Designing Buildings - User contributions [en]

User:Dan Widdon

2024-10-25T10:52:41Z

Dan Widdon:

Experienced BREEAM Assessor, BREEAM AP & engineering consultant, now a Real Estate Development Manager. UK-based with a role covering other parts of Europe, the USA and China.

Making BREEAM Contractually Enforceable

2019-03-04T11:50:18Z

Dan Widdon:

A developer / client who commissions a construction project might choose to make BREEAM assessment a contractually binding requirement; stipulating a certified rating of pass, good, very good, excellent, or outstanding.

== The circumstances ==

A decision to make BREEAM a specific contract requirement can arise from:

# A contractual commitment to a tenant / occupier or purchaser;
# A condition of funding, typically set by an investment fund or a public funding body;
# A condition of planning consent;
# A standing policy commitment previously set by the developer / client e.g. corporate social responsibility policy, or environmental policy.

== The objective ==

The main objective in these circumstances is usually to “transfer risk” for obtaining the target rating to one or more of the organisations that will deliver the project.

== Enforceability ==

To be contractually enforceable, stipulations concerning BREEAM must be:

* Correctly described
* Appropriately allocated
* Without gaps or overlaps in allocated responsibility
* Practically deliverable, with respect to time, cost, and quality
* Reasonable, measurable, and proportionate concerning any remedy for non-performance, if that is to be set

== The core requirement ==

The core stipulation concerning BREEAM should be passed down to every organisation that forms part of the project delivery team, and should:

* Clearly identify the overarching KPI e.g. BREEAM Excellent;
* Correctly name the appropriate KPI standard e.g. BREEAM UK New Construction 2018 v2.0, Primary School building type, fully fitted (obtain an initial “scheme definition” from BRE through a BREEAM assessor if in any doubt);
* State whether any or all of 1 to 4 apply (above), and state the amount (£) of the funds that are at stake with certification (particularly where 1 or 2 applies), which is essential if liquidated and ascertained damages provisions are to be applied to non-performance.

== Writing it down ==

Provisions concerning BREEAM should be included with:

* The strategic brief where one is prepared, and with the design brief that is given to the design team;
* The budget and cost plan, bearing in mind that standard cost yardsticks do not routinely cover every aspect of BREEAM compliance;
* The scopes of service that form part of the professional appointment for each member of the design team;
* The preliminaries and general conditions for the construction contract/s;
* The appointment or contract terms for sub-consultants, sub-contractors, suppliers, and other supporting specialists, which should mirror appropriately the terms that apply to the organisation who will employ them.

== Detailed provisions ==

In addition to stating the overarching BREEAM requirement, professional appointments and construction contract terms should go on to require that the principal parties:

* Agree credit ownerships (for compliance with the assessment criteria and for the collation and provision of evidence for assessment) with the BREEAM assessor, along with any necessary supporting contribution/s by other identified parties, including any key construction stage contribution/s by the contractor/s (a responsibilities matrix can assist with this). Note also that:
*
* Each assessment issue (e.g. Visual Comfort) should have only ONE principal credit owner (e.g. Architect – principally for Glare, Daylighting, and View Out) but could also name one or more supporting contributor as appropriate (e.g. Services Engineer – for internal and external electrical lighting)
* Each individual evidence requirement that is set out by the BREEAM assessor should then be highlighted and clearly identified against the appropriate party. e.g. Lighting layout drawings and/or room data sheets/schedules are required. [Services Engineer]
* Any reallocation of responsibilities after the pre-assessment stage should require authorisation; by the employer, project manager, or lead consultant during the design stage, or the contract administrator during the construction and post construction stages.
*
* Secure the mandatory “minimum standards” that apply to the stipulated BREEAM rating. These should be itemised with the scopes of service and with the contract preliminaries and general conditions as appropriate (see the Minimum Standards section of the BREEAM technical manual).
* Implement (or advise the employer in good time as appropriate concerning) any specialist appointments, and/or the completion of key consultations, surveys, and studies that must occur at key RIBA work stages where the BREEAM assessment criteria set time limits for these.
* Assist the BREEAM assessor to identify additional elective credits beyond the targeted percentage score, as a contingency for the likelihood that not all the elective credits that are targeted initially will be secured ultimately.
* Provide sufficient resources for the timely completion of the assessment, bearing in mind in particular that completion of the post construction stage of the assessment may extend beyond the contract date for making good defects, thereby extending the date for settlement of the final account.

== Technical specifications ==

How technical specifications are worded can influence how or whether the BREEAM assessment criteria can be met:

* Where a material, product, or system is named with the specifications (e.g. Acme Type X water pipework insulation) it is implicit that the specifier will have established that it is BREEAM compliant beforehand.
* Occasionally a specification will permit an “equal and approved” alternative for the named item however, which can be misinterpreted to allow the contractor to make a non-compliant substitution (e.g. a different wash basin tap, which might have a higher flow rate).
* Performance specification can also be used to describe technical and/or appearance requirements (e.g. a full flow rate of # litres per minute for the wash basin tap, measured at a dynamic pressure of 3±0.2 bar), without brand-naming a material, product, or system, leaving the contractor to select the manufacturer and/or model subject “to approval” by the contract administrator.
* A provisional sum can sometimes be made with a construction contract for things that are not yet defined in enough detail for tenderers to accurately price.

== Demonstrating compliance ==

In each case where the contractor is permitted to select a material, product, or system they must demonstrate to the contract administrator that the proposed selection is equal in terms of its BREEAM compliance, as well as any of its other technical characteristics, and/or its appearance where relevant.

The contract administrator should seek guidance from the design team and the BREEAM assessor as appropriate where compliance with the assessment criteria needs to be established.

Bear in mind that specification clauses that simply state “comply with BREEAM” are too vague. The wording of specification clauses should be drawn directly from the written assessment criteria and the evidence requirements that are set out in the relevant sections of the BREEAM technical manual, remembering to include in full any references to other external standards that are given there e.g. British or European Standards, BSRIA, or CIBSE Guides etc.

== Procurement route ==

How or whether stipulations concerning BREEAM can be made contractually binding will depend on the chosen procurement route for the project.

== Traditional contracts ==

Procurement options that follow a more “traditional” fully designed / fully measured route present the contractor/s at the tender and construction stages with a complete set of drawings, schedules, specifications, and bill of quantities from which to price and construct the works.

In following this type of route, the only BREEAM credits that the contractor/s should need to actively address are those that relate to sustainable construction site management and construction supply chain management. The contractor/s should be able to expect that compliance with all the remaining assessment criteria will have been addressed at the design stage and will already be embodied in the drawings, specifications, etc. that form the contract documents.

== Contractor design ==

Contracts that involve design and build, or a contractor design portion, leave the contractor/s to complete some or all of the construction information based on a design intent that is prepared by the design team. This means that certain aspects of the design might require further development and completion by the contractor/s to comply fully with the assessment criteria and to complete the evidence for assessment.

== Novation ==

It is not uncommon with a design and build route for the appointments of some or all of the design team to be transferred from the employer to the contractor by novation at the stage when the construction contract is awarded, with the purpose of transferring any remaining design risk to the contractor from that point. The scopes of service and the contract preliminaries and general conditions should reflect therefore how responsibility for completing the design (and the evidence for assessment) is allocated initially, and is then transferred by novation where that is to occur.

== Collateral Warranties ==

Collateral warranties can sometimes be sought by a developer / client where a duty of care is to be assigned to a third party; typically to a funder, purchaser, or tenant / occupier. Collateral warranties were intended initially to allow the beneficiary/s of the warranty to recover direct economic loss arising from building defects and account for indirect liability (such as where work by a sub-contractor is otherwise covered by the main contractor's warranty to the developer client and the main contractor becomes insolvent). It is arguable whether failure to obtain a certified BREEAM rating would be covered by a collateral warranty therefore, since a BREEAM certificate is not a latent defect that could come to light only some time after initial contract completion.

Expert legal advice should be obtained in each case where collateral warranties are to be sought or given.

== Serial contracting ==

Some forms of contracting will place the entire project delivery process under the control of one contractor, either through management contracting or by construction management. The construction delivery process is more commonly organised as a series of contracts however; i.e. enabling works if needed, then construction works, occasionally with separate fit-out works.

Contracts can be let ahead of and separately from the main construction contract for various enabling works, which typically can include surveys, and site investigation, demolition and/or remediation works. If enabling works are not under the direct control of the contractor who will deliver the main construction contract, then it is crucial that the terms for enabling works include stipulations concerning sustainable construction site management, and construction supply chain management, which mirror the terms that are included in the main construction contract, including the provision of evidence for assessment.

Similar arrangements should be made where the scope of the BREEAM assessment includes fit-out works, and they are to be the subject of one or more follow on contracts, separate from the main construction contract.

Where dedicated off-site manufacturing or fabrication forms part of the construction supply chain (i.e. where that is specifically for the project under assessment), then provisions concerning sustainable construction site management, construction supply chain management, and evidence provision should be included in those contracts as well.

Where a serial contracting route is followed i.e. enabling works, construction works, and then fit-out works, then the chain of any contractor-owned credits can potentially be broken at each step. For example, it is likely that credits for supply chain management would not be awardable for the project if any one of the contractors fail to meet the assessment criteria or doesn’t provide the related evidence for assessment.

== Retention ==

Staged interim payment will usually include a retention amount to ensure that the contractor/s properly complete the activities required of them under the contract. These are calculated as a percentage of the total contract sum, and will not routinely include the valuation of a final BREEAM certificate.

== Remedies for non-performance ==

If a financial remedy is to be applied where the targeted BREEAM rating is not obtained, then it is important that:

* Its amount is a reasonable reflection of the associated direct financial loss, e.g. the amount of the funds withheld from the developer / client by an investment fund or a public funding body where a certified BREEAM rating had been set as a condition, or from the reduced sale or rental value of the assessed building.
* Any financial remedy should only be sought from the appropriate party/s, having set out with the contract terms what is at stake and the mechanism for its recovery.

== BREEAM Certificate Timing ==

An interim BREEAM certificate can be obtained at the end of the design stage, and a final BREEAM certificate at the end of the post construction stage of the assessment. The end of the assessment stages is not directly linked to the key design and construction contracting milestones, however. It is important to bear in mind, that it may not be practical to tie obtaining a BREEAM certificate to a contract event therefore, which can include:

* Contract award
* Site possession
* Phased or sectional completion
* Practical completion
* Beneficial occupancy and use, ahead of practical completion
* Completion of making good defects
* Final certificate
* Final account

== Summary Watch Points ==

* Appoint the BREEAM assessor, or a BREEAM advisory professional, as early as possible, ideally from RIBA Stage 0, to support the agreement of strategic performance targets, to monitor progress against targets, to assist with identifying risks and opportunities, and to provide feedback concerning BREEAM;
* Ensure that the core stipulation concerning BREEAM is passed down to every organisation that forms part of the project delivery team, and is reflected in the related appointment and contract documents;
* Agree credit ownerships and any potential supporting contributions at the initial pre-assessment stage and before starting the design stage of the assessment;
* Be aware of the implications for BREEAM of the chosen procurement route;
* Close out the design stage of the assessment before tendering the construction contract/s, OR set out any remaining BREEAM related design stage requirements with the contract where contractor design is involved;
* Include a current BREEAM strategy/tracker report among employer requirements with the tender documents;
* Monitor the BREEAM compliance of materials, products, or systems that are at the contractor’s discretion to select;
* Appoint a BREEAM advisory professional for the construction and handover stages, to monitor construction progress where decisions critically impact BREEAM performance, identify risks and opportunities related to the procurement and construction process, provide feedback to the constructors and the project team as appropriate, and to monitor the generation and provision of evidence to the assessor;
* Be aware of the limitations that apply to any remedies that are set for non-performance;
* Always seek appropriate legal advice concerning contract matters.

== Disclaimer ==

This article has been written in the context of UK construction practice. Practices elsewhere may apply differently.

This article does not seek to offer legal opinion or guidance, or template wording for contracts. Always seek appropriate legal advice concerning contract matters.

[[Category:BREEAM]] [[Category:Sustainability]] [[Category:Appointments]] [[Category:Client_procedures]] [[Category:Construction_management]] [[Category:Contracts_/_payment]] [[Category:Design]] [[Category:Procurement]] [[Category:Products_/_components]] [[Category:Property_development]] [[Category:Public_procedures]] [[Category:Roles_/_services]]

BREEAM Wiki Champions

2018-09-05T11:47:33Z

Dan Widdon:

= Active Members =

The following are current active members, click to read member profiles

* [https://www.designingbuildings.co.uk/wiki/User:Jane_Morning Jane Morning]
* [https://www.designingbuildings.co.uk/wiki/User:Dan_Widdon Dan Widdon]
* [https://www.designingbuildings.co.uk/wiki/User:Tom_Abbott Tom Abbott]
* [https://www.designingbuildings.co.uk/wiki/User:Emma_Houston Emma Houston]
* [https://www.designingbuildings.co.uk/wiki/User:Azita_Dezfouli Azita Dezfouli]
* [https://www.designingbuildings.co.uk/wiki/User:Jeanne_Davidson Jeanne Davidson]
* [https://www.designingbuildings.co.uk/wiki/User:Tom_Blois-Brooke Tom Blois-Brooke]
* Pallab Chatterjee

= Aim =

To increase knowledge sharing in [https://www.designingbuildings.co.uk/wiki/Construction construction] [https://www.designingbuildings.co.uk/wiki/Sustainability sustainability] by creating a Core [https://www.designingbuildings.co.uk/wiki/Development Development]Group of industry [https://www.designingbuildings.co.uk/wiki/Stakeholders stakeholders] who collaborate on and encourage knowledge sharing.

= [https://www.designingbuildings.co.uk/wiki/Who_We_Are Who we are] =

BREEAM Knowledge Sharing Ambassadors are a group of [https://www.designingbuildings.co.uk/wiki/Sustainable Sustainable] [https://www.designingbuildings.co.uk/wiki/Construction Construction]Professionals representing key and diverse [https://www.designingbuildings.co.uk/wiki/Stakeholder stakeholder] groups involved with [https://www.designingbuildings.co.uk/wiki/BREEAM BREEAM] related [https://www.designingbuildings.co.uk/wiki/Sustainability sustainability] [https://www.designingbuildings.co.uk/wiki/Tools tools]. The group meet, collaborate on, create and promote knowledge sharing of key information needed in the industry to accelerate the uptake of [https://www.designingbuildings.co.uk/wiki/Sustainability sustainability] in the [https://www.designingbuildings.co.uk/wiki/Built_environment built environment].

= Charter =

Each member commits to the following

* Actively promote the knowledge sharing culture
** Identify gaps in industry knowledge and support filling them
** Share within and beyond the group
** Promote the Wiki as a knowledge sharing platform
* To write one article per year (or make an equivalent contribution)
** Preferably on a topic identified as typically required

= Application =

Membership currently is by invitation but we are always looking to broaden the diversity of members. If you would like to apply to be invited then please contact [https://www.designingbuildings.co.uk/wiki/BREEAM breeam]@bre.co.[https://www.designingbuildings.co.uk/wiki/UK uk] FAO Paul Thistlethwaite

[[Category:BREEAM]]

BREEAM Wiki Champions

2018-09-05T09:38:09Z

Dan Widdon:

The BREEAM Wiki has been created to cultivate and encourage the dissemination of lessons learned relating to BRE Sustainability Assessment Tools.

Creating structural incentives to recogise and reward all professionals who support the longer term development and growth of sustainability is also important.

This Wiki page holds the names of self-declared wiki champions - those who actively

* Contribute to the BREEAM Wiki
* 'Champion' the practice of sharing lessons learned
* Encourage other stakeholders to also share via the BREEAM Wiki to help maintain the diversity and quality of contributions

List of current BREEAM WIki Champions

* [https://www.designingbuildings.co.uk/wiki/User:CatClarkson Cat Clarkson]
* [https://www.designingbuildings.co.uk/wiki/User:Jane_Morning Jane Morning]
* [https://www.designingbuildings.co.uk/wiki/User:Dan_Widdon Dan Widdon]
* [https://www.designingbuildings.co.uk/wiki/User:Tom_Abbott Tom Abbott]
* [https://www.designingbuildings.co.uk/wiki/User:Emma_Houston Emma Houston]
* [https://www.designingbuildings.co.uk/wiki/User:Azita_Dezfouli Azita Dezfouli]
* [[User:Sarah_Peterson|Sarah Peterson]]
* [https://www.designingbuildings.co.uk/wiki/User:Tom_Blois-Brooke Tom Blois-Brooke]

If you would like to be listed as a Wiki Champion, either simply add your name to the list and link it to your own profile. From there an link to individual user contributions can be seen.

Many thanks to all the above people and all other contributors to the BREEAM WIki.

[[Category:BREEAM]]

BREEAM and RIBA stages

2018-09-04T12:32:54Z

Dan Widdon:

= Introduction =

Many BREEAM-related actions are tied to development stages as set out in the RIBA Plan of Work.

The benefits of early-stage actions to support the BREEAM process are well-known in adding value to sustainable development projects.

This Wiki aims to align project development activities to the RIBA Plan of Work and BREEAM using New Construction 2018. Most are illustrative of the relevant actions for other versions of BREEAM New Construction, but a licensed BREEAM assessor or BREEAM AP should be consulted for further details.

Credits Requiring Early Attention (RIBA Stages 1-3)

A number of issues need to be addressed at early design stages of the project to ensure that the project sustainability performance can be fully optimised. These credits may involve the appointment of specialist consultants, preparation of reports or consideration of certain aspects of the design at a stage when changes are still feasible to ensure compliance with the BREEAM criteria. Where certain issues are not reviewed at the correct stages then it may become very difficult or impossible to achieve these credits.

= Summary =

In summary the following actions should be carried out pre-planning:

* Appointment of BREEAM Advisory Professional (AP) (Man01) – Stage 1
* Appointment of Ecologist to carry out survey and evaluation of the ecological value of the site (LE02-05) – Stage 1
* Design responsibilities and contribution to the design decision making process to be documented (Man01) – Stage 2
* Third party consultation – list of stakeholders to be consulted and documented evidence of feedback and subsequent response/design amendments (or Statement of Community Involvement) (Man01) – Stage 2
* Indoor Air Quality Plan to be commissioned (Hea02) (specific criteria to be covered) – Stage 2
* Security Specialist or CPDA to be consulted and to provide a Security Needs Assessment (Hea06) (specific criteria to be covered) – Stage 2
* Preliminary design workshop focusing on operational energy performance to be held (Ene01) – Stage 2 (n/a to shell only)
* Passive Design Analysis and LZC Feasibility Studies to be produced (Ene04) (specific criteria to be covered) – Stage 2
* Transport Assessment and Travel Plan to be prepared (Tra01) (specific criteria to be covered) – Stage 2
* LCA to be completed either using simplified BREEAM LCA tool or IMPACT compliant software tool. Options appraisals to be carried out (Mat01) – Stage 2
* Pre-demolition audit to be carried out to determine the feasibility of refurbishment, re-use or recycling (specific criteria to be included) (Wst01) – Stage 2
* Functional Adaptation Strategy Study to be completed by the architect (Wst06) – Stage 2
* Acoustician to be appointed to be appointed to advise on performance criteria (Hea05) – Stage 3
* Commissioning manager (project team member / specialist commissioning manager depending on complexity) to be appointed to undertake design reviews and give advice on commissionability – Stage 3/4

A list of actions required prior to RIBA Stage 4 can be found below.

= RIBA Stage 1 – Preparation and Brief =

=== Man01 – Project Brief and Design – BREEAM Advisory Professional (AP) ===

BREEAM performance targets to be formally agreed between the client and design team/project team.

BREEAM AP to be appointed early in the design process, to work with the project team to assist them in maximising the project’s overall performance against BREEAM from their appointment and throughout Concept Design. BREEAM AP is to monitor progress, identify risks/opportunities and provide support and feedback as required to the project team.

=== Mat03: Responsible Sourcing of Construction Products – Enabling Sustainable Procurement ===

A sustainable procurement plan must be in place before Concept Design and be used by the design team to guide specification towards sustainable construction products.

=== Mat06: Material Efficiency ===

Set targets and report on opportunities and methods to optimise the use of materials from the Preparation and Brief stages and record the material efficiency at each following RIBA Stage.

=== LE02 to LE05: Ecology Section ===

Following the appointment of the ecologist at Stage 1 to carry out an ecological survey and evaluation of the site to determine the baseline ecological value of the site and , direct and indirect risks to the ecological value and enhancement potential. During the Concept Design, the ecologist must work with the project team to ensure the optimal ecological outcome for the site is achieved.

= RIBA Stage 2 – Concept Design Stage =

=== Man01: Project Brief and Design – Project Delivery Planning ===

Consultations/meetings to take place with client, building occupier, design team and contractor (or project manager) to identify and define roles, responsibilities and contributions to the decision-making process. Evidence to be obtained – design responsibilities matrix, design programme, meeting minutes showing contribution to the design process from all parties and design programme highlighting RIBA stages.

=== Man01: Project Brief and Design – Stakeholders Consultation (interested parties) ===

All relevant third parties and stakeholders to be consulted including any building users, FM staff, representative consultation groups from the existing community, potential users of the proposed facilities, existing partnerships and networks with experience working on buildings of the same type, local or national heritage groups

=== Man02: Life Cycle Cost & Service Life Planning – Elemental Life Cycle Cost (LCC) ===

Outline entire asset LCC to be completed at Stage 2 and used to influence the building and systems design

=== Hea02: Indoor Air Quality – Indoor Air Quality Plan (IAQ) ===

An indoor air quality plan must be prepared by the end of the Concept Design

=== Hea06: Security ===

Security specialist or ALO/CPDA to be consulted at Concept Design Stage to carry out a Security Needs Assessment.

=== Ene01: Reduction of energy use and carbon emissions – Prediction of operational energy consumption ===

Prior to the end of the Concept Design, the design team is to hold a preliminary design workshop focusing on operational energy performance. Minutes to be provided. Additional energy modelling to be undertaken during the design and construction stages to calculate operational energy consumption

=== Ene04: Low Carbon Design – Passive Design Analysis ===

Passive design analysis to be carried out during the Concept Design Stage to identify the opportunities for passive design solutions that reduce demands on energy consuming building services

=== Ene04: Low Carbon Design – Low and Zero Carbon Technologies Feasibility ===

Low and Zero Carbon Feasibility Study to be carried out by an Energy Specialist to establish the most suitable LZC energy sources for the site.

=== Tra01: Transport Assessment and Travel Plan ===

Site specific transport assessment to be completed and compliant travel plan prepared

=== Mat01: Environmental Impacts from Construction Products – Building Life Cycle Assessment (LCA) ===

Life cycle assessment to be completed Concept Design using either the BREEAM Simplified Building LCA Tool or a recognised IMPACT compliant tool (where not completed at this stage the overall score for this issue is capped at 3 points)

=== Wst01: Construction Waste Management ===

Where demolition is to take place, a pre-demolition audit of any existing buildings, structures or hard surfaces must be completed at Concept Design to determine the feasibility for refurbishment, reuse or recycling.

=== Wst05: Adaptation to Climate Change ===

Conduct a climate change adaptation strategy appraisal using a systematic risk assessment to identify the impact of expected extreme weather conditions arising from climate change on the building over its projected life cycle; to cover the installation of building services and renewable systems together with structural and fabric resilience. Recommendations and solutions must be established and am update on how these have been implemented provided at Technical Design.

=== Wst06: Functional Adaptability ===

Building specific Functional Adaptation Strategy Study to be carried out at Concept Design Stage. Functional Adaptation Implementation Plan to follow at RIBA Stage 4

= RIBA Stage 3 – Developed Design Stage =

=== Man04: Commissioning – Design and Preparation ===

An appropriate project team member (or specialist commissioning manager where complex building services are to be installed) must be appointed to undertake design reviews and give advice on the suitability for ease of commissioning

=== Hea05: Acoustic Performance ===

Acoustician to advise on performance criteria and setting out testing regimes for sound insulation, indoor ambient noise levels and reverberation times for non-residential areas. Appointment should be during the early design stages for any recommendations to be incorporated within the design. Acoustician to hold a degree/PhD or equivalent qualification in acoustics or sound testing; have a minimum of 3 years relevant experience within the last 5 years and be an individual who holds a recognised acoustic qualification and membership of an appropriate professional body such as the Institute of Acoustics.

[[Category:Articles_needing_more_work]] [[Category:BREEAM]] [[Category:Appointments]] [[Category:Client_procedures]] [[Category:Construction_management]] [[Category:Design]] [[Category:Roles_/_services]]

BREEAM and RIBA stages

2018-09-04T08:24:16Z

Dan Widdon: Created page with "Many BREEAM-related actions are tied to development stages as et out in the RIBA Plan of Work. The benefits of early-stage actions to support the BREEAM process are well-known i..."

Many BREEAM-related actions are tied to development stages as et out in the RIBA Plan of Work.

The benefits of early-stage actions to support the BREEAM process are well-known in adding value to sustainable development projects.

This Wiki aims to align project development activities to the RIBA Plan of Work and BREEAM using New Construction 2018. Most are illustrative of the relevant actions for other versions of BREEAM New Construction, but a licensed BREEAM assessor or BREEAM AP should be consulted for further details.

Credits Requiring Early Attention (RIBA Stages 1-3

A number of issues need to be addressed at early design stages of the project to ensure that the project sustainability performance can be fully optimised. These credits may involve the appointment of specialist consultants, preparation of reports or consideration of certain aspects of the design at a stage when changes are still feasible to ensure compliance with the BREEAM criteria. Where certain issues are not reviewed at the correct stages then it may become very difficult or impossible to achieve these credits.

Summary

In summary the following actions should be carried out pre-planning:

* Appointment of BREEAM Advisory Professional (AP) (Man01) – Stage 1
* Appointment of Ecologist to carry out survey and evaluation of the ecological value of the site (LE02-05) – Stage 1
* Design responsibilities and contribution to the design decision making process to be documented (Man01) – Stage 2
* Third party consultation – list of stakeholders to be consulted and documented evidence of feedback and subsequent response/design amendments (or Statement of Community Involvement) (Man01) – Stage 2
* Indoor Air Quality Plan to be commissioned (Hea02) (specific criteria to be covered) – Stage 2
* Security Specialist or CPDA to be consulted and to provide a Security Needs Assessment (Hea06) (specific criteria to be covered) – Stage 2
* Preliminary design workshop focusing on operational energy performance to be held (Ene01) – Stage 2 (n/a to shell only)
* Passive Design Analysis and LZC Feasibility Studies to be produced (Ene04) (specific criteria to be covered) – Stage 2
* Transport Assessment and Travel Plan to be prepared (Tra01) (specific criteria to be covered) – Stage 2
* LCA to be completed either using simplified BREEAM LCA tool or IMPACT compliant software tool. Options appraisals to be carried out (Mat01) – Stage 2
* Pre-demolition audit to be carried out to determine the feasibility of refurbishment, re-use or recycling (specific criteria to be included) (Wst01) – Stage 2
* Functional Adaptation Strategy Study to be completed by the architect (Wst06) – Stage 2
* Acoustician to be appointed to be appointed to advise on performance criteria (Hea05) – Stage 3
* Commissioning manager (project team member / specialist commissioning manager depending on complexity) to be appointed to undertake design reviews and give advice on commissionability – Stage 3/4

A list of actions required prior to RIBA Stage 4 can be found below.

RIBA Stage:

1 – Preparation and Brief

BREEAM Issue

Actions Required

Man01 – Project Brief and Design – BREEAM Advisory Professional (AP)

BREEAM performance targets to be formally agreed between the client and design team/project team.

BREEAM AP to be appointed early in the design process, to work with the project team to assist them in maximising the project’s overall performance against BREEAM from their appointment and throughout Concept Design. BREEAM AP is to monitor progress, identify risks/opportunities and provide support and feedback as required to the project team.

Mat03: Responsible Sourcing of Construction Products – Enabling Sustainable Procurement

A sustainable procurement plan must be in place before Concept Design and be used by the design team to guide specification towards sustainable construction products.

Mat06: Material Efficiency

Set targets and report on opportunities and methods to optimise the use of materials from the Preparation and Brief stages and record the material efficiency at each following RIBA Stage.

LE02 to LE05: Ecology Section

Following the appointment of the ecologist at Stage 1 to carry out an ecological survey and evaluation of the site to determine the baseline ecological value of the site and , direct and indirect risks to the ecological value and enhancement potential. During the Concept Design, the ecologist must work with the project team to ensure the optimal ecological outcome for the site is achieved.

RIBA Stage:

2 – Concept Design Stage

BREEAM Issue

Actions Required

Man01: Project Brief and Design – Project Delivery Planning

Consultations/meetings to take place with client, building occupier, design team and contractor (or project manager) to identify and define roles, responsibilities and contributions to the decision-making process. Evidence to be obtained – design responsibilities matrix, design programme, meeting minutes showing contribution to the design process from all parties and design programme highlighting RIBA stages.

Man01: Project Brief and Design – Stakeholders Consultation (interested parties)

All relevant third parties and stakeholders to be consulted including any building users, FM staff, representative consultation groups from the existing community, potential users of the proposed facilities, existing partnerships and networks with experience working on buildings of the same type, local or national heritage groups

Man02: Life Cycle Cost & Service Life Planning – Elemental Life Cycle Cost (LCC)

Outline entire asset LCC to be completed at Stage 2 and used to influence the building and systems design

Hea02: Indoor Air Quality – Indoor Air Quality Plan (IAQ)

An indoor air quality plan must be prepared by the end of the Concept Design

Hea06: Security

Security specialist or ALO/CPDA to be consulted at Concept Design Stage to carry out a Security Needs Assessment.

Ene01: Reduction of energy use and carbon emissions – Prediction of operational energy consumption

Prior to the end of the Concept Design, the design team is to hold a preliminary design workshop focusing on operational energy performance. Minutes to be provided. Additional energy modelling to be undertaken during the design and construction stages to calculate operational energy consumption

Ene04: Low Carbon Design – Passive Design Analysis

Passive design analysis to be carried out during the Concept Design Stage to identify the opportunities for passive design solutions that reduce demands on energy consuming building services

Ene04: Low Carbon Design – Low and Zero Carbon Technologies Feasibility

Low and Zero Carbon Feasibility Study to be carried out by an Energy Specialist to establish the most suitable LZC energy sources for the site.

Tra01: Transport Assessment and Travel Plan

Site specific transport assessment to be completed and compliant travel plan prepared

Mat01: Environmental Impacts from Construction Products – Building Life Cycle Assessment (LCA)

Life cycle assessment to be completed Concept Design using either the BREEAM Simplified Building LCA Tool or a recognised IMPACT compliant tool (where not completed at this stage the overall score for this issue is capped at 3 points)

Wst01: Construction Waste Management

Where demolition is to take place, a pre-demolition audit of any existing buildings, structures or hard surfaces must be completed at Concept Design to determine the feasibility for refurbishment, reuse or recycling.

Wst05: Adaptation to Climate Change

Conduct a climate change adaptation strategy appraisal using a systematic risk assessment to identify the impact of expected extreme weather conditions arising from climate change on the building over its projected life cycle; to cover the installation of building services and renewable systems together with structural and fabric resilience. Recommendations and solutions must be established and am update on how these have been implemented provided at Technical Design.

Wst06: Functional Adaptability

Building specific Functional Adaptation Strategy Study to be carried out at Concept Design Stage. Functional Adaptation Implementation Plan to follow at RIBA Stage 4

RIBA Stage:

3 – Developed Design Stage

BREEAM Issue

Actions Required

Man04: Commissioning – Design and Preparation

An appropriate project team member (or specialist commissioning manager where complex building services are to be installed) must be appointed to undertake design reviews and give advice on the suitability for ease of commissioning

Hea05: Acoustic Performance

Acoustician to advise on performance criteria and setting out testing regimes for sound insulation, indoor ambient noise levels and reverberation times for non-residential areas. Appointment should be during the early design stages for any recommendations to be incorporated within the design. Acoustician to hold a degree/PhD or equivalent qualification in acoustics or sound testing; have a minimum of 3 years relevant experience within the last 5 years and be an individual who holds a recognised acoustic qualification and membership of an appropriate professional body such as the Institute of Acoustics.

[[Category:Articles_needing_more_work]] [[Category:Appointments]] [[Category:Client_procedures]] [[Category:Construction_management]] [[Category:Design]] [[Category:Roles_/_services]]

User:Dan Widdon

2017-12-06T14:08:11Z

Dan Widdon:

Once BREEAM Assessor & engineering consultant, now a Real Estate Development Manager. UK-based with a role covering other parts of Europe and China.