it is likely to also involve generic information that does not need to be provided by them. The SQE should review all guidance to ensure it is technically correct and appropriate for the specific project. It is at the discretion of the SQE to determine which parts of the section require their input. This section should be written in plain English, so that a non-specialist audience can understand it. The nature of the content will depend on the particular project and space available.
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.
Education – Different age ranges and/or non-acute SEN - KBCN0224
For a combined school campus the number of cycle storage spaces and compliant facilities will need to be calculated individually for each user-group of the building; e.g. the number of facilities for nursery schools, primary schools and secondary schools should be calculated as per the criteria defined for each of these education types and totalled.
Where this includes non-acute SEN facilities and the unusual structure of the classes prevents standard assessment, the assessor should use their judgement to determine whether to apply the pre-school criteria or base on the total number of staff and students.
While within the scoring and reporting tool the dominant education building type category will be selected, calculations need to be provided as supporting evidence, with the assessor's comments/notes used to clarify the calculation used to demonstrate compliance.
14 03 2018 - clarified and key information incorporated from KBCN0424
Education – Primary schools - KBCN1056
Cycle parking spaces are intended for the use of pupils and staff and are calculated based on the number of form groups per year as per the technical guidance.
Compliance for pupils can be based on the provision of adequate space in a cloakroom to store outdoor clothing and cycle helmets.
The number of additional facilities for staff should be calculated based on 1 locker per 10 members of staff and 1 shower per 10 lockers’, subject to a minimum of one shower being provided.
In a primary school, pupils are not expected to have access to private showers or other cyclists’ facilities.
22/11/2019: Clarification added regarding the number of additional facilities.
Education – Secondary schools - KBCN0119
Cycle parking spaces may be shared between students and staff, and are calculated based on the total number of staff and students as per the technical guidance.
Compliance for students can be based on the provision of compliant lockers only based on the following logic:
• Where secondary schools have sports facilities, compliance shall be based on the provision of compliant lockers only. The provision of showers or changing spaces is assumed to be included with the sports facilities are do not need to be assessed.
• Where secondary schools do not have sports facilities, cyclist facilities are assessed as per the technical guidance.
Secondary schools will, in almost all cases, will already have sports facilities including enough showers and adequate changing facilities to meet the BREEAM requirements by default. For most students however, the most important facility is likely to be adequate locker storage rather than showers or changing facilities.
Separate shower and changing facilities must be provided for staff. Locker facilities may be shared with students if appropriate, but staff lockers should be suitably located in relation to the other staff facilities.
The number of showers for staff should be based on the total number of staff and one shower for every 100 staff*, subject to a minimum of one shower being provided.
*This is based on 1 cycle storage space per 10 staff, and 1 shower per 10 cycle storage spaces.
10 03 2020 Further clarification of the intent
14 03 2018 Heading and wording clarified
EFSA daylight requirements for Schools - KBCN1272
For school buildings, it is acceptable to use the Education and Skills Funding Agency (EFSA) framework requirements as an alternative method of compliance with the 'Daylighting' criteria. In this case, evidence would be required to demonstrate that the requirements in the framework have been adhered to. At least 80% of all relevant room types (weighted by area) must meet the relevant criteria in the ESFA
Reworded to clarify that the 80% requirement still applies. 31/07/2019
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 spaces (EVCS) – Priority spaces - KBCN1429
The current criteria for EVCS do not address provision for priority spaces, such as those allocated to disabled use and car sharing.
The assessor and design team should, therefore, take a pragmatic approach to this and, where the overall number of required EVCS permits, an appropriate proportion of these should be provided for priority spaces. This will not be deemed as 'double-counting' as the number of EVCS required should be considered independently of other requirements.
The intent is that electric vehicle charging spaces are available to all building users (where possible).
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.
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.
Emissions from construction products ISO 16000-10 - KBCN1134
Results of testing to ISO 16000-10 can be considered compliant with the relevant testing requirements of the emissions from construction products credit where the product manufacturer can demonstrate the results generated by testing to ISO 16000-10 correlate to results that would be achieved using EN 16516 or ISO 16000-9.
This is because EN 16516 classifies ISO 16000-10 as an ‘indirect method’, which means “any simplified, screening, secondary, derived or alternative method. An indirect method can be applied if it provides a result that is comparable to or that correlates with the result of the reference method under the conditions applied. The validity of the correlation with the reference method is limited to the field of application for which it has been established.”
Ene 01: Minimum standard for Excellent - KBCN1336
To provide greater flexibility, there is an alternative route for meeting the minimum Excellent standard within Ene 01. Where four credits for ‘Prediction of operational energy consumption’ are achieved, the minimum standard for Excellent in Ene 01 can be deemed to be met, provided certain conditions have been met.
See section 4.1 of Guidance Note GN32, version 1.1 for further details.
Version 3.0 of the technical manual refers to ‘4 credits’ for both Excellent and Outstanding. This will be corrected in the next reissue of the manual, so that it is clear that for Simple Buildings the requirement is achieving the Prediction criteria, not achieving four credits.
This was applied to version 3.0 of the technical manual, but can be applied in all issues of the UK NC2018 scheme.
19/08/2019 Clarified as above.
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 modelling for PV - KBCN0992
Where PV is being specified on the recommendation of a compliant LZC feasibility study, iSBEM can be used to calculate the reduction in regulated CO2 emissions.
The outputs from iSBEM should be as accurate as those from DSM modelling; (iSBEM takes into account the type of PV module, the level of overshadowing and the ventilation strategy).
Energy modelling not required for Building Regulations compliance - KBCN0487
For the purposes of demonstrating BREEAM compliance, it is still necessary to undertake energy modelling to generate the required performance data.
Energy monitoring and management systems and small useful floor areas - KBCN1361
The requirement for an energy monitoring and management system (Building Management System – BMS) applies to useful floor areas that are greater than 1,000 m2. For developments where useful areas are monitored by single utility meters (of the same fuel) and are smaller than 1,000m2, the BMS requirement is not applicable. This is because the value of monitoring given by a BMS is not appropriate for such small areas.
For example, in a situation where a large building is served by several utility meters (of the same fuel), with none of them covering a useful floor area greater than 1,000 m2, the requirement for BMS is not applicable.
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.
This also applies to the predicted energy performance and all energy modelling for the prediction of operation energy consumption.
Amended 01/09/2020 to cover UKNC2018 - Prediction of operational energy consumption
Enhanced Amenities – duplication of existing amenities - KBCN1406
Where an amenity is already present within the prescribed distance, a new amenity falling under the same category cannot be considered as an enhanced amenity, unless it provides a significantly different offering to the existing one. So, for example, if there was an existing fast food outlet and the development provided a new fast food outlet, this could not be considered, whereas a new grocery store or restaurant may be considered.
Note: This is applicable where the development itself could be considered an enhanced amenity, in line with KBCN0264
Assessors must use their discretion and justify the decision in their assessment report.
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.
EPD for systems of products always installed together - KBCN1102
Where an EPD is for a system of products, from the same manufacturer, that are always installed together, this system of products shall be considered a single product for the purposes of assessment in BREEAM. Examples of this include:
- a flooring system of products comprising of the floor finish and an adhesive
- a cladding system of products comprising panels, fixing brackets, insulation and seals etc.
Erratum – Criterion 8 – ‘No net loss’ - KBCN1210
In Criterion 8 of this issue, the wording, 'No net loss of ecological value' should read, 'No overall loss of ecological value'.
This corresponds to the definition of 'No overall loss' provided in the guidance for this Issue.
Technical manual to be updated accordingly in next reissue.
Erratum – Table 1 in V2.5 of GN22: BREEAM and HQM recognised schemes for emissions from construction products - KBCN1436
Table 1 in V2.5 of GN22 has two footnote symbols missing:
• Product Type column – Paints and varnishes should read Paints and varnishes*
• Product Type column – Wood panels should read Wood panels^
These will be corrected in the next reissue of the Note.
Erratum – UK NC2018 Issue overview icons - KBCN1070
Some icons in the recently published UKNC2018 technical manual indicate incorrect numbers of credits available by assessment type. The table below summarises the error and correction needed.
10/08/18 - Technical manual updated. Only relevant to v1.0 of the manual
Erratum – UK NC2018 LE 05 – criterion 6 - KBCN1189
Criterion 6 should not have been included in the Planning, liaison, data, monitoring and review management and maintenance credit. Instead it is a requirement of the below credit as follows;
6. Landscape and ecology management plan, or equivalent, is developed in accordance with BS 42020:2013 Section 11.1 covering as a minimum the first five years after project completion and includes:
6.a: Actions and responsibilities, prior to handover, to give to relevant individuals
6.b: The ecological value and condition of the site over the development life.
6.c: Identification of opportunities for ongoing alignment with activities external to the development project and which supports the aims of BREEAM's Strategic Ecology Framework
6.d: Identification and guidance to trigger appropriate remedial actions to address previously unforeseen impacts
6.e: Clearly defined and allocated roles and responsibilities.
7. The landscape and management plan or similar is updated as appropriate to support maintenance of the ecological value of the site.
Clarification of LE 05 criteria 6 and 7 will be made in the next re-issue.
Erratum – UK NC2018 Pol 03 – Peak rate of run-off for greenfield sites - KBCN1063
The 30% improvement on the peak rate of run-off, required under criterion 6, is only applicable to Brownfield sites. Post-development, Greenfield sites are only required to achieve a peak rate of run-off that is no greater than the pre-developed site.
The 2014 UK NC scheme required both Greenfield and Brownfield sites to not increase the peak rate of run-off as a result of the development. A 30% improvement for brownfield sites is in keeping with BREEAM's aim to continue to drive improvements and mitigate the impacts of development.
10/08/18 - Technical manual updated. Only relevant to v1.0 of the manual
Erratum – UK NC2018 Pol 03 – Prerequisite for Simple buildings assessments - KBCN1067
The prerequisite requiring the appointment of an appropriate consultant is applicable to Simple buildings assessments for the Flood resilience and Minimising watercourse pollution credits. The prerequisite must also be met if the two credits and exemplary credit are awarded for Simple Buildings achieving compliance to the Surface Water Run-off criteria. Refer to the text under 'Up to two credits - Simple Buildings - Surface water run-off'.
The prerequisite does not, however, apply to the 'Simple buildings only' criteria 24-25.
Assessment scope for a Simple building:
Erratum – UK NC2018 Tra 02 – Table 7.6 Building Types - KBCN1074
The text relevant to Building Group 5 in the building types key for this table should read as follows:
BG 5: Multi-residential.
Therefore, please ignore the text: '(two credits are available and each can be awarded independently of the other)'.
10/08/18 - Technical manual updated. Only relevant to v1.0 of the manual
Erratum – UK NC2018 LE 05 – Prerequisite criterion 2 - KBCN1123
Clarification of the LE05 prerequisite reference to LE 04 will be made in the next manual re-issue. It will distinguish more clearly between the Route 1 and Route 2 requirements as follows:
2. The following must be achieved, according to the route being assessed:
2a. Route 1 - Criteria 3-4 in LE 03 have been achieved.
2b. Route 2 - Criteria 3-4 in LE 03 have been achieved, and at least one credit under LE 04 for 'Change and Enhancement of Ecology' has been awarded.
10/08/18 - Technical manual updated. Only relevant to v1.0 of the manual
EU CLP Regulation and BREEAM Category 1A and 1B carcinogens emission limit criteria - KBCN1280
The European Regulation (EC) No.1272/2008 on classification, labelling and packaging of substances and mixtures (‘the CLP Regulation’ or ‘CLP’) applies to all EU Member States.
CLP requires manufacturers, importers, downstream users and distributors to communicate the identified hazards of a substance or mixture to the other parties in the supply chain, including to consumers. The regulation requires products with hazardous properties to be labelled in accordance with CLP before being placed on the market. CLP requires products containing any ingredients that have been classified as Category 1A and 1B carcinogens to be labelled as carcinogenic.
Therefore, with respect to the BREEAM Category 1A and 1B carcinogens emission limit criteria, for products marketed in EU Member States, if a product’s safety information (e.g. safety data sheet) or a manufacturer’s declaration confirms that that the product does not need to be labelled as a Category 1A or 1B carcinogen in accordance with CLP, then this information would be an acceptable form of evidence for demonstrating compliance with the criteria
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.
Excluding large untreated warehouse spaces from ‘Useful floor area’ - KBCN00069
For industrial buildings, where there are offices and the untreated warehouse space does not include any energy-intensive systems or processes, the warehouse space can be excluded from the calculation of 'useful floor area' to determine whether Criterion 2 or 3 (Criterion 2 only in UK New Construction 2018) is applicable.
For speculative developments, if Planning Consent includes Distribution or Warehousing (UK Planning Use Class B8 or equivalent local planning consent) and the design team and assessor can justify that this is the intended use, the above approach can be followed for untreated warehouse space.
Where there is minimal energy consumption, complex sub-metering such a space would add little benefit.
Wording clarified and note added relating to speculative developments - 16/12/2016
Wording clarified relating to speculative developments - 06/01/2020
Exemplary credits for Post-occupancy stage - KBCN1400
The 'Four credits - Prediction of operational energy consumption' need to be achieved before assessing the two exemplary credits for 'post-occupancy stage'.
This is so that the post-occupancy stage commitments have a prediction to be compared to.
Exemplary level credit - KBCN1131
The exemplary level credit of Hea 06 requires the use of a compliant risk based security rating scheme and for the projects performance against the scheme to be confirmed through independent assessment and verification.
Where this criteria has been met, and as such the exemplary level credit achieved, the 'Security of site and building' credit of Hea 06 is also automatically achieved. This is because the compliant risk based security rating scheme will cover the requirements of the 'Security of site and building' credit, in addition to covering many other aspects.
Exemplary level credit and Secured by Design (SbD) - KBCN1228
Secured by Design (SbD) cannot currently be considered compliant with the requirements of the exemplary level credit for this Issue which requires: ‘A compliant risk based security rating scheme has been used. The performance against the scheme has been confirmed by independent assessment and verification.’
This is for the following reasons:
- SbD police officers are not fully independent when providing design guidance to the end user, as they recommend the use of SbD ‘approved’ products.
- Recommendations from using SbD are proposed solutions taken from a prescriptive list of security measures/products. As such, there is no grading or rating provided at the end of the process.
- SbD is not a certification body and therefore does not provide independent assessment and verification.
Existing travel plan - KBCN1068
If an up to date organisational travel plan, that is BREEAM compliant, exists for a site on which an assessed building is located, it can be used to meet the relevant criteria. All building users (in existing and new buildings) and additional travel resulting from users of the new building need to be taken into account.
Extension to existing buildings - KBCN1039
Facilities within the existing building can be used to assess compliance. These facilities must cater for the total volume of predicted recyclable waste arising from the new extension and existing buildings.
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.
Extensions and infill developments - KBCN1055
When assessing a new extension or infill development on an existing site, only new lighting specified as part of the assessed works needs to be considered.
External lighting – architectural façade lighting - KBCN0650
Architectural façade (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 inside wider building - KBCN0906
Where a building undergoing assessment is located inside of another building, for example a retail unit within a shopping centre, Ene 03 External lighting and Pol 04 Reduction of night time light pollution should be assessed as follows;
'External lighting' that is inside of the wider building, using the example above the lighting is external of the retail unit itself but inside of the wider shopping centre, criteria relating to the luminous efficacy should be applied as presented within the manual. For the criteria relating to controlled for prevention of operation during daylight hours and presence detection in areas of intermittent pedestrian traffic, however, instead of demonstrating that the lighting is not operational during daylight hours, it should be demonstrated that the lighting is not operational outside of the operational hours of the wider shopping centre. Any external lighting within the scope of works being assessed that is located outside of the wider shopping centre, for example if the retail unit had an entrance or exit that leads on to the street outside, this would need to be assessed against the criteria presented within the manual.
If the building undergoing assessment has no external lighting that is outside of the wider building, it can be considered that the building has no external lighting. However, as above, any external lighting within the scope of works of the assessment that is located outside of the wider building will need to be assessed as the criteria is presented within the manual.
10/05/2019 Reference to specific criteria numbers removed and made applicable to UK NC2018
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.
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.
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'.
Flood resilience – appropriate consultant - KBCN1453
Where compliance is only sought for criteria 2-4a, if the assessor is satisfied and can justify that the person conducting a flood risk assessment for the development has the appropriate level of knowledge to undertake it, then they do not need to meet the full definition of the 'appropriate consultant'.
Flood resilience – Pre-existing flood defences - KBCN1021
In an area protected by existing flood defences, (designed to withstand a certain magnitude of flooding), the appropriate number of flood risk credits can be awarded where the defences reduce the risk to ‘low’ or ‘medium’ and the following conditions are met:
1. The development is not located in an area where new flood defences have to be, or have been, constructed to minimise the risk of flooding to the site and its locality purely for the purpose of the development or its wider master plan.
2.The development is located on previously occupied land (as defined by the criteria in BREEAM issue LE 01 Site selection).
3.The relevant agency confirms that, as a result of such defences, the risk of a flood event occurring is reduced to low or medium risk. If firm confirmation is not provided then the credit cannot be awarded.
A statutory body’s local or regional office may be able to provide more information on existing defences in the area in which the assessed development is located.
Flood resilience – Third party feature acting as flood defences - KBCN1022
There are many landscape feature defences, owned by third parties, which due to their location act as a flood defence by default, e.g. motorway, railway embankments, walls etc. It can be assumed that such embankments will remain in place for the lifetime of the development, unless the assessor or project team have reason to believe otherwise. For walls, assurance must be sought that the wall is likely to remain for the design life of the building.
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 – combining flow control - KBCN1034
Flow control devices are not required for each individual fitting and may control one or more WC area, such as adjacent male and female toilets within a core. However, when using a single device to control the supply to multiple areas, the strategy must account for the occupancy and function of each space, to ensure that the aim of the criterion is met.
Combining multiple cores with varying occupancy using a single flow control device has the risk that faults in infrequently used sanitary facilities could continue to leak undetected.
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 devices – use of time controllers - KBCN1037
Where a time controller can be justified as an effective means of activating a flow control device, for example, where the facilities are in constant use for a fixed period each day, this may be considered compliant.
BREEAM seeks to be outcome-driven and to encourage the most appropriate solutions in meeting the aim of the criteria.
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.
Flush stud lighting - KBCN1028
Flush stud lights used for safety purposes in vehicle manoeuvring areas may be excluded from the assessment.
Flushing control – patients with frail or infirm hands - KBCN0414
When determining whether the WC fittings in healthcare facilities are suitable 'for operation by patients with frail or infirm hands', the assessor should be satisfied that this requirement has been met, as it will be product type dependent. If unclear to the assessor, evidence obtained from the relevant manufacturer confirming that their product is specifically designed, and has been tested and approved, for this purpose would be acceptable.
16/04/2018 Rewritten for clarity
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.
Free-standing recycling bins - KBCN1359
Free-standing internal recycling bins may be acceptable to demonstrate compliance for this Issue. These are not required to be built-in or fixed, as long as all the criteria are met, such as the provision of sufficient space in a suitable location.
In cases where the recycling bins cannot be placed in the kitchen, but are located in a nearby store cupboard, for example, signage must be provided, to indicate the location of the recycling bins.
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.
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.
Functional adaptation strategy study – timing - KBCN0730
Late consideration of the strategy appraisal, might reduce the study to a ‘paper exercise’, with minimal value to the project.
However, where the assessor is satisfied that there is clear justification for the study being developed at a slightly later stage (i.e. early RIBA stage 3) AND there is clear evidence that the strategy has achieved the intended outcomes (i.e. the later consideration has been in no way detrimental to the outcomes of the strategy study/appraisal and the benefits can still be realised on the project), this will be sufficient for compliance. In any case, all other requirements of the issue must be met for the credit to be awarded.
The requirements for the timing of the functional adaptation strategy study are intended to ensure that the benefits of the study are realised through early consideration.
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.
GN06 Hea 02 Indoor Air Quality Plan – BREEAM UK New Construction 2011 and 2014 - KBCN0618
It has been shown that poor indoor air quality is linked to health deterioration and poor performance of building occupants 1 and 2. For this reason BREEAM rewards projects that produce an Indoor Air Quality plan (IAQP) which seeks to minimise sources of pollution and optimise indoor air quality.
The purpose of this Guidance Note is to provide guidance to assessors and project teams regarding the content and rigour of an Indoor Air Quality Plan (IAQP) as required by the Hea 02 Indoor air quality criteria in the BREEAM New Construction and Refurbishment schemes. It should not be interpreted as BREEAM criteria. It is intended to provide assessors and project teams with further, flexible information and guidance regarding the rigour, content and tasks of an IAQP.”
View full Guidance Note
(licensed assessors only)
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(licensed assessors only)
Updated text to reflect the latest version of this Guidance Note
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.
View full Guidance Note
(licensed assessors only)
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(licensed assessors only)
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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(licensed assessors only)
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GN32 Energy Prediction and Post Occupancy Assessment - KBCN1096
The purpose of this Guidance Note is to describe the energy performance prediction and subsequent post occupancy monitoring methodology. This Guidance Note relates specifically to the Prediction of operational energy consumption criteria (4 credits) and the Post-occupancy stage criteria (2 exemplary credits) within BREEAM New Construction 2018.
View full Guidance Note
(licensed assessors only)
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(licensed assessors only)
GN33 has been updated - KBCN1282
GN33 BREEAM and HQM Responsible Construction Management v1.0 (to be used in conjunction with BREEAM New Construction 2018 and HQM ONE) has been updated to v1.1. The main changes are clarifications to Table 2 as follows:
-the final CCS monitor’s report must be used to determine the score achieved in CCS
-where a score of ≥35 is achieved, a score of at least 7 in each of the five CCS sections must be achieved.
GN33 v1.1 can be downloaded from BREEAM Projects » BREEAM Assessor Guidance
GN33- Evidence requirement clarification - KBCN1157
In Guidance Note 33, BREEAM recognised responsible construction schemes are mapped against the 'Responsible construction management' criteria within the manual, in order to determine the degree of comparability. Table 2 in GN33 provides a mapping of the recognised schemes, the relevant scores and the BREEAM items ‘a-s’ which are achieved.
Where items in the table have been 'ticked', the only evidence that is required is confirmation of the formal certification under the relevant scheme, in addition to the evaluation report. No further information is required to achieve these items.
Where an item in the table has been 'crossed', this means that either, the responsible construction scheme does not demonstrate compliance with that BREEAM item, or that the score achieved is not high enough to confirm compliance with the item. Where a cross exists against an item, additional evidence will be required to demonstrate compliance with those items, (where credits are sought).
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(licenced assessors only)
GN39 BREEAM UK NC 2018 Ene 01 Calculation Methodology - KBCN1098
The purpose of this guidance note is to describe the calculation methodology for the energy performance criteria (up to 9 credits) under the Ene 01 issue of the
BREEAM UK New Construction 2018 scheme.
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(licensed assessors only)
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GN40 BREEAM, CEEQUAL, HQM Ecology Assessment Issues Reporting Template - KBCN1190
Purpose and Scope of this Guidance Note
The purpose of this guidance note is to help the Assessor relate the information generated during the project to the BREEAM, CEEQUAL or HQM ecology assessment issues in the scheme being used for assessment. The guidance in this document has been produced to support the assessment of these issues and should not be interpreted as criteria. Use of this document as a template is optional. If the Assessor chooses to use the template provided within this guidance note as evidence in the assessment the Assessor, project team member or the appointed Suitably Qualified Ecologist must complete all relevant sections. The completed document can then be used by the Assessor along with all relevant project documentation to demonstrate compliance with the BREEAM, CEEQUAL or HQM criteria.
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Greater Manchester Accessibility Level (GMAL) - KBCN1394
The Greater Manchester Accessibility Levels (GMAL) method has been created to provide a way of measuring the density of public transport provision at any location within the Greater Manchester region. It is derived from the Public Transport Accessibility Level (PTAL) approach used by Transport for London. As such, the Greater Manchester Accessibility Index (GMAI) scores generated by the GMAL method can be used as evidence of compliance against the BREEAM and HQM Accessibility Index requirements. Please note that project teams must ensure that they use the latest version of the GMAL dataset, which is available from the data.gov.uk website (https://data.gov.uk/dataset/d9dfbf0a-3cd7-4b12-a39f-0ec717423ee4/gm-accessibility-levels-gmal
Green lease agreement – applicability - KBCN0897
Green Lease Agreements or other shell & core options (green building guide and developer-tenant collaboration), which were included in UK NC 2011, International NC 2013 and earlier scheme versions are no longer available to demonstrate compliance.
The only exception to this is for Issue Ene 01 for Shell and Core assessments (as detailed in CN/Specific note 1.2).
For all other Issues projects are assessed based on the level of works/assessment type being undertaken.
17/04/18 Reference to 'specific note' added to align with UK NC2018
Green roofs – habitat distinctiveness - KBCN1332
In GN36 Appendix C - Habitat Type Classification and Reference Index the distinctiveness types which have been set for Extensive and Intensive green roofs in part relate to ‘likely’ planting taking into consideration possible options for these roofs.
Taking into consideration evolving and changing practices around green roofs (and generally relating to habitat classification) notes A&B in GN36 Appendix C provide the ecologist with the flexibility to use their professional judgement to use alternative information / classification as long as this is justified.
As such, whilst the distinctiveness levels set in Appendix C should be used in normal circumstances, where the ecologist can provide evidence/justification for doing so, they can specify the distinctiveness of the green roof based specifically on the planting that has implemented on that project.
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'
Guidance Note 35 withdrawn - KBCN1355
Guidance Note 35 has been withdrawn following the publication of v3.0 of the BREEAM UK New Construction 2018 Technical manual. This manual reissue includes all of the information contained in this guidance note in a revised form and supersedes the GN content. As such the GN should not be used for assessment purposes and it has been archived. A copy can be downloaded if required for archive purposes only.
Please see KBCN1221
regarding the original Guidance Note 35.
Guidance Note 40 to be updated - KBCN1356
Following the publication of v3.0 of the BREEAM UK New Construction 2018 Technical manual, the wording in Guidance Note 40 differs to some degree from that in the manual. However, the underlying content is the same and the form may still be used to provide evidence for assessments. Alternatively, it may be used to guide the preparation of evidence in a different format if preferred. This GN will be updated to fully correspond to the wording in the reissued manual.
Please see KBCN1190
regarding the purpose and scope of Guidance Note 40.
Hard landscaping – shared site - KBCN1458
Table 9.2 of Mat 01, NC 2018 states:
Include hard landscaping that is installed as part of the project under assessment and:
Hard landscaping with no such distinction shall be excluded.
- Is within a defined curtilage of the building.
- Or is clearly more associated with it (for example, an access road or car park that is intended to serve only the building under assessment or the building and, to a lesser extent, other buildings).
Where a site is shared between multiple assets, only assess the hard landscaping directly associated with the assessment. Exclude all shared elements.
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.
Healthcare buildings and HTM07-02 - KBCN1239
Table 6.5 should be interpreted to mean that the analysis is only applicable to Healthcare developments that have large-scale equipment or sets of electrical equipment (numbering more than 50). If the development does not have either of these, the analysis does not need to be done.
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
Historic buildings – paints and varnishes - KBCN1041
An exemption is allowed for extensions to historic buildings where there is an explicit requirement from the Local Authority conservation officer or the national conservation body (i.e. English Heritage, Historic Scotland, CADW in Wales and NIEA:HBU in Northern Ireland) to use specific paints and varnishes, which may contain a high level of VOCs or fall within the scope of the Volatile Organic Compounds in Paints, Vanishes and Vehicle Refinishing Products Regulations 2012. This is allowable for grade I and II* listed buildings in England and Wales and grade A and B+ listed buildings in Scotland and Northern Ireland. In all cases, procedures should be in place to ensure the building is flushed out for a sufficient period prior to occupation and adequately ventilated, in order to reduce the risks associated with VOCs, in accordance with the criteria.
Home composting facilities – clarification - KBCN0927
Home composting facilities are individual composting containers placed within the kitchen area or communal space for each self-contained dwelling, bedsit or communal kitchen.
These containers are either emptied into local on-site communal facilities or are collected by composting collection services run by the waste collection authority.
Individual composting containers should be:
- Located in a dedicated, non-obstructive position.
- Easily accessible to all users.
- Durable, low maintenance and cleanable.
- Enclosed to manage odour and pest issues.
ILP Guidance Notes updated - KBCN1385
The Pol 04 credit references the ILP obtrusive guidance notes which have now been updated.
The ILP Guidance notes for the Reduction of Obtrusive Light, 2020 are available free of charge from the ILP website www.theilp.org.uk.
Tables 3-8 of the ILP guidance and their accompanying notes outline four sets of recommendations:
- Limits to the average upward light ratio of the luminaires, to restrict sky glow.
- Limits to the illuminance at the windows of nearby properties for which light trespass might be an issue.
- Limits to the intensity of each light source in potentially obtrusive directions beyond the site boundaries.
- Limits to the average luminance of the building if it is floodlit.
In each case the limiting values depend on the location of the site of the building (e.g. rural, urban or city centre). A calculation of illuminance (2) or intensity (3) is not required if all luminaires are cut-off types and angled so that light in potentially obtrusive directions is blocked.
This update will be reflected in the next version of the manual.
Indoor air quality – single room MVHRs - KBCN1042
Single room mechanical ventilation heat recovery units are exempt from the requirement to demonstrate that the air intake and exhaust are a suitable distance apart. However, it must still be demonstrated that the air intakes of such units are suitably located to minimise the ingress of other potential external pollutants.
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 – RIBA stage requirement - KBCN1206
In Issues 1.0 and 1.2 of the technical manual, the prerequisite requires the Indoor air quality plan to be produced no later than the end of Concept Design.
Clarification of the requirements in Hea 02:
The prerequisite currently states:
‘1. A site-specific indoor air quality plan has been produced and implemented in accordance with the guidance in Guidance Note GN06. The plan must be produced no later than the end of Concept Design. The objective of the plan is to facilitate a process that leads to design, specification and installation decisions and actions that minimise indoor air pollution during occupation of the building…’
‘1 A site-specific indoor air quality plan has been produced and implemented in accordance with the guidance in Guidance Note GN06. The objective of the plan is to facilitate a process that leads to design, specification and installation decisions and actions, which minimise indoor air pollution during occupation of the building…:’
This will be confirmed in the next re-issue of the technical manual, but can be applied immediately in all issues of the UK NC2018 scheme.
Industrial buildings – operational areas - KBCN1342
The aim of this issue is to encourage a healthy internal environment. For the operational areas of industrial buildings, the internal environment is dictated by health and safety requirements. This means that the BREEAM requirements should not be made applicable to them, and so the operational areas can be ignored in the assessment of Hea 02.
Integrated or designed-out finishes - KBCN1066
Floor and ceiling finishes integrated into the building and designed in a way that either cannot be removed or where finishes are not required are compliant.
Examples of this approach could be a self-finished timber floor or exposed soffit which cannot be removed and does not require additional finishes when installed.
This issue recognises avoiding the potential for generating unnecessary waste of materials.
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 facilities not restricted to building type - KBCN1340
In order to allow buildings with appropriate laboratory facilities to assess the energy performance of their labs, all assessments containing laboratory space and containment areas will be able to assess Issue ‘Energy efficient laboratory systems’, even where the relevant technical manual confirms that the Issue is not applicable to this building type. The Issue remains not applicable to primary and secondary school buildings given the limited scale of their laboratories.
Assessments registered prior to 1 July 2019 have the choice to follow the guidance as stated in the technical manual. They can exclude laboratories by responding negatively to the questions regarding laboratory facilities. For assessments registered after this date, all projects containing laboratories within the scope of the assessment should include the Issue in the assessment.
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).
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.
LCA Concept Design stage submission before the assessment is registered - KBCN1437
In certain circumstances, it may be necessary for the design team to submit the Concept Design stage LCA before the BREEAM assessment has been registered.
In such cases, please submit details of your situation and and seek further guidance.
LCA for similar buildings approach - KBCN1459
If two or more buildings share an identical design, as per KBCN1226
, the same building LCA evidence can be submitted for the superstructure criteria and core buildings services criteria (if pursued) for each building. For non-identical buildings, separate and specific building LCA evidence must be submitted for the superstructure criteria and core buildings services criteria (if pursued) for each one. This is because not only construction product choices, but also quantity variations as a result of different shapes/sizes, can have a significant effect on the LCA results.
For all buildings, as per KBCN1226
, separate and specific building LCA evidence must be submitted for the substructure and hard landscaping criteria (if pursued) for each one. This is because these aspects will almost always vary irrespective of whether the superstructure is identical.
Regarding the hard-landscaping scope, if pursued, the guidance within the technical manual on how to allocate different parts of the hard landscaping to each building must be followed.
If the designs for each building are closely related (but not identical), it is likely that most of the design work, and therefore the LCA work, is done once and is applicable to each building following some adaptions (e.g. to the quantities installed). As such, the options appraised may be the same for each building – there is no requirement for the designers to come up with different design options for each building (although they are encouraged to if it gains the most value out of the process).
For a ‘similar buildings assessment’, the above steps must be done for all the buildings, likely benefiting from the efficiencies mentioned above. Then, as per the ‘similar buildings assessment’ requirements, the credits finally awarded must be based on the worst performing building.
For a ‘similar building assessment’ the Mat0102 Results Submission Tool must be submitted separately for each building. Separate submission must be done in BREEAM Projects as follows:
- Upload one zip file per building. Each zip file will contain all of the required files as if each building were done as a separate assessment. The filenames of the zip files should refer to the building identifiers used (e.g. the filename should contain BuildingA, BuildingB).
- Identify the worst performing building zip file (that the credits are based on) by adding ‘_WorstPerforming’ to the end of the filename before the extension ‘.xxx’.
LCA submission stage – Applications for planning consent - KBCN1148
An application for planning consent can fix aspects of the design very significantly, depending on the information included. The opportunity for building LCA to guide the design towards lower environmental impacts reduces as a consequence. More credits are, therefore, available for a building LCA submission at ‘concept design’ stage (which must be made before an application for planning consent has been submitted that includes information on external products or materials).
Concept Design Stage Mat 01 submissions
Two factors determine whether a Mat 01 concept design submission is valid: -
• The local authority planning and building control status
• The stage of the project
The table (link below) shows whether a Mat 01 concept design submission is valid according to the status of these two factors.
If a Mat 01 concept design submission has already been made but is now out of date (e.g. due to a change to the client’s brief or planning being refused) it becomes invalid. To achieve the concept design credits, an up-to-date re-submission must be made.
IMPORTANT: This KBCN shall be read in conjunction with KBCN1147 ‘LCA submission stage – ‘Concept design’ and ‘Technical design’’
NOTE: ‘Technical Design’ stage Mat 01 submissions are not affected by the planning status.
NOTE: According to the RIBA Plan of Work, “Planning applications are typically made using the Stage 3 [Developed Design] output”.
Exceptions (added 18.11.2020)
In circumstances where it is illogical to make the submission to BRE prior to planning consent, it may be appropriate for the assessor to take a view and/or seek guidance on the timing of the Mat 01 submission. This is envisaged in cases where buildings are ‘up-scheming’ (i.e. moving from UK NC 2014 to UK NC 2018, for example) or where a building was granted planning consent prior to the launch of UK NC 2018.
In these circumstances, it must be demonstrated that there would be no value lost in an adjusted application of LCA or post-planning approval submission (one example would be if an independent review has supported the case, such as a technical design panel and/or other third party).
A later submission would be accepted by the BRE where sites are located in a conservation area and/or have other designated status, such that the timing of a planning application would not significantly limit early design options; where aspects such as height, shape/massing, style, external materials are constrained. Assessors will need to quote this KBCN entry and submit evidence in support of their claim, including planning submission reference number(s) and the specific impacts on the building form of any constraints and designations.
There may be other examples where the assessor believes this approach is appropriate. In such cases, the assessor should submit a technical query outlining why the project is unable to submit Mat 01 prior to planning AND how it is able to evidence that no LCA value would be lost in a later submission. Please ensure that the supporting information (evidence) accompanies the query to enable an expedient determination.
18.11.2020 'Exceptions' paragraph added
05/10.03.2020 Updated for clarity and Table added
21.11.2019 Wording clarified
LCA submission stage – ‘Concept design’ and ‘Technical design’ - KBCN1147
As a building design passes through successive design stages, more and more aspects of the design become fixed. The opportunity for building LCA to guide the design towards lower environmental impacts reduces as a consequence. More credits are, therefore, available for a building LCA submission at ‘concept design’ stage, when there are more opportunities than at the later ‘technical design’ stage.
Concept design Mat 01 submissions
Two factors determine whether a Mat 01 concept design submission is valid: -
- The local authority planning and building control status
- The stage of the project
The table in KBCN1148
shows whether a Mat 01 concept design submission is valid according to the status of these two factors.
If a Mat 01 concept design submission has already been made but is now out of date (e.g. due to a change to the client’s brief or planning being refused) it becomes invalid. To achieve the concept design credits, an up-to-date resubmission must be made.
Technical design Mat 01 submissions
As stated in the manual, a technical design Mat 01 submission shall be submitted at the end of technical design.
If a technical design submission has already been made but is now out of date (e.g. due to a change to the client’s brief) it becomes invalid. To achieve the technical design credits, an up-to-date re-submission must be made.
Where parts of a project are at different design stages
The whole project will often be at the same stage in the design process. However, it is possible for the three Mat 01 issue scope types ‘Superstructure’, ‘Substructure and hard landscaping’ and ‘Core Building Services’ to be at different stages. For each scope type, the most developed element comprising the scope type determines its stage. For example, if the roof element is at ‘concept design’ stage but the façade element is at ‘technical design’ stage, the ‘superstructure’ scope type is considered to be at the ‘technical design’ stage. In situations that are unclear, KBCN1156
should be used to confirm the design stage for the building and, if necessary, each scope type.
Which scope types can be included in a Mat 01 concept design stage submission depends on the stage each scope type has reached. For example, if the ‘Superstructure’ and ‘Core building services’ are at concept design but ‘Substructure and hard landscaping’ has already progressed to a later stage, only ‘Superstructure’ and ‘Core building services’ can be submitted at concept design. If ‘Superstructure’ has progressed to a later stage than ‘concept design’, none of the Mat 01 scope types can be submitted at ‘concept design’.
IMPORTANT: This KBCN shall be read in conjunction with KBCN 1148
‘LCA submission stage – Applications for planning consent’
05//03/2020 Updated for clarity
10/10/2019 Clarifications added to paragraphs 2 and 4
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.
LE dependency maps - KBCN1456
These dependency maps have been created to show how the Land Use and Ecology credits depend on each other across all issues in this category.
LE dependency maps rev 0.0
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 – 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.
Learning Mat 01 - KBCN1343
To support learning of the UK New Construction 2018, Mat 01 issue, an online e-learning module is available on the BRE Academy website which pulls together much of the information and links contained in this KBCN.
The module is free to access, and requires signing up for a free account with BRE Academy.
For additional detail on Mat 01, the below lists a recommended sequence (to optimise learning and understanding) of learning resources consisting of a variety of reading material and video tutorials.
- Why whole building life cycle assessment (LCA)?
Explains why BREEAM has introduced building LCA.
- Getting results with building LCA
Explores ways to reduce impacts using building LCA.
- The BREEAM UK New Construction manual
Note that the mat 01 issue allows for flexibility:
- In the tool used; results are accepted from several different 3rd party building LCA tools.
- In the assessment approach:-
- Comparison with the BREEAM benchmark - to see how the design compares with average buildings of the same type.
- Option appraisal – to encourage designers to explore options to reduce impacts for their specific building (regardless of how it compares with the benchmark).
- In the stages building LCA is done.
- In how many design options are appraised.
- In what parts of the building is included in the assessment scope (superstructure; substructure and hard landscaping; core building services).
- Reward for integrating LCA options appraised with LCC options in Man 02 – to better inform the designers and client on overall sustainability.
- Reward for having the building LCA work done by, or verified by, an independent 3rd
- Credit Score Ready Reckoner
A tool to assist users early in the process to determine what they need to do to achieve different credit award levels. There is a PDF and interactive Excel version.
- The Results Submission Tool
To submit results from the chosen building LCA tool and to work out the credit award.
The following video tutorials provide detailed guidance
Case study webinars
- Building LCA benchmarks
Explains how the benchmarks are developed and how they are used in BREEAM.
- The BREEAM Simplified Building LCA tool
A free tool for users instead of the paid-for 3rd party full building LCA tools.
The following video tutorial provides detailed guidance
- The knowledge base
Guidance on how to comply if specific situations arise on a project.
- Tips & Tricks to master Mat 01 for BREEAM 2018 from One Click LCA
Demonstration on how to achieve LCA credits with One Click LCA (Life Cycle Assessment software) and Buro Happold.
- Life Cycle Design Modelling for BREEAM UK NC 2018 using eToolLCD
Demonstration of the basics of completing life cycle design modelling in eToolLCD LCA software from start to finish.
Note: More webinars and other related content may be added to the BRE Academy website from time to time.
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 - KBCN0654
Timber should, wherever possible, be sourced in accordance with the UK Government’s Timber Procurement Policy. However, if for reclaimed timber the original procurement details are unobtainable, robust evidence to demonstrate it has been reclaimed can be acceptable.
The government UK Government Timber Procurement Policy Timber Procurement Advice Note (6th edition) states:
As an alternative to demanding timber and wood-derived products from a Legal and Sustainable source, Contracting Authorities can demand ‘recycled timber’. Documentary evidence and independent verification will also apply to recycled timber and recycled wood-derived products but will focus on the use to which the timber was previously put rather than the forest source.
And defines ‘recycled timber’ as:
“…recovered wood that prior to being supplied to the Contracting Authority 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.”
As per the above policy, BREEAM requires “Documentary evidence and independent verification” that all reclaimed/recycled timber products meet the definition of ‘recycled timber’ given above.
01/06/2020: Amended to clarify and extended applicability to Mat 03
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 – 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.
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.
Limited site space for segregation and storage - KBCN1036
When a site has limited space to segregate materials on site, a waste contractor can be used to separate and process recyclable materials off-site. Manufacturers' take-back schemes can also be used to do this. In such cases, evidence to demonstrate segregation of materials was carried out to the agreed levels and that materials were reused or recycled appropriately must be produced. Such evidence could be Environment Agency (EA), Scottish Environment Protection Agency (SEPA), Environment Agency Wales (EA Wales) or Northern Ireland Environment Agency (NIEA) Waste Return Forms.
Low or no ecological value to manage and maintain - KBCN1383
The purpose of the criteria is to recognise projects that are positively contributing to local ecological value by managing and protecting it as part of the site being assessed.
If there is no ecological value to maintain or manage on the site, the purpose of the criteria is not being met and credits cannot be awarded by default.
For sites with low ecological value to begin with, the criteria encourage projects to consider ways to create ecological features that support local biodiversity as part of the development (e.g. habitat creation as part of the ecology issues focused on ecological enhancement).
LZC feasibility study – timing - KBCN1052
If a feasibility study is undertaken at a stage later than Concept Design, this must include an explanation for any local LZC technologies ruled out because of constraints arising from the late consideration. Compliance may still be achieved if other LZCs are feasible and the criteria are met. If the late completion of the feasibility study resulted in no LZC being installed, the credit must be withheld.
LZC technologies – energy centre or other LZCs connected at a later stage - KBCN0267
If a project specifies LZCs that have been proposed in the feasibility report which reduce emissions, and/or will be connected to a site-wide energy centre operational at a later stage of the phased development, after the Post Construction Stage review has been submitted, the Energy and Pollution issues can be assessed as follows:
In a phased development where the primary heating system will be upgraded at a later stage than the building being assessed, a commitment to install the new heating source must be made in the General Contract Specification (as per the BREEAM requirements). BREEAM does not specify a particular time for phasing as it is difficult to set parameters, however as a rule building users should have to wait the least time possible before they can use the upgraded heating source.
For the quality audit, two Energy model outputs/EPCs must be produced at the final stage - one with the actual interim system installed for building control, and one for the BREEAM assessment which can include the predicted energy from the proposed energy centre. Additionally, the legally binding general contract specification for the new heating source must be submitted with details of the timescales proposed for the completion of the second phase of work. Where this approach is to be followed BREEAM must be consulted in each case to ensure that the arrangements are sufficiently robust to award the credits.
BREEAM seeks to recognise the environmental impacts of a building's energy use throughout its life, therefore temporary arrangements can be accommodated, provided there is robust evidence on future connection to the permanent systems.
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.
Manual watering - KBCN0553
Where the design team can justify that manual watering provides a reduction in unregulated water consumption, this can be considered as an acceptable method for reducing unregulated water use.
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 01/02 Results Submission Tool – brief guidance - KBCN1107
This is available on BREEAM Projects within the 'Tools and Calculators' folder of this scheme along with 'how-to' tutorials'.
06/09/2018 Updated following publication of further guidance
Mat 01/02 Results Submission Tool – concept and technical design submission - KBCN1209
As stated on the Mat 01/02 Results Submission tool, uploading the Mat 01/02 Results Submission Tool to BREEAM Projects is the required method for submitting the tool at Concept and Technical Design stages; it is not required to be submitted to BRE via email. The upload will be date-stamped for the purposes of QA checks.
Measuring ecological change with Defra Metric 2.0 - KBCN1407
The Defra Metric tool 2.0 can be used to determine the percentage score that describes ecological change in Guidance Note 36 (Table 9: Reward Scale), if the following is also met:
- A Suitably Qualified Ecologist confirms that they have used the Defra Metric tool 2.0 to measure ecological change in line with up to date good practice regarding the Mitigation Hierarchy and Biodiversity Net-Gain including CIEEM, CIRIA & IEMA, 2019, Biodiversity Net Gain. Good practice principles for development: A practical guide (https://cieem.net/i-am/current-projects/biodiversity-net-gain/)
- The Methodology sections of the relevant ecology assessment issues are followed
- All other relevant criteria are met
- One calculation tool is used consistently throughout the development to determine the change in ecological value. i.e. A mixture of outputs from the BREEAM Ecological Change tool and Defra Metric 2.0 cannot be combined
Alternatively, the BREEAM Change in Ecological Value calculator tool will continue to be accepted until stated otherwise. This is subject to change as part of transitioning to Defra Metric 2.1, once this has been finalised and released. The latest timescales and information on this are available from Natural England: https://www.gov.uk/government/organisations/natural-england
The BREEAM Ecological Change tool determines credits using the lowest 'Post development percentage of Pre development' score for the Area based and Linear habitats. If the Defra Metric tool 2.0 has been used, the 'Total net % change' results should be used to calculate this.
For example, if the Defra Metric 2.0 tool suggests that there is a net change of -65%, then the 'Post development percentage of Pre development' would be 35% for the purposes of BREEAM. Likewise, if the net change is +8%, then the percentage would be 108%.
Measuring the flow rate of domestic components - KBCN0641
On site testing can be carried out by an appropriate professional to determine the flow rate and capacity of domestic components. 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 components and any flow restrictors. Note that the conditions under which the testing is completed must be recorded, e.g. the pressure and the temperature of the water for taps. The assessor could conduct the test provided they are able to carry it out accurately.
15/02/2021: amended to cover all component types.
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.
Methodology items to consider – Land use and ecology - KBCN1264
The methodology section provides a list of considerations for several credits, for example, a list of possible stakeholders and a list of items to be included as part of the survey and evaluation. The items in these lists can be applied flexibly, therefore if they are not deemed appropriate or relevant to the site by a Suitably Qualified Ecologist (or project team member if using route 1), they do not need to be included or referred to in the report. The items should be used as a basis for ensuring the delivery of the required outcomes, by ensuring all relevant aspects have been considered.
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.
Minimising watercourse pollution – end of pipe solutions - KBCN1025
End-of-pipe solutions, such as ponds and basins, will only be deemed to comply with the 5mm criteria where the principal run-off control, to prevent discharge from the first 5mm of a rainfall event, is achieved using source control and site control methods.
Minimising watercourse pollution – Extensions and infill developments - KBCN1027
When assessing an individual building on an existing site, i.e. infill development, the criteria apply to areas within the construction zone that present a risk of pollution as well as any areas outside the construction zone affected by the new works, eg. drainage onto or from the proposed development.
Minimising watercourse pollution – First 5mm of rainfall requirement - KBCN1059
It may not be possible for the first 5mm of rainfall to be prevented from leaving a site completely. An appropriately qualified professional must explain comprehensively why this criterion cannot be fully met and design a system to meet the intent of this criterion as far as possible. Where this can be justified and all other relevant criteria have been achieved, the credit can still be awarded.
Minimising watercourse pollution – Green roofs - KBCN1026
Rain that falls onto the surface of green roofs can contribute to this requirement. Evidence,however, still needs to demonstrate that the 5mm rainfall from all impermeable surfaces on-site is being dealt with.
Modelling basecase for Low/Zero carbon technology – efficiency of gas boiler - KBCN0297
Assume the worst acceptable efficiency permitted by the relevant Building Regulation or, the efficiency that would be required to ensure the Buildings Emission Rate (BER) is the same as or better than the Target rate (TER) so that it is compliant with Part L2 of the Building Regulations.
Note: Low or Zero Carbon (LZCs) technologies may have been specified to help a building achieve its TER; replacing the LZCs with a gas boiler results in the BER failing to achieve or better the TER and as such, the building is theoretically not compliant with Building Regulations. Under these circumstances, it is not considered robust for BREEAM compliance to account for the carbon dioxide emissions savings delivered by the specified LZCs in bringing the building's BER up to the TER. Thus, where the BER is worse than the TER (for the purpose of this analysis) the percentage reduction in regulated CO2 emissions as a result of specifying an LZC technology should only account for CO2 savings made on the TER and not the BER.
Multi-Residential: Internal recyclable waste container if waste is sorted off site - KBCN0354
Where the Local Authority or waste management company for the scheme provide evidence confirming that recyclable waste will be sorted after they have collected it from site, it is acceptable to provide one internal storage bin of a minimum capacity of 30 L rather than 3 separate internal bins. The relevant recycling scheme must collect at least 3 of the following materials; paper, cardboard, glass, plastics, metals or textiles.
Multi-residential: Waste storage shared by more than six bedrooms - KBCN0856
Where multi-residential buildings contain communal facilities shared by more than six bedrooms, the requirement for total waste storage can be increased on a pro-rata basis to demonstrate compliance.
For instance, if the standard requirement is 30L for six bedrooms, this equates to 5L per bedroom. Where assessing a flat with eight bedrooms, this requirement increases to 40L (8 x 5L).
The minimum size of individual containers remains unchanged as per the criteria.
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 a wider estate - KBCN1065
For one or more buildings or units assessed as part of a wider estate or campus, compliance can be demonstrated through the provision of dedicated centralised storage space and waste management facilities. These must have the capacity to accommodate the recyclable waste material generated from all buildings and their activities.
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.
New EU energy labels - KBCN1445
In recent years, the market for domestic-scale appliances has seen excellent progress, with increasingly energy-efficient products becoming widely available. Consequently, the A-rated category was extended over time to include A+, A++, and A+++ ratings. Meanwhile, the lower ratings, such as E, F and G have become increasingly rare. It was clear that an adjustment to a new, simpler set of ratings was required.
March 2021, the European Commission requires new, updated energy labels of A to G for dishwashers, washing machines, fridges and electronic displays.
Lamps will require the new ratings from 1st
September 2021 and requirements for re-labelling tumble dryers are yet to be confirmed.
- A+ to A+++ will transition mainly to C through to F
- A and B will initially apply to very few products
- G ratings will be phased out, with F ratings to follow
Changes for BREEAM and HQM
As a result of the introduction of the new EU ratings and in order to maintain the original intent of the BREEAM criteria, the approach for our schemes has had to change.
It is not possible to establish direct equivalence between the old and new energy labels, therefore the updated approach will be to recognise the best-performing 25% of each appliance type, based on a comprehensive market sample. The table below shows how this translates into the new EU Energy Labels for different appliance types.
This approach will ensure that BREEAM continues to drive the energy efficiency of appliances by demonstrating a meaningful reduction in energy consumption. Note that these new requirements will be reviewed from time to time and may be subject to change.
Where assessments have already specified (and can procure) products bearing the old labels, it is acceptable to follow the previous criteria. However, where products bear the new label and for all assessments registered after 31/05/2021, the new criteria must be met.
12 May 2021 - Guidance updated and applicability to HQM One and BREEAM NOR confirmed.
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.
Night-time operation – requirement for controls - KBCN1048
Projects which operate at night-time can adapt or omit the requirement to provide controls or presence detection to align with the building’s hours of operation.
The aim of this Issue is to reduce the energy use for external lighting and should not interfere with the building’s operation.
No change in impermeable area - KBCN1273
The Methodology includes a section titled 'No change in impermeable area'. Where this text is applied to a site, and the Surface Water Run-off - Rate credit is not targetted, criterion 5 is not applicable because no calculations or surface water design solutions are required.
Note: the design for exceedance criterion (criterion 10) must still be demonstrated.
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 demolition - KBCN1122
Where, under the developer's ownership, no demolition will be undertaken to enable the assessed development, the pre-demolition audit credit is filtered-out of the assessment.
To be clarified in the next re-issue of the manual.
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.
No refrigerant use – shell & core assessments - KBCN1058
The credits for Pol 01 can be awarded where it can be demonstrated that the building requires no refrigerants as per the criteria.
For shell & core assessments, where there is no requirement for refrigerants within the core services but it cannot be guaranteed that the future tenant may not install refrigeration systems for process equipment, in order to award the credits, it must be demonstrated that the building has been designed to operate without the need for refrigerants for air-conditioning or comfort cooling. One way of demonstrating this would be that the BREEAM credit for 'Free cooling' has been achieved.
No relevant areas for room acoustics - KBCN1291
Where a building does not have areas relevant to the 'room acoustics' criteria, the credit available for room acoustics can be awarded by default where the building complies with the indoor ambient noise levels and the sound insulation criteria.
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.
NOx emissions – Units of measure - KBCN1393
For gas and oil appliances, NOx emissions should be measured on a dry basis at 0% excess oxygen, in accordance with the Ecodesign regulations.
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.
Occupancy rates – 24-hours consulting or treatment rooms - KBCN1258
The default occupancy rate for 24-hour consulting or treatment areas in hospitals and care homes is 0.07.
Published pending reissue of the technical manual UKNC2014/REISSUE UKNC2018/REISSUE
03.11.2021 Issue 2.0 of the UK RFO technical manual amended.
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 areas in education buildings – Relevant ventilation standard - KBCN0223
All education buildings should comply with BB101 Ventilation of school buildings, which confirms a ventilation rate for offices.
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
On-site LZC – whole site shared connection - KBCN1424
To be recognised in BREEAM, the on-site Low and Zero Carbon (LZC) technology must have a direct physical connection to the assessed building.
Where the LZC technology is;
- located on the same site,
- is owned and managed by the same organization as the assessed building, and
- where it is impractical to physically connect the assessed building to the system
it is acceptable to allocate the energy generated from this technology to the assessed building proportionally as a calculation of the building's predicted energy consumption compared to the total energy consumption of the whole site.
To allocate renewable electricity by proportional consumption follow these steps;
- Obtain the total amount of annual renewable electricity generated on-site;
- Exclude all renewable electricity which has been exported to the grid;
- Determine the respective electricity consumption of all buildings on the whole site (predicted for new builds/measured for existing buildings).
Where consumption data is missing, renewable electricity must not be allocated to the assessed building. In this case, it is assumed that all electricity consumed is sourced from the grid.
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.
Optimal Ecological Outcome - KBCN1265
The optimal ecological outcome for a site can be defined as a solution that both, provides maximum benefit to the ecology, whilst accounting for other priorities for the development. This may result in several options/iterations and the most favourable option selected and justified, taking account of all site-specific considerations (for example scale, scope, size and any other priorities).
Outdoor space – shared with other buildings - KBCN1045
Where a building has existing external space, or will be developing new external space, that is or will be shared with other buildings, this can be deemed acceptable if the space meets the definition of ‘Outside space’ and is of a size able to cater for the building users of all the associated buildings.
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.
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.
Passive design analysis – Modelling the standard building when existing building elements are retained - KBCN1270
In circumstances where an existing building element (e.g. a facade) is being retained it is acceptable to incorporate them into the modelling of the 'standard building' baseline, for the purpose of undertaking passive design analysis.
All other building elements should be modelled with fabric performance equivalent to that of the local Building Regulations Notional Building (or for Scotland, an equivalent compliant building) and without the passive design measures (where feasible i.e. building orientation is likely to be fixed).
PMV and PPD reporting for mixed mode ventilation buildings - KBCN0632
When assessing buildings where both naturally ventilated and air conditioned spaces are included, reporting the PMV and PPD indices is required.
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.
Pol 02 benchmarks – Oil-fired boilers - KBCN1208
It has come to our attention that there is an error in Table 12.4 in Pol 02, relating to the NOx emission benchmarks for oil-fired boilers. The table below confirms the correct benchmarks.
|Appliance type and unit
||1 credit (Low pollution location)
||1 credit (High pollution location)
||2 credits (Low pollution location)
||2 credits (High pollution location)
This will be confirmed in the next re-issue of the technical manual, but can be applied immediately in all issues of the UK NC2018 scheme.
Pollution Prevention Guidance documents - KBCN1051
On 17 December 2015, the Pollution Prevention Guidance documents (PPGs) published by the Environment Agency were withdrawn. These can be found in the National Archives or on the Scottish Environment Protection Agency website where they are still current documents.
Many BREEAM schemes and the Home Quality Mark refer to these PPG documents as they are still considered to be best practice even though they have been withdrawn. Projects should continue to use the PPGs referenced in the relevant manuals.
BREEAM will continue to review this situation and provide an update as and when appropriate.
26 09 2018 Made applicable to Man 03 and Pol 03 in UK NC2018 and Man 03 in UK NC 2011, UK NC2014 and UKRFO 2014
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
Pre-demolition audit – criterion 1d - KBCN1168
To clarify, the comparison between actual waste arisings and waste management routes used with those forecast is to be drawn by re-visiting the pre-demolition audit, following completion of the relevant work.
The intent of this criterion is to draw lessons learnt from the project under assessment to inform future improvements.
The pre-demolition audit criteria will be clarified in the next re-issue of the technical manual.
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/(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 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-refurbishment/demolition audit – late development - KBCN0537
Where the pre-refurbishment/demolition audit has not been done at RIBA stage 2/Concept Design, as required in the criteria, the credit can still be achieved. Robust evidence must be provided confirming that the timing of the pre-refurbishment/demolition audit has not compromised its ability to influence the design, consideration of materials re-use and the setting of targets for waste management. Evidence must demonstrate that this allowed decisions to be made before the start of strip-out/demolition works.
26.07.2018 Applicability of KBCN extended to include the UKNC2018 scheme.
Pre-requisite – Indoor air quality (IAQ) plan after Concept Design stage - KBCN1155
Where the Indoor Air Quality Plan has been produced after the Concept Design stage credits may still be achievable for this issue. Provided that it can be demonstrated that the IAQP has influenced the design and that the late production of the IAQP has not hindered the ability to influence the design and specification of products this would be acceptable to meet this requirement.
Preliminary design workshop – RIBA stage requirement - KBCN1207
In Issues 1.0 and 1.2 of the technical manual, Criterion 2 appears under the heading 'Prerequisite' and must be completed prior to the end of ‘Concept Design’ stage.
Clarification of the requirements in Ene 01:
The prerequisite currently states:
‘2. Prior to completion of the Concept Design, relevant members of the design team hold a preliminary design workshop focusing on operational energy performance.’
Clarified criterion (superfluous reference to 'Prerequisite' removed):
‘2. Involve relevant members of the design team in an energy design workshop, focusing on operational energy performance (see Methodology).'
This will be confirmed in the next re-issue of the technical manual, but can be applied immediately in all issues of the UK NC2018 scheme.
Prerequisite for BREEAM AP credits (Concept and Developed Design) - KBCN1050
Agreeing on strategic performance targets aims to ensure BREEAM is considered early enough to influence the design and that relevant requirements do not increase the cost due to their late consideration. The project is not penalised if these targets are not met as the BREEAM credits can still be awarded. Justification should, however, be provided explaining the reasons why the targets have not been met.
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
Private transport measures – no car parking provision - KBCN1368
Options 4 and 5 cannot be awarded by default when there is no car parking provided.
Consultations indicated that compliance with maximum car parking capacity criteria was being achieved through projects conforming to external requirements and limitations (e.g. planning conditions or limited site area), rather than through actively seeking to reduce reliance on transport by private car.
Instead, where no car parking is provided, Option 11 may be available. KBCN1135 gives instructions on the requirements applicable to achieve the Option. Review by BRE for using Option 11 is still required, as stated in the manual.
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
Product classification code for ‘Other’ materials/products - KBCN1229
In the ‘MAT02_EPDSchedule’ sheet of the Mat01/02 Results Submission Tool, the product classification ‘P8’ should be entered for products classified as ‘other’ (according to the mat 02 materials classification table in the technical manual).
Project delivery planning – Operational Energy - KBCN1237
There is no interdependence between the Ene 01 requirement and achieving Man 01. The reference of Ene 01 within Man 01 Operational Energy aims to highlight what aspects of operational energy the design team should be considering in terms of Man 01 (and assuming Ene 01 is being targetted). If Ene 01 is not being targetted, then the reference is not relevant. However, compliance with Man 01 would still require appropriate consideration of operational energy.
Proposed development – definition for use in assessment - KBCN1255
The correct definition to use for the assessment of LE01 is 'Proposed development'.
The definition of 'Development footprint' will be removed and Criterion 1 clarified in the next re-issue of the technical manual.
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.
PTAL report supporting evidence - KBCN0230
For developments in Greater London where a Public Transport Accessibility Level (PTAL) report is provided, this report does not need to be supplemented by additional evidence to demonstrate compliance with criteria. The assessor should be satisfied that the PTAL report is current and accurately relates to the assessed site.
Public transport information system – requirements - KBCN1244
This transport measure requires the provision of a ‘system’, installed in a suitable location, which displays up-to-date information on local public transport systems. This could include a ‘real time’ display or other innovative system which allows building users to plan their travel on a daily basis, based on current transport information.
The provision of paper timetables or a notice board cannot be considered compliant for this transport measure
5th March 2021 - Wording updated to clarify the intent.
Rainwater harvesting standard – BS 8515:2009 replacement - KBCN1179
BS 8515:2009 (+A1:2013 where relevant) has been withdrawn and replaced by BS EN 16941-1:2018, which can be used for new assessments.
The basic approach
in BS EN 16941 is equivalent to the intermediate approach
in BS 8515 is. The detailed approach
is still described in the same way.
The relevant schemes will be updated in the next reissues.
03.11.2021 Issue 2.0 of the UK RFO technical manual amended.
Recognised local ecological expertise - KBCN1193
Organisations/individuals that have the expertise to provide specialist input or guidance to inform the adoption of locally relevant (within the zone of influence) ecological measures that enhance the ecological value of the site. This may include bodies such as:
a. Local Government and other statutory relevant organisations.
b. Local community groups, organisations, or charities, such as the Wildlife Trusts.
c. Local, regional, or national fauna focused groups such as Bug life, RSPB, Bat Conservation Trust etc.
This definition will be added to the relevant technical manuals in their next re-issue.
Recycled and sustainably sourced aggregate evidence prior to contractor’s appointment - KBCN1097
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 or sustainably sourced 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 or sustainably sourced aggregate to meet the BREEAM criteria.
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.
Relating drainage reports to BREEAM – GN15 and GN38 - KBCN1169
The purpose of these guidance notes is to help assist BREEAM assessors relate the contents of drainage reports to the ‘Surface water run-off’ and ‘Minimising watercourse pollution’ criteria in Pol 03. They do not cover the criteria for the ‘Flood resilience’.
We have published two separate Guidance Notes because there are small, but significant, differences between the criteria in the two schemes. This means that the Guidance Notes are not interchangeable;
GN15 can only be used for the assessment of BREEAM UK New Construction 2014.
GN38 can only be used for the assessment of BREEAM UK New Construction 2018.
Completing either template is optional. They are aids for demonstrating compliance and are not a requirement.
View GN15 here
and GN38 here
. (licensed assessors only)
View all Guidance Notes
(licensed assessors only)
Relating green roofs to multiple assessments in the same building - KBCN1195
A green roof on top of such buildings can be used to award credits for each assessment for which the Land use and ecology Issues apply. The benefit can be applied to to all assessments undertaken for the building provided all are completed within the appropriate time-frame of a valid ecological survey.
Remedial works – timing of acoustic re-testing - KBCN1164
The intent of CN "Remedial works" is that, where these are required, re-testing is carried out prior to handover and occupation.
However, it is permissible to carry out the re-testing post-occupation. This is provided any specific guidance for particular building types related test conditions have been met (for instance, it may be that some building specific guidance requires furniture or carpets to not be present during the testing).
Compliance cannot be achieved based on a letter from the SQA confirming that the contractor has followed their advice to achieve the required performance.
07.11.18 KBCN amended to allow for re-testing to be carried-out post-handover.
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 management – corporate registration - KBCN1084
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
Responsible construction practices – Demolition or strip-out within the scope of works - KBCN1257
Demolition or strip-out occurring under the same ownership should be included in the scope of the Man 03 issue because the site should be managed responsibly at all stages. The risks posed during demolition and strip-out are as important as during construction. This is covered in the wording of criterion 3/4, the paragraph Scope of the responsible construction management issue in the methodology section, and the "construction process" refers to "enabling works" which would include demolition and strip-out. The exception to this is the BREEAM AP (site) credit, as it is highly unlikely the BREEAM AP will be involved at this early stage.
It is acceptable, however, that in some cases it may not be appropriate to apply the requirements to the demolition or strip-out phase. This may include instances where the demolition has been carried out 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, to demonstrably show that it was unrelated to the current re-development. Alternatively, exceptions may be considered where the demolition was expedited for health and safety reasons. Where the assessor believes this to be the case, full justification should be provided, along with robust evidence.
In cases of smaller contractors/projects, it would be acceptable if evidence was provided to demonstrate the intent of the criteria has been met for this stage of works as far as possible (proportionate to the scale and risks associated with the demolition or strip-out). This would apply for the Monitoring of construction site impacts and the Environmental management credits.
If the assessor believes that the aim of the assessment issue is fully met under these circumstances, they should send in a technical query, including all relevant details, for consideration before submitting for QA.
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.
Responsible Sourcing – Scope when a BREEAM assessment covers only part of the new building - KBCN1217
To give reliable results, the assessment of responsible sourcing must capture the interactions that occur across an entire design (the system). A design decision in one part of the design will, in many cases, cause knock-on effects to other parts of the design. If only part of a building being designed is included in the assessment the designer may choose a design option that optimises responsible sourcing performance for the limited part analysed, but will be unaware of potential detrimental effects to the overall responsible sourcing performance of the building.
In addition, if a responsible sourcing assessment only includes the construction products that form the BREEAM assessment area, inconsistencies arise with regards to construction products that serve all areas of the building in common. For example, an assessment on a central floor that excludes the roof, compared with an assessment on the (otherwise identical) top floor that does include the roof. This approach would be unfair.
Therefore, notwithstanding the exception below for internal finishes, the responsible sourcing scope must include the whole building design (as defined in Mat 03, 'Scope of assessment') even if the area covered by BREEAM assessment is only part of the design.
The exception to this is any construction products classified as '3. Internal finishes'. Internal finishes are specific to each part of the building with little or no functional relationship with other parts. Therefore, the scope of the assessment of internal finishes shall be limited to the assessed area only.
Responsible Sourcing – Evidence requirements for two (or more) BREEAM assessments on different parts of the same new building - KBCN1218
As the responsible sourcing assessment work must cover the whole new building design (see KBCN1217 'Measuring Responsible Sourcing - Scope when a BREEAM Assessment covers only part of the new building design'), it is equally applicable to all BREEAM assessments being carried out on the building, with the exception of internal finishes.
If the assessment scope does not include any construction products classified as '3. Internal finishes', the same responsible sourcing assessment evidence may be submitted for each BREEAM assessment.
If the assessment scope does include construction products classified as '3. Internal finishes', then the responsible sourcing assessment evidence submitted must be unique to each BREEAM assessment.
Responsibly sourced timber – government licence - KBCN1033
A government licence, e.g. a UK Forestry Commission felling licence certificate, can be used as evidence of legally sourced timber. It does not meet the definition of a third party timber certification scheme so cannot demonstrate compliance with the responsible sourcing requirements of this Issue.
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.
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.
Reward Scale for UKNC LE04 - KBCN1376
Guidance Note 36 outlines a rewards scale (table 9) for the credits awarded in LE04, Ecological Change and Enhancement.
Table 9 breaks down the credits into 4 sections:
- Minimising loss
- No net loss
- Net Gain
- Significant net gain
For UKNC 2018, sections 1-3 correspond to the 3 credits awarded when a project follows the comprehensive route. Exemplary level credits are given if section 4 is achieved.
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.
RICS category for roof terraces - KBCN1344
Roof decks and terraces should be categorised under 2.3.2 ‘Roof coverings’
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.
Robust Details – Testing requirements - KBCN1251
For self-contained dwellings, which form part of a Multi-residential assessment, compliance can be demonstrated where the use of constructions for all relevant building elements have been registered with and assessed and approved by Robust Details Limited (RDL) and found to achieve the performance standards required for the number of credits sought.
Robust Details (RDs) are construction solutions that provide an alternative to pre-completion sound insulation testing as a method of complying with Requirements E1 of Approved Document E (2003 Edition) of the Building Regulations (England and Wales), DOE Technical Booklet G - Sound 2012 (Northern Ireland) and Technical Handbook Section 5 - Noise, 2013 (Scotland). The relevant plots on a development must be registered with RDL and built in accordance with the RD specification. To give a reasonable level of assurance that these details will achieve the required minimum standards, RDL carry out random inspections during construction and random sound insulation tests after construction. A Robust Detail is deemed to be approved for BREEAM (Multi-residential building) credits only when it achieves a specified performance level as assessed by RDL. Robust Details can only be used in relation to assessment for new build dwellings and cannot be used to assess the performance of construction details in rooms for residential purposes or material change of use.
Role of the SQE in planning and measures on-site - KBCN1372
The main role of the Suitably Qualified Ecologist for 'planning and measures on-site' is to make recommendations in their Preliminary Ecological Appraisal. It is important that these are incorporated into the project’s scheduling, management and resources and that ultimately, they are implemented in practice. The person coordinating this does not need to be the SQE, as long as this individual has the appropriate level of authority to take the relevant actions and the methodology is followed. At post-construction stage, evidence needs to demonstrate these measures are implemented in practice, through site visits and appropriate evidence. In some cases, the SQE may need to be involved themselves in checking their recommendations are implemented for certain measures, if they consider this is required. However, if this is required, it would be up to the SQE to confirm in their Preliminary Ecological Appraisal.
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 safe 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.
18 Mar 2021 wording clarified
07.06.2018 Intent and wording clarified.
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.
Scheme classification – Education - KBCN0398
The Education scheme classification criteria is tailored to the requirements of buildings that are likely to be used by large numbers of students, whose requirements differ slightly from the general population. Where a building on an education campus, or owned by an educational institution:
- is not used for teaching / study
- is primarily used by staff or other non-students
- and transport requirements differ from a standard Education building
The building may be assessed under a different, more appropriate scheme classification. Where it is unclear how this building should be assessed, a scheme classification query should be submitted.
Scheme classification based on anticipated occupancy & building use - KBCN0421
In the instance where there is potential for the building occupancy and use to change during the building lifetime, scheme classification should be based on the most likely occupancy and use of the building as anticipated at the time of the assessment.
Please refer to Guidance Note 10 (GN10) for further details
Scheme classification for residential projects (UK) - KBCN1225
Choosing the right scheme for developments is the starting point to ensure successful outcomes and value, in terms of quality and sustainability to building owners and for occupants of the building.
In light of the release of Home Quality Mark (HQM) ONE we have reviewed the existing guidance around scheme classifications of new build residential buildings and have removed ‘GN03 – Scheme Classification – Domestic buildings’ from BREEAM Projects.
When GN03 was written, the Code for Sustainable Homes (CSH) did not fully consider communal areas within residential blocks as part of the assessment. CSH was also not applicable in Scotland. GN03 was developed to clarify the differences between BREEAM Multi-Residential, CSH and EcoHomes, and when each scheme should be applied.
There is now a clearer distinction between BREEAM Multi-residential and HQM and when these should be used. Ultimately, the determining factor for a scheme classification is now focused on the intent of the building and who is going to be the end user (as opposed to previous guidance which considered aspects such as percentage of communal areas, etc.). Broadly, if the building’s main purpose is for long term homes then Home Quality Mark is the correct scheme to use.
Please use the following as guidance to identify the most appropriate scheme:
Home Quality Mark (HQM)
HQM has been designed with the occupant in mind. It assesses homes individually, but can also account for common areas associated with blocks of self-contained homes. HQM outputs (rating and indicators e.g. ‘my cost’, ‘my wellbeing’ and ‘my footprint’) are specifically aimed at those living in the home and are designed to better inform the occupant about the benefits of the home that they are purchasing or renting.
An HQM project will meet one or more of the following criteria:
Be designed to meet the function of a long-term self-contained home even though there may be some provision of communal facilities which can be used on a voluntary basis
Be classified under Building regulations Part L1a (i.e. required to complete SAP assessments, although there may be some linked SBEM assessed spaces associated with the project)
As such, HQM projects could be homes for sale, social housing or homes for rent (PRS and Built to Rent). They may also include some student and retirement/sheltered accommodation where the units are comparable to a normal self-contained flat/home.
For the purposes of BREEAM Multi-residential assessments, the term ‘multi-residential’ is used in the context of buildings that contain rooms for residential purposes alongside communal facilities for catering, leisure, care etc. These residential rooms would normally not have the full, self-contained functions of a home. This scheme usually covers more specialist residential care homes, student halls of residence, and other more communal accommodation. The scheme can cater for a small number of self-contained dwellings where these form part of a larger multi-residential development (e.g. on-site warden homes etc.). Under this scheme, the project is assessed on a whole building basis and as such does not seek to reflect the performance of individual residential units/rooms.
A BREEAM Multi-residential project will meet one or more of the following criteria:
Be provided for transient /non-permanent occupants
Provide suitable accommodation for occupants requiring support from carers, wardens or similar
Include shared living spaces
Be classified under Building regulations Part L2a (i.e. required to complete SBEM assessments, but can account for some SAP assessed spaces where associated with the project)
As a rule of thumb, if the building contains rooms rather than self-contained flats or homes, a BREEAM Multi-residential assessment would probably be most appropriate. We are aware of some confusion over the meaning of the term ‘multi-residential’ in this context and will be considering the use of term as part of the next review of the BREEAM Multi-Residential scheme.
If you are unsure of the appropriate scheme classification for a particular project, please contact the BREEAM office before registering the project.
Scheme classification queries - KBCN0540
As the Operational Guidance clarifies ‘…A scheme classification requires the assessor, client or design team to submit floor plans showing the layout of the building(s) along with its intended functional areas and any other relevant information. BRE Global will then confirm the appropriate means of assessing the development, using either one or more standard schemes or by developing project-specific bespoke criteria…’
BREEAM Technical cannot definitively confirm a scheme classification in the absence of drawings.
Relevant information could also include specification of the scope of works, clarification of general building functions, spaces within them, as well as their management and access to the public.
Scope – Fully-fitted assessments with areas completed to shell & core - KBCN1233
In such situations, the following options can be followed:
1. Include the shell & core area in the fully-fitted assessment, however this may have a negative impact on the assessment, as all aspects of this area would need to be assessed against the fully-fitted criteria.
2. Exclude the shell & core areas from the assessment. Note that this may require the BREEAM certificate to be endorsed to clarify that the whole building has not been certified.
It may be possible to assess the shell & core area separately, if required.
3. Wait until the shell & core areas have been fitted-out before certifying.
Please also refer to KBCN0702.
Scope 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 - KBCN1305
Roads, paths and paving-like elements that are within the footprint of the building or are internal to it are to be classified under substructure or superstructure (as appropriate). Those that are outside the building’s footprint or are external are external works.
date amended: 26/03/2021 to align with RICS NRM
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.
Scope: BREEAM UK New Construction 2014 and 2018 in different countries - KBCN0498
Separate versions of the BREEAM UK New Construction 2014 and 2018 technical manuals are available for England, Wales, Northern Ireland and Scotland to reflect the differences in building regulations for each country. These separate versions are derived from the main BREEAM UK NC technical manual and enable country-specific assessments within the single UK scheme.
BREEAM UK NC accounts for the differences in building regulations in England, Wales, Northern Ireland and Scotland.
17/04/18 Amended to include BREEAM UK NC2018
Scope: Discontinued Schemes – Fire Stations & Forestry Commission Visitor Centres - KBCN0493
The standalone BREEAM New Construction schemes for Fire Stations and Forestry Commission Visitor Centres have been discontinued. Assessments of these building types should be registered under BREEAM UK New Construction, which addresses all relevant issues from the superseded schemes.
Scope: Fully fitted, shell and core and shell only – guidance for classification - KBCN0702
In cases where a project is a mix of fully-fitted, shell & core, or shell only, or the scope falls somewhere between assessment types, BREEAM cannot determine the type of assessment on behalf of the assessor/developer.
For example, assessing a project which falls between (or is a mixture of) shell only and shell & core as 'shell only' will result in a BREEAM certificate for that part of the work and will not account for any work beyond the scope of that assessment type. For the same development a 'shell and core' assessment would take account of a wider scope of work, however some BREEAM credits might not be achievable because compliance cannot be demonstrated for the shell only areas. The latter approach would achieve a higher level of certification (as shell & core) but may result in a lower score and BREEAM rating being achieved.
Similar considerations apply in the case of fully fitted and shell and core projects.
The assessor should, therefore, review the scope of the development and advise the developer accordingly.
Scope: Mixed BREEAM CSH/HQM developments - KBCN0383
In general terms, any relevant areas or facilities which serve the building should be included in the BREEAM assessment, regardless of whether they are also assessed under CSH/HQM.
Whilst CSH is a Department for Communities and Local Government (DCLG) scheme, it was developed by BRE Global and the requirements are generally aligned with BREEAM. This should not, therefore involve the duplication of work, but means that the same evidence can be applied to each scheme as appropriate.
Security – Change of SQSS and recommendations - KBCN1044
If the SQSS working on the project changes during the assessment, the recommendations of the original SQSS can be modified if the new SQSS can provide justification for this.
Security lighting - KBCN1029
Light fittings specified to comply with specific security standards, but which conflict with the BREEAM criteria, can be excluded from the assessment of this issue. The assessor must obtain evidence confirming the specific security standards and that they are applicable to the assessed development.
Security lighting - KBCN0915
The criteria generally apply to all external lighting, including security lighting. However, due to specific security requirements, there may be situations where a particular aspect of the criteria cannot be met, as they would compromise the development's security. For example, the use of PIR sensors may not be appropriate in high security developments, where continuous night-time CCTV surveillance is required.
In such cases, where this is justified by the security consultant or other appropriate member of the design team, compliance can demonstrated for the security lighting by meeting all other relevant criteria.
BREEAM does not seek to not impose requirements which could potentially compromise the development’s security strategy
10.03.2020 - KBCN amended following review. It has been determined that the criteria for this Issue must be applied to all security lighting, except as described above. KBCN no longer applicable to UK NC2011 as there is no criterion relating to PIR in this scheme.
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.
Setting of Responsible Sourcing Certification Scores (RSCS) - KBCN00017
Mat 03 credits require the majority of the materials used to be sourced with a high RSCS score. While maximum points (10) are available for reused materials the points available for RSCS's are typically less than 10. The available points are representative of the relative merits of each source while also providing some incentive for each scheme to improve and gain higher scores in the future.
The latest points scores for each RSCS route are available in the latest version of GN18.
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 only – Installation of building services - KBCN00078
In shell only projects, even where installed system(s) will improve the primary consumption and/or CO2 EPR metrics, only the EPR demand metric should be used for the assessment of Ene 01.
This ensures comparability and consistency between Shell Only assessments.
Shell only – retail glazing not within scope - KBCN0937
Where a retail building envelope is not complete and glazing will be provided by the future tenant/(s), there are two options available:
A 'Green fit-out agreement' (see Definition under this Issue in the technical manual) can be used to ensure that the performance level of the glazing used in the energy model is met in the completed building. This must be accompanied by evidence that the performance of the assumed glazing does not impose overly onerous requirements on future tenants and that it falls within the scope of glazing typically used in retail developments.
Alternatively, the assessment can be based on worst permissible performance under the relevant national building regulations.
In all cases, for shell only assessments, the assessment method detailed in CN1 (for UK New Construction 2014 and International New Construction 2016) and Assessment type specific note 1.3 (for UK New Construction 2018) must be followed.
14 11 2017 Wording amended to clarify the intent
Shell only – zero net regulated carbon emissions - KBCN1101
For Shell only projects, 9 credits can be awarded when the EPRED ratio is 0.90, without the requirement for zero net regulated CO2 emissions applying.
Shell only projects only assess the buildings heating and cooling energy demand and so credits are awarded just on this basis.
Shell only assessments – demonstrating compliance - KBCN0771
It is recognised that shell only developments may only include a capped-off water supply, with responsibility for installing the water meter and leak detection system resting with the incoming tenant. In such cases, compliance can be demonstrated where the spatial arrangements, distribution strategy and infrastructure can be shown to facilitate future compliance.
This could be demonstrated by evidence such as schematic drawings showing how compliance can be achieved for the assessed development at the fit-out stage.
Whilst shell only assessments are intended to consider only aspects which fall within the scope of such developments, in order that the aim of the Issue can ultimately be met, the works should not preclude future compliance.
Similar speculative developments (Shell and Core) - KBCN1382
For speculative, Shell and Core projects there will be a significant level of uncertainty regarding equipment loads and usage patterns. Project teams should make the best estimates they can based on available data for similar projects, instead of using the National Calculation Methodology occupancy assumptions. Where sites have multiple speculative, Shell and Core buildings it is acceptable for the 'Prediction' work to be the same across all the units. The design team would need to be sure that all the units would have the same type of tenant and be used in the same way. This is in keeping with the aim of the 'Prediction' credits; to predict energy consumption as accurately as possible. If the users are known to be different, this approach would not be acceptable.
Simple Buildings – definition - KBCN0448
The building services are predominantly of limited capacity and local in their delivery, largely independent from other systems in the building fabric and avoid complex control systems. The building can be classified as any of the building types within the scope of the scheme, including mixed use developments or building types. For UK NC 2011 assessments please refer to the Simple Buildings Guidance on the Extranet. For UK NC 2014, 2018 and UK RFO 2014 please refer to Appendix E within each technical manual.
Simple Buildings – Additional training - KBCN0464
The Simple Buildings technical guidance does not constitute a separate BREEAM scheme. It is an approach which can be applied to developments which meet the relevant BREEAM definition. This means that a suitably trained, qualified and licensed assessor can conduct a Simple Buildings assessment without further training.
Simple Buildings – Category weightings - KBCN0458
Category weightings are the same for standard and Simple Buildings assessments.
Simple Buildings – connecting to existing services - KBCN00037
Where a building extension will connect to existing building services, a Simple Buildings assessment can be carried out if the total services systems is of limited capacity and complexity conforming to the definition and scope of a Simple Building.
Refer to the Applicability of Simple Buildings assessments for more detailed information.
For example, the total capacity, when assessing the space and/or hot water heating services, must be less the 100kW.
Compliance would be met by any of the following:
The assessment (in this case, extension) cannot be assessed against the Simple Buildings methodology if the definition of a Simple Buildings is not meet.
- A standalone system serving the extension only with a capacity of <100kW
- Connection to an existing system in the rest of the building with a capacity of <100kW
- A standalone system and existing system with a combined capacity <100kW
Simple Buildings – connection to BMS - KBCN1405
For Simple Building assessments, criterion 3b does not apply.
Simple Buildings generally do not have BMS, or other complex monitoring and management systems.
This is a manual error which will be corrected in the next re-issue.
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.
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.
Site clearance prior to purchase of the site - KBCN1197
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 ecological value of the site prior to site clearance, i.e. where there is no evidence to determine compliance, the credits must be withheld.
For sites cleared more than five years ago, the ecological value of the site must be based on the current situation, on the basis that, within five years, ecological features would have started to re-establish and this is, therefore, representative of the site’s ecological value prior to development.
Site wide approach to ecological enhancements - KBCN1194
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. The benefit can be applied on a site-wide basis provided all developments are completed within the appropriate timeframe of a valid ecological survey.
Sites with multiple assessed buildings - KBCN1093
For sites with multiple assessed buildings, where it proves difficult to clearly define separate development footprints for each building, the assessment of this Issue can be done on a site-wide basis where the boundary of the development footprint is considered to be the whole site.
This can be applied to each BREEAM assessment.
Small power significantly contributing to unregulated energy consumption - KBCN1224
Small power has been removed from the list of potential significant contributors of unregulated energy consumption, as in most cases tenants would select their new office equipment or reuse the already existing and hence this was not applicable in most assessments. However, it is up to the design team to calculate the unregulated energy consumption and decide if small power is a significant contributor of unregulated energy consumption and hence if it should be included in the assessment. If small power is identified as an additional significant contributor, the design team should justify how a meaningful reduction will be achieved for this contributor.
Small retail stores not meeting the definition of ‘baseline supermarket’ - KBCN1121
Where the design team can confirm that the 'baseline supermarket' defined in the Refrigeration Road Map does not provide an appropriate benchmark for the small retail store (i.e. it is below 2,000m2 as specified in the Road Map and the store has proportionately higher energy per sq m delivered values) then it would be appropriate to comply with the 'Carbon Trust Refrigeration Road Map' guidance in the Methodology section and generate a more appropriate baseline. As per the guidance, typical installations and technologies should be proposed for this baseline where the systems being compared should have the same duty/service conditions and include relevant consumption from the refrigeration systems’ ancillary equipment.
Soft Landings Framework - KBCN1263
Embedding the principles of the Soft Landings Framework within a project can be used to demonstrate compliance with various aspects of the BREEAM criteria, particularly the Management issues.
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 ceiling finishes – Substantial alterations - KBCN1141
The aim of this Issue is to avoid the unnecessary waste of materials, therefore the installation and subsequent removal of speculative finishes should not be permitted. However, 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.
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.
Statutory requirements for energy modelling differ from BREEAM - KBCN0127
For the purposes of BREEAM, Issue Ene 01 should be assessed using a BRUKL output based on the prevalent UK country Building regulations applicable to that scheme.
This applies even when the building does not need to undertake energy modelling to comply with Building Regulations.
Where a different analysis is required for statutory compliance, due to the location of the project or registration to an earlier or later version of Part L, a different output must be produced for this purpose.
Alternatively, where applicable, the BREEAM registration could be updated to the latest version, so the same energy model output can be used for both purposes.
To maintain consistency and comparability for all assessments registered to a scheme.
Sub-metering at least 90% of each fuel - KBCN0657
In a scenario whereby several energy consuming systems are not sub-metered because they account for less than 10% of the annual energy consumption (see Ene 02 methodology), and this results in less than 90% of the estimated annual energy consumption of that fuel being metered, the M&E consultant should review the metering strategy and advise which of these energy consuming systems would most benefit from sub-metering to make up the 90%.
This may be based on which of the energy consuming systems has the highest annual energy consumption, or which has the most potential for reducing energy consumption as a result of sub-metering. This will not necessarily have to mean that the energy consuming systems chosen have to have their own sub-meter, the M&E consultant may decide they would most benefit from metering alongside another consuming system. However ultimately 90% of each fuel must be metered.
Justification should be given within the metering strategy and the BREEAM assessment report as to which lower energy consuming systems were chosen to be sub-metered to make up the 90%, and how this was done to best suit the development (i.e. individual sub-meters or paired with another consuming system).
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.
Sub-metering of high energy load and tenancy areas – applicability - KBCN1188
As per specific note 2.0 of Ene 02 Energy Monitoring; The first credit is applicable to all building types. The second credit is not applicable to preschools, primary schools, law courts, prisons and multi-residential buildings. This credit will be filtered out for these building types with the exemption of below.
If the assessment is targeting the Post-occupancy stage exemplary credits in Ene 01 Reduction of energy use and carbon emissions, indicated via the question on the 'initial details' page of BREEAM Projects (or the scoring and reporting tool). As per criterion 10, the assessment must; Achieve maximum available credits in Ene 02 Energy Monitoring. Therefore, where these exemplary level credits are sought, preschools, primary schools, law courts, prisons and multi-residential buildings must also meet the requirements of the second credit for sub-metering of high energy load and tenancy areas. This credit is therefore applicable to all building types, in this case.
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.
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).
Suitably Qualified Ecologist – Professional membership - KBCN0743
With reference to the definition provided in the technical guidance, where requirements 1 and 2 are met, full members of the named organisations can be considered as a SQE for BREEAM on the basis of their membership.
Those who meet requirements 1 and 2 who are not full members may be considered, however the assessor must ensure, and be able to demonstrate, that the ecologist is covered by a professional code of conduct, subject to peer review and that their expertise and experience is appropriate for the assessed project.
Surface water run-off – Derelict sites - KBCN1024
If the site has been derelict for over five years, the appropriate consultant must assess the previous drainage network and make reasonable assumptions to establish probable flow rates and volumes. They should use best practice simulation modelling to determine the 1 year and 100 year peak flow rates at the relevant discharge points. A site visit prior to development will be required unless accurate data already exists from a previous survey. The resultant professional report can then be used to determine the pre-development volumes and rates of run-off. Without this professional input, the site must be deemed as greenfield pre-development, assuming Soil type 5 for the calculation of the pre-development site run-off.
Surface water run-off – discharge to a tidal estuary or the sea - KBCN1023
The peak rate of run-off and volume run-off criteria can be deemed to be met if the site discharges rainwater directly to a tidal estuary or the sea.
The site run-off must discharge directly into the tidal estuary or the sea. Typically, drainage pipes would only carry run-off from the site and would not need to cross privately owned land outside the boundary of the development before reaching the sea.
A definition of tidal estuary is in the technical manual.
Surface water run-off – Highways and impermeable areas - KBCN1035
Where new non-adoptable highways are built, all new impermeable surfaces must be included in the calculations to demonstrate compliance with the peak rate of run-off and volume of run-off criteria. Where buildings are built beside existing highways or where adoptable highways are built, the impermeable area of the highway does not need to be included in the calculations.
Sustainable Transport Measures – Option 2 – Phased developments - KBCN1073
In the case of a phased development where new transport services will be provided, but at a later stage than completion of the assessed building, these can be considered where:
A commitment has been made to provide the transport services within the shortest of the following periods and this is demonstrated within the General Contract Specification or in the form of a Section 106 Agreement:
- The transport services will be available for use by the time 25% of all phases have been completed and are ready for occupation.
- The transport services will be available for use within 25% of the total build time for the phase in which the assessed building forms a part, measured from the completion date of that phase.
Where the transport services will not be available for use within a period of five years from occupation of the assessed building, they cannot be considered for compliance with the BREEAM criteria.
Sustainable transport measures – Shell only and shell & core assessments - KBCN1181
Assessment option 3 “Public transport information system”
A public transport information system may not be in the scope of works for a shell only or shell & core assessment.
In such cases, this measure is not available, however points can be achieved through demonstrating compliance with alternative options in this issue.
If it does fall within the scope of works, this measure is still available.
Assessment option 4 “Electric Vehicle recharging stations”
For shell only and shell & core assessments it is permissible to demonstrate compliance through provision of all necessary infrastructure required for future installation of compliant electric recharging stations.
BREEAM recognises that full installation of recharging terminals may be outside the scope of shell only and shell & core stages.
Assessment option 5 “Car Sharing”
For speculative shell only and shell & core assessments, measures 5.7 and 5.8 might not be achievable. Where this is demonstrated and justified, the one point available for this option can be achieved through compliance with measures 5.9 & 5.10 only.
Where the building occupier is not known, project teams are unable to influence the implementation phase of a car sharing scheme.
26/06/2020 Note relating to Option 3 - wording amended to clarify the intent.
Table 7.3 AI and number of points achieved - KBCN1362
The header for the table should read:
- First column: “Points required for projects with AI < 25”
- Second column: “Points required for projects with AI ≥ 25 < 40”
- Third column: “Points required for projects with AI ≥ 40”
Therefore, please ignore the text in the second column “(urban centre)”.
For example, a project with an AI of 30 that achieves 4 points for implementing options in Table 7.4 would be awarded 6 credits.
Targeting ecology issues using a mixture of routes - KBCN1306
Where Route 1 is pursued initially and it is subsequently decided that Route 2 should be followed, the Suitably Qualified Ecologist appointed should review all evidence available for the issues already assessed to confirm the actions taken were appropriate.
Note: Route 1 and Route 2 are referred to as the 'Foundation' and 'Comprehensive' routes in HQM ONE, respectively.
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.
Testing and inspecting the building fabric credit - KBCN0649
The requirements for this credit are to ensure continuity of insulation, avoidance of thermal bridging and air leakage paths. How this is achieved is up to the judgement of the suitably qualified professional.
The criteria are intended to afford the design team the opportunity to demonstrate that the above are met by whatever means are appropriate, which will generally be air-tightness testing and a thermographic survey.
Should the suitably qualified professional advise alternative means, the assessor must be satisfied and be able to demonstrate that all the above requirements have been met.
BREEAM seeks to be outcome-driven and does not, therefore, prescribe the specific testing methods to achieve the criteria in this Issue.
Testing and inspecting the building fabric – Shell Only - KBCN0573
For Shell Only assessments with spaces which are intended to be treated post-assessment, imposing the requirement for a thermographic survey on a future user is not acceptable, as it may be difficult and unreasonable to expect them to remediate any defects revealed by the survey. Therefore the credit is still applicable even if building services have not yet been fitted.
While we appreciate that it may be more challenging to achieve this credit for a shell only assessment compared to shell and core and fully fitted buildings, please note that the credits within the Management category do have a higher weighting for shell only assessments and there are also fewer credits applicable. Therefore each credit in the management category is worth more, as a percentage of the final score, than they are for shell and core / fully fitted buildings. This, therefore, helps to justify any potential additional burden felt by shell only assessments for this credit.
Testing laboratory certification - KBCN1337
Where an organisation used for sampling and analysis of indoor air or for analysis of emissions from building products is not accredited to ISO / IEC 17025, the organisation must be accredited either by a national accreditation body, or by a member of any one of the following accreditation groups:
European Cooperation for Accreditation
International Accreditation Forum
International Laboratory Accreditation Cooperation
The accreditation must specifically covering sampling and analysis of indoor air or analysis of emissions from building products.
For indoor air sampling, alternative qualifications/accreditation to ISO 17025 (or the listed accreditations) could be considered compliant where this demonstrates that the organisation/individual performing the sampling has a suitable level of competence and experience. Any alternative qualifications will need to be reviewed through a technical query.
07/05/2021: Added clarification regarding alternative qualifications
10/05/2021: Updated scheme applicability
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 – naturally ventilated buildings with heating for the winter months - KBCN1345
Where naturally ventilated occupied spaces are heated in the winter/heating season, as an alternative to demonstrating compliance with the winter operative temperature ranges in CIBSE Guide A or other appropriate industry standard, such occupied spaces can demonstrate compliance through meeting the Category B requirements for PPD, PMV and local discomfort set out in Table A.1 of Annex A of ISO 7730:2005. Where this alternative compliance route is used, when these naturally ventilated occupied spaces are in ‘free-running mode’ (i.e. outside of the winter/heating season), it is not possible to use the ISO 7730:2005 method and therefore these spaces must demonstrate compliance with the requirements to limit the risk overheating in accordance with CIBSE TM52.
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.
Thermal modelling for shell only developments - KBCN0784
For shell only developments, in order to achieve criterion 1, thermal modelling can be completed on the basis of a typical notional layout and equipment specification for the particular building type (retail, restaurants, cinema etc.) can be used to demonstrate compliance.
Thermal modelling – buildings with mixed-mode ventilation - KBCN1346
Where a building has some occupied spaces that are naturally ventilated and some occupied spaces that are air-conditioned, the thermal modelling must demonstrate that the naturally ventilated spaces meet the criteria for naturally ventilated buildings and that the air-conditioned spaces meet the criteria for air-conditioned buildings.
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.
Third party verification – BREEAM Assessor or AP - KBCN1235
A BREEAM assessor or AP who meets the definition may be considered as a 'suitably qualified third party' for this credit, provided that any conflicts of interest are managed and that the individual is not directly involved in the design of the LCA options.
See also KBCN1234
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.
Tra 01 and Tra 02 – Prerequisite and RIBA stage requirements - KBCN1205
In Issues 1.0 and 1.2 of the technical manual, the criteria state that achieving the credits in Tra 01 is a prerequisite to awarding credits for Tra 02.
In order to clarify the intent, there is a need to distinguish between the following:
- A ‘transport assessment’, which, to be effective, must be carried out during the early design stages to influence time-critical aspects of the design.
- A ‘travel plan’, which must be developed at an appropriate time during the design development to influence the implementation of appropriate transport measures during construction and operation.
The requirement to undertake an early-stage ‘transport assessment’ remains as a criterion to award any credits for Issue Tra 01, however it has now been clarified that this does not form part of the prerequisite for awarding credits in Tra 02.
The prerequisite to achieve credits in Tra 02 relates to the requirement to develop a ‘travel plan’ at an appropriate stage in the development, which informs decisions relating to the sustainable transport measures implemented in Tra 02.
Clarification of the requirements in Tra 01 and Tra 02:
Tra 01, Criterion 1
This currently states:
‘1. During the feasibility and design stages, develop a travel plan based on a site-specific travel assessment or statement.’
‘1. No later than Concept Design stage, undertake a site-specific transport assessment (or statement) and draft travel plan, which can demonstrably be used to influence the site layout and built form; see Methodology.’
Tra 01, Criterion 3
This currently states:
‘3. The travel plan includes proposals to increase or improve sustainable modes of transport and movement of people and goods during the building's operation and use; see Methodology.’
‘3. Following a transport assessment (in accordance with the requirements set out in criteria 2a-2g) develop a site-specific travel plan, that provides a long term management strategy which encourages more sustainable travel. The travel plan includes measures to increase or improve more sustainable modes of transport and movement of people and goods during the building's operation; see Methodology.’
Tra 02, Prerequisite
This currently states:
‘1. Achieve the Tra 01 Transport assessment and travel plan credits.’
‘1. Achieve criteria 3-5 in the Tra 01 Transport assessment and travel plan Issue’
This will be confirmed in the next reissue of the technical manual, but the tool has been updated on BREEAM Projects and this can be applied immediately in all versions of the UK NC2018 scheme.
Tram services - KBCN000004
Tram services are classified as train services when assessing transport accessibility.
Transport assessment: calculations for amenities and AI - KBCN1381
The requirements related to amenities and the Accessibility Index do not prescribe who should perform the safe pedestrian route measurements and relevant calculations, or in what format this should be recorded in the site-specific transport assessment or statement. If the transport assessment does not provide enough information to satisfy the relevant BREEAM requirements, an additional report or statement providing such measurements can be provided. This does not have to be authored by the same person or organisation that wrote the assessment, so can be for example the BREEAM assessor or a member of the design team.
Transport assessments and transport statements - KBCN1367
For many projects, a Transport Assessment or Transport Statement will be required for planning purposes. Where this is the case, this information can be used to demonstrate compliance with the requirement to undertake a site-specific transport/travel assessment. Where a Transport Assessment or Transport Statement is not specifically required for planning purposes, a site-specific transport/travel assessment must be completed that covers points a to g in criterion 2. In such instances, it is permissible for the results of this assessment to be reported within the travel plan rather than in a separate report. The applicable information must be clearly identifiable within the travel plan document, and the travel plan must clearly demonstrate how the transport/travel assessment has been used to inform the plan’s strategy.
Transport measures on masterplan level - KBCN1290
For assessment options 2 and 6, where it can be demonstrated that a measure was considered or negotiated as part of a masterplan, which includes the assessed building and that it provides a direct benefit to the users of that assessed building, this can be considered as compliant.
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.
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.
Unexploded ordnance - KBCN1095
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 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 per the 'Contaminated land - Scope' within the methdology.
Uniclass codes - KBCN1363
The following lists the official UNICLASS 1.4 names from table P relevant to this issue:
- P5 – Timber
- P2 - Cementitious, concrete and mineral-bound materials
- P4 - Metal
- P1 - Stone, natural and reconstituted; P3 - Minerals, excluding cementitious
- P33 - Clay-based materials
- P232 – Gypsum
- P314 – Glass
- P7 - Plastics, rubber, chemicals and synthetics; P34 - Bitumen-based materials
- P6 - Animal and vegetable materials, excluding timber
The complete tables for P and L can be searched here https://www.cpic.org.uk/uniclass1/
Untreated buildings - KBCN1030
Buildings designed to be untreated, i.e. where internal spaces will not be serviced by heating, ventilation or air-conditioning systems and therefore have no noise generating plant will not assess this issue. An example of such a building could be for industrial warehouse storage.
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.
Use of as-designed BRUKL output for post-construction submission - KBCN0889
Where it is not possible to produce an as-built BRUKL output for the post-construction assessment, it is acceptable to produce an updated as-designed BRUKL output that accurately reflects the constructed building as evidence for the post-construction submission.
A justification should be issued to QA clarifying why an as-designed BRUKL was submitted, along with confirmation from the relevant specialist that the model is an accurate representation of the final, as-built specification of the building.
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.
Ventilation – Window opening restrictors - KBCN1032
Window openings in certain buildings or building areas may need to have restricted opening distances (for Healthcare buildings, in accordance with HBN 00-10 Part D: Windows and associated hardware (235) or as required by Building Control). This is generally for health and safety reasons, especially in high-rise buildings or where windows are within reach of the elderly, mentally ill or children. For BREEAM however, it is considered that such limitations can be overcome in order to provide compliant natural ventilation solutions.
Verification of an ecology report / information - KBCN1192
If the appointed ecologist does not meet the definition of a ‘suitably qualified ecologist’ (SQE) the report / information submitted to support the assessment must be verified by an individual who does.
1. The individual verifying the report must provide written confirmation that they comply with the definition of a ‘suitably qualified ecologist’.
2. The verifier must provide signed confirmation
that they have checked and approved the report. This must clearly reference the report and can be in the form of a signed letter or their printed name and signature on a completed pro-forma. In doing so, they are deemed to confirm that the report:
a. represents sound industry practice
b. is correctly, truthful, and objective
c. is appropriate given the local site conditions and scope of works proposed
d. avoids invalid, biased, or exaggerated statements
Such confirmation from the verifier must be provided in addition to all other information required by the relevant technical manual and referenced as part of the evidence submitted to demonstrate compliance.
It can take a number of years for an ecologist to meet the SQE definition. Verification of information by an existing SQE supports the practical application of the assessment criteria and is in line with industry practice.
13/08/2019 Updated to clarify, in practical terms, what evidence of verification will be considered acceptable.
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 – 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 – First Aid Rooms - KBCN1104
The view out criteria do not apply to dedicated first aid or medical rooms in non-healthcare projects.
BREEAM recognises the need for user privacy in such areas and that these are intermittently occupied.
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 – Shell only/Shell & Core - KBCN1354
Where it is not possible to confirm which areas of the building will contain workstations/benches or desks, then all areas of the building designed for and/or likely to be occupied by workstations/benches or desks must comply with the relevant criteria.
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.
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 from temporary structures - KBCN1038
Temporary support structures, or any other materials or systems brought on site to facilitate construction of a building and that subsequently enter the waste stream (albeit for recycling) will be considered as construction waste and contribute to the construction waste generated for the development.
If the support structure is reused on another site by the contractor (or another contractor) it has not entered the waste stream and, therefore, would not be included in the figures for waste generated. Reused timber formwork would be excluded in the same way.
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 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 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.
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 – control via BMS - KBCN0703
Occupant control via a BMS is not normally considered a compliant BREEAM solution. Any solution that requires the action of a third party (eg facilities manager) is not considered under the control of the occupant. Solutions where all relevant building occupants have control via a user-interface via BMS may be considered compliant where the assessor is satisfied that the aim of the criteria are met.
User-control must be available directly to the occupant.
01/08/2017 - KBCN applicability to Thermal comfort Issue removed.
Zoning and occupant control – PIR detection systems - KBCN0335
The aim of the Health & Wellbeing category is to recognise ways to benefit occupants through giving them control of their lighting environment. Without manual overrides, presence or absence detection lighting controls (such as PIR detection systems) are not compliant with the criteria.
BREEAM recognises the energy efficiency benefits of detection systems in buildings through the Energy category. In some cases, the design team may have to prioritise one particular lighting strategy to the detriment of achieving a credit elsewhere.
28 04 2021 Wording amended to include absence detection systems.
18 09 2017 Wording amended to clarify the meaning.
Zoning and occupant control – whiteboards and display screens - KBCN1433
Whiteboards and display screens in dedicated teaching or presentation spaces require separate zoning and control for lighting, as specified in the criteria.
Lighting around whiteboards and display screens which are typically found in general office areas, meeting rooms, or in other generic spaces do not require separate zoning and control to meet the criteria. In such cases, the assessor should provide justification.
Whiteboards and display screens in dedicated teaching / presentation spaces are likely to be used frequently, and require appropriate zoning and control. An increasing number of offices and meeting rooms now include display screens - however separate zoning and control may not be appropriate.
Zoning and occupant controls – handheld remote controls - KBCN1243
Remote control light switches can be considered as compliant, on the basis that these are provided in sufficient numbers/locations to meet the aim of the criteria.
[KBCN withdrawn] ~ Daylighting – Education buildings - KBCN1031
This KBCN has been withdrawn and replaced with the more detailed KBCN1272.
KBCN withdrawn on 13/08/2019:
Where the requirements of Education and Skills Funding Agency Generic Design Brief, November 2017. Technical Annex 2E ‘Daylight and electric lighting’, have been demonstrably met, the BREEAM daylighting requirements can be deemed to have also been met. The two credits for daylighting can be awarded.
[KBCN withdrawn] ~ Exemplary credit – Beyond zero net regulated carbon/carbon negative – Software output figures - KBCN1094
This KBCN has been withdrawn and is no longer valid.
This is because its content is not relevant to the exemplary credits, which are based solely on carbon emissions, nor for standard credits, which are based on BRUKL inputs.
KBCN withdrawn on 05/08/2019:
For the 'Beyond zero net regulated carbon/carbon negative' exemplary credits, in order to demonstrate that up to three exemplary level credits can be awarded for Ene 01, the primary energy generated by the carbon neutral technologies will need to be calculated by applying the relevant primary energy factor.
These figures are taken from the approved building energy calculation software output.
For guidance on completing this calculation and to obtain primary energy factors please contact BRE Global.
[KBCN withdrawn] ~ Surface water run-off – Rainwater harvesting - KBCN1064
This KBCN has been withdrawn and is no longer valid.
This is because the BS 8515 has been withdrawn and its replacement makes no reference to storm water control.
KBCN withdrawn on 26/09/18:
BS 8515 Rainwater harvesting systems: Code of Practice, Annex A (236) must be followed where rainwater harvesting systems are relied upon for storm water control. To ensure flood risk is not increased if the rainwater harvesting system is, for some reason, unavailable, the exceedance flow route capacity provided in accordance with CIRIA report C635 should ignore the beneficial effect of the rainwater harvesting system.
Information correct as of 19thJune 2021. Please see kb.breeam.com for the latest compliance information.
[KBCN withdrawn] ~ Ventilation – BB101 - KBCN1242
This KBCN has been withdrawn and is no longer valid.
This is because Building Bulletin 101 was updated in August 2018.
KBCN withdrawn on 04/02/2019:
The web page that hosts the currently active version of Building Bulletin 101: ventilation for school buildings, available here, states that the document was published on 11th March 2014. However, when opening the document itself, the publishing date refers to '5th July 2006'.
The current version of the standard which should be used is Version 1.4 dated 5th July 2006 within the document.