Designing Buildings - User contributions [en]

BREEAM Water leak detection

2019-02-02T15:48:22Z

Sam P:

= Aim and benefits =

The aim of this issue is to reduce the consumption of potable water in new buildings through minimising wastage due to water leaks. Water leaks in building systems can cause major damage to property. Early detection can help minimise damage, costs and disruption arising from water leaks.

= When to consider =

This issue is not RIBA stage dependent.

= Step by step guidance =

This BREEAM issue is split into two parts:

* Leak detection system
* Flow control devices

== Leak detection ==

The BREEAM requirement is a leak detection system capable of detecting a major water leak:<br />
On the utilities water supply within the buildings, to detect any major leaks within the buildings AND<br />
Between the buildings and the utilities water supply, to detect any major leaks between the utilities supply and the buildings under assessment.

Typically a BREEAM compliant leak detection system will comprise a controller and two pulsed water meters, one to be located in the plant room/mains water area and the other on the boundary of the building after the utilities water meter. The controller is programmed to monitor maximum water flow levels allowed during certain time periods. If this maximum is exceeded, the controller will notify the building facilities manager/nominated personnel that there is a possible leak for them to manually switch off the water supply and investigate the problem. Some controllers activate an automatic valve and shut off the supply.

== Flow control devices ==

Flow control devices that regulate the water supply to each WC area or sanitary facility according to demand can help minimise undetected wastage and leaks from sanitary fittings and supply pipework.

Flow control devices are used to automatically control the flow of water into toilet areas, often using PIR (passive infrared) sensors connected to valves fitted on the main water supplies to the area. When someone enters the toilet, the PIR activates and the valves open allowing water to flow in. After the areas been vacated the valve automatically closes, switching the water off again. This ensures that water is only supplied when required, therefore preventing minor water leaks from accumulating into large amounts of waste water.

= Questions to ask while seeking compliance =

== Leak detection ==

The assessor needs evidence that the specified system is either a permanent automated water leak detection system that alerts the building occupants to the leak OR has an inbuilt automated diagnostic procedure for detecting leaks.

# Can the compliant system alert 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.
# Is it the intention that a BMS will be used for leak detection purposes? The team have to demonstrate that its integrated or add-on features will meet all the requirements for a leak detection system.

== Flow control ==

The assessor needs evidence that the specified flow control devices account for the occupancy and function of each space.

# Will the flow control devices be used for individual facilities? Devices are not actually required for each individual fitting and may control one or more WC area, such as adjacent male and female toilets within a core. However, where a single device is used to control the supply to multiple areas, the design team should provide details of the strategy employed.
# Are the facilities going to be in constant use for a fixed period each day? If so, a time controller can be justified as an effective means of activating a flow control device.

= Tools and resources =

Water Product Technology List - UK - [http://www.watertechnologylist.co.uk/search.asp?partner=&section=66&tech=00030009&subtech=000300090002&keywords=&model=&removed_state=&all=1 Leak detection] systems

Water Product Technology List - UK - [http://www.watertechnologylist.co.uk/search.asp?partner=&section=66&all=1&tech=00030007&subtech=000300070002&keywords=&model=&removed_state= Flow control] devices

= Tips and best practice =

Leak detection - the BREEAM criteria is only applied to pipework over which the owner/occupier has control. Where third party organisations (such as utility companies) place restrictions on the pipework that can be metered, the scope of works (and placement of a meter for the use of leak detection) will start immediately after this point.

Flow control - where facilities are in constant use for a fixed period each day, a time controller can be justified as an effective means of activating a flow control device.

The flow control criteria still applies smaller or low occupancy buildings which may only have a single WC. In these instances shut-off could be provided via the same switch that controls the lighting (whether proximity detection or a manual switch).

= Typical evidence =

== Design stage ==

Relevant section/clauses of the building specification or contract

Design drawings

Manufacturers product details

== Post-construction stage ==

BREEAM Assessor’s site inspection report and photographic evidence

Manufacturers product details

= Applicable Schemes =

The guidelines collated in this ISD aim to support sustainable best practice in the topic described. This issue may apply in multiple BREEAM schemes covering different stages in the life of a building, different building types and different year versions. Some content may be generic but scheme nuances should also be taken into account. Refer to the comments below and related articles to this one to understand these nuances. See [[BREEAM_Issue_support_document_guidelines|this document]] for further guidelines.

* BREEAM UK NC 2018

-----
BRE Global does not endorse any of the content posted and use of the content will not guarantee the meeting of certification criteria.

[[Category:Articles_needing_more_work]] [[Category:BREEAM]]

BREEAM Energy efficient transportation Systems

2019-02-01T18:48:36Z

Sam P:

= Aim and benefits =

BREEAM encourages the specification of energy efficient transportation systems within buildings and promotes the use of energy efficient features to save energy and operational costs.

= When to consider =

This issue is not [https://www.designingbuildings.co.uk/wiki/RIBA RIBA] stage dependent.

= Step by step guidance =

Where lifts, escalators or moving walkways are specified, advise the design team that a building specific transportation analysis is required to determine the optimum number and size of equipment.

The energy consumption of at least two options (e.g. for lifts – hydraulic, traction or machine room-less) OR different system arrangements and control strategies should be considered, and the transportation system with the lowest energy consumption specified.

Lifts with speeds less than 0.15m/s fall outside the scope of ISO 25745 and can 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.

= Questions to ask while seeking compliance =

# Has a compliant transportation analysis been undertaken to inform the transportation specification?
# Has the energy consumption for the options been calculated.
# Has the use of regenerative drives been considered.

== Lifts ==

Are the following three energy efficient features specified?

* A stand-by condition for off-peak periods
* Lift car lighting and display lighting providing average luminous efficiency of >70luminaire lumens per circuit Watt
* A drive controller capable of variable speed, variable-voltage and variable frequency (VWF).

== Escalators or moving walkways ==

Has at least one of the following been specified for each escalator or moving walkway

* A load sensing device matching motor output to passenger demand through a variable speed drive OR
* A passenger-sensing device so that the equipment moves into standby mode when there is no passenger demand.

= Tools and resources =

[https://www.iso.org/standard/60951.html BS EN ISO 25745]

= Tips and best practice =

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.

= Typical evidence =

== Design Stage ==

The transport analysis. This can be in the form of a written statement justifying the lift selection.

Lift, escalator and moving walkway specifications.

Manufacturer's information.

== Post construction ==

As built design drawings.

Photographic evidence.

= Applicable Schemes =

The guidelines collated in this ISD aim to support sustainable best practice in the topic described. This issue may apply in multiple BREEAM schemes covering different stages in the life of a building, different building types and different year versions. Some content may be generic but scheme nuances should also be taken into account. Refer to the comments below and related articles to this one to understand these nuances. See [[BREEAM_Issue_support_document_guidelines|this document]] for further guidelines.

* BREEAM 2018

BRE Global does not endorse any of the content posted and use of the content will not guarantee the meeting of certification criteria.

[[Category:Articles_needing_more_work]] [[Category:BREEAM]]

BREEAM Energy efficient transportation Systems

2019-02-01T18:47:28Z

Sam P:

= Aim and benefits =

BREEAM encourages the specification of energy efficient transportation systems within buildings and promotes the use of energy efficient features to save energy and operational costs.

= When to consider =

This issue is not [https://www.designingbuildings.co.uk/wiki/RIBA RIBA] stage dependent.

= Step by step guidance =

Lifts with speeds less than 0.15m/s fall outside the scope of ISO 25745 and can 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.

Where lifts, escalators or moving walkways are specified, advise the design team that a building specific transportation analysis is required to determine the optimum number and size of equipment.

The energy consumption of at least two options (e.g. for lifts – hydraulic, traction or machine room-less) OR different system arrangements and control strategies should be considered, and the transportation system with the lowest energy consumption specified.

= Questions to ask while seeking compliance =

# Has a compliant transportation analysis been undertaken to inform the transportation specification?
# Has the energy consumption for the options been calculated.
# Has the use of regenerative drives been considered.

== Lifts ==

Are the following three energy efficient features specified?

* A stand-by condition for off-peak periods
* Lift car lighting and display lighting providing average luminous efficiency of >70luminaire lumens per circuit Watt
* A drive controller capable of variable speed, variable-voltage and variable frequency (VWF).

== Escalators or moving walkways ==

Has at least one of the following been specified for each escalator or moving walkway

* A load sensing device matching motor output to passenger demand through a variable speed drive OR
* A passenger-sensing device so that the equipment moves into standby mode when there is no passenger demand.

= Tools and resources =

[https://www.iso.org/standard/60951.html BS EN ISO 25745]

= Tips and best practice =

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.

= Typical evidence =

== Design Stage ==

The transport analysis. This can be in the form of a written statement justifying the lift selection.

Lift, escalator and moving walkway specifications.

Manufacturer's information.

== Post construction ==

As built design drawings.

Photographic evidence.

= Applicable Schemes =

The guidelines collated in this ISD aim to support sustainable best practice in the topic described. This issue may apply in multiple BREEAM schemes covering different stages in the life of a building, different building types and different year versions. Some content may be generic but scheme nuances should also be taken into account. Refer to the comments below and related articles to this one to understand these nuances. See [[BREEAM_Issue_support_document_guidelines|this document]] for further guidelines.

* BREEAM 2018

BRE Global does not endorse any of the content posted and use of the content will not guarantee the meeting of certification criteria.

[[Category:Articles_needing_more_work]] [[Category:BREEAM]]

BREEAM Post occupancy evaluation

2019-01-31T20:35:11Z

Sam P:

= Aim and benefits =

Post Occupancy Evaluation (POE) is a way of providing feedback throughout a building’s lifecycle from initial concept through to occupation. The information from feedback can be used to inform future projects, whether it is on the process of delivery or technical performance of the building. The short term aims are to:

* Identify and find solutions to problems in buildings;
* Respond to user needs;
* Improve space utilisation based on feedback from use;
* Understand the implications of change whether it is budget cuts or working context;
* Inform decision making.

In the medium term, POEs can bring benefit by:

* Building-in capacity for building adaptation to organisational change and growth;
* Finding new uses for buildings;
* Bringing accountability for building performance by designers.

The longer term benefits of POE include:

* Long-term improvements in building performance;
* Improvement in design quality;
* Strategic review.

The greatest benefits from POEs come when the information is made available to as wide an audience as possible, beyond the organisation whose building is evaluated. Information from POEs can provide insights into problem resolution and useful benchmark data with which other projects can be compared. This shared learning resource provides the opportunity for improving the effectiveness of building procurement where each institution has access to knowledge gained from many more building projects than it would ever complete.

= When to consider =

This issue is not RIBA stage dependent.

= Step by step guidance =

The POE will take place one year after the building is substantially occupied but a commitment to commission the report is required at design stage. The client or building occupier will commits funds to pay for the POE in advance.

An aftercare review meeting with nominated building users helps identify the positives and negatives encounterred since project completion and assists in focussing on areas of concern.

Topics usually covered in the meeting include:

* Internal environmental conditions (light, noise, temperature, air quality ventilation and relative humidity)
* Control, operation and maintenance
* Facilities and amenities
* Access and layout
* Other relevant issues
* User interviews to determine positive and negative aspects of performance

Any data, results or findings are collated into a composite report to form the basis of a final review meeting with the client.

= Questions to ask while seeking compliance =

If a POE is available from previous schemes, the ‘lessons learned’ should be fed back to the design team and any adjustments incorporated into the proposed scheme.

= Tools and resources =

[https://www.architecture.com/knowledge-and-resources/resources-landing-page/post-occupancy-evaluation RIBA guidance on POE]

The [http://www.bco.org.uk/Research/BestPracticeGuides/Guide-to-Post-Occupancy-Evaluation.aspx BCO guide to Post Occupancy Evaluation] (POE), British Council for Offices, 2007

= Tips and best practice =

A POE should be used as part of the stakeholder consultation at the briefing stage for a new building or the refurbishment of an existing one, in cases where the building occupants are the same.

The POE report should be circulated to the original design team to highlight lessons that could be taken forward in the design of any new projects.

= Typical evidence =

Evidence of the appointment of an independent party and schedule of responsibilities which fulfils the BREEAM criteria are acceptable to demonstrate compliance.

= Applicable Schemes =

The guidelines collated in this ISD aim to support sustainable best practice in the topic described. This issue may apply in multiple BREEAM schemes covering different stages in the life of a building, different building types and different year versions. Some content may be generic but scheme nuances should also be taken into account. Refer to the comments below and related articles to this one to understand these nuances. See [[BREEAM_Issue_support_document_guidelines|this document]] for further guidelines.

* BREEAM UK NC 2018

-----
BRE Global does not endorse any of the content posted and use of the content will not guarantee the meeting of certification criteria.

--[[User:Multiple_Author_Article|Multiple Author Article]] 16:26, 19 Apr 2018 (BST)

[[Category:Articles_needing_more_work]] [[Category:BREEAM]]

BREEAM Post occupancy evaluation

2019-01-31T20:33:58Z

Sam P:

= Aim and benefits =

Post Occupancy Evaluation (POE) is a way of providing feedback throughout a building’s lifecycle from initial concept through to occupation. The information from feedback can be used to inform future projects, whether it is on the process of delivery or technical performance of the building. The short term aims are to:

* Identify and find solutions to problems in buildings;
* Respond to user needs;
* Improve space utilisation based on feedback from use;
* Understand the implications of change whether it is budget cuts or working context;
* Inform decision making.

In the medium term, POEs can bring benefit by:

* Building-in capacity for building adaptation to organisational change and growth;
* Finding new uses for buildings;
* Bringing accountability for building performance by designers.

The longer term benefits of POE include:

* Long-term improvements in building performance;
* Improvement in design quality;
* Strategic review.

The greatest benefits from POEs come when the information is made available to as wide an audience as possible, beyond the organisation whose building is evaluated. Information from POEs can provide insights into problem resolution and useful benchmark data with which other projects can be compared. This shared learning resource provides the opportunity for improving the effectiveness of building procurement where each institution has access to knowledge gained from many more building projects than it would ever complete.

= When to consider =

This issue is not RIBA stage dependent.

= Step by step guidance =

The POE will take place one year after the building is substantially occupied but a commitment to commission the report is required at design stage. The client or building occupier will commits funds to pay for the POE in advance.

An aftercare review meeting with nominated building users helps identify the positives and negatives encounterred since project completion and assists in focussing on areas of concern.

Topics usually covered in the meeting include:

* Internal environmental conditions (light, noise, temperature, air quality ventilation and relative humidity)
* Control, operation and maintenance
* Facilities and amenities
* Access and layout
* Other relevant issues
* User interviews to determine positive and negative aspects of performance

Any data, results or findings are collated into a composite report to form the basis of a final review meeting with the client.

= Questions to ask while seeking compliance =

If a POE is available from previous schemes, the ‘lessons learned’ should be fed back to the design team and any adjustments incorporated into the proposed scheme.

= Tools and resources =

[https://www.architecture.com/knowledge-and-resources/resources-landing-page/post-occupancy-evaluation RIBA guidance on POE]

The [http://www.bco.org.uk/Research/BestPracticeGuides/Guide-to-Post-Occupancy-Evaluation.aspx BCO guide to Post Occupancy Evaluation] (POE), British Council for Offices, 2007

= Tips and best practice =

A POE should be used as part of the stakeholder consultation at the briefing stage for a new building or the refurbishment of an existing one, in cases where the building occupants are the same.

The POE report should be circulated to the original design team to highlight lessons that could be taken forward in the design of any new projects.

= Typical evidence =

Evidence of the appointment of an independent party and schedule of responsibilities which fulfils the BREEAM criteria are acceptable to demonstrate compliance.

= Applicable Schemes =

The guidelines collated in this ISD aim to support sustainable best practice in the topic described. This issue may apply in multiple BREEAM schemes covering different stages in the life of a building, different building types and different year versions. Some content may be generic but scheme nuances should also be taken into account. Refer to the comments below and related articles to this one to understand these nuances. See [[BREEAM_Issue_support_document_guidelines|this document]] for further guidelines.

* List applicable schemes here

-----
BRE Global does not endorse any of the content posted and use of the content will not guarantee the meeting of certification criteria.

--[[User:Multiple_Author_Article|Multiple Author Article]] 16:26, 19 Apr 2018 (BST)

[[Category:Articles_needing_more_work]] [[Category:BREEAM]]

BREEAM Acoustic performance

2019-01-31T15:29:50Z

Sam P:

= Aim and benefits =

The aim of this issue is to ensure the building is capable of providing an appropriate acoustic environment to provide comfort, occupant efficiency and privacy for building users.

Well-designed buildings minimise disturbances to building occupants from various sources including building systems, other occupants, equipment and external noise and provide appropriate acoustic environments for different functions and spaces.

Buildings are measured on whether they meet the appropriate acoustic performance standards and testing requirements defined for:

* Sound insulation
* Indoor ambient noise level
* Room acoustics.

= When to consider =

BREEAM awards credits where a building meets the appropriate acoustic performance standards and testing requirements, specific to the building type (see below) or where a suitably qualified acoustician is appointed to define a bespoke set of performance requirements for all function areas in the building.

* Education
* Healthcare
* Office
* Law Courts
* Industrial, Retail, Prisons and Other buildings
* Residential institutions (short term and long term stay)

Early appointment of the SQA will enable performance and testing requirements to be designed into architectural construction and building service specification.

= Step by step guidance =

To demonstrate compliance at Design Stage, a suitably qualified acoustician should be appointed to provide a design report including noise survey results, appropriate noise limits, the building construction and ventilation together with comment as to whether the design can meet these limits.

A programme of pre-completion testing (to be carried out) by a compliant test body is required. This programme should contain details of the required performance standards for relevant spaces.

The results of the post-completion testing are required for Final certification.

Where testing identifies that spaces do not meet the standards, remedial works must be carried out prior to handover and occupation. Any failed areas will require re-testing if the credits are to be achieved.

= Questions to ask while seeking compliance =

Noise control predictions are based on the specified construction with no allowance made for weak points. Small weaknesses in the fabric design and/or installation are likely to significantly reduce the predicted noise control performance. Comprehensive site construction checks (documented by the principal contractor or 3rd party) are required to prove that the installation matches the design intent.

Confirmation that all elements are constructed in accordance with the manufacturer’s recommendations are also required. All purchase contracts should include the particular elements to comply with the acoustic requirements.

= Tools and resources =

The primary professional body for acoustics in the UK is the Institute of Acoustics.

= Tips and best practice =

Façade noise levels – to determine the noise climate, the SQA should undertake a baseline noise survey at a location representative of the development expose to the main noise sources affecting the site.

Ventilation – Where spaces are to be mechanically ventilated, the ventilation system will need to be suitable attenuated to ensure external noise is controlled. The SQA should check the details supplied by the M&E consultant to ensure that the cumulative noise limits are not exceeded. If this information is not available then the suitable internal noise limits should be provided for the mechanical plant based on the cumulative noise limits and the predicted internal noise level from external sources.

= Typical evidence =

SQA’s (bespoke) report and evidence that requirements have been written into the specification.

Final post-construction testing results. Where remediation is required, results of re-testing.

= Applicable Schemes =

The guidelines collated in this ISD aim to support sustainable best practice in the topic described. This issue may apply in multiple BREEAM schemes covering different stages in the life of a building, different building types and different year versions. Some content may be generic but scheme nuances should also be taken into account. Refer to the comments below and related articles to this one to understand these nuances. See [[BREEAM_Issue_support_document_guidelines|this document]] for further guidelines.

* BREEAM UK NC 2018

-----
BRE Global does not endorse any of the content posted and use of the content will not guarantee the meeting of certification criteria.

= Related articles on Designing Buildings Wiki =

* Acoustic consultant.
* Acoustics.
* Airborne sound.
* Approved Document E.
* Audio frequency.
* BREEAM.
* Building Bulletin 93: acoustic design of schools.
* Decibel.
* Flanking sound.
* Impact sound.
* Noise nuisance.
* Pre-completion sound testing.
* Reverberation.
* Robust details certification scheme.
* Sound absorption.
* Sound insulation.
* Sound insulation in dwellings: Part 1: An introduction (GG 83-1).
* Sound reduction index (SRI).
* Sound v noise.
* Structure-borne sound.

[[Category:Articles_needing_more_work]] [[Category:BREEAM]]