New Construction / UK / 2018 /
Information correct as of 7thAugust 2020. 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.
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.
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.
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.
Certificate validity – EMS - KBCN1401
The requirement for the principal contractor to operate an EMS relates to the duration of operations on site. Therefore, certification against ISO 14001/EMAS must be valid as above and cannot be expired, pending or applied retrospectively.
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.
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.
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.
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.
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.
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.
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.
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
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).
View full Guidance Note
(licenced assessors only)
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.
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 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
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.
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.
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.
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.
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.
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.
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 – 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.
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.
Information correct as of 7thAugust 2020. Please see kb.breeam.com for the latest compliance information.
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.