BREEAM WAT 03 Major Water Leak Detection System - BREEAM WAT3 W03

BREEAM WAT 03 Major Water Leak Detection System - BREEAM WAT3 W03
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SD 5066A: ISSUE 1.1
BREEAM Europe Commercial 2009 Assessor Manual
The BREEAM Assessor Manuals are technical guidance documents which have
been created to aid licensed BREEAM Assessors in carrying out BREEAM
Buildings Assessments.
This Assessor Manual is the property of BRE Global Ltd. and is made publicly available for
information purposes only. Its use for testing, assessment, certification or approval must be
in accordance with BRE Global internal procedures and requires interpretation by BRE Global
and BRE experts. Any party wishing to use this Manual to offer testing, assessment,
certification or approval must apply to BRE Global for training, assessment and a licence; a
fee will normally be charged. BRE Global will not unreasonably refuse such applications. BRE
Global accepts no responsibility for any unauthorised use or distribution by others of this
Manual and may take legal action to prevent such unauthorised use or distribution.
© BRE Global 2012
Contents
Terms and conditions for accessing BREEAM Europe scheme manuals ........................................................... 5
1.0 Introduction .................................................................................................................................. 8
1.1 What is BREEAM?.................................................................................................................................... 8
1.2 Governance and Quality Standards ........................................................................................................... 8
1.3 BREEAM Credibility............................................................................................................................... 11
1.4 The BREEAM Manuals ........................................................................................................................... 12
2.0 Scope .......................................................................................................................................... 17
2.1 Stages of assessment ............................................................................................................................... 18
2.2 Type of projects that can be assessed using BREEAM.............................................................................. 19
2.3 Type of buildings that can be assessed using this BREEAM scheme ......................................................... 28
3.0 Scoring and Rating ..................................................................................................................... 35
3.1 Rating benchmarks ................................................................................................................................. 36
3.2 Environmental section weightings ........................................................................................................... 36
3.3 Minimum standards ................................................................................................................................ 37
3.4 BREEAM credits for innovation .............................................................................................................. 38
3.5 How to calculate a building’s rating ....................................................................................................... 39
3.7 BREEAM Outstanding Rating ................................................................................................................. 41
4.0 Management ............................................................................................................................... 42
5.0 Health and Wellbeing ................................................................................................................. 59
6.0 Energy ....................................................................................................................................... 100
7.0 Transport .................................................................................................................................. 133
8.0 Water ......................................................................................................................................... 159
9.0 Materials.................................................................................................................................... 179
10.0 Waste ...................................................................................................................................... 212
11.0 Land Use and Ecology ........................................................................................................... 231
12.0 Pollution .................................................................................................................................. 250
13.0 Innovation ............................................................................................................................... 285
14.0 Technical Checklists .............................................................................................................. 287
14.1 Technical Checklist A2: Man 2 Constructors’ Environmental and Social Code of Conduct.................... 287
14.2 Technical Checklist A3: Man 3 Construction Site Impacts .................................................................... 293
14.3 Technical Checklist A4: LE3 Land of Low Ecological Value ................................................................. 300
14.5 Technical Checklist A5: Mat 5 Responsible Sourcing of Materials ........................................................ 301
© BRE Global Ltd 2012
14.6 Technical Checklist A6: Guidance for relating ecologist’s report to BREEAM ...................................... 308
14.6 Technical Checklist A7: Energy efficient features ................................................................................. 323
14.7 Technical Checklist A9: NOx emissions grid electricity ........................................................................ 327
14.8 Technical Checklist A10: Standards equivalence .................................................................................. 328
14.9 Technical Checklist A15: Site Waste Management Plan ........................................................................ 329
14.10 Technical Checklist A16: Contaminated land...................................................................................... 332
15.0 Schedule of Changes to the Standard ................................................................................... 336
16.0 References .............................................................................................................................. 346
List of Tables
Table 1 Summary of BREEAM categories and main issues ................................................................ 13
Table 2 BREEAM 2009 rating benchmarks ......................................................................................... 36
Table 3 BREEAM 2009 environmental weightings .............................................................................. 36
Table 4 Minimum BREEAM standards ................................................................................................ 37
Table 5 BREEAM issues with exemplary level criteria. ........................................................................ 38
Table 6 Example BREEAM score and rating calculation ..................................................................... 40
Table 7 Average daylight factor according to latitude at the building location ....................................... 59
Table 8 Point daylight factor in office areas according to latitude at the building location ..................... 60
Table 9 Point daylight factor in common and sales areas according to latitude at the building location 60
Table 10 Reflectance for maximum room depths and window head heights ........................................ 64
Table 11 VOC criteria by product type ................................................................................................ 82
Table 12 Seven-point thermal sensation scale .................................................................................... 88
Table 13 Percentage improvement over the requirements of local Building Regulations .................... 101
Table 14 Size of plant for which separate metering would be required .............................................. 111
Table 15 Frequency and distance to public transport requirements for retail developments ............... 134
Table 16 Frequency and distance to public transport requirements for industrial developments......... 134
Table 17 Default hours of operation for a typical day......................................................................... 137
Table 18 Guideline values for bacteriological monitoring ................................................................... 177
Table 19 Guideline values for general system monitoring.................................................................. 178
Table 20 Applicable elements to assessment stage .......................................................................... 179
Table 21 Responsible Sourcing Tier Levels and Criteria ................................................................... 200
Table 22 EMS Criteria ...................................................................................................................... 201
Table 23 Green Guide rating points/element ..................................................................................... 205
Table 24 EMS criteria for insulation products .................................................................................... 206
Table 25 Credits awarded depending on the change in ecological value of site ................................. 241
Table 26 Refrigerant GWP ............................................................................................................... 253
Table 27 Dry NOx emissions level depending on nominal heat input – offices & retail ....................... 260
Table 28 Dry NOx emissions level depending on nominal heat input - industrial ................................ 260
Table 29 Recommendations for the uniformity of illuminance ............................................................ 277
Table 30 Recommendations for Maximum Luminance (CD/m2) ........................................................ 277
Table 31 Environmental lighting zone ............................................................................................... 280
Table 32 BREEAM issues with exemplary level criteria ..................................................................... 285
Table 33 Standard road transport fuel conversion factors.................................................................. 298
Table 34 Standard road transport fuel conversion factors.................................................................. 298
Table 35 Standard Road Transport Fuel Conversion Factors ............................................................ 299
Table 36 Freight road mileage conversion factors ............................................................................. 299
Table 37 Checklist of criteria for Tiers 1-4 ......................................................................................... 301
Table 38 Diagram of how the required EMS relates to the process and extraction phases................. 305
Table 39 Features of a top tier (1) comparable certification scheme: Standard setting....................... 306
Table 40 List of Site Uses ................................................................................................................. 334
© BRE Global Ltd 2012
Changes to the BREEAM Europe Manual
A list of changes between this version (2009) and the previous issue (issue 2.0 of 2008) of the
BREEAM Europe manual is published in section 15 of this document.
Issue
number
1.1
1.2
Date of issue
05/10/2008
25/05/2012
BREEAM International
BRE Global Ltd
Garston
Watford
Hertfordshire
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Email: [email protected]
© BRE Global Ltd 2012
The BREEAM name and logo are registered trademarks of the BRE.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Terms and Conditions for accessing BREEAM Manuals
5
Terms and conditions for accessing BREEAM Europe scheme
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Terms and Conditions for accessing BREEAM Manuals
BREEAM Europe Commercial 2009
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BREEAM Europe Commercial 2009
Terms and Conditions for accessing BREEAM Manuals
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Governing Law
These terms and conditions shall be governed by and construed in accordance with the laws of
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exclusive jurisdiction of the courts of England and Wales.
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Terms and Conditions for accessing BREEAM Manuals
BREEAM Europe Commercial 2009
1.0 Introduction
1.1 What is BREEAM?
BREEAM (Building Research Establishment’s Environmental Assessment Method) is the world’s
leading and most widely used environmental assessment method for buildings, with over 115,000
buildings certified and nearly 700,000 registered. It sets the standard for best practice in sustainable
design and has become the de facto measure used to describe a building’s environmental
performance. Credits are awarded in ten categories according to performance. These credits are then
added together to produce a single overall score on a scale of Pass, Good, Very Good, Excellent and
Outstanding. The operation of BREEAM is overseen by an independent Sustainability Board,
representing a wide cross-section of construction industry stakeholders.
Aims of BREEAM:
•
To mitigate the impacts of buildings on the environment
•
To enable buildings to be recognised according to their environmental benefits
•
To provide a credible, environmental label for buildings
•
To stimulate demand for sustainable buildings
Objectives of BREEAM:
•
To provide market recognition to low environmental impact buildings
•
To ensure best environmental practice is incorporated in buildings
•
To set criteria and standards surpassing those required by regulations and challenge the
market to provide innovative solutions that minimise the environmental impact of buildings
•
To raise the awareness of owners, occupants, designers and operators of the benefits of
buildings with a reduced impact on the environment
•
To allow organisations to demonstrate progress towards corporate environmental objectives
1.2 Governance and Quality Standards
The BRE Global “Sustainability Board” oversees BRE Global’s guides, publications, standards and
certification schemes in the area of sustainability and the environment.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Introduction
9
Current standards and schemes include BREEAM, EcoHomes, Environmental Profiles and ISO 14001.
One of the main responsibilities of this Board is to ensure that standards, guides and the way
BRE Global operates meet the needs of stakeholders. The Board meets three times a year to review
these issues.
The Sustainability Board reports to the BRE Global Governing Body, which has an independent
overview of all BRE Global's schemes and activities. Specific responsibilities of the Sustainability Board
and other Boards include:
•
advising on the need for new certification schemes, standards and publications, including
updates to existing ones
•
advising BRE Global on relevant legislation and technical matters
•
promoting certification
•
advising on issues that may affect the reputation and integrity of BRE Global
•
approving certification schemes, standards, publications or approvals and reviewing outputs from
Expert Groups and Working Groups
•
ensuring a balanced participation with no single interest predominating
•
providing comments and guidance, where appropriate, on methods of assessment and testing, to
review the progress of assessments and advise on content of certificates, prior to publication; and
•
reviewing and advising on complaints and appeals as requested.
The Board represents a wide cross section of stakeholders from the construction industry including
designers, developers, end users, financiers, insurers and regulators. The first independent chairman
elected by the members is Bill Gething. Bill is one of the most respected figures in sustainable
architecture and is the RIBA President's Sustainability Advisor, Chair of the Institute's Sustainable
Futures Committee and a partner of Feilden Clegg Bradley Architects LLP.
ISO 9001
BRE Global has ISO 9001 certification for its BREEAM Buildings schemes and also for the assessment
and certification of construction materials under the BREEAM LCA (Life Cycle Analysis) environmental
profiles. The certification for the BREEAM schemes covers the operations relating to assessor training,
licensing, quality management, and record keeping.
UKAS Accreditation
© BRE Global Ltd 2012
10
Introduction
BREEAM Europe Commercial 2009
Assessors qualified to deliver the BREEAM buildings schemes are also covered under a UKAS
accredited competent persons scheme. In addition, the operations relating to the certification of the
BREEAM buildings versions and the environmental profiles are also covered under UKAS accredited
product certification schemes.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Introduction
11
1.3 BREEAM Credibility
Technical Credibility
BREEAM is tried and tested, both in terms of its robust technical standards and its commercial delivery,
and expert advice (based on scientific evidence) continues to inform almost every issue in BREEAM.
In the UK there are over 115,000 buildings certified and over 700,000 homes and buildings currently
registered for assessment. BREEAM can be used to assess any building type anywhere in the world.
Robust Technical Standards
BREEAM has always used objective criteria to recognise good environmental performance:
•
Issues for assessment are agreed to be significant, and offer worthwhile reductions in
environmental impact
•
Issues must be assessable at the relevant stage in the building’s life
•
Performance levels are based on scientific evidence wherever possible
•
Performance levels must exceed demands of law and regulations and encourage innovation
•
Improvements encouraged by BREEAM are achievable and cost effective
Where specific targets cannot be set using hard science or research, sensible practical measures are
recommended to minimise environmental impact or enhance the environment of the building and its
users.
Commercial Credibility
Assessments are undertaken by organisations and individuals trained and licensed by BRE Global
(Assessors). This ensures:
•
Competition in the market for assessment services
•
Engagement with the whole of the industry
•
Assessors work to the same quality standards (monitored by BRE)
BRE Global has gained UKAS (United Kingdom Accreditation Service) accreditation for all its BREEAM
schemes. This means that its management of BREEAM is monitored and overseen by UKAS.
© BRE Global Ltd 2012
12
Introduction
BREEAM Europe Commercial 2009
1.4 The BREEAM Manuals
The following BREEAM scheme manuals are available for free download from the BREEAM website:
For the United Kingdom:
BREEAM Courts
BREEAM Education
BREEAM Industrial
BREEAM Healthcare
BREEAM Offices
BREEAM Retail
BREEAM Prisons
BREEAM Multi-residential
For international:
BREEAM Gulf (for any building type)
BREEAM Europe Commercial (Offices, Retail and Industrial)
What is in the BREEAM Manuals?
•
A definition of the scope of each BREEAM scheme
•
Full information on the technical standards and criteria of each BREEAM scheme (summarised
below)
•
Rating & scoring information
•
Technical checklists
Country appendix sheets with further information and guidance specific to each country are provided in
a separate document.
Using the BREEAM Manuals
The BREEAM Assessor Manuals are technical guidance documents which have been created to aid
licensed BREEAM Assessors in carrying out Assessments. Please note that the manuals and the
information detailed therein has been designed for, and to be used by trained and licensed BREEAM
Assessors.
This document must be used by non assessors for reference only (in accordance with the Terms and
Conditions of use).
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Introduction
13
Understanding the BREEAM Manuals
A BREEAM standard covers ten categories of sustainability including:
•
Management
•
Health & Wellbeing
•
Energy
•
Transport
•
Water
•
Materials
•
Waste
•
Land Use and Ecology
•
Pollution
•
Innovation
Each category is detailed in this technical manual and consists of a number of issues (summarised
below). Each issue seeks to mitigate the impact of a new or refurbished building on the environment by
defining a performance target and assessment criteria that must be met to confirm the target has been
achieved. Where a performance target has been achieved the number of available BREEAM credits
can be awarded.
Table 1 Summary of BREEAM categories and main issues
Management
Waste
•
•
•
Commissioning
Construction site impacts
Building User Guide
Health and Wellbeing
•
•
•
•
•
Daylight
Occupant thermal comfort
Acoustics
Indoor air and water quality
Lighting
Energy
•
•
•
•
Public transport network connectivity
Pedestrian and Cyclist facilities
Access to amenities
Travel plans and information
Water
•
•
•
Construction waste
Recycled aggregates
Recycling facilities
Pollution
•
•
•
•
•
Refrigerant use and leakage
Flood risk
NOx emissions
Watercourse pollution
External light and noise pollution
Land Use and Ecology
CO2 emissions
Low or zero carbon technologies
Energy sub metering
Energy efficient building systems
Transport
•
•
•
•
•
•
•
•
•
•
Site selection
Protection of ecological features
Mitigation/enhancement of ecological value
Materials
•
•
•
•
Embodied life cycle impact of materials
Materials re-use
Responsible sourcing
Robustness
Innovation
Water consumption
Leak detection
Water re-use and recycling
•
•
Exemplary performance levels
Use of BREEAM Accredited Professionals
© BRE Global Ltd 2012
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Introduction
BREEAM Europe Commercial 2009
The performance targets go beyond the minimum standard needed to satisfy Building Regulation or
other legislation. The targets represent good or best practice in the field of sustainable design and
procurement.
The majority of BREEAM issues are tradable, meaning that a design team/client can pick and choose
which to comply with in order to build their BREEAM performance score. Several BREEAM issues do
have minimum standards meaning that, to achieve a particular BREEAM rating, a defined number of
credits for that issue must be achieved (BREEAM’s minimum standards are outlined in section 3.0
Scoring and Rating).
Each BREEAM issue is structured as follows:
•
Issue Information: Issue ID, issue title, number of credits available for meeting the performance
target and whether the issue forms part of BREEAM’s minimum standards.
•
Aim: Broadly outlines the objective of the issue i.e. the impact it intends to mitigate
•
Assessment Criteria: outlines the building performance target/benchmark and its criteria. Some
issue have Exemplary Level Criteria. Where a building demonstrates that it meets Exemplary Level
Criteria an Innovation Credit can be awarded (refer to section 13 Innovation for more detail)
•
Schedule of Evidence Required: outlines typical examples of the type of information that must be
collected from the design team/client by the BREEAM assessor so they can assess if the building
complies with the issue criteria.
•
Additional Information: details relevant definitions of BREEAM terminology and contains
information to support the assessment and compliance of the building.
The following pages contain an example BREEAM issue.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Introduction
15
Example of a BREEAM Issue
Please note: this BREEAM issue has been edited for the purpose of demonstration.
This box indicates the total number
of BREEAM credits available for
each scheme. These credits can be
awarded if the assessed building
complies with the assessment
The
Aim
describes
the
objective of the
issue and the
impact that the
Assessment
Criteria seeks to
mitigate.
Some BREEAM issues
have Exemplary Level
Criteria.
If
the
assessed
building
complies
with
the
Exemplary
Level
Criteria an additional
BREEAM credit can be
awarded
for
Innovation.
See
section 13 Innovation
Information box appears at
the top of each BREEAM
issue. Each issue has a
unique ID and title.
This box states whether or not minimum
standards apply to the BREEAM issue.
Section 3.3 of the guidance details the
specific minimum standards for each
relevant BREEAM issue. For example,
one of the two available credits for the
Man 2 issue must be achieved to obtain
an Excellent BREEAM rating.
The Assessment Criteria
details the requirements
that
the
assessed
building
must
demonstrate compliance
with for the available
BREEAM credits to be
awarded.
Occasionally international
or national publications
and standards will be
referred to within the
Assessment
Criteria
followed by a reference
number or a link to a
compliance note. Full
references
to
the
international publications
are provided in section 16
of this document and
references to the national
standards are provided in
the
relevant
country
appendix sheet.
Each BREEAM issue
contains a Compliance
Notes table. This table
provides
additional
guidance
on
the
application
and
interpretation
of
the
Assessment Criteria.
© BRE Global Ltd 2012
16
Introduction
The Schedule of Evidence Required
table describes the types of
information that must be provided to
the BREEAM assessor as evidence
of
the
assessed
building’s
compliance with the Assessment
Criteria.
BREEAM Europe Commercial 2009
The Schedule of Evidence table is split in to two
sections. The first details the type(s) of evidence
required at the interim design stage of assessment.
The second describes the type(s) of evidence
required at the final post construction stage of
assessment. The numbers in the table correspond
to the numbered assessment criteria in the above
sections.
The Additional Information section contains
definitions of terms used in the
Assessment Criteria and Compliance
Notes section. This section will also contain
further information relevant to the issue
e.g. assessment guidance and relevant
websites
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Scope
17
2.0 Scope
This section of the guidance outlines the scope of this international BREEAM scheme and the type of
buildings that it can be applied to. The following information is provided in this section:
•
The BREEAM assessment and certification stages
•
Type of building projects that can be assessed using BREEAM
•
Type of buildings that can be assessed using this BREEAM scheme
The BREEAM Europe Commercial scheme can be used to assess the environmental impacts of a
commercial building in Europe in accordance with this scope document. For the purposes of BREEAM,
Europe is defined as follows;
•
Any member state of the European Union. This includes the Republic of Ireland where it is not
appropriate to use a UK scheme.
•
EFTA Member States i.e. Iceland, Norway and Switzerland
•
Current EU candidates: Turkey, Croatia and Macedonia
•
Others: Albania, Belarus, Bosnia & Herzegovina, Moldovia, Montenegro, Serbia and Ukraine
All assessments undertaken within the UK should use the UK BREEAM schemes, these have been
tailored to the UK’s construction sector. Where a project is located in a country that is not listed above,
please contact BRE to confirm applicability.
Where the building requiring assessment does not fall within the scope of this international BREEAM
scheme or one of the other standard UK BREEAM schemes (domestic or non-domestic) or Code for
Sustainable Homes, it can be assessed using the BREEAM Bespoke scheme. BRE Global can also
assist in creating a BREEAM scheme specific for a country of region.
Further information on the BREEAM Bespoke and BREEAM International schemes is available at
www.breeam.org or via the BREEAM International helpdesk [email protected]
© BRE Global Ltd 2012
18
Scope
BREEAM Europe Commercial 2009
2.1 Stages of assessment
This BREEAM scheme can be used to assess the environmental impacts arising as a result of an
individual building development (including external site areas) at the following stages:
1. Design Stage (DS) - leading to an Interim BREEAM Certificate
2. Post-Construction Stage (PCS) – leading to a Final BREEAM Certificate
Design Stage
The DS assessment and subsequent interim BREEAM Certification represents the performance of the
building at the design stage of assessment, typically prior to the beginning of operations on site.
Certification at this stage does not, therefore, represent the building’s final ‘as built’ BREEAM
performance.
To complete an assessment at this stage the design must be advanced to the point where the relevant
information is available to enable the BREEAM assessor to demonstrate, in a robust manner, the
building’s performance against the reporting and evidential criteria of the technical guidance. The
interim DS assessment will therefore be completed and certified at the scheme design or detailed
design stages.
Post-Construction Stage
The PCS assessment and subsequent BREEAM Certification represents the final ‘as built’ performance
and BREEAM Rating. A final PCS assessment is completed and certified after practical completion of
the building works.
There are two approaches to assessment at the post-construction stage:
1. A post-construction review of an interim design-stage assessment
2. A post-construction assessment
A post-construction review serves to confirm the interim BREEAM rating achieved at the design stage
in accordance with the reporting and evidential criteria of the technical guidance. Where a formal
interim DS assessment has not been carried out and a BREEAM assessment and rating is required, a
full PCS assessment can be conducted.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Scope
19
2.2 Type of projects that can be assessed using BREEAM
A BREEAM assessment can be carried out at the above stages for the following types of building
project only:
•
Whole new buildings
•
Major refurbishments of existing buildings
•
New build extensions to existing buildings
•
A combination of new-build and existing building refurbishment
•
New build or refurbishments which are part of a larger mixed use building
•
Existing building fit-out
Major refurbishments to existing buildings
For the purposes of a BREEAM assessment, a major refurbishment project is a project that results in
the provision, extension or alteration of thermal elements and/or building services and fittings.
•
Thermal elements include walls, roofs and floors.
•
Fittings include windows (incl. rooflights), entrance doors
•
Building services include lighting, heating and mechanical ventilation/cooling
Minor refurbishments
This BREEAM scheme is not designed to assess a minor refurbishment of an existing building, i.e.
works that do not result in the provision, extension or alteration of thermal elements and/or building
services and fittings; or a change of use.
Please note the Offices, Retail, Industrial and Bespoke schemes can be used to carry out an
assessment of a building fit-out (see guidance below).
New build extensions to existing buildings
BREEAM can be used to assess new build extensions to existing buildings and, where the existing
building is undergoing major refurbishment, the new build extension and existing building.
When assessing only a new-build extension to an existing building, in some BREEAM issues it is
necessary to consider services/facilities within the existing building, where such services/facilities will
be integral to the new extension or used by the occupants of the new extension. Assessment guidance
is provided in the Compliance Notes table within the specific BREEAM issue for such instances, where
relevant.
© BRE Global Ltd 2012
20
Scope
BREEAM Europe Commercial 2009
Building Fit-out
BREEAM can be used to assess a fit out of an existing building. An assessment can be carried out on
the first fit-out of the shell of a new building/unit or subsequent re-fit of an existing building/unit. A
building fit-out can be certified at the interim stage, based on the fit-out design and specification and/or
post fit-out based on an assessment of the actual finished, fitted-out unit/building.
The methodology for a fit-out assessment includes issues core to the BREEAM assessment and rating
of a building. This includes the assessment of building-related impacts that may not be affected by the
scope of the fit-out works. This approach serves to highlight the intrinsic environmental performance of
the existing building/unit and recognise the opportunity that a fit-out presents to improve the
environmental performance of an existing building.
In the technical guidance the assessment criteria for a building fit-out, for the most part, is the same as
that for a new build/major refurbishment assessment. In some BREEAM issues there is building ‘fit out
only assessment’ criteria, including; Construction Site Impacts, Materials Specification and Responsible
Sourcing; and some issues contain fit out only compliance notes and guidance. Furthermore, some
BREEAM issues are not applicable to fit-out only assessments, including; Land Use and Ecology, reuse of facades and structure, recycled aggregates and Flood Risk.
The assessor should note that if the building is undergoing a first fit-out and the shell and core of the
building has previously been BREEAM assessed using the same version of BREEAM, it is permissible
to use the existing shell and core building assessment performance and couple this with an assessment
of the fit out specification to produce a BREEAM rating for the fully fitted building.
Shell and Core / Speculative Assessments
Non fitted-out buildings of a speculative nature, more commonly referred to as Shell and Core
buildings, can be assessed using this BREEAM scheme. For the majority of issues the assessment of a
Shell and Core building against BREEAM criteria will be straightforward. However, several of the
BREEAM issues and their criteria are tailored to assess a building that is being fitted out. These Fit Out
related BREEAM issues will not be scoped out for the BREEAM assessment of a speculative building,
as ultimately the building will be used in a fitted out state, therefore the BREEAM rating must account
for this.
It is recognised that it may not be possible to assess compliance with some of the fit out related
BREEAM issues, as fit out decisions relating to certain aspects of the building will be made by the
future tenant, who at the time of the formal assessment of the Shell and Core building may not be
known. Subsequently BREG recognise that there is a need for a degree of flexibility in applying
BREEAM to Shell and Core buildings, to recognise the scope of limitations and opportunities open to
the developer to influence the final fitted-out performance of the building.
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There are four options available to clients who wish to use BREEAM to assess a shell and core
building. Each option provides a different level of robustness to assessing BREEAM fit out issues and
therefore value in terms of a contribution towards the BREEAM percentage score and rating.
Option 1 – Use of a tenancy lease agreement between the developer and tenant/s
BREEAM aims to encourage a mutually beneficial relationship between the Shell and Core
developer/owner of a building and its future tenant/s so that the fully fitted operational building can
demonstrate performance against the highest possible environmental standards. In order to achieve
this, BREEAM encourages and rewards the use of formal legally binding Green Lease Agreements
between a developer/owner and their tenant/s, although we recognise that these agreements are
currently not widely used within the market place. As such, Green Lease Agreements can be used as
evidence demonstrating compliance with the relevant BREEAM issues criteria at the interim and post
construction stages of assessment.
BREEAM will only be assessing the fit out specifications of the first tenants to occupy the building after
construction, and whether they comply with the tenancy lease agreement. However, green lease
agreements should be considered within a long-term strategy wherever possible and future tenants
should also be covered by the agreement. Where the developer chooses to use BREEAM In Use to
assess the operation of the building after construction, green leases will also be recognised as an
acceptable way to demonstrate compliance.
Where a legally binding tenancy agreement, that commits the tenant’s fit out to meet the BREEAM
criteria, is provided as evidence, the full value of the available BREEAM credits covered by the criteria
can be awarded.
Option 2 – A Green Building Guide for tenant fit outs
As an alternative to a Green Lease, developers may demonstrate part compliance with BREEAM
credits where they produce a building specific Green Building Guide that is distributed to all future
tenant/s of the assessed building. This formal, but non legally binding document must provide
development specific guidance to the tenant on carrying out their fit out in a manner that upholds the
BREEAM criteria of the credits sought, and encourages tenants to play their role in maintaining and
improving the overall buildings environmental performance.
A Green Building Guide does not provide conclusive evidence that the tenant will implement the
suggestions when compared to a Green Lease Agreement and this needs to be reflected in the relative
score achieved by the building. Subsequently, where relying on a Green Building Guide to demonstrate
compliance with a BREEAM fit out issue or requirement, half of the value of the available credits can
be achieved and contribute towards the overall BREEAM score and rating.
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Option 3 – Developer/Tenant collaboration
Where the future tenant(s) of a building is/are known a collaborative assessment may be carried out.
The performance of the building and compliance with the BREEAM criteria can be assessed using the
design and procurement evidence for the shell and core elements of the building and evidence provided
by the future tenant(s) e.g. their fit-out design and specification. Where compliance is sought via this
route, the full value of the available credits can be achieved and contribute towards the overall
BREEAM score and rating.
Option 4 – No evidence provided for tenant/s fit out specification
Where a Shell and Core developer cannot confirm compliance with a particular issue or chooses not to
produce a Green Lease Agreement or a Green Building Guide to cover the content of a particular issue
(or where one or more of the above documents are produced but a particular BREEAM issue is
excluded from the content), the BREEAM credits available for the particular issue must be withheld.
Shell and core assessments of developments with multiple tenants
It is accepted that in developments with multiple tenants, provided at least 75% of the net lettable floor
area within a multiple tenanted building/development is covered by the tenants lease agreement, this
will be acceptable for the purposes of awarding full BREEAM credits. Where some of the tenants are
covered by the tenants lease agreement, but these do not account to 75% of the net lettable floor area,
the total score for each issue might be area-weighted provided that all other tenants are covered by
Option 2 (see example below).
Example – Hea 4 High frequency lighting
The aim of Hea 4 is to reduce the risk of health problems related to the flicker of fluorescent lighting.
Using the BREEAM Europe Retail scheme as an example, the criteria of this issue state that all
fluorescent and compact fluorescent lamps in the building (ie in both common and tenanted areas)
must be fitted with high frequency ballasts. In this case, tenant areas are likely to account for the
majority of the building, therefore this issue is considered as a fit-out related BREEAM issue but
common areas will also need to comply for the credit to be awarded.
Case 1 - Where 80% of the tenants (in terms of net lettable area) have signed a lease that includes a
legally binding clause stating specifically that the tenant will need to specify high frequency ballasts on
all fluorescent and compact fluorescent lamps, the full credit for Hea 4 may be awarded provided that
all common areas are also compliant.
Case 2 - Where 26 tenants accounting for 60% of the net lettable area of the building have signed the
lease previously described, but all other tenants have refused to sign a lease including that clause, the
BREEAM credit for Hea4 might be lost, unless the client develops a green building guide that explains
the benefit of fitting high frequency ballasts on fluorescent and compact fluorescent lamps and hands it
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over to the tenants in the remaining 40% of the building. In this case, credits may be awarded on an
area-weighted basis, ie 60% of the area would get 1 full credit, and the remaining 40% half a point. The
total score for issue Hea 4 would therefore be 0.6 x 1 + 0.4 x 0.5 = 0.6 + 0.2 = 0.8.
Case 3 - Where those 26 tenants account for only 30% of the net lettable floor area, the total score for
issue Hea 4 would be: 0.3 x 1 + 0.7 x 0.5 = 0.3 + 0.35 = 0.65
Case 4 - Where some tenants are covered by the tenancy lease agreement but no green building guide
has been developed to encourage other tenants to consider the issue, the Hea 4 credit must be
withheld.
Shell and core building assessments and minimum BREEAM standards
Please note that all minimum BREEAM standards remain applicable for Shell and Core buildings. For
issues with minimum standards, compliance can be demonstrated for the areas of the Shell and Core
building that are directly under the influence of the Shell and Core developer. For issues reliant upon
compliance of tenant areas/fit out items, the minimum standards will still be applied to those areas and
compliance can be demonstrated via the lease agreement, green building guide or tenants fit out
specification (as demonstrated using example below).
Example - Wat 2 Water Meter
The aim of Wat 2 is to ensure that water consumption can be monitored and managed therefore
encouraging reductions in water consumption. Using the BREEAM Europe Retail scheme as an
example, the criteria of this issue state that buildings with multiple tenants are required to provide
separate pulsed meters on the water supply to each letting area, common area and service areas
where they exist. The installation of a water meter for each of the areas listed above is not carried out
by the developer, perhaps because the tenants are responsible for the water consumption in their own
unit and pay rates accordingly. However, BREEAM still sets a requirement for these areas to be
separately sub-metered and compliance can be demonstrated for each option as follows:
Option 1 - In order to demonstrate compliance with the criteria of this issue and receive the full value of
the available BREEAM credits a green lease agreement can be provided as evidence to the BREEAM
assessor. The agreement will need to include a clause which requires the tenants to install a water
meter for each of the relevant areas they are responsible for. The clause in the tenancy agreement
must demonstrate to the BREEAM assessor that the BREEAM criteria will be met. At the post
construction stage of assessment it is recognised that if the tenant is unknown then the Green Lease
cannot and does not have to be signed by the tenant to demonstrate compliance. The
developer/landlord must however confirm that all prospective tenants will be required to sign the Green
Lease Agreement to secure compliance with, and the full value of the relevant BREEAM issues. This
evidence will allow the development to achieve one credit for this issue.
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In developments with multiple tenants, where only some tenants have signed the Green Lease
Agreement, and a Green Building Guide has been developed as an informative document for all other
tenants as explained below, the score can be area-weighted and the minimum standards will be
reduced to half the value. This will be referred to option 1a in the scoring tool.
Option 2 - As an alternative way of demonstrating compliance the developer may decide to produce a
green building guide as an informative document for each tenant explaining the benefits of fitting a
water meter for the tenanted areas and how the information it provides can be used to encourage
reductions in water consumption.
They would also need to provide details of the main water
consumption monitoring system with sufficient detail that enables the tenant to connect to the system or
use a similar system if they choose. The section in the green building guide must demonstrate to the
assessor that the BREEAM criteria would be met if the tenant decided to act upon the
recommendations given in the guide. This evidence will allow the development to achieve half the value
of the available credits, in this instance 0.5 credits.
Option 3 - If the developer and tenants choose to undertake a collaborative assessment then the shell
and core specification and the fit out design specification can be used as evidence to demonstrate
compliance.
If this evidence demonstrates compliance with the BREEAM criteria, it will allow the
development to achieve one credit for this issue.
Option 4 - The developer may choose to take no action and subsequently, unless they meet the criteria
of this issue through the shell and core specification, no recognition can be given as the assessment
criteria will not be met. Subsequently the development will achieve zero credits for this issue.
Shell and Core assessments and BREEAM issue Ene 1: Reduction of CO2 emissions
When calculating the Energy Performance Rating for a shell and core building, where HVAC/ lighting
variables for the tenanted areas are not known, a developer is required to assume for the shell only
spaces the most energy intensive fit-out specification permissible under local building regulations i.e.
the maximum design fit-out specification.
For the purposes of the BREEAM assessment it is permissible, when conducting the energy modelling
and calculating the Building Energy Performance Index, to substitute specifications confirmed
within a Green Lease Agreement, and therefore legally committed to by the tenant(s), in place of the
maximum design fit-out specification. This rule applies only to those areas of the building that the scope
of the Lease Agreement covers. Tenanted areas not covered by the scope of the Green Lease must
assume the maximum design fit-out specification as defined under local building regulations.
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The use of a Green Building Guide for tenants fit out (described above) cannot be used to substitute the
maximum design fit out specification, for the purpose of assessing BREEAM issue Ene 1 reduction of
CO2 emissions, as such a Guide is not legally enforceable.
Definitions
Shell and Core – Typically a Shell and Core building covers base building elements such as structure,
envelope and fit out of common areas. A core HVAC system may be provided to allow for tenant
connections.
Fit Out related BREEAM issues – In BREEAM the following are the typical BREEAM issues which are
either specific to, or contain criteria that rely on or are influenced by the tenants fit out of a building.
Please refer to each issue’s specific compliance note for further guidance on how to assess the issue
for a shell only development. Please note that there may be other issues that are relevant in certain
circumstances. If the design team and the BREEAM International assessor believe that an issue should
be considered as a fit-out related BREEAM issue but isn’t considered as such in the manual, please
contact BRE with a justification, and the guidance and scoring tool will be amended where appropriate.
Man 1 – Commissioning
Man 4 – Building User Guide
Ene 3 – Sub-metering of high energy load and
Hea 1 - Daylighting
tenancy areas
Hea 2 – View Out
Ene 4 – External Lighting
Hea 3 – Glare Control
Tra 8 – Deliveries and Manoeuvring
Hea 4 – High Frequency Lighting
Wat 1 – Water Consumption
Hea 5 – Internal and External Lighting Levels
Wat 4 – Sanitary Supply Shut Off
Hea 6 – Lighting Zones & Controls
Wat 5 – Water Recycling
Hea 9 – Volatile Organic Compounds
Mat 6 - Insulation
Hea 10 – Thermal Comfort
Wst 4 – Compactor Baler
Hea 11 – Thermal Zoning
Pol 1 – Refrigerant GWP – Building Services
Hea 12 – Microbial Contamination
Pol 2 – Preventing Refrigerant Leaks
Hea 13 – Acoustic Performance
Pol 3 – Refrigerant GWP – Cold Storage
Hea 14 – Office Space (Industrial & Retail
Pol 4 – NOx emissions from heating source
schemes)
Pol 7 – Reduction of night time light pollution
Ene 1 – Reduction of CO2 emissions
Pol 8 – Noise attenuation
Ene 2 – Sub-metering of substantial energy
uses
Green Lease Agreements - A ‘green lease’ is a lease for a commercial or public building which
incorporates an agreement between the landlord and tenant as to how the building is to be fitted out,
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managed and occupied in a sustainable way. Green leases include a schedule containing specific
provisions for monitoring and improving energy performance, achieving efficiency targets (e.g. energy,
water, waste) and minimising the environmental impacts of the building. The provisions represent an
agreement between the landlord and the tenant to adopt procedures to ensure that a building operates
at an agreed level through regular monitoring and addressing issues as they arise.
For the purpose of BREEAM a Green Lease Agreement must confirm to the BREEAM assessor that, in
entering in to the agreement, the tenant will be required to meet the relevant BREEAM criteria
(therefore providing adequate justification for awarding the BREEAM credits). The developer/landlord
must confirm that such a lease will be a requirement of tenancy in the building.
The Better Building Partnership (BBP), a group of leading property owners, has produced a Green
Lease toolkit: www.lda.gov.uk/upload/pdf/BBP_Green_Lease_Toolkit.PDF
The toolkit includes non prescriptive best practice recommendations, model Memorandum of
Understanding for owners/tenants and model form Green Lease Clauses.
Green Building Guide – A formal document that provides detailed advice to the proposed/actual
tenant/s of the building on how to minimise the environmental impacts of the building. The Guide will
have a particular focus on those impacts that can be influenced by the tenant(s) as a result of their
building fit out. For the purposes of assessing this document within BREEAM an assessor will need to
be provided with a copy of the guide clearly outlining the BREEAM issues covered within the guide. The
assessor will need to determine which of the issue criteria within BREEAM will be achieved if the tenant
puts the recommendations of the Guide into practice.
Similar buildings (or units) on the same site
It is possible to assess a number of separate but similar buildings, or individual units within a larger
building development, within one BREEAM assessor’s report. This is subject to the following conditions:
1. The buildings/units must all be on the same site
2. The buildings/units must be of the same building type e.g. an office, with the same building
functions/spaces and fitted out to a similar specification and therefore assessed using the same
BREEAM issues
3. Each BREEAM issue must be assessed, and its credits awarded, based on the worst performing
building/unit
4. The assessment and assessors report produces a single BREEAM rating covering all
buildings/units assessed
For the above scenario, a single BREEAM certificate will be issued listing all the buildings/units covered
by the single BREEAM assessor’s report.
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Where required, a duplicate of the certificate can be produced for the purposes of display in each
individual building/unit. Duplicates of certificates are not chargeable provided they are requested by the
BREEAM assessor along with the initial certification request to BRE Global.
Alternatively, a certificate can be produced specific to each individual building/unit. In such cases an
additional charge will be made for each individual certificate requested.
In either case the certification criteria must be confirmed by the assessor on the Certificate Request
Form submitted with their formal assessment report to BRE Global.
If one or more building/unit performs markedly better than another on the same site and the client
wishes to recognise this, a separate BREEAM assessment and therefore certificate is required.
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2.3 Type of buildings that can be assessed using this BREEAM
scheme
2.3.1 Offices
BREEAM Europe Offices can be used to assess buildings that consist of office areas and associated
functions/areas.
The building functions/spaces listed below are covered by the scope of BREEAM Offices where they
form a part of an office development:
Office areas
•
Cellular or open plan offices
•
Meeting rooms
•
Training/presentation rooms
Other associated functions/areas
•
Reception and waiting areas
•
Staff restaurant and/or kitchen facilities
•
Restrooms, WCs and changing facilities
•
Storage and waste management areas
•
I.T suites, server rooms
•
Staff gym or crèche
•
Ancillary areas e.g. plant room, circulation space
The office areas must make up >50 % of the gross internal floor area of the building.
The above list is not exhaustive, but serves to indicate the type of areas covered by the scope of this
BREEAM scheme. Where a proposed building contains a small additional function/area that is not listed
above, the building can still be assessed using this scheme. If the assessor has reason to believe that
this scheme is not appropriate given the small additional function/area type, BRE Global should be
contacted for advice.
Mixed use developments
Office space within a mixed use development/building can be assessed using BREEAM Offices,
provided the office space is separable from the other mixed use elements of the building.
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Floors within a larger office development
Single or multiple floors of office space ‘sandwiched’ between other floors that do not form a part of the
assessment can be assessed using this scheme. An example of this situation may be in the case of a
tenanted building where part of the building is undergoing refurbishment or a re-fit and the remaining
parts are not undergoing such change, or they are undergoing refurbishment/fit out but do not require a
BREEAM assessment.
Data centres
There is a separate UK BREEAM scheme for the assessment of buildings whose primary function will
be to act as data centres i.e. the floor area of such buildings consists predominantly of data hall. As
such BREEAM Offices cannot be used to assess data centres, the BREEAM Bespoke International
should be used to adapt the existing UK criteria to the location.
Building does not fit the scope of BREEAM Offices
Building types not covered by the scope of BREEAM Offices could be assessed using another
BREEAM scheme. All BREEAM scheme manuals can be downloaded from www.breeam.org, each
manual details the scope of that scheme. Alternatively, if the building does not fall within the scope of
an existing BREEAM standard it can be assessed using the BREEAM Bespoke scheme.
2.3.2 Industrial
BREEAM Europe Industrial can be used to assess one or a combination of the following types of
Industrial building:
1. Storage and distribution warehouses: (including cold food storage)
2. Light industrial/factory units e.g. manufacturing, assembly, packaging etc. and small ‘starter’ or
‘nursery’ units.
3. Workshops: e.g. manual workshops and vehicle workshops.
The building functions/areas listed below are covered by the scope of BREEAM Industrial where they
form a part of one of the above industrial building types:
Operational areas
Office areas (see also figure 1 and guidance
•
Storage/warehousing
below)
•
Light industrial/factory uses
•
Cellular or open plan offices
•
Workshops and cold storage
•
Meeting rooms
•
Delivery yard
•
Training/presentation rooms
•
Waste management areas
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Other associated functions/areas
•
I.T. suites, server rooms
•
Reception, counter/customer services and
•
Staff gym
waiting area
•
Staff crèche/nursery
•
Staff restaurant and/or kitchen facilities
•
Ancillary areas e.g. plant room, circulation
•
Restrooms, WCs and changing facilities
space
The operational areas must make up >50% of the total gross internal floor area of the building.
The above list is not exhaustive, but serves to indicate the type of areas covered by the scope of this
BREEAM scheme. Where a proposed building contains a small additional function/area that is not listed
above, the building can still be assessed using this scheme. If the assessor has reason to believe that
this scheme is not appropriate given the small additional function/area type, BRE Global should be
contacted for advice.
Unless otherwise stated, BREEAM Industrial cannot be used to assess any of the above
functions/spaces as standalone developments, i.e. the Industrial scheme cannot be used to assess and
certify an office or gym that does not form a part of one of the above industrial building types. Such
buildings can be assessed using one of the other standard BREEAM schemes or, where appropriate,
the BREEAM Bespoke scheme.
Are offices
Are
offices
present?
Office area > 10m2
WITHOUT
WITHOUT
OFFICES
OFFICES
YES
Office area
NO
> 500 m2
YES
Office +
Associated area
< 3000 m2
NO
SEPARATE
OFFICES
ASSESSMENT
Contact
BRE
YES
WITH OFFICES
WITH LARGE OFFICES
WITH SMALL OFFICES
NO
Figure 1: Determining the type of BREEAM Industrial assessment
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The approach to the assessment of office areas within an industrial building differ depending on the
size of office space provided. The BREEAM Assessor’s spreadsheet tool selects the appropriate
BREEAM issues for assessment based on the scope of the building requiring assessment, as defined
by the BREEAM assessor.
Trade Warehouse
A building used for trade only with a counter and customer service area can be assessed using the
BREEAM Industrial scheme. A building with goods display areas must be assessed using the BREEAM
Retail scheme.
Automotive servicing and repair workshops
Buildings with a vehicle workshop service and repair area, counter and customer waiting area and staff
office/room should be assessed using the BREEAM Industrial scheme.
Automotive showrooms
Automotive showrooms that meet the following must be assessed using the BREEAM Retail scheme:
a. The majority of the gross internal floor area (excluding ‘office areas’ and ‘other associated
function areas’) consists of vehicle sales and display areas.
b. The remaining gross internal floor area consists of vehicle workshops and offices areas.
Where the vehicle sales and display area is less than 50% of the gross internal floor area, BRE Global
should be contacted for advice on which BREEAM scheme to use.
Building does not fit the scope of BREEAM Industrial
Building types not covered by the scope of BREEAM Industrial could be assessed using another
BREEAM scheme. All BREEAM scheme manuals can be downloaded from www.breeam.org, each
manual details the scope of that scheme. Alternatively, if the building does not fall within the scope of
an existing BREEAM standard it can be assessed using the BREEAM Bespoke scheme.
2.3.3 Retail
BREEAM Europe Retail can be used to assess one or a combination of the following types of retail
building:
1. General display and sale of goods: covers general shops and retail units selling non-food goods
2. Food retail: covers supermarkets/superstores and other convenience stores i.e. building types
which display food or food and non-food goods
3. Food preparation and service: covers restaurants, cafes, public houses, bakeries, takeaways i.e.
building types where food is prepared on site and served for consumption either on or off site
4. Service provider: covers banks, post office, bookmakers, dry cleaners, travel agencies.
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The Retail scheme can assess the above types of retail where they combine to form part of a larger
retail development e.g. shopping centre/district, department store or retail park.
The building functions/areas listed below are covered by the scope of BREEAM Retail where they form
a part of one of the above retail building types:
Retail areas
Office areas (see also figure 1 and guidance
below)
•
Cellular or open plan offices
•
Retail sales and display areas
•
Counter and customer service areas
•
Meeting rooms
•
Customer dining and seating areas
•
Training/presentation rooms
•
Petrol station & vehicle wash
Associated functions/areas
Operational support areas
•
Cinema
•
Goods storage/warehousing
•
Health and fitness suite
•
Workshops
•
Staff restaurant and/or kitchen facilities
•
Cold storage
•
Restrooms, WCs and changing facilities
•
Commercial kitchen/food preparation and
•
Reception and waiting areas
servery
•
I.T. suite, server room
•
Commercial laundry/dry cleaner
•
Crèche/Nursery
•
Delivery yard
•
Ancillary areas e.g. plant room, circulation
•
Waste management areas
space
The retail and operational support areas must make up >50 % of the gross internal floor area of the
building.
The above list is not exhaustive, but serves to indicate the type of spaces covered by the scope of this
BREEAM scheme. Where a proposed building contains a small additional function/area that is not listed
above, the building can still be assessed using this scheme. If the assessor has reason to believe that
this scheme is not appropriate given the small additional function/area type, BRE Global should be
contacted for advice.
Unless otherwise stated BREEAM Retail cannot be used to assess any of the above functions/spaces
as standalone developments, i.e. the Retail scheme cannot be used to assess and certify an office or
gym that does not form a part of one of the above retail building types. Such buildings can be assessed
using one of the other standard BREEAM schemes or, where appropriate, the BREEAM Bespoke
scheme.
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Are offices
Are offices
present?
Office area > 10m2
WITHOUT
WITHOUT
OFFICES
OFFICES
YES
Office area
> 500
NO
m2
YES
Office +
Associated area
YES
< 3000 m2
NO
SEPARATE
OFFICES
ASSESSMENT
Contact
BRE
WITH OFFICES
WITH LARGE OFFICES
WITH SMALL OFFICES
NO
33
Figure 1: Determining the type of BREEAM Retail assessment
The approach to the assessment of office areas within a retail building differ depending on the size of
office space provided. The BREEAM Assessor’s spreadsheet tool selects the appropriate BREEAM
issues for assessment based on the scope of the building requiring assessment, as defined by the
BREEAM assessor.
Trade Warehouse
A building used for trade only with a counter and customer service area can be assessed using the
BREEAM Industrial scheme. A building with goods display areas must be assessed using the BREEAM
Retail scheme.
Automotive servicing and repair workshops
Buildings with a vehicle workshop service and repair area, counter and customer waiting area and staff
office/room should be assessed using the BREEAM Industrial scheme.
Automotive showrooms
Automotive showrooms that meet the following must be assessed using the BREEAM Retail scheme:
a) The majority of the gross internal floor area (excluding ‘office areas’ and ‘other associated
function areas’) consists of vehicle sales and display areas.
b) The remaining gross internal floor area consists of vehicle workshops and offices areas.
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Where the vehicle sales and display area is less than 50% of the gross internal floor area, BRE should
be contacted for advice on which BREEAM scheme to use.
Mixed use developments
Retail space within a mixed use development/building can be assessed using BREEAM Retail,
provided the retail space is separable from the other mixed use elements of the building.
Floors within a larger retail development
Single or multiple floors or units of retail space ‘sandwiched’ between other floors that do not form a
part of the assessment, can be assessed using this scheme. An example of this situation may be in the
case of a tenanted building where part of the building is under-going refurbishment or a re-fit and the
remaining parts are not undergoing such change, or they are undergoing refurbishment/fit out but do
not require a BREEAM assessment.
Building does not fit the scope of BREEAM Retail
Building types not covered by the scope of BREEAM Retail could be assessed using another BREEAM
scheme. All BREEAM scheme manuals can be downloaded from www.breeam.org, each manual
details the scope of that scheme. Alternatively , if the building does not fall within the scope of an
existing BREEAM standard it can be assessed using the BREEAM Bespoke scheme.
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BREEAM Europe Commercial 2009
Scoring and weighting
35
3.0 Scoring and Rating
This section of the BREEAM manual explains how an assessed building’s certified BREEAM rating is
calculated.
There are a number of elements that determine the BREEAM rating; these are as follows:
•
BREEAM rating benchmarks
•
BREEAM environmental weightings
•
Minimum BREEAM standards
•
BREEAM credits for Innovation
Each of these elements is described in the sections on the following pages; this is followed by guidance
and an example describing how a BREEAM rating is calculated.
In addition, there is a section describing the conditions that must be met in order to award an assessed
building a ‘BREEAM Outstanding’ rating, the highest achievable BREEAM rating.
© BRE Global Ltd 2012
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Scoring and weighting
BREEAM Europe Commercial 2009
3.1 Rating benchmarks
The rating benchmarks for the 2009 version of BREEAM Europe are outlined in table 2 below for new
buildings, major refurbishments and fit-out projects:
Table 2 BREEAM 2009 rating benchmarks
BREEAM Rating
% score
UNCLASSIFIED
<30
PASS
≥30
GOOD
≥45
VERY GOOD
≥55
EXCELLENT
≥70
OUTSTANDING*
≥85
* Please note: there are additional criteria for achieving a BREEAM Outstanding rating. Please refer to
the guidance below.
3.2 Environmental section weightings
Table 3 below outlines the environmental weightings for the nine BREEAM sections for the type of
building projects that BREEAM Buildings can be used to assess (refer to scope of the scheme
document):
Table 3 BREEAM 2009 environmental weightings
BREEAM Section
Management
Weighting (%)
New builds, extensions
Building fit-out only
& major refurbishments
12
13
Health & Wellbeing
15
17
Energy
19
21
Transport
8
9
Water
6
7
Materials
12.5
14
Waste
7.5
8
Land Use & Ecology
10
N/A
Pollution
10
11
Innovation
10
10
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Scoring and weighting
37
3.3 Minimum standards
To achieve a BREEAM rating, the minimum percentage score must be achieved (as outlined in table 2
above) and the minimum standards (i.e. number of credits achieved) applicable to that rating level
(below) complied with.
Table 4 Minimum BREEAM standards
PASS
GOOD
VERY GOOD
EXCELLENT
OUTSTANDING
BREEAM Rating /
Minimum number of
credits
Man 1 - Commissioning
-
-
-
1
2
Man 3 - Construction site impacts
-
-
-
1
2
Man 4 - Building user guide
-
1
1
1
1
Hea 4 - High frequency lighting
1
1
1
1
1
Ene 1 - Reduction of CO2 emissions
-
-
-
6
10
Ene 2 - Sub-metering of substantial energy uses
-
-
1
1
1
Ene 5 - Low or zero carbon technologies
-
-
-
1
1
Wat 1 - Water consumption
-
-
1
1
2
Wat 2 - Water meter
-
-
-
1
1
Wst 3 - Storage of recyclable waste
-
-
-
1
1
LE 4 - Impact on site ecology
-
-
-
2
2
BREEAM issue
Please refer to the relevant part of the scope section of this manual (section 2.2) for guidance on how
BREEAM’s minimum standards are applied and assessed for speculative (shell and core) building
assessments.
© BRE Global Ltd 2012
38
Scoring and weighting
BREEAM Europe Commercial 2009
3.4 BREEAM credits for innovation
Innovation credits provide additional recognition for a building that innovates in the field of sustainable
performance, above and beyond the level that is currently recognised and rewarded within standard
BREEAM issues. Innovation credits therefore enable clients and design teams to boost their building’s
BREEAM performance and in addition, help support the market for new innovative technologies and
practices.
An additional 1% score can be added to a building’s final BREEAM score for each Innovation credit
achieved. The maximum number of Innovation credits that can be awarded for any one building
assessed is 10; therefore the maximum available score achieved for ‘innovation’ is 10%. Innovation
credits can be awarded regardless of the final BREEAM rating i.e. they are awardable at any BREEAM
rating level.
There are two different ways in which a building can achieve an Innovation credit (all of which are
summarised below and detailed in section 13 Innovation). The first is by meeting exemplary
performance criteria for an existing BREEAM issue (table 5 outlines the BREEAM issues with
exemplary performance criteria).
Table 5 BREEAM issues with exemplary level criteria.
Man 3 – Construction Site Impacts
Hea 1 – Daylighting
Hea 9 – Volatile Organic Compounds
Hea 14 - Office Space (BREEAM Retail & Industrial Schemes only)
Ene 1 - Reduction of CO2 emissions
Ene 5 - Low or Zero Carbon Technologies
Tra 3 – Alternative modes of transport
Wat 2 - Water Meter
Mat 1 - Materials Specification
Mat 5 - Responsible Sourcing of Materials
Wst 1 - Construction Site Waste Management
Pol 4 – NOx emissions of heating source
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Scoring and weighting
39
3.5 How to calculate a building’s rating
A BREEAM assessor must determine the BREEAM rating using the BREEAM Assessor’s Spreadsheet
Tool and associated calculators. An indication of performance against the BREEAM standard can also
be determined using a BREEAM Pre-Assessment Estimator. The Pre-Assessment Estimators are
available from the BREEAM website for each scheme.
The process of determining a BREEAM rating is outlined below and in table 6:
1. For each BREEAM section the number of credits awarded must be determined by a BREEAM
assessor in accordance with BREEAM’s assessment criteria (detailed in the technical sections of
the scheme manual).
2. The percentage of the credits achieved is calculated for each BREEAM section.
3. The percentage of credits achieved is then multiplied by the corresponding BREEAM section
weighting (see note below). This gives the section score.
4. The section scores are then added together to give the overall BREEAM score. The BREEAM
score is compared to the benchmarks in table 2 and, provided all minimum standards have been
met, the relevant BREEAM rating is achieved.
5. An additional 1% can be added to the final BREEAM score for each Innovation credit achieved (up
to a maximum of 10%).
Note: Fit-Out only assessments do not assess the BREEAM issues under the Land Use & Ecology
section. The section weighting for Land Use and Ecology is re-distributed amongst the remaining eight
sections. The re-distribution is determined based on the relative weighting of the remaining sections, so
for example, the Energy section receives a greater proportion of the Land Use and Ecology weighting
than the Water section. See Table 3 above for details of the respective section weighting.
© BRE Global Ltd 2012
40
Scoring and weighting
BREEAM Europe Commercial 2009
BREEAM Section
Credits Achieved
Credits Available
% of Credits Achieved
Section Weighting
Section score
Table 6 Example BREEAM score and rating calculation
Management
7
10
70%
0.12
8.40%
Health & Wellbeing
11
14
79%
0.15
11.79
%
Energy
10
21
48%
0.19
9.05%
Transport
5
10
50%
0.08
4.00%
Water
4
6
67%
0.06
4.00%
Materials
6
12
50%
0.125
6.25%
Waste
3
7
43%
0.075
3.21%
Land Use & Ecology
4
10
40%
0.10
4.00%
Pollution
5
12
42%
0.10
4.17%
Innovation
1
10
10%
0.10
1%
Final BREEAM score
BREEAM Rating
Minimum Standards for BREEAM ‘Very Good’ rating
55.87%
VERY GOOD
Achieved?
Man 4 – Building User Guide
P
Hea 4 - High frequency lighting
P
Ene 2 Sub-metering of substantial energy uses
P
Wat 1 - Water consumption
P
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Scoring and weighting
41
3.7 BREEAM Outstanding Rating
The following conditions must be met in order to certify a building at the Outstanding BREEAM rating
level:
1. The building must achieve a final BREEAM Score ≥85%
2. The minimum performance standards (table 4) for the Outstanding rating level must have been met
3. Provision of material for the production and publication of a case study (refer to guidance below) on
the Outstanding rated building.
Production of case study
One of the most important aspects of the Outstanding BREEAM rating will be that projects receiving
this rating will act as exemplars for the industry. It is therefore a very important aspect of the new rating
that a good-quality case study is produced that design teams can refer to.
The design team and client will be asked via the certificate request form to agree to provide relevant
building/project information to allow BRE Global to produce a case study. This information will be
required with the formal post construction stage BREEAM assessor’s report for the assessed building.
Subject to approval from the design team/client, BRE Global will publish the case study on either the
BREEAM website, Green Book live website and other BRE/BREEAM-related publications (as
appropriate).
Where information is not provided for the production of a case study, the building will be certified to a
BREEAM Excellent rating level.
© BRE Global Ltd 2012
42
Man 1 Commissioning
BREEAM Europe Commercial 2009
4.0 Management
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
1
2
Man 1 - Commissioning
2
2
2
Aim
To recognise and encourage an appropriate level of building services commissioning that is carried out
in a co-ordinated and comprehensive manner, adhering to national best practise guidelines, thus
ensuring optimum performance under actual occupancy conditions.
Assessment Criteria
The following demonstrates compliance:
First credit
1. An appropriate project team member(s) is appointed as commissioning agent to monitor and
programme pre-commissioning, commissioning and, where necessary, re-commissioning of the
following key services (where they are present in the building) on behalf of the client:
• Heating systems
• Water Distribution systems
• Lighting systems
• Ventilation systems
• Refrigeration systems
• Automatic controls
• Cold storage
2. The main contractor accounts for the commissioning programme, responsibilities and criteria within
the main programme of works. In particular, an adequate period of time has been allowed for
commissioning in the project programme.
3. A specialist commissioning manager is appointed (by either client or contractor) at design stage for
complex systems (where they exist – please refer to compliance notes for a definition of complex
systems). The scope of their responsibility includes:
• Design input: commissionability design reviews
• Commissioning management input to construction programming
• Commissioning management input during installation stages
• Management of commissioning, performance testing and handover/post handover stages.
Second credit
1. The first credit has been achieved.
2. Commissioning is carried out in line with national best practise commissioning codes, or alternative
commissioning guidance as outlined in Checklist A10.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Man 1 Commissioning
43
3. Where a Building Management System (BMS) is specified, the following commissioning procedures
must be carried out:
a. Commissioning of air and water systems is carried out when all control devices are installed,
wired and functional
b. In addition to air and water flow results, commissioning results include physical measurements
of room temperatures, off coil temperatures and other key parameters as appropriate
c. The BMS/controls installation should be running in auto with satisfactory internal conditions
prior to handover
d. All BMS schematics and graphics (if BMS is present) are fully installed and functional to user
interface before handover
e. The occupier will be fully trained in the operation of the system.
4.
The above appointment(s) include the following seasonal commissioning responsibilities over a
minimum 12 month period, once the building becomes occupied:
Complex Systems –Specialist commissioning manager
a. Testing of all building services under full load conditions, i.e. heating equipment in mid-winter,
cooling/ventilation equipment in mid-summer, and under part load conditions (spring/autumn)
b. Where applicable, testing should also be carried out during periods of extreme (high or low)
occupancy
c. Interviews with building occupants (where they are affected by the complex services) to identify
problems or concerns regarding the effectiveness of the systems
d. Re-commissioning of systems (following any work needed to serve revised loads), and
incorporating any revisions in operating procedures into the O&M manuals.
Where specialist building services systems such as fume cupboards, microbiological safety cabinets
and a cold storage system are present then the assessor must ensure that these systems are included
in the specialist commissioning agent’s responsibilities.
Simple Systems (naturally ventilated) – External Consultant/Facilities Manager
a. Review thermal comfort, ventilation, and lighting, at three, six, nine and twelve month intervals
after initial occupation, either by measurement or occupant feedback.
b. Take all reasonable steps to re-commission systems following the review and incorporate any
relevant revisions in operating procedures into the O&M manuals.
Compliance notes
New Build
There are no additional or different requirements to those outlined above
specific to new-build projects.
Refurbishment
There are no additional or different requirements to those outlined above
specific to refurbishment projects.
There are no additional or different requirements to those outlined above
specific to the assessment of extensions to existing buildings.
An assumption has to be made that the shell only spaces of the building will
contain heating, ventilation and air conditioning systems (HVAC), domestic
hot water systems (DHWS) and/or Lighting and therefore both credits must
be assessed.
Extensions to
existing buildings
Shell Only
Compliance with this BREEAM issue can be demonstrated via one of the
following means in shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
© BRE Global Ltd 2012
44
Man 1 Commissioning
BREEAM Europe Commercial 2009
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Fit Out only
Adequate period
of time
National best
practice
commissioning
codes
Commissioning
agent
Specialist
commissioning
manager
© BRE Global Ltd 2012
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description
of the above options.
The criteria at this stage of assessment are the same as those identified at
the design stage, subject to the following;
1. The criteria apply to the existing services, to encourage re-commissioning
of those services following additional installation works, and to any new
systems specified or integrated into the services strategy as part of the
fit-out works.
2. Where the existing services have been commissioned or recommissioned within the three years prior to the assessment, and
therefore further commissioning or re-commissioning would be of little
benefit, then this credit can be awarded by default. This is provided that
the scope of the current fit-out works does not result in any of the
following:
a. Changing of layout which could enhance or reduce daylight,
ventilation and zone controls such as partitioning, relocation of
HVAC units etc;
b. Changing perimeter services;
c. Changes to zoned areas for HVAC equipment;
Specification of additional or replacement plant/controls that affect HVAC or
DHW systems.
The time allocated for commissioning, performance testing and handover
may vary depending on the scope of building services within the building.
However, at least two weeks should be allocated for commissioning where a
building contains complex servicing systems.
Please refer to the country specific reference sheet to locate the appropriate
national building regulations and best practice commissioning codes in the
country of assessment. Alternatively, please demonstrate applicability as
follows;
• The minimum requirements as set out in Checklist A10 are covered by
the proposed documents
Where appropriate commissioning codes do no exist for a country, the design
team should demonstrate compliance with the UK or European standards as
listed in each relevant country reference sheet.
The role of the commissioning agent is to monitor and programme
commissioning of the building services as part of the global programme of
works to ensure that the commissioning carried out is adequate to the
systems installed in the building, as well as to carry out commissioning of the
simple systems. The commissioning agent can be:
• A person from within the contractor or sub-contractor organisation,
• A member of the design team
• The project manager
provided they are not involved in the general installation works. Please
contact BRE for clarification on the suitability of other individuals.
This individual must be appropriately qualified to carry out commissioning of
complex systems, but also manage the commissioning requirements of those
systems from early design stage to post handover of the building, in particular
the specialist commissioning manager must work with the design team, the
commissioning agent and the contractor to ensure commissioning
requirements are appropriately taken into account at each stage of the project
and that the systems will operate as per design. Examples of these
individuals include:
BREEAM Europe Commercial 2009
Complex systems
Naturally
ventilated
buildings
Process related
equipment
Man 1 Commissioning
45
• Building services engineer
• M&E engineer
• Specialist contractor
• Specialist commissioning agency
They may be part of the design team or a specialist design contractor but
cannot be directly involved in the installation works. Please contact BRE for
clarification on the suitability of other individuals.
Complex systems are systems that typically involve interaction between a
number of components to ensure proper operation. They will usually require
specific knowledge and expertise to be designed and installed. They may
depend on other systems such as control systems to work effectively Typical
complex systems are:
• Air conditioning
• Mechanical ventilation, displacement ventilation, complex passive
ventilation
• Building management systems (BMS)
• Renewable energy sources
• Microbiological safety cabinets and fume cupboards
• Cold storage enclosures and refrigeration plant
Simple systems which may be commissioned by the commissioning agent
include gas condensing boilers or water pipes.
Where the building is largely naturally ventilated, using simple cross-flow
ventilation relying solely on openable windows and/or trickle vents (except in
areas where mechanical ventilation is legally required), the appointment of a
specialist commissioning agent is not required to award this credit. If a BMS
system is employed, however, to control the natural ventilation and/or if
renewable energy sources are utilised in the development, the requirement
for a specialist commissioning agent remains.
Any process- or manufacture-related equipment specified as part of the
building fit-out may be excluded from this requirement except where they
form an integral part of the building HVAC services, such as some heat
recovery systems.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
First Credit
1&3
2
A copy of a letter or commissioning
responsibilities schedule confirming the
appointment of [or commitment to appoint]:
• Commissioning agent and scope of
their commissioning role.
• Specialist commissioning manager and
scope of their commissioning role.
Commissioning records/reports confirming:
• Monitoring actions carried out by the
nominated design team member.
• Specialist commissioning manager’s
actions/role.
A copy of the specification clause
confirming:
• The managing contractor’s
responsibilities with respect to this
requirement.
A copy of the main contract programme
highlighting;
• Commissioning, performance testing and
handover period.
OR
© BRE Global Ltd 2012
46
Man 1 Commissioning
BREEAM Europe Commercial 2009
A copy of a commissioning schedule
highlighting:
• Managing contractor’s commissioning
responsibilities.
• Sufficient time will be allocated for
commissioning, performance testing
and handover.
Second Credit
1
Evidence (as outlined above) confirming
compliance with the first credit.
2
3
4
A copy of the specification clause stating:
• The standards and codes of practice to
which commissioning procedures are to
comply with.
Where applicable, a copy of Checklist A10
confirming the national best practice
commissioning standards used.
A copy of the specification
clause/commissioning schedule confirming:
• The stages of the BMS/Controls
commissioning procedures.
Refer to evidence requirements for 1, 2 & 3
of the first credit. This evidence must
confirm the scope of seasonal
commissioning responsibilities/tasks (as
required).
Evidence (as outlined above) confirming
compliance with the first credit.
Commissioning records/reports confirming:
• Commissioning procedures executed in
compliance with relevant standards.
Where applicable, a copy of Checklist A10
confirming the national best practice
commissioning standards used.
Commissioning records/reports confirming
that;
• BMS/controls commissioning activities
were carried out in compliance with the
commissioning schedule/specification
clause.
A copy of the seasonal commissioning
schedule/programme.
OR
A copy of the letter appointing the
commissioning manager and scope of their
responsibilities.
Additional Information
Relevant definitions
None.
Commissioning is a vital stage of most construction projects in ensuring that building services and fabric
operate as intended by the design team, i.e. in a safe but also efficient and effective way. A poorly
commissioned building can consume significantly more resources, and is likely to provide a significantly
poorer indoor environment than one that is properly commissioned.
Many projects suffer from inadequate commissioning due to a lack of clear responsibilities.
BREEAM seeks to ensure that such responsibilities are clearly assigned. Whilst rarely in a position to
control commissioning work, design team professionals are in an ideal position to witness it and give
feedback on its relevance, robustness, and effectiveness. On more complex projects, the appointment
of a specialist agent can give significant benefits in ensuring that systems work together and avoid
unnecessary conflicts through poor installation and setting.
Once a building is occupied, the actual internal environmental conditions may be different from those
anticipated at the design stage, and seasonal commissioning of the building allows the building services
to be fine tuned to provide optimum conditions under all actual weather/occupancy conditions..
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Ind
2
2
2
Man 2 Constructors’ Environmental and Social Code of Conduct
Issue Title
Man 2 - Constructors’ Environmental & Social
Code of Conduct
47
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Aim
To recognise and encourage construction sites which are managed in an environmentally and socially
considerate and accountable manner.
Assessment Criteria
The following demonstrates compliance:
1. The main contractor complies with Checklist A2, credits awarded as follows:
a. One credit where 6 items are achieved in each of the four sections.
b. Two credits where all items are achieved in each of the four sections.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell only assessments.
Fit Out Only
The criteria at this stage of assessment are the same as those identified at the
design stage.
Contractor not
yet appointed
At the interim design stage of assessment, where the contractor is not yet
appointed, the client must either include within the specification, or commit to
including, a requirement for the appointed contractor to comply with specific
criteria of Checklist A2. A general commitment to satisfy Checklist A2 will not
be acceptable. The assessor must then use this information to complete
Checklist A2.
The scope of this issue applies to the main contractor and their scope of
works. If the scope of the main contractor’s works includes demolition and site
clearance then this stage of work falls within the scope of the credit criteria.
Site clearance
Assessment of
Checklist A2
The site must be assessed by the BREEAM International assessor using
Checklist A2 along with a nominated individual on site, e.g. site manager. This
individual will confirm that the procedures outlined are in place and will
therefore be responsible for demonstrating the veracity of the checklist.
© BRE Global Ltd 2012
48
Man 2 Constructors’ Environmental and Social Code of Conduct
Local or national
construction site
management
schemes
BREEAM Europe Commercial 2009
Where there is a nationally recognised certification scheme in place in the
country of assessment to assess the environmental/social management of a
construction site, this might be recognised as an alternative for the purposes of
assessing this BREEAM issue. The scheme must be a third party certification
scheme to ensure independence and transparency, and cover health, safety
and environment issues related to construction sites. Please contact BRE for
review and approval. Checklist A2 will be used to define the scope required
for any such scheme to be recognised under BREEAM.
At the time of publication, BRE Global is not aware of any equivalent scheme
adequately covering environmental and social issues relating to construction
sites.
Schedule of Evidence Required
Req.
1
Design Stage
A copy of completed checklist A2.
AND
A formal letter from the client/developer
confirming:
• The main contract includes a clause
requiring compliance with specific
requirements of Checklist A2.
• Individuals responsible for third party
assessment of site compliance.
• The scope of the main contractor’s
works.
Additional Information
None.
© BRE Global Ltd 2012
Post Construction Stage
A copy of the compliance report.
BREEAM Europe Commercial 2009
Man 3 Construction Site Impacts
No. of credits
available
Ret
Off
Issue Title
Ind
49
Minimum Standards
P
G
VG
E
O
-
-
-
1
2
Man 3 - Construction Site Impacts
4
4
4
Aim
To recognise and encourage construction sites managed in an environmentally sound manner in terms
of resource use, energy consumption and pollution.
Assessment Criteria
The following demonstrates compliance:
New build and refurbishment projects
1. One credit where evidence provided demonstrates that 2 or more of items a-g (listed below) are
achieved. OR
Two credits where evidence provided demonstrates that 4 or more of items a-g (listed below) are
achieved. OR
Three credits where evidence provided demonstrates that 6 or more of items a-g (listed below) are
achieved:
a.
b.
c.
d.
e.
Monitor and report and set targets for CO2 or energy arising from site activities
Monitor, report on CO2 or energy arising from transport to and from site
Monitor, report and set targets for water consumption arising from site activities
Implement best practice policies in respect of air (dust) pollution arising from the site
Implement best practice policies in respect of water (ground and surface) pollution occurring on
the site
f. Main contractor has an environmental materials policy, used for sourcing of construction
materials to be utilised on site
g. Main contractor operates an Environmental Management System.
The Assessment Criteria for items a-g are detailed in the relevant section of Checklist A3.
2. One credit where evidence provided demonstrates that at least 80% of site timber is responsibly
sourced and 100% is legally sourced.
Fit Out only assessments
1. One credit where evidence provided demonstrates that the fit-out contractor adopts best practice
policies in respect of air (dust) pollution arising from the site.
2. One credit where evidence provided demonstrates that the fit-out contractor has an environmental
materials policy, used for sourcing of construction materials to be utilised on site.
3. One credit where evidence provided demonstrates that the fit-out contractor operates an
Environmental Management System.
© BRE Global Ltd 2012
50
Man 3 Construction Site Impacts
BREEAM Europe Commercial 2009
The Assessment Criteria for each of the above items are detailed in the relevant section of Checklist
A3.
Exemplary level criteria – new build and refurbishment projects only
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue:
1.
Evidence provided demonstrates that all of the items a-g listed previously are achieved and at least
80% of site timber is responsibly sourced and 100% is legally sourced.
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
Shell Only
Fit Out Only
Site timber
Site clearance
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
There are no additional or different criteria to those outlined above specific to
shell only assessments.
There are no additional or different criteria to those outlined above specific to
fit-out-only assessments.
The fourth credit (for responsibly sourced site timber) is not dependent on any
of the first three credits being achieved.
For the purpose assessing this issue, site timber is considered to be timber
used to facilitate construction, including formwork, site hoardings and other
temporary site timber used for the purpose of facilitating construction. It does
not cover structural timber and timber used for fit-out items (this is addressed
in BREEAM issue Mat 5).
The scope of this issue applies to the main contractor and their scope of
works. If the scope of the main contractor’s works includes demolition and site
clearance then this stage of work falls within the scope of the assessment
criteria.
Schedule of Evidence Required
Req.
Design Stage
All
A copy of the relevant section from the main
contract specification confirming:
• Contractor’s obligations in respect to
each item on the checklist
• Site timber will be sourced from suppliers
capable of providing certification to the
level required for the particular tier
claimed (see table 13 of BREEAM issue
MAT 5)
• All timber will come from a ‘legal source’
and is not on the CITES list*.
OR
Where the main contract specification is not
© BRE Global Ltd 2012
Post Construction Stage
Site records demonstrating monitoring and
recording of the following (where relevant):
• Site energy/CO2 consumption
• Site deliveries
• Site water consumption
Copies of the documented procedures used
on site for working to best practice pollution
management guidelines.
A letter from the main contractor confirming:
• Procedures for pollution management
and mitigation were implemented
• Name/job title of individual responsible
for monitoring and managing
BREEAM Europe Commercial 2009
yet available, a formal letter from the
client/developer including:
• Completed checklist A3 identifying which
items will form part of the main
contractor’s obligations.
• The policy for sourcing site timber for the
project.
• Confirmation that the above will be
implemented in compliance with
BREEAM’s criteria.
* Or in the case of Appendix III of the
CITES list, it has not been sourced from the
country seeking to protect this species as
listed in Appendix III.
Man 3 Construction Site Impacts
51
construction site impacts throughout the
project.
A copy of the certification document or Chain
of Custody (CoC) certificate(s) for the site
timber.
Where any non-certified timber is used,
written confirmation from the supplier(s)
confirming that:
• All timber comes from a legal source.
• All timber species and sources used in
the development are not listed on any of
the CITES appendices for endangered or
threatened species (Appendix I, II, or
III*).
Additional Information
Relevant definitions
CITES (Convention on International Trade in Endangered Species)1 Appendices I and II of the CITES
list illustrate species of timber that are protected outright. Appendix III of the CITES list illustrates
species that are protected in at least one country. If a timber species used in the development is on
Appendix III it can be included as part of the assessment as long as the timber is not obtained from the
country(s) seeking to protect this species.
Chain of Custody: This is a process used to maintain and document the chronological history of the
evidence/path for products from forests to consumers. Wood must be tracked from the certified forest to
the finished product. All the steps, from transporting wood from the forest to a sawmill, until it reaches
the customer, must maintain adequate inventory control systems that allow for separation and
identification of the certified product. Chain-of-custody certification ensures that a facility has
procedures in place to track wood from certified forests and avoid confusing it with non certified wood.
Chain-of-custody is established and audited according to relevant forest certification systems rules.
Pollution
BRE publishes guidance on construction site dust management, and the Environment Agency
publishes guidance on water pollution control measures. There are significant statutory criteria in this
area under environmental health legislation and the Environmental Protection Act. The Environment
Agency and local Environmental Health Officers police these.
Energy
Monitoring and reporting at site level are the key factors in raising awareness of the impacts of energy
consumption. Whilst total energy is frequently monitored, this information is predominantly used to
feedback into the tendering process and is seldom used to seek improvements on the site in question.
Targets
Targets are requested in the BREEAM criteria as an Exemplary Level Criteria to complete the process
of setting, monitoring and achieving targets. BREEAM does not set targets, as these are very project
specific. For some guidance on how to set targets, contractors may find it useful to refer to
http://www.ccinw.com/sites/kpi_pages.html?site_id=5&section_id=171.
© BRE Global Ltd 2012
52
Man 4 Building User Guide
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
1
1
1
1
Man 4 - Building User Guide
1
1
1
Aim
To recognise and encourage the provision of guidance for the non technical building user so they can
understand and operate the building efficiently.
Assessment Criteria
The following demonstrates compliance:
1. A Building User Guide that contains the information described under the ‘User Guide Contents’
heading (see additional guidance) has been developed.
2. The guide is relevant to the non-technical building user and appropriate to the stakeholder(s) that
will occupy the building.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
For speculative developments it may not be possible to include all information
outlined below. The Guide must be developed, including all relevant sections
and completed as far as is possible given the services and fabric installed, so
that it can be handed over to the fit-out team who will then be able to complete
the relevant sections based on the fit-out strategy before handing over to the
tenant/building owner.
Fit Out Only
The criteria at this stage of assessment are the same as those identified at the
design stage. Where there is an existing Building User Guide this must be
updated in line with the scope of the fit-out work that will be undertaken and
comply with the BREEAM criteria. The guide must be developed/updated by,
or in collaboration with, the fit-out project team/contractor. Where there is not
an existing Building User Guide this must be prepared to cover all aspects of
the building, including aspects included in the shell construction/systems (if
relevant).
Operation and
Maintenance
manual
© BRE Global Ltd 2012
The presence of a building O&M manual does not meet this requirement. The
latter provides the detailed specialist information required by technical
Facilities Managers (FMs) and maintenance staff/contractors. The guide can
be contained in the Operation & Maintenance (O&M) manual, but must be an
extractable or ‘stand alone’ section.
BREEAM Europe Commercial 2009
Multiple tenanted
buildings
Man 4 Building User Guide
53
Where the building will be divided in to multiple tenancies, one central building
user guide should be provided covering the scope of landlord controlled
areas/responsibilities. A separate subsidiary guide should be provided for each
tenant’s space, appropriate to the status/responsibility of the tenant(s) and
their building/unit.
Schedule of Evidence Required
Req.
Design Stage
1&2
A copy of the specification clause confirming:
• Requirement to develop a Building User
Guide
• Scope of the Guide’s contents.
OR
Post Construction Stage
A copy of the Building User Guide.
Written confirmation from the design team
that the guide has been distributed to the
building’s owner, tenant(s) or fit out
contractor (for completion), as appropriate.
A formal letter from the client/developer
confirming:
• That the design team will be required to
develop a Building User Guide.
• The contents of the Guide will be
developed in compliance with the
BREEAM criteria.
Additional Information
User Guide Contents
The list below indicates the type of information that should be included to meet the needs of the
Facilities Management (FM) Team/Building Manager and the general users (staff).
1. Building Services Information
a. General User - Information on heating, cooling and ventilation in the building and how these
can be adjusted, e.g. thermostat location and use, implications of covering heating outlets with
files, bags etc., and use of lifts and security systems.
b. FM – As above, plus a non-technical summary of the operation and maintenance of the building
systems (including BMS if installed) and an overview of controls.
2. Emergency Information
a. General User - Include information on the location of fire exits, muster points, alarm systems
and fire fighting systems.
b. FM - As above, plus details of location and nature of emergency and firefighting systems,
nearest emergency services, location of first aid equipment.
3. Energy & Environmental Strategy
This should give owners and occupiers information on energy-efficient features and strategies
relating to the building, and also provide an overview of the reasons for their use, e.g. economic
and environmental savings. Information could include:
a. General User – Information on the operation of innovative features such as automatic blinds,
lighting systems etc., and guidance on the impacts of strategies covering window opening and
the use of blinds, lighting and heating controls.
b. FM - As above, plus information on airtightness and solar gain (e.g. the impact of leaving
windows/doors open in an air conditioned office, or use of blinds in winter with respect to solar
gain); energy targets and benchmarks for the building type, information on monitoring such as
the metering and sub-metering strategy, and how to read, record and present meter readings.
© BRE Global Ltd 2012
54
Man 4 Building User Guide
BREEAM Europe Commercial 2009
4. Water Use
a. General User – details of water saving features and their use and benefits, e.g. aerating taps,
low flush toilets, leak detection, metering etc.
b. FM – As above, plus details of main components (including controls) and operation.
Recommendations for system maintenance and its importance, e.g. risk of legionella.
5. Transport Facilities
a. General User – details of car-parking and cycling provision; local public transport information,
maps and timetables; information on alternative methods of transport to the workplace, e.g. car
sharing schemes; local ‘green’ transport facilities.
b. FM - As above, plus information on conditions of access, maintenance and appropriate use of
car parking and cycling facilities, e.g. number of spaces provided.
Retail projects: the above information in point 5 does not need to be included in the user’s guide if
there is a separate dedicated travel information space, accessible to the staff, and in compliance
with BREEAM Issue Tra7. However, the guide must reference the travel information space, the
information provided and its location.
6. Materials & Waste Policy
a. General User – Information on the location of recyclable materials storage areas and how to
use them appropriately.
b. FM – As above, plus information on recycling, including recyclable building/office/fit out
components, waste storage and disposal criteria; examples of Waste Management Strategies
and any cleaning/maintenance criteria for particular materials and finishes.
7. Re-fit/Re-arrangement Considerations
a. General User – an explanation of the impact of re-positioning of furniture, i.e. may cover
grilles/outlets, implications of layout change, e.g. installation of screens, higher density
occupation etc.
b. FM - As above, plus environmental recommendations for consideration in any refit. Relevant
issues covered in BREEAM should be highlighted, e.g. the use of natural ventilation, use of
Green Guide ‘A’ rated materials, reuse of other materials etc., the potential impact of increasing
occupancy and any provision made in the original design to accommodate future changes.
8. Reporting Provision
a. General User – Contact details of FM/manager, maintenance team, and/or help desk facility;
and details of any building user group if relevant.
b. FM – As above, plus contact details of suppliers/installers of equipment and services and their
areas of responsibility for reporting any subsequent problems.
9. Training
Details of the proposed content and suggested suppliers of any training and/or demonstrations in
the use of the building’s services, features and facilities that will be needed. This could include:
a. General User - Training in the use of any innovative/energy saving features.
b. FM – As above, plus training in emergency procedures and setting up, adjusting, and fine
tuning, the systems in the building.
10. Links & References
This should include links to other information including websites, publications and organisations. In
particular, the Carbon Trust programme should be referenced and links provided to its website and
good practice guidance.
11. General
Where further technical detail may be required by the FM Team or manager there should be
references to the appropriate sections in the Operation and Maintenance Manual.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Man 4 Building User Guide
55
BREEAM requires a ‘Building User Guide’ that contains the necessary details about the everyday
operation of the development in a form that is easy for the intended users to understand.
Without the provision of adequate information and guidance it is likely that the building will be used
inappropriately leading to the dissatisfaction of occupants and wasted resources. For example: Some
ventilation and/or lighting systems can be impaired by inappropriate positioning of partitions, office
furniture etc. so causing inefficiencies, a lack of comfort and poor performance.
The aim of the issue is to ensure that design features are used efficiently and that changes to office
space are managed in the most appropriate manner. For example, the design team of a speculative,
open plan office, are likely to have considered the need for meeting or cellular space, and may have
provided additional riser or duct space to assist future use. The design of the building may require
additional or expanded systems to be installed if occupant levels rise above those designed for. This
information should be passed on to the personnel making management decisions, so that they are
aware of the implications of such decisions on the management of the building.
© BRE Global Ltd 2012
56
Man 12 Life cycle costing
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Man 12 - Life Cycle Cost Analysis
2
2
2
Aim
To recognise and encourage the development of a Life Cycle Cost (LCC) analysis model for the project
to improve design, specification and through-life maintenance and operation.
Assessment Criteria
The following demonstrates compliance:
1. A Life Cycle Cost (LCC) analysis has been carried out based on the proposals developed during
RIBA Work Stages C/D (concept design/design development), or equivalent.
2. The Life Cycle Costs analysis based on the concept design/design development proposals covers
the following stages:
a. Construction
b. Operation - includes, as a minimum, utilities
c. Maintenance - includes, as a minimum, planned maintenance, replacements and repairs,
cleaning, management costs
d. End of life.
3. The LCC analysis uses a study period of 25 or 30 (as applicable) AND 60 years, shown in real and
discounted cash flow terms.
4. The analysis demonstrates that at least two of the following issues have been analysed at a
strategic and system level (as per figure 6, Different levels of analysis at different stages of the life
cycle, ISO 15686-5), comparing alternative options:
a. Structure
b. Envelope
c. Services
d. Finishes
The chosen solution is the one that best meets the performance requirements for the built asset.
5. The option(s) with the lowest discounted LCC over the period is preferred, assuming that their
selection results in at least one of the following:
a. The lowest building energy consumption over the operational life span of the building
(compared to other options/alternatives analysed)
b. A reduction in maintenance requirement/frequency
c. Prolonged replacement intervals of services infrastructure/systems or building fabric
d. Dismantling and recycling or reuse of building components.
6. The model was updated during Stages RIBA Work Stages D/E (design development/technical
design) or equivalent.
Second credit
1. The first credit is achieved.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Man 12 Life cycle costing
57
2. The results of the feasibility study have been implemented in the specification, design and final
construction of the assessed building.
Compliance notes
New Build
Refurbishment
Extensions to
existing
buildings
Shell Only
Fit Out Only
There are no additional or different requirements to those outlined above
specific to new-build projects.
There are no additional or different requirements to those outlined above
specific to refurbishment projects.
There are no additional or different requirements to those outlined above
specific to the assessment of extensions to existing buildings.
There are no additional or different requirements to those outlined above
specific to refurbishment projects.
Issue not applicable for fit-out-only assessments
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
First Credit
1-4
A copy of the feasibility stage LCC analysis.
The details of the cost consultant who has
completed the analysis.
No additional evidence required to that
outlined for the design stage of
assessment.
5
A formal letter from the design team or cost
consultant confirming:
• The preferred option.
No additional evidence required to that
outlined for the design stage of
assessment.
6
An updated copy of the LCC analysis for the
detailed and final design.
An updated copy of the LCC analysis for
the final design.
OR
A formal letter from the design team confirming:
• The LCC analysis will be updated to reflect
the detailed and final design proposals.
• Any proposed change(s) made to the
specification will be on the basis that they
will minimise life cycle costs and impacts.
Second Credit
2
A formal letter from the design team confirming:
• The option(s) with the lowest discounted life
cycle costs have been, or will be,
implemented in the design and
specification.
Assessor’s building/site inspection
confirming:
• The completed building reflects the
preferred option identified in the LCC
analysis.
© BRE Global Ltd 2012
58
Man 12 Life cycle costing
BREEAM Europe Commercial 2009
Additional Information
Relevant definitions:
Life Cycle Cost analysis: A procurement evaluation technique which determines the total cost of
acquisition, operation, maintenance and disposal of the building.
The assessor should note that BREEAM places fixed requirements on the time at which the Life Cycle
Cost feasibility study should be carried out in order that maximum benefit from undertaking this is
achieved.
The strategic level analysis (looking at issues such as location and external environment,
maintainability and internal environment, etc.) and system level analysis (looking at issues such as
foundations, solid or framed wall and floors, types of energy, ventilation, water capacity,
communications etc.) should be carried out early in the design process to influence the fundamental
decisions taken regarding the building without having an adverse affect on either cost or design
programme. It is however important that this is revisited as the design develops to ensure that an
optimal solution is retained throughout the procurement process.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 1 Daylighting
59
5.0 Health and Wellbeing
No. of credits
available
Ret
Off
Issue Title
Minimum Standards
Ind
P
G
VG
E
O
-
-
-
-
-
Hea 1 - Daylighting
1
1
1
Aim
To give building users sufficient access to daylight.
Assessment Criteria
The following demonstrates compliance:
1. The provision of daylight has been designed in compliance with national best practice daylighting
guides.
2. For all developments, at least 80% of the net lettable office floor area is adequately daylit as
follows;
a. An average daylight illuminance of 200 lux for 2650 hours per year or an average daylight
factor in accordance with table 7 below:
Table 7 Average daylight factor according to latitude at the building location
Average Daylight Factor
Latitude
(º)
≤40
40-45
45-50
50-55
55-60
≥60
Exemplary level
First credit - all buildings
Single-storey buildings
Multi-storey buildings
3
3.4
3.6
4
4.2
4.4
2.25
2.55
2.7
3
3.15
3.3
1.5
1.7
1.8
2.0
2.1
2.2
PLUS either (b) OR (c AND d) below
b. A uniformity ratio of at least 0.4 (spaces with glazed roofs, such as atria, must achieve a
uniformity ratio of at least 0.7) or a minimum point daylight factor in accordance with table 8
below:
© BRE Global Ltd 2012
60
Hea 1 Daylighting
BREEAM Europe Commercial 2009
Table 8 Point daylight factor in office areas according to latitude at the building location
Minimum point daylight factors
First credit
Latitude
(º)
≤40
40-45
45-50
50-55
55-60
≥60
All other
spaces
Spaces with
glazed roofs
0.6
0.68
0.72
0.8
0.84
0.88
1.05
1.19
1.26
1.4
1.47
1.54
Exemplary level – single
storey buildings
All other
Spaces with
spaces
glazed roofs
1.2
1.36
1.44
1.6
1.68
1.76
2.1
2.38
2.52
2.8
2.94
3.08
Exemplary level – multi
storey buildings
All other
Spaces with
spaces
glazed
roofs
0.9
1.575
1.02
1.785
1.08
1.89
1.2
2.1
1.26
2.205
1.32
2.31
OR
c.
A view of sky from desk height (0.7m) is achieved.
AND
d. The room depth criterion d/w +d/HW < 2/(1-RB) is satisfied.
Where:
d = room depth
w = room width
HW = window head height from floor level
RB = average reflectance of surfaces in the rear half of the room.
Note: Table 10 (see additional information) gives maximum room depths in metres for different room
widths and window head heights of sidelit rooms
3. For industrial developments, at least 80% of the operational area and all other occupied spaces are
adequately daylit as follows;
a. Average daylight illuminance of 200lux for 2650 hours per year or an average daylight
factor in accordance with table 7 above.
b. PLUS either (b) OR (d) above.
4. For retail developments, at least 35% of the common areas (where applicable) have point daylight
factors in accordance with table 9 below:
Table 9 Point daylight factor in common and sales areas according to latitude at the building
location
Latitude (º) Minimum point daylight factors
≤40
1.5
40-45
1.7
45-50
1.8
50-55
2.0
55-60
2.1
≥60
2.2
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue.
1. At least 80% of the floor area (for the building spaces/room identified above in the standard criteria)
has an average daylight factor in accordance with table 7 above or an average daylight illuminance
of 300 lux for 2650 hours per year in multi-storey buildings and 400 lux in single-storey buildings.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 1 Daylighting
61
2. The criteria outlined above concerning uniformity ratio, view of sky or room depth criterion are met.
Where demonstrating compliance via uniformity ratio or point daylight factor the following minimum
criteria apply:
a. A uniformity ratio of at least 0.4 (spaces with glazed roofs, such as atria, must achieve a
uniformity ratio of at least 0.7) or a minimum point daylight factor as in table 8 below:
3. For retail developments, at least 50% by floor area of the common spaces and 35% by floor area of
the sales spaces have point daylight factors in accordance with table 9 above or point daylight
illuminance of 200lux for 2650 hours per year.
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
Shell Only
Fit Out only
National
daylighting best
practice guides
Percentage
assessed area
View of sky
requirement
Uniformity with
rooflights
of
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
The criteria of this issue apply only to the scope of the assessed building. If
this scope includes the existing building as well as the new building then the
relevant areas within the existing building must be assessed against the
criteria of this BREEAM issue. If the assessment covers only the new building,
then the areas in the existing building do not need to be assessed.
There are no additional or different criteria to those outlined above specific to
shell-only projects.
There are no additional or different criteria to those outlined above specific to
fit out-only projects.
Please refer to the country specific reference sheet to find the appropriate
daylighting best practice guides in the country of assessment. Where
daylighting best practice guides are not outlined in the country specific
reference sheet or where the design team wishes to use an alternative
reference document, please use Checklist A10 to determine its acceptability.
Where no appropriate reference document exists for a country, the design
team should demonstrate compliance using the UK alternative.
Where the compliance requirement specifies that 80% of office or other
occupied space floor area must be adequately daylit, it refers to 80% of the
total floor area of all the rooms that must be assessed i.e. the compliant area.
2
If for example a development has 6 rooms that must be assessed, each 150m
2
2
(total area 900m ) then 720m must comply with the criteria; this is equal to 4.8
rooms. The number of rooms that must comply must always be rounded up;
therefore in this example, five rooms must have an average daylight factor of
2% or more (plus meet the other criteria) to achieve the credit.
To comply with the view of sky criteria at least 80% of the room that complies
with the average daylight factor requirement must meet the view out
requirement; i.e. it is permissible for up to 20% of the room not to meet the
view of sky requirement and still achieve a compliant room.
The room depth criteria cannot be used where the lighting strategy relies on
rooflights. In such areas either appropriate software should be used to
calculate the uniformity ratio or, in the case of a regular array of rooflights
across the whole of the space, the following figure can be used to determine
the uniformity ratio.
© BRE Global Ltd 2012
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Hea 1 Daylighting
BREEAM Europe Commercial 2009
Uniformity of illuminance decreases as the spacing between rooflights (extracted from the CIBSE
Guilding Light LG10)
Two-side lit
rooms
For rooms lit by windows on two opposite sides, the maximum room depth that
can be satisfactorily daylit is twice the limiting room depth (d) (measured from
window wall to window wall; CIBSE Lighting Guide LG10. The reflectance of
the imaginary internal wall should be taken as 1.
Borrowed light
For areas where borrowed light is used, calculations or results from
appropriate lighting design software must be provided to demonstrate that
such areas meet the BREEAM requirements (if contributing to the percentage
of compliant area). Examples of borrowed light include: light shelves,
clerestory glazing, sun pipes or internal translucent/transparent partitions (such
as those using frosted glass).
Two options are available to demonstrate that the daylighting criteria have
been met in order to accommodate for countries with different climate. The
illuminance approach may be used where the overcast sky is deemed not
appropriate to determine the daylight in the building, while the average daylight
factor approach may be more appropriate in temperate climate. Both options
are equivalent and will demonstrate one unique daylighting level, it is up to the
design team to determine which option is the most appropriate to the location.
Options for
demonstrating the
daylighting
criteria
Where the illuminance approach is chosen, a computer simulation must be
carried out to demonstrate compliance.
Schedule of Evidence Required
Req.
Option 1
© BRE Global Ltd 2012
Design Stage
Post Construction Stage
BREEAM Europe Commercial 2009
All
Hea 1 Daylighting
63
Design plans for each floor in the building with
each room/area appropriately labelled for use.
Daylight calculations for the building ‘as
built’ confirming compliance with all criteria.
AND
OR
Daylight calculations confirming:
• Building areas assessed
• Latitude of the site
• The daylighting variables/criterion
measured
• Average daylight factor for each area OR
a copy of the results of the modelling
demonstrating that the appropriate level
of illuminance has been achieved for all
relevant areas
• Compliance with room depth criterion,
uniformity ratio, view of sky (if required)
• The daylight provision is in compliance
with the relevant standards.
Assessor’s site inspection report or ‘as-built’
drawings confirming:
• The window sizes and room layout and
dimensions are as per design-stage
daylighting compliant room
• A letter from the design team or main
contractor confirming that window
specification, size and/or room layout
have not changed since the design
stage assessment.
Retail only
•
•
The percentage of area where point
daylight factors are at least 2%
The position of the 2% daylight factors
isolux contours in each of the rooms
assessed
Where there have been changes, revised
calculations/modelling are required to
demonstrate compliance for the relevant
areas/rooms.
OR
Results from on-site measurements* that
have been carried out.
*These must be in accordance with
methodology detailed in BRE IP 23/93.
Additional Information
Relevant definitions
Occupied space: A room or space within the assessed building that is likely to be occupied for 30
minutes or more by a building user.
Point daylight factor: A point daylight factor is the ratio between the illuminance (from daylight) at a
specific point on the working plane within a room, expressed as a percentage of the illuminance
received on an outdoor unobstructed horizontal plane. This is based on an assumed overcast sky,
approximated by the ‘CIE (Commission Internationale de l’Eclairage) overcast sky’. Computer
simulations are the most appropriate tools to allow for point daylight factors to be displayed. 2% daylight
factors isolux contours (i.e. lines connecting all the points that have the same point daylight factor
value) will need to be mapped on the room plan to check the area where point daylight factors are 2%
or higher. Mapping should be done based on a minimum calculation grid of 50x50cm and 50cm from
the wall.
Average daylight factor: The average daylight factor is the average indoor illuminance (from daylight)
on the working plane within a room, expressed as a percentage of the simultaneous outdoor
illuminance on a horizontal plane under an unobstructed CIE Standard Overcast Sky.
Illuminance: The amount of light falling on a surface per unit area, measured in lux.
Uniformity: The uniformity is the ratio between the minimum illuminance (from daylight) on the working
plane within a room (or minimum daylight factor) and the average illuminance (from daylight) on the
same working plan (or average daylight factor).
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Hea 1 Daylighting
BREEAM Europe Commercial 2009
View of sky / no-sky line: Areas of the working plane have a view of sky when they receive direct light
from the sky, i.e. when the sky can be seen from working plane height. The no-sky line divides those
areas of the working plane, which can receive direct skylight, from those that cannot.
Working plane: the horizontal, vertical or inclined plane in which a visual task lies. The working plane
is normally taken as 0.7 m above the floor for offices and 0.85 m for industry.
Computer simulation: Software tools that can be used to model more complex room geometries for
daylighting.
The table below gives maximum room depths in metres for different room widths and window head
heights of sidelit rooms:
Table 10 Reflectance for maximum room depths and window head heights
Reflectance (RB)
Room Width (m)
0.4
0.5
0.6
3.0
10.0
3.0
10.0
3.0
10.0
2.5
4.5
6.7
5.4
8.0
6.8
10.0
3.0
5.0
7.7
6.0
9.2
7.5
11.5
3.5
5.4
8.6
6.5
10.4
8.1
13.0
Window Head
Height (m)
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 1 Daylighting
No. of credits
available
Ret
Off
Issue Title
Ind
65
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 2 - View Out
1
1
1
Aim
To allow occupants to refocus their eyes from close work and enjoy an external view, thus reducing the
risk of eyestrain and breaking the monotony of the indoor environment.
Assessment Criteria
The following demonstrates compliance:
1. The relevant building areas are within 7m distance of a wall with a window or permanent opening
providing an adequate view out, where the window/opening is ≥20% of the total inside wall area
(refer to Compliance Notes for a definition of relevant building areas and adequate view out).
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
Shell Only
Fit Out
Buildings with
office space
<500m2 (Retail &
Industrial only)
Adequate view
out
High level
windows
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Where the actual workstations/desk layout is unknown at the time of
assessment, a notional workstations/desk layout may be used to demonstrate
compliance.
Where it is not possible to confirm which areas of the building will contain
workstations/benches or desks, due to the speculative nature of the building,
then all areas of the building must comply (excluding ancillary areas).
The criteria at this stage of assessment are the same as those identified at the
design stage.
If the building being assessed contains office space that totals <500m2 then
this BREEAM issue does not need to be assessed as a standalone issue. The
criteria for this issue form a part of BREEAM credit Hea 14 ‘Office Space’. The
aim of Hea 14 is to recognise relevant Health & Wellbeing issues in buildings
with a small amount of office space, ensuring the issues are weighted relative
to the overall proportion of the building and users who utilise this type of
space.
The view out should ideally be through an external window providing a view of
a landscape or buildings (rather than just the sky) at seated eye level (1.2 –
1.3m) in the relevant building areas. A view in to an internal courtyard or atrium
will comply provided the distance from the opening to the back wall of the
courtyard/atrium is at least 10m (therefore allowing enough distance for the
eyes to refocus). The view cannot be an internal view across the room, as this
is likely to become obstructed by partitions, filing cabinets etc.
Roof lights and high level windows that do not provide an adequate view out
do not meet the criteria for this BREEAM issue.
© BRE Global Ltd 2012
66
Hea 2 View out
Relevant building
areas
BREEAM Europe Commercial 2009
Where the term ‘relevant building areas’ is referenced in this BREEAM issue it
refers to any areas of the building where there are, or will be,
workstations/benches or desks for building users.
Schedule of Evidence Required
Req.
Design Stage
All
Design plan and elevation showing:
• All relevant building areas and room
depths
• Actual or notional workstations/desk
layout
• Window/open areas
Site plan showing:
• Building location and
external obstructions.
Post Construction Stage
proximity
Additional Information
Relevant definitions
Occupied space: refer to BREEAM issue Hea 1.
© BRE Global Ltd 2012
to
Assessor’s site inspection report
photographic evidence confirming:
• All relevant building areas comply.
and
OR
As built drawings or a formal letter form the
design team confirming:
• No changes have occurred since design
stage, therefore design stage evidence
demonstrates compliance post
construction.
BREEAM Europe Commercial 2009
Hea 3 Glare control
No. of credits
available
Ret
Off
Issue Title
Ind
67
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 3 - Glare Control
1
1
1
Aim
To reduce problems associated with glare in occupied areas through the provision of adequate controls.
Assessment Criteria
The following demonstrates compliance:
1. An occupant-controlled shading system on all windows, glazed doors and rooflights in all relevant
building areas.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
existing
buildings
Where the existing building falls within the scope of the assessment, then the
criteria extend to the relevant building areas and occupied spaces of the existing
building. If only the new extension is being assessed then the criteria apply to
the relevant areas of the new building.
Shell only
Compliance with this BREEAM issue can be demonstrated via one of the
following means in shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Fit Out Only
There are no additional or different criteria to those outlined above specific to fit
out-only assessments.
Buildings with
office space
<500m2 (Retail
& Industrial
only)
If the building being assessed contains office space that totals <500m2 then this
BREEAM issue does not need to be assessed as a standalone issue. The
criteria for this issue form a part of BREEAM issue Hea 14 ‘Office Space’. The
aim of Hea 14 is to recognise relevant Health & Wellbeing issues in buildings
with a small amount of office space, ensuring the issues are weighted relative to
the overall proportion of the building and users who utilise this type of space.
© BRE Global Ltd 2012
68
Hea 3 Glare control
Relevant
building areas
Workshops
BREEAM Europe Commercial 2009
Where the term ‘relevant building areas’ is referenced in this BREEAM issue it
refers to any areas of the building where there are, or will be,
workstations/benches, desks and/or close work will be undertaken or visual aids
used.
For workshops, to avoid unduly high maintenance due to dust/dirt, compliance
can be also be demonstrated in such areas by designing out glare through
measures such as brise-soleil, low eaves, bioclimatic design or blinds integral to
the window.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
Marked-up copy of the design plan(s)
confirming:
1. A description of the function of each of
the building spaces.
Assessor’s building/site inspection and
photographic evidence confirming:
2. Installation of compliant glare control
system.
A copy of the relevant specification clause(s),
window schedule or design plan confirming:
• Type of shading system(s) and control to
be installed.
Additional Information
Relevant definitions
Occupied space: A room or space within the assessed building that is likely to be occupied for 30
minutes or more by a building user and, with respect to this issue, where it would be desirable to limit
the potential for glare or provided a system of glare control.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 4 High frequency lighting
No. of credits
available
Ret
Off
Issue Title
Ind
69
Minimum Standards
P
G
VG
E
O
1
1
1
1
1
Hea 4 - High frequency lighting
1
1
1
Aim
To reduce the risk of health problems related to the flicker of fluorescent lighting.
Assessment Criteria
The following demonstrates compliance:
1. All fluorescent and compact fluorescent lamps are fitted with high frequency ballasts.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
Where the existing building falls within the scope of the assessment, then the
existing
criteria extend to the existing building. If only the new extension is being
buildings
assessed then the criteria apply to the new building only.
Shell Only
Compliance with this BREEAM issue can be demonstrated via one of the
following means in shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Fit Out Only
There are no additional or different criteria to those outlined above specific to fit
out-only assessments.
© BRE Global Ltd 2012
70
Hea 4 High frequency lighting
BREEAM Europe Commercial 2009
Schedule of Evidence Required
Req.
Design Stage
1
A copy of the specification clause or room
data sheets confirming:
• A compliant lighting strategy.
Post Construction Stage
Assessor’s building/site inspection and
photographic evidence confirming:
• Installation of high frequency ballasts.
OR
As-built drawings/specification confirming:
• No changes have occurred since
design stage assessment.
• Where changes have occurred, a
compliant lighting strategy is installed.
Additional Information
Relevant definitions
Occupied space: refer to BREEAM issue Hea 1.
High frequency ballast: High frequency ballasts increase the frequency of the power coming from the
grid (50Hz) to a frequency optimising the performance of fluorescent lamps, typically around 30kHz.
There are several advantages to running fluorescent lamps at higher frequencies. At 30kHz, the
frequency of re-ignition of a fluorescent lamp is too quick to be detected by the human eye, therefore
reducing visible flicker that some fluorescent lamps running on mains frequency fail to do. Additionally,
30kHz being above the audible range of the human ear, the buzzing noise coming out of low quality
main frequency ballasts is avoided. Finally, the luminous efficacy of fluorescent lamps increases with
frequency; it can be optimised by up to 10% when they are running at 30kHz compared to those
operating at 50Hz.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Hea 5 Internal and external lighting levels
Issue Title
Ind
71
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 5 - Internal and external lighting levels
1
1
1
Aim
To ensure lighting has been designed in line with best practice for visual performance and comfort.
Assessment Criteria
The following demonstrates compliance:
1. Internal and external lighting illuminance (lux) levels are specified in accordance with national best
practice lighting guides. Where the lighting strategy of the building design is based on a localised or
local lighting system, the task illuminance should be compliant with those levels and the average
‘ambient’ level at least one-third of this value or at the requirement of the non-task areas (whichever
is greater).
2. For areas where computer screens are regularly used, confirmation is required that the lighting has
been designed to limit the potential for glare in accordance with national best practice lighting
guides, in particular the UGR limits are met.
3. The uniformity of illuminance over any task area is equal to or greater than 0.7 and the uniformity of
the surrounding area should be at least 0.5.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
Where the existing building falls within the scope of the assessment, then the
existing
criteria extend to the existing building. If only the new extension is being
buildings
assessed then the criteria apply to the areas of the new building only.
© BRE Global Ltd 2012
72
Hea 5 Internal and external lighting levels
Shell Only
BREEAM Europe Commercial 2009
The assessment criteria apply to shell only areas of the building. For the
purposes of the BREEAM assessment it is permissible for the design team to
substitute the default design fit-out performance specification (as defined in local
building regulations) for the performance specifications confirmed within a Green
Lease Agreement. This rule applies only to those areas of the building that the
scope of the Green Lease covers. Tenanted areas not covered by the scope of
the Green Lease must assume the default design fit-out performance
specification as defined under local building regulations.
The use of a Green Building Guide for tenants fit out (as defined in the Scope
section 2.2) cannot be used to substitute the maximum design fit out
specification, for the purpose of assessing BREEAM issue Hea 5 Internal and
external lighting levels.
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Fit Out Only
Surrounding
area
No external
areas
Local or
national best
practice lighting
guides
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
There are no additional or different criteria to those outlined above specific to fit
out-only assessments.
The illuminance of the immediate surrounding areas must be related to the
illuminance of the task area, and should provide a well-balanced luminance
distribution in the field of view. Large spatial variations in illuminance around the
task area may lead to visual stress and discomfort. The immediate surrounding
area is taken to be a band with a width of at least 0.5 m.
Where no external light fittings are specified, the criteria relating to external
lighting do not apply and the credit can be awarded on the basis of compliance
with the internal lighting criteria.
Please refer to the country specific reference sheet to locate the appropriate best
practice lighting guidance in the country of assessment. Alternatively, please
demonstrate applicability as follows;
• The minimum requirements as set out in Checklist A10 are covered by
the proposed documents.
• The illuminance levels and UGR limits are equal to or more onerous
than those set in the European standard EN 12464-1 Light and lighting Lighting of workspaces, 2002 and EN 12464-2 Lighting of work places Part 2: Outdoor work places, 2007.
Where appropriate lighting guides do not exist for a country, the design team
should demonstrate compliance with the European standards mentioned above.
Schedule of Evidence Required
Req.
© BRE Global Ltd 2012
Design Stage
Post Construction Stage
BREEAM Europe Commercial 2009
All
A copy of the specification or relevant room
schedules confirming:
• The
internal/external
illuminance
levels
• UGR limits
• The uniformity of illuminance over task
areas and surrounding area.
• Where applicable, confirmation that the
minimum requirements as set out in
Checklist A10 are met and that
illuminance levels are equal to or more
onerous than those set in EN 12464.
Hea 5 Internal and external lighting levels
73
A formal written declaration from the design
team or main contractor confirming:
• Light fittings have been installed in
compliance with the lighting specification.
• No changes have occurred in the lighting
specification used to demonstrate design
stage compliance.
Where changes have occurred, a further
declaration is required confirming that the
revised lighting specification is in compliance
with the BREEAM criteria.
OR
A formal written declaration of conformity
from the relevant member of the design team
confirming:
• The maintained illuminance levels, UGR
limits and uniformity for internal/external
space are in compliance with the relevant
Standard.
Additional Information
Relevant definitions
Occupied space: Refer to BREEAM issue Hea 1.
Construction zone: For the purpose of this BREEAM issue the construction zone is defined as the site
which is being developed for the BREEAM-assessed building, and the external site areas that fall within
the scope of the new works.
.
© BRE Global Ltd 2012
74
Hea 6 Lighting zones and controls
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 6 - Lighting zones and controls
1
1
1
Aim
To ensure occupants have easy and accessible control over lighting within each relevant building area.
Assessment Criteria
The following demonstrates compliance:
1. Lighting is zoned to allow separate occupant control of the following areas (where applicable):
a. Office and circulation spaces
b. In office areas, zones of no more than four workplaces
c. Workstations adjacent to windows/atria and other building areas separately zoned and
controlled.
d. Seminar and lecture rooms: zoned for presentation and audience areas
e. Library spaces: separate zoning of stacks, reading and counter areas.
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
Shell Only
Fit Out Only
Buildings with
office space
<500m2 (Retail &
Industrial only)
Occupancy /
workstation
layout unknown
Small spaces
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
new building extensions to existing buildings.
In the case of speculative buildings, the control system must have the capacity
to be zoned, as required, once the final tenant is known and occupancy
patterns/layout are agreed.
There are no additional or different criteria to those outlined above specific to
fit out-only projects.
If the building being assessed contains office space that totals <500m2 then
this BREEAM issue does not need to be assessed as a standalone issue. The
criteria for this issue form a part of BREEAM issue Hea 14 ‘Office Space’. The
aim of Hea 14 is to recognise relevant Health & Wellbeing issues in buildings
with a small amount of office space, ensuring the issues are weighted relative
to the overall proportion of the building and users who utilise this type of
space.
Where occupancy/workstation layout is not known, lighting control can be
2
zoned on the basis of 40m grids i.e. an assumption of 1 person/workspace
2
per 10m .
2
Where the building consists entirely of small rooms/spaces (less than 40m )
which do not require any subdivision of lighting zones/control or meet the
criteria by default, then this credit may be awarded.
Schedule of Evidence Required
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 6 Lighting zones and controls
75
Req.
Design Stage
Post Construction Stage
All
Design plans for each floor of the building
highlighting:
• Space arrangement and room type
Assessor’s site inspection report, or as-built
drawings/specification confirming:
• No changes have occurred since design
stage; therefore, design stage evidence
can be used to demonstrate compliance
at post construction stage.
• Where changes have occurred since
design stage, the amended features still
comply with the design stage criteria.
AND
Specification or design plans confirming:
• Lighting zones
• Location and scope of user-controls.
Additional Information
Relevant definitions
Separate Occupant Control: Light switches/controls for a particular area/zone of the building that can
be accessed and operated by the individual(s) occupying that area/zone. Such controls will be located
within, or within the vicinity of, the zone/area they control.
© BRE Global Ltd 2012
76
Hea 7 Potential for natural ventilation
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 7 - Potential for Natural Ventilation
1
1
1
Aim
To recognise and encourage adequate cross flow of air in naturally ventilated buildings and flexibility in
air-conditioned/mechanically ventilated buildings for future conversion to a natural ventilation strategy.
Assessment Criteria
The following demonstrates compliance:
1. Office areas of the building are designed to be capable of providing fresh air entirely via a natural
ventilation strategy, demonstrated via EITHER of the following:
a. The openable window area in each office space is equivalent to 5% of the gross internal
floor area of that room/floor plate. For room/floor plates between 7m-15m depth, the
openable window area is on opposite sides and evenly distributed across the area to
promote adequate cross-ventilation. OR
b. The design demonstrates (by calculation, using ventilation design tool) that the natural
ventilation strategy provides adequate cross flow of air to maintain required thermal comfort
conditions and ventilation rates.
For a strategy which does not rely on openable windows, or which has office spaces with a plan
depth greater than 15m, the design must demonstrate (by calculation in accordance with
requirement 1b above) that the ventilation strategy can provide adequate cross flow of air to
maintain the required thermal comfort conditions and ventilation rates.
2. The strategy is capable of providing at least two levels of user-control on the supply of fresh air to
the office space with higher rates of ventilation achievable to remove short-term odours and/or
prevent summertime overheating.
This would typically be demonstrated by providing a large enough area of manually opening
windows or powered window actuators. Any opening mechanisms must be easily accessible and
provide adequate user-control over air flow rates to avoid draughts.
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
Shell Only
Fit Out Only
© BRE Global Ltd 2012
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Where the existing building falls within the scope of the assessment, then the
criteria extend to the existing building. If only the new extension is being
assessed then the criteria apply to the areas of the new building only.
There are no additional or different criteria to those outlined above specific to
shell-only projects.
There are no additional or different criteria to those outlined above specific to
fit out-only projects.
BREEAM Europe Commercial 2009
Buildings with
office space
<500m2 (Retail &
Industrial only)
Mechanically
ventilated/cooled
buildings
Openable window
area
Hea 7 Potential for natural ventilation
77
If the building being assessed contains office space that totals <500m2 then
this BREEAM issue does not need to be assessed as a standalone issue. The
criteria for this issue forms a part of BREEAM issue Hea 14 ‘Office Space’.
The aim of Hea 14 is to recognise relevant Health & Wellbeing issues in
buildings with a small amount of office space, ensuring the issues are
weighted relative to the overall proportion of the building and users who utilise
this type of space.
The aim of this BREEAM issue is to ensure that a building is capable of
providing fresh air using a natural ventilation strategy. As a result, buildings
that employ a mechanically ventilated/cooled strategy may still be able to
achieve the credit, provided they can demonstrate compliance with the above
criteria (for future adaptability).
The openable window area is defined as the geometric free ventilation area
created when a ventilation opening, e.g. window, is open to its normal
operational fully designed extent (i.e. this excludes open areas created when
reversible windows are opened for cleaning etc). It is not the glazed area of a
façade or the glazed area of the part of the window that is openable (unless it
opens fully).
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1-2
Design plans and elevations, specification or
calculations confirming:
• Ventilation strategy in each occupied
space
• The depth of the room
• Gross internal floor area of each
occupied space
• The type of window/ventilator and total
openable area *
• The location of openings
• The type and degree of user-control.
Assessor’s site inspection report and
photographic evidence confirming:
• The ventilation openings and controls
are installed in accordance with
compliant design stage evidence. *
AND (where relevant)
A copy of the results from the appropriate
software modelling tool demonstrating
compliance.
*Manufacturers’/suppliers’ literature may also
be used as evidence.
A formal letter from the design team or main
contractor confirming:
• No changes have occurred since design
stage.
Where changes have occurred since design
stage, ‘as-built’ drawings, specification and
calculations (as outlined under design stage
evidence) that re-confirms compliance.
* A random spot check of a selection of
occupied spaces is sufficient. The assessor
is not required to check each opening in all
spaces/rooms.
Additional Information
Relevant definitions
Ventilation design tools: any of the following design tools can be used to demonstrate compliance,
different tools being more suited to different stages in the development of the design:
• Envelope flow models
• Computational fluid dynamics (CFD)
• Combined thermal and ventilation models
• Physical scale models.
© BRE Global Ltd 2012
78
Hea 7 Potential for natural ventilation
BREEAM Europe Commercial 2009
Envelope flow models are the simplest tool and are recommended for the initial sizing of openings at
the chosen design conditions. The other tools provide more detailed information and are usually more
suited to later stages in the design.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 8 Indoor air quality
No. of credits
available
Ret
Off
Issue Title
Ind
79
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 8 - Indoor Air Quality
1
1
1
Aim
To reduce the risk to health associated with poor indoor air quality.
Assessment Criteria
The following demonstrates compliance:
1. Air-conditioned and mixed-mode buildings: Where the building’s air intakes and exhausts are
over 10m apart to minimise recirculation AND intakes are over 20m from sources of external
pollution.
2. Naturally-ventilated buildings: Where openable windows/ventilators are over 10m from sources
of external pollution.
3. In addition to the specific BREEAM criteria above, the building has been designed to provide fresh
air rates to dilute pollutants in accordance with national best practice guidelines
4. Areas of the building subject to large and unpredictable or variable occupancy patterns such as
shops and leisure buildings have CO2 or air quality sensors specified and:
a. In mechanically ventilated spaces, the sensor(s) are linked to the mechanical ventilation system
and provide demand-controlled ventilation to the space.
b. In naturally ventilated spaces, the sensors either have the ability to alert the building
owner/manager when CO2 levels exceed the recommended set point, or are linked to controls
with the ability to adjust the quantity of fresh air, i.e. automatic opening windows/roof vents.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to the
existing
assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only projects.
Fit Out only
There are no additional or different criteria to those outlined above specific to fit
out-only projects.
Scope of the
For industrial buildings the criteria apply only to the staff office areas and not the
assessment
operational area. If the building does not contain any office areas, the BREEAM
criteria –
assessor’s spreadsheet tool will filter this issue from the list of applicable credits.
industrial
buildings
© BRE Global Ltd 2012
80
Hea 8 Indoor air quality
Local or
national best
practice
ventilation
standards
Measuring the
distance
Sources of
external
pollution
Excluded
sources
Filters
Areas with a
large and
unpredictable
occupancy
BREEAM Europe Commercial 2009
Please refer to the country specific reference sheet to locate the appropriate best
practice ventilation guidance in the country of assessment.
Alternatively, compliance can be demonstrated as follows;
• The minimum requirements as set out in Checklist A10 are covered by the
proposed documents.
• Fresh air is provided in office areas in accordance with the medium indoor
air quality levels recommended in table A 11 of EN 13779 ie between 10
and15 litres per second per person and at a rate of at least 8 litres per
second per person in all other spaces.
Where appropriate ventilation standards do no exist for a country, the design
team should demonstrate compliance with the European Standard mentioned
above.
The distance requirement does not necessarily mean the plan distance, but the
three dimensional distance around and over objects; e.g. on plan the air intakes
may be less than 20m from a source of external pollution, but the intake may be
on the roof of a 10 storey building and therefore over 20m from the source of
pollution.
This includes the following:
• Highways and the main access roads on the assessed site.
• Car parks and delivery/vehicle waiting bays
• Other building exhausts, including from building services plant
industrial/agricultural processes
Service and access roads with restricted and infrequent access (for example
roads used only for waste collection) are unlikely to represent a significant
source of external pollution. These roads can therefore be excluded from the
criteria of this issue. This does not include vehicle pick-up/drop-off or waiting
bays.
It must be noted that filters fitted on the air supply are not considered by
BREEAM to provide adequate protection from sources of external pollution. As
such the distance criteria cannot be relaxed where filters are specified.
The following are examples of these types of spaces:
• Auditoria
• Gyms
• Retail stores/malls
• Cinemas
• Waiting rooms
Where the assessed building does not have any areas deemed to be large with
an unpredictable pattern of occupancy, the fourth BREEAM requirement does
not apply.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1&2
A marked-up proposed site plan highlighting:
• Locations of intakes, extracts, openable
windows, ventilators
• Any existing or proposed sources of
external pollution.
Assessor’s building/site inspection and as
built drawings confirming:
• Locations of intakes, extracts, openable
windows, ventilators
• Proximity of any sources of external
pollution to the above.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
3
4
Design team calculations and/or
performance specification criteria confirming:
• The fresh air rate set for each space
• That the fresh air rate can be met using
the chosen strategy
• The relevant standard(s) to which the
design is in accordance with.
Where applicable, confirmation that the
minimum requirements as set out in
Checklist A10 have been met and that the
fresh air rate is within the range specified in
table 11 of EN 13779.
A copy of the design plans for the internal
areas of the building.
A copy of the relevant clause(s) of the
specification confirming:
• Air quality monitoring sensors
• How these boost ventilation when set
points are triggered.
Hea 8 Indoor air quality
81
For a naturally ventilated building, a formal
letter of declaration from the design team or
main contractor confirming the building has
been built in accordance with a design
compliant with the BREEAM criteria.
For a mechanically ventilated building, the
commissioning
manager’s
performance
testing report confirming:
• The required fresh air rates are
achieved.
Assessor’s building/site inspection and as
built drawings confirming:
• Installation of air quality sensors.
• The sensors boost ventilation when set
points are triggered
Additional Information
Relevant definitions
Occupied space: Refer to BREEAM issue Hea 1.
© BRE Global Ltd 2012
82
Hea 8 Indoor air quality
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 9 - Volatile Organic Compounds
1
1
1
Aim
To recognise and encourage a healthy internal environment through the specification of internal finishes
and fittings with low emissions of volatile organic compounds (VOCs).
Assessment Criteria
The following demonstrates compliance:
1.
All decorative paints and varnishes have been tested against EN ISO 11890-2:2006 Paints and
varnishes. Determination of volatile organic compound (VOC) content. Gas-chromatographic
method and meet the phase II maximum VOC content limit values set in Annex II of Decorative
Paint Directive 2004/42/CE. All decorative paints and varnishes must also be fungal and algal
resistant.
2.
At least five out of the seven product categories listed in table 11 below (where specified) have
been tested against and meet the relevant standards outlined in the table below for Volatile
Organic Compound (VOC) emissions.
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue:
1.
Credit HEA 9 is awarded
2.
All product categories listed below (where specified) have been tested against and meet the
relevant standards outlined in the table below for Volatile Organic Compound (VOC) emissions.
Table 11 VOC criteria by product type
Product
Wood Panels
• Particleboard,
• Fibreboard including MDF,
• OSB,
• Cement-bonded particleboard
• Plywood
• Solid wood panel and acoustic
board
Timber Structures
• Glued laminated timber
Wood flooring
• e.g. parquet flooring
Resilient, textile and laminated Floor
coverings
© BRE Global Ltd 2012
European Standard
EN 13986:2002
Emission level required
Formaldehyde E1 (Testing req 1
– see below)
Verify that regulated wood
preservatives are absent and of
the minimum content.
EN 14080:2005
Formaldehyde E1 (Testing req 1)
EN 14342:2005
Formaldehyde E1(Testing req 1)
Verify that regulated wood
preservatives are absent and of
the minimum content.
Formaldehyde E1(Testing req 1)
Verify
that
regulated
EN 14041:2004
BREEAM Europe Commercial 2009
Hea 9 Volatile Organic Compounds
• Vinyl/linoleum
• Cork and rubber
• Carpet
• Laminated wood flooring
Suspended ceiling tiles
EN 13964:2004
Flooring adhesives
EN 13999-1:2007
Wall-coverings
• Finished wallpapers
• Wall vinyl’s and plastic wallcoverings
• Wallpapers for subsequent
decoration.
• Heavy duty wall-coverings
• Textile wall-coverings
EN 233:1999
EN 234:1989
EN 259:2001
EN 266:1992
83
preservatives are absent and of
the minimum content.
Formaldehyde E1 (Testing req 1)
No asbestos.
Verify that carcinogenic or
sensitising volatile substances are
absent (Testing req. 2-4).
Formaldehyde (testing req. 5) and
Vinyl chloride monomer (VCM)
(testing req. 5) release should be
low and within the EN standard
for the material.
Verify that the migration of heavy
metals(5)
and
other
toxic
substances are within the EN
standard for the material.
Testing requirement:
1. EN 717-1:2004
2. EN 13999-2:2007 - Volatile Organic Compounds (VOCs)
3. EN 13999-3:2007 - Volatile aldehydes
4. EN 13999-4:2007 - Volatile diisocyanates
5. EN 12149:1997
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Compliance with this BREEAM issue can be demonstrated via one of the
following means in shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Fit Out only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Furnishings
The scope of this BREEAM issue does not extend to furnishings e.g.
desks/shelving, it focuses on the key internal finishes and fittings integral to the
building.
© BRE Global Ltd 2012
84
Hea 8 Indoor air quality
Relevant
standards
BREEAM Europe Commercial 2009
All standards outlined in the table above are standards recognised across
Europe for VOCs content. These are the only standards that will be accepted
by BREEAM Europe for the purposes of assessing this issue – these cannot
be substituted by local standards.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1&2
A copy of the relevant specification clause
confirming:
• The VOC content of the relevant
specified product types will comply with
the standards specified above.
For each relevant product, a formal letter
from or copies of the manufacturer’s
literature confirming:
• The standard(s) against which the
product is tested
• The VOC emissions achieved
• The VOC emissions meet the required
level.
Additional Information
Relevant definitions
None.
Volatile Organic Compounds
VOCs are emitted by a wide array of products numbering in the thousands. Examples include: paints
and lacquers, paint strippers, cleaning supplies, pesticides, building materials and furnishings, glues
and adhesives, Urea-formaldehyde foam insulation (UFFI), pressed wood products (hardwood plywood
wall panelling, particleboard, fibreboard) and furniture made with these pressed wood products.
‘No’ or ‘low’ VOC paints are available from most standard mainstream paint manufacturers. There ‘ecofriendly’ paints are made from organic plant sources and also powdered milk-based products. The
emissions of VOCs from paints and varnishes are regulated by the Directive 2004/42/CE, implemented
in the UK by the Volatile Organic Compounds in Paints, Varnishes and Vehicle Refinishing Products
Regulation 2005. Products containing high organic solvent content should also be avoided (EU VOC
Solvent Directive 1999/13/EC).
Wood products that contain phenol-formaldehyde (PF) generally emit formaldehyde at considerably
lower rates than those containing urea-formaldehyde (UF). Although formaldehyde is present in both
types of resins, pressed woods that contain PF would be preferable to those containing UF resin.
Exposure risk assessment of any possible release of chemicals from manufactured products and their
possible impact on health and the environment generally, is an important requirement of European
regulations. The possible impact of a building product on indoor air quality is included in the European
Construction Products Directive, 89/106/EEC. The amended Directive, 93/68/EEC provided the criteria
for CE Marking of products.
Products to be fitted in buildings should not contain any substances regulated by the Dangerous
Substances Directive 2004/42/CE, which could cause harm to people by inhalation or contact. Materials
containing heavy metals (e.g. antimony, barium, cadmium, lead and mercury) and other toxic elements
(e.g. arsenic, chromium and selenium) or regulated biocides (e.g. pentachlorophenol) should be
avoided.
Various labelling schemes identify products that have been tested and shown to be low emitting and
these have been summarised in BRE Digest 4642.
Dangerous substances are defined in the Dangerous Substances Directive (67/548/EEC)
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 10 Thermal comfort
No. of credits
available
Ret
Off
Issue Title
Ind
85
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 10 - Thermal Comfort
2
2
2
Aim
To ensure, with the use of design tools, that appropriate thermal comfort levels are achieved.
Assessment Criteria
The following demonstrates compliance:
One credit
1. An analytical measurement and evaluation of the thermal comfort levels of the building has been
carried out using the PMV (predicted mean vote) and PPD (predicted percentage of dissatisfied)
indices in accordance with EN ISO 7730:2005 Ergonomics of the thermal environment – analytical
determination and interpretation of thermal comfort using calculation of the PMV and PPD indices
and local thermal comfort criteria.
2. Local thermal comfort criteria have been used to determine the level of thermal comfort in the
building; in particular internal winter and summer temperature ranges will be in line with the
recommended comfort criteria within EN ISO 7730; 2005 with no areas falling within the levels
defined as representing local dissatisfaction.
3. Thermal comfort levels in occupied spaces meet the Category B requirements set out in Annex A of
EN ISO 7730.
Two credits
1. Thermal modelling has been carried out aimed at optimising thermal comfort.
2. The modelling is used to guide the following design decisions (that influence thermal comfort
levels);
a. Basic building form and orientation
b. Internal layout
c. Exploiting the effect of trees and building overshading on solar heat gain and shielding effects
on transmission losses
d. Balancing the maximisation of daylight for reduced lighting energy use against increased
cooling loads and thermal comfort levels
e. Checking for overheating risk.
3.
Thermal comfort levels in occupied spaces meet the requirements local thermal comfort criteria; in
particular internal winter and summer temperature ranges will be in line with the recommended
comfort criteria.
4. The software used to carry out the simulation at the detailed design stage must provide full dynamic
thermal analysis. For smaller and more basic building designs an alternative less complex means of
analysis may be appropriate (further guidance can be found in CIBSE AM11 “Building energy and
environmental modelling” [3]).
Note: those two credits are independent from the first one being achieved.
© BRE Global Ltd 2012
86
Hea 10 Thermal comfort
Compliance Notes
New Build
Refurbishment
BREEAM Europe Commercial 2009
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
existing buildings
Where the existing building falls within the scope of the assessment, then the
criteria extend to all occupied spaces of the new and existing building. If only
the new extension is being assessed then the criteria apply to the occupied
areas of the new building.
Shell Only
Thermal modelling completed on the basis of a notional layout will be
acceptable. Alternatively, compliance with this BREEAM issue can be
demonstrated via one of the following means in shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
the assessment of fit out-only projects.
Local or national
thermal comfort
criteria
Please refer to the country specific reference sheet to locate the appropriate
best practice thermal comfort guidance in the country of assessment.
Buildings with
office space
<500m2
(Industrial & retail
only)
Allocation of
credits
Buildings with
airconditioning
Where appropriate thermal comfort criteria do no exist for a country, the design
team should demonstrate compliance with Annex A of EN 15251:2007.
If the building being assessed contains office space that totals <500m2 then
this BREEAM issue does not need to be assessed as a standalone issue. The
criteria for this issue form a part of BREEAM issue Hea 14 ‘Office Space’. The
aim of Hea 14 is to recognise relevant Health & Wellbeing issues in buildings
with a small amount of office space, ensuring the issues are weighted relative
to the overall proportion of the building and users who utilise this type of
space.
The maximum number of credits can only be awarded where a detailed
thermal analysis is carried out at early design stage in order to take the
thermal comfort issue into account within the design. This is the second option
set out above. Where the first option has been followed to check that
adequate thermal comfort levels have been designed for the building it is only
possible to award one credit.
For the second credit to be awarded, modelling is required in any case even
for new air-conditioned buildings which are likely to be designed to achieve
thermal comfort levels. This is to ensure that the building has been designed to
minimise the demands on the system before the cooling system is specified.
Schedule of Evidence Required
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Req.
Design Stage
Hea 10 Thermal comfort
87
Post Construction Stage
One credit
All
A copy of the report confirming:
• A thermal comfort analysis has been
undertaken in accordance with EN ISO
7730:2005
• Thermal comfort criteria used to carry out
the assessment
OR
A copy of the relevant specification clause
confirming:
• A thermal comfort assessment will be
undertaken.
• The requirements for thermal comfort
analysis.
Formal written confirmation from the design
team confirming:
• No changes have occurred since
design stage thermal comfort
assessment was carried out, therefore
design stage evidence demonstrates
compliance at the post construction
stage.
Where changes have occurred, an updated
copy of the results from the modelling
demonstrating the internal temperatures in
compliance with the relevant standards.
A copy of the results from the modelling
demonstrating thermal comfort levels in
compliance with Annex A of EN ISO
7730:2005.
Two credits
All
A copy of the report confirming:
• A thermal comfort modelling has been
undertaken
• Indicative examples of how the modelling
has been used in the design
• The name of the thermal comfort
modelling software used
Formal written confirmation from the design
team confirming:
No changes have occurred since design
stage thermal comfort assessment was
carried out, therefore design stage
evidence demonstrates compliance at
the post construction stage.
OR
Where changes have occurred, an updated
copy of the results from the modelling
demonstrating the internal temperatures in
compliance with the relevant standards.
.
A copy of the relevant specification clause
confirming:
• A thermal comfort modelling will be
undertaken and influence the design.
• The requirements for thermal comfort
analysis.
A copy of the results from the modelling
demonstrating thermal comfort levels in
compliance with Annex A of EN 15251:2007
Additional Information
Relevant definitions
Occupied space: For the purpose of this BREEAM issue an occupied space is a room or space within
the assessed building that is likely to be occupied for 30 minutes or more by a building user. The
definition excludes the following:
a. Atria/concourses
b. Entrance halls/reception areas
c. Ancillary space e.g. circulation areas, storerooms and plantrooms
© BRE Global Ltd 2012
88
Hea 10 Thermal comfort
BREEAM Europe Commercial 2009
Predicted Mean Vote: the PMV is an index that predicts the mean value of the votes of a large group
of persons on the 7-point thermal sensation scale based on the heat balance of the human body.
Thermal balance is obtained when the internal heat production in the body is equal to the loss of heat to
the environment.
Table 12 Seven-point thermal sensation scale
+3
Hot
+2
Warm
+1
Slightly warm
0
Neutral
-1
Slightly cool
-2
Cool
-3
Cold
Predicted Percentage Dissatisfied: the PPD is an index that establishes a quantitative prediction of
the percentage of thermally dissatisfied people who feel too cool or too warm; for the purposes of EN
ISO 7730, thermally dissatisfied people are those who will vote hot, warm, cool or cold.
Thermal Dynamic Analysis: Thermal comfort analysis tools can be subdivided into a number of
methods of increasing complexity. The most complex of these and the one that provides greatest
confidence in results is the full dynamic model. This type of model enables annual heating/cooling
loads, overheating risks and control strategies to be assessed.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 11 Thermal zoning
No. of credits
available
Ret
Off
Issue Title
Ind
89
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 11 - Thermal Zoning
1
1
1
Aim
To recognise and encourage the provision of user controls which allow independent adjustment of
heating/cooling systems within the building.
Assessment Criteria
The following demonstrates compliance:
1. The heating/cooling system is designed to allow occupant control of zoned areas within all occupied
spaces in the building.
2. The zoning allows separate occupant control (within the occupied space) of each perimeter area
(i.e. within 7m of each external wall) and the central zone (i.e. over 7m from the external walls).
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
existing
buildings
Where the existing building falls within the scope of the assessment, then the
criteria extend to the occupied spaces of the existing building. If only the new
extension is being assessed then the criteria apply to the relevant spaces of the
new building.
Compliance with this BREEAM issue can be demonstrated via one of the
following means in shell only buildings/areas:
Shell Only
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Fit Out only
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
There are no additional or different criteria to those outlined above specific to fit
out-only projects.
© BRE Global Ltd 2012
90
Hea 11 Thermal zoning
Buildings with
office space
<500m2 (Retail
& Industrial
only)
Long lag
systems
BREEAM Europe Commercial 2009
Where the building being assessed contains office space that totals <500m2
then this BREEAM issue does not need to be assessed as a standalone credit.
The requirements form a part of BREEAM issue Hea 14 ‘Office Space’. The aim
of Hea 14 is to recognise relevant Health & Wellbeing issues in buildings with a
small amount of office space, ensuring the issues are weighted relative to the
overall proportion of the building and users who utilise this type of space.
Where long-lag systems are specified, the criteria can be met where they are
designed to service the base load only and a responsive secondary heating
system and controls are provided, zoned in compliance with the above criteria.
Distance
requirement
The distance requirement is approximate; however, the assessor must use
sound judgement considering fully the aims of this issue, before accepting
solutions that do not strictly meet the above criteria.
Controls for wet
heating systems
Adequate TRVs (thermostatic radiator valves) placed in zones around the
building perimeter, and the provision of local occupant controls to internal areas,
such as fan coil units, would satisfy the criteria for this BREEAM issue.
No office space
(retail and
industrial only)
Where the assessed building contains no office space and only an operational
area, this BREEAM issue will be filtered from the list of applicable BREEAM
issues by the BREEAM assessor’s spreadsheet tool.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1&2
A copy of the relevant clauses of
specification
and/or
marked-up
M&E
drawings confirming:
• Scope of the heating/cooling system
• The type of user controls for the above
systems
• The scope of the controls i.e. control
zone.
Assessor’s building/site inspection and
photographic evidence confirming:
• Installation of user controls in each
occupied space.*
*For large buildings it would not be expected
that the assessor check every individual
occupied space, but a random selection of
spaces that confirm compliance.
Additional Information
Relevant definitions
Long-lag systems: These low temperature systems use the thermal mass of the building to provide a
consistent supply of heat to the space during the occupied period. As the mass of the building is used
to regulate and supply the heat, the temperature in the space lags behind any change required by the
occupants via the systems controls. An example of a long-lag system is under-floor heating.
Separate Occupant Control: Heating/cooling controls for a particular area/zone of the building that
can be accessed and operated by the individual(s) occupying that area/zone. Such controls will be
located within, or within the vicinity of, the zone/area they control.
Occupied space: For the purpose of this BREEAM issue an occupied space is a room or space within
the assessed building that is likely to be occupied for 30 minutes or more by a building user. The
definition excludes areas where building users would not expect, or be expected, to control temperature
in the space, including the following:
a. Atria/association space
b. Entrance halls/reception areas
c. Circulation areas
d. Storerooms
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 12 Microbial contamination
No. of credits
available
Ret
Off
Issue Title
Ind
91
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 12 - Microbial Contamination
1
1
1
Aim
To ensure the building services are designed to reduce the risk of legionellosis in operation.
Assessment Criteria
The following demonstrates compliance:
1. All water systems in the building are designed in compliance with the measures outlined in the
relevant national health and safety best practice guides
2. Where no humidification is specified or only steam humidification is provided.
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
If the extended and existing building share the same water systems, then
these systems must be assessed against the criteria regardless of whether the
existing building forms a part of the assessment or not. If the extension is
served by independent systems, only these need be assessed against the
Assessment Criteria. If it is the intention that building users of the extended
building will use water systems in the existing building, then it must be
confirmed that the existing systems comply with the criteria.
Compliance with this BREEAM issue can be demonstrated via one of the
following means in shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Fit Out Only
Assessor’s
responsibility
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Any and all existing and new water systems in the fitted-out building/unit must
comply with the BREEAM criteria. In some instances responsibility for water
systems may lie with a landlord and not the tenant; in such cases confirmation
will be required from the landlord, or their representative, confirming that the
water system comply with ACoP.
The BREEAM assessor is not required to confirm that the design is compliant
with the relevant standard; this is the responsibility of the design team. The
assessor is simply required to record, for the purposes of validation, whether
© BRE Global Ltd 2012
92
Hea 12 Microbial contamination
BREEAM Europe Commercial 2009
or not the design team confirms compliance.
National health
and safety best
practice guides
Please refer to the country specific reference sheet to find the appropriate
health and safety best practice guides in the country of assessment.
Where health and safety best practice guides are not outlined in the country
specific reference sheet or where the design team wishes to use an alternative
reference document, please use Checklist A10 to determine its acceptability.
Where no appropriate reference document exists for a country, the design
team should demonstrate compliance using the UK alternative.
Schedule of Evidence Required
Req.
1&2
Design Stage
Post Construction Stage
A copy of the relevant specification clause(s)
confirming:
• All types of water system in the building
and on the assessed site.
• The standards to which all water
systems in the building will be designed.
For all water systems in the building, a formal
letter of declaration from the design team,
main contractor or installer of the relevant
systems confirming:
• The design and installed systems comply
with the relevant standard.
• If relevant, any existing water systems
comply with the relevant standard.
Where applicable, a copy of Checklist A10.
Where design responsibility is to be passed
on to the contractor/installer, a copy of the
relevant specification clause(s) stating:
• The
requirements
on
the
contractor/installer with regards to
minimising the risk of Legionnaires
disease from the specified water
systems.
Additional Information
Relevant definitions
Water systems: For the purpose of this issue, this refers to:
• Cooling towers
• Evaporative condenser
• Domestic hot and cold water systems
• Other plant and systems containing water which is likely to exceed 20°C and which may release a
spray or aerosol during operation or when being maintained, for example:
o humidifiers and air washers
o spa baths and pools
o car/bus washes
o wet scrubbers
o Indoor fountains and water features.
Legionnaires disease: The HSE describes Legionnaires disease as a type of pneumonia caused by
the bacterium Legionella pneumophilia. People catch Legionnaires' disease by inhaling small droplets
of water suspended in the air, which contain the bacteria.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 12 Microbial contamination
93
Humidification Units
Humidification options fall into two broad groups; the first group relies on a heated air stream
evaporating water vapour either from a pond or stream of water. This includes so-called ‘trickle-down’
systems. These are dependent on sterilisation technologies such as UV, ultrasonic etc, to ensure that
the water vapour is not contaminated. Whilst these systems are effective when working properly, any
partial failure will allow untreated water into a warmed air stream. Where this occurs, the health-related
consequences are likely to be significant.
The second group relies on failsafe systems that minimise risk if the plant fails. The only option in this
group is steam humidification. This process sterilises the water vapour and ensures that untreated
water cannot enter the air stream when no steam is being produced.
© BRE Global Ltd 2012
94
Hea 13 Acoustic performance
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 13 - Acoustic Performance
1
1
1
Aim
To ensure the acoustic performance of the building meets the appropriate standards for its purpose.
Assessment Criteria
The following demonstrates compliance:
1.
Indoor ambient noise levels in unoccupied staff/office areas comply with the following:
a. ≤ 40dB LAeq,T in single occupancy offices
b. 40-50dB LAeq,T in multiple occupancy offices
c. ≤ 40 dB LAeq,T general spaces (staffrooms, restrooms)
d. ≤ 35 dB LAeq,T in spaces designed for speech e.g. seminar/lecture rooms
e. ≤ 50 dB LAeq,T in informal café/canteen areas
2. Fully fitted buildings only: The sound insulation between acoustically sensitive rooms and other
occupied spaces complies with section 7.6.3.1 of BS82333, as follows:
a. Dw + LAeq,T > 75
• Dw is the weighted sound level difference between the two spaces
• LAeq,T is the design (or measured) indoor ambient noise level in the space adjacent to
the acoustically sensitive room.
The source and receive room sound pressure levels from which Dw is derived must be measured in
accordance with EN ISO 140-4:1998. Measurements must be based on finished rooms, accounting
for any carpets and acoustically absorbent ceilings specified. The measurements can be conducted
in either furnished or unfurnished rooms.
3.
Pre-completion acoustic testing is carried out by a suitably qualified acoustician to ensure that all
relevant spaces (as built) achieve the performance standards required, and any required remedial
works in spaces that do not meet the standards are completed prior to handover and occupation.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
existing
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
assessments of extensions to existing buildings.
Where it is not possible to define the type of office space due to the speculative
nature of the development, it must be assumed that it will be open plan with an
occupancy rate of 1 person per 10m2.
For assessments of buildings that are not fully fitted, compliance with this
BREEAM issue within shell-only areas may be demonstrated via one of the
following means:
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
•
•
•
Hea 13 Acoustic performance
95
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s requiring compliance with the criteria (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs demonstrating how to
achieve the standards and the benefits of doing so (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration to ensure compliance with the
criteria (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated within
shell-only areas, the credit must be withheld regardless of compliance in fitted
out areas (option 4).
Fit Out Only
Buildings with
office
space
<500m2 (Retail
&
Industrial
only)
Acoustically
sensitive areas
Unoccupied
spaces
Measurement
procedures
Factory noise
Privacy
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for detailed description of
the above options.
Fit out-only assessments of buildings with acoustically sensitive spaces must be
assessed against the sound insulation criteria for this BREEAM issue.
If the building being assessed contains office space that totals <500m2 then this
BREEAM issue does not need to be assessed as a standalone credit. The
requirements form a part of BREEAM issue Hea 14 ‘Office Space’. The aim of
Hea 14 is to recognise relevant Health & Wellbeing issues in buildings with a
small amount of office space, ensuring the issues are weighted relative to the
overall proportion of the building and users who utilise this type of space.
Where the term ‘acoustically sensitive rooms’ is referenced in this BREEAM
issue, it refers to the following types of space/rooms (where specified) where
privacy, and therefore appropriate sound insulation levels, are deemed
important:
• Cellular offices and meeting rooms
• Any other room/space the design team or client deems to be acoustically
sensitive.
Where the term ‘unoccupied space’ is referenced in this BREEAM issue, it refers
to the nature of the space for the purpose of carrying acoustic calculations or
measurements i.e. such measurements must be carried when the space is
unoccupied and therefore devoid of sources of noise. Care should be taken to
avoid confusing this term with the definition “occupied space” (see relevant
definitions) as they have two different meanings within the context of this
BREEAM issue.
The Additional Information section outlines the criteria for carrying out
measurements and calculations to demonstrate compliance with this BREEAM
issue. The appointed acoustician must confirm that the acoustic performance
has been measured/calculated in accordance with these procedures. Where the
acoustician has felt it necessary to deviate from these procedures, they must
give justifiable reasons why they have done so.
Where there is a known source of noise within the operational area of the
building e.g. installed machinery/plant, such noises must be factored in to any
calculations or measurements of indoor ambient noise levels.
Where ranges of noise levels are specified where privacy is not deemed by the
final occupier to be an issue, it is acceptable to disregard the lower limit of the
range and consider the noise levels to be lower or equal to the upper limit of the
range.
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Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1-2
A copy of the design plan for each level of
the building with each room/area clearly
labelled.
Copies of acoustic field test report/results
confirming:
• The required performance levels have
been achieved for each room/area of the
completed building.
• Where
relevant,
any
remedial
work/actions required to meet the
performance standards.
A copy of the specification clause or
acousticians calculations confirming:
• Indoor ambient noise levels in each
relevant room/area.
• If relevant, sound insulation levels
between each acoustically sensitive
room and adjacent occupied areas.
• The
standards
to
which
calculations/measurements
have
complied, or are required to comply
with.
3
A copy of the specification clause or a
formal letter from the project team
confirming:
• A
programme of
pre-completion
acoustic testing by a suitably qualified
acoustician will be commissioned.
• Where rooms/areas do not comply with
the
required
levels,
appropriate
remedial works will be actioned and
completed.
Evidence, such as a formal letter from the
acoustician or their test report confirming that
they meet BREEAM’s definition of a suitably
qualified acoustician.
A letter from the design team or main
contractor confirming:
Any and all required remedial works have
been carried out in accordance with the
acoustician’s recommendations.
Additional Information
Relevant definitions
Suitably qualified acoustician: an individual achieving all the following items can be considered to be
“suitably qualified” for the purposes of a BREEAM assessment:
•
Holds a degree, PhD or equivalent qualification in acoustics/sound testing.
•
Has a minimum of three years relevant experience (within the last five years). Such experience
must clearly demonstrate a practical understanding of factors affecting acoustics in relation to
construction and the built environment; including, acting in an advisory capacity to provide
recommendations for suitable acoustic performance levels and mitigation measures.
Where a suitably qualified acoustician is verifying the acoustic measurements/calculations carried out
by another acoustician who does not meet the SQE requirements, they must, as a minimum, have
read and reviewed the report and confirm in writing that they have found it to:
• represent sound industry practice
• be appropriate given the building assessed and scope of works proposed
• avoid invalid, biased and exaggerated recommendations.
Additionally, written confirmation from the third party verifier that they comply with the definition of a
Suitably Qualified Acoustician is required.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Hea 13 Acoustic performance
97
Single occupancy offices: cellular office space designed to accommodate one or two desk
spaces/workstations (typically no greater than 10m2).
Multiple occupancy offices: Office space that is not cellular in nature i.e. it is open-planned, and
designed to accommodate more than two desk spaces/workstations.
Occupied space: For the purpose of this BREEAM issue an occupied space is a room or space within
the assessed building that is likely to be occupied for 30 minutes or more by a building user (see also
description of ‘unoccupied space’ in the Compliance Notes table above).
Measurement/calculation procedures
The following procedures must be followed by the acoustician when measuring or calculating the levels
required to demonstrate compliance with this BREEAM issue (see also compliance note above on
measurement procedures):
•
•
•
•
•
•
•
•
Noise from both internal sources (e.g. mechanical ventilation systems, plant noise) and external
sources (e.g. traffic noise transmitted via the building façade) should be included, and, where
windows are openable as part of the ventilation strategy, these should be assumed to be open for
the purposes of calculations and open for measurements.
Noise from occupants and office equipment (e.g. computers) should not be included in the
measurements.
Measurements should be made in at least four rooms in which noise levels can be expected to be
greatest either because they are on the noisiest façade or because they are on a naturally
ventilated façade.
Where different ventilation strategies are used, measurements should be conducted in rooms
utilising each strategy. Otherwise, measurements should be made in rooms on the noisiest façade.
T in LAeq,T is taken as the duration of the normal working day (typically 8 hours between 09.00 and
17.00).
Measurements need not be made over a period of 8 hours if a shorter measurement period can be
used. In this case, measurements should be made when external noise levels are representative of
normal conditions throughout the day.
Measurement periods shorter than 5 minutes should not be used.
Measurements should be taken in a minimum of 3 locations in rooms at a height of 1.2 m above the
floor level and at least 1 m away from any surface.
For music rooms it may be possible to aid compliance with the above requirements by
positioning and orientating such rooms away from more noise-sensitive areas such as
libraries and classrooms.
NR curves
Noise assessments based on NR curves are often used by building services consultants to predict
internal noise levels due to mechanical ventilation systems. However, the BREEAM requirement uses
the indoor ambient noise level, LAeq,T which includes external noise transmitted via the façade as well as
internal noise such as that from mechanical ventilation systems. In the absence of strong low frequency
noise, LAeq,T can be estimated from the NR value using the following formula: LAeq,T ≈ NR + 6 dB.
Therefore, if the NR value is known, but not the sound pressure levels in the individual frequency
bands, an estimate for the indoor ambient noise level LAeq,T can still be determined from the NR value
for the building services noise. The LAeq,T for the external noise transmitted via the façade must then be
combined with the LAeq,T for the building services.
© BRE Global Ltd 2012
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Hea 14 Office space
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Hea 14 - Office Space
2
-
2
Aim
To recognise steps taken to provide a good working environment in smaller office areas within the
development.
Assessment Criteria
The following demonstrates compliance:
First credit
1. For retail developments, three of the following measures must be achieved for at least 80% of the
development’s office space floor area:
a. View out: in accordance with the requirements of BREEAM issue Hea 2
b. Glare control: in accordance with the requirements of BREEAM issue Hea 3
c. Lighting controls & zones: in accordance with the requirements of BREEAM issue Hea 6
d. Potential for natural ventilation: in accordance with the requirements of BREEAM issue
Hea 7
e. Thermal zoning: in accordance with the requirements of BREEAM issue Hea 11
f. Acoustic Performance: in accordance with the requirements of BREEAM issue Hea 13.
2. For industrial developments, three of the following measures must be achieved for at least 80% of
the development’s office space floor area:
a. View out: in accordance with the requirements for office space in BREEAM issue Hea 2
b. Glare control: in accordance with the requirements of BREEAM issue Hea 3
c. Lighting controls & zones: in accordance with the requirements of BREEAM issue Hea 6
d. Potential for natural ventilation: in accordance with the requirements of BREEAM issue
Hea 7
e. Indoor air quality: in accordance with the requirements of BREEAM issue Hea 8
f. Thermal zoning: in accordance with the requirements of BREEAM issue Hea 11
g. Acoustic Performance: in accordance with the requirements of BREEAM issue Hea 13.
Second credit
1. For retail developments, four of the six measures listed above must be achieved for at least 80% of
the development’s office space floor area.
2. For industrial developments, five of the seven measures listed above must be achieved for at least
80% of the development’s office space floor area.
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue.
1. An exemplary credit can be awarded where all the measures detailed above have been achieved
for at least 80% of the development’s office space floor area.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Compliance notes
New Build
Refurbishment
Extensions
to
existing buildings
Shell Only
Fit Out Only
Buildings
office
>500m2
with
space
No office space
80% requirements
Hea 14 Office space
99
For guidance please refer to the compliance notes in each BREEAM issue for
each individual Health & Wellbeing issue listed above.
For guidance please refer to the compliance notes in each BREEAM issue for
each individual Health & Wellbeing issue listed above.
For guidance please refer to the compliance notes in each BREEAM issue for
each individual Health & Wellbeing issue listed above.
For guidance please refer to the compliance notes in each BREEAM issue for
each individual Health & Wellbeing issue listed above.
For guidance please refer to the compliance notes in each BREEAM issue for
each individual Health & Wellbeing issue listed above.
If the building being assessed contains office space that totals >500m2, then
this BREEAM issue does not need to be assessed. In such cases the relevant
Health & Wellbeing issues (listed above) must be assessed separately.
The aim of Hea 14 is to recognise relevant Health & Wellbeing issues in
buildings with a small amount of office space, ensuring the issues are weighted
relative to the overall proportion of the building and users who utilise this type
of space.
If the building does not contain any office areas this issue will not need to be
assessed and the BREEAM assessor’s spreadsheet tool will filter it from the
list of applicable issues.
The 80% rule is set to provide some flexibility in collectively assessing each of
the individual issues. In applying the 80% rule it must be the same 80% (or
greater) of floor area that complies with each issue; it is not acceptable to ‘pick
and mix’ the 80% of office area that complies with each issue in order to justify
awarding a credit.
Schedule of Evidence Required
Req.
All
Design Stage
For each individual measure, the
described in the ‘Schedule of
required’ section of the individual
issue relating to that measure
provided.
Post Construction Stage
evidence
evidence
BREEAM
must be
For each individual measure, the
described in the ‘Schedule of
required’ section of the individual
issue relating to that measure
provided.
evidence
evidence
BREEAM
must be
Additional Information
Relevant definitions
Refer to the definitions section of each relevant BREEAM issue.
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6.0 Energy
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
6
10
Ene 1 - Energy Efficiency
15
15
15
Aim
To recognise and encourage buildings that are designed to minimise their operational energy
consumption.
Assessment Criteria
The following demonstrates compliance:
OPTION 1 – Determination of the energy performance of the building using the National
Calculation Methodology
1. Where there is a National Calculation Methodology in place in the country of assessment, the
number of credits achieved is based on the percentage improvement in the assessed designs’
predicted Building Energy Performance Index (BEPI) over the Current Standards Building Energy
Performance Index (CSBEPI), as defined for the local Energy Performance Certificate.
2. The building has been modelled using a software compliant with the National Calculation
Methodology (NCM) and an energy rating and certificate produced by a suitably qualified energy
modelling engineer and/or accredited expert.
3. The percentage improvement is used to allocate the number of credits, as illustrated in the table
below;
© BRE Global Ltd 2012
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Ene 1 Energy efficiency
101
Table 13 Percentage improvement over the requirements of local Building Regulations
BREEAM Credits
New buildings
Refurbishments
1
1%
-50%
2
3%
-32%
3
5%
-20%
4
7%
-9%
5
11%
0%
6
15%
8%
7
19%
15%
8
25%
21%
9
31%
28%
10
37%
36%
11
45%
45%
12
55%
55%
13
70%
70%
14
85%
85%
15
100%
100%
Exemplar credit 1
Carbon neutral building
Exemplar credit 2
True zero carbon building
For buildings that are part new-build part refurbishment refer to Compliance Notes.
Example:
Calculate the percentage improvement of the actual Building Energy Performance Index (BEPI)
over the Current Standards Building Energy Performance Index (CSBEPI):
Current Standards Building Energy Performance Index (CSBEPI)
= 66 kWh/m2
Actual Building Energy Performance Index (BEPI)
= 53 kWh/m2
Improvement as percentage
CSBEPI − BEPI
× 100 = improvement %
CSBEPI
=
66 − 53
× 100 = 19.7 %
66
Therefore 19.7 % improvement = 7 Credits
OPTION 2 – Determination of the energy performance of the building using a Dynamic
Simulation Modelling tool
1. Where there is no operational National Calculation Methodology in the country of assessment, the
predicted energy performance can be calculated from the design information using a recognised
energy Dynamic Simulation Modelling (DSM) software. Please refer to the compliance notes table
for a definition and examples of compliant tools.
2. The number of credits achieved is based on the predicted energy performance from the assessed
building (BEPI) compared to the Current Standards Building Energy Performance Index. The
Current Standards Building will be generated using local building regulations, or where these are
not defined using Appendix G of ASHRAE Energy Standard 90.1-2007[2].
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3. The individual carrying out the modelling is a suitably qualified energy modelling engineer and is
responsible for making sure that the data entered in the energy modelling is appropriate.
4. The same rating scale and percentage improvement as outlined in Option 1 must be used to award
the credits.
OPTION 3 – Energy Design Features
1. Where there is no operational National Energy Calculation Methodology in the country of
assessment, the assessor can use Checklist A7 to determine the number of credits available.
Historic Buildings only
In addition to the above an additional 2 credits may be awarded (up to a maximum of 15 for options 1
and 2 and a maximum of 10 for option 3) for carrying out the following:
1. A specialist study has been undertaken by a heritage conservation specialist to investigate the
implications of improving building fabric performance whilst minimising the potential negative
impacts on both the historic character of the building and the condition of the building fabric.
2. The report makes recommendations for potential improvements to the building fabric and, as a
minimum, covers the following issues:
a. Each element of the following building elements (as a minimum) must be considered and
recommendations for improvements made:
i. Roof
ii. External/Sheltered walls
iii. Ground floor
iv. Upper floors
v. Windows and external doors
vi. Junctions between building elements such as between roof and walls.
vii. Junctions between different parts of the building such as between different ages or
methods of construction.
Where significant improvement cannot be made to an element then the report should state
the reason, setting out in detail the conservation and/or building performance issues that
have resulted in this recommendation.
b. The potential for improvements in ventilation, air tightness and moisture control within the
building, ensuring that these are considered in balance with that of the welfare of the
historic building fabric. In general, tighter building fabric can be balanced with controlled
ventilation improvements (passive and mechanical) and the benefits and disadvantages
must be set out together with the recommendations.
3. The study must have been carried out at or prior to concept design stage (equivalent to RIBA stage
C or earlier).
4. The building design has implemented and accounted for the study’s recommended improvements
and, in particular, demonstrates:
• The design strategy chosen is that which has the greatest impact in terms of potential
improvements in energy use, whilst minimising the detrimental impacts on the historic
building fabric.
• That any improvements made to the thermal insulation of the building have been specified
in accordance with the recommendations of ‘Thermal Insulation: avoiding risks’.
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Ene 1 Energy efficiency
103
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue:
1. Fifteen credits have been achieved under option 1 or option 2.
2. One additional innovation credit can be awarded where evidence provided demonstrates the
building is designed to be a carbon neutral building (i.e. in terms of building services energy
demand).
3. Two additional innovation credits can be awarded where evidence provided demonstrates the
building is designed to be a True zero carbon building (in terms of building services and operational
energy demand).
4. The building has been modelled using a DSM software. Where the software recommended by the
National Calculation Methodology (NCM) does not comply with the DSM requirements as set out in
Checklist A10, a different software must be used to demonstrate compliance.
Compliance Notes
New Build
New buildings should compare their Energy Rating to the New Build
benchmark scale.
Refurbishment
Existing buildings that have undergone or are undergoing major refurbishment
should compare their percentage improvement to the refurbishment
benchmark scale. This separate scale aims to better recognise and encourage
the energy-efficient refurbishment of existing buildings which results in a
significant reduction in the energy demand for that building.
Extensions to
existing
buildings
However, where the NCM defines a different reference building for
refurbishment projects and therefore already accounts for the difference
between new build and refurbishment projects, the new build scale should be
used to demonstrate compliance.
Where an existing building is being extended (and only the new extension is
being assessed) and that extension uses existing building services plant, the
energy modelling and % improvement must be based on the building fabric of
the new extension and any existing, common, building services plant and new
building services plant installed that will service the new extension.
The energy modelling does not have to consider the existing building fabric
where this will not form part of the scope of the BREEAM assessment. Nor
does it have to consider existing building services where they are not
supplying services (heating, cooling and/or ventilation) to the new extension
being BREEAM assessed.
© BRE Global Ltd 2012
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Ene 1 Energy efficiency
Part new-build
extension part
refurbishment
BREEAM Europe Commercial 2009
For assessments of buildings that are a mixture of new build and existing
building refurbishment a weighted benchmark scale is used.
The weighted benchmark scale is determined using the area (m2) for new build
and area (m2) for refurbishment and the two benchmark scales in BREEAM C.
If there is a higher proportion of new build to refurbishment then the weighted
scale will be biased towards the benchmark scale for new buildings and viceversa if there is a higher proportion of refurbished element. As the benchmarks
are influenced by the split in areas between the new build element and major
refurbished element of the assessed building, the benchmarks will change if
the new build/refurbishment area totals change.
To determine the weighted benchmark scale and number of credits achieved,
the assessor must enter the area (m2) for new build and area (m2) for
refurbishment in to the relevant box of the Ene 1 Energy efficiency calculator.
Shell Only
For the purposes of the BREEAM assessment it is permissible, when
conducting the energy modelling and calculating the % improvement, for the
design team to substitute the maximum design fit-out performance
specification (as defined in local building regulations when generating %
improvements for buildings with tenanted areas) for the performance
specifications confirmed within a Green Lease Agreement. This rule applies
only to those areas of the building that the scope of the Green Lease covers.
Tenanted areas not covered by the scope of the Green Lease must assume
the maximum design fit-out specification as defined under local building
regulations.
The use of a Green Building Guide for tenants fit out (as defined in the Scope
section 2.2) cannot be used to substitute the maximum design fit out
specification, for the purpose of assessing BREEAM issue Ene 1 Energy
Efficiency.
Refit
Suitably qualified
energy modelling
engineer and/or
accredited expert
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the options available for assessing shell only buildings.
If the Fit Out-only assessment is a refit of an existing building then the
refurbishment benchmark scale must be used to determine the number of
credits awarded.
If there is a NCM in place in the country of assessment, and the NCM requires
Accredited experts to undertake the energy performance calculations, then an
Accredited expert as per defined in the country NCM is required.
If the NCM does not require accredited experts, then a suitably qualified
energy modelling engineer as defined in the Additional Information section
must carry out the modelling.
Option 2
© BRE Global Ltd 2012
Option 2 is available for design teams where there is no operational National
Calculation Methodology in place OR where the National Calculation
Methodology does not require a dynamic simulation model but the design team
wants to undertake a more in-depth analysis of the building as part of the
design and for the purposes of assessing this BREEAM issue (e.g. where the
NCM does not take issues such as lighting or renewable energy generation
into account, the design team may want to undertake a more thorough
analysis of the performance of the building).
A maximum of 15 credits will be available under this option and the rating
scale is the same as option 1.
BREEAM Europe Commercial 2009
Recognised
energy Dynamic
Simulation
Modelling (DSM)
software
Ene 1 Energy efficiency
105
Where the design team wishes to use a modelling software package for the
purposes of assessing this BREEAM issue, please use Checklist A10 to
determine whether the modelling software package meets the minimum
requirements in terms of:
• Minimum capabilities
• Design features
• Testing
Where those minimum requirements are met, final approval from BRE Global
will be required before the package can be used for the purposes of
demonstrating compliance with Ene1.
Option 3
Rating scale
Renewable and
low carbon
Installations
Accredited
external
renewables
Recognised energy DSM software packages include ASHRAE Energy
Standard 90.1-2007, TAS or IES.
Option 3 is available for design teams who cannot carry out an energy
modelling of their building and where there is no operational National
Calculation Methodology in place. However, because energy modelling is the
only acceptable way to demonstrate that a building is a truly energy efficient
building, a maximum of 10 credits will be available under option 3.
The rating scale works on a basis of a percentage improvement over the base
requirement to achieve national Building Regulation compliance. These are set
as an additional percentage as there are different base requirements
depending on building services strategies.
The building energy model output may equally be in kWh or CO2 emissions as
the resulting percentage improvement considered for the purposes of awarding
BREEAM credits for this issue will be the same.
Where included as part of the project and therefore assessed under this
BREEAM issue, the installation of low or zero carbon technologies can be
used to improve the assessed building’s energy performance. The LZC
technology can be installed on-site, near-site where a private wire
arrangement is in place (see relevant definitions) or off-site via accredited
external renewables (see compliance note below).
For the purpose of this BREEAM issue accredited external renewables are
renewable energy schemes located off-site, but within the country in which the
building is being assessed , which:
• Create new installed generation capacity, designed to meet the loads of
the building (i.e. not just units of carbon)
• Are additional to capacity already required under pre-existing
commitments
At the time of writing, BRE Global are not aware of a mechanism for
accrediting off-site renewables and therefore any renewable energy schemes
that meet the above definition; though some ESCOs may achieve these
criteria.
Energy exported
to the grid
Any electricity from an onsite LZC energy source that is exported to the grid
may be included in the calculations as if it were used within the building.
© BRE Global Ltd 2012
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EPC certificates,
BREEAM &
building
use/tenancy
arrangement
Checklist A7
BREEAM Europe Commercial 2009
The legislative criteria for an Energy Performance Certificate may vary
according to building size, use, services and tenancy arrangement. In some
instances an EPC may be required for the whole building, in others an EPC
may be required for each individual unit or tenanted area within a building. The
scope of a BREEAM assessment typically covers the whole building,
regardless of whether that building consists of a number of units to be sub let.
Where an EPC is required for each unit, for the purposes of determining the
number of BREEAM credits, the energy performance index is the total of the
area-weighted average of the energy performance index of each individual
unit. Where the development contains conditioned common and/or landlord
spaces, the area of these spaces, unless otherwise accounted for, should be
divided and attributed amongst the separate units. The proportion of common
area attributed to each unit must be equivalent to the ratio of each unit’s area
as a proportion of the total area of all units.
All units, heating systems and common areas within the assessed building
must be accounted for in the assessment of Ene 1.
Southern and Mediterranean countries are defined as countries with mild
winters, high radiation, long days and hot summers. For the purposes of
assessing the issue using Checklist A7, they should be assumed to be as
follows;
a. Albania
b. Bosnia Herzegovina (coasts)
c. Croatia (coasts)
d. Cyprus
e. France (southeast coast, and the island of Corsica)
f. Gibraltar
g. Greece
h. Italy (except the Po River plain and Alps region)
i. Malta
j. Monaco
k. Montenegro
l. Portugal (northeast and southern two-thirds)
m. Spain (southern half and eastern coast)
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
A copy of the report produced by the
approved calculation tool for the assessed
building at the design stage illustrating:
• The predicted actual Building Energy
Performance Index (BEPI) and the
Current Standards Building Energy
Performance Index (CSBEPI)
• Name of the approved software used to
carry out the modelling for calculating the
energy performance.
• Confirmation of the expertise and
experience of the individual carrying out
the modelling in compliance with the
requirements of the local Building
Regulations.
Third party documentation, as follows:
• BEPI from the standard output of
accredited software, required as part of
demonstrating the ‘as built’ building
complies with local Building Regulations.
• ‘As built’ drawings to demonstrate that the
specification used and modelled at the
design stage matches the specification of
the completed building.
.
*The final rating must account for any
changes
to
the
specification
during
construction; and the measured air leakage
rate, ductwork leakage and fan performances
(as required by local Building Regulations).
Options 1 & 2
All
AND
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107
Where appropriate, a letter from the person
carrying out the modelling confirming:
Data used to model the Current Standards
Building is taken from national Building
Regulations or Appendix G of ASHRAE
Energy Standard 90.1-2007.
Option 3
1
Copy of Checklist A7 completed
Relevant specification clauses confirming:
• Details of compliance with each
requirement.
As
built’
drawings
and
specification
demonstrating:
• Implementation of the study’s
recommendations.
Historic buildings only
1-3
A copy of the
specialist’s report.
heritage
conservation
The evidence required at this stage of
assessment does not differ from that outlined
at the design stage of assessment.
A letter from the specialist confirming the
qualifications, experience and IHBC status.
4
Marked-up drawings or a specification
document demonstrating:
• Implementation of the study’s
recommendations
• Compliance with ‘Thermal Insulation:
avoiding risks’ [2].
‘As built’ drawings and specification
demonstrating:
• Implementation of the study’s
recommendations
• Compliance with ‘Thermal Insulation:
avoiding risks’.
OR
Assessor’s building/site inspection and
photographic evidence demonstrating:
• Examples of the recommendations of the
study having been manifested in the
actual complete building (as highlighted
by the design team during the building
inspection).
Where a formal letter from the design team
confirming the above will be implemented.
Additional Information
Relevant definitions
Suitably qualified energy modelling engineer: is a person with at least 3 years relevant experience
in energy modelling within the last 5 years and a recognised qualification such as a building services
engineer or building energy modelling engineer. Their expertise should be broad enough to cover all
required technical aspects guaranteeing that the data entered in the energy model is appropriate and
that the results reflect the actual performance of the building. It can be someone operating as sole
traders or employed by public or private enterprise bodies.
Building Energy Performance Index (BEPI) - The BEPI represents a generic measure of energy
performance, depending on the country of assessment it may be in CO2 emissions, kWh, etc.Therefore
Current Standards Building Energy Performance Index (CSBEPI) will have to be expressed in the same
units as the BEPI.
Carbon neutral building: Where net carbon dioxide emissions resulting from energy consumed in the
operation of the space heating/cooling, hot-water systems, ventilation and internal lighting is zero or
better.
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Ene 1 Energy efficiency
BREEAM Europe Commercial 2009
The calculation of CO2 emissions can take account of contributions from on-site, near-site and
accredited external renewable/low carbon installations. Off-site renewables that are not accredited
cannot be used to meet this definition.
Historic buildings - For the purpose of assessing this BREEAM issue, historic buildings are defined
as:
a. Listed buildings
b. Existing buildings situated in conservation areas (where the existing building itself has
conservation status and contributes to the status of the conservation area)
c. Existing buildings which are of architectural and historical interest and which are referred to
as a material consideration in a local authority’s development plan
d. Existing buildings of architectural and historic interest within national parks, areas of
outstanding natural beauty, and world heritage sites.
Near-site LZC: renewable energy generated near to the site that is provided for all or part of the
community, including the assessed building, e.g. decentralised energy generation linked to a
community heat network or renewable connected via private wire.
On-site LZC: renewable energy generated on the site of the assessed development.
Private wire arrangement: Where used in the context of BREEAM for low or zero carbon technology
installations, a private wire arrangement is where any electricity generated on or in the vicinity of the
site is fed directly to the building being assessed, by dedicated power supplies. If electricity is
generated which is surplus to the instantaneous demand of the building this electricity may be fed back
to the National Grid. The carbon benefit associated with any electricity fed into the grid in this manner
can only be allocated against an individual installation or building. In cases where a building is supplied
by a communal installation, no carbon benefit can be allocated to buildings which are not connected to
the communal installation.
True zero carbon building: Where net carbon dioxide emissions resulting from energy consumed in
the operation of the space heating/cooling, hot-water systems, ventilation, internal lighting AND process
related energy consumption is zero or better.
The calculation of CO2 emissions can take account of contributions from on-site, near-site and
accredited external renewable/low carbon installations. Off-site renewables that are not accredited
cannot be used to meet this definition.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Ene 2 Sub-metering of substantial Energy Uses
Issue Title
Ind
109
Minimum Standards
P
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1
1
1
Ene 2 - Sub-metering of Substantial Energy Uses
1
1
1
Aim
To recognise and encourage the installation of energy sub-metering that facilitates the monitoring of inuse energy consumption.
Assessment Criteria
The following demonstrates compliance:
1. Separate accessible energy sub-meters, labelled with the end use of the consumed energy that is
being sub-metered, are provided for the following systems (where present):
a. Space Heating
b. Domestic Hot Water
c. Humidification
d. Cooling
e. Fans (major)
f. Lighting
g. Small Power (lighting and small power can be on the same sub-meter where supplies are
taken at each floor/department).
h. Other major energy-consuming items where appropriate (see Compliance Notes).
OR
2. Where a BMS (Building Management System) has been installed, with individual monitoring and
outputs for the systems listed under point 1 above.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
Where an existing building is being extended and it has existing building
existing
services plant and systems that will be common to both the new extension and
buildings
existing building, the criteria for energy metering cover the entire building.
© BRE Global Ltd 2012
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Ene 2 Sub metering of Substantial Energy Uses
Shell Only
BREEAM Europe Commercial 2009
Where present core building services should be assessed in accordance with
the assessment criteria. In shell only areas/building, where final decisions
concerning the specification of particular building services and systems will be
made by a new owner/tenant, compliance with this BREEAM issue can be
demonstrated via one of the following means:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Fit Out Only
Where the assessment stakeholder is a tenant within a landlordowned/operated development with central plant provision, then the central
plant must be assessed against the criteria of this issue. This is in addition to
the provision of sub-metering of any other substantial uses within the tenant’s
space that are independent of other tenant units and common areas.
Lighting & small
power
Due to traditional distribution methods, it can be difficult to cost-effectively
separate lighting and small power. It is acceptable for lighting and small power
to be combined for metering purposes, provided that sub-metering is provided
for each floor plate or per tenant as applicable.
Other major energy-consuming items, depending on the building type, might
include, for example, plant used for swimming or hydrotherapy pools, kitchen
plant, cold storage plant, laboratory plant, sterile services equipment,
transportation systems (e.g. lifts & escalators) drama studios and theatres with
large lighting rigs.
Where the building uses a modular system and the rated input power of the
lead boiler is less than the figure in Error! Reference source not found., but
greater than 10kW (see Additional Information), sub-metering of the lead boiler
is still required to comply with the criteria of this issue.
The energy meters must be located in an area of the building that allows for
easy access to facilitate regular monitoring and readings by the buildings staff
and facilities manager. Typically this will be the plant room, main distribution
room or control room (where BMS is installed).
In a building with a number of units, where the production of heat and/or
cooling is centralised for the building and tenants are connected to the central
production system, typically in a shopping centre, only the central production
system needs to be submetered along with any other energy-consuming uses
as listed in the assessment criteria.
Other major
energyconsuming items
Modular boiler
systems
Accessible
meters
Centralised
production of
space and water
heating and/or
cooling
Schedule of Evidence Required
Req.
© BRE Global Ltd 2012
Design Stage
Post Construction Stage
BREEAM Europe Commercial 2009
All
Specification document or technical drawings
confirming:
• Energy-consuming systems and their
rated outputs
• Metering arrangements for each system,
type and location of meter specified.
• If applicable, scope of BMS and its
energy-monitoring capability.
Ene 2 Sub-metering of substantial Energy Uses
111
Assessor’s building/site inspection and
photographic evidence confirming:
• Location and labelling/function of the
individual sub-meters or BMS.
Additional Information
Relevant definitions
BMS: Building (energy) Management System is a central computer controlling, monitoring and
optimising building services and systems such as heating, air-conditioning, lighting and security.
Common areas: Developments that have several tenant units, particularly large retail developments,
may also share common facilities and access that is not owned or controlled by any one individual
tenant, but used by all. Common areas are typically managed and maintained by the development’s
owner, i.e. landlord or their managing agent. Examples of common areas include an atrium, external
areas e.g. parking, stairwells and main entrance foyers/reception.
Table 14 Size of plant for which separate metering would be required
Plant Item
Rated input
power (kW)
Boiler installation comprising one or more boilers or CHP plant
feeding a common distribution circuit
50
Chiller installations comprising one or more chiller units
feeding a common distribution circuit
20
Electric humidifiers
10
Motor control centres providing power to fans and pumps
10
Final electrical distribution boards
50
Detailed guidance on how to develop an appropriate metering strategy for the energy criteria of a new
building is available in General Information Leaflet 65: Metering energy use in new non-domestic
buildings.
© BRE Global Ltd 2012
112
Ene 3 Sub-metering of high energy load and tenancy areas
No. of credits
available
Ret
Off
Ind
1
1
1
BREEAM Europe Commercial 2009
Issue Title
Ene 3 - Sub-metering of High Energy Load and
Tenancy Areas
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Aim
To recognise and encourage the installation of energy sub-metering that facilitates the monitoring of inuse energy consumption by tenant or end user.
Assessment Criteria
The following demonstrates compliance:
1. Provision of accessible sub-meters covering the energy supply to each tenanted, or in the case of
single occupancy buildings, relevant function areas or departments within the building/unit.
2. The meters are labelled with the end energy consuming use.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
For speculative buildings, meters must be installed on the energy supply to
each separate tenanted unit or floor plate within the assessed development.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
Fit Out-Only assessments.
Relevant
function areas /
departments –
offices projects
This list is not exclusive and where other areas/departments exist these should
also be metered:
• Office areas (Metering by floor plate)
• Catering
Relevant
function areas /
departments –
retail projects
This list is not exclusive and where other areas/departments exist these should
also be metered:
• Sales area
• Storage and warehouse
• Cold storage
• Offices
• Catering
• Tenant units
Relevant
function areas /
departments –
industrial
projects
•
•
•
© BRE Global Ltd 2012
Office areas
Operational area
Ancillary areas (e.g. canteen etc)
BREEAM Europe Commercial 2009
Ene 3 Sub-metering of high energy load and tenancy areas
Small Units
For a development consisting of a number of small units a single meter per
unit is sufficient to achieve this credit. Individual areas within each unit do not
need to be sub-metered. For the purpose of this BREEAM issue, a small unit is
defined as <500m2. (Please note that other BREEAM issues may define ‘small’
using a different size band. This is the case only where necessary due to the
assessment criteria and the scope of the BREEAM issue.)
Large units
A development consisting of one or more larger units (i.e. >500m2), sufficient
sub metering to allow for monitoring of the relevant function areas/departments
within the unit must be specified, in addition to metering of the unit as a whole.
Accessible
meters
Refer to the Compliance Notes in BREEAM issue Ene 2 for a description.
113
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1&2
Marked-up drawings and site plan detailing:
• Building areas by department/function
and/or tenancy
• Location of meters.
Assessor’s building/site inspection and
photographic evidence confirming:
• Location and function of the individual
sub-meters or BMS.
Specification document or technical
drawings confirming:
• Metering arrangements for each
department/function and/or tenancy
area
• Type of meter specified.
Additional Information
Relevant definitions
BMS: Refer to definitions in BREEAM issue Ene 2.
Energy supply: This includes any incoming energy types such as electricity, gas, oil, LPG, etc.
© BRE Global Ltd 2012
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Ene 4 External Lighting
No. of credits
available
Ret
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BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
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Ene 4 - External Lighting
1
1
1
Aim
To recognise and encourage the specification of energy-efficient light fittings for external areas of the
development.
Assessment Criteria
The following demonstrates compliance (where provided):
1. All external light fittings for the building, access ways and pathways have a luminous efficacy of at
least 50 lamp lumens/circuit Watt when the lamp has a colour rendering index (Ra) greater than or
equal to 60. OR 60 lamp Lumens / circuit Watt when the lamp has a colour rendering index (Ra)
less than 60.
2. All external light fittings to car parking areas, associated roads and floodlighting has a luminous
efficacy of at least 70 lamp lumens/circuit Watt when the lamp has a colour rendering index (Ra)
greater than or equal to 60. OR 80 lamp Lumens / circuit Watts when the lamp has a colour
rendering index (Ra) less than 60.
3. All external light fittings for signs and uplighting have a luminous efficacy of at least 60 lamp
lumens/circuit Watt when the lamp wattage is greater than or equal to 25W. OR 50 lamp
lumens/circuit Watt when the lamp wattage is less than 25W.
4. External light fittings are controlled through a time switch, or daylight sensor, to prevent operation
during daylight hours. Daylight sensor override on a manually switched lighting circuit is acceptable.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
Refer to the guidance below for single building assessments on large existing
existing
developments/campuses.
buildings
Single building
Where the building being assessed forms part of larger development (or is an
assessments on
extension to an existing building) containing common areas and other
larger
buildings, the scope of the external lighting criteria apply only to external new
developments/
and existing lighting within the construction zone of the assessed building.
campuses
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Ene 4 External Lighting
115
No external
lighting specified
Where the building is designed to operate without external lighting, including
external lighting on the building, signs and at entrances, the credit can be
awarded.
Low energy
innovative light
fittings
Any fitting that consumes less than 5W complies with the criteria provided
each individual fitting is a direct replacement for an alternative, individual
BREEAM-compliant fitting and provides an equivalent amount of light for the
necessary task. The assessor must ensure that several low watt fittings are not
being specified in place of one higher watt but overall more energy-efficient
fitting. This compliance note is to allow for the specification of innovative low
energy light sources, such as LEDs.
Decorative lighting and floodlighting must not be exempt from the assessment
criteria although temporary lighting such as theatrical, stage or local display
installations, where specified, may be excluded.
Decorative and
floodlighting
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1-4
Marked-up site plan and building elevations
showing:
• Location and purpose of all external
lighting fittings.
As design stage, but ‘as built’ documentation.
Lighting specification or lighting designer’s
calculations confirming:
• Lamp lumens/circuit watt for each type of
fitting as well as the colour rendering
index Ra (where appropriate)
• External lighting control strategy..
AND
Assessor’s building/site inspection
photographic evidence confirming:
• External lighting controls.
and
Manufacturers’ literature confirming:
• Technical spec for the installed external
light fittings.
Additional Information
Relevant definitions
Colour rendering index (Ra): A measure, between 0 and 100, of the ability of a lamp to reproduce the
colour of objects in comparison to their aspect under a natural or reference source of light. An
incandescent source has a Ra of 100 and a low pressure sodium source a Ra of 0 (see below for
further information on colour rendering).
Construction zone: For the purpose of this issue the construction zone is defined as the site which is
being developed for the BREEAM-assessed building and its external site areas i.e. the scope of the
new works.
Daylight Sensors: A type of sensor that detects daylight and switches lighting on at dusk and off at
dawn.
Luminous efficacy in lamp Lumens per circuit Watt: The ratio between the luminous flux produced
by a lamp (in Lumens) and the total power consumed by both the lamp and its associated control gear
(in Watts).
Time switch: A switch with an inbuilt clock which will allow lighting to be switched on and off at
programmed times.
Colour Rendering
© BRE Global Ltd 2012
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Ene 4 External Lighting
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At night time, the sensitivity of the eye is shifted towards the blue region of the visual spectrum. As a
result, lamps with poor colour rendering index, such as some sodium lamps that emit light between the
yellow and red region of the visual spectrum, require more luminous output to light an object with the
same level of brightness than a source with better colour rendering index. Sources with a poor colour
rendering index also make the differentiation of coloured objects more difficult for individuals.
The colour rendering index requirement means compliance with this issue using sources of light with a
poor colour rendering index is harder to achieve than those with an index greater than or equal to 60.
Other benefits of using sources with an index greater than 60 include an increased feeling of safety for
individuals, making recognition of spaces and other individuals easier. In areas where CCTV is used,
the colour rendering index of lighting sources is critical; an Ra value of at least 80 is recommended (but
not required by BREEAM).
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Ene 5 Low or zero carbon technologies
Issue Title
Ind
117
Minimum Standards
P
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VG
E
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1
1
Ene 5 - Low or Zero Carbon Technologies
3
3
3
Aim
To reduce carbon emissions and atmospheric pollution by encouraging local energy generation from
renewable sources to supply a significant proportion of the energy demand.
Assessment Criteria
The following demonstrates compliance:
First credit
1. A feasibility study has been carried out by an energy specialist (see Compliance Notes) to establish
the most appropriate local (on-site or near-site) LZC energy source for the building/development.
This study covers as a minimum:
a. Energy generated from LZC energy source per year
b. Payback
c. Land use
d. Local planning criteria
e. Noise
f. Feasibility of exporting heat/electricity from the system
g. Life cycle cost/lifecycle impact of the potential specification in terms of carbon emissions
h. Any available grants
i. All technologies appropriate to the site and energy demand of the development.
j. Reasons for excluding other technologies.
2. A local LZC energy technology has been specified for the building/development in line with the
recommendations of the above feasibility study.
3. The feasibility study has been carried out at RIBA stage C (concept design) or equivalent
procurement stage.
OR
4. The organisation that occupies the building has in place a contract with an energy supplier to
provide electricity for the assessed building/development from a 100% renewable energy source.
This supply must be delivered by an accredited external renewable source. The contract must be
valid for a minimum of 3 years from the date the assessed building becomes occupied.
Second credit
1. The first credit for a feasibility study must be achieved.
2. A local LZC energy technology has been installed in line with the recommendations of the above
feasibility study and this method of supply results in a 10% reduction in the building’s CO2
emissions.
3. Figures used for calculations of the percentage carbon reduction provided by LZC technology are
based on the output from a recognised energy modelling software.
© BRE Global Ltd 2012
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Third credit
1. The first credit for a feasibility study must be achieved.
2. A local LZC energy technology has been installed in line with the recommendations of the above
feasibility study and this method of supply results in a 15% reduction in the building’s CO2
emissions.
3. Figures used for calculations of the percentage carbon reduction provided by LZC technology are
based on the output from a recognised energy modelling software.
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue.
1. The first credit for a feasibility study must be achieved.
2. A local LZC energy technology has been installed in line with the recommendations of the above
feasibility study and this method of supply results in a 20% reduction in the building’s CO2
emissions.
3. Figures used for calculations of the percentage carbon production provided by LZC technology are
based on the output from a recognised energy modelling software.
Buildings complying with the exemplary level criteria would therefore achieve four credits for this issue.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
Existing installed LZC technologies can be used to assess compliance with
this BREEAM issue. In circumstances where the percentage total building
energy demand requirement is met by such existing systems, the credit(s) can
be awarded without the need for a feasibility study.
Feasibility study
When undertaking a feasibility study at a later stage than outline proposals, an
additional element will need to be included in the report to highlight the local
LZC energy sources which have been discounted due to the constraints
placed on the project by the late consideration, and the reason for their
omission. If the feasibility study discounts all local LZC as unfeasible due to
the late stage in the project that the study was commissioned, then the credit
for the feasibility study must be withheld.
If the feasibility was commissioned at the outline proposals stage or earlier and
in the unlikely event the study concludes that the specification of any local LZC
technology is unfeasible, the first credit can still be awarded. Subsequent
credits for installing LZC technology that meets a percentage of building
energy demand will not be achievable.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
List of
recognised LZC
technologies
Ene 5 Low or zero carbon technologies
119
The following technologies will be deemed acceptable by BREEAM as LZC
technologies provided that the relevant percentage outputs are achieved:
Solar
• Solar hot water
• Photovoltaics
Water
• Small scale hydro power
• Tidal power
• Wave power
Wind
• Wind turbines
Biomass
• Biomass single room heaters/stoves
• Biomass boilers
• Biomass community heating schemes
Combined Heat and Power (CHP) for use with the following fuels:
• Biomass
• Natural gas
• Sewerage gas and other biogases
High efficiency cogeneration technologies should meet minimum standards
defined in the EU CHP directive or according to national standards associated
with implementing this directive.
Community heating, including utilising waste heat from processes such as
large scale power generation where the majority of heating comes from waste
heat (see also Compliance Notes below).
Heat Pumps
• Ground source heat pumps
• Water source heat pumps
• Geothermal heating systems
• Air source heat pumps
For heat pumps to comply, the heat source (ground or water) must be from a
renewable source, for example soil, outside air, ground water, or a river.
Other
• Fuel cells using hydrogen generated from any of the above ’renewable’
sources
LZC technology
not listed
The list above is not a definitive list of technologies compliant with BREEAM,
but a list of those technologies that may be considered to comply. If the
assessor has a justified reason to doubt the low or zero carbon
credentials/feasibility of the above technologies, where specified for a
development they are assessing, they can justifiably withhold the available
BREEAM credits.
Other systems may be acceptable as part of a LZC strategy under this issue
but are not inherently considered as LZC technologies. Acceptability will be
dependent on the nature of the system proposed. The BREEAM Assessor
must confirm acceptability with BRE if in doubt.
© BRE Global Ltd 2012
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Waste heat from
a building
related
operational
process
Waste heat from a process that takes place within the assessed building (or on
the assessed site), for the purpose of this BREEAM issue, can be considered
as ‘Low carbon’. This is on the condition that the generation of the heat from
the process is integral to the assessed building.
Waste
incineration
Waste heat from an incineration plant can only be considered as a low carbon
for the purpose of this BREEAM issue under the following circumstances:
1. All other LZC technologies have been considered and discounted in the
feasibility study. And either
2. The Local Authority or region in which the incineration plant is located is
demonstrably meeting its annual waste reuse/recycling targets and waste
management policies. Or
3. A near- or onsite facility connected to the building, via a private wire
arrangement, which demonstrably removes re-usable and recyclable
waste material prior to incineration.
Given the current uncertainty over their impact on biodiversity, global food
production and green house gas savings, plus the ease of inter-changeability
between fossil fuels, BREEAM does not recognise or reward building systems
fuelled by first generation biofuels manufactured from feedstock’s e.g. biofuels
manufactured from sugars, seeds, grain, animal fats etc. BREEAM will
recognise systems using second generation biofuels (see relevant definitions)
or biofuels manufactured from biodegradable waste materials e.g. biogas, or
locally and sustainably sourced solid biofuels e.g. woodchip, wood pellets.
Biofuels
Community and
off-site schemes
Export to the
grid
More than one
technology
Building
assessed part of
a larger
development
LZC technology
already
available on site
Countries with
national energy
strategy heavily
based on
renewables
Calculation of
the CO2
emissions
saved
© BRE Global Ltd 2012
‘Local’ does not have to mean on-site and community schemes (near site) can
be used as means of demonstrating compliance. As this BREEAM issue seeks
to encourage the installation of on-site and near-site LZC technologies,
accredited external renewables (accept where stated to achieve one credit)
cannot be used to demonstrate compliance with the criteria of this BREEAM
issue.
Any electricity from an onsite LZC energy source that is exported to the grid
may be included in the calculations as if it were used within the building.
The percentage can be made up from more than one of the above
technologies.
Where the building under assessment forms part of a larger development and
either a new or existing LZC installation is provided for the whole site, then the
amount of LZC energy generation counted for in this issue, and subsequent
CO2 emissions saved, should be proportional to the building’s energy demand
compared to the total energy demand for the site (see also note below on
existing LZC technology).
For developments where there is an existing LZC energy source that can
supply a compliant percentage of energy to the assessed building, a feasibility
study will still have to be carried out to demonstrate that the existing
technology is the most appropriate for the assessed building/development. The
study should seek to identify any other options to supply a higher proportion of
the building's energy demand in addition to that supplied by the existing
source.
For buildings located in countries where the energy supply from the mains grid
is highly de carbonized due to the energetic supply being from renewable
sources AND where a feasibility study clearly confirms that the introduction of
local LZC technologies on site would have an adverse effect on the overall
related CO2 emissions, then all three credits can be awarded by default
When calculating the energy contribution and CO2 emissions saved from the
LZC installation the following rules should be applied:
• The net yield of the LZC installation(s) must be used (i.e. subtract any CO2
related to the energy used by the LZC technology itself such as pumps,
inverters, controllers, etc).
BREEAM Europe Commercial 2009
•
Process-related
energy
Ene 5 Low or zero carbon technologies
121
The percentage CO2 savings should be calculated using the following
assumptions:
o Renewable heat energy is displacing gas where the location for
the building would practically have access to a gas connection.
Where there is no access to a gas connection assume oil is being
displaced.*
o Renewable electrical energy is displacing grid electricity at the
national CO2 conversion rate.
* The design team is required to provide the assessor with sufficient
justification that gas is not available.
For the purpose of assessing this BREEAM issue, energy and subsequent
CO2 emissions from process-related activities can be excluded from the total
when calculating the percentage reduction in CO2 emissions. For example
energy required for cold storage, catering facilities and laundry equipment can
be excluded. Display lighting energy demand, where specified, must not be
excluded.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
First Credit
1&3
A copy of the feasibility study report.
Letter from the energy specialist confirming:
• Compliance with the definition of an
energy specialist
• The timing of the feasibility report within
the plan of works.
2
4
Marked-up design plan or specification
confirming:
Reduction in the building’s CO2 emissions
as a result of the installed LZC technology
Manufacturer’s technical data and details or
calculations stating the carbon savings as a
result of the installed LZC technology.
Where an offsite supply is being used as a
method
of
compliance,
supplier’s
documentation confirming:
• Name and details of supplier
• Details of the source of supply.
Assessor’s building/site inspection (or “as
built” drawings) and photographic evidence
confirming:
• Installation of LZC technology.
As design stage evidence.
A copy of the contract or other formal
documentation confirming the length of
contract to supply 100% renewable energy.
Second, Third & Exemplary Level Credit
1
Evidence (as outlined above) confirming
compliance with the first credit.
2&3
A copy of the report produced by the
recognised energy modelling software
illustrating;
• The name of the approved software
used to carry out the modelling
• Confirmation of the expertise and
Evidence (as outlined above) confirming
compliance with the first credit.
Where there have been changes to the
proposed design or LZC technology
specification, a copy of the ‘as built’ report
produced by the recognised energy
modelling software confirming the same
data as outlined at the design stage.
© BRE Global Ltd 2012
122
Ene 5 Low or zero carbon technologies
•
BREEAM Europe Commercial 2009
experience of the individual carrying out
the modelling
Total CO2 emissions for the assessed
building
(without
LZC
energy
technology).
AND
Calculations/outputs from the manufacturer,
supplier, engineer or recognised energy
modelling software confirming:
• Total carbon savings as a result of the
installed LZC technology.
Additional Information
Relevant definitions
Accredited External Renewables: Please refer to the Compliance Notes in BREEAM issue Ene 1.
Energy Specialist: An individual who has acquired substantial expertise or a recognised qualification
for undertaking assessments, designs and installations of low or zero carbon solutions in the
commercial buildings sector; and is not professionally connected to a single low or zero carbon
technology or manufacturer.
First and second generation biofuels: first generation biofuels are biofuels made from sugar, starch,
vegetable oil, or animal fats using conventional technology. Second generation biofuels are biofuels
from lignocellulosic biomass feedstock using advanced technical processes. Common first generation
biofuels include vegetable oil, biodiesel and bioalchols.
Feasibility credit objective: The objective of the feasibility study is to make sure that LZC energy
technologies installed on a particular site are the most appropriate for this site and ensure maximum
reduction of pollutants to the atmosphere. Therefore, no credit can be awarded if a feasibility study has
not been undertaken.
Life Cycle Costs: the total cost of a building or its parts throughout its life, including the costs of
planning, design, acquisition, operations, maintenance and disposal, less any residual value, in terms of
carbon emissions.
Life cycle impact: this is the requirement to look at the carbon balance of each technology over its
whole life. Encouraging people to not just the savings or emissions over its operational life but also the
savings or emissions over the whole life of the technology (from ‘cradle to grave’), therefore reflecting
the fact that different technologies have different life spans.
Near-site LZC: Please refer to the relevant definitions in BREEAM issue Ene 1.
On-site renewable: Please refer to the relevant definitions in BREEAM issue Ene 1.
Private wire arrangement: Please refer to the relevant definitions in BREEAM issue Ene 1.
Payback period: the period of time needed for a financial return on an investment to equal the sum of
the original investment.
Recognised Energy Modelling Software: for the purposes of assessing this BREEAM issue, the
approved energy modelling software is the one that is compliant with requirements set in Ene 1. It can
be the software approved for the country NCM or a recognised energy Dynamic Simulation Modelling
software approved by BRE.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Ind
1
-
1
Ene 6 Building fabric performance and avoidance of air infiltration
Issue Title
Ene 6 - Building fabric performance and avoidance
of air infiltration
123
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Aim
To recognise and encourage measures taken to minimise heat loss and air infiltration through the
building fabric.
Assessment Criteria
The following demonstrates compliance:
Design measures
At least 5 of the following design measures have been specified/installed to minimise heat loss and air
infiltration through the building fabric from treated/conditioned spaces:
1. Installation of personnel door(s) between internal and external areas within proximity of any
adjacent openings for goods delivery access; AND a draught lobby between office areas (where
present) and the external building access.
2. Delivery loading/unloading areas and operational and/or storage areas are partitioned (see also
compliance note on relevancy of design measures).
3. Where present all goods/personnel access, vents in the roof and backdraught dampers on extract
fans are draught sealed.
4. Loading/unloading bay doors insulated to 0.6 W/m2K.
5. Plastic strip curtains are specified between internal delivery areas and other internal warehouse
storage or operational areas (where there is no other draught sealing or doors). The strip curtains
should have a partial overlap.
6. Either of the following are specified on the external goods doors/vehicle delivery bays:
a. Plastic strip curtains (with a partial overlap)
b. Air curtains (not door heaters) covering the entire width of the opening
c. Pneumatic dock seals mounted on all vehicle delivery bays.
7. Rapid rise loading/unloading bay doors with at least 1.0 m/sec closing speed or less than 5 secs
closing time between fully opened and fully closed are specified/installed.
As built performance measures
8. In addition to the above, a comprehensive thermographic inspection of the building fabric (once
construction is complete) has been or will be undertaken to confirm the following:
a. Continuity of insulation in accordance with the construction drawings
b. Avoidance of excessive thermal bridging
c. No air leakage paths through the fabric (except through intentional openings)
9. The inspection has been, or will be, carried out in accordance with an appropriate national
thermographic best practice standard.
© BRE Global Ltd 2012
124
Ene 6 Building fabric performance and avoidance of air infiltration
BREEAM Europe Commercial 2009
10. Any defects identified via the inspection are rectified and the building re-inspected to confirm it
complies with the criteria of point 1.
11. Plus, where integral cold storage facilities are present, these have been tested and commissioned
in accordance with the cold storage criteria of BREEAM issue Man 1 (this does not necessarily
require BREEAM issue Man 1 to have been awarded).
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Scope of the
thermographic
survey
National
thermographic
best practice
standard
The thermographic survey must ensure that all exterior walls to treated areas
and all walls separating treated and untreated spaces will be tested.
Where some
design measures
are not relevant
No heated or air
conditioned
areas – industrial
projects
Scope of the
issue
© BRE Global Ltd 2012
Please refer to the country specific reference sheet to find the appropriate best
practice standard regarding thermographic surveys in the country of
assessment. Alternatively, please demonstrate applicability as follows;
• The minimum requirements as set out in Checklist A10 are covered by
the proposed documents.
Where appropriate standards do no exist for a country, the design team should
demonstrate compliance with EN 13187 Qualitative detection of thermal
irregularities in building envelopes. Infrared method.
If some of the design measures are not relevant, e.g. partitioning between
delivery and storage areas may not be practical because of operational
reasons or the building/unit is too small; the assessor may omit them from the
assessment. In such instances the design team must provide the assessor
with an adequate statement of justification as to why this is the case. The
assessor must use their discretion in determining the validity of the case and
reference any justification and design team statement in the formal BREEAM
report.
Where the scope of the building specification covers fitted-out elements and
the building is designed to be untreated then the requirement to comply with
the ‘as built’ performance measures can be omitted. The design measures are
still applicable for future-proofing i.e. in the event that the building at some
point has heating and/or air conditioning plant installed.
This issue is applicable only for assessments of buildings that have a
warehouse storage/operational area and/or dedicated vehicle delivery
bays/access. Where this is not the case the issue will be filtered from the list of
applicable issues by the BREEAM assessor’s spreadsheet tool. Where the
issue is applicable, the ‘as built’ performance measures i.e. the requirement for
a thermographic survey applies to the whole building, not just the
warehouse/delivery area (to ensure completeness of the measures).
BREEAM Europe Commercial 2009
Synergy with
Ene1
Ene 6 Building fabric performance and avoidance of air infiltration
125
It should be recognised that whilst there is only one credit available for this
BREEAM issue, the benefit of installing the above measures will also be
recognised in BREEAM issue Ene 1, Reduction of CO2 emissions. This
BREEAM issue is provided in addition to Ene 1 to recognise and encourage
specific measures taken to reduce air infiltration to and heat loss from the
internal storage, warehousing and delivery areas of the building.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1-7
A copy of the relevant clauses of the
specification or proposed design plan
confirming:
• Each
of
the relevant
measures
incorporated into the design.
A copy of the specification clause(s)
confirming:
• A requirement to commission a
thermographic study
• The standards/method to which the
survey will be carried out
• A requirement to rectify any defects and
re-inspect to confirm performance.
Where applicable, confirmation that the
minimum requirements as set out in Checklist
A10 are met.
Evidence as outlined under BREEAM issue
Man 1 for the relevant requirement.
Assessor’s building/site inspection and
photographic
evidence
confirming
compliance.
8-10
11
A copy of the survey report or certificate
confirming either:
• No consequential defects in construction
details or continuity of insulation. OR
• All consequential defects remedied
following re-inspection.
Evidence as outlined under BREEAM issue
Man1 for the relevant requirement.
Additional Information
Relevant definitions
Thermographic inspection: A method of producing images of a building using thermal radiation. The
images help to identify areas of the building fabric with a higher (or lower in the case of internal fabric)
than expected surface temperatures, thus indicating heat loss from, or air infiltration to, the building and
therefore highlighting construction defects.
Air curtain: A fan heater that directs a curtain of warm air downwards over an opening which prevents
the transfer of heat through the opening. Air curtains help to manage and minimise heat loss from the
building when it is necessary to open external doors or access a cold storage enclosure.
Air permeability: physical property used to measure air tightness of the building fabric
Pneumatic dock seals: Also referred to as inflatable shelters, are structures that surround the top and
sides of a vehicle loading dock forming a seal between the building and delivery vehicle and therefore
minimising heat loss from the building.
Treated: A term to describe an area of the building that is heated and/or mechanically cooled by plant
integral to the building.
© BRE Global Ltd 2012
126
Ene 7 Cold Storage
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Ene 7 - Cold Storage
1
-
1
Aim
To recognise and encourage the installation of energy efficient cold storage systems, therefore
reducing operational CO2 emissions.
Assessment Criteria
The following demonstrates compliance:
First credit
1. The following components, where specified as part of the cold storage refrigeration plant/strategy,
are recognised as meeting published energy-efficiency criteria, e.g.the ECA Energy Technology
Product List or equivalent:
• Air cooled condensing units
• Automatic air purgers
• Cellar cooling equipment
• Commercial service cabinets (cold food storage)
• Curtains, Blinds, Sliding Doors and Covers for Refrigerated Display Cabinets
• Evaporative condensers
• Forced air pre-coolers
• Liquid pressure amplification
• Refrigerated display cabinets
• Refrigeration compressors
• Refrigeration system controls
Second credit
2. Where the cold storage refrigeration plant complies with the following minimum criteria:
a. Variable speed drives are fitted to the compressors, pumps and fans
b. Strip curtains are installed on the cold storage opening(s)
c. Low powered/heat lighting is fitted e.g. fibre optics, LEDs
d. Defrost on demand controls for evaporators are installed
e. The installed refrigeration plant has a computerised monitoring system with either
automated and/or programmable control to monitor the following operational variables:
• Compressor suction temperature
• Compressor discharge temperature
• Compressor current draw
• Secondary refrigeration temperature
• Ambient temperature
• Electricity consumption
• Evaporator air on/liquid inlet
• Evaporator air on/liquid outlet.
f. The plant has been commissioned in compliance with the criteria for cold food storage
commissioning outlined in BREEAM Issue Man 1 Commissioning (this does not necessarily
require BREEAM Issue M1 to have been awarded).
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Ene 7 Cold Storage
127
Note: this credit is not dependent on the previous one.
Third credit
3. Where the plant is capable of EITHER of the following free cooling/heating strategies:
• Thermal storage during periods of low load to provide additional cooling during periods of
peak cooling load OR
• Heat recovery of the waste heat to meet in part or full space heating and/or hot water
criteria for the assessed building or other local demand e.g. air curtain above the cold
storage enclosure entrance.
Note: this credit is not dependent on the previous ones.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
The criteria apply to any new or existing refrigeration plant. If the existing
building contains refrigeration plant that will remain, then this plant must meet
the criteria in order to achieve the credit.
Extensions to
If the assessment comprises of a part new build-extension and part
existing
refurbishment and there is existing cold storage plant in the existing building
buildings
that also serves the new extension, then the compliance note above for
refurbishment applies.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Awarding the
credits
Each of the three credits can be awarded independently of each other i.e. it is
not a requirement of the second credit that the first credit is achieved, likewise
for the third credit.
Heat recovery or
thermal storage
unfeasible
Where the specification of thermal storage or heat recovery is unfeasible
because there will be no low load periods and/or there is no demand for
recovered heat, then the third credit can be awarded provided all the criteria of
the second credit are met. The design team must justify why there are no
feasible opportunities for heat recovery, free cooling or thermal storage.
Local alternative
available for the
ECA Energy
Technology
Product List
Where the design team wishes to use a local alternative to the ECA Energy
Technology Product List, please refer to the country specific reference sheet to
check acceptability.
Alternatively, please demonstrate applicability as follows;
• The minimum requirements as set out in Checklist A10 are covered by
the proposed document.
• The eligibility criteria are equal to or more onerous than those in the
ECA Energy Technology Product List .
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
© BRE Global Ltd 2012
128
Ene 7 Cold Storage
1
A copy of the relevant clause of the
specification
requiring
the
specific
undertaking.
BREEAM Europe Commercial 2009
The evidence required at this stage is the
same as that outlined at the design stage.
OR
A letter from the manufacturer/supplier or
copies of their technical literature confirming
the specific components meet published
energy-efficiency criteria.
OR
A print out of the energy-efficient products list
(e.g. ETPL) confirming the specific products
meet the criteria.
AND
2a-e
&3
Where applicable a copy of Checklist A10.
A copy of the relevant clause of the
specification confirming:
• Cold storage plant and enclosure criteria.
The evidence required at this stage is the
same as that outlined at the design stage.
AND/OR
2f
A letter from the manufacturer/supplier or
copies of their technical literature confirming
compliance.
Evidence as outlined under BREEAM issue
Man 1 for the relevant requirement.
Evidence as outlined under BREEAM issue
Man 1 for the relevant requirement.
Additional Information
Relevant definitions
Defrost on demand controls for evaporators: A control system that automatically initiates a defrost
sequence when an appropriate amount control of ice has built up on the evaporator surface.
ECA Energy Technology Product List (ETPL): The EPTL list is part of the Governments Enhanced
Capital Allowance Scheme, a key part of the Government’s programme to manage climate change. The
Scheme provides a tax incentive to encourage investment in low carbon energy-saving equipment that
meets published energy-efficiency criteria. The Energy Technology List (ETL) details the criteria for
each type of technology, and lists those products in each category that meet them: www.eca.gov.uk.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Ene 8 Lifts
Issue Title
Ind
129
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Ene 8 - Lifts
2
2
2
Aim
To recognise and encourage the specification of energy-efficient transportation systems.
Assessment Criteria
The following demonstrates compliance:
First credit
1. An analysis of transport demand and patterns for the building has been carried out by the design
team to determine the optimum number and size of lifts and counterbalancing ratio on the basis of
anticipated passenger demand.
2. The energy consumption for at least two types of lift or lift strategy ‘fit for purpose’ has been
estimated and the system with the lowest energy consumption specified.
Second credit
3. The first credit is achieved.
4. Of the following energy-efficient features, the three that offer the greatest potential energy saving
are specified:
a. The lifts operate in a stand-by mode during off-peak and idle periods. For example the
power side of the lift controller and other auxiliary equipment such as lift car lighting and
ventilation fan switch off when the lift is not in motion.
b. Where lift motors use a drive controller capable of variable-speed, variable-voltage,
variable-frequency control of the drive motor.
c. The lift has a regenerative unit so that energy generated by the lift (due to running up
empty and down full) is returned back to the grid or used elsewhere on site.
d. The lift car uses energy-efficient lighting and display lighting (>60 Lumens/watt or fittings
that consume less than 5W e.g. LEDS).
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
© BRE Global Ltd 2012
130
Ene 8 Lifts
Building has no
lifts
BREEAM Europe Commercial 2009
Please note that this issue will not be assessed where a building contains no
lifts. In such instances the BREEAM assessor’s spreadsheet tool will filter this
issue from the list of applicable issues.
Schedule of Evidence Required
Req.
1-2
Design Stage
A copy of the relevant report or
documentation detailing the analysis
undertaken and findings/recommendations.
Post Construction Stage
The evidence required at this stage is the
same as that outlined at the design stage.
A copy of the lift specification.
3-4
A copy of the lift specification.
The evidence required at this stage is the
same as that outlined at the design stage.
OR
Formal
letter
from
the
lift
manufacturer/supplier confirming that the lift
to be installed on the project meets the
relevant criteria for the number of credits
sought.
Additional Information
Relevant definitions
Counterbalancing ratio: Lifts use a counterweight to balance the weight of the car plus a proportion of
the maximum weight of the passengers; this reduces the size of the drive motor required for the lift.
Lowering the counterbalancing ratio means a smaller motor and controlling drive unit are required, thus
saving energy.
ISO Draft standard CD25745-1 Energy performance of lifts, escalators and moving walks – Part 1
Energy and conformance
It has been estimated that between 5-15% of a building’s total energy consumption can be attributed to
the operation of lifts and 58% of the energy consumption of lifts is attributable to stand-by mode.
A Working Group of an International Standards Organisation’s Technical Committee is developing a
draft standard for the Energy performance of lifts, escalators and moving walkways. This standard draft
standard outlines proposed procedures to be used when making energy measurements of lifts,
escalator and moving walkways.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Ene 9 Escalators and travelling walkways
Issue Title
131
Minimum Standards
Ind
P
G
VG
E
O
-
-
-
-
-
Ene 9 - Escalators and travelling walkways
1
1
-
Aim
To recognise and encourage the specification of energy-efficient transportation systems.
Assessment Criteria
The following demonstrates compliance:
1. Where each escalator and/or horizontal travelling walkway complies with EITHER of the following:
a. Is fitted with a load sensing device that synchronises motor output to passenger demand
through a variable speed drive. OR
b. Is fitted with a passenger sensing device for automated operation, so the escalator
operates in stand-by mode when there is no passenger demand.
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Building has no
escalators or
travelling
walkways
Please note that this issue will not be assessed where a building contains no
escalators or travelling walkways. In such instances the BREEAM assessor’s
spreadsheet tool will filter this issue from the list of applicable issues.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
A copy of the specification and
manufacturer’s
technical
literature
confirming:
• No. and type of escalators specified
• Escalator control strategy.
Escalator manufacturer’s/supplier’s technical
literature.
Assessor’s building/site inspection
photographic evidence confirming:
• Installation of compliant escalators.
and
© BRE Global Ltd 2012
132
Ene 9 Escalators and travelling walkways
Additional Information
Relevant definitions
None.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
BREEAM Europe Commercial 2009
Tra 1 Provision of public transport
133
7.0 Transport
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Tra 1 - Provision of Public Transport
4
2
2
Aim
To recognise and encourage developments in proximity to good public transport networks, thereby
helping to reduce transport-related emissions and traffic congestion.
Assessment Criteria
The following demonstrates compliance:
OFFICES ONLY
First credit;
1. The distance from the building entrance to the public transport node (i.e. bus stop, station etc.) is
less than 500m.
2. The transport node has a service at least once every 15 minutes at peak times (i.e. 8.00am10.00am and 5.00pm to 7.00pm) on working days to a local urban centre.
Second credit;
1. The distance from the building entrance to the public transport node (i.e. bus stop, station etc.) is
less than 500m.
2. The transport node has a service at least once every 30 minutes through the working day (i.e.
8.00am - 7.00pm) to a major transport node serving local and regional infrastructure systems.
RETAIL ONLY
1. There is a public transport service from a nearby public transport node, going to and/or from a local
urban centre
2. The table below, illustrating frequency of the public transport and proximity to the building being
assessed, is used to determine the number of credits achieved.
© BRE Global Ltd 2012
134
Tra 1 Provision of public transport
BREEAM Europe Commercial 2009
Table 15 Frequency and distance to public transport requirements for retail developments
Same as
Less
Less
Less
or less
Less than
Frequency
than 10
than 15
than 25
than 5
20 mins
mins
mins
mins
mins
Proximity
100m
200m
300m
400m
500m
Credits available
4
4
4
4
3
4
3
3
3
2
3
2
2
2
1
2
1
1
1
0
1
0
0
0
0
INDUSTRIAL ONLY
1. There is a public transport service from a nearby public transport node, going to and/or from a local
urban centre
2. The table below, illustrating frequency of the public transport and proximity to the building being
assessed, is used to determine the number of credits achieved.
Table 16 Frequency and distance to public transport requirements for industrial developments
Frequency/Number of Credits
Proximity
≤15mins
≤30mins
≤500m
2
1
≤800m
1
0
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Operating hours
Tra 1 Provision of public transport
135
BREEAM seeks to define the building’s accessibility to the public transport
network for the period during which the majority of building users will travel to
and from the building. In most cases the normal operating hours of the building
can be used; however, some buildings will operate for 24 hours a day and on a
shift work basis. As a result, during what typically would be deemed unsociable
hours and therefore periods where a) there is little if any public transport
operating and b) the number of total building users travelling to the building
during this time is a minority; such periods are not required to be accounted for
in the assessment of this issue.
Where the assessed building operates on a 24-hour basis, or the operating
hours are unknown at the time of assessment, then refer to and use table 17 of
default operating hours, which can be found in the Additional Information
section of this issue.
Compliant public
transport node
Multiple services
Bi-directional
routes
Rural areas
Phased
developments
Dedicated
transport
services
A compliant node includes any bus stop, railway, tram or underground station,
measured from the building entrance via a safe pedestrian route (not ‘as the
crow flies’). The service stopping at each node must provide transport from, or
onward travel to, either a local urban centre, major transport node or a
community focal point e.g. doctor’s surgery, library, school or village centre.
Services that operate from more than one node within proximity of the building,
i.e. two separate bus stops served by the same bus, must be considered only
once - at the node in closest proximity to the building. Different services at the
same node, however, should be considered as separate entities.
Routes will be bi-directional; however for the purpose of assessing the issue,
consider only the direction with the highest frequency.
The criteria remain the same where the project assessed is located in a rural
location. This BREEAM issue aims at mitigating the CO2 emissions associated
with the transport of staff and visitors to and from that building. Developers are
therefore encouraged to consider this issue at a very early stage before the
site of the project is determined.
Where the location of the site is already determined, the developer may work
with the local authority to develop the public transport infrastructure in the area
or consider providing dedicated transport services
In the case of a large phased development where new transport facilities will
be provided, but at a later stage than the building being assessed, the
assessment can consider such facilities provided that:
• A commitment to provide transport facilities has been made in the General
Contract Specification. And the shortest of the following periods Either
• The transport facilities will be available for use by the time 25% of all
phases have been completed and are ready for occupation. Or
• The transport facilities will be available for use within 25% of the total build
time for the phase in which the assessed building forms a part, measured
from the completion date of that phase.
The most appropriate rule for the development in question must be used,
ensuring that the time building users have to wait before having use of the
transport facilities is as short as possible. Where the transport facilities will not
be available for use within a period of five years from occupation of the
building, they cannot be considered for determining compliance with the
BREEAM requirements.
Where a dedicated company bus service is provided for staff during, or before
or after, operating hours (as defined below), the building entrance can be
substituted for the drop-off/pick-up destination point of this service and
therefore public transport accessibility measured from that point. The
dedicated service may pick up and drop off staff within 500m of their homes, or
at a public transport node.
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Tra 1 Provision of public transport
BREEAM Europe Commercial 2009
More than one
Transport Node
in
the
same
proximity
More than one
Transport Node
in
different
proximities
Where there is more than one transport node in the same proximity of the
building for example one node at 100m and another at 200m (i.e. both within
250m) then the average service frequency between these nodes may be
taken.
Where there is more than one transport node but they are in different
proximities of the building for example one node at 100m and another at 400m
(i.e. one within 250m and another within 500m) then each node should be
assessed separately and the credit awarded on the basis of the better
performing node.
Transport Nodes
served by more
than one service
Where a transport node is served by more than one service that goes to a
local urban centre, the frequency of time between one service and the next
can be used as the frequency for assessment. For example, where there are
three services, each with a 20 minute frequency but each follows on 10
minutes after the other, then the frequency used for assessment purposes
would be 10 minutes.
Measuring the
frequency of
services
The frequency is measured as the average frequency between one service
and the next, for at least 75% of the assessed development’s opening hours
for a typical day’s operation. This is subject to there being at least one service
every 45 minutes during opening hours. This requirement is to ensure that
credits are not awarded in instances where there is a good average frequency
but a poor spread of service frequency throughout the day.
Average service
frequency
The typical day is that which represents the period when travel to and from the
building by staff and visitors will be at its highest. For most buildings this
should be taken as a mid-week day. In choosing a typical day the assessor
should check that the timetabled information for that day is, within reason,
representative of the public transport provision for the entire operating week
(excluding Sundays). Where the opening hours are not known and the default
hours (in the Additional Information section) are used, it must be assumed that
the retail development will be open six days a week.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
Scale map highlighting the location of the
building and all public transport nodes in
proximity of the building.
The evidence required at this stage is the
same as that outlined at the design stage.
2
Timetables for each service at each public
transport node considered.
Where changes have occurred since the
design stage which could affect the
compliance, full details of the changes will
be required to demonstrate compliance.
Additional Information
Relevant definitions
Local Urban Centre: This is any community focal point, as these will be served by public transport
networks, This includes local shops and/or community facilities such as doctor’s
surgery/dentist/library/school, a major transport node such as a railway/bus station/transport node, or
another type of significant non-leisure related meeting place.
Main building entrance: The main building entrance is the entrance to the assessed building
accessed by the majority of the building’s staff and visitors, not the site entrance (unless the site
entrance is also the building entrance e.g. building with a boundary on a public highway).
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Tra 1 Provision of public transport
137
Major Transport Node: This is any node on a regional/national transport infrastructure system.
Table 17 Default hours of operation for a typical day
Building type
AM
PM
Office
8.00am - 7.00pm
Industrial
8.00am - 7.00pm
Shopping centre
9.00am - 7.00pm
Supermarket
8.00am - 10.00pm
Bank/Service provider
9.00am - 5.00pm
Convenience store
7.00am - 10.00pm
DIY/retail park
8.00am - 8.00pm
High street store
9.00am – 7.00pm
Car showroom
8.00am - 7.00pm
24 hour use building
7am - 8pm
© BRE Global Ltd 2012
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Tra 2 Proximity to amenities
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Tra 2 - Proximity to amenities
1
1
1
Aim
To encourage and reward a building that is located in proximity to local amenities, thereby reducing the
need for extended travel or multiple trips.
Assessment Criteria
The following demonstrates compliance:
1. For developments in rural locations, the building is within 500m of the following amenities:
a. Grocery shop and/or food outlet
b. Postal facilities
2. For all other developments, the building is also within 1000m of at least two of the following:
a. Bank/Cash machine
b. Creche/school
c. Hairdresser
d. Doctors surgery/medical centre
e. Pharmacy
f. Dry cleaners
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Food Outlet
This includes the following:
• Grocery shop
• Supermarket
• Sandwich shop
• On- or off-site cafeteria or staff canteen
Collective
amenities
One type of amenity may also exist within or a part of other types of amenities
e.g. grocery store in a petrol station, cash point or pharmacy in a supermarket
etc. It is not a requirement of the assessing this issue that each amenity is
‘stand alone’.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Tra 2 Proximity to amenities
Accessible local
amenities
The distance must be measured via safe pedestrian routes e.g. pavements
and safe crossing points or, where provided, dedicated pedestrian crossing
points. The distance should not be measured in a straight line, ‘as the crow
flies’.
Amenities within
building
Amenities within the building or on the site (provided within 500m of assessed
building) meet the assessment criteria.
139
For example, where there is no postal box within 500m of the building, the
building occupier can provide an alternative facility, such as a contract with the
postal office or alternative mail/courier service. Alternatively the building
occupier can provide a facility to collect the mail within the building on a daily
basis and arrange to have them delivered to the nearest postal facility. Daily
collection of the mail will need to be guaranteed for the facility to be deemed
compliant.
Phased
developments
The guidance provided in BREEAM issue Tra 1, concerning phased
developments, also applies to this issue.
Schedule of Evidence Required
Req.
1
Design Stage
Post Construction Stage
Marked-up site plan or map highlighting:
• Location of assessed building
• Location and type of amenities
• The route to the amenities
• Plan/map scale
Assessor’s building/site inspection and
photographic evidence confirming:
• The existence of the local amenities
• The route and distance to the
amenities.
Where the amenities do not currently exist,
but are due to be developed, a letter from
the client/developer confirming:
• The location and type of amenities to be
provided
• The timescale for development of the
amenities.
Evidence as outlined at the design stage of
assessment.
OR
As above where amenities developed, or
under development at the time of post
construction review/assessment.
Additional Information
Relevant definitions
Rural location: for the purposes of BREEAM, a rural location should be defined according to national
regulations, or where no national definition exists, as one with a population cluster of less than 1000
inhabitants and a density below 150 inhabitants per km2.
© BRE Global Ltd 2012
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Tra 3 Alternative modes of transport
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Tra 3 - Alternative modes of transport
2
2
2
Aim
To recognise the provision of adequate facilities on site allowing building users to use alternative modes
of transport to go to and from the building.
Assessment Criteria
Two credits can be awarded where one of the following measures has been implemented to encourage
the use of alternatives to the private car for commuting:
Option 1
First credit - Compliant cycle storage spaces
1. Offices and Industrial projects: the number of compliant cycle storage spaces provided is as
follows:
a. 10% of the number of building users up to 500 PLUS
b. 7% for the number of building users in the range of 501 – 1000 PLUS
c. 5% for the number of building users over 1000
This is subject to providing a minimum of 2 cycle storage spaces.
2. Retail developments: the number of compliant cycle storage spaces provided is as follows:
a. 10% of the number of full-time equivalent staff that will commute to the development PLUS
b. 5% of the total number of customer car parking spaces (excluding disabled spaces and
mother-and-baby spaces where provided). This is subject to providing a minimum of 10
cycle racks. Any development that provides at least 50 customer cycle storage spaces will
comply regardless of the number of parking spaces
The staff spaces must be provided in addition to customer spaces and whilst they do not need to be
separate from customer spaces, this is encouraged.
Second credit - Compliant facilities
1. The first credit has been achieved.
2. At least two of the following compliant facilities must be provided for the building users:
a. Compliant showers
b. Compliant changing facilities and lockers for clothes
c. Compliant drying space for wet clothes
Option 2
1. During the preparation of the brief (equivalent to stage B) the design team has consulted with the
local authority on the state of the local cycling network and how the development could contribute to
improving it.
2. One proposition has been chosen in agreement with the local authority and implemented. This
proposition must be additional to what would have been done by the local authority without the
support from the project and must have a significant impact on the local cycling network.
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Tra 3 Alternative modes of transport
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Option 3
1. Negotiations with local bus companies have resulted in an increase of the local service provision in
the development’s local area.
Option 4
1. For office and industrial developments, electric recharging stations have been provided for at least
3% of the total carparking capacity for the building.
2. For retail developments, electric recharging stations have been provided for at least the following
number of vehicles;
a. 3% of the carparking capacity up to 300 PLUS
b. 2% of the carparking capacity in the range of 301 – 1000 PLUS
c. 1% of the carparking capacity over 1000.
3. Electricity must be provided from a 100% renewable energy contract as per BREEAM issue Ene5
criteria.
Option 5
1. A car sharing platform has been set up to facilitate and encourage building users to sign up to a
carsharing scheme.
2. Marketing material has been developed to help raise awareness of the system and will be
communicated to the tenants where applicable.
3. Priority spaces for car sharers are provided for at least 5% of the total carparking capacity for the
building.
4. Priority spaces are located in the nearest available spaces in the nearest available parking area to
the main building entrance on site.
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue.
1. Two of the options above have been implemented.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
Refer to the compliance note below on existing compliant facilities.
existing
buildings
Shell Only If it is not possible to confirm the number of staff due to the speculative nature
Offices
of the building then a default occupancy rate of 1 person per 10m2 of net
lettable area should be used.
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Tra 3 Alternative modes of transport
Shell Only Retail
Shell Only Industrial
Fit Out Only
BREEAM Europe Commercial 2009
If it is not possible to confirm the number of full time equivalent staff
commuting to the development due to the speculative nature of the building
then a default occupancy rate of 1 person per 10m2 of nett lettable area should
be used. Alternatively, the number of full time equivalent staff in an existing
retail development of similar type and size can be used (the assessor needs to
justify/validate the number used in their certification report).
Where tenants will be installing cyclist facilities as part of their fit-out
specifications, these might be taken into account in order to demonstrate
compliance with the criteria, provided that a tenancy lease agreement between
the developer and the tenant/s confirm that all the BREEAM requirements will
be met.
If it is not possible to confirm the number of building users due to the
speculative nature of the building then a default occupancy rate of 1 person
per 10m2 of nett lettable office area and 1 person per 20m2 of operational floor
space should be used. Operational floor space does not include warehouse
storage space. Alternatively, the number of staff in an existing industrial unit of
similar type/operation and size can be used (the assessor needs to
justify/validate the number used in their certification report).
Where tenants will be installing cyclist facilities as part of their fit-out
specifications, these might be taken into account in order to demonstrate
compliance with the criteria, provided that a tenancy lease agreement between
the developer and the tenant/s confirm that all the BREEAM requirements will
be met.
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Option 1 only
Building users
Where the term building users is referenced this refers to the staff, therefore
the number of staff that will work within the building must be used to determine
the number of compliant facilities that must be provided to achieve the credit.
Whilst staff numbers are the means by which compliance with the assessment
criteria is determined, the percentage requirements account for visitors that will
travel to and use or work within the building. As such the compliant cycle
facilities must be accessible to all these types of building users.
Compliant cycle
storage space
Cycle storage facilities should be designed to ensure maximum health and
safety of building users and should therefore meet the following wherever
possible:
• The space is covered overhead and protected from the rain
• The covered area and the cycle racks are set in or fixed to a permanent
structure (building or hardstanding) and allow both the wheel and frame to
be locked securely (e.g. Sheffield type). OR racks are located in a locked
structure with CCTV surveillance and access from staff only. Fixtures to
lock bikes are not required in the second instance.
• There must be sufficient space for all bikes to be stored without having to
move others or rely on integral stands.
• Adequate lighting is provided in accordance with national best practice
lighting guide as defined in issue Hea 5.
• The facilities are in a prominent site location that is viewable from
the building.
• The majority of the cycle racks are within 100m of a building entrance
(ideally within 50m).
Where any of those requirements are not deemed suitable in relation to the
health and safety of the users, they may be excluded provided that adequate
justification has been provided and approved by BRE.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Tra 3 Alternative modes of transport
Vertical bike
racks
Vertical racks, which allow direct access (without the need to get alongside the
locked bike) and permit one bike per vertical stack can comply with the criteria
(provided all other criteria are met).
Non compliant
cycle racks
These types of cycle storage devices do not comply with BREEAM:
• Hooks and wall attachments
• Single wheel (butterfly) bike rack holders (these racks provide less security
and can cause damage to bike wheels).
Public bicycle
sharing systems
Bicycle sharing systems are increasingly popular and diverse systems have
appeared over the past few years in major cities in Europe whereby a number
of bicycles are made available for shared use amongst people who do not own
a bicycle. The central concept of many of the systems is free or affordable
access to bicycles for city transport in order to reduce the use of automobiles
for short trips inside the city thereby diminishing traffic congestion, noise and
air-pollution.
143
Up to 50% of the BREEAM cycle racks requirement may be provided by a
public bicycle sharing system where it complies with the following:
• The program is implemented by the municipality or through a publicprivate partnership.
• The system must be open to casual users who wish to use them for oneway rides to work, education or shopping centres.
• Bicycles are available at unattended urban locations; and they operate in a
manner that could be seen as "bicycle transit"
• Service terminals must be available throughout the city
• The average distance between service terminals is 500 m maximum in
inner city areas.
• A service terminal is available within 500m of the main building entrance.
• The station terminals do not need to comply with the design requirements
listed above.
City centre
locations –
Offices and
Industrial
City centre
locations –
Retail
Individual
buildings/units
that form part of
a larger
development or
business
district
The number of compliant facilities is calculated based on the total number of
cycle racks required. For retail projects, public bicycle racks can also count
towards the number of customer cycle racks required.
In city centre locations the criteria for compliant cycle spaces can be reduced
by 50% where at least two of the available BREEAM credits for provision of
public transport (Tra 1) have been awarded.
Sites in city centre locations can reduce by 50% the criteria for compliant cycle
spaces where at least three of the available BREEAM credits for provision of
public transport (Tra 1) have been awarded.
For the assessment of individual buildings/units that form part of a larger
development or business district (eg retail parks, shopping centres), and do
not have the scope to provide their own dedicated cyclist facilities (i.e. no
external publicly accessible areas), awarding the credit does not require that
individual facilities are provided for each individual retail unit. The credit can be
awarded where:
• The development has compliant centralised facilities, provided their
number caters for and can be accessed by all staff that work at the
development.
• At least 10 publicly accessible compliant cycle storage spaces are within
proximity of the main shop entrance i.e. 100m.
Those facilities should comply with all the BREEAM design requirements as
listed above in order for the credit to be awarded.
50% of those may be provided by a public bicycle sharing system.
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Rural locations
Sites can reduce by 50% the criteria for compliant cycle spaces where the
building is located in a rural location as defined under Tra2 AND the average
building user commuting distances are likely to be greater than 10 miles.
Sites in
mountainous
locations
Sites in mountainous/hilly areas where the average slope is more than 8%
around the site and is likely to prohibit commuting by bicycle can reduce by
50% the criteria for compliant cycle spaces. Typical examples include buildings
in cities such as Lisbon or Istanbul which are located on one of the hills.
Compliant
showers
Compliant
changing
facilities &
lockers
Compliant
drying space
Existing
compliant
facilities
Minimum
number of
facilities
Buildings located in a plain but at the top of a hill do not comply with this
definition.
One shower must be provided for every 10 cycle storage spaces and both
male and female users catered for i.e. either separate showers within shared
gender-specific facilities or single shower cubicles and changing space for
mixed use. The showers can be available for others to use in addition to
cyclists.
Changing facilities and locker criteria;
• The assessor can use their judgement to determine whether the changing
area is appropriate given the number of cycle storage spaces/showers
provided. As guidance to aid the assessor, where a shower/changing
cubicle is provided there should be a minimum of one square metre of
changing space adjacent to the shower(s) with a bench seat and hooks for
hanging clothes. Where there is more than one shower provided there
should be a minimum of one square metre of changing space per shower,
subject to a minimum changing area of four square metres. Where there
are no showers specified, but there is a changing facility, there is a
minimum of one square metre of changing space for every 10 cycle
storage spaces, subject to a minimum of four square metres of changing
area with a bench seat and hooks for hanging clothes.
• The number of lockers is at least equal to the number of cycle spaces
provided.
• Lockers are either in or adjacent to compliant changing rooms. Where the
changing space is a cubicle the locker(s) must not be located within the
cubicle.
• Each locker is at least 900mm high by 300mm wide by 450mm deep, or a
locker with dimensions that provide an equivalent volume of storage
space.
• Both male and female users are catered for i.e. either gender specific,
shared facilities or single changing cubicles in mixed use areas.
• Toilet cubicles do not count as changing facilities.
The drying space (for wet clothes) must be a specially designed and
designated space with adequate heating/ventilation. A plant room is not a
compliant drying space.
For assessments of new infill buildings on an existing site, where there are
existing compliant facilities, such facilities can be assessed against the criteria
of this issue. The number of existing compliant facilities must be large enough
to cater for the building users of the assessed building, in addition to the users
from any existing buildings.
Where more than the minimum number of compliant cycle spaces is provided,
it is not necessary to also provide more than the minimum number of
showers/lockers/changing facilities.
Option 2 only
Contribution to
the local cycling
network
© BRE Global Ltd 2012
Where the local infrastructure around the site doesn’t cater adequately for
cyclists, building users will not be encouraged to cycle to the building.
Therefore, in order to increase the usage of the cycle racks, and promote
cycling in a cyclist-unfriendly environment, developers should consult with the
BREEAM Europe Commercial 2009
Tra 3 Alternative modes of transport
145
local authority to identify options to influence and contribute to the
development of suitable cyclist infrastructure in the area.
Examples of cyclist infrastructures include the development of cycle lanes in a
the surrounding area, the creation of a public cycle racks or bicycle pools, the
installation of a cyclist lift in hilly parts of the city etc.
Contributions will need to have a significant impact on the development of
those infrastructures to be recognised under this BREEAM issue and this
should be justified accordingly in the assessment report.
Option 5 only
No parking on
site
The option 5 remains applicable where there is no carparking on site provided
that the second and third requirements are met.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
Option 1
First Credit
1&2
Site plan, design drawings and/or a copy of
the specification confirming:
• The location of the building and its
surroundings
• The location of the cycle storage
facilities
• The number of cycle spaces provided
• The type, dimensions and layout of
cycle racks
• The materials and construction
specified for the facility.
• The lighting for the facility is in
accordance with the appropriate
standard.
• Building occupancy or, where relevant,
net lettable/floor area.
Where the building is in a city centre
location, and the benchmarks reduced,
evidence as outlined under BREEAM credit
Tra 1 demonstrating the relevant number of
credits achieved.
Second credit
1
Evidence (as outlined above) confirming
compliance with the first credit.
2
Design drawings or a copy of the
specification confirming:
• Number of showers
• Changing room
• Secure locker locations, dimensions
and numbers
• Drying space
Assessor’s building/site inspection and
photographic evidence confirming the
installation of the compliant facilities.
Evidence (as outlined above) confirming
compliance with the first credit.
Assessor’s building/site inspection and
photographic evidence confirming the
installation of the compliant facilities.
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Option 2 & 3
All
Minutes of discussions and negotiations
with the relevant stakeholders
demonstrating:
• A list of the stakeholders present
• The process and scope of the
consultation
• The stage in plan of works that
consultation occurred.
• The different options to contribute to the
local network
A copy of the contract outlining:
• How the developer will contribute to the
development of the local cycling
infrastructure OR
• The number of bus services provided
before and after the development
Assessor’s building/site inspection and
photographic evidence confirming the
cycling infrastructure is in place.
OR
Timetables for each service at each public
transport node considered.
Where changes have occurred since the
design stage which could affect the
compliance, full details of the changes will
be required to demonstrate compliance.
Option 4
All
A marked-up copy of the site
confirming:
• Location and number of electric
recharging stations
plan
Electricity
supplier’s
documentation
confirming:
• Name and details of supplier
• Details of the source of supply.
Assessor’s building/site inspection and
photographic evidence confirming the
electric recharging stations are in place
Where changes have occurred since the
design stage which could affect the
compliance, full details of the changes will
be required to demonstrate compliance.
A copy of the contract or other formal
documentation confirming the length of
contract to supply 100% renewable energy
Option 5
All
A copy of the contract with a relevant
carsharing platform.
A copy of the relevant clause or
specification confirming:
• Marketing material will be developed to
raise awareness of car sharing
• Material will be communicated to all
tenants.
A marked-up copy of the site plan
confirming:
• Location and number of priority spaces
for car sharers
Additional Information
Relevant definitions
© BRE Global Ltd 2012
As design stage evidence
BREEAM Europe Commercial 2009
Tra 3 Alternative modes of transport
147
Carsharing scheme: a carsharing scheme is aimed at providing the facility and incentives for people to
share lifts to go to work. The benefits of car sharing include reduced travel costs for staff and customers
and reduced local congestion and pollution. Different types of carsharing scheme exist. Ready-to-use
web-platforms may be created or purchased for the benefit of the building users and/or close
neighborhood where the building is located in a business park. However, in any case, a commitment
from the developer will be required under the form of management policies/procedures to run and
manage the scheme efficiently. This includes marketing and monitoring the system, providing
incentives to encourage people to join the system (such as financial incentives or specific parking
spaces in busy areas) or providing marketing material to help raise awareness of the system.
Nett lettable area (NLA) – also called usable floor area: this is the gross internal floor area
excluding all internal structural and party walls (but not partitioning or other non load-bearing walls
within the tenancy area which are included in the area), ancillary areas for services, ancillary areas to
main function areas and circulation areas. Please refer to the relevant country appendix sheet to find
national equivalent where relevant.
Full Time Equivalent (FTE) staff: FTE is a unit of measure which is equal to one filled, full-time
position.
Rural location: please see definition in Tra2.
© BRE Global Ltd 2012
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Tra 4 Pedestrian and cyclist safety
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Tra 4 - Pedestrian and Cyclist Safety
2
1
1
Aim
To recognise and encourage the provision of safe and secure pedestrian and cycle access routes on
the development.
Assessment Criteria
The following demonstrates compliance:
1. Where external site areas form part of the assessed site and these areas contain vehicle access
roads, parking and/or pedestrian access to the building, adequate cycle lanes and pedestrian
pathways must be provided. If the building does not have any external areas and internal access is
directly from the public highway/footpath, then the credit(s) can be awarded on a default basis.
Cycle access criteria
2. The cycle lanes meet the following minimum width dimensions:
a. Where pedestrian and cycle routes are shared the minimum total width of the combined
path is 3.0m
b. Where the cycle lane is segregated from both the pedestrian route and carriageway the
minimum width of the cycle path is 2.0m
c. Where the cycle route forms a part of the carriageway, the minimum width of the lane is
1.5m
3. Cycle lanes provide direct access to any cycle storage facilities provided on the site, without the
need to deviate from the cycle path and, if relevant, connect to offsite cycle paths where these run
adjacent to the development’s boundary.
4. Delivery areas do not cross or share cyclist routes.
5. Lighting design of cycle paths on site are in compliance with national best practice road lighting
guide.
Pedestrian access criteria
6. The pedestrian paths meet the following minimum width dimensions:
a. Where pedestrian and cycle routes are shared the minimum total width of the combined
path is 3.0m
b. Where the pedestrian route is segregated from both the cycle lane and carriageway the
minimum width of the pedestrian path is 1.5m
7. Delivery areas are not accessed through parking areas and do not cross or share and other outside
amenity areas accessible to building users and general public.
8. Lighting design of pedestrian pathways on site is in compliance with national best practice road
lighting guide.
9. Onsite footpaths connect to public footpaths off site, providing access to local transport nodes and
other offsite amenities (where present).
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10. Where provided, drop-off areas are designed off the access road and provide direct access to
pedestrian pathways/areas, therefore avoiding the need for the pedestrian to cross vehicle access
routes.
11. Where dedicated pedestrian crossing of a vehicle access route is provided, the road is raised to the
pavement level (i.e. the pavement is not lowered to road level).
12. For larger developments with a high number of public users/visitors, pedestrian pathways must be
signposted to other local amenities off site, including public transport nodes.
Note: For office and industrial buildings, all criteria need to be met in order for the credit to be
awarded.
Note: For retail buildings, one credit can be achieved where the cycle access criteria are complied
with, and a second credit where the pedestrian access criteria are complied with. The credits can
be awarded independently of each other i.e. one credit can still be awarded for compliant
pedestrian routes where cycle routes do not comply and vice versa.
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
National best
practice road
lighting guide
Please refer to the country specific reference sheet to locate the appropriate
best practice road lighting guides in the country of assessment. Alternatively,
please demonstrate applicability as follows;
• The minimum requirements as set out in Checklist A10 are covered
by the proposed documents.
• The illuminance levels are equal to or more onerous than those set
in European standard EN 12464-2.
Covered parking
area
Operational safety
measures
Where appropriate lighting guides do no exist for a country, the design team
should demonstrate compliance with EN 12464-2.
Where the assessed building has no external areas but does have a covered
parking facility and cyclists and/or pedestrians access the assessed building
via this area, then the criteria apply and this area must be assessed against
them.
Operational safety measures such as speed reduction are often recognised
as an efficient measure to reduce risks to cyclists and pedestrians. However,
these being dependent on the way they will be enforced, they cannot be
recognised under BREEAM and only safety design measures will be
assessed under this BREEAM issue.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
© BRE Global Ltd 2012
150
Tra 4 Pedestrian and cyclist safety
1-4 &
6-7 &
9-12
A scaled proposed site plan, specification
and/or design details highlighting all
necessary features and dimensions.
BREEAM Europe Commercial 2009
Assessor’s building/site inspection and
photographic
evidence
confirming
compliance.
AND/OR
5&8
A copy of the specification, site plan and/or
manufacturer’s technical details. confirming:
• External lighting design strategy in
compliance with relevant standard.
Where applicable, confirmation that the
minimum requirements as set out in
Checklist A10 are met and that illuminance
levels are equal to or more onerous than
those set in EN 12464-2.
Additional Information
Relevant definitions
None.
© BRE Global Ltd 2012
‘As built’ site plan and design details.
Assessor’s building/site inspection and
photographic evidence confirming compliant
installation.
The assessor is not expected to check
every detail but that the lighting strategy is
broadly compliant with the relevant
guidance, demonstrated by checking
compliance at their discretion with select
key issues.
BREEAM Europe Commercial 2009
Tra 5 Travel plan
No. of credits
available
Ret
Off
Issue Title
Ind
151
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Tra 5 - Travel Plan
1
1
1
Aim
To recognise the consideration given to accommodating a range of travel options for building users,
thereby encouraging the reduction of user reliance on forms of travel that have the highest
environmental impact.
Assessment Criteria
The following demonstrates compliance:
1. A travel plan has been developed as part of the feasibility and design stages which considers all
types of travel relevant to the building type and users.
2. The travel plan is structured to meet the needs of the particular site and takes into consideration the
findings of a site-specific transport survey and assessment that covers the following (as a
minimum):
a. Where relevant, existing travel patterns and opinions of existing building or site users
towards cycling and walking so that constraints and opportunities can be identified
b. Travel patterns and transport impact of future building users
c. Current local environment for walkers and cyclists (accounting for visitors who may be
accompanied by young children)
d. Disabled access (accounting for varying levels of disability and visual impairment)
e. Public transport links serving the site
f. Current facilities for cyclists
3. The travel plan includes a package of measures that have been used to steer the design of the
development in order to meet the travel plan objectives and minimise car-based travel patterns.
This is demonstrated via specific examples such as:
a. Providing parking priority spaces for car sharers
b. Providing dedicated and convenient cycle storage and changing facilities
c. Lighting, landscaping and shelter to make pedestrian and public transport waiting areas
pleasant
d. Negotiating improved bus services, i.e. altering bus routes or offering discounts
e. Restricting and/or charging for car parking
f. Criteria for lobby areas where information about public transport or car sharing can be
made available
g. Pedestrian and cycle friendly (for all types of user regardless of the level of mobility or
visual impairment) via the provision of cycle lanes, safe crossing points, direct routes,
appropriate tactile surfaces, well lit and signposted to other amenities, public transport
nodes and adjoining offsite pedestrian and cycle routes.
4. The travel plan includes measures tailored to minimise the impacts of operational-related transport
e.g. deliveries to and from the site.
.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
© BRE Global Ltd 2012
152
Tra 5 Travel plan
Refurbishment
Extensions to
existing
buildings
Shell Only
Fit Out Only
BREEAM Europe Commercial 2009
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Where the occupier is not known a travel plan is still required, albeit that it may
only be an interim travel plan or one that broadly addresses all the above
issues.
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Building users –
Offices and
Industrial
Where the term building users is referenced, this refers to staff (commuter
journeys and business travel), visitors and personnel who make
deliveries/collections to and from the development.
Building users –
Retail
Where the term building users is referenced in this BREEAM issue it refers to
staff, customers and personnel who make deliveries/collections to and from
the development.
Existing Travel
Plan
The first credit can be awarded if the building being assessed is a
refurbishment or infill new build on an existing site that has an existing up-todate travel plan that is compliant with BREEAM and applicable to all building
users (in the existing and assessed buildings).
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
First credit
1-3
A copy of the Travel Plan.
A copy of the site-specific
survey/assessment.
3
The evidence required at this stage is the
same as that outlined at the design stage.
transport
A marked-up copy of the site plan
demonstrating
examples
of
design
measures, implemented in support the
travel plan’s findings.
Assessor’s building/site inspection
photographic evidence confirming:
• The installation of measures
support the travel plan.
and
that
OR
Where a detailed site plan is not available, a
formal letter from the client confirming that
measures will be implemented into the final
design in support the travel plan’s findings.
4
A section within the Travel Plan or written
confirmation that the plan will address
operational related transport impacts.
The evidence required at this stage is the
same as that outlined at the design stage.
Additional Information
Relevant definitions
Travel Plan: A travel plan is a strategy for managing all travel and transport within an organisation,
principally to increase choice and reduce reliance on the car by seeking to improve access to a site or
development by sustainable modes of transport. A travel plan contains both physical and behavioural
measures to increase travel choices and reduce reliance on single-occupancy car travel.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Tra 6 Maximum car parking capacity
No. of credits
available
Ret
Off
Issue Title
Ind
153
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Tra 6 - Maximum Car Parking Capacity
-
2
2
Aim
To encourage the use of alternative means of transport to the building other than the private car,
thereby helping to reduce transport related emissions and traffic congestion.
Assessment Criteria
The following demonstrates compliance:
First credit
1. No more than one parking space is provided for every three building users.
Second credit
1. No more than one parking space is provided for every four building users.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
Extensions to
existing
buildings
Shell Only Offices
Shell Only –
Industrial
Fit Out Only
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
If it is not possible to confirm the number of building users due to the
speculative nature of the building then a default occupancy rate of 1 person
per 10m2 of nett lettable area of the building can be used.
If it is not possible to confirm the number of building users due to the
speculative nature of the building then a default occupancy rate of 1 person
2
2
per 10m of nett lettable office area and 1 person per 20m of operational floor
space. Alternatively, the number of staff in an existing industrial unit of similar
type/operation and size can be used (the assessor needs to justify/validate the
number used in their certification report).
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Building users
Where the term building users is referenced in this BREEAM issue it refers to
the staff who will work within the building.
Determining
number of
building users
Variable
occupancy
If known actual building occupancy rate figures should be used. If this figure
cannot be confirmed use the default occupancy rate detailed above under the
Shell Only compliance note.
Where the number of building users is variable, provision of parking spaces
should be based on the maximum number of building users likely to be using
the building at any time.
© BRE Global Ltd 2012
154
Tra 6 Maximum car parking capacity
BREEAM Europe Commercial 2009
Disabled, mother
& baby &
motorbike
spaces
Parking spaces for these building users can be excluded from the assessment
of this issue provided these spaces are dedicated for this use and they are
sized accordingly with the appropriate signage/markings.
Car share spaces
Car share spaces can be excluded from the assessment provided these
spaces are dedicated for this use with the appropriate signage and the future
building occupier confirms they have an enforceable car share policy. The
assessor must obtain a copy of the policy and related documentation. Where
there is no policy these spaces must be included within the calculation.
Local authority
car parking
requirements
As a general rule, where the local authority sets car parking requirements that
are different from the BREEAM criteria, the most onerous of the requirements
will need to be complied with:
• Where the local authority requires a minimum car parking capacity that is
higher than the maximum limit set by BREEAM, the BREEAM criteria will
need to be met for the credit to be awarded.
• Where the local authority requires a maximum car parking capacity that is
lower than the one set by BREEAM, then the local authority criteria should
be met for the credit to be awarded.
Where the building being assessed forms part of a wider site development and
parking is not designated to specific buildings, then this credit must be
assessed on the provision of parking spaces for the whole development,
accounting for all existing and new users and parking spaces.
Parking shared
with other
buildings
Where the numbers of users for the whole site cannot be confirmed, then the
parking spaces can be attributed to the assessed development on the basis of
the ratio of assessed building floor area to total building floor area of the whole
site. E.g. if the assessed building is 20% of the total building area for the site
then attribute 20% of the parking spaces to the building for the purpose of the
assessment.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
A site plan or copy of the specification
confirming:
• Number and type of parking spaces
provided for the building.
Assessor’s building/site inspection and
photographic evidence confirming:
• Number and type of parking spaces
provided for the building.
Relevant documentation or correspondence
from the design team or client confirming
the number of building users.
Evidence as outlined at the design stage.
OR
A physical check by the assessor of the
relevant number of building users (if
practical).
Additional Information
Relevant definitions
Nett lettable area (NLA): Refer to BREEAM issue Tra 3.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Tra 7 Travel information point
No. of credits
available
Ret
Off
Issue Title
Ind
155
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Tra 7 - Travel Information Point
1
-
-
Aim
To ensure the building has the capacity to provide users with up-to-date information on local public
transport routes and timetables.
Assessment Criteria
The following demonstrates compliance:
1. A real-time public transport information system, where building users can access up-to-date public
transport information and plan their journey, is provided.
2. The system must be in a publicly accessible area with adequate signage at its point of use and
throughout appropriate areas of the development indicating its purpose and location/existence.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Building users
Where the term building users is referenced this refers to staff and customers.
Scope of
BREEAM issue
This BREEAM issue applies only to retail buildings >500m2.
Location of
‘Travel
Information
Point’
The information point does not necessarily have to be situated internally. If
sited externally however, it must be covered, in an area that is readily
accessible to building users and within close proximity of the main entrance or
pedestrian routes to and from local public transport nodes, parking areas and
the main building entrance.
The credit can be awarded where there is an existing maintained real-time
information point within 250m of the assessed development’s main entrance
via a safe pedestrian route (not ‘as the crow flies’).
Where the assessed building has achieved all credits available under the
BREEAM issue Tra1, ie has very high levels of public transport in close
proximity, the travel information point does not need to provide real time
information. The second BREEAM requirement will however need to be met
for the credit to be achieved.
Existing travel
information
facilities
Buildings with
very high levels
of public
transport
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156
Tra 7 Travel information point
BREEAM Europe Commercial 2009
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1&2
Design plan and/or a copy of the relevant
specification clause(s) confirming:
• Location and scope of the travel
information point/facility
Assessor’s building/site inspection and
photographic
evidence
confirming
compliant installation of the travel
information point(s).
Additional Information
Relevant definitions
Real time passenger information system: An electronic system that provides up-to-date, i.e. real
time, information on local public transport service(s). Primarily how close the service is running to time
and when it is due at a node/interchange and, potentially, incidents that affect service operations,
platform changes etc.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Tra 7 Travel information point
No. of credits
available
Ret
Off
Issue Title
Ind
157
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Tra 8 – Deliveries & Manoeuvring
1
-
1
Aim
To ensure that safety is maintained and disruption due to delivery vehicles minimised through wellplanned layout and access to the site.
Assessment Criteria
The following demonstrates compliance:
1. Parking and turning areas are designed for simple manoeuvring according to the type of delivery
vehicle likely to access the site, thus avoiding the need for repeated shunting.
2. There is a separate parking area for waiting goods vehicles, away from the manoeuvring area and
staff/visitor car parking.
3. Delivery areas are not accessed through parking areas and do not cross or share pedestrian and
cyclist routes and other outside amenity areas accessible to building users and general public.
4. There is a dedicated space for the storage of refuse skips and pallets away from the delivery
vehicle manoeuvring area and staff/visitor car parking.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
existing
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Small
buildings/units
For the purpose of assessing this issue, smaller buildings/units (i.e. <200m2)
and developments where heavy goods vehicles are unlikely to access the site,
the criteria for the manoeuvring area need be sized only to accommodate large
delivery vans (i.e. transit type or similar).
Where the building occupier is known then the design team must be able to
demonstrate that the layout of the manoeuvring area is suitable for the
specified types and number of delivery vehicles typically used by the occupier.
For speculative developments it must be demonstrated that the manoeuvring
area can accommodate a range of goods vehicle types.
Also, requirement 3 ‘delivery areas are not be accessed through parking areas’
can be relaxed for smaller sites if it can be confirmed that all deliveries to the
building will be made by small vans and not heavy goods vehicles.
© BRE Global Ltd 2012
158
Tra 8 Deliveries & Manoeuvring
Scope of issue
Tra8
BREEAM Europe Commercial 2009
This BREEAM issue is not assessed where the development does not have a
significant vehicle delivery and manoeuvring area (ie a typical ‘back-of-house’
facility wouldn’t comply). This is likely to be the case in most office
developments. In such cases this issue will be filtered from the list of relevant
issues by the assessor’s spreadsheet tool.
Schedule of Evidence Required
Req.
1-4
Design Stage
Proposed site plan clearly showing:
• Manoeuvring area
• Delivery vehicle waiting area
• Designated area for skips/pallets
Appropriate
documentation
or
correspondence from the design team
confirming:
• Likely vehicle delivery type that will
access the development.
• Predicted frequency of deliveries
Additional Information
Relevant definitions
None.
© BRE Global Ltd 2012
Post Construction Stage
Assessor’s building/site inspection
photographic evidence confirming
existence of a compliant delivery area.
and
the
BREEAM Europe Commercial 2009
Wat 1 Water consumption
159
8.0 Water
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
1
1
2
Wat 1 - Water Consumption
3
3
3
Aim
To minimise the consumption of potable water in sanitary applications by encouraging the use of low
water use fittings.
Assessment Criteria
The following demonstrates compliance:
1. The credits are awarded as follows:
• One credit where consumption is 4.5 - 5.5m3 per person per year
• Two credits where consumption is 1.5 - 4.4 m3 per person per year
• Three credits where consumption is <1.5 m3 per person per year
2. To determine the water consumption figure for the assessed building, determine the effective flush
volumes and flow rates for the following installed sanitary fittings and enter this data into the
BREEAM Water Calculator Tool:
a. WCs
b. Urinals
c. Taps
d. Showers
Exclude kitchen taps, cleaners’ sinks and external taps.
3. If any rainwater collection or greywater recycling systems are specified for the purpose of meeting
WC/urinal flushing demand, determine the following information (as appropriate to system type):
a. Annual rainfall for the site location (mm)
b. Rainwater catchment area (m2)
c. Catchment type e.g. pitched roof, flat roof
d. Rainwater filter co-efficient
e. Rainwater collection tank capacity
f. Percentage of tap and shower water collected and used for WC/urinal flushing.
g. Percentage of building’s WC/urinals using greywater to meet flushing demand.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
© BRE Global Ltd 2012
160
Wat 1 Water consumption
Extensions to
existing
buildings
Shell Only
BREEAM Europe Commercial 2009
Where a project under assessment consists solely of an extension, and no
new sanitary facilities are to be provided, facilities provided in the existing
building should be assessed (this refers to the nearest accessible facilities for
each gender/function, where appropriate, i.e. those likely to be used by the
occupants and visitors in the extension building).
If a water supply is provided to tenanted areas of the building but sanitary
fittings will be specified/fitted by future tenants, compliance with this BREEAM
issue can be demonstrated via one of the following means in shell only
buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated for
the shell only areas of the building, the assessor must assume that only
industry-standard fittings will be installed (see additional guidance). For such
instances therefore, it is likely that none of the credits will be achieved. When
industry-standard fittings are not known, the following default values must be
used:
• Regular taps for wash hand basins (12 litres/minute)
• High flow shower (14 litres/minute)
• WC (6 litre cistern)
• Cistern serving single urinal = 10 litres per use (flush).
• Cistern serving two or more urinals = 7.5 litres per use (flush).
• Urinals with manual flush on each stall or automatic pressure flushing
valves = 1.5 litres per use.
Fit Out only
No Fittings
specified
Showers with a
range of flow
rates
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Where no sanitary fittings are to be installed in the building being assessed
then the credit must be assessed on the basis of the nearest accessible
facilities likely to be used by the occupants of the assessed building.
Where a shower head delivers a range of flow rates, the average or typical
flow rate should be used.
Schedule of Evidence Required
Req.
© BRE Global Ltd 2012
Design Stage
Post Construction Stage
BREEAM Europe Commercial 2009
1-3
A copy of the relevant section of the M&E
specification and/or manufacturer’s details
confirming:
• Technical specification of sanitary fittings
and controls to be installed
• Location, size and details of any
rainwater and greywater collection
system.
Design plan showing the location within the
building of the sanitary and grey/rainwater
collection facilities.
A copy of the output from the BREEAM
Water Calculator tool.
Wat 1 Water consumption
161
Assessor’s building/site inspection report and
photographs or purchase orders confirming:
• The type and amount of fittings and
controls installed.
Manufacturer’s/installer’s details for installed
fittings/controls confirming:
• Their technical specification
• The rainwater collection area and
capacity of rainwater or greywater
systems (where specified).
Where changes have occurred since design
stage assessment, a revised copy of the
output from the Water Consumption
Calculator tool.
Additional Information
Relevant definitions
Greywater recycling: The appropriate collection, treatment and storage of used shower, bath and tap
water for use instead of potable water in WC flushing.
Nett lettable area (NLA) – also called usable floor area: this is the gross internal floor area
excluding all internal structural and party walls (but not partitioning or other non load-bearing walls
within the tenancy area which are included in the area), ancillary areas for services, ancillary areas to
main function areas and circulation areas. Please refer to the relevant country appendix sheet to find
national equivalent where relevant.
Potable water: Drinking quality water that is taken from a connection to the main water supply to the
building, which may be from the public water supply or from a private supply such as from groundwater
via a borehole.
Rainwater recycling: The appropriate collection and storage of rain from hard outdoor surfaces for use
instead of potable water in WC flushing.
Effective flush volume: The volume of water needed to clear the toilet pan and transport any content
far enough to avoid blocking the drain.
Dual Flush Cisterns: Devices that have the facility to provide lower flush volume for liquids and higher
flush volume for solids and paper.
Calculating the effective flushing volume of dual flush toilets: For dual flush WCs the ratio full
flush:reduced flush is taken to be 1:3 for non-domestic buildings. The effective flush volume can
therefore be calculated as follows, using a 6/4 litre dual flush volume WC:
((6 Litre*1) + (4 Litre*3))/4
= 4.5 Litre effective flushing volume
BREEAM’s Water Calculation Tool is used to estimate water consumption (m3 per person per year) for
the building based on the installed sanitary fittings.
When entering flow rates for wash hand basin taps into the Water Calculation Tool, the flow rate should
be taken as 2/3 of the maximum flow rate quoted by the manufacturer. The maximum flow rate can be
the flow rate achieved with a flow restrictor i.e. where flow restrictors are specified, 2/3 of the flow rate
with the restrictor installed should be taken.
© BRE Global Ltd 2012
162
Wat 1 Water consumption
BREEAM Europe Commercial 2009
Where specified taps have a ‘break-point’ at the mid range of the flow (often referred to as 'click taps' or
two stage mixer taps), the flow rate should be taken as the maximum flow rate quoted by the
manufacturer for the lower range before the water break. This is typically 50 per cent of the maximum
flow rate for the total range, however this should not be assumed and manufacturer’s information must
always be used.
The water calculator determines water consumption for the assessed building using a default
occupancy figure of 1 person per 10m2 of nett lettable area. Even for instances where building
occupancy is known, the default occupancy figure must be used to ensure a consistent assessment.
The tool allows the assessor to account for any rainwater or greywater collection by offsetting the
contribution from these sources from the total estimated water consumption figure. Please note, the
calculator is a compliance tool and should not be used to size or specify rainwater and greywater
recycling systems.
Product Certification of Low Flush WCs
Product certification schemes provide specifiers and clients with greater assurance of manufacturers’
claim regarding the performance of the actual flush volume of their products and therefore
the potential water savings of different products. At present BREEAM does not require that the flushing
volume of WCs (or any other water-consuming device) meet an approved standard to gain BREEAM
credits.
BRE Global currently operates a certification and listing scheme for low flush WCs and products
certified to this standard will be listed on www.greenbooklive.com. Green Book Live is a free-to-view
online database designed to assist specifiers and end users in the identification of environmentally
beneficial products and services. If you would like to know more information about the Certification and
Listing of Low Flush WCs Scheme please contact BRE Global at [email protected]
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Wat 2 – Water meter
No. of credits
available
Ret
Off
Issue Title
Ind
163
Minimum Standards
P
G
VG
E
O
-
-
-
1
1
Wat 2 - Water Meter
1
1
1
Aim
To ensure water consumption can be monitored and managed and therefore encourage reductions in
water consumption.
Assessment Criteria
The following demonstrates compliance:
1. The specification of a water meter on the mains water supply to each building; this includes
instances where water is supplied via a borehole or other private source.
2. The water meter has a pulsed output to enable connection to a Building Management System
(BMS) for the monitoring of water consumption.
3. For retail developments with multiple units, separate pulsed meters are required to cover the water
supply to the following areas where present:
a. Letting area; on the water supply to each tenant unit
b. Common areas; e.g. covering the supply to toilet blocks
c. Service areas; covering the supply to outlets within storage, delivery, waste disposal areas
etc.
4. For industrial developments with multiple units, a pulsed water meter is specified on the supply to
each separate unit.
5. In addition, ancillary buildings separate from the main development, for example petrol stations on
sites such as supermarkets, are metered separately with a pulsed meter.
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue:
1. Where sub meters are fitted to allow the metering of individual water-consuming plant or building
areas, where demand in such areas will be equal to or greater than of 10% of the total
water demand of the building (see also compliance note).
2. Each sub meter has a pulsed output to enable connection to a Building Management System
(BMS) for the monitoring of water consumption.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
© BRE Global Ltd 2012
164
Wat 2 – Water meter
BREEAM Europe Commercial 2009
Extensions to
existing
buildings
If no new water supply is being installed because occupants of the extended
building will use the facilities in, and therefore water supply to the existing
building, then the issue should be assessed on the basis of whether a
compliant water meter is installed on the existing supply.
Shell Only
Where metering arrangements within tenanted units/areas will be the
responsibility of the future tenant, compliance with the relevant criteria for this
BREEAM issue can be demonstrated via one of the following means for such
areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
Fit Out-only assessments.
No water supply
to the
building/unit
If there is no water supply to the building during operation because there will
be no installed water-consuming fittings in the building, then the issue must be
assessed on the basis of the water supply to the nearest accessible building
with such facilities, likely to be used by the future occupants of the assessed
building.
Tenanted areas
with low or no
water
consumption –
retail buildings
For tenanted areas that can demonstrate that there will be no more than a
couple of WC’s and associated wash hand basins present in that particular unit
and no other usage of water for the purposes of the retail activity, then no
water meter is required on the water supply to this unit. Typical retail units that
would not comply with this note are catering units, supermarkets, hairdresser,
launderette etc.
For a building consisting of a number of small units, each ≤200m2, a water sub
meter must be fitted on the water supply to each unit. A pulsed output on each
sub meter is not required. A water meter with a pulsed output fitted to the main
supply to the building is still required.
Industrial
buildings
consisting of
several small
units
Exemplary level
criteria
It is widely accepted that water usage can be decreased by how water is
consumed by building users. If there are only small water consuming units
used within the building such as singular toilets, small kitchen etc. It is unlikely
there will be an opportunity to reduce water consumption by increased water
management. And therefore there will be no benefit to installing a sub-meter;
in such instances the exemplary credit is not available. Compliance with the
criteria can also be demonstrated where the water metering/monitoring
equipment is integral to the water consuming plant, as opposed to a sub meter
on the water supply to the plant.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
All
A copy of the specification clause confirming:
• The specification and type of water
Assessor’s building/site inspection report and
photographs or ‘as built’ drawings confirming:
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
meter(s).
Design plan(s) showing:
• Location of the water meter(s) in each
assessed building/unit.
Wat 2 – Water meter
•
165
The location of the water meter(s).
Manufacturer’s details confirming:
• The specification of a pulsed output on
the installed meter(s).
If connected to a BMS, the assessor’s site
inspection confirming live meter readings can
be used in lieu of manufacturer’s details
confirming specification of a pulsed output.
Additional Information
Relevant definitions
The requirement for a pulsed output has been included to encourage the use of meters capable of
transmitting (by wire or wirelessly) a continuous or pulsed signal with water management information
such as total water consumed or flow rate to a Building Management System. This allows demand
patterns on water systems to be monitored and evaluated over time. A significant increase in demand
may indicate the presence of a leak or inappropriate or unexpected water consumption.
© BRE Global Ltd 2012
166
Wat 3 Major leak detection
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Wat 3 - Major Leak Detection
1
1
1
Aim
To reduce the impact of major water leaks that may otherwise go undetected.
Assessment Criteria
The following demonstrates compliance:
1. A leak detection system capable of detecting major leaks on the water supply has been installed.
The system must cover all mains water supply within the building and its site.
2. The leak detection system is:
a. Audible when activated
b. Activated when the flow of water passes through the water meter/data logger at a flow rate
above a pre-set minimum for a pre-set period of time
c. Able to identify different flow and therefore leakage rates, e.g. continuous, high and/or low
level, over set time periods
d. Programmable to suit the owner/occupiers’ water consumption criteria
e. Where applicable, designed to avoid false alarms caused by normal operation of large
water-consuming plant such as chillers.
Compliance Notes
New Build
Refurbishment
Extensions to
existing
buildings
Shell Only
Fit Out Only
Mains water
supply between
the building and
the site boundary
Ancillary or
multiple
buildings
Mains supply
shut-off
© BRE Global Ltd 2012
There are no additional or different criteria to those outlined above specific to
new build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
If the water supply to the new extension is via the existing building then the
water supply to the existing building must be assessed against the criteria of
this issue.
There are no additional or different criteria to those outlined above specific to
assessments of shell-only buildings.
There are no additional or different criteria to those outlined above specific to
Fit Out-only assessments.
Where the mains water supply between the building and the site boundary is
not under the client’s authority, but is managed by the local water authority,
this can be excluded from the assessment. Where the site is owned and
managed by another body such as another landlord, compliance will still need
to be demonstrated.
The criteria apply to the water supply to all buildings falling within the scope of
the assessment.
It is not a requirement of this issue that the leak detection system shut off the
water supply when the alarm is triggered.
BREEAM Europe Commercial 2009
Wat 3 Major leak detection
167
No water supply
to the
building/unit
If there is no water supply to the building because there will be no installed
water-consuming fittings in the building, then the issue must be assessed on
the basis of the water supply to the nearest accessible building with such
facilities, likely to be used by the future occupants of the assessed building.
Leakage Rates
This issue does not specify what the high and low level leakage rates should
be; however, the equipment installed must have the flexibility to distinguish
between different flow rates to enable it to be programmed to suit the
owner/occupier’s usage patterns.
Pre-set flow rates and time periods will vary depending on the building type
and usage.
Pre-set flow rates
System criteria
It is anticipated that this credit will usually be achieved by installing a system
which detects higher than normal flow rates at meters and/or sub-meters. It
does not require a system that would directly detect water leakage along part
or the whole length of the water supply system.
Water authority
meters
Where there is a water authority meter at the site/building boundary, it may be
necessary to install a separate flow meter to detect leaks; however, if the water
authority agrees to some form of leak detection being installed on their meter,
this would also be acceptable.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1&2
A copy of the specification clause confirming:
• Scope and performance criteria of leak
detection system.
Assessor’s building/site inspection and
photographic evidence confirming:
• The installation and operation of the leak
detection system.
• The pre-set variables of the system for
triggering the alarm and the flexibility of
the building occupier to vary these*.
AND/OR
Manufacturer’s details confirming:
• The technical specification the specified
systems.
* This can be confirmed in a letter from the
contractor/installer to the assessor.
Additional Information
Relevant definitions
None.
© BRE Global Ltd 2012
168
Wat 4 – Sanitary supply shut-off
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Wat 4 - Sanitary Supply Shut Off
1
1
1
Aim
To reduce the risk of minor leaks in toilet facilities.
Assessment Criteria
The following demonstrates compliance:
1. Solenoid valves are installed on the water supply to each toilet area in the building and the flow of
water through that supply is controlled by a link to either:
• Infra-red movement detectors within each toilet facility OR
• Sensors or switches placed at or on entry doors to each facility.
Compliance Notes
New Build
Refurbishment
Extensions to
existing
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
new build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
If the facilities are within the existing building then it is those existing facilities
that must be assessed against the criteria of this issue.
Where the installation of facilities within tenanted units/areas will be the
responsibility of the future tenant, compliance with this BREEAM issue can be
demonstrated via one of the following means for shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Fit Out Only
No toilet
facilities in the
assessed
building
© BRE Global Ltd 2012
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
If no toilet areas exist in the building then the assessment criteria must be
assessed on the basis of the nearest accessible building with such facilities
likely to be used by the occupants of the assessed building.
BREEAM Europe Commercial 2009
Wat 4 – Sanitary supply shut-off
Shut-off
systems
Shut-off systems may control combined toilet areas, such as male and female
toilets within a core.
Proximity
detection
criteria
Single WCs
Proximity detection shut-off is not required for each individual sanitary
appliance to achieve the credit. The requirement is for the water supply to be
isolated for each toilet block on a floor when not being used by the occupants.
The criteria for this issue apply to facilities with a single WC (potentially within
smaller or low occupancy buildings). In these instances shut-off can be
provided via the same switch that controls the lighting (whether proximity
detection or a manual switch).
WCs in common
public areas
Programmable timed controllers linked to the shut-off device are an acceptable
means of compliance for facilities in this type of space, where constant public
use is to be expected during opening or visiting hours.
169
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
A copy of the specification clause confirming:
• The specification of shut-off valves
• The controls for the shut-off valves.
Assessor’s building/site inspection and
photographic evidence confirming:
• The location and installation of proximity
detection controls.
A design plan showing:
• The location of the toilet facilities.
AND
‘As built’ drawings showing:
• The specification of shut-off valves
Additional Information
Relevant definitions
Solenoid valve: An electrically operated shut-off device that controls the flow of water in pipes.
Volume controller: An automatic control device to turn off the water supply once a maximum preset
volume is reached.
Programmed time controller: An automatic time switch device to switch the water supply on and/or off
at predetermined times.
Light fittings in toilets are often controlled by proximity detection by IR movement detectors or sensors
placed at entry doors (the latter can be less accurate as more than one person can enter or depart in
the opening of one door). The sensors used to control the lighting can also be linked to a solenoid valve
in the cold water supply. This will then act as a proximity detection system.
Small water leaks can result in significant losses over time, increasing costs as well as causing
damage. There is a significant risk of leaks going undetected, particularly as toilet accommodation is
often unoccupied for long periods. A proximity detection shut-off system prevents waste water from
minor leaks by shutting off the water supply when toilet accommodation is not occupied.
Valves in cisterns supplying urinals and WCs are especially prone to failure, leading to wastage of
water via the overflow. Whilst leakage from any valve is variable, a typical value for a leaking valve
toilet might be 4 litres/day.
© BRE Global Ltd 2012
170
Wat 6 Irrigation Systems
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Wat 6 - Irrigation Systems
1
1
1
Aim
To reduce the consumption of potable water for ornamental planting and landscape irrigation.
Assessment Criteria
The following demonstrates compliance:
1. Where the irrigation method specified for internal or external planting and/or landscaping complies
with ANY ONE of the following:
a. Drip feed subsurface irrigation that incorporates soil moisture sensors. The irrigation control
should be zoned to permit variable irrigation to different planting assemblages.
b. Reclaimed water from a rainwater or greywater system.
c. External landscaping and planting that relies solely on precipitation, during all seasons of
the year.
d. The planting specified is restricted to species that thrive in the local climatic conditions.
e. Where no dedicated, mains-supplied irrigation systems (including pop-up sprinklers and
hoses) are specified, and planting will rely solely on manual watering by building occupier
or landlord.
2. Where a sub surface drip feed irrigation system is installed for external areas, a rainstat must also
be installed to prevent automatic irrigation of the planting and the landscape during periods of
rainfall.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
existing
buildings
Shell Only
There are no additional or different criteria to those outlined above
specific to the assessment of extensions to existing buildings.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
This issue does not apply where there are no landscaped areas within the
construction zone of the assessed building. In such instances the BREEAM
assessor’s spreadsheet tool will filter the issue from the list of applicable
issues.
No landscaped
areas
There are no additional or different criteria to those outlined above specific to
shell-only projects.
Schedule of Evidence Required
Req.
© BRE Global Ltd 2012
Design Stage
Post Construction Stage
BREEAM Europe Commercial 2009
1&2
Design team confirmation via assessment
meeting minutes, letter or email confirming
the irrigation strategy for the site AND
Proposed site plan, marked up to illustrate
the scope of the irrigation specified AND
Wat 6 Irrigation Systems
171
Assessor’s building/site inspection and
photographic evidence confirming:
• The implementation of the proposed
strategy.
• If relevant, the installation of the
specified system.
One of the following:
A copy of the specification clause confirming:
• Type of irrigation system and controls.
OR
Manufacturer’s information detailing:
• The technical details of the specified
system.
Additional Information
Relevant definitions
Construction zone: For the purpose of this issue the construction zone is defined as the site which is
being developed for the BREEAM-assessed building and its external site areas i.e. the scope of the
new works.
© BRE Global Ltd 2012
172
Wat 8 – Sustainable on-site water treatment
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Wat 7 - Vehicle Wash
1
-
-
Aim
To minimise the volume of potable water used by vehicle washing facilities.
Assessment Criteria
The following demonstrates compliance:
1. The vehicle washing system reclaims and recycles water that falls on, and drains off from, the
vehicle pad. The reclaim system must be fully automatic.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
existing
buildings
Shell Only
There are no additional or different criteria to those outlined above
specific to the assessment of extensions to existing buildings.
Where present, vehicle wash facilities should be assessed in accordance with
the assessment criteria. In shell only areas/building, where it is known that a
vehicle wash system will be installed but final decisions concerning the
specification will be made by a new owner/tenant, compliance with this
BREEAM issue can be demonstrated via one of the following means:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be fully demonstrated
the available credits must be withheld (option 4).
Fit Out Only
Microbial
contamination
© BRE Global Ltd 2012
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Where vehicle wash systems are specified, the assessor should ask the
design team to clarify that the installed system has been designed to minimise
any legionella risk (refer to BREEAM issue Hea12).
BREEAM Europe Commercial 2009
Wat 7 Vehicle wash
173
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
A copy of the specification clause confirming:
• Type of vehicle wash system.
Assessor’s building/site inspection and
photographic evidence confirming:
• The installation of the specified system.
OR
Manufacturer’s information confirming:
• The technical details of the specified
system.
Additional Information
Relevant definitions
Vehicle Wash: A commercial automatic, semi-automatic or manual system for washing vehicles. This
includes wheel and chassis wash, fixed gantry and screen wash systems using brushes, spray bars or
handheld jet hoses.
© BRE Global Ltd 2012
174
Wat 8 – Sustainable on-site water treatment
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Wat 8 - Sustainable on-site water treatment
2
2
2
Aim
To encourage the treatment and re-use of waste water on-site to reduce the need for environmentallydamaging centralised water treatment systems and enable the recycling of water and nutrients in a
shorter time and distance.
Assessment Criteria
The following demonstrates compliance:
First credit
1. A feasibility study has been carried out by an appropriate consultant to establish the most
appropriate sustainable on-site wastewater treatment system. This study covers as a minimum:
a. Type of soil
b. Fall
c. Power supply
d. Odour nuisance
e. Tolerance to infiltration
f. Tolerance to load fluctuation (holidays and peak periods) where relevant
g. Installation cost
h. Maintenance
i. Required area
j. Effluent quality
k. Visual impact
2. A sustainable on-site treatment system has been specified for the building/development in line with
the recommendations of the above feasibility study.
3. The feasibility study has been carried out at concept design stage or equivalent procurement stage.
Second credit
1. The first credit has been achieved.
2. A sustainable on-site treatment system has been designed in line with the recommendations of the
above feasibility study and in accordance with EN 12566: 2000 – small wastewater treatment
systems for up to 50 PT and is able to treat at least 30% of the building/development’s wastewater
to tertiary standards.
3. Treated water must be infiltrated or reused on-site for WC/urinal flushing or irrigation purposes.
4. The system designer or installer will provide full maintenance and operation details to the
building/site occupiers, in particular with regard to the water quality level.
Compliance Notes
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
New Build
Refurbishment
Extensions to
existing
buildings
Shell Only
Fit Out Only
Feasibility study
Wastewater
Tertiary
standards
Wat 8 – Sustainable on-site water treatment
175
There are no additional or different criteria to those outlined above specific to
new build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
If the assessment is of the new extension only, then the wastewater
associated with the use of the extended building may be used. If feasible
however, the total wastewater of the new extension and existing building can
be used. If the assessment is of the new build extension and existing building
i.e. whole building, then the total wastewater must be used for the purposes of
carrying out the calculation.
Assessment of this issue requires the design team to know the flush volumes
of WC facilities. If WC facilities are contained within tenanted areas of the
building and the sanitary fittings will be specified/installed by the future tenant,
then for the purpose of the assessment of this issue, industry-standard fittings
should be assumed in the tenant areas (see Additional Information section).
Alternatively, if the tenant is committed through a green lease agreement to
install sanitary fittings with performance standards better than industry
standard, then the assessment of this issue can be based on the performance
of those fittings.
There are no additional or different criteria to those outlined above specific to
Fit Out-only assessments.
When undertaking a feasibility study at a later stage than outline proposals, an
additional element will need to be included in the report to highlight the
systems which have been discounted due to the constraints placed on the
project by the late consideration, and the reason for their omission. If the
feasibility study discounts all on-site treatment systems as unfeasible due to
the late stage in the project that the study was commissioned, then the credit
for the feasibility study must be withheld.
If the feasibility was commissioned at the outline proposals stage or earlier and
in the unlikely event the study concludes that the specification of any on-site
water treatment system is unfeasible, the first credit can still be awarded.
Subsequent credits for installing a system that meets the requirement will not
be achievable.
For the purposes of assessing this BREEAM issue, wastewater includes both
greywater and blackwater.
Effluent water quality parameters should meet the local regulations
requirements for harvested rainwater to be used in non-potable uses such as
WC flushing or irrigation. Where these are not defined in the country of
assessment, the default values as defined in the Additional Information section
should be met.
© BRE Global Ltd 2012
176
Wat 8 – Sustainable on-site water treatment
Sustainable onsite treatment
systems
BREEAM Europe Commercial 2009
Systems with processes that proceed at ‘natural’ rates should be preferred to
those who are usually considered ‘mechanical’, in order to limit the major
energy input to liquid transport, partial aeration and plant harvest when
applicable. Typical sustainable systems include:
•
•
•
•
Infiltration systems
Constructed wetlands, including vertical and horizontal flow reed beds
Biological sand filters
Anaerobic systems
Constructed wetland systems try to mimic natural reed beds, which have been
shown to be effective in treating contaminated water. Reed bed filtration
systems and other wetland-based processes have become popular in recent
years. They benefit from low cost and energy requirements, simple operation,
and a number of environmental plus points. Large systems encourage
biodiversity - extensive reed beds are among the most important habitats for a
variety of rare birds, invertebrates, flora, fish, amphibians, reptiles, and
mammals. From a human perspective, they can encourage local and
traditional trades, such as basket making.
Reuse of the
treated
wastewater on
site
Calculating total
predicted
flushing demand
The list above is not a definitive list of systems compliant with BREEAM, but
includes those systems that may normally be considered to comply. If the
assessor has a justified reason to doubt the credentials/feasibility of the above
technologies, where specified for a development they are assessing, they can
justifiably withhold the available BREEAM credits. Similarly other technologies
may be developed which meet the aims of this credit and as such the assessor
should seek advice from BRE when such technologies are proposed
Wastewater treated through the sustainable on-site system may be reused for
the flushing WCs, for irrigation purposes or any other processes associated
with the activity of the building that require a frequent demand of water.
Total predicted flushing demand can be estimated by the design team on the
basis of the following variables:
• Number of building users (staff and visitors)
• Effective flush volume of WCs/urinals
• Estimated number* of WC/urinal uses per person per day (multiplied by
the defined period of collection)
* For staff use, unless other data is available, assume 1.3 WC uses per person
per day and 2 urinal uses per person per day (assume that only 50% of the
building occupants will use urinals).
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
First Credit
1&3
A copy of the feasibility study report.
Letter from the appropriate consultant
confirming:
• Compliance with the definition of an
appropriate consultant
• The timing of the feasibility report within
the plan of works.
© BRE Global Ltd 2012
Assessor’s building/site inspection (or “as
built” drawings) and photographic evidence
confirming:
• Installation of the waste water treatment
system.
BREEAM Europe Commercial 2009
2
Wat 8 – Sustainable on-site water treatment
Marked-up design plan or specification
confirming:
• Proposed installation of waste water
treatment plant.
Second credit
1
Evidence (as outlined above) confirming
compliance with the first credit.
2&3
4
177
Evidence (as outlined above) confirming
compliance with the first credit.
Design team calculations and a copy of
specification confirming (where appropriate):
• Predicted WC/urinal flushing demand
• Estimated potential for waste water
collection from taps/showers.
• Percentage of waste water from the
building/development to be treated with
the system
• Design in accordance with EN 12566
• End use of the treated water
Assessor’s building/site inspection and
photographic evidence confirming:
• The installation of the treatment system.
A letter from the design team confirming:
• A maintenance and operation guide will
be produced and handed over to the
building occupier.
Assessor’s building/site inspection and
photographic evidence confirming:
• Existence of the maintenance and
operation guide in the building’s O&M
manual/file.
Where changes have occurred since design
stage assessment, a revised copy of the
technical specification and sizing calculations
for the installed system.
Additional Information
Relevant definitions
Appropriate Consultant: a hydrological, mechanical, civil and/or public health engineer with a
minimum of 2 years experience in the design of wastewater treatment systems.
Blackwater: water polluted with food, animal, or human waste
Greywater: Waste water from taps, showers and laundries.
Industry-standard fittings
Where a type of appliance or fitting is not specified, assume the following default fittings:
• Regular taps for wash hand basins (12 litres/minute)
• High flow shower (14 litres/minute)
• WC (6 litre cistern)
• Cistern serving single urinal = 10 litres per use (flush).
• Cistern serving two or more urinals = 7.5 litres per use (flush).
• Urinals with manual flush on each stall or automatic pressure flushing valves = 1.5 litres per use.
Fall: difference in heights needed to make the system work.
Tertiary standards: where these are not defined in the country of assessment, the following default
values should be met:
Table 18 Guideline values for bacteriological monitoring
Guideline values
Parameter
(number/100ml)
Escherichia coli
1
© BRE Global Ltd 2012
178
Wat 8 – Sustainable on-site water treatment
Intestinal enterococci
BREEAM Europe Commercial 2009
1
Legionella
100
Total coliforms
10
Table 19 Guideline values for general system monitoring
Parameter
Guideline values
Dissolved oxygen in
stored rainwater
10% saturation or >1 mg/L O2
(whichever is least)
Visually clear and free from
floating debris for all uses
Suspended solids
Colour
Turbidity
Not objectionable for all uses
<10 NT U for all uses (<1 NT U if
UV disinfection is used)
pH
5–9 for all uses
Residual chlorine
<0.5 mg/L for garden watering
<2 mg/L for all other uses
Residual bromine
<2 mg/L for all uses
Conserving water in water-stressed areas in sustainable ways is important. Increasing the use of
decentralised wastewater treatment plants can enable recycling of water, and nutrients, to take place
within a shorter time and distance. The global and local water cycles in which ground water and rivers
contribute are well known.. However, this natural cycle is often affected by human developments.
Pollution, development and abstraction all contribute to degradation of the natural cycle. The use of
drainage systems with centralised treatment is efficient in some ways, but it is rarely nutrient efficient.
Conventional water supply treatment processes, and wastewater treatment processes, have a large
footprint due to the high environmental discharges, consume chemicals and power and lead to the loss
of high quantities of nutrients that could otherwise be separated from the discharge and returned back
to the natural cycle.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Mat 1 Materials Specification (major building elements)
179
9.0 Materials
No. of credits
available
Ret
Off
Ind
4
4
2
Issue Title
Minimum Standards
Mat 1 - Materials Specification (Major Building
Elements)
P
G
VG
E
O
-
-
-
-
-
Aim
To recognise and encourage the use of construction materials with a low environmental impact over the
full life cycle of the building.
Assessment Criteria
The following demonstrates compliance:
OPTION 1 – Green Guide to Specification
1. The Green Guide rating for the specifications for the following building elements must be
determined and entered in to the BREEAM assessor’s Mat 1 Calculator. Green Guide ratings for
the specification(s) of each element can be found at: www.thegreenguide.org.uk
Table 20 Applicable elements to assessment stage
Offices & Retail projects
Building Element
Industrial projects
New build & Major
Refurbishment
Fit Out
New build & Major
Refurbishment
Fit Out
External Walls
P
N/A
P
N/A
Windows
P
N/A
N/A
N/A
Roof
P
N/A
P
N/A
Upper Floor Slabs
P
N/A
N/A
N/A
Internal Walls
N/A
P
N/A
P
Floor Finishes /
Coverings
N/A
P
N/A
P
The calculator awards points for each applicable element according to its Green Guide rating as
follows:
Green Guide
Rating
Points/element
A+
3
© BRE Global Ltd 2012
180
Mat 1 Materials Specification (major building elements)
A
2
B
1
C
0.5
D
0.25
E
0
BREEAM Europe Commercial 2009
The calculator then translates the total number of points in to BREEAM credits as follows:
Offices and Retail New build &
Refurbishments
Industrial New build & Refurbishments
All Fit Out assessments
Total Points
Credits
Total Points
Credits
2
1
2
1
5
2
4
2
8
3
5
One additional
exemplary credit
10
4
One additional
exemplary credit
12
Note: Please refer to the Additional Information section of this issue for guidance on how to use the
Green Guide online and accessing the appropriate ratings for the assessed elements, as well as
how to use the Mat 1 calculator tool and how the tool awards the available credits.
OPTION 2 – Other Materials Assessment Tools
One credit
1. Use of an Embodied CO2 or Embodied Energy or Carbon Footprinting tool to evaluate a range of
material options for the building, and the design team can demonstrate how this evaluation has
positively influenced the design.
Two credits
1. Use of a nationally recognised LCA tool to evaluate a range of material options for the building
elements as listed in table 20 above
2. The design team can demonstrate that the outcome has influenced design choices for some of the
building elements above as follows;
Offices and Retail New build &
Refurbishments
Number of
BREEAM Credits
building elements
Industrial New build & Refurbishments
All Fit Out assessments
Number of
BREEAM Credits
building elements
1
2
1
2
2
3
2
One additional
exemplary credit
3
4
4
One additional
exemplary credit
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Mat 1 Materials Specification (major building elements)
181
3. The nationally recognised LCA tool used has the following features as a minimum:
a. At least 3 environmental indicators including Climate Change (indicators may be weighted to
provide an overall score)
b. It addresses the whole life of the building, including service life and disposal.
c. It is based on LCA principles as set out in the following International Standards:
• ISO 14040 2006 Environmental Management -LCA- Principles & Framework
• ISO 14044 2006 Environmental Management - LCA Requirements and guidelines
• ISO 14025: 2006 Environmental labels and declarations — Type III environmental declarations
— Principles and procedures
• ISO 21930 2006 Building construction - Sustainability in building construction – Environmental
declaration of building products
Please refer to the compliance notes table to find a list of compliant LCA tools
Note: These credits are not dependent upon the previous credit being awarded.
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue.
1. One exemplary BREEAM credit can be awarded as follows:
OPTION 1 – Green Guide to Specification
a. Where assessing four or more applicable building elements, the building achieves at least
two points additional to the total points required to achieve maximum credits under the
standard BREEAM criteria.
b. Where assessing fewer than four applicable building elements, the building achieves at
least one point additional to the total points required to achieve maximum credits under the
standard BREEAM criteria.
OPTION 2 – Other Materials Assessment Tools
a. The use of a nationally recognised LCA tool with minimum adequate features to evaluate a
range of material options for the building AND the design team can demonstrate that the
outcome has influenced design choices for all of the building elements.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different requirements to those outlined above
specific to new build projects.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
Fit-Out assessments.
Extensions to
existing
buildings
Any applicable new-build elements, forming part of the new extension, must be
assessed as outlined above.
Where option 1 is used, and the existing building forms part of the scope of the
assessment, then any existing applicable element that is reused in situ
achieves an ‘A+’ rating, as outlined above for refurbishments.
© BRE Global Ltd 2012
182
Mat 1 Materials Specification (major building elements)
BREEAM Europe Commercial 2009
OPTION 1 only
Element
consisting of
more than one
specification
Finding exact
Green Guide
Ratings
New elements
containing
reused materials
Mixed use
developments
Single storey
buildings and
upper floors
Floor finishes in
operational areas
(fit out
assessments
only)
Floor finishes
replacement by
durability or
fashion (fit out
assessments
only)
Where integral
insulated cold
storage units
form a part of the
building fabric
OPTION 2 only
No Nationally
recognised LCA
tool
Where more than one specification is present for a given element, the rating
and area for each specification should be entered into the tool and an average
points score is calculated (by area).
Whilst exact matches in specifications are not always found, it should be
possible to identify a similar specification and use its rating for the purposes of
assessment. Where no similar specification can be found, assessors should
seek guidance from BRE on the appropriate rating.
If a new element is specified e.g. external wall, and part of that element
includes a reused material e.g. reclaimed bricks, assessors should seek
guidance from BRE on the appropriate rating.
Where the assessment covers only some of the floors in the building, the roof
must still be assessed as it is protecting the assessed building below. If the
roof is directly above domestic accommodation (e.g. flats), the equivalent
domestic Green Guide rating for the roof must be used as opposed to the
ratings for non-domestic roofs. Roof areas not protecting parts of the assessed
building/space can be omitted from the assessment.
Where the assessed building is a single storey building and therefore has no
upper floors, the upper floor element does not need to be assessed. In such
instances the BREEAM assessor’s Mat 1 Calculator will re-calculate the
requirement and award the available credits in accordance with the Green
Guide ratings for the remaining applicable elements.
The floor finishes in the operational areas of industrial buildings/units fall
outside of the scope of the Green Guide. This is due to the specific
performance requirement of the specifications, such as chemical resistance,
temperature resistance and impact resistance, all of which limit the options
available for specification. Therefore, only consider floor finishes in non
operational areas of the building e.g. office areas when assessing this
BREEAM issue.
Many retail premises will undergo frequent fit-out to change the “look” of a
store, but other retailers will replace floor finishes purely on the basis of
durability. To ascertain whether a retail scheme should be assessed on the
basis of replacement by durability or fashion, typical practice historically, or in
other branches of the retailer should be considered, and if the floor finish
replacement cycle is 10 years or less, the “replacement by fashion” Green
Guide ratings should be used for the purpose of assessment.
Please refer to the Additional Information section for guidance on accessing
this issue for buildings with integral cold storage units, where the walls, floor
and ceiling of that unit form a part of the buildings fabric.
Where no nationally recognised LCA tool is available in the country of
assessment, option 1 or other ‘local’ methods (ie from neighbouring countries
or continental region) may be used.
A non 'local' method may be used only in specific instances such as a building
constructed in Europe with materials from another continent. Use of such a
non 'local' tool would need to be justified by the design team to the satisfaction
of the assessor. Acceptable justifications would be based on local tools being
inappropriate for the supply chain in question.
Any ‘local’ or non ‘local’ tools will need to comply with the minimum adequate
features requirements set above.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Compliant LCA
tools
Positive
influence on the
design
Mat 1 Materials Specification (major building elements)
183
Current compliant LCA tools are listed below
a. Envest2® from BRE
b. Green Globes LCA tool - ATHENA® EcoCalculator for Assemblies
c. ATHENA® Impact Estimator for Buildings
d. Eco-Quantum from IVAM
e. Equer from Ecole des Mines
If other LCA tools not identified here are deemed by the design team to comply
with the requirements set above with regard to minimum adequate features,
then these may be recognised subject to prior approval by BRE Global.
Positive influence on the design can be demonstrated through a comparative
analysis of a typical local building with the building assessed. There are no
specific requirements on the contents that have to be covered, however these
need to be broad and detailed enough to allow the positive influence to be
demonstrated.
For instance, where the typical external wall specification in the country of
assessment for a building of a similar design and use is an aluminium
curtainwalling system, the design team should demonstrate how the use of an
LCA tool has allowed the specification of other materials with a lower
environmental impact over the life cycle of the building.
Schedule of Evidence Required
Req.
Design Stage
OPTION 1
All
Specification confirming:
• A detailed description of each
applicable element and its constituent
materials.
Post Construction Stage
Assessor’s building/site inspection and
photographic evidence confirming:
• Element in-situ (where possible)
AND
Design drawings or specification detailing:
• Location and area (m2) of each
applicable element.
As built drawings and, where relevant,
written design team confirmation of any
changes to materials specification.
A copy of the output from the Mat 1
Calculator, including Green Guide rating
and element number* for each specification
assessed.
* Element numbers may change from timeto-time due to updates in the green guide
data. As a result assessors should keep a
note of the element numbers they use to
give Green Guide rating advice on
BREEAM assessments for auditing
purposes.
OPTION 2
All
Specification confirming:
• Name of the embodied energy / LCA
tool used
• A detailed description of how the tool
meets the compliance requirements
Copy of the embodied energy/LCA tool
output confirming:
Assessor’s building/site inspection and
photographic evidence confirming:
• Element in-situ (where possible)
AND
As built drawings and, where relevant,
written design team confirmation of any
© BRE Global Ltd 2012
184
Mat 1 Materials Specification (major building elements)
•
Elements considered
BREEAM Europe Commercial 2009
changes to materials specification.
Examples of how the embodied
energy/LCA tool used had a positive
influence on the design.
Additional Information
Relevant definitions
Ecopoint: The Ecopoint used in the Green Guide online is single score that measures the total
environmental impact of a product or process as a proportion of overall impact occurring in Europe 100 Ecopoints is equivalent to the impact of a European Citizen. Green Guide ratings are derived by
sub-dividing the range of Ecopoints/m2 achieved by all specifications considered within a building
element.
Embodied energy is defined as the total energy used through out a products life cycle i.e. in the
extraction, manufacture, transport, maintenance and disposal.
Green Guide: The Green Guide to Specification is an easy-to-use comprehensive reference website
and electronic tool, providing guidance for specifiers, designers and their clients on the relative
environmental impacts for a range of different building elemental specifications. The ratings within the
Guide are based on Life Cycle Assessment, using the Environmental Profile Methodology.
Life Cycle Analysis (LCA): LCA is a method of evaluating the environmental impacts of system taking
into account its full life cycle, from the cradle to the grave. This means taking into consideration all the
impacts associated with the production and use of a system, from the first that man has an impact on
the environment till the last.
Nationally recognised LCA Tool: This is defined as any nationally recognised method and does not
need to be government endorsed.
Reused materials: are materials that can be extracted from the waste stream and used again without
further processing, or with only minor processing, that does not alter the nature of the material (e.g.
cleaning, cutting, fixing to other materials).
The Mat 1 Calculator: A spreadsheet-based calculator required to determine the number of credits
achieved for this BREEAM issue based on each applicable element’s Green Guide rating. The Mat 1
Calculator makes four adjustments to the points achieved for each specification/element assessed, as
follows:
1. The first is the scoring based on the Green Guide rating; A+ =3, A=2, B=1, C=0.5, D=0.25 and E=0.
2. The second, where an element consists of several different specifications, is to weight the points
achieved according to the relative area and Green Guide rating of each of the individual
specifications. So if 50% of an element was A+ and 50% was C, the score would be (50%*3) +
(50%*0.5) = 1.75.
3. The third is to weight based on the overall area of different elements - this is done by multiplying the
area of each element by the weighted Green Guide score, adding the total for all elements and then
dividing by the total area of the assessed elements. As a 20 storey office block will have a smaller
roof area than floor area, so the area weighting will take this into account by giving a smaller
weighting to the score for the roof than the external walls.
4. The final adjustment relates to the Ecopoints range for each assessed element. This adjustment
ensures the environmental impact of the element in relation to the impacts of other assessed
elements within the building is considered. For example; the external walls have a larger Ecopoints
range than the internal walls, therefore, if both elements achieve the same Green Guide rating the
rating of the external walls achieves a higher proportion of the overall points than the rating for the
internal walls, thus recognising the relatively higher reduction possible in the environmental impact
of the external walls, due to the larger Ecopoints range for that element.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Mat 1 Materials Specification (major building elements)
185
Using the Green Guide to Specification
The Green Guide categorises ratings by building type and element. When using the Green Guide
online, (www.thegreenguide.org.uk), the main page asks the user to select a building type. To obtain
the appropriate ratings for the assessed building elements, select the corresponding building type for
this BREEAM scheme.
The following elements, for the purpose of non domestic buildings, have common Green Guide ratings
irrespective of the building type:
•
•
•
External walls
Landscaping
Windows - commercial
The user can therefore search for ratings for the above elements under any building category.
Indoor Air Quality and the Green Guide flooring category ratings
The Green Guide Online does not cover the potential health and comfort issues associated with flooring
materials and indoor air quality, which is covered in BREEAM by issue Hea 9 Volatile Organic
Compounds
Guidance for the assessment of buildings where insulated cold storage units form an integral
part of the building fabric
Where the cold storage unit forms part of, or is integral to the external wall element:
As an external wall type the insulated units will be assessed in the Green Guide on the basis that it is a
normal temperature building without the extra insulation, so a standard thickness of insulation will be
considered. As such, the walls of the insulated unit should be treated as part of the external wall
element for the assessment of this BREEAM issue.
Where the cold storage unit forms part of, or is integral to a ceiling element:
As a roof element of the insulated unit, suspended ceilings are not included within the Green Guide.
Therefore, the roof of the insulated unit will be assessed as a standard construction from the deck
upwards, assuming a standard thickness of insulation. As such, the roof of the insulated unit should be
treated as part of the ceiling element for the assessment of this BREEAM issue.
Where the cold storage unit forms part of an internal wall element:
The insulated unit will be treated as meeting a very specific Functional Unit outside the scope of the
internal wall elements listed in the Green Guide. The wall to the insulated unit should therefore be
excluded from the assessment of the internal wall element.
.
© BRE Global Ltd 2012
186
Mat 2 Hard landscaping and boundary protection
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Mat 2 - Hard Landscaping and Boundary Protection
1
1
1
Aim
To recognise and encourage the specification of materials for boundary protection and external hard
surfaces that have a low environmental impact, taking account of the full life cycle of materials used.
Assessment Criteria
The following demonstrates compliance:
OPTION 1 – Green Guide
1. Where at least 80% of all external hard landscaping and boundary protection (by area) achieves an
A or A+ rating, as defined in the Green Guide to Specification.
Green Guide ratings for the specification(s) of each element can be found at:
www.thegreenguide.org.uk
OPTION 2 – Other Materials Assessment Tools
1. Where a nationally recognised Life Cycle Analysis (LCA) tool is used to evaluate a range of
material options for the external hard landscaping and boundary protection.
2. The design team can demonstrate how this evaluation has positively influenced the design.
3. The nationally recognised LCA tool used has the following features as a minimum:
a. At least 3 environmental indicators including Climate Change (indicators may be weighted to
provide an overall score)
b. It addresses the whole life of the building, including service life and disposal.
c. It is based on LCA principles as set out in the following International Standards:
• ISO 14040 2006 Environmental Management -LCA- Principles & Framework
• ISO 14044 2006 Environmental Management - LCA Requirements and guidelines
• ISO 14025: 2006 Environmental labels and declarations — Type III environmental declarations
— Principles and procedures
• ISO 21930 2006 Building construction - Sustainability in building construction – Environmental
declaration of building products
Please refer to the compliance notes table to find a list of compliant LCA tools
Compliance Notes
New Build
There are no additional or different requirements to those outlined above specific
to new build projects.
Refurbishment
There are no additional or different requirements to those outlined above specific
& existing
to new build projects.
elements
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Extensions to
existing
buildings
Shell Only
Fit Out Only
No hard
landscaping or
boundary
protection
Building façade
forming
boundary
Secure
Perimeter
Zones/Areas
Scope of hard
landscaping
Option 1/2
Mat 2 Hard landscaping and boundary protection
187
Any applicable new-build elements, forming part of the new extension, must be
assessed as outlined above.
There are no additional or different requirements to those outlined above specific
to shell only assessments.
Issue not applicable for Fit Out only assessments.
If one of the elements is not present, e.g. boundary protection, then the credit
must be assessed on the basis of the specification of the single element e.g.
hard landscaping. Where the development has neither element, the credit can be
awarded.
Any part of an external building façade (of either the assessed building or any
other neighbouring building) that forms a part of the site boundary should be
excluded from the assessment of this credit.
The requirements for hard surfaces are applicable only to those areas outside of
the secure perimeter zone, but within the overall curtilage of the site.
The requirements for boundary protection apply to all specifications within the
secure perimeter zone and external zone, including its borders/curtilage, i.e. the
whole site. The requirements DO NOT apply to the secure perimeter fence/wall
or any other fencing subject to security standards.
For the purpose of assessment, hard landscaping includes parking areas, but
excludes access/approach roads and designated vehicle manoeuvring areas.
The same option chosen to assess Mat1 should be used to assess Mat2 in order
to ensure consistency within one assessment.
OPTION 1 only
© BRE Global Ltd 2012
188
Mat 2 Hard landscaping and boundary protection
Green Guide
Online
Finding exact
Green Guide
Ratings
Minor alteration
of existing
elements
Existing natural
features
BREEAM Europe Commercial 2009
When using the Green Guide for the purpose of assessing this BREEAM issue,
ratings for landscaping elements are common across all building types. The
rating will therefore be the same irrespective of the building type selected via the
Green Guide online.
Whilst exact matches in specifications are not always found, it should be
possible to identify a similar specification and use its rating for the purposes of
assessment. Where no similar specification can be found, seek guidance from
BRE for the appropriate rating.
Where less than 20% of the total area of existing hard landscaping and boundary
protection elements are subject to minor alterations or maintenance, these
elements are awarded an A+ rating for the purposes of this analysis.
Any existing or specified natural boundary protection (such as hedging or other
living barrier) should be awarded with an A+ rating for the purposes of this
analysis.
OPTION 2 only
No Nationally
recognised LCA
tool
Where no nationally recognised LCA tool is available in the country of
assessment, option 1 or other ‘local’ methods (ie from neighbouring countries or
continental region) may be used.
A non 'local' method may be used only in specific instances such as a building
constructed in Europe with materials from another continent. Use of such a non
'local' tool would need to be justified by the design team to the satisfaction of the
assessor. Acceptable justifications would be based on local tools being
inappropriate for the supply chain in question.
Compliant LCA
tools
Positive
influence on
the design
Any ‘local’ or non ‘local’ tools will need to comply with the minimum adequate
features requirements set above.
Current compliant LCA tools are listed below
a. Envest2® from BRE
b. Green Globes LCA tool - ATHENA® EcoCalculator for Assemblies
c. ATHENA® Impact Estimator for Buildings
d. Eco-Quantum from IVAM
e. Equer from Ecole des Mines
If other LCA tools not identified here are deemed by the design team to comply
with the requirements set above with regard to minimum adequate features, then
these may be recognised subject to prior approval by BRE Global.
Positive influence on the design can be demonstrated through a comparative
analysis of a typical local building with the building assessed. There are no
specific requirements on the contents that have to be covered, however these
need to be broad and detailed enough to allow the positive influence to be
demonstrated.
For instance, where the typical external wall specification in the country of
assessment for a building of a similar design and use is an aluminium
curtainwalling system, the design team should demonstrate how the use of an
LCA tool has allowed the specification of other materials with a lower
environmental impact over the life cycle of the building.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Mat 2 Hard landscaping and boundary protection
189
Schedule of Evidence Required
Req.
Design Stage
OPTION 1
All
Specification confirming:
• A detailed description of each
applicable element and its constituent
materials.
PCR Stage
Assessor’s building/site inspection and
photographic evidence confirming:
• Element in-situ (where possible)
As built drawings/calculations.
Design drawings or specification detailing:
• Location and area (m2) of each
applicable element.
The Green Guide rating and element
number for the assessed specifications.
OPTION 2
All
Specification confirming:
• Name of the embodied energy / LCA
tool used
• A detailed description of how the tool
meets the compliance requirements
Copy of the embodied energy/LCA tool
output confirming:
• Elements considered
Written confirmation from the design team or
contractor of any changes to the specification.
Assessor’s building/site inspection and
photographic evidence confirming:
• Element in-situ (where possible)
AND
As built drawings and, where relevant, written
design team confirmation of any changes to
materials specification.
Examples of how the embodied energy/LCA
tool used had a positive influence on the
design.
Additional Information
Relevant definitions
See Mat 1.
© BRE Global Ltd 2012
190
Mat 3 Re-use of facade
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Minimum Standards
Ind
P
G
VG
E
O
-
-
-
-
-
Mat 3 - Re-Use of Facade
1
1
1
Aim
To recognise and encourage the in-situ reuse of existing building façades.
Assessment Criteria
The following demonstrates compliance:
1. At least 50% of the total final building façade (by area) is reused.
2. At least 80% of the reused façade (by mass) comprises in-situ reused material.
Compliance Notes
New Build
New build schemes with retained façades provide a means of achieving the
credit.
Refurbishment
Refurbishment projects are likely to achieve this credit without difficulty.
Extensions to
existing
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Fit Out only
There are no additional or different criteria to those outlined above specific to
shell only assessments.
Issue not applicable for Fit Out only assessments
Curtain walling &
windows
Where existing windows are being replaced they may be excluded from the
calculation of façade area; however, curtain walling counts as façade.
Schedule of Evidence Required
Req.
1&2
Design Stage
Post Construction Stage
Drawings detailing:
• The elevations of the existing and the
new-build façades.
Assessor’s building/site inspection
photographic evidence confirming:
• The existence of the reused façade.
Calculations demonstrating:
• The % of façade comprising in situ
material.
As built drawings/calculations.
and
Written confirmation from the design team or
contractor of any changes to the specification
These calculations should be simply based for the façade.
on the volume of each material and its
density, with totals compared for the new
and retained parts of the structure.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Mat 3 Re-use of facade
191
Additional Information
Relevant definitions
Façade: Any exposed building face, not just the front elevation. The definition excludes party walls.
In practice, reusing façades will often require extensive renovation and/or reinforcement, hence the
BREEAM requirement for at least 80% by mass of the reused façade to be in situ reused material.
Façades with new external cladding or internal lining therefore can gain this credit provided that this
criterion is met.
© BRE Global Ltd 2012
192
Mat 4 Re-use of structure
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Minimum Standards
Ind
P
G
VG
E
O
-
-
-
-
-
Mat 4 - Re-Use of Structure
1
1
1
Aim
To recognise and encourage the reuse of existing structures that previously occupied the site.
Assessment Criteria
The following demonstrates compliance:
1. Where at least 80% by volume of an existing primary structure is reused without significant
strengthening or alteration works.
2. Where a project is part refurbishment and part new build, the reused structure comprises at least
50% by volume of the final building, i.e. any new build extension to a building being refurbished
should not be larger than the original building to qualify for this credit.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
the assessment of new build projects.
Refurbishment
Refurbishment projects are likely to be the only buildings to achieve this credit.
Extensions to
existing
buildings
Shell Only
Fit Out Only
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
There are no additional or different criteria to those outlined above specific to
shell only assessments.
Issue not applicable for Fit out only assessments
Schedule of Evidence Required
Req.
Design Stage
1&2
Drawings or design team calculations
detailing:
• The sections of the existing structure to
be reused.
• Any parts of the structure to be
demolished and the total new structure.
• Where appropriate, calculations
confirming any strengthening/alteration
are not deemed ‘significant’ in terms of
the assessment criteria for the mass of
materials used.
© BRE Global Ltd 2012
Post Construction Stage
As built drawings/calculations.
Written confirmation from the design team or
contractor of any changes to the structural
specification.
BREEAM Europe Commercial 2009
Mat 4 Re-use of structure
193
Additional Information
Relevant definitions
Significant strengthening or alteration: Defined as where the mass of new material is equal to or
greater than 50% of the total mass of the reused structure.
Primary structure: Defined as structural floors, columns, beams, load bearing walls and foundations
i.e. where required for structural use by the new building.
© BRE Global Ltd 2012
194
Mat 5 Responsible sourcing of materials
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Mat 5 - Responsible Sourcing of Materials
3
3
3
Aim
To recognise and encourage the specification of responsibly sourced materials for key building
elements.
Assessment Criteria
The following demonstrates compliance:
New Build and Major Refurbishment assessments
1. Up to 3 credits are available where evidence provided demonstrates that 80% of the applicable
materials (listed below) comprising each of the following building elements are responsibly sourced:
a.
b.
c.
d.
e.
f.
g.
h.
Structural Frame
Ground floor
Upper floors (including separating floors)
Roof
External walls
Internal walls
Foundation/substructure
Staircase
Applicable materials
• Brick (including clay tiles and other ceramics)
• Resin-based composites and materials, including GRP and polymeric render
• Concrete (including in-situ and pre-cast concrete, blocks, tiles, mortars, cementious renders
etc.)
• Glass
• Plastics and rubbers (including EPDM, TPO, PVC and VET roofing membranes including
polymeric renders)
• Metals (steel, aluminium etc.)
• Dressed or building stone including slate
• Timber, timber composite and wood panels (including glulam, plywood, OSB, MDF, chipboard
and cement bonded particleboard)
• Plasterboard and plaster
• Bituminous materials, such as roofing membranes and asphalt
• Other mineral-based materials, including fibre cement and calcium silicate
• Products with recycled content
Note: Insulation materials, fixings, adhesives and additives are excluded from the assessment. For
any other materials that form a part of an applicable building element, but do not fit into the
applicable materials list or the exclusions list, please refer to BRE who will identify the relevant Key
Process and Supply Chain Process or Processes.
2. Each applicable material is assigned to a responsible sourcing tier level based on the level and
scope of certification achieved by the material supplier(s)/manufacturer(s) (see Table 21
Responsible Sourcing Tier Levels and Criteria and Table 22 EMS CriteriaError! Reference source
not found. Error! Reference source not found.in the additional guidance section).
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3. Follow the Calculation Procedure outlined in the additional guidance section, and use the Mat 5
Responsible Sourcing Calculator to determine the number of credits to be awarded.
4. Any non-certified timber used in the development comes from a legal source and is not included on
the CITES list (see definition for legally sourced timber).
Fit Out-only assessments
1. Up to 2 credits are available where evidence provided demonstrates that 80% of the applicable
materials (listed below) comprising the following fit out elements are responsibly sourced:
a.
b.
c.
d.
e.
f.
g.
h.
Stairs
Windows
External and internal doors
Skirting
Panelling
Furniture
Fascias
Any other significant use
Applicable materials
• Brick (including clay tiles and other ceramics)
• Resin-based composites and materials, including GRP and polymeric render
• Concrete (including in-situ and pre-cast concrete, blocks, tiles, mortars, cementious renders
etc.)
• Glass
• Plastics and rubbers (including EPDM, TPO, PVC and VET roofing membranes including
polymeric renders)
• Metals (steel, aluminium etc.)
• Dressed or building stone including slate
• Timber, timber composite and wood panels (including glulam, plywood, OSB, MDF, chipboard
and cement bonded particleboard)
• Plasterboard and plaster
• Bituminous materials, such as roofing membranes and asphalt
• Other mineral-based materials, including fibre cement and calcium silicate
• Products with recycled content
2. Each applicable material is assigned to a responsible sourcing tier level based on the level and
scope of certification achieved by the material supplier(s)/manufacturer(s) (see Table 21: Tier
Levels and Compliance and Table 22 EMS criteria in the additional guidance section).
3. Follow the Calculation Procedure outlined in the additional guidance section, and use the
Responsible Sourcing Calculator to determine the number of credits to be awarded.
4. Any non-certified timber used in the development comes from a legal source and is not included on
the CITES list (see definition for legally sourced timber).
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue:
1. Where, in addition to the above criteria, 95% of the applicable materials, comprised within the
applicable building elements, have been responsibly sourced.
Compliance Notes
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New Build
Refurbishment
Extensions to
existing
buildings
Shell Only
Fit Out-Only
BREEAM Europe Commercial 2009
There are no additional or different criteria to those outlined above specific to
new-build projects.
In the case of a refurbishment assess the newly specified applicable and
reused materials (reused as defined below).
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
There are no additional or different criteria to those outlined above specific to
Fit Out-only assessments.
Building element
not present
Where an element is not present in a project (e.g. an assessment of a ground
floor of a building only and therefore no roof in the scope of the assessment),
the points for this/these element(s) will be redistributed by the calculator to
reward only the elements being assessed.
Reused in-situ
materials
Materials reused in-situ can be excluded from the assessment. The aim of this
issue is to focus on the responsible sourcing of new specified materials.
Specified reused
Materials
Reused materials specified for the development e.g. recycled aggregates are
considered equivalent to materials covered by certification schemes that fall
within tier 1 of table 21Error! Reference source not found..
CITES list
CITES (Convention on International Trade in Endangered Species)
Appendices I and II of the CITES list illustrate species of timber that are
protected outright. Appendix III of the CITES list illustrates species that are
protected in at least one country. If a timber species used in the development
is on Appendix III it can be included as part of the assessment as long as the
timber is not obtained from the country(ies) seeking to protect this species (see
Additional Information for further details).
A Government licence e.g. UK Forestry Commission felling licence certificate,
does not comply as a third party timber certification scheme for this credit, but
can be used as evidence of legally sourced timber.
Where materials being assessed (including timber) are part of a pre- or postconsumer waste stream, the EMS sections of the credit can be applied for;
however, using an EMS scheme (ISO, EMAS etc.) for new timber does not
demonstrate timber certification and therefore does not qualify for any of these
BREEAM credits.
Checklist A5 is contains information for the BREEAM assessor, including an
explanation of what is required for each of the responsible sourcing tiers.
A Government
licence
Pre or post
consumer waste
Checklist A5
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
Design plan and/or specification confirming:
• the location of elements and materials
specified
• Details of the materials specified.
As built drawings or as built specifications
confirming that the building has been
constructed in accordance with the design
stage drawings/specifications.
Copies of purchase orders or receipts or
certificate/letter of conformity for all applicable
materials, including those recycled or reused
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2&3
A copy of the output from the Responsible
Sourcing of Materials Calculator Tool.
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A copy of the output from the Responsible
Sourcing of Materials Calculator Tool (if
different from Design Stage calculation).
AND EITHER
A letter of intent from the design team
confirming:
• The product shall be sourced from
suppliers
capable
of
providing
certification to the level required for the
particular tier claimed.
A copy of the CoC and/or BES6001 and/or
EMS (EMAS/ISO14001) certificate.
OR
If the material has been ordered, supplied
or the supplier is known:
•
Purchase order from the supplier
including (as appropriate) Chain of
Custody (CoC) number and/or
BES6001:2008 Certificate number
and/or EMS Certificate number
OR
•
4
A copy of the CoC and/or BES6001
and/or EMS certificate.
Written confirmation from the developer
confirming that:
• All timber will come from a ‘legal source’
and one not on the CITES list*.
* Or in the case of Appendix III of the
CITES list, it has not been sourced from the
country seeking to protect this species as
listed in Appendix III.
Where any non-certified timber is used,
written confirmation from the supplier(s)
confirming that:
• All timber comes from a legal source.
• All timber species and sources used in
the development are not listed on any of
the CITES appendices for endangered or
threatened species (Appendix I, II, or III*).
* Or in the case of Appendix III of the
CITES list, it has not been sourced from the
country seeking to protect this species as
listed in Appendix III.
Additional Information
Calculation Procedure (using the Mat 5 calculator)
1. Choose from the list of options in the drop down box of the calculator the appropriate type of
assessment and press the select button.
2. Choose from the list of options in the drop down box the relevant BREEAM scheme and press the
select button (this selection ensures the appropriate ‘generic specifications’ for the building types
are used).
3. For each element, select the number of different types of element you wish to enter in the relevant
drop down box and press the select button. If the element is not present select ‘0’. Note: this will
adjust the points required benchmarks accordingly.
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4. For each element, select the ‘data type’ from the relevant drop down box. There are two or three
options depending on the element type, ‘Generic specification’, ‘Volume’ or ‘Percentage’. Generic
specification’ is not available for all element types.
Generic Specification
a. Choose the specification from the relevant drop down box that matches the element
specification for the building. If more than one construction specification is present for an
element, select additional construction specifications from the list in element type 2, 3, 4 etc.
(see point 3 for adding additional types). If no specification matches, then the specification will
need to be assessed using one of the ‘User Defined’ methods.
Based on the specification selected from the drop down list the material types and their
percentage will automatically be entered in the relevant cell of the material type and
percentage/volume of relevant materials present columns. The assessor can then enter the
percentage of each material that complies with either tier 1, 2, 3 or 4, as appropriate. At least
80% of the materials that make up an element type must comply with one or more of the tiers to
achieve any points for that element type.
User Defined - Volume
a. For all present elements, enter the names of the material types comprising each individual
element in the relevant cell of the column materials types.
b. Enter the volume of each individual material type in the relevant cell of the column titled
percentage/volume of relevant materials present.
c.
Enter the total combined volume of the material types in the cell total volume of element
present.
d. Enter the volume of each material that complies with either tier 1, 2, 3 or 4, as appropriate. At
least 80% of the total volume must comply with one or more of the tiers to achieve any points
for that element type.
User Defined - Percentage
a. For all present elements, enter the names of the material types comprising each individual
element in the relevant cell of the column materials types.
b. Enter the percentage of each individual material type (as a percentage of the whole element
type) in the relevant cell of the column titled percentage/volume of relevant materials present.
c.
Enter the percentage of each material (as a percentage of the whole element type) that
complies with either tier 1, 2, 3 or 4, as appropriate. At least 80% of the materials that make up
an element type must comply with one or more of the tiers to achieve any points for that
element type.
Combination
a. A combination of generic and user defined data can be entered for any of the elements, simply
select the number of element types you wish to enter for an element (point 3) and follow the
above guidance.
3. Once all data has been entered correctly and in compliance with the criteria, the tool will calculate
the total number of points achieved and translate this into the number of credits awarded.
The following scale is used to award credits for new builds and major refurbishment projects:
a. ≥15 points
3 credits awarded
b. ≥10 points
2 credits awarded
c. ≥5 points
1 credit awarded
The following scale is used to award credits for fit-out projects:
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b. ≥10 points
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2 credits awarded
1 credits awarded
Note: Where not all applicable elements are specified within the development, the number of points
required to credits available are re-allocated based on the number of elements that are specified.
Although only 80% of the materials in an element have to be assessed, it may be beneficial to
include even small percentages of materials that are in the higher tiers.
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Table 21 Responsible Sourcing Tier Levels and Criteria
Tier level
Issue assessed
Points
available per
element
3
Evidence /
measure
assessed
Certification
scheme
Certification
scheme
1
Legality &
responsible
sourcing
2
Legality &
responsible
sourcing
2
3
Legality &
responsible
sourcing
1.5
Certification
scheme/ EMS
Examples of compliant
schemes
FSC, CSA, SFI with CoC,
PEFC, Reused Materials,
Schemes compliant with
BES6001:2008 (or similar)
Excellent* and Very Good*
Performance Ratings (Note;
the EMS required to achieve
these ratings must be
independently certified)
Schemes compliant with
BES6001:2008 (or similar)
Good* and Pass* Performance
Ratings (Note; the EMS
required to achieve these
ratings must be independently
certified)
Timber: MTCC, Verified**,
SGS, TFT
Other materials: Certified EMS
for the Key Process and
Supply Chain.
Recycled Materials with
certified EMS for the Key
Process
4
Legality &
responsible
sourcing
1
Certification
scheme/EMS
Certified EMS for key process
stage.
Note:
Where any timber is used, it must be legally sourced. Where evidence cannot be provided to
demonstrate legal sourcing for any element, no points can be awarded for the Responsible Sourcing
Issue.
Where new in situ concrete (not existing concrete) is used, certification of the manufacture of the
cement as the primary process, extraction of the aggregate and limestone used to make the cement
as well as supply chain processes to be provided.
* Performance ratings for schemes compliant with BES6001:2008 (or similar) can only be used to
demonstrate compliance with the assessment criteria for this issue where certification covers the key
process and supply chain processes for the material being assessed.
** “Verified” is the name of a scheme produced by SmartWood.
•
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Table 22 EMS Criteria
Material
Brick (including clay tiles and other
ceramics)
Resin-based
composites
and
materials (including GRP and
polymeric render but excluding
timber based composites)
In situ Concrete (including ready
mix and cemetitious mortars and
renders)
Precast
concrete
and
other
concrete products (including blocks,
cladding, precast flooring, concrete
or cementitious roof tiles)
Glass
Key Process
Product Manufacture
Supply chain processes
Clay Extraction
Composite product manufacture
Glass fibre production (or other
principle matrix material)
Polymer production
Ready mixed concrete plant
Cement production
Aggregate
extraction
production
Cement production
Aggregate
extraction
production
Plastics and rubbers (including
polymeric renders, EPDM, TPO,
PVC and VET roofing membranes)
Plastic/rubber product manufacture
Metals (steel, aluminium etc)
Metal Product manufacture - e.g.
cladding production, steel section
production
Dressed or building stone (including
slate)
Plasterboard and plaster
Stone product manufacture
Virgin timber
Timber from certified sources
Cement Bonded Particle Board
Due to the significant cement
content, in addition to requiring
timber certification, the key supply
chain process must also be
considered to obtain the relevant
tier: Timber from certified sources
Wood panel and wood based
composite products such as
Oriented Strand Board, plywood,
HPL, chipboard/particle, glulam,
LVL,etc.)
Bituminous materials, such as
roofing membranes and asphalt
Wood products, including those
with recycled content, can only use
the Timber Certification route
Other mineral-based materials,
including fibre cement and calcium
silicate
Product manufacture
Products with 100% recycled
content
Products with lower % of recycled
content
Product manufacture
Any other product
Key processes is likely to be
product manufacture
Excluded products:
insulation
materials,
adhesives, additives
Concrete product manufacture
Glass production
Plasterboard
manufacture
or
plaster
Product manufacture
Product manufacture
N/A
and
and
Sand extraction
Soda Ash production or extraction
Main polymer production
Metal production:
Steel: Electric arc furnace or Basic
oxygen furnace process,
Aluminium, ingot production,
Copper:
ingot
or
cathode
production.
Stone extraction
Gypsum extraction
Synthetic gypsum (from flue gas
desulphurisation)
by
default
(recycled content)
Timber from certified sources
Cement production
Timber from certified sources
Bitumen production
Aggregate
extraction
production
Cement production
lime production
other mineral extraction
production
Recycled input by default
and
and
Supply chain process/processes for
any virgin material in the relevant
product type above.
Recycled input by default
1 or 2 main inputs with significant
production or extraction impacts
should be identified
N/A
fixings,
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Timber and Environmental Management Schemes (EMS)
Where an Environmental management scheme is used to assess products made from recycled timber,
100% of the timber content must be recycled or sourced from one of the recognised timber certification
schemes in Table 21 Responsible Souring Tier Levels and Criteria. A timber product with 50% recycled
timber and 50% legally sourced timber will not comply with the criteria and will not be awarded any
points.
Using an EMS for new timber does not demonstrate timber certification and therefore does not qualify
for points.
Calculation procedure: Post Construction/Post Fit Out stage
1. Check that the As Built construction matches that proposed at design stage (see Schedule of
Evidence). Where there are any differences in the specification, obtain the relevant volumes and/ or
percentages of materials for each element that differs.
2. Obtain the relevant confirmation of tier certification for post construction stage (see Schedule of
Evidence) for all materials, from all sources/suppliers.
3. Confirm and/or re-assign a tier level to each material based on the level of certification provided
(see Table 21 Responsible Sourcing Tier Levels and Criteria and Information Required to
Demonstrate Compliance).
4. Adjust the design stage Responsible Sourcing Calculator accordingly to include any revised
information following the calculation procedure used at design stage.
Chain of Custody
This is a process used to maintain and document the chronological history of the evidence/path for
products from forests to consumers. Wood must be tracked from the certified forest to the finished
product. All the steps, from transporting wood from the forest to a sawmill, until it reaches the customer,
must maintain adequate inventory control systems that allow for separation and identification of the
certified product. Chain-of-custody certification ensures that a facility has procedures in place to track
wood from certified forests and avoid confusing it with non-certified wood. Chain-of-custody is
established and audited according to relevant forest certification systems rules.
Third party certification process
Auditable third party
Certificate
issuing body
(e.g. Soil
Association, BM
Trada, CTB,
IMO, KPMG,
SGS…)
Certification
Accreditation
process
standards setting
body
(CSA, FSC,
MTCC, PEFC,
SFI)
A certificate
issued with
CoC number
Timber certification process
CITES - Convention on International Trade in Endangered Species of wild fauna and flora (extract
taken from the CITES website)
‘’CITES works by subjecting international trade in specimens of selected species to certain controls. All
import, export, re-export and introduction from the sea of species covered by the Convention has to be
authorized through a licensing system. Each Party to the Convention must designate one or more
Management Authorities in charge of administering that licensing system and one or more Scientific
Authorities to advise them on the effects of trade on the status of the species.
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The species covered by CITES are listed in three Appendices, according to the degree of protection
they need.
1. Appendix I includes species threatened with extinction. Trade in specimens of these species is
permitted only in exceptional circumstances.
2. Appendix II includes species not necessarily threatened with extinction, but in which trade must be
controlled in order to avoid utilization incompatible with their survival.
3. Appendix III contains species that are protected in at least one country, which has asked other
CITES Parties for assistance in controlling the trade.’’
Calculation of Timber Volumes
a. Most of the information on areas, lengths and volumes of timber will be available from the
component manufacturers or estimator, who should provide a detailed breakdown of quantities of
materials.
b. In order to calculate the volume of wood in timber frame windows, the total length of frame must be
obtained. This can then be converted to a volume by multiplying the length of frame on fixed
windows by 0.00653 and the length of frame on opening windows by 0.01089.
c.
In order to calculate the volume of timber in composite timber doors such as a flush door, calculate
the total area of all doors summed over the whole building and multiply this by 0.02187 (this factor
gives the total volume of timber in the doors and frames).
BES 6001:2008 Framework Standard for Responsible Sourcing of Construction Products
BES 6001:2008 is a BRE Global standard that provides a framework for the assessment of responsible
sourcing schemes and provides a route to certification of construction products.
The framework comprises a number of criteria setting out the criteria of an organisation in managing the
supply of construction products in accordance with a set of agreed principles of sustainability. To
comply with the standard a product must meet a number of mandatory criteria, where a product
demonstrates compliance beyond the mandatory levels, higher levels of performance can be achieved.
The standard's performance ratings range from Pass to Good, Very Good and Excellent.
The development of this standard and subsequent certification schemes will, it is envisaged, provide
construction products, not wholly covered under current recognised standards, a means for
demonstrating their responsibly sourced credentials. In turn this will allow clients, developers and
design teams to specify responsibly sourced construction products with greater assurance and provide
a means of demonstrating compliance with the assessment criteria for this BREEAM issue.
To view a list of products approved to BES6001:2008 visit: www.greenbooklive.com/page.jsp?id=169.
For further information about BES6001:2008, including a copy of the standard itself visit:
www.greenbooklive.com/page.jsp?id=153
Relevant Definitions
Composite material: can be defined as an engineered material made from two or more constituent
materials with significantly different physical or chemical properties and which remain separate and
distinct on a macroscopic level within the finished structure. Resin based composites such as GRP and
polymeric render and timber composites such as Chipboard/Particleboard, MDF, OSB, plywood,
hardboard, laminated veneered lumber, glulam and cement bonded particleboard are all required to be
assessed for responsible sourcing.
Frame: The frame is any of the main structural elements that are not included in the roof, external walls
and floors. For example, timber or metal studwork within a plasterboard partition would be included
within the internal walls, and timber joists would be included within the floor construction.
Where a concrete or steel frame is used, this would be treated as the Frame as it would not be integral
to the internal walls for example.
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Key Processes: the final major aspects of processing that are carried out. There may be a single
process or multiple processes requiring assessment, depending on the end product. The criteria for
each of the assessed materials are detailed in Table 22 EMS Criteria.
Legally Sourced Timber: legal timber and wood derived products are those which originate from a
forest where the following criteria are met:
1. The forest owner/manager holds legal use rights to the forest.
2. There is compliance by both the forest management organisation and any contractors with local
and national legal criteria including those relevant to:
a. Forest management
b. Environment
c. Labour and welfare
d. Health & safety
e. Other parties’ tenure and use rights
3. All relevant royalties and taxes are paid.
4. There is compliance with the criteria of CITES.
Relevant documentation demonstrating the above must be provided or made available on request
subject to the availability of such materials in the country concerned. Certification from any of the timber
certification schemes identified in tiers 1, 2 and 4 for this credit demonstrate legally sourced timber.
Pre-consumer waste stream: Waste material generated during manufacturing processes. Excluded is
reutilisation of materials such as rework, regrind or scrap generated in a process and capable of being
reclaimed within the same process that generated it.
Post-consumer waste stream: Waste material generated by households or by commercial, industrial
and institutional facilities in their role as end-users of the product, which can no longer be used for its
intended purpose. This includes returns of material from the distribution chain.
Responsible Sourcing: Demonstrated through auditable third party certification schemes.
Reused materials: Materials that can be extracted from the waste stream and used again without
further processing, or with only minor processing, that does not alter the nature of the material (e.g.
cleaning, cutting, fixing to other materials).
Recycled Material: Materials diverted from the pre-consumer and/or post-consumer waste streams
that require significant processing before they can be used again. For further information please see
Calculating and declaring recycled content in construction products, “Rules of Thumb” Guide (WRAP,
2008) www.wrap.org.uk/wrap_corporate/news/wraps_rules_of.html.
Responsible Sourcing Calculator: A BRE spreadsheet-based tool designed to simplify assessment of
this issue. Access is provided to all BRE licensed BREEAM assessors.
Supply Chain EMS: covers all of the major aspects of processing and extraction involved in the supply
chain for the end product. Note that recycled materials are not required to demonstrate a Supply Chain
EMS. If EMS certification is provided for the Key Processes for recycled materials, this is assumed by
default.
Small Company: A company is defined as ‘small’ if it satisfies at least two of the following criteria:
a. A turnover of not more than €10 million;
b. 50 employees or fewer.
This is based on the definition stated in the European Directive 2003/361/CE.
Tier levels – a graded scale to reflect the rigour of the certification scheme used to demonstrate
responsible sourcing, forming the basis for awarding points (all as detailed in Table 21 Responsible
Sourcing Tier Levels and Criteria).
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Mat 6 Insulation
No. of credits
available
Ret
Off
Issue Title
Ind
205
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Mat 6 - Insulation
2
2
2
Aim
To recognise and encourage the use of thermal insulation which has a low embodied environmental
impact relative to its thermal properties and has been responsibly sourced.
Assessment Criteria
The following demonstrates compliance:
1. Any new insulation specified for use within the following building elements must be assessed:
• External walls
• Ground floor
• Roof
• Building services
First credit - Embodied Impact
2. The Green Guide rating for the thermal insulation materials must be determined. Green Guide
ratings for thermal insulation can be found at: www.thegreenguide.org.uk (please refer to the
Compliance Notes for guidance where specific insulation has been assessed within an element for
the Mat 1 BREEAM issues).
3. Where the Insulation Index for the building insulation is the same as or greater than 2.
4. The Insulation Index is calculated using the Mat 6 Insulation Index Calculator Tool in the BREEAM
assessor’s spreadsheet tool. For each type of thermal insulation used in the relevant building
elements, the volume weighted thermal resistance provided by each type of insulation is calculated
as follows:
a. (Area of insulation (m2) * thickness(m)) / Thermal Conductivity (W/ m.K) OR
b. Total volume of insulation used (m3) / Thermal conductivity (W/m.K)
The volume weighted thermal resistance for each insulation material is then multiplied by the
relevant Green Guide point(s) from the following table:
Table 23 Green Guide rating points/element
Green Guide Rating
Points/element
A+
3
A
2
B
1
C
0.5
D
0.25
E
0
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To calculate the Insulation Index, the sum of these values is divided by the sum of the volume
weighted thermal resistance values (an example calculation is provided in the Additional
Information section).
Second credit - Responsible Sourcing
5. At least 80% of the thermal insulation used in the building elements identified in Item 1 must be
responsibly sourced, i.e. each insulation product must be certified in accordance with Levels 1, 2 or
3 described in Table 21 Tier levels and criteria, as outlined in Mat 5. Table 24 below shows the Key
Processes and Supply Chain processes required for common insulation products.
Table 24 EMS criteria for insulation products
Material
Key Process
Foam Insulation
Insulation manufacture
Supply chain processes
Principal Polymer production,
e.g. Polystyrene, MDI ,
Phenolic resin or equivalent
Any quarried or mined mineral
over 20% of input
Stone wool, glass & cellular
glass made using < 50%
recycled input
Wool
Product manufacture
Product manufacture
Wool Scouring
Products using > 50%
recycled content except those
using timber
Product manufacture
Recycled content by default
Timber-based insulation
materials including those using
recycled timber
Product manufacture
Other renewable-based
insulation materials using
agricultural by-products (e.g.
straw)
Any other product
Product manufacture
Recycled timber by default, all
other timber from one of the
recognised timber certification
schemes in Table 13.
By-product manufacture by
default
Compliance Notes
New Build
Refurbishment
Product manufacture
1 or 2 main inputs with
significant production or
extraction impacts should be
identified
There are no additional or different criteria to those outlined above specific to
new build projects.
There are no additional or different requirements to those outlined above
specific to new build projects.
Extensions to
existing buildings
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Fit Out Only
For a Fit Out only assessment the criteria apply to all types of new insulation
specified, typically this may only require the insulation for the building
services to comply. Where no new insulation is specified as part of the fit-out
works, the compliance note for refurbishment projects (above) applies.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Shell Only
Mat 6 Insulation
207
It is envisaged that the majority (80%+) of fabric/services insulation will be
specified/installed in the shell and core building. Where the shell only
developer is not installing the majority of insulation, compliance with this
BREEAM issue for the tenanted areas of the building can be demonstrated
via one of the following means:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer
and tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of
the available credits)
Option 3 – Developer/Tenant collaboration (full value of available
credits)
Where compliance with the assessment criteria cannot be demonstrated for
all relevant areas of the building the available credits must be withheld
(option 4).
Awarding credits
Element
consisting of
more than one
insulation
Insulation
incorporated as
part of an off-site
manufactured
element
Refurbishment
and materials
reused in-situ
Finding exact
Green Guide
Ratings
Insulation
incorporated as
part of an off-site
manufactured
element
Refurbishment
and materials
reused in-situ
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description
of the above options.
Both credits can be awarded independently of each other - i.e. it is not a
requirement of the second credit that the first is achieved, and vice-versa.
Where more than one insulation type is present for a given element, the
rating, area and conductivity for each insulation should be entered into the
tool and an average is calculated (by area).
If the insulation is incorporated as a component of an element that has been
manufactured offsite e.g. a wall or roof, and that element has been assessed
as part of Mat 1, then for the purpose of assessing the insulation for this
BREEAM issue, a Green Guide rating of A+ should be used. The same rule
applies to insulation that has a significant additional function, such as
providing supporting structure e.g. structural insulated panels (SIPS). In the
Green Guide the actual insulation will be listed within the element title, rather
than under the generic insulation category.
For each element that is reused in-situ, BREEAM allocates an ‘A+’ rating.
For the purpose of responsible sourcing, existing in-situ insulating materials
are not assessed. If no new insulating products are being specified as part of
the refurbishment both credits can be awarded.
Where no similar insulation can be found assessors should seek guidance
from BRE on the appropriate rating.
If the insulation is incorporated as a component of an element that has been
manufactured offsite e.g. a wall or roof, and that element has been assessed
as part of Mat 1, then for the purpose of assessing the insulation for this
BREEAM issue, this element may be excluded from the assessment. The
same rule applies to insulation that has a significant additional function, such
as providing supporting structure e.g. structural insulated panels (SIPS). .
For the purpose of responsible sourcing, existing in-situ insulating materials
are not assessed. If no new insulating products are being specified as part of
the refurbishment both credits can be awarded.
© BRE Global Ltd 2012
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Mat 6 Insulation
BREEAM Europe Commercial 2009
Schedule of Evidence Required
Req.
Design Stage
First credit
1-4
Marked-up design plan/elevations and/or a
copy of the specification confirming:
• The location of insulating materials.
• The area (m2) and thickness (m) or
volume (m3) of insulation specified.
Manufacturer’s technical details confirming:
• Thickness and thermal conductivity of
the insulating materials specified.
Post Construction Stage
Assessor’s building/site inspection and
photographic evidence confirming:
• Element in-situ (where possible)
AND
As built drawings and, where relevant,
written design team confirmation of any
changes to the materials specification.
A copy of the output from the Insulation
Index Calculator Tool.
The Green Guide rating and element
number for the assessed insulation
specifications.
Second credit
5
Evidence (as outlined in Mat 5) confirming
compliance for the insulating materials.
Evidence (as outlined Mat 5) confirming
compliance.
Additional Information
Relevant definitions
Insulation Index: A measure of performance used in BREEAM that seeks to assess the thermal
properties of insulation products used in the building relevant to the embodied impact of that insulating
material.
Insulation Index Calculator Tool: A spreadsheet tool used by the BREEAM assessor to determine the
Insulation Index and therefore, whether the BREEAM credit is achieved.
Example calculation
The Insulation Index is calculated for a building using the following types of insulation as follows:
Type 1 Walls
Area = 450m2. Thermal insulation thickness = 100mm. Thermal conductivity = 0.023 W/mK Green
Guide rating = A (2 points)
Area weighted thermal resistance: ((450*0.100)/0.023) = 1956
Green Guide rating correction: 1956* 2.0 = 3912
Type 2 Building Services
Volume of insulation used = 21m3. Thermal conductivity = 0.022 W/mK
Green Guide rating = C (0.5 points)
Area weighted thermal resistance: (21/0.022) = 955
Green Guide rating correction: 955 * 0.5 = 477
Type 3 Roof
Area = 210m2. Thermal insulation thickness = 120mm. Thermal conductivity = 0.027 W/mK Green
Guide rating = A+ (3 points)
Area weighted thermal resistance: ((210*0.120)/0.027) = 933
Green Guide rating correction: 933 * 3.0 = 2799
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Mat 6 Insulation
209
Type 4 Ground Floor
Area = 210m2. Thermal insulation thickness = 120mm. Thermal conductivity = 0.027 W/mK Green
Guide rating = B (1 point)
Area weighted thermal resistance: ((210*0.120)/0.027) = 933
Green Guide rating correction: 933 * 1.0 = 933
Total area weighted thermal resistance = 1956+955+933+933 = 4777
Green Guide rating correction = 3912 + 477 + 2799 +933 = 8121
Insulation Index: Green Guide Rating Correction / Total Area weighted thermal resistance = 8121/4777
= 1.7 (credit not achieved).
© BRE Global Ltd 2012
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Mat 7 – Designing for robustness
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Mat 7 - Designing for Robustness
1
1
1
Aim
To recognise and encourage adequate protection of exposed parts of the building and landscape,
therefore minimising the frequency of use of replacement materials.
Assessment Criteria
The following demonstrates compliance:
1. Internal and external areas of the building where vehicular, trolley and pedestrian movement occur
have been identified.
2. Suitable durability and protection measures or design features have been specified to prevent
damage to the vulnerable parts of these building areas from such traffic. This must include, but is
not necessarily limited to:
a. Protection from the effects of high pedestrian traffic in main entrances, public areas and
thoroughfares (corridors, lifts, stairs, doors etc).
b. Protection against any internal vehicular/trolley movement within 1m of the internal building
fabric in storage, delivery, corridor and kitchen areas.
c. Protection against, or prevention from, any potential vehicular collision where vehicular
parking and manoeuvring occurs within 1m of the external building façade for all car
parking areas and within 2m for all delivery areas.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
the assessment of new build projects.
Refurbishment
Where the assessment is of a refurbished building on an existing site then the
criteria apply to the areas that form a part of the works or hard landscape for
that building.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out only assessments.
Suitable
durability
measures
© BRE Global Ltd 2012
Suitable durability and protection measures to vulnerable parts of the building
can include:
• Bollards/barriers/raised kerbs to delivery and vehicle drop-off areas
• Robust external wall construction, up to 2m high
• Protection rails to walls of corridors
• Kick plates/impact protection (from trolleys etc) on doors
• Hard-wearing and easily washable floor finishes in heavily used circulation
areas (i.e. main entrance, corridors, public areas etc)
BREEAM Europe Commercial 2009
Vehicle Impact
Protection
Mat 7 – Designing for robustness
211
Any vehicle impact protection measures specified must be positioned at an
adequate distance from the building to protect the fabric from impact from any
vehicle with a measurable overhang of the body from the wheel track, in
particular for any goods delivery areas.
In vehicle movement areas only; where the specification of external robust wall
construction is specified to comply with the credit, additional protection must
be provided to ensure against potential damage to the robust façade from
vehicle movement, i.e. specifying bollards or protection rails.
Public / Common
Areas
Sales areas
Consideration should be given to materials specification in public/common
areas (especially public waiting areas and toilet areas) to provide protection
against potential malicious or physical abuse in as far as it is possible.
In any sales areas, where customer goods trolleys will be used, protection
must be provided to vulnerable parts of the building (such as glass curtain
walling etc.) within 1m of trolley movement.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
Design drawings marked up to illustrate:
• Vulnerable areas/parts of the
building.
Design drawings and/or specification
confirming:
• The durability measures specified.
Assessor’s building/site inspection and
photographic evidence confirming:
• Vulnerable areas of the building
• The durability measures in-situ.
2
Additional Information
Relevant definitions
None
© BRE Global Ltd 2012
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Wst 1 Construction Site Waste Management
BREEAM Europe Commercial 2009
10.0 Waste
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Wst 1 - Construction Site Waste Management
3
3
3
Aim
To promote resource efficiency via the effective and appropriate management of construction site
waste.
Assessment Criteria
The following demonstrates compliance:
First credit
1. Where a Site Waste Management Plan (SWMP) – see definition in the Additional Information
section - has been developed and implemented in accordance with Checklist A15a.:
2. In addition to the above, sites with existing buildings that will be refurbished or demolished, where
demolition forms a part of the principal contractor’s works contract, must comply with the following:
a. Completed a pre-demolition/pre-refurbishment audit of the existing building to determine if,
in the case of demolition, refurbishment is feasible and, if not, to maximise the recovery of
material from demolition or refurbishment for subsequent high-grade/value applications.
The audit must be referenced in the SWMP and cover:
i. Identification of the key refurbishment/demolition materials.
ii. Potential applications and any related issues for the reuse and recycling of the key
refurbishment and demolition materials.
Second credit
1. The first credit has been achieved.
2. Targets are set to reduce waste generated on site. These should be reported and justified as part of
the SWMP implementation and on completion.
3. At least three key waste groups have waste reduction potential at Design stage (Checklist A15b).
These should be reviewed throughout the construction process as part of implementing SWMP,
and results reported in the SWMP on completion.
Third credit
1. At least three key waste groups or the minimum required by local regulations plus one, whichever is
the most onerous, are identified for diversion from landfill at pre-construction stage SWMP and
Checklist A15b has been completed accordingly.
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Wst 1 Construction Site Waste Management
213
2. Waste is sorted accordingly, either on site or offsite through a licensed external contractor where
separation on the construction site is not feasible.
3. This should be quantified and reviewed during the construction phase and reported in the SWMP
upon collection.
4. In addition, where there is already a national mandatory requirement to recover all waste, or where
the national C&D waste recovery rate is more than 80%,
a. The first and second credits have been achieved.
b. All waste arising on site are identified for diversion from landfill at pre-construction stage.
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue.
1. All three credits have been achieved.
2. All key waste groups are identified for diversion from landfill at pre-construction stage SWMP.
3. At least five key waste groups have waste reduction potential at Design stage (Checklist A15b).
These should be reviewed throughout the construction process as part of implementing SWMP,
and results reported in the SWMP on completion.
4. At least five key waste groups or the minimum required by local regulations plus three, whichever is
the most onerous, are identified for diversion from landfill at pre-construction stage SWMP and
Checklist A15b has been completed accordingly.
Buildings complying with the exemplary level criteria would therefore achieve four credits for this issue.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
existing
buildings
If the building is part refurbishment part new-build extension then the whole
building must be used to determine compliance with this issue. For
assessments of extensions to existing buildings, where only the extension is
being assessed, it is the extension only that must comply.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit-out-only assessments.
© BRE Global Ltd 2012
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Wst 1 Construction Site Waste Management
Resource
efficiency targets
BREEAM Europe Commercial 2009
The objective of the second credit is to encourage developers and contractors
to minimise the amount of waste arising on site through the definition and
regular review of target benchmarks. BRE Global will not advice on the targets
as these must be set according to best practice and will depend on the type of
waste and the opportunities for reuse on site. Review of the amount of waste
arising on previous projects and national best practice guidelines should be
used wherever possible.
The BREEAM International assessor shall demonstrate in the assessment
report how those targets have been set and BRE Global will verify that
adequate procedures have been put in place to monitor the amount of waste
against those benchmarks.
Predemolition/prerefurbishment
audit
Key waste
groups
Please refer to http://www.smartwaste.co.uk/page.jsp?id=37 for further
information and indicative benchmarks by project type used in the UK. Targets
for waste minimisation during the construction process can also be set using
the Construction Excellence’s Environmental performance indicator
benchmarks (see www.constructionexcellence.org.uk).
A pre-demolition/pre-refurbishment audit should be carried out using an
appropriate methodology. BRE have developed a tool as part of the
SMARTWaste system for carrying out such audits, and the UK Institution of
Civil Engineers has produced guidance on pre-demolition audits, including ‘A
report on the Demolition Protocol’4.
For the purposes of the second credit, waste groups with a reduction potential
should be defined in accordance with the key waste groups defined in the
European Waste Catalogue (please see Checklist A15b for the exact list).
For the purposes of the third credit however, different types of waste may be
grouped together in order to be recovered, e.g. concrete and bricks may be
crushed together to produce recycled aggregates where this is supported by
national/regional waste management regulation/policy/practice. Therefore,
waste groups identified for diversion from landfill might be different to those
listed in the European Waste Catalogue. In order for the credit to be awarded,
distinct end recovery products should be identified.
Segregation of
hazardous waste
Hazardous waste should be segregated on at source, to avoid contaminating
non-hazardous waste streams. This is standard practice across Europe and
therefore no credit will be awarded for segregating hazardous waste.
Limited site
space for
segregation and
storage
Where space on site is too limited to allow waste materials to be segregated, a
waste contractor may be used to separate and process recyclable materials off
site. Similarly, manufacturers’ take-back schemes could also be used. Where
this is the case, sufficient documentary evidence must be produced which
demonstrates that segregation of materials is carried out to the agreed levels
and that materials are reused/recycled as appropriate.
Any waste management operation that diverts a Construction & Demolition
waste material from the waste stream and which results in productive use, will
be considered as acceptable for the purposes of the third credit. Acceptable
routes are as follows;
• Reused on site (in-situ or for new applications)
• Reused on other sites
• Salvaged/reclaimed for reuse
• Returned to the supplier via a ‘take-back’ scheme
• Recovered from site by a licensed external contractor and recycled.
Diversion from
landfill
Recovery routes such as filling disused mines/other underground voids (except
where these are required to be carried out to avoid anticipated risks to health
and safety, economic activity or the natural environment) or general disposal of
waste will not be considered acceptable.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Minor refurb/fit
outs
Wst 1 Construction Site Waste Management
215
In some cases such as minor refurb/fit outs, it may not be feasible to sort and
recycle five of the key waste groups. This may be because the materials are
not present or because there is insufficient quantity (e.g. less than 4.5 m3 of
materials). In such cases, the third credit may be awarded if all applicable
waste groups are being reused/recycled.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
A copy of the compliant Site Waste
Management
Plan
containing
the
appropriate benchmarks, commitments
and procedures.
A copy of the SWMP summary datasheets or
equivalent monitoring records/report and
completed final copy of Checklist A15a if
different from design stage confirming:
• The total waste arising for the
development.
• Comparison of the total waste arising
against the benchmark
First credit
All
Where relevant, a copy of the predemolition/pre-refurbishment audit.
OR
A copy of the specification clause that:
• Requires the principal contractor to
produce a SWMP in line with the
criteria
• Contains the detailed criteria with
respect to procedures to be included
in the SWMP
• Where relevant, requires the principal
contractor to carry out a predemolition/pre-refurbishment audit.
Where relevant, a copy of the predemolition/pre-refurbishment audit.
OR
A letter from the client or their
representative containing:
• Confirmation that the specification will
contain a clause on site waste
management criteria.
• An outline of the detailed criteria that
will be included in that specification
clause.
AND in all cases
A copy of the completed Checklist A15a
Second credit
1
2, 3
Evidence (as outlined above) confirming
compliance with the second credit.
A copy of the specification clause or site
specific
waste
policy/procedure
confirming:
• Detail of the key waste groups
• Targets for waste minimisation
• An outline of the procedures to
minimise waste
Evidence (as outlined above) confirming
compliance with the second credit.
A copy of the SWMP summary datasheets or
equivalent
monitoring
records/report
confirming:
• The total waste arising for the
development and for the defined key
waste groups,
• Comparison of the total waste arising
© BRE Global Ltd 2012
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Wst 1 Construction Site Waste Management
BREEAM Europe Commercial 2009
against the benchmark
OR
A letter from the client or their
representative containing:
• Detailed requirements with respect to
waste minimisation target(s) and
identification of waste reduction
potential.
Completed final copy of Checklist A15b if
different from design stage
AND in all cases
A copy of the completed Checklist A15b
Third credit and exemplary level requirement
1
A copy of the specification or procedure
confirming:
• Detail of the key waste groups
• Reuse/recycling procedures
Where relevant, letter from the licensed
external contractor confirming:
•
Segregation of materials is carried
out to the correct standards and that
materials are reused/recycled as
appropriate.
OR
Monitoring records/report confirming:
• Quantities of waste by groupings
• Amount and proportion of waste arising
that was reused, recycled and landfilled
• Custody/application/destination
of
reused/recycled materials.
In addition, where there is already a national
mandatory requirement to recover all waste,
or where the national C&D waste recovery
rate is more than 80%:
Evidence (as outlined above) confirming
compliance with the first and second credits.
A letter from the client or their
representative containing:
• Confirmation that the specification will
contain a clause on sorting
construction waste.
• Detailed requirements with respect to
recycling benchmarks and target(s)
• Reuse/recycling procedures
In addition, where there is already a
national mandatory requirement to
recover all waste, or where the national
C&D waste recovery rate is more than
80%:
• Evidence
(as
outlined
above)
confirming compliance with the first
and second credits.
Additional Information
Relevant definitions
European Waste Catalogue: list of wastes that has been produced by the EU to standardise the
description of waste across Europe and to enable waste to be recorded, monitored and controlled more
effectively.
Significant Majority: Defined as meeting at least the percentages required within the issue compliance
section of this manual.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Wst 1 Construction Site Waste Management
217
Site Waste Management Plan (SWMP): SWMP aims to promote resource efficiency and to prevent
illegal waste activities. Resource efficiency includes minimising waste at source and ensuring that
clients, designers and principal contractors assess the use, reuse and recycling of materials and
products on and off the site. BREEAM does not require targets to be met but is encouraging the
process of setting, monitoring and reporting against targets.
The implementation of a Site Waste Management Plan (SWMP) can help manage the site construction
waste produced. A SWMP consists of a combination of commitments to:
a. design out waste
b. reduce waste generated on site
c. develop and implement procedures to sort and reuse/recycle construction waste on and off site
(as applicable).
A Site Waste Management Plan should typically include the following features;
• Identify who is responsible for producing the SWMP and ensuring that it is followed. They should
have sufficient authority to ensure that others comply with the SWMP.
• Identify the types and estimated quantities of waste that will be produced at all stages of the work
programme/plan.
• Identify waste management options including reference to the waste hierarchy (reduce, re-use,
recycle), on- and off-site options, paying particular attention to arrangements for identifying and
managing any hazardous wastes produced.
• Identify waste management sites and contractors for all wastes that require them. Ensure that the
contracts are in place, emphasising compliance with any legal responsibilities that may exist.
• Set targets and procedures for monitoring progress.
• Confirmation is required that the site’s construction waste is being monitored.
• Measure how much waste and what types of waste are produced. These figures should be
recorded on an established system such as SmartWaste
Data obtained from measuring and monitoring site construction waste can then be used to check
performance against targets and benchmarks, analyse the effectiveness of any solutions implemented
and strive for continual improvement.
SMARTWaste Plan (www.smartwaste.co.uk) is a free web-based tool for preparing, implementing and
reviewing a SWMP. This tool includes an integrated waste measurement tool which is aligned to
defined waste groups. SMARTWaste Plan will manage all aspects of creating SWMPs and measuring
waste generated on projects. Templates are available to meet the BREEAM credits and can also be
downloaded. The tool includes online waste measurement, industry waste benchmarks. A carbon
calculator and economic assessment of waste will also be added.
UK construction waste benchmarks
The following benchmarks used have been derived from BRE's SMARTWaste system and through a
DEFRA-funded project for predicting construction waste and are updated annually. The benchmarks
are based on real-life data and have been subject to a number of statistical and logical tests. The
benchmarks used apply to actual volume, and standard conversion factors have been used for
tonnages from the Environment Agency.
For more information on these benchmarks and to break them down by project type, please go to
http://www.smartwaste.co.uk/page.jsp?id=37
© BRE Global Ltd 2012
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Wst 2 Recycled aggregates
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Wst 2 - Recycled Aggregates
1
1
1
Aim
To recognise and encourage the use of recycled and secondary aggregates in construction, thereby
reducing the demand for virgin material.
Assessment Criteria
The following demonstrates compliance:
1. Where the amount of recycled and secondary aggregate specified is over 25% (by weight or
volume) of the total high-grade aggregate uses for the building. Such aggregates can be EITHER:
a. Obtained on site OR
b. Obtained from waste processing site(s) within a 30km radius of the site or from a higher
distance but transported by rail or water to the construction site; the source will be
principally from construction, demolition and excavation waste (CD&E) – this includes road
planings OR
c. Secondary aggregates obtained from a non-construction post-consumer or post-industrial
by-product source (see Compliance Notes).
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
The credit available for this issue can be awarded automatically where no new
aggregate is being used. Potentially the case in most refurbishments.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
Fit Out Only
© BRE Global Ltd 2012
There are no additional or different criteria to those outlined above specific to
shell-only assessments. Where the shell and fit-out phases of the building are
awarded to two different contractors, only the contractor of the shell and core
phase should be assessed.
Issue not applicable for Fit-Out-only assessments
BREEAM Europe Commercial 2009
Secondary
aggregates
Wst 2 Recycled aggregates
219
Recognised non-construction post-consumer or post-industrial by-products
include:
• China clay waste
• Slate overburden
• Pulverised Fuel Ash (PFA)
• Ground Granulated Blast Furnace Slag (GGBFS)
• Air-cooled blast furnace slag
• Steel slag
• Furnace bottom ash (FBA)
• Incinerator bottom ash
• Foundry sands
• Recycled glass
• Recycled plastic
• Tyres
• Spent oil shale
• Colliery spoil
• Municipal Solid Waste Treatment Residues
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
A copy of the relevant specification or
contract clause confirming:
• Recycled and secondary aggregate use
criteria for the project.
Structural
engineers
calculations
demonstrating the weight/volume of:
• Total high grade aggregate used.
• Total
recycled
and
secondary
aggregates used.
A letter from the design team or main
contractor confirming:
• The source of recycled/secondary
aggregates
• The amount and quality required can be
obtained from this source.
Third party documentation as follows:
Delivery notes for all recycled and secondary
aggregates confirming:
• Source of recycled/secondary aggregate.
AND/OR
A letter or email from the aggregate/
concrete supplier confirming that:
• The aggregate supplied and used was
from a recycled/secondary source
• Source of recycled/secondary aggregate.
Additional Information
Relevant definitions
High Grade aggregate uses are considered to be:
Bound
• Structural frame;
• Floor slabs including ground floor slabs;
• Bitumen or hydraulically bound base, binder, and surface courses for paved areas and roads.
Unbound
• Asphalt-based or similar road surfaces
• Granular fill and capping
© BRE Global Ltd 2012
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•
•
•
Wst 2 Recycled aggregates
BREEAM Europe Commercial 2009
Pipe bedding
Sub bases/building foundations
Gravel landscaping.
More examples of how recycled and secondary aggregates can be used in construction can be found at
http://www.aggregain.org.uk/opportunities/index.html. Crushed masonry used as fill material for general
landscaping is not considered to be high grade. This practice is now common place on construction
sites due to landfill costs. Where national building regulations limit the use of recycled aggregates in
concrete, this typically applies to bound aggregate uses as listed above. Where this applies to unbound
uses too, please contact BRE for further guidance,
Pre-consumer waste stream: Waste material generated during manufacturing processes. Excluded is
reutilisation of materials such as rework, regrind or scrap generated in a process and capable of being
reclaimed within the same process that generated it.
Post-consumer waste stream: Waste material generated by households or by commercial, industrial
and institutional facilities in their role as end-users of the product, which can no longer be used for its
intended purpose. This includes returns of material from the distribution chain.
Recycled aggregates: are those derived from reprocessing materials previously used in construction,
e.g. crushed concrete or masonry from construction and demolition waste material.
Secondary aggregates: By-products of industrial processes that can be processed to produce
secondary aggregates. Secondary Aggregates are sub-divided into manufactured and natural,
depending on their source.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Wst 3 Recyclable waste storage
No. of credits
available
Ret
Off
Issue Title
Ind
221
Minimum Standards
P
G
VG
E
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1
1
Wst 3 - Recyclable Waste Storage
1
1
1
Aim
To recognise the provision of dedicated storage facilities for a building’s operational-related recyclable
waste streams, so that such waste is diverted from landfill or incineration.
Assessment Criteria
The following demonstrates compliance:
1. A dedicated storage space to cater for recyclable materials generated by the building during
occupation, compliant with the following:
a. Clearly labelled for recycling
b. Placed within accessible reach of the building (see Compliance Notes)
c. In a location with good vehicular access to facilitate collections.
2. The size of the space allocated must be adequate to store the likely volume of recyclable materials
generated by the building’s occupants/operation. Whilst a fixed area cannot always be given, the
following must be complied with as a minimum:
OFFICES ONLY
a. At least 2m2 per 1000m2 of net floor area for buildings <5000m2
b. A minimum of 10m2 for buildings ≥5000 m2
c. An additional 2m2 per 1000m2 of net floor area where catering is provided (with an
additional minimum of 10m2 for buildings ≥5000m2).
INDUSTRIAL ONLY
a. The space provided should allow a hardstanding area that is adequate to enable the
occupier to recycle materials from the operational area(s) effectively PLUS
b. At least 2m2 per 1000m2 of net office floor area for buildings <5000m2; a minimum of 10m2
for buildings ≥5000m2
c. The dedicated space must cater for the separation and storage of the following types of
recyclable materials (where generated by the end user) in accordance with the local waste
collection scheme requirements:
• Paper
• Cardboard
• Glass
• Plastics
• Packaging
• Metals
• Timber
• Other process related recyclable waste.
© BRE Global Ltd 2012
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Wst 3 Recyclable waste storage
BREEAM Europe Commercial 2009
RETAIL ONLY
a. The space is sized according to the number and area of retail units that it will serve and the
predicted volumes of waste that will arise from those areas.
b. The dedicated space must cater for the separation and storage of a minimum of 6 different
types of recyclable materials in accordance with the local waste collection scheme
requirements, these may include:
• Paper
• Cardboard
• Plastics (including packaging film)
• Other packaging materials (not covered above)
• Glass (segregated into brown, green and clear glass)
• Metals
• Batteries
• Timber
• Fluorescent lamps
• Vegetable oils
• Mineral oils
• Food waste
• Other process related recyclable waste.
Note: For assessments of building/units for service providers please refer to the Compliance
Notes.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
Where there are facilities within the existing building, these can be used to
existing
assess compliance. The scope of these facilities must be adequate to cater for
buildings
the total volume of predicted waste from the new and existing buildings.
Shell Only
Fit Out Only
Accessible reach
of the building
Inside storage
area
© BRE Global Ltd 2012
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Where the assessment stakeholder is a site-based tenant, who occupies a
unit/floor within a larger development and uses central or common storage
facilities (provided for by a landlord), then such facilities can be used to assess
compliance.
Typically ‘accessible reach’ is defined in BREEAM as within 20m of a building
entrance. In some circumstances, depending on the size of the building, site
restrictions or tenancy arrangements, it may not be possible to meet a 20m
requirement. If it is the opinion of the assessor that it is not feasible to meet
this 20m requirement then they can use their judgement to determine if the
facility is in an easily accessible location for building occupants and vehicle
collection and to state their reasons in the assessment report.
Storage areas for recyclable waste may be located inside the building where
there are site restrictions as long as all the BREEAM requirements are met,
and in particular the area remains in a location with good vehicular access.
This supposes that if collections were to be done at night, access to the
building will still be granted.
BREEAM Europe Commercial 2009
Industrial
buildings with an
unknown end
occupier
Industrial
buildings separate storage
areas for office
and operational
areas
Industrial
buildings
consisting of
small units
Shopping centres
& retail parks
Buildings/units
for service
providers
Individual
Recycling Bins
Internal storage
areas
General waste
Local waste
collection
scheme
Wst 3 Recyclable waste storage
223
Where the end occupier is not known, the space provided for recyclable waste
arising from the operational area cannot be assessed. Therefore, the BREEAM
International assessor should check that a hardstanding area for at least one
standard 8 cubic yard skip (for units with an operational area of <1000m2) and
two standard 8 cubic yard skips (for units with an operational area ≥1000m2)
has been provided as a minimum in addition to the space required for the
office space.
The space for storage of recyclable materials from the office and operational
areas does not necessarily have to be a combined space. This is of particular
importance for larger buildings where a combined storage area may result in
that area not meeting the requirement for accessibility from either the office or
operational building areas.
For a building/unit consisting of a number of small units, each ≤200m2 floor
area, shared facilities that meet the above criteria for the building as a whole
are sufficient to achieve this credit, subject to a minimum of 2m2 for operational
waste per unit.
For shopping centres and retail parks there must be adequate space to cater
for each tenant and their potential recyclable waste volumes. Tenants that
occupy a large proportion of the centre, i.e. ‘Flagship tenants’, must have their
own dedicated compliant facilities. For smaller non-flagship tenant units,
compliant central or common facilities on site or dedicated spaces for
individual units will meet the assessment criteria for this BREEAM issue.
For service providers, e.g. banks or post offices, the types of recyclable waste
streams are likely to be limited, in the main, to paper and packaging. The
scope of recyclable materials catered for and size of the space criteria should
therefore match the scope of recyclable materials and volume. As a general
rule there must be at least 2m2 per 1000m2 of net floor area or at least 10m2 for
buildings with net floor area greater than 5,000m2.
Individual recycling bins located at convenient locations throughout the
building are necessary to maximise recycling rates. On their own, however,
these are not sufficient to obtain this credit.
Where the facilities are situated internally, vehicular gate heights/widths and
manoeuvring and loading space must be sized correctly to ensure ease of
access for vehicles collecting recyclable materials.
The area for recyclable waste storage must be provided in addition to the
facilities commonly provided for dealing with general waste and other waste
management facilities, e.g. compactors and balers, but do not necessarily
need to be in separate locations.
The types of recyclable materials listed in the BREEAM criteria should be
separated wherever possible. However, the local waste collection scheme may
set different segregation requirements in line with the waste management
company procedures that may conflict with the BREEAM criteria. In that
instance, the BREEAM International assessor must provide evidence
demonstrating that the separation and storage of waste is in compliance with
the local waste collection scheme and that all other BREEAM requirements
have been met.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
© BRE Global Ltd 2012
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Wst 3 Recyclable waste storage
All
Marked-up building/site plan and/or copy of
the specification confirming:
• The location of the dedicated recyclable
storage area
• Storage area for general waste
• The area (m2) of the storage space(s)
• Description of the labelling.
BREEAM Europe Commercial 2009
Assessor’s building/site inspection and
photographic evidence confirming:
• The location, size and capacity of the
storage provision
• Labelling of the dedicated facilities.
Where applicable, information from the local
waste collection scheme confirming the types
of recyclable materials to be separated and
stored.
Additional Information
Relevant Definitions
Flagship or anchor tenant: The largest and primary tenant within a retail development, typically
department store-type retailers.
The following footprint dimensions can act as a guide when determining size and accessibility criteria
for the recyclable storage space:
•
•
•
•
•
Compactor dimensions: about the size of one car parking bay; 4.8 x 2.4m
Skip: The footprint of an 8 and 12 cubic yard skip measures 3.4m x 1.8m, therefore allow a
minimum of 2.0m width and 4.0m length or 8m2 area for the storage and access of such containers
Wheeled bins: 360 litre = 0.86m x 0.62 / 660L= 1.2m x 0.7m / 1100L = 1.28m x 0.98m
Roll-on-roll-off containers: allow a minimum of 6.1m x 2.4m.
Vehicle access: The following are dimensions for lorry types that are typically used to collect
waste. Therefore gate height/widths should not be smaller than these measurements:
o Dustcart: medium capacity; length = 7.4m Height = 4m width 3.1m
o Skip lorry: length = 7m Height = 3.35m width 3.1m
Consideration must also be given to any other types of vehicle requiring access to this area, e.g. lorries
for roll on/off containers.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Wst 4 Compactor / Baler
No. of credits
available
Ret
Off
Issue Title
Ind
225
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Wst 4 - Compactor / Baler
1
-
1
Aim
To recognise and encourage the provision of facilities which enable efficient and hygienic waste sorting
and storage.
Assessment Criteria
The following demonstrates compliance:
1. A static waste compactor or baler is installed and situated in a service area or dedicated waste
management space.
2. At least one water outlet and necessary water drainage facilities are provided for each waste
sorting and/or storing facility.
3. The recyclable waste storage criteria of BREEAM issue WST 3 have been met.
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Shell Only
For speculative developments where the end user is not known, the actual
installation of a compacter or baler is not required, but a dedicated space for
such an installation must be provided and evident on the site plan. This space
must meet the following criteria:
a. Provide a suitable concrete standing for installation
b. A three phase power supply
c. Accessible for vehicle collections, but separate from other vehicle
manoeuvring areas
d. Provide at least one water outlet
Fit Out only
There are no additional or different criteria to those outlined above specific to
fit-out-only assessments.
Shared Facilities
For a building consisting of a number of small units, each ≤200m floor area,
shared facilities that meet the above criteria for the building as a whole are
sufficient to achieve this credit.
Limited space or
vehicle access
For developments that have limited space for static installations, the credit can
be assessed on the basis of the provision of adequate space for a smaller
portable compactor or baler.
2
© BRE Global Ltd 2012
226
Wst 4 Compactor / Baler
Static waste
compactor or
baler
Scope of Wst 4
BREEAM Europe Commercial 2009
Typical dimensions for a static compactor are those of a car parking bay, ie.
4.8 x 2.4m.
This BREEAM issue is applicable only where the assessed development has a
dedicated waste management area/facility or is >500m2. Where it is not
applicable the assessor’s spreadsheet tool will filter this BREEAM issue from
the list of applicable issues.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1-2
Marked-up design plan and/or a copy of the
specification confirming:
• Provision of waste compactor/baler
• Location and size of space for waste
compactor/baler
• Water outlet
Assessor’s building/site inspection and
photographic evidence confirming:
• The installation of the compactor/baler
(or space for installation for speculative
developments)
• Installation of a water outlet
Manufacturer/supplier literature confirming
• The type of compactor/baler specified.
3
As defined in the schedule of evidence for
BREEAM issue WST 3.
As defined in the schedule of evidence for
BREEAM issue WST 3.
Additional Information
Relevant definitions
Waste compactor or baler: A machine that is designed to compress waste streams in order to
improve storage and transport efficiency.
The requirement to achieve the credit for storage of recyclable materials is set in order to encourage
the minimisation of the assessed development’s waste streams by encouraging a more integrated
approach to the issue of waste management, recycling and disposal. The provision of adequate
recycling and waste management facilities helps to ensure that this objective can be achieved.
Compacting dry waste can significantly reduce the volume of waste sent to landfill. Furthermore,
whether for recycling or landfill, compacting waste at source will reduce the number of trips required for
the collection and delivery of the waste and therefore result in reduced fuel consumption and vehicle
emissions. Reduced vehicle movements will also provided social and health & wellbeing benefits to the
surrounding community and economic benefits to the building occupier.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Wst 5 Composting
No. of credits
available
Ret
Off
Issue Title
Ind
227
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Wst 5 - Composting
1
1
1
Aim
To encourage the provision of facilities that help facilitate the reduction in volume of compostable
organic waste going directly to landfill during the building’s operation.
Assessment Criteria
The following demonstrates compliance:
Option 1
1. A vessel is installed on site for composting suitable food waste resulting from the building’s daily
operation and use.
2. There is adequate space for storing segregated food waste and composted organic material.
3. At least one water outlet is provided for cleaning in and around the facility.
Option 2
1. There is a dedicated segregated space for storing compostable food waste prior to collection and
delivery to an alternative composting facility.
2. At least one water outlet is provided for cleaning in and around the facility.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit-out-only assessments.
Fit Out
assessments of
tenanted units
Storage Capacity
Where the tenant is a food retailer who occupies a unit within a larger retail
development with centralised waste management facilities, then such facilities
can and should be used to assess compliance with the assessment criteria.
No criteria are defined for the type of vessel or storage capacity required as
this will be determined by the end user and predicted volumes of organic
compostable waste. The assessor should be satisfied that, within reason, the
installation is adequate for the size of development, bearing in mind the likely
quantity of organic waste that will be produced by the development.
© BRE Global Ltd 2012
228
Wst 5 Composting
Scope of Wst 5
BREEAM Europe Commercial 2009
This BREEAM issue is applicable only where the assessed development has a
food preparation and/or servery/dining area. Where it is not applicable the
assessor’s spreadsheet tool will filter this BREEAM issue from the list of
applicable issues.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
Marked-up design plan and/or a copy of the
specification confirming (as appropriate):
• Specification of composting vessel
• Location and size of space for vessel
and storage of waste/compost
• Water outlet.
Assessor’s building/site inspection and
photographic evidence confirming:
• The installation of the vessel
• The provision of adequate storage
space/facilities
• Installation of a water outlet
Option 1
1-3
Option 2
1&2
If appropriate, a letter from the occupier or
service provider confirming:
• Location of the off-site facility where
compostable material will be delivered.
• The procedure and frequency for
collecting the compostable material.
If appropriate, a letter from the occupier or
service provider confirming:
• Location of the off-site facility where
compostable material will be delivered.
• The procedure and frequency for
collecting the compostable material.
Marked-up design plan and/or a copy of the
specification confirming (as appropriate):
• Location and size of space for storing
compostable waste
• Water outlet.
Assessor’s building/site inspection and
photographic evidence confirming:
• The provision of adequate storage
space/facilities
• Installation of a water outlet
Additional Information
Relevant definitions
None.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Wst 6 Floor finishes
No. of credits
available
Ret
Off
Issue Title
229
Minimum Standards
Ind
P
G
VG
E
O
-
-
-
-
-
Wst 6 - Floor Finishes
-
1
-
Aim
To encourage the specification and fitting of floor finishes selected by the building occupant and
therefore avoid unnecessary waste of materials.
Assessment Criteria
The following demonstrates compliance:
1. For tenanted areas (where the future occupant is not known), prior to full fit-out works, carpets and
other floor finishes have been installed in a show area only.
2. In a building developed for a specific occupant, that occupant has selected (or agreed to) the
specified floor finishes.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new-build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
Issue not applicable for Fit Out-only assessments.
Show area
A show area could be either a floor plate or an individual office. However, to
award this credit it must be less than 25% of the net lettable floor area.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1&2
Marked-up design plans and a copy of the
specification confirming:
2
• The type and coverage (m ) of any
specified floor finishes.
Assessor’s building/site inspection and
photographic evidence confirming:
• Coverage of floor finishes in line with the
specification, or where known, future
occupants’ wishes.
Where the future occupant is known, a letter
from the client or design team confirming:
• That the type and coverage of carpets
and other floor finishes have been
specified (or agreed to) by the future
occupant/client.
© BRE Global Ltd 2012
230
Wst 6 Floor finishes
Additional Information
Relevant definitions
None.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
BREEAM Europe Commercial 2009
LE1 Reuse of Land
231
11.0 Land Use and Ecology
No. of credits
available
Ret
Off
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
LE 1 - Reuse of Land
1
1
1
Aim
To encourage the reuse of land that has been previously developed, and discourage the use of
previously undeveloped land for building.
Assessment Criteria
The following demonstrates compliance:
1. At least 75% of the proposed development’s footprint is on an area of land which has previously
been developed for use by industrial, commercial or domestic purposes in the last 50 years.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
In the case of refurbishment, the credit can be awarded by default where no
new building work or infrastructure is being constructed as part of the
refurbishment.
Extensions to
Where a refurbishment includes new buildings, hard landscaping, or
existing
infrastructure, 75% of the total proposed development footprint (refurbished
buildings
plus new build and/or hard landscaping and/or infrastructure) must comply with
the requirement.
Infill
New buildings developed within the boundary of existing sites do not
development
automatically comply with the criteria. The land on which at least 75% of the
new building will be sited must meet the definition of previously developed.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
Issue not applicable for Fit Out-only assessments.
Temporary works
Undeveloped areas of the site to be used for temporary works (e.g. temporary
offices/parking, material/machinery storage) must be considered as
development on undeveloped land and therefore included in the calculations
unless they have been defined as ‘land of low ecological value’ (Ecological
Value and Protection issue, LE3).
Developed more
than 50 years ago
Where a site has been previously developed (more than 50 years ago) but is
now considered undeveloped, the credit may only be awarded on this basis if
the site is deemed to be “contaminated” as defined in BREEAM issue LE2.
Schedule of Evidence Required
© BRE Global Ltd 2012
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LE1 Reuse of Land
BREEAM Europe Commercial 2009
Req.
Design Stage
Post Construction Stage
1
Existing site plan, report or site photographs
confirming:
• Type and duration of previous land use.
• Area (m2) of previous land use.
• Where applicable, date the photograph
was taken.
Assessor’s building/site inspection or as built
drawings confirming:
• The footprint or orientation of the
developed area has not altered from that
confirmed in the design stage evidence.
• Where alteration has occurred the % must
be re-calculated using ‘as built’ plans.
Proposed site plan showing;
• Location and footprint (m2) of proposed
development and temporary works.
Additional Information
Relevant definitions
Proposed Development: Is defined as the area of any building, hard landscaping, car park and access
roads that fall within the boundary of the proposed site.
Previously Developed Land: For the purposes of this issue, BREEAM defines previously developed
land as that which is or was occupied by a permanent structure, including the curtilage of the developed
land and any associated fixed surface infrastructure.
The definition includes:
a. Defence buildings
The definition excludes:
b. Land that is or has been occupied by agricultural or forestry buildings.
c. Land that has been developed for minerals extraction or waste disposal by landfill purposes
where provision for restoration has been made through development control procedures.
d. Land in built-up areas such as parks, recreation grounds and allotments which, although may
feature paths, pavilions and other buildings, have not been previously developed.
e. Land that was previously developed but where the remains of the permanent structure or fixed
surface structure have blended into the landscape in the process of time (to the extent that it
can reasonably be considered as part of the natural surroundings).
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
LE2 Contaminated land
No. of credits
available
Ret
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Issue Title
Ind
233
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-
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LE 2 - Contaminated Land
1
1
1
Aim
To encourage positive action to use contaminated land that otherwise would not have been remediated
and developed.
Assessment Criteria
The following demonstrates compliance:
1. There is a risk of contamination on the site as identified using Checklist A16a and the more onerous
of the following have been adopted
•
Nationally recognised strategies for reclamation have been followed;
OR
•
A robust site investigation, risk assessment and appraisal has been carried out by a competent
Contaminated Land Specialist covering the requirements of Checklist A16b as a minimum.
2. Where the site investigation, risk assessment and appraisal above has determined that the site was
significantly contaminated, the client or contractor confirms that remediation of the site will be
carried out in accordance with the recommended remediation strategy and its implementation plan
as set out by the Contaminated Land Specialist and any relevant national or other legislation.
Compliance Notes
New Build
Refurbishment
There are no additional or different criteria to those outlined above specific to
new build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
existing buildings
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Issue not applicable for Fit out-only assessments.
Fit Out Only
Prior
Decontamination
Large sites split
into smaller plots
The credit can only be awarded where remediation has taken place to
enable current development of the site for the assessed building, or part of a
larger phased development that includes the assessed building (see below).
The credit is not achievable for instances where historical remediation and
development of the site has occurred outside the scope of the current
development proposals.
Where a large site has been decontaminated and is then packaged up into
smaller plots of land for individual buildings (possibly as part of a phased
development strategy), the credit can be awarded regardless of the plot
location of the assessed building. This is on the condition that the whole site
could not have been developed without remediation work taking place.
© BRE Global Ltd 2012
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LE2 Contaminated land
BREEAM Europe Commercial 2009
Health and Safetyrelated
decontamination
Contaminated land that has been decontaminated solely for health and
safety reasons (rather than for the specific purpose of re-development) does
not comply.
Asbestos
Where the only decontamination required is for the removal of asbestos
within an existing building fabric, this cannot be classified as contaminated
land. However, where asbestos is found to be present in the ground this will
be classed as contamination for the purposes of assessing this issue.
Strategies or systems for the identification, registration and reclamation of
contaminated land set out in regulation and or nationally recognised code of
practice.
This checklist provides an indication of the likelihood of there being
significant contamination problems on a site for the purposes of a BREEAM
assessment only and sets out the scope of any site investigation and
remedial strategy. It does not seek to evaluate types, levels or risks of
contamination present on the site.
Where no guidance is available in the country of assessment on how to carry
out a site investigation and develop a remediation strategy, Checklist A16
sets out the appropriate scope of such a study and report for the purposes of
the BREEAM assessment only. Further guidance is available from BS
10175: 2001 Investigation of potentially contaminated sites – code of
practice and further advice and technical publications are available for
download from the Environment Agency’s website: www.environmentagency.gov.uk, including;
• Remedial methods for contaminated groundwater.
• Verification of treatment performance
• Issues for the selection of remedial strategies, good practice guidance.
• Process-based remediation of land contamination.
Nationally
Recognised
Strategies
Checklist A16
Site investigation
and remediation
strategy
Schedule of Evidence Required
Req.
1
Design Stage
A completed copy of Checklist A16.
Where applicable, a copy of the specialist’s
land contamination report confirming:
• The degree, type and sources of site
contamination.
• The options for remediating the site.
Existing site plan(s) showing:
• Location of areas contaminated and to
be remediated in relation to any
proposed development.
© BRE Global Ltd 2012
Post Construction Stage
The evidence required at the post
construction stage is the same as for a design
stage assessment.
BREEAM Europe Commercial 2009
2
LE2 Contaminated land
235
A letter from the main contractor or
remediation contractor confirming:
• The remediation strategy for the site.
• Summary details of the implementation
plan.
A copy of the verification report (or relevant
sections of the report) confirming:
• Description of remedial works undertaken.
• Description of relevant pollution linkages
addressed*.
If a contractor has not yet been appointed, a
letter from the client, or their representative
confirming:
• That the appointed contractor will
undertake necessary remediation works
to mitigate the risks identified in the
specialist report.
* This may not be applicable where the
contaminant is a non-native invasive plant
species.
Additional Information
The aim of this BREEAM issue is encourage clients/developers to seek out those sites that would
otherwise not be considered for development. By doing this BREEAM is actively encouraging
clients/developers to choose alternative sites to greenfield sites and reduce the pressure on virgin land..
Relevant definitions
Brownfield sites: land or premises that have previously been used or developed. They may also be
vacant, or derelict. However, brownfield sites can not be assumed to be contaminated as this will
depend on previous use.
Contaminant: Is defined as any solid, liquid or gaseous material in, or on the ground to be covered by
the building (or in its immediate vicinity), which is classed as a hazard to health and/or the environment
and therefore presents an unacceptable risk. 0il refineries, railways, steel works, landfill sites, petrol
stations, gas works and industrial/engineering works including accidental industrial spills may have all
been sources of contamination in the past. Contamination can also come from historical activities dating
back hundreds of years, such as spoil heaps from mining activities, and from naturally occurring
substances. The definition also includes land significantly infested by certain non-native invasive plant
species (see below).
Contaminated land: is land that has been polluted with harmful substances to the point where it now
poses a serious risk to human health and the environment.
Contaminated land specialist: an individual achieving all the following items:
1. Holds a degree or equivalent qualification in chemistry, environmental impact assessment or a
related subject. Other related subjects that are deemed to be appropriate are:
2. Has a minimum of three years relevant experience (within the last five years) in site investigation,
risk assessment and appraisal. Such experience must clearly demonstrate a practical knowledge of
site investigation methodologies and understanding of remediation techniques as well as national
and European legislation on the subject; including, acting in an advisory capacity to provide
recommendations for remediation. Examples of relevant experience are: environmental impact
assessments.
Greenfield land: land that has never been built on or used for industrial purposes. Such land may not
be assumed to be non-contaminated as ground air or water conditions and agricultural practices can
lead to hazardous pollution in certain circumstances.
Significant contamination: For the purposes of this issue, significant contamination is contamination
compliant with the above and that, without remediation, development of the site is not possible.
© BRE Global Ltd 2012
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LE2 Contaminated land
BREEAM Europe Commercial 2009
Remediation: Activity undertaken to prevent, minimise, remedy or mitigate the risk caused by
contaminated land to human health or the environment.
Non-native invasive plant species: Are non-indigenous species that adversely affect the habitats they
invade economically, environmentally or ecologically. For the purposes of BREEAM this currently
includes Japanese Knotweed and Giant Hogweed only. Further information on the control and disposal
and how this fits into the legislative framework relating to such species can be obtained from DEFRA.
Pollution Linkages: A relevant pollutant linkage is one that has been identified during the risk
assessment stage as representing unacceptable risks to human health or the environment.
.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
No. of credits
available
Ret
Off
Ind
1
1
1
LE3 Ecological value of site and protection of ecological features
Issue Title
LE 3 - Ecological Value of Site and Protection of
Ecological Features
237
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Aim
To encourage development on land that already has limited value to wildlife and to protect existing
ecological features from substantial damage during site preparation and completion of construction
works.
Assessment Criteria
The following demonstrates compliance:
1. Land within the construction zone is defined as ‘land of low ecological value’ using either:
a) BREEAM checklist A4 OR
b) A suitably qualified ecologist who has identified the land as being of ‘low ecological value’ within
an ecological assessment report, based on a site survey.
2. All existing features of ecological value surrounding the construction zone and site boundary area
are adequately protected from damage during clearance, site preparation and construction activities
as listed below:
• Trees of over 100 mm trunk diameter, and/or of significant ecological value, are protected by
barriers. Barriers must prohibit construction works in the area between itself and the tree trunk.
Minimum distance between tree trunk and barriers must be either the distance of branch spread
or half tree height, whichever is the greater.
• In all cases trees must be protected from direct impact and from severance or asphyxiation of
the roots.
• Hedges and natural areas requiring protection must either have barriers erected and be
protected, or, when remote from site works or storage areas, be protected with a prohibition of
construction activity in their vicinity.
• Watercourses and wetland areas are to be protected by cut-off ditches and site drainage to
prevent run-off to natural watercourses (as this may cause pollution, silting or erosion).
3. In all cases, the contractor is required to construct ecological protection prior to any preliminary site
construction or preparation works (e.g. clearing of the site or erection of temporary site facilities).
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
A refurbishment of a building (with no new construction), must protect any
existing ecological features of value. Protection includes clear exclusion
procedures for construction traffic/personnel and material storage, as well as
physical barriers.
Extensions to
Where a refurbishment includes new building work or infrastructure, the land
existing
on which the new build area and its associated infrastructure (e.g. roads,
buildings
pavements, car parks etc) will be situated, must comply with the criteria.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
© BRE Global Ltd 2012
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Fit Out Only
Issue not applicable for Fit out-only assessments.
No features of
ecological value
Where the construction zone is defined as ‘land of low ecological value’ and
where the surrounding site contains no features of ecological value, this credit
can be awarded.
Where a suitably qualified ecologist is employed and has, using their
professional judgement, defined the site as land of low ecological value, this
assessment/judgement overrides any assessment determined using checklist
A4.
Use of a suitably
qualified
ecologist
The suitably qualified ecologist must base their findings on data collected from
a site visit conducted at appropriate time(s) of the year, when different plant
and animal species are evident. The content of the Ecology Report is to be
representative of the existing site’s ecology prior to the commencement of
initial site preparation works (i.e. before RIBA stage K, construction to practical
completion). Where the ecologist has made no on-site visit, the credit cannot
be awarded. See additional guidance for definition of a suitably qualified
ecologist.
Features of little
or no ecological
value
Removal of
features of
ecological value
Site clearance
prior to purchase
of the site
If a suitably qualified ecologist has confirmed that a feature has little or no
ecological value, or where a tree is deemed to create a significant danger to
the public or occupants by a statutory body or qualified arboriculturalist, then
that feature may be exempt from the protection of ecological features
requirement of this issue.
If features of ecological value have been removed as part of site clearance
then the development cannot achieve this credit, even if they are to be
replaced as part of a new landscaping strategy.
For sites that have been cleared more than five years ago, the ecological value
of the site would be its present ecological value, on the basis that in the
intervening five years, ecological features would have started to re-establish
themselves and therefore act as an indicator of the site’s ecological value. For
sites that have been cleared less than five years before assessment, a suitably
qualified ecologist should make an estimation of the site’s ecological value
immediately prior to clearance on the basis of available desktop information
(including aerial photography) and the landscape type/area surrounding the
site. Where it is not possible for the ecologists to determine that the site was of
low ecological value prior to the site clearance then the credit must be
withheld.
Schedule of Evidence Required
Req.
© BRE Global Ltd 2012
Design Stage
Post Construction Stage
BREEAM Europe Commercial 2009
1&2
LE3 Ecological value of site and protection of ecological features
A completed copy of checklist A4 signed
and dated by the client, their representative
or a design team member e.g. architect.
239
The evidence required at the post
construction stage is the same as for a design
stage assessment.
AND
One of the following:
A plan and/or site photographs of the
existing site highlighting any ecological
features OR
A copy of the ecologist’s report containing:
• Confirmation that the land within the
construction zone is of low ecological
value.
• A description of any ecological features
within the site or on the site boundary.
• Date(s) of site survey(s).
A completed, signed copy of sections A and
B of checklist A6 ‘Guidance for relating
ecology reports to BREEAM’ to confirm the
ecologist’s professional status
OR
2&3
A copy of the ecologist’s report containing
the information in sections A and B from the
above.
A copy of the relevant section of the
contract specification confirming:
• Requirement to protect all identified
features of ecological value.
• Scope of protection measures required.
• Protection measures implemented prior
to commencement of site activities.
Assessor site inspection report OR ecologist’s
report confirming:
• The boundary of the site and the
construction zone has not been altered.
• Where applicable, all existing ecological
features still remain.
Additional Information
Relevant definitions
Construction zone: For the purpose of this BREEAM issue the construction zone is defined as any
land on the site which is being developed (and therefore disturbed) for buildings, hard standing,
landscaping, site access, plus a 3m boundary in either direction around these areas. It also includes
any areas used for temporary site storage and buildings.
If it is not known exactly where buildings, hard standing, site access and temporary storage will be
located it must be assumed that the construction zone is the entire site.
Suitably qualified ecologist (SQE): An individual achieving all the following items can be considered
to be “suitably qualified” for the purposes of a BREEAM assessment:
1. Holds a degree or equivalent qualification in ecology or a related qualification. Other related
qualifications will have a significant ecology component but may come from a wide range of areas
including but not limited to:
• Biologists, botanists, entomologists etc
© BRE Global Ltd 2012
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LE4 Mitigating ecological impact
•
•
•
•
BREEAM Europe Commercial 2009
Arboriculturalists
Nature conservationists
Landscape engineers/architects
Environmental engineers/scientists
2. Is a practising ecologist, with a minimum of three years relevant experience (within the last five
years). Such experience must clearly demonstrate a practical understanding of factors affecting
ecology in relation to construction and the built environment; including, acting in an advisory
capacity to provide recommendations for ecological protection, enhancement and mitigation
measures. The relevant experience must relate to the country that the assessment is being carried
out in.
Where a suitably qualified ecologist is verifying an Ecology Report produced by another ecologist who
does not meet the SQE criteria, they must, as a minimum, have read and reviewed the report and
confirm in writing that they have found it to:
a. represent sound industry practice
b. report and recommend correctly, truthfully and objectively
c. be appropriate given the local site conditions and scope of works proposed
d. avoid invalid, biased and exaggerated statements.
Additionally, written confirmation from the third party verifier that they comply with the definition of a
Suitably Qualified Ecologist is required.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
LE4 Mitigating ecological impact
No. of credits
available
Ret
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Issue Title
Ind
241
Minimum Standards
P
G
VG
E
O
-
-
-
2
2
LE 4 - Mitigating Ecological Impact
5
5
5
Aim
To minimise the impact of a building development on existing site ecology.
Assessment Criteria
The following demonstrates compliance:
First credit
1.
A suitably qualified ecologist (SQE) has been appointed to report on enhancing and protecting the
ecology of the site.
a. The SQE provides an Ecology Report with appropriate recommendations for protection and
enhancement of the site’s ecology.
b. The report is based on a site visit/survey by the SQE prior to the commencement of initial site
preparation works.
2.
The general recommendations of the Ecology Report for enhancement and protection of site
ecology have been, or will be, implemented.
Second/third/fourth/fifth credit
3.
The first credit is achieved.
4.
The recommendations of the Ecology Report for enhancement and protection of site ecology have
been implemented, and the suitably qualified ecologist confirms that this will result in a change in
ecological value of the site (x) according to Table 25 below:
Table 25 Credits awarded depending on the change in ecological value of site
5.
Number of credits
Awarded
Change in Ecological value
of site (x)
2
-9 ≤ x < 0
3
0≤x<3
4
3≤x<6
5
x≥6
The increase in plant species has been calculated using Ecology calculator 2, using actual
species numbers.
Compliance Notes
New Build
Refurbishment
There are no additional or different criteria to those outlined above specific to
new build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
© BRE Global Ltd 2012
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LE4 Mitigating ecological impact
BREEAM Europe Commercial 2009
Extensions to
existing buildings
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings. Refer also to the note
below on infill developments.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Issue not applicable for Fit out-only assessments.
Fit Out Only
Timing of
Ecologist Report
General
recommendations
Guidance for
ecologists and
assessors
Native species
Number of plant
species
Assessment of a
single
development on a
larger site
It is recommended that the suitably qualified ecologist is appointed to carry out
site surveys of existing site ecology, on which their report is based, or to
provide verification where the report is prepared by others, at the feasibility
stage in order to facilitate and maximise potential ecological enhancement.
‘General’ recommendations for enhancing and protecting the ecological value
of the site are to include, and go beyond, compliance requirements for all
current EU and national legislation relating to protected species and habitats.
These ‘general’ recommendations may include ecological recommendations
as detailed in the definitions.
Please refer to Checklist A6 – Relating ecology reports to BREEAM, section D
for assistance in assessing and interpreting the requirements of this issue.
Only native floral/plant species and those with a known attraction or benefit to
local fauna can be considered for the purpose of increasing the number of
species on site, as well as general enhancement.
BREEAM measures ecological value using the number of plant species.
Where the assessment is of a single building that forms part of a larger site
development and the landscaping and ecological features form a common part
of the whole site, for the purposes of assessing this issue the area of the entire
site must be considered.
Site clearance
prior to purchase
of the site
Refer to the compliance note in LE3 on this issue.
Infill
developments on
existing occupied
site
No ecological
survey completed
or construction
works have
commenced
Green Roofs
Where a development is an infill (or new building) on an existing occupied site,
then the construction zone for the new building would be the area of site
assessed for the purposes of this issue.
Where it is not possible to determine ‘actual’ number of species per vegetation
plot type, either because an on-site ecological survey has not been conducted,
or, because construction works have already commenced, the first credit only
can be achieved.
The contribution of species from a Green roof can only be incorporated where
a suitably qualified ecologist has been appointed.
Schedule of Evidence Required
Req.
First Credit
© BRE Global Ltd 2012
Design Stage
Post Construction Stage
BREEAM Europe Commercial 2009
1
LE4 Mitigating ecological impact
A copy of the ecologist’s report containing:
• Details and scope of the site survey.
• Information as outlined in checklist A6 –
Relating ecology reports to BREEAM.
243
The evidence required at the post
construction stage is the same as for a
design stage assessment.
OR
A copy of the ecologist’s report containing a
completed, signed copy of checklist A6.
2
Proposed
site
plan
highlighting
implementation of the ecologist enhancement
recommendations.
Assessor site inspection report and
photographic evidence confirming that the
ecologist’s recommendations have been
implemented.
AND
One of the following:
A copy of the relevant section of the
specification requiring the main contractor to
implement the SQE’s recommendations for
protection and enhancement
OR
A letter from the client or design team
member confirming:
• That the specification will require the main
contractor to implement the ecologist’s
recommendations.
Second/Third/Fourth and Fifth Credits
3-5
Evidence as outlined above,
compliance with the first credit.
confirming
For
large
mixed-use/multi-building
developments, where the whole site has not
been
completed
and
ecological
enhancements have not been added, or
where features are being added at a later
date in an appropriate planting season:
•
A copy of the contract/specification or a
letter from the main contractor
confirming when the planting will be
complete.
This must be within 18 months from
completion of the development.
Evidence (as outlined above) confirming
compliance with the first credit.
A copy of the SQE’s report containing the
information outlined in checklist A6 – Relating
ecology reports to BREEAM.
OR
A copy of the SQE’s report containing a
completed, signed copy of checklist A6.
AND
A completed copy of Ecology Calculator 2
confirming the change in ecological value of
the site.
Additional Information
Relevant Definitions
Construction zone: As defined for issue LE3 – Ecological Value of site AND Protection of ecological
features
© BRE Global Ltd 2012
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LE4 Mitigating ecological impact
BREEAM Europe Commercial 2009
Suitably qualified ecologist (SQE): As defined for issue LE3 – Ecological Value of site AND
Protection of ecological features
Ecological recommendations are defined as measures adopted to enhance the ecology of the site,
which may include:
• The planting of native species or those with a known attraction or benefit to local wildlife
• The adoption of horticultural good practice (e.g. no, or low, use of residual pesticides)
• The installation of bird, bat and/or insect boxes at appropriate locations on the site
• Development of a full Biodiversity Management Plan including avoiding clearance/works at key
times of the year (e.g. breeding seasons)
• The proper integration, design and maintenance of SUDs and Green Roofs, community orchards
etc.
Only native floral species or those with a known attraction or benefit to local wildlife can be considered
for the purpose of enhancing the ecological value of the site.
Calculating the change and increase in ecological value
BREEAM calculates the change in ecological value by comparing the diversity (number and area) of
plant species on the site pre and post construction. The ecological value of the site is expressed as an
area-weighted average of plant species for the site’s landscape type. This enables BREEAM to use this
as an indicator of the proposed development’s impact on the site’s existing ecological value.
A simple example of the calculation is outlined below.
1. Calculate the ecological value of a previously developed existing site:
A 2065m2 existing site consists of the following types of land:
a. 1865 m2 hard landscaping = 0 species
b. 200m2 urban mosaic - infertile grassland = 17.6 species
The ecological value of the existing site is calculated as follows, for each plot type;
• Number of species on plot type x plot type area as % of total area.
Therefore, for our example site:
2
2
a. Hard landscaping: {(0 species x (1865m /2065m )} = 0 species
2
2
b. urban mosaic-infertile grassland: {(17.6 species x (200m /2065m )} = 1.70 species
c. Ecological value of the existing site = 0 + 1.70 = 1.70 species
2. Calculate the ecological value of the proposed site:
The 2065m2 post-construction site consists of the following types of land:
a. 1375m2 of building = 0 species.
b. 550m2 of hard landscaping = 0 species
c. 140 m2 has remained as urban mosaic-infertile grassland = 17.6 species
The ecological value of the proposed site is as follows:
a.
b.
c.
d.
Building: {(0 species x (1375m2/2065m2)} = 0 species
2
2
Hard landscaping: {(0 species x (550m /2065m )} = 0 species
Urban mosaic-infertile grassland: {(17.6 species x (140m2/2065m2)} = 1.19 species
Ecological value of the proposed site = 0 + 0 + 1.19 = 1.19 species
The ecological impact is the difference between the two ecological values:
Change in ecological value: 1.19 – 1.70 = - 0.51 species
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
LE6 Long term impact on biodiversity
No. of credits
available
Ret
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Issue Title
Ind
245
Minimum Standards
P
G
VG
E
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-
-
-
-
-
LE 6 - Long Term Impact on Biodiversity
2
2
2
Aim
To minimise the long term impact of the development on the site’s, and surrounding area’s, biodiversity.
Assessment Criteria
The following demonstrates compliance:
One credit can be awarded where there is a commitment to achieve the mandatory criteria and at least
two of the additional criteria (listed below).
Two credits can be awarded where there is a commitment to achieve the mandatory criteria and at least
four of the additional criteria (listed below).
Mandatory Criteria
1. A suitably qualified ecologist (SQE) has been appointed prior to commencement of activities on
site.
2. The suitably qualified ecologist confirms that all relevant EU and national legislation relating to
protection and enhancement of ecology has been complied with during the design and construction
process.
3. A landscape and habitat management plan, appropriate to the site, is produced covering at least
the first five years after project completion. This is to be handed over to the building occupants and
includes:
• Management of any protected features on site
• Management of any new, existing or enhanced habitats
• A reference to the current or future site level or local Biodiversity Action Plan.
Additional Criteria
1. The contractor nominates a ‘Biodiversity Champion’ with the authority to influence site activities and
ensure that detrimental impacts on site biodiversity are minimised in line with the recommendations
of a suitably qualified ecologist.
2. The contractor trains the site workforce on how to protect site ecology during the project. Specific
training should be carried out for the entire site workforce to ensure they are aware of how to avoid
damaging site ecology. Training should be based on the findings and recommendations for
protection of ecological features highlighted within a report prepared by a suitably qualified
ecologist.
3. The contractor records actions taken to protect biodiversity and monitor their effectiveness
throughout key stages of construction. The requirement commits the contractor to make such
records available where publicly requested.
4. Where a new ecologically valuable habitat, appropriate to the local area, is created. This includes
habitat that supports nationally, regionally or locally important biodiversity, and/or which is
nationally, regionally or locally important itself; including any habitat listed in the Local Biodiversity
© BRE Global Ltd 2012
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LE6 Long term impact on biodiversity
BREEAM Europe Commercial 2009
Action Plan (LBAP), those protected within statutory sites, or those within non-statutory sites
identified in local plans.
5. Where flora and/or fauna habitats exist on site, the contractor programmes site works to minimise
disturbance to wildlife. For example, site preparation, ground works, and landscaping have been, or
will be, scheduled at an appropriate time of year to minimise disturbance to wildlife. Timing of works
may have a significant impact on, for example, breeding birds, flowering plants, seed germination,
amphibians etc. Actions such as phased clearance of vegetation may help to mitigate ecological
impacts. This additional requirement will be achieved where a clear plan has been produced
detailing how activities will be timed to avoid any impact on site biodiversity in line with the
recommendations of a suitably qualified ecologist.
Compliance Notes
New Build
Refurbishment
Extensions to
existing
buildings
Shell Only
Fit Out Only
Refurbishment of
listed buildings
Biodiversity
Champion
Local
biodiversity
expertise
The site and
surrounding
areas
Sites of no
ecological value
© BRE Global Ltd 2012
There are no additional or different criteria to those outlined above specific to
new build projects.
There are no additional or different criteria to those outlined above specific to
the assessment of refurbished buildings (unless the building is listed – see
below).
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Issue not applicable for Fit out-only assessments.
The refurbishment of a listed building may be exempt from the assessment
criteria if they conflict with the need to maintain the building’s listed features, or
are counter to the conservation criteria. Confirmation is required from a
suitably qualified ecologist that all possible criteria/enhancements have been
achieved before the credit can be awarded (i.e. if no suitably qualified ecologist
has been appointed then this credit cannot be awarded).
A Biodiversity Champion does not have to be an ecologist or ecological expert
but must have sufficient authority and time on site to influence activities and
ensure that they have minimal detrimental impact on biodiversity.
Local biodiversity expertise should be sought at, or before, the design stage to
help identify species of local biodiversity importance on site. It is likely that
their recommendations will draw on the Local Biodiversity Action Plan (LBAP)
where one exists.
The steps taken in the above criteria will depend on the nature of the site, e.g.
urban sites, and the surrounding areas. It is likely that either all, or none, of the
optional items will apply. Where the optional items and the mandatory item 3,
the management plan, are deemed, in writing, by the appointed suitably
qualified ecologist not to be applicable, all credits can be awarded. Mandatory
items 1 and 2 must be met in all instances.
This is likely to be the case in the majority of assessments in central town/city
areas which have a high proportion of surrounding and existing development
and no existing external landscaped areas within the boundary of the
assessed site.
Where a site is deemed to have no ecological value, it is still necessary to
employ a suitably qualified ecologist to achieve this credit. The ecologist must
confirm that all the mandatory items (1), (2) and (3) have been achieved and
provide guidance on how to achieve optional item (4). Note that in such cases,
mandatory item (1) and additional requirement (4) is likely to be applicable in
relation to any ecological enhancements (e.g. green roofs, bird boxes, etc.)
adopted in order to enhance the site ecology.
BREEAM Europe Commercial 2009
Not all additional
items are
applicable
LE6 Long term impact on biodiversity
247
Where the SQE confirms that not all additional items are applicable to the
development, for example it is a city centre refurbishment on a confined site
with no external areas, then the credits can be awarded accordingly:
No.
applicabl
e items
1 item
No. of
BREEAM
credits
Two credits
2 items
Two credits
3 items
One credit
Two credits
4 items
One credit
Two credits
Criteria
Meet mandatory reqs. plus applicable
item
Meet mandatory reqs. plus all applicable
items
Meet mandatory reqs. plus 2 applicable
items
Meet mandatory reqs. plus all applicable
items
Meet mandatory reqs. plus 3 applicable
items
Meet mandatory reqs. plus all applicable
items
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
The SQE report or letter confirming:
• That they were appointed prior to
commencement of activities on site.
• All relevant EU and national legislation
will be complied with.
A letter from the SQE confirming:
• That all relevant EU and national
legislation relating to protection and
enhancement of ecology has been
complied with.
Mandatory Criteria
1&2
AND
A completed, signed copy of checklist A6 –
Relating ecology reports to BREEAM
OR
A copy of ecology report containing the
information outlined in checklist A6.
© BRE Global Ltd 2012
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LE6 Long term impact on biodiversity
3
A copy of the site management plan.
BREEAM Europe Commercial 2009
A copy of the site’s landscape and habitat
management plan.
OR
A copy of the specification requiring the
development of plan and outlining the scope
of its content.
OR
Where the timing of assessment does not
permit either of the above, a letter from the
client confirming:
• A
commitment
to
produce
a
management plan
• The scope of the management plan
Additional Criteria
1
A letter from the contractor confirming:
• The appointment of the biodiversity
champion and their job title.
• Their on site role and responsibilities.
OR
A copy of the relevant sections of the site log
book, highlighting:
• Details of any action/events taken by the
biodiversity champion.
If no actions required/taken, this should be
confirmed in the log book.
Where not yet appointed, a copy of the
specification
clause
requiring
the
appointment of a biodiversity champion.
2
Training schedule or letter of confirmation
from the contractor committing to provide
relevant training.
OR
A record of training undertaken by the site
workforce confirming:
• Who delivered & developed the training
• The scope of the training delivered.
Where not yet appointed, a copy of the
specification clause requiring the training of
the site’s workforce.
3
A letter from the contractor confirming:
• Monitoring and reporting criteria for the
development.
• The records will be publicly available if
and when requested.
A copy of the relevant sections of the site log
book, highlighting:
• Records of monitoring and actions taken
to protect biodiversity.
• Records and outcome of any requests to
view such information.
OR
Where not yet appointed, a copy of the
specification clause outlining the contractor’s
monitoring and reporting criteria.
4
A copy of the proposed site plan highlighting
the new ecologically valuable habitat.
A SQE’s report or letter confirming that the
habitat supports the relevant biodiversity
action plan(s)
© BRE Global Ltd 2012
Assessor’s (or SQE’s) site inspection report
and photographic evidence confirming the
existence of the proposed habitat.
BREEAM Europe Commercial 2009
5
The SQE’s report or letter confirming:
• Wildlife on site that needs to be
accounted for in programming works.
• Actions required with respect to
programming site works to minimise
disturbance.
LE6 Long term impact on biodiversity
249
A letter from the SQE, or a copy of their
report confirming:
• Site works executed in a manner that
minimised disturbance to wildlife in
accordance with their recommendations.
A copy of the contractor’s main programme
of works.
OR
A copy of the relevant section of the main
contract confirming:
• The programme of site works will
minimise disturbance to wildlife in
accordance
with
SQE’s
recommendations.
Additional Information
Relevant definitions
Biodiversity Champion
A biodiversity Champion is a designated person who holds the responsibility to provide leadership and
inspiration and empower those with resources to halt the loss of biodiversity and maximise its gain in
relation to the assessed building’s locality. The champion should use their position to ensure that
biodiversity matters are not overlooked and are addressed appropriately. As part of their role the
Champion should ensure that biodiversity is on meeting agendas and that there is proper discussion of
issues where a decision is likely to have an impact on biodiversity.
Suitably qualified ecologist (SQE): As defined for Issue LE3 – Ecological Value of site AND
Protection of ecological features
Biodiversity: Is defined as the variety of life on earth. It includes all species, animal,
plants, fungi, algae, bacteria and the habitats that they depend upon.
Biodiversity Action Plan: A plan which sets specific, measurable, achievable, realistic and time bound
conservation targets for species and habitats.
© BRE Global Ltd 2012
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Pol 1 Refrigerant GWP – Building services
BREEAM Europe Commercial 2009
12.0 Pollution
No. of credits
available
Ret
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Issue Title
Ind
Minimum Standards
P
G
VG
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O
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-
-
-
-
Pol 1 - Refrigerant GWP – Building Services
1
1
1
Aim
To reduce the contribution to climate change from refrigerants with a high global warming potential.
Assessment Criteria
The following demonstrates compliance:
1. The building has no refrigerants OR
2. The refrigerants used within the building services have an ODP of zero and a GWP less than 5.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
If the extended and existing building share the same building services, then
existing
these services must be assessed against the criteria regardless of whether the
buildings
existing building forms a part of the assessment or not. If the extension is
served by independent services, only these need be assessed against the
Assessment Criteria.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Shell Only
Pol 1 Refrigerant GWP – Building services
251
If the building is designed to be fully naturally ventilated, and therefore no
refrigerant using building services will be specified for the fit out, then this
credit can be awarded. If the building is not designed to be naturally ventilated
and the refrigerant type cannot be confirmed, because its specification is the
responsibility of a future tenant as part of their fit out works, then compliance
with this BREEAM issue can only be demonstrated via one of the following
means in shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Fit Out Only
The criteria apply to both new systems specified as part of a fit out and the
refrigerants used in any existing systems that will remain post fit out.
Any existing systems that use refrigerants with an ozone depleting potential or
a global warming potential of more than 5 must have been converted to use a
refrigerant with a zero ODP and GWP less than 5. Where this is not possible
such systems will need to be replaced to meet the assessment criteria.
Industrial units
without offices &
with untreated
operational areas
This issue will be filtered from the scope of assessment for industrial units
designed without offices and where the operational area will be untreated, i.e.
not designed to be air conditioned.
Solid refrigerant
The credit can be awarded by default where a solid refrigerant is used.
Refrigerant
charge less than
5kg
The credit can be awarded where the total refrigerant charge used in the
building services is less than 5kg (e.g. heat pumps etc).
Multiple split
units
In the case of multiple split units, through-the-wall or other packaged units, the
credit can be awarded where the total collective refrigerant charge is less than
5kg. If the total collective refrigerant charge in such systems is greater than
5kg, then the refrigerant(s) must comply with the BREEAM criteria.
Office server and
comms rooms
Refrigerants used in services for typical office server and comms rooms
cannot be excluded from the assessment.
Where air conditioning equipment is provided, the equipment may not be able
to achieve this credit as smaller systems often require refrigerants with a GWP
> 5. In this instance the credit cannot be awarded by default as there are
alternatives for designers to consider. These alternatives include revisiting the
design and the room conditions specification to see if the cooling equipment is
necessary. In addition, whilst a manufacturer or supplier may specify a narrow
temperature band for server equipment, acceptable limits detailed in ASHRAE
guidance may allow a greater temperature range without adverse effect and
thus the cooling equipment may not be necessary.
GWP data not
available
Where GWP data for the specified refrigerant is not available, the credit cannot
be awarded on a default basis.
© BRE Global Ltd 2012
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Pol 1 Refrigerant GWP – Building services
Cold stores
BREEAM Europe Commercial 2009
Refrigerants specified in plant used for integral cold storage purposes should
not be assessed under this issue. There is a separate BREEAM issue for such
systems.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1&2
A copy of the specification clause confirming
either:
• Absence
of
refrigerant
in
the
development OR
• Type(s) of refrigerant to be used.
Assessor’s building/site inspection and as
built drawings confirming:
• Presence or absence of any refrigeration
plant.
OR
AND
Manufacturer’s information confirming:
• ODP and GWP of each refrigerant.
A letter from the design team/developer
confirming:
• The refrigerant type specified remained
unchanged.
OR
Where a change has occurred, written
confirmation from the design team confirming:
• Type of refrigerant(s) used.
AND
Manufacturer’s information confirming:
• ODP and GWP of each refrigerant.
Additional Information
Global Warming Potential: GWP is defined as the potential for global warming that a chemical has
relative to 1 unit of carbon dioxide, the primary greenhouse gas. In determining the GWP of the blowing
agent, the Intergovernmental Panel on Climate Change (IPCC) methodology using a 100-year
Integrated Time Horizon (or ITH) should be applied.
Ozone Depleting Potential: ODP is the ratio of the relative amount of degradation to the ozone layer
caused by a particular substance relative to the calculated depletion for the reference gas CFC 11
(ODP = 1.0). The ODP of the refrigerants is not assessed under this issue and there is no link between
GWP and ODP.
Refrigerant: there are three main make-ups of refrigerants:
• Hydrogenated Fluorocarbon Refrigerants (HFCs) are made up of hydrogen, fluorine, and carbon.
Because they do not use a chlorine atom (which is used in most refrigerants) they are known to be
one of the least damaging to our ozone.
• Hydrogenated Chlorofluorocarbon Refrigerants (HCFCs) are made up of hydrogen, chlorine,
fluorine, and carbon. These refrigerants contain minimal amounts of chlorine; they are not as
detrimental to the environment as some other refrigerants.
• Chlorofluorocarbon Refrigerants (CFCs) contain chlorine, fluorine and carbon. These refrigerants
carry high amounts of chlorine so they are known for being the most hazardous to the ozone layer.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Pol 1 Refrigerant GWP – Building services
253
Table of refrigerants and their Global Warming Potentials: the table below includes available
substances which are capable of acting as refrigerants. Many are not currently used as such and some
have been phased out and withdrawn from the market.
Table 26 Refrigerant GWP
Refrigerant type
GWP
Refrigerant type
GWP
R11 (CFC-11) *
4000 R32 (HCFC-32) *
580
R12 (CFC-12) *
8500 R407C (HFC-407)
1600
R113 (CFC-113) *
5000 R152a (HFC-152a)
140
R114 (CFC-114) *
9300 R404A (HFC blend)
3800
R115 (CFC-115)*
9300 R410A (HFC blend)
1900
R125 (HFC-125)
3200 R413A (HFC blend)
1770
Halon-1211
N/A R417A (HFC blend)
1950
Halon-1301
5600 R500 (CFC/HFC) *
6300
Halon-2402
N/A R502 (HCFC/CFC) *
5600
Ammonia
0
R507 (HFC azeotrope)
3800
R22 (HCFC-22) *
1700 R290 (HC290 propane)
3
R123 (HCFC-123) *
93
R600 (HC600 butane)
3
R134a(HFC-134a)
1300 R600a (HC600a isobutane)
3
R124 (HCFC-124) *
480
R290/R170(HC290/HC170)
3
R141b (HCFC-141b) *
630
R1270 (HC1270 propene)
3
R142b (HCFC-142b) *
2000 R143a (HFC-143a)
4400
N/A Indicates that there is insufficient data available to give a GWP value.
•
Global warming potential (GWP) values are based on best available data at the time of writing and
are based on a 100-year time horizon. Other published data may be based on different time
horizons.
•
All CFC/HCFC refrigerants (marked *) have an ODP > 0 and as such are illegal for new
installations. Existing equipment may continue to use them at present. The use of CFCs and
HCFCs as refrigerants has been addressed under the Montreal protocols. Phase out programmes
have been agreed resulting in these substances no longer being used as refrigerants in all new
build and most existing situations. The industry’s favoured replacements are currently HFCs which
are often potent global warming contributors.
•
Hydrocarbons and ammonia-based refrigerants have low or zero GWP and are therefore preferred
long-term options. These are now widely available and are valid alternatives to HFCs in all
buildings, provided health and safety issues are fully addressed.
© BRE Global Ltd 2012
254
Pol 2 Preventing refrigerant leaks
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Pol 2 - Preventing Refrigerant Leaks
2
2
1
Aim
To reduce the emissions of refrigerants to the atmosphere arising from leakages in cooling plant.
Assessment Criteria
The following demonstrates compliance:
1. The building has no refrigerants OR
Refrigerant leak detection
2. Systems using refrigerants are contained in a moderately air tight enclosure (or a mechanically
ventilated plant room), and a refrigerant leak detection system is installed covering high-risk parts of
the plant. OR
3. An automatic permanent refrigerant leak detection system is specified, which is NOT based on the
principle of detecting or measuring the concentration of refrigerant in air.
Refrigerant recovery system
4. The automatic shutdown and pump down of refrigerant occurs on the detection of high
concentrations of refrigerant in the plant room/enclosure. For the majority of cases only systems in
mechanically ventilated/moderately air tight plant rooms (or enclosures) comply.
5. Automatic pump-down to either a separate storage tank or into the heat exchanger is acceptable
but only where automatic isolation valves are fitted to contain the refrigerant once fully pumped
down.
6. The alarm threshold that triggers automatic pump down is set to a maximum of 2000ppm (0.2%),
but lower levels can be set. The credit cannot be awarded for manual systems.
Note: For retail and office buildings, compliance with the refrigerant leak detection requirements will
allow the first credit to be awarded. Compliance with the refrigerant recovery system requirements
will give the second credit. The first credit must be achieved in order to award the second credit.
Note: For industrial buildings, the credit can be awarded where both a refrigerant leak detection
AND a refrigerant recovery system are specified in compliance with the above requirements.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Extensions to
existing
buildings
Shell Only
Pol 2 Preventing refrigerant leaks
255
Where an existing building is being extended and it has existing building
services plant and systems that will be common to both the new extension and
existing building, the existing plant must be assessed against the criteria of this
issue. If the extension is served by independent services, only these need be
assessed against the Assessment Criteria.
If the building is designed to be fully naturally ventilated, and therefore no
refrigerant using building services will be specified for the fit out, then this
credit can be awarded. If the building is not designed to be naturally ventilated
and the refrigerant leak detection/recovery cannot be confirmed, because its
specification is the responsibility of a future tenant as part of their fit out works,
then compliance with this BREEAM issue can only be demonstrated via one of
the following means in shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Fit Out Only
The criteria apply to any existing cooling plant and new plant specified as part
of the fit out.
Industrial units
without offices
and untreated
operational areas
This issue will be filtered from the scope of assessment for industrial units
designed without offices and an untreated operational area, i.e. not designed
to be air conditioned.
Type of
refrigerant
This issue is applied in instances where any type of refrigerant is present, i.e.
even if the ozone depleting potential (ODP) of the refrigerant is zero and the
global warming potential (GWP) is less than 5.
Solid refrigerant
The credit can be awarded by default where a solid refrigerant is used.
CO2 as a
refrigerant
When CO2 is used as a refrigerant, the refrigerant recovery system credit can
be awarded by default.
Total refrigerant
charge less than
5 kg
Multiple split
systems
The credit can be awarded by default where the total refrigerant charge used
in the building is less than 5kg.
High-risk parts
High-risk parts of refrigeration plant typically include the pipe work and
compressor. Evaporator or condenser coils can be omitted from the coverage
of the system.
The provision of any manual system, including manual storage cylinders on
site, does not comply with the criteria of this issue.
Manual
refrigerant
recovery system
For installations of small multiple hermetic systems only, where the refrigerant
charge in each unit is less than 5kg but the total refrigerant charge in the
building is greater than 5kg, the credit can be awarded by default. This is on
the basis that the risk of a large refrigerant leak is minimised and individual
leaks from each system will be small i.e. <5kg.
© BRE Global Ltd 2012
256
Pol 2 Preventing refrigerant leaks
Cold food storage
BREEAM Europe Commercial 2009
The criteria of this issue apply to cold food storage refrigeration equipment
(where the charge is ≥ 5kg), i.e. cold rooms and/or centralised equipment
serving a group of cold storage cabinets. Cabinets and refrigerated bottle
shelves with integral refrigeration plant on average have a charge of 0.3kg;
therefore in most circumstances, individual or small-scale multiple installations
will not fall within the scope of this issue. However, the assessor should ask
the design team to confirm that the charge is ≤ 5kg.
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
A copy of the specification clause or design
plan confirming:
• Absence
of
refrigerants
in
the
development.
Assessor’s building/site inspection
photographic evidence confirming:
• Absence of refrigeration plant.
2&3
A copy of the specification clause or letter
from the M&E engineer confirming:
• Type of leak detection system(s).
• Scope of the system(s)
• Where relevant, containment strategy for
such equipment.
4,5&6
A copy of the specification clause or letter
from the M&E engineer confirming:
• Type, scope and operation of automatic
refrigerant recovery equipment
• Details of the plant room enclosure
where the refrigeration plant is installed
• Alarm threshold for triggering automatic
pump down.
Assessor’s building/site inspection and
photographic evidence confirming:
• Installation of leak detection system(s)
• Installation of automatic refrigerant
recovery equipment
• Pre-set threshold level for automatic
pump down.
and
Additional Information
Relevant definitions
Moderately airtight enclosure: this can be defined as an enclosure that does not produce a draught or
significant fresh air ingress that would dilute any leaked refrigerant gas (dilution may prevent detection).
Refrigerant Leak Detection: a permanently installed multi-point sensing system; this may be aspirated
or have multiple sensor heads linked to a central alarm unit or BMS. Various sensor types are available
including infra-red, semi-conductor or electro-chemical. Please see below for further guidance on the
coverage of refrigerant leak detection systems.
Refrigerant Recovery: The process of removing refrigerant from a system and storing it in an airtight
container.
Leak detection systems/devices
• Handheld detectors (which include semi-conductor and corona discharge types) do not comply with
BREEAM criteria.
• Corona discharge detectors are not suitable where flammable refrigerants are used, or in potentially
explosive atmospheres.
• Indicator dyes: these consist of fluorescent or coloured dyes added to the refrigerant to show
leakage sites. The use of the dye should be approved by the compressor manufacturer. Some
compressor manufacturers do not approve the use of indicator dyes, in which case either an
alternative type of equipment should be used, or an alternative type of leak detection specified.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
•
•
•
•
Pol 2 Preventing refrigerant leaks
257
Halide torch detectors: this type of detection is only appropriate for chlorine-based substances such
as CFCs and HCFCs, and should not be used in areas where naked flames are prohibited.
Compounds which do not contain chlorine, e.g. HFCs, cannot be detected by this method. When
awarding this credit in instances where these detectors are in use, the assessor should confirm that
the refrigerant is chlorine based.
Electronic leak detectors: these must be designed to detect a certain type of, or multiple types of,
refrigerant, i.e. CFC, HFC, HCFC, etc.
Standing hold test: systems based on monitoring pressure drops within the pipe work are not
necessarily compliant with the BREEAM criteria. There are natural fluctuations to the pressure of
the refrigerant due to changes in volume and temperature of the system, and to the ambient
temperature of the surroundings. Low pressure and high pressure switches, which are standard
equipment on refrigerant plant, are therefore not sufficient to award the credit. Other methods exist,
such as pressurising the system with a high pressure, dry nitrogen gas for a period of time and then
identify whether or not the pressure drops during this time. However, this requires systems to be
shut down for a period of time (usually overnight or longer).
Systems NOT based on the principle of detecting or measuring the concentration of refrigerant in
air: Such systems (for example based on sensing the presence of refrigerant vapour in liquidcarrying pipes or based on detecting whether a system is low on charge) are now commercially
available.
Refrigerant pump down
The specification of automatic refrigerant pump down can further limit potential losses and damage to
the environment and have subsequent economic benefits to the building owner. Under the United
Kingdom 1990 Environmental Protection Act unwanted refrigerant and refrigerating system oil are
classified as either controlled or hazardous waste. Not only is it an offence to discharge them to the
environment, but there are procedures regarding transport, storage, transfer of ownership and ultimate
disposal. Article 16 of EC regulation 2037/2000 specifies that used CFCs and HCFCs must be
recovered for destruction or recycling/reclamation.
© BRE Global Ltd 2012
258
Pol 3 Refrigerant GWP – Cold storage
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Ind
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Pol 3 - Refrigerant GWP – Cold Storage
1
-
1
Aim
To reduce the contribution to climate change from refrigerants with a high global warming potential.
Assessment Criteria
The following demonstrates compliance:
1. All refrigerant types used in cold storage systems have a zero Ozone Depleting Potential (ODP)
and a global warming potential (GWP) of less than 5.
2. The requirement applies to refrigerants used in systems integral to the building, including where
specified:
a. Cold storage enclosures.
b. Cold store services including: Chilled water pipework, refrigerant pipework and ductwork
etc
c. Fixed cold or chilled storage cabinets
d. Fixed cold drink coolers.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
Shell Only
It is assumed that systems integral to the building will not be installed as part
of the shell and core works, as cold storage facilities are unlikely to be installed
in a speculative development. Where this is not the case the credit cannot be
awarded where the refrigerant GWP of the cold storage that has or will be
installed is not confirmed.
Fit Out Only
The criteria apply to new and replaced storage systems specified as part of a
fit out and the refrigerants used in any existing systems that will remain post fit
out.
Any existing system that use refrigerants with an ozone depleting potential or a
global warming potential of more than 5 must have been converted to use a
refrigerant with a zero ODP and GWP less than 5. Where this is not possible,
such systems will need to be replaced to meet the assessment criteria.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Pol 3 Refrigerant GWP – Cold storage
259
Domestic-scale
refrigeration
equipment &
small plug-in
chillers
The scope of this BREEAM issue excludes domestic-scale refrigeration
equipment and small ‘plug-in’ chillers and therefore plant not integral to the
building.
GWP data not
available
Where GWP data is not available, the credit cannot be awarded by default.
No cold food
storage
For developments where the tenant or end use function is known and cold
food storage is not required, then this issue does not need to be assessed.
Schedule of Evidence Required
Req.
1&2
Design Stage
Post Construction Stage
A marked-up design plan highlighting the
cold food storage areas/plant in the building.
A letter from the design team/developer
confirming:
• The refrigerant type specified remained
unchanged.
A copy of the specification clause confirming
either:
• Type(s) of refrigerant to be used.
AND
Manufacturer’s information confirming:
• ODP and GWP of each refrigerant.
OR
Where a change occurred,
written
confirmation from the design team
confirming:
• Type of refrigerant(s) used.
AND
Manufacturer’s information confirming:
• ODP and GWP of each refrigerant.
Additional Information
Relevant definitions
Please refer to BREEAM issue Pol 1.
© BRE Global Ltd 2012
260
Pol 4 NO x emissions from heating source
No. of credits
available
Ret
Off
BREEAM Europe Commercial 2009
Issue Title
Minimum Standards
Ind
P
G
VG
E
O
-
-
-
-
-
Pol 4 - NOx emissions from heating source
3
3
2
Aim
To encourage the supply of heat from a system that minimises NO x emissions, and therefore reduces
pollution of the local environment.
Assessment Criteria
The following demonstrates compliance:
1. Where manufacturer’s details demonstrate that the plant installed to meet the building’s space
heating demand has dry NOx emission levels at 0% excess O2 as follows:
Offices & retail only
Table 27 Dry NOx emissions level depending on nominal heat input – offices & retail
Nominal heat input < 70kW
Credits
1
2
3
Dry NOx level
(mg/kWh)
100
70
40
Boiler class (EN
297:1994)
4
5
-
Nominal heat input > 70kW
Dry NOx level
(mg/kWh)
120
80
50
Boiler class (EN
676:2003)
2
3
-
Industrial only
Table 28 Dry NOx emissions level depending on nominal heat input - industrial
Nominal heat input < 70kW
Credits
1 (office and
associated areas)
1 (operational
area(s))
Nominal heat input > 70kW
Dry NOx level
(mg/kWh)
Boiler class (EN
297:1994)
Dry NOx level
(mg/kWh)
Boiler class (EN
676:2003)
70
5
80
3
70
5
80
3
The emissions should be estimated under normal operating conditions (not standby).
Exemplary level criteria
The following outlines the exemplary level criteria to achieve an innovation credit for this BREEAM
issue.
1. An exemplary credit can be awarded where manufacturer’s details demonstrate that the plant
installed to meet the building’s space heating demand has zero dry NOx emission levels at 0%
excess O2.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Pol 4 NO x emissions from heating source
261
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
If the heating demand for the refurbished building is being met by an existing
system, then the NOx emission level for the existing system must be assessed
against the criteria of this issue.
Extensions to
existing
buildings
The rule above for refurbishment projects also applies to new build extensions
to existing buildings.
Shell Only
Where the specification and installation of heating systems within tenanted
units/areas will be the responsibility of the future tenant, compliance with this
BREEAM issue can only be demonstrated via one of the following means in
shell only buildings/areas:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Fit Out Only
Building
designed to be
unheated
Industrial
buildings with no
office space
Industrial
buildings with an
unheated
operational area
Highly insulated
building
NOx data
provided in
different units
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
The criteria apply to any existing or new heating plant specified as part of the
fit out. For fit outs of tenant units/floors where heating is provided and
managed centrally by a third party, i.e. landlord; the central system must be
assessed against the criteria for this issue. If the NOx emission level for this
system cannot be confirmed the credits must be withheld.
Where the building is designed to be ultimately unheated and no boilers are
installed (as it might be the case in some Mediterranean locations), then the
issue is not applicable and will be automatically filtered out by the spreadsheet.
Where the assessed building is designed without an office area or where the
office area is designed to be unheated, the first credit does not apply. This
issue will be automatically filtered from the assessment by the assessor’s
spreadsheet tool.
Where the operational area of the assessed building is designed to be
unheated, the second credit does not apply. This issue will be automatically
filtered from the assessment by the assessor’s BREEAM spreadsheet tool.
Where the heating load for a highly insulated/exemplar environmental building
is less than or equal to 7% of the heat load for a Building Regulationscompliant building of the same size and type, 1 credit can be awarded
regardless of the primary fuel used. Figures used for calculations of the
percentage of total heat demand must be based on the output from an
appropriate energy modelling software.
Where data is provided in different units, or at a level of excess oxygen greater
than zero, the manufacturer/supplier should be asked to convert this to comply
with the BREEAM criteria. Alternatively, the assessor may correct these using
the correction factors provided in the Additional Information section.
© BRE Global Ltd 2012
262
Pol 4 NO x emissions from heating source
BREEAM Europe Commercial 2009
Grid electricity
Where some of the building’s space heating is fuelled by electricity from the
National Grid, please refer to Checklist A9 to find the average NOx emissions
of grid electricity in the country of assessment.
Low NOx grid
electricity
Where the project assessed is located in a country where the NOx emissions
level of the national grid electricity is less than the levels required by BREEAM,
then the credits can be awarded accordingly.
Electricity from a
renewable source
Heat pumps
District heating
Heat recovery
In particular, where the NOx emissions level is already less than 40mg/kWh,
all three credits can be awarded by default. However, the additional innovation
credit will not be available.
Where electricity used by the heating system is sourced from a zero emission
renewable source such as PVs, wind etc, there are no resulting emissions.
This source of heating can therefore be counted as having zero NOx
emissions.
Heat pumps powered by grid electricity indirectly produce emission rates
higher than those required by BREEAM and may therefore be unable to
achieve any credits under Pol 4. However, the energy saved by using certain
types of heat pumps is recognised in BREEAM issue Ene 1 and the reduced
emissions are recognised under BREEAM issue Ene 5. Refer to the additional
guidance section for guidance on calculating NOx emission levels for heat
pumps.
District heating systems that incinerate waste or biomass usually have NOx
emission rates higher than the levels set to achieve any BREEAM credits.
However, district heating systems combined with a cogeneration plant may
have lower NOx emissions. Evidence will need to be provided as per the
schedule of evidence to demonstrate compliance with the BREEAM
requirements.
Where the local authority requires district heating to be used for the project,
one point can be awarded by default where the project has achieved at least 8
points under Ene 1.
Heat recovery can be considered as having zero NOx emissions for the
purpose of this issue.
Combined Heat &
Power
Refer to the additional guidance section for guidance on calculating NOx
emission levels from CHP.
Biomass
Whilst Biomass systems are recognised as low carbon systems, they can
produce a significant amount of NOX and so may not achieve this credit;
however they can score highly in the Energy section of BREEAM. Biomass
systems are also recognised as reducing the impact of fossil fuel depletion by
employing a renewable combustion fuel source.
More than one
heating system
Refer to the additional guidance section for guidance on calculating NOx
emission levels where heat is provided by more than one system.
Green Tariff
Commitments to use a Green tariff to supply electricity to heat the building or
power heat pumps are not recognised in this issue due to the uncertainty that
this electricity will be zero emission.
Point of use
heaters
Where specified, point of use heaters must be included in the assessment
regardless of whether or not they are integral to the building structure.
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Schedule of Evidence Required
Req.
Design Stage
1
A copy of the specification clause confirming:
• Type of heating system(s) installed.
For each system specified, a letter, email or
literature
from
the
manufacturer(s)
confirming:
• Dry NOx emissions rate in mg/kWh.
If more than one system is providing heat,
design team calculations confirming:
• The average NOx emission rate.
Post Construction Stage
Assessor’s building/site inspection
photographic evidence confirming:
• Heating system(s) installed.
and
OR
A letter from the design team or main
contractor confirming:
• No changes to the specification.
Additional Information
Relevant definitions
Appropriate energy modelling software: Refer to BREEAM issue Ene 1 for a definition.
NOx emissions: are pollutant gases produced by the combustion of fossil fuels. NOx reacts with heat
and sunlight to produce ozone that can cause serious respiratory problems. It also reacts with water to
produce acid rain which has a detrimental effect on ecosystems.
Dry NOx Levels: the NOx emissions (mg/kWh) resulting from the combustion of a
fuel at 0% excess oxygen levels.
Calculating NOx emission levels from fossil energy fired boilers:
For fossil fuel boilers, the NOx-emission rate for heat production can either be directly obtained from
manufacturers data or calculated from measurements. It is only possible to measure NOx-emissions
in mg/m³ combustion air. Please find conversion rates below.
Calculating NOx emission levels from Combined Heat & Power (CHP) systems
Where CHP systems are present or specified, only the heat-related emissions are considered for the
assessment of this issue. For a combined heat and power production unit, it is not possible to clearly
charge NOx emissions to either heat or electricity, as both are produced at the same time with a
certain NOx emission. Therefore it is necessary to use a reference NOx-emission for the produced
electricity in the country of assessment, substract it from the total NOx -emission produced by the
plant and then allocate the remaining NOx emissions to the heat output. The following formula should
be used to determine this:
Where:
mHeat = NOx emissions per unit of heat generated in mg/kWhheat
M = total NOx emissions generated by plant in mg
W el = total quantity of electricity produced in kWhel
mel,ref = country-specific electricity reference NOx-emissions in mg/kWhel – please refer to
Checklist A9 to find the relevant information
W Heat = total quantity of electricity produced in kWhHeat
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The above methodology determines the net NOx emissions from CHP-generated electricity compared
with central generation of electricity and allocates this amount to the heat production. Where mHeat is
calculated to be negative, it should be assumed to be zero.
Calculation example:
The manufacturer states that the CHP systems emits 50 tonnes of NOx emissions per year and
produces 55,000 MWh of heat and 50,000 MWh of electricity. The project is located in Denmark. The
specific heat-related NOx emissions of the plant are as follows;
M = 50 tonnes
W el = 50,000 MWhel
mel,ref = 570 mg/kWh (taken from Checklist A9)
W Heat = 55,000 MW hHeat
mHeat = (50*109 mg – 50*106 kWhel * 570 mg/kWhel )/(55*106 kWhHeat) = 390.9 mg/kWh (No credits are
awarded).
If the same project was assessed in Czech Republic, the specific heat-related NOx emissions of the
plant would now be:
W el,ref = 1315 mg/kWh (taken from Checklist A9)
mHeat = (50*109 mg – 50*106 kWhel * 1315 mg/kWhel )/(55*106 kWhHeat) = -286.4 mg/kWh (Three
credits are awarded).
Calculating NOx emission levels for heat pump systems
Heat pumps use electrical energy to produce heating energy. Therefore the reference emission of
electricity should be multiplied by the used electricity and allocated to the heat output.
Where:
mHeat = NOx-emissions per unit of heat generated in mg/kWhheat
W el = total quantity of electricity produced in kWhel
mel,ref = country-specific electricity reference NOx-emissions in mg/kWhel – please refer to
Checklist A9 to find the relevant information
W Heat = total quantity of electricity produced in kWhHeat
The equation can easily be transformed using the Energy Efficiency Ratio EER or the Coefficient of
Performance COP that can usually be found in manufacturers’ data:
Calculation example:
A heat pump has an EER of 3.8. It is located in Spain with a reference emission of 1205 mg/kWh:
mHeat = 1205/3.8 = 317 mg/kWh (no credits are awarded).
The same heat pump located in Austria with a reference emission of 140:
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mHeat = 140/3.8 = 36.8 mg/kWh (3 credits can be awarded).
Calculating the average NOx emission level where heat is provided by more than one system
Where heat is provided by more than one system, an average NOx emission rate should be used based
on the ratio of power outputs from each source, i.e. multiply the emissions of each boiler by the
percentage of heat demand it supplies and total these values. This is likely to be the case where a CHP
system has been sized on the base power demand rather than the heat demand and therefore a
secondary heating system is required. The following formula can be used:
Average NOx Emission Rate = (N1 x (H1/HT)) + (N2 x (H2/HT)) …… + (Nn x (Hn/HT))
Where:
N1 = NOx emissions rate for source 1
N2 = NOx emissions rate for source 2
Nn = NOx emissions rate for source n
HT = Total heat output from all sources
H1 = Heat output from source 1
H2 = Heat output from source 2
Hn = Heat output from source n
Where different boiler sizes have been specified, the assessment criteria levels should be averaged
using the same formula. For instance, for one credit, Nn should be replaced by 100 mg/kWh for boilers
with a nominal heat input < 70 kW, and 120 mg/kWh for boilers with a nominal heat input > 70 kW, The
average NOx emission rate criteria should then be compared to the actual average NOx emission rate
specified in the building to award the credits.
Conversion factors
Manufacturers should be asked to supply dry NOx emissions data in mg/kWh. Where this is not
possible the assessor may use the following conversion factors to convert figures in ppm, mg/MJ,
mg/m3 or wet NOx. It should be noted that these conversion factors assume worst case efficiencies and
are likely to give conservative answers. This could have the effect of lowering the number of credits
achieved.
•
•
•
•
Figures in mg/m3 should be multiplied by 0.857 in order to gain emissions in mg/kWh. A conversion
may also be necessary for data not calculated at 0% excess oxygen (see below).
Figures in parts per million (ppm) should be multiplied by 1.76 in order to obtain mg/kWh. A
conversion may also be necessary for data not calculated at 0% excess oxygen. (see below)
Figures in mg/MJ should be divided by 3.6 in order to show emissions in mg/kWh (1 kWh = 3.6 MJ).
A conversion may also be necessary for data not calculated at 0% excess oxygen (below).
This Issue’s criteria are based on dry NOx values – almost all manufacturers will quote emissions in
dry NOx. However if wet NOX figures are supplied, these should be converted to dry NOx. This can
be done by multiplying the wet NOX figure by 1.75.
Excess Oxygen Correction: If a NOx emission rate is quoted by the manufacturer in mg/m3 or ppm,
then it should be established at what % excess oxygen this emission was measured. The greater the
amount of excess oxygen in the flue gases at the time of measurement, the more “diluted” the NOx. It is
therefore important to convert any emission rate back to 0% excess oxygen. For the purpose of
BREEAM, the following conversion factors can be used for the most frequently used rates supplied by
manufacturers:
% Excess O2
3%
6%
15%
Conversion factor
Conversion (c)
x 1.17
x 1.40
x 3.54
c = 20.9/(20.9 – x)
Where x = % excess O2 (NOT excess air) and 20.9 is the percentage of O2 in the air.
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Issue Title
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Minimum Standards
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Pol 5 - Flood Risk
3
3
3
Aim
To encourage development in low flood risk areas or to take measures to reduce the impact of flooding
on buildings in areas with a medium or high risk of flooding.
Assessment Criteria
The following demonstrates compliance:
Two credits
1. Where the assessed development is situated in a flood zone that is defined as having a low annual
probability of flooding. Please refer to the appropriate compliance note for a definition of risk.
2. This is confirmed by a flood map developed by the relevant national water authority, or where no
flood maps are available, by a flood risk assessment of the site conducted by the relevant local
authority. Confirmation must be based on historical AND geological data (e.g altitude) and take all
sources of flooding into consideration.
One credit
1. Where the assessed development is situated in a flood zone that is defined as having a medium or
high annual probability of flooding. Please refer to the appropriate compliance note for a definition
of risk.
2. This is confirmed by a flood map developed by the relevant national water authority, or where no
flood maps are available, by a flood risk assessment of the site conducted by the relevant local
authority. Confirmation must be based on historical AND geological data (e.g altitude) and take all
sources of flooding into consideration.
3. The development is appropriately flood resilient and resistant from all sources of flooding to the
satisfaction of the local authority and statutory body.
4. The ground level of the building, and access to it and the site, are designed (or zoned) so they are
at least 600mm above the design flood level of the flood zone in which the assessed development
is located (see note 6 & 7).
Additional credit for attenuation measures
1. Where on-site attenuation measures are specified to ensure that:
a. The peak rate of run-off from the site to the watercourses (natural or municipal) is no greater for
the developed site than it was for the pre-development site for all events up to the 100-year
return period.
b. The additional predicted volume of rainwater discharge caused by the new development, for a
1 in 100 year event is entirely reduced using infiltration AND / OR is made available for use in
the building as a replacement for potable water use in non-potable applications such as WC
flushing.
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2. Those measures must be designed using dynamic wave methods and in accordance with EN
752:2008 and EN 12056-3:2000.
3. The capacity of the attenuation measures must include an allowance for climate change.
4. Any residual additional rainwater volume that cannot be prevented from being discharged (reasons
must be provided with supporting evidence), the peak discharge rate from the site should be
reduced to:
a. The pre-development site’s estimated mean annual flood flow rate (Qbar); or
b. A minimum flow rate (litres per second), based on good practice guidelines to prevent easy
blockage, by ensuring the outlet throttle is not too small;
.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
Refurbishment projects, where no new building or hard landscaping areas are
developed, are likely to achieve the credit for attenuation of surface water runoff. In such instances, as a minimum, a Flood Risk Assessment must have
been carried out and any identified opportunities to reduce surface water runoff as a result of the refurbishment works must be implemented.
Extensions to
existing
buildings
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
This issue is not assessed in Fit Out-only assessments.
Definition of risk
The definition of flood zones and probabilities of flooding will generally be
similar throughout the EU. Please refer to the relevant country reference sheet
to find the appropriate water authority and risk definition in the country of
assessment.
Where these aren’t defined in the country of assessment, the following
definitions should be used to carry out the flood risk assessment:
•
•
Flood maps
Low annual probability of flooding: less than 1 in 100 chance (<1%)
Medium or high annual probability of flooding: 1 in 100 or greater
chance of river flooding (>1%) OR land where water has to flow or be
stored in times of flood (floodplain).
Where flood maps or equivalent are available in the area of assessment, the
BREEAM International assessor should get confirmation that the definition of
risk is at least as onerous as the default definition above, and that flood maps
have been developed based on historical AND geological data (e.g altitude)
and take all sources of flooding into consideration, including whether the land
is on a functional floodplain. Where this is not the case, the relevant local
authority should further confirm the flood risk at the location taking that
additional information into account in order for the credits to be awarded.
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Sources of
flooding
The following sources (where applicable) should be considered when defining
the risk of flooding at any location:
• Fluvial (rivers)
• Tidal (including sea level rise risk)
• Surface water: sheet run-off from adjacent land (urban or rural)
• Groundwater: most common in low-lying areas underlain by permeable
rock (aquifers)
• Sewers: combined, foul or surface water sewers.
Functional flood
plain
The BREEAM credit for locating in a flood zone of ‘high annual probability’
cannot be awarded where the building is located in the functional flood plain ie
a ‘zone that comprises land where water has to flow or be stored in times of
flood’. If the building assessed is or has been defined as ‘water-compatible
development’, please refer to the BREEAM office for guidance on assessing
this BREEAM issue.
Pre-existing flood
defences
In an area protected by existing flood defences (designed to withstand a
certain magnitude of flooding) the appropriate number of credits can be
awarded where the defences reduce the risk to ‘low’ and the following
conditions are met:
1. The development is not located in an area where new flood defences
have to be, or have been, constructed to minimise the risk of flooding to
the site and its locality purely for the purpose of the development and/or its
wider master plan
2. The development is located on a previously developed land (as defined
by the criteria in BREEAM issue LE1 Re-use of land) and the appropriate
statutory body confirm that, as a result of the existing defences, the risk of
a flood event occurring is reduced to low (as appropriate to the credit
levels set in BREEAM). If firm confirmation is not provided then the credit
cannot be awarded
3. The relevant agency confirms that, as a result of such defences, the risk of
a flood event occurring is reduced to low risk.
A statutory body’s local/regional office may be able to provide more
information on existing defences in the area in which the assessed
development is located.
600mm threshold
Third-party
defences
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It is accepted that, for buildings located in a high flood zone, areas of the car
park and site access may be allowed to flood and therefore fall below the
600mm threshold. In such cases the credit is still achievable provided safe
access to the site and the ground floor of the building can be maintained (i.e.
they are 600mm above the design flood level) to ensure the building/site does
not become an ‘island’ in the event of a flood.
Where the development has been permitted and the ground levels of the
topography/infrastructure immediately adjacent to the site fall below the
600mm threshold, the credit can still be awarded, provided there are no other
practical solutions for access to the site above this level and the assessed
building, and access to it, meets the assessment criteria. As much of the
external site area as possible (or as required by an appropriate statutory body)
should be designed at or above the threshold.
There are many defences, owned by third parties, which due to their location
act as a flood defence by default e.g. motorway, railway embankments, walls
etc. It can be assumed that embankments will remain in place for the lifetime
of the development, unless the assessor or project team have reason to
believe otherwise. For walls, assurance must be sought that the wall is likely to
remain for the design life of the building.
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Effectiveness of
the water run-off
attenuation
measures
To ensure effective operation of the water run-off attenuation measures, the
facilities must discharge half their volume within 24-48 hours (unless advised
otherwise by a statutory body) of the storm event in readiness for any
subsequent storm inflow.
Calculating peak
rate of run-off
The assessor is not required to perform any calculation as this should be
provided by the design team to demonstrate that they have sized the
attenuation facilities to store the relevant volume of storm water necessary to
achieve the credit.
Residual
additional
rainwater volume
Where rainwater is being discharged to a public sewer or adopted surface
water sewer, and there is a specific minimum requirement defined by the
Sewerage Undertaker that conflicts with the BREEAM requirement, then the
BREEAM requirement can be discounted a long as supporting evidence has
been provided to justify it.
Rainfall
Local figures for rainfall should be used wherever possible. Please refer to the
relevant country appendix sheet to find country specific sources of information.
Where local rainfall figures are not available, rainfall data for major cities in
each country can be found from the World Meteorological Office
http://www.worldweather.org. Data for the closest city from the location of
assessment should be used.
If all run-off is discharged directly from the site to either the sea, the foreshore,
estuaries covered by a shoreline management plan or designated wildlife
areas (as part of habitat management) then the credit can be awarded without
the need to specify additional attenuation measures.
Discharge to the
sea or estuaries
More stringent
criteria
Where the local authority (or other statutory body) requires a greater
attenuation than the percentages above, and/or a more onerous design
flooding frequency than that recommended in EN 752: 2008, then the higher
criteria must be met in order to achieve the credit.
Recommendations from an
appropriate
statutory body
None of the credits can be awarded where the assessed development has
proceeded against the recommendation of the statutory body on the basis that
the flooding implications are too great.
Schedule of Evidence Required
Req.
Design Stage
First & Second Credit
1&2 A copy of a flood map or a letter from the
relevant local authority confirming:
• Flood zone or annual probability of
flooding in the site location.
• Sources of flooding considered
3
Where appropriate, correspondence from the
appropriate statutory body confirming:
• Reduced annual probability of flooding
due to existing flood defences.
Site plans/sections confirming:
• The design flood level for the site
• The design ground level(s) for all
developed areas of the site.
• Safe access and escape routes
Post Construction Stage
As design stage, no further evidence is
needed.
‘As built’ site plans/sections.
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Additional Credit for attenuation measures
All
Confirmation of the appointment of an
appropriately qualified engineer or consultant
to carry out the calculations and provide
design criteria for all relevant elements.
Copy of the consultant’s or engineer’s report
confirming the following:
• Type and storage volume (l) of the water
run-off attenuation measures
• Total area of hard surfaces (m2)
• Peak flow rate (l/s) for the design storm
event
• Use of dynamic wave methods
• Design in compliance with EN 752:2008
and EN 12056-3:2000.
• Additional allowance for climate change
designed in to the system
BREEAM Europe Commercial 2009
Assessor’s building/site inspection and
photographic evidence confirming:
• Installation of water run-off attenuation
measures
• No changes to the evidence provided at
the interim ‘design’ assessment stage.
A letter from the design team or main
contractor confirming:
• No changes to the specification.
Where changes have occurred, copies of asbuilt designs and calculations must be
provided.
Copies of any drawings, site plans and
specification text necessary to support the
claims made.
Additional Information
Relevant definitions
Appropriate Consultant: a hydrological consultant or engineer with a minimum of 2 years experience
in surface water run-off calculations and design of flood prevention measures. Where complex flooding
calculations and prevention measures are required, this must be a specialist hydrological engineer.
Catchment: the area contributing surface water flow to a point on a drainage or water course. It can be
divided into sub-catchments.
Design flood level: the maximum estimated water level during the design storm event. The design
flood level for a site can be determined through either known historical data or modelled for the specific
site.
Design flood event: an historic or notional flood event of a given annual flood probability, against
which the suitability of a proposed development is assessed and mitigation measures, if any, are
designed.
Design storm event: historic or notional weather conditions of a given annual probability, against
which the suitability of a proposed development is assessed and mitigation measures, if any, are
designed.
Flood defences: Flood defences do not completely remove the risk of flooding, but they do reduce it.
Building in areas where flood defences are present (and appropriately designed to withstand a certain
magnitude of flooding) is therefore preferable to those built in medium/high risk areas without defences.
However, for the purpose of this issue, it is still preferable to build in areas of low risk than encourage
development of new flood defences in areas with a higher risk of flooding purely for the sake of new
development. Localised flood defence schemes may simply create a problem further downstream
Flood event: A flooding incident characterised by its peak level or flow, or by its level or flow
hydrograph.
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Flood probability: The estimated probability of a flood of given magnitude occurring or being
exceeded in any specified time period. For example, a 100-year flood has a 1% chance of occurring in
any given year.
Flood risk: the combination of the flood probability and the magnitude of the potential consequences of
the flood event.
Flood risk assessment: a study to assess the risk of a site flooding, and to assess the impact that any
changes or development on the site will have on flood risk on the site and elsewhere. A Flood Risk
Assessment should be prepared according to good practice guidance as outlined in Development and
Flood Risk: A practice guide companion to PPS 25, available from www.communities.gov.uk.
Flood storage: The temporary storage of excess run-off or river flow in ponds, basins, reservoirs or on
the flood plain during a flood event.
Flood zone: please refer to the relevant country reference sheet to find the definition of flood zones in
the country of assessment where these are defined.
Greenfield: a site which has either never been built on, or one which has remained undisturbed for five
years or more.
Greenfield run-off rate: the rate of run-off that would occur from the site in its undeveloped and
therefore undisturbed state.
Hard surfaces: these include roofs, car parks, access roads, pavements, delivery/service yards and
external hard landscaping. Footpaths less than 1.5m wide which have free drainage to soft landscaped
areas on both sides may be excluded.
Infiltration: the passage of water into a permeable surface, such as soil, permeable paving, soakaways
and so on.
Natural watercourses: any natural channel that conveys surface water.
Peak run-off rate (referred to as Qp [m³/sec]): this is the highest rate of flow from a defined catchment
area assuming that rainfall is uniformly distributed over the drainage area, considering the entire
drainage area as a single unit and estimation of flow at the most downstream point only.
Pre-development: the state of the site under assessment immediately prior to purchase of the site by
the client/developer (or, where the client has owned/occupied the site for a number of years, its current
state).
Relevant local authority/national water authority: refers to the body responsible for setting the flood
risk such as the local water authority or local sewage utility company. Please refer to the relevant
country reference sheet for further guidance.
Run-off: this is usually rainwater, but can also be groundwater or overspill from sewers and other
sources.
Run-off rate: the rate of discharge of water from a surface.
Run-off attenuation measures: this covers the range of construction and equipment which can be
employed to attenuate run-off from hard surfaces and roofs. Measures include: underground storage,
oversized pipes, holding ponds, swales, reed beds, permeable paving, green roofs, local or centralised
soakaways etc.
Peak flow rate: the peak rate of discharge of water from hard surfaces. For the purpose of calculating
the peak flow rate volume, a 60 min duration of the design storm event should be used (unless a
different duration is required by a statutory body).
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Sewerage undertaker: this is a water company with statutory responsibility for sewerage and
sewerage disposal and also surface water from roofs and yards of premises.
Shoreline Management Plan: SMPs provide a large-scale assessment of the risks associated with
coastal processes and present a policy framework to reduce these risks to people and the developed,
historic and natural environment in a sustainable manner.
SUDS - sustainable drainage systems or sustainable (urban) drainage systems: a sequence of
management practices and control structures designed to drain surface water in a more sustainable
fashion than some conventional techniques. SUDS devices include:
• Holding ponds
• Swales
• Reed beds
• Permeable paving - in areas where local geological and hydrological conditions allow this to
function, e.g. block paved surface on permeable sub-base over gravel bed to store the water and
allow it to seep into the soil. For less permeable soils, the gravel layer might be deeper and the
water taken to a soakaway although this is not an option in some areas.
• Local or centralised soakaways either as full systems or as ‘overflow’ or ‘holding’ systems, in areas
where local geological and hydrological conditions allow them to function.
• Run-off from roofs collected as a part of a rainwater harvesting system.
• Run-off from roofs directed to a local soakaway or other holding facility such as tanks, ponds,
swales etc.
• Green roofs.
Surface Water Run-off: water flow over the ground surface to a drainage system. This occurs if the
ground is impermeable, is saturated or if the rainfall is particularly intense.
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Pol 6 Minimising watercourse pollution
No. of credits
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Issue Title
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273
Minimum Standards
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Pol 6 - Minimising Watercourse Pollution
1
1
1
Aim
To reduce the potential for silt, heavy metals, chemicals or oil pollution to natural watercourses from
surface water run-off from buildings and hard surfaces.
Assessment Criteria
The following demonstrates compliance:
1. Where run-off drains are in areas with a relatively low risk source of watercourse pollution,
specification of Sustainable Drainage Systems (SUDs) or source control systems such as
permeable surfaces or infiltration trenches
2. Where there is a high risk of contamination or spillage of substances such as petrol and oil,
specification of oil/petrol separators (or equivalent system) in surface water drainage systems (see
Compliance Notes for a list of areas).
3. Confirmation from the appropriate statutory body that they are content with the proposals.
4. A comprehensive and up-to-date drainage plan of the site will be made available for the
building/site occupiers.
In addition, where the building has chemical/liquid gas storage areas the following must also be
achieved:
5. Shut-off valves fitted to the site drainage system to prevent the escape of chemicals to natural
watercourses (in the event of a spillage or bunding failure).
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
Please refer to the compliance note below regarding ‘infill building on an
existing
existing site’.
buildings
Shell Only
Fit Out Only
There are no additional or different criteria to those outlined above specific to
shell only assessments.
The criteria apply to any existing or new facilities that fall within the scope of
the fit out works.
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Areas that are a
source of
pollution
For the purpose of assessing this issue an area that presents a risk of
watercourse pollution includes vehicle manoeuvring areas, car parks, waste
disposal facilities, delivery and storage facilities or plant areas.
Areas where oil
separators are
required
The following site areas (where present) require oil separators in surface water
drainage systems:
• Car parks larger than 800m2 or with 50 or more parking spaces
• Smaller car parks discharging to a sensitive environment
• Areas where goods vehicles are parked or manoeuvred
• Vehicle maintenance areas
• Roads
• Industrial sites where oil is stored or used
• Refuelling facilities
SUDS and oil
interception
In some instances, where the risk of contamination is infrequent and potential
spills will be small, oil interceptors may not be required if appropriately
designed Sustainable Urban Drainage systems are specified.
Infill building on
existing site
Where the assessment is of an individual building on an existing site, i.e. infill
development, the requirements apply to areas within the construction zone that
present a risk of pollution, as well as any areas external to the construction
zone that are affected by the new works i.e. drainage onto or from the
proposed development.
Suitable level of
treatment
In all cases the assessor should determine the operational use of the site in
order to determine if the proposed surface water run-off strategy is suitable.
Rainwater run-off
This issue is not intended to cover the treatment of rainwater run-off except
where there is a risk of significant pollution arising.
Where it can be demonstrated that there will be no drainage or wash down
facilities that may lead water from inside the underground or covered area
to natural watercourses, then such areas comply with the assessment criteria
by default.
Underground/
covered areas
Roof plant
No areas at risk
from pollution
Roof top plant space must be considered where there is a risk from
substances such as petrol or oil. Refrigerants are not assessed under this
issue, as the only risk of pollution is to air and not the watercourse.
Where it can be demonstrated that there are no external areas that present a
pollution risk, e.g. parking, delivery, manoeuvring or servicing facilities
(including individual parking spaces), external waste storage space or other
hard standing areas AND there is no plant supported on the roof, then this
credit can be awarded by default.
Permeable
paving system
Where it can be demonstrated that a permeable paving system designed to
retain silts and degrade oils has been used, then this will meet the assessment
criteria of this issue for car parks and access roads.
Drainage plan
A comprehensive and up-to-date drainage plan of the site, which accurately
identifies all drains, must be produced and handed over to the new occupier. If
there is no in-house expertise to do this, a reputable drainage company should
be used.
Where workshop areas are specified, they should be assessed against the
above criteria. This is due to circumstances where there may be some form of
vehicle servicing as part of a car showroom or other type of retail space.
Workshop areas
in retail buildings
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Pol 6 Minimising watercourse pollution
275
Schedule of Evidence Required
Req.
1&2
Design Stage
Marked-up proposed site plan highlighting:
• Low and high risk areas of the site.
Post Construction Stage
Assessor’s building/site inspection and
photographic evidence confirming:
• Installation of pollution control system(s).
A copy of the specification or design plan
confirming:
• Type of pollution control systems
specified.
3
A letter from the appropriate statutory body
confirming that they are content with the
proposals.
4
A letter from the design team confirming:
• A copy of the drainage plan will be
produced and handed over to the
building occupier.
5
A copy of the specification or site plan
confirming:
• Installation of shut-off valves and system
type.
A letter from the design team or main
contractor confirming:
• No changes to the evidence provided at
the interim ‘design’ stage assessment.
Assessor’s building/site inspection and
photographic evidence confirming:
• Existence of the drainage plan in the
building’s O&M manual/file.
Assessor’s building/site inspection
photographic evidence confirming:
• Installation of shut-off valves.
and
Additional Information
Relevant definitions
Appropriate statutory body: This refers to the body responsible for giving permissions and setting the
conditions for the discharge of roof- and surface water to watercourse.
Low risk areas: Low risk areas can be defined as areas where the risk of contamination or spillage of
substances such as petrol and oil is reduced. For the purpose of this credit, roofs and small car parks
may be considered as low risk areas.
Soakaways: A sub-surface structure designed to promote the infiltration of surface water in to the
ground. As a general point, soakaways may be shallow and broad – as in a blanket under permeable
paving, or deeper structures. Deeper, point source soakaways should be avoided for road and car-park
drainage, but shallow structures providing infiltration in an extensive way (infiltration trenches and
permeable paving) do not need oil separators. See Pollution Prevention Guideline (PPG) 3 “Use and
design of oil separators in surface water drainage systems”, Environment Agency/SEPA/Environment &
Heritage Service, 2006 for further guidance.
Types of Oil Separator
•
Class 1 Separators: These are designed to achieve a concentration of less than 5mg/l oil under
standard test conditions. They should be used when the separator is required to remove very small
oil droplets, such as those arising from car park run-off.
•
Class 2 Separators: These are designed to achieve a concentration of less than 100mg/l oil under
standard test conditions. They are suitable for dealing with discharges where a lower quality
requirement applies and/or for trapping large spillages.
Both classes can be produced as ‘full retention’ or ‘by pass’ separators:
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•
Full retention separators treat the flow that can be delivered by the drainage system, which is
normally equivalent to the flow generated by a rainfall intensity of 50mm/hr.
•
Bypass separators fully treat all flows generated by rainfall rates of up to 5mm/hr. Flows above
this rate are allowed to bypass the separator. These separators are used when it is an acceptable
risk not to provide full treatment for high flows.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Pol 7 Reduction of Night Time Light Pollution
No. of credits
available
Ret
Off
Issue Title
277
Minimum Standards
Ind
P
G
VG
E
O
-
-
-
-
-
Pol 7 - Reduction of Night Time Light Pollution
1
1
1
Aim
To ensure that external lighting is concentrated in the appropriate areas and that upward lighting is
minimised, reducing unnecessary light pollution, energy consumption and nuisance to neighbouring
properties.
Assessment Criteria
The following demonstrates compliance:
1. The external lighting strategy has been designed in compliance with the limits set for light technical
parameters in section 2.7 of CIE 150-2003 and table 2 of CIE 126-1997.
2. Illuminated advertisements, where specified, must meet the following criteria:
a. The uniformity of illuminance must comply with the following:
Table 29 Recommendations for the uniformity of illuminance
Type of illumination
Illuminated Area
External
Over 1.5m
Uniformity of illuminance
2
10:1
2
6:1
External
Up to 1.5m
Internal
Above and between the light sources
1.5:1
b. The maximum luminance (CD/m2) must comply with the following (please refer to the
Additional Information section for a definition of the different zones).
Table 30 Recommendations for Maximum Luminance (CD/m2)
2
Illuminated Area (m )
Zone E1
Zone E2
Zone E3
Zone E4
Up to 10.00
100
600
800
1000
Over 10.00
n/a
300
600
600
3. All external lighting (except for safety and security lighting as well as illuminated advertisements)
can be automatically switched off between 2300hrs and 0700hrs. This can be achieved by
providing a timer for all external lighting set to the appropriate hours. Illuminated advertisements
must comply with the criteria under point 2 above except in Zone E1 the maximum luminance value
shall be zero post-curfew.
4. If safety or security lighting is provided and will be used between 2300hrs and 0700hrs, this part of
the lighting system complies with the lower levels of lighting recommended during these hours in
CIE 150-2003 and CIE 126-1997, for example by using an automatic switch to reduce the lighting
levels at 2300 or earlier.
Compliance Notes
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New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
For refurbishment projects, in addition to any new external lighting specified,
any existing lighting that will remain post development must be assessed
against the criteria of this issue.
Extensions to
existing
buildings
If the scope of the assessment covers the new extension only, then it is only
new lighting specified as part of that extended works that must be assessed
against the criteria for this issue. If the new and existing building is being
assessed as one, then the rule for refurbishments (above) applies to the
existing building.
Shell Only
There are no additional or different criteria to those outlined above specific to
shell-only assessments.
Fit Out Only
There are no additional or different criteria to those outlined above specific to
fit out-only assessments.
Individual
building on
existing site
Where the assessment is of an individual building on an existing site then only
those areas affected by the works i.e. within the construction zone, must be
assessed.
No external
lighting
If there is no external lighting on or around the assessed development the
credit can be awarded by default.
Safety lights
Flush stud lights used for safety purposes in vehicle manoeuvring areas may
be excluded from the assessment.
Floodlighting,
signage lighting
The CIE guidance recommends the setting of a curfew. This will normally
include floodlighting, signage and all lighting that is not required for safety or
security. Illuminated advertisements may be excluded from this requirement,
but will need to comply with different levels of maximum luminance depending
on the surrounding and background environment as per requirement 4.
Where essential lighting is provided between 2300 and 0700, i.e. for 24-hour
operating buildings, the system is able to automatically switch to the lower
levels of lighting recommended in the CIE 150-2003 and CIE 126-1997 for
lighting during these hours (or provide these lower levels at all times). The
more restrictive values, applying after the curfew hour, are predicated on the
maintenance of amenity and environmental integrity being the dominant
considerations. The need for the proposed lighting and its use during curfew
hours should be considered in the first instance.
Where a different curfew time applies for other reasons (e.g. noise control),
consideration should be given to the co-ordination of the curfews, i.e. allowing
sufficient time of operation for the lighting after the conclusion of the activity to
facilitate crowd dispersal, particularly where large numbers of spectators are
involved.
Any light fittings in the areas outlined above that are specified to comply with
specific security criteria/standards, and where those criteria and the BREEAM
assessment criteria are not complementary, can be excluded from the
assessment of this issue. In these circumstances the assessor must obtain
evidence confirming that such criteria are applicable to the assessed
development.
When considering the zone in which the advertising sign is, or is intended to
be, sited, the contrast with the surrounding or background should be taken into
account (e.g. the surrounding could be unlit when viewed from the road or a
residential window) and the zone adjusted accordingly. Where an illuminated
sign lies on the boundary of two zones or can be observed from another zone,
the illumination level used should be that applicable to the most rigorous zone.
Essential lighting
between 2300
and 0700
Different curfew
time
Specific security
criteria
Maximum
luminance
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Pol 7 Reduction of Night Time Light Pollution
279
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1-3
A marked-up copy of the site plan showing:
• Areas of the building and site that will be
externally lit
• Any nearby properties.
Assessor’s building/site inspection and
photographic evidence confirming:
• Cut-off luminaires, if provided, have been
angled to limit spill light to potentially
obtrusive directions.
• External lighting controls
A copy of the specification clause requiring,
or external lighting design confirming:
• The external
lighting design in
compliance with CIE Guidance
• Controls for all external lighting.
• Design of any illuminated advertisements
In the case of the external lighting design,
the M&E engineer or lighting designer must
provided indicative examples of where and
how the strategy complies with the
assessment criteria.
A letter from the design team or main
contractor confirming:
• Installation of systems in accordance
with compliant design.
• No changes to the evidence provided at
the interim ‘design’ stage assessment.
Additional Information
Relevant definitions
Advertisements: any word, letter, model, sign, placard, board, notice, awning, blind, device or
representation, in the nature of, and employed wholly or partly for the purposes of advertisement or
announcement. This also includes any hoarding or similar structure used, or designed or adapted for
use for the display of advertisements.
Construction zone: For the purpose of this credit the construction zone is defined as the site which is
being developed for the BREEAM assessed building and its external site areas i.e. the scope of the
new works.
Compliance checking of the design should be carried out against the Commission Internationale
D’éclairage guidance. This gives four sets of recommendations;
1. Limits to the average upward light ratio of the luminaires, to restrict sky glow.
2. Limiting illuminance at the windows of nearby properties for which light trespass might be an issue.
3. Limiting the intensity of each light source in potentially obtrusive directions beyond the site
boundaries.
4. Limiting the average luminance of the building, if it is floodlit.
In each case the limiting values depend on the location of the site of the building (for example rural,
urban or city centre). A calculation of illuminance (b) or intensity (c) is not required if all luminaires are
cut-off types and angled so that light in potentially obtrusive directions is blocked.
Illuminated advertisements: an advertisement which is designed or adapted to be illuminated by
artificial lighting, directly or by reflection, and which is so illuminated.
Illuminance uniformity: ratio of the maximum luminance to the minimum luminance,
Lighting zones: the contrast with the surrounding or background and therefore the lighting
environment of the building change the perception of luminance. The maximum luminance of the
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advertisement needs therefore to be adapted depending on the lighting environment. Four lighting
zones can be defined as follows;
Table 31 Environmental lighting zone
Zone
Surrounding
Lighting Environment
E1
Natural
E2
Rural
E3
Suburban
E4
Urban
© BRE Global Ltd 2012
Low district brightness
Examples
National parks or protected
sites
Industrial or residential rural
areas
Medium district brightness
Industrial or residential suburbs
High district brightness
Town centres and commercial
Intrinsically dark
BREEAM Europe Commercial 2009
Pol 8 Noise attenuation
No. of credits
available
Ret
Off
Issue Title
Ind
281
Minimum Standards
P
G
VG
E
O
-
-
-
-
-
Pol 8 - Noise Attenuation
1
1
1
Aim
To reduce the likelihood of noise from the new development affecting nearby noise-sensitive buildings.
Assessment Criteria
The following demonstrates compliance:
1. There are, or will be, existing noise-sensitive areas or buildings within 800m radius of the assessed
development.
Where there are or will be no noise-sensitive areas or buildings in the locality of the assessed
development, the credit can be awarded by default.
2. A noise impact assessment in compliance with ISO 1996 has been carried out and the following
noise levels measured/determined:
c. Existing background noise levels at the nearest or most exposed noise-sensitive
development to the proposed development; or at a location where background conditions
can be argued to be similar.
d. The rating noise level resulting from the proposed noise-source. This can be based upon
reference to similar installations or sites, or determined by calculation.
The noise impact assessment must be carried out by a suitably qualified acoustic consultant
holding a recognised acoustic qualification and membership of an appropriate professional body
(see relevant definitions in the additional guidance section).
3. Where the specific noise level of the noise source(s) from the site/building is +5dB during the day
(0700hrs to 2200hrs) and +3dB at night (2200hrs to 0700hrs) compared to the background noise
level, the credit can be awarded.
4. Where the rating level of the noise source(s) from the site/building is greater than the background
noise level, measures have been installed to attenuate the noise at its source to a level where it will
comply with requirement 3.
Compliance Notes
New Build
There are no additional or different criteria to those outlined above specific to
new build projects.
Refurbishment
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
Extensions to
There are no additional or different criteria to those outlined above specific to
existing
the assessment of extensions to existing buildings.
buildings
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Shell Only
BREEAM Europe Commercial 2009
Where the specification and installation of building services systems within the
building/tenanted areas will be the responsibility of the future tenant, the
acoustician will need to make an assumption for the worst case noise rating
level. This can be based upon reference to servicing strategy/installations and
sites similar to that of the assessed building or on a maximum design fit out
specification.
Alternatively, compliance with this BREEAM issue can be demonstrated via
one of the following means:
•
•
•
Option 1 – Use of a tenancy lease agreement between the developer and
tenant/s (full value of available credits)
Option 2 – A Green Building Guide for tenant fit outs (half the value of the
available credits)
Option 3 – Developer/Tenant collaboration (full value of available credits)
Where compliance with the assessment criteria cannot be demonstrated the
available credits must be withheld (option 4).
Refer to the Scope section 2.2 Types of project that can be assessed using
BREEAM (Shell and Core / Speculative Assessments) for further description of
the above options.
Fit Out Only
Part of a larger
mixed-use
development
Assessed
building is
defined as noise
sensitive
Scope of the
noise impact
assessment
Standard not
appropriate / not
applicable
Industrial
buildings with an
untreated
operational area
and no office
© BRE Global Ltd 2012
The criteria for fit out assessment are the same as those outlined above,
subject to the following:
1. If the fit out includes the replacement of building servicing plant or changes
to site layout/access that are likely to result in the creation of a specific
noise that will raise the ambient noise level, then an assessment must be
carried out.
2. The credit can be awarded where it can be demonstrated that the creation
of a specific noise is unlikely to raise the ambient noise above the existing
background level. This may be the case where the BREEAM-assessed
unit forms part of a larger development and as a result, specific
attenuation measures specified for the building/unit would have little or no
effect on the overall ambient noise level.
3. If the fit out results in no new specific noise source then the credit can be
awarded.
If the development forms part of a larger mixed-use development, where noise
sensitive buildings exist or will be developed, then the noise assessment must
be carried out to ensure noise from the assessed building will not create a
future problem.
If the assessed building is itself defined as a noise sensitive building then a
noise impact assessment must be carried out regardless of the assessed
buildings locality to other noise sensitive areas or buildings.
For the purposes of BREEAM the noise impact assessment relates only to
building services plant; additional process-related noise does not have to be
considered. Stand-by generating plant should also not be included.
Where a suitably qualified acoustician confirms that ISO 1996 is not an
appropriate standard of assessment for the proposed building/site, their
assessment of the likelihood of complaint from noise impact can be accepted
for the purpose of assessing this issue.
Where the industrial unit has no office space and an untreated operational
area, this issue will be filtered from the list of applicable credits.
BREEAM Europe Commercial 2009
Pol 8 Noise attenuation
283
Schedule of Evidence Required
Req.
Design Stage
Post Construction Stage
1
Site plan highlighting:
• All existing and proposed noise-sensitive
buildings local to, and within, the site
boundary
• Proposed sources of noise from the new
development
• Distance (m) from these buildings to the
assessed development.
Assessor’s building/site inspection report and
photographic evidence confirming:
• All noise-sensitive buildings local to, and
within, the site boundary
• Proposed noise sources within the
development
• Distances (m) from these buildings to the
assessed development.
A copy of the acoustician’s report.
A copy of the acoustician’s report with
measurements based on installed and
operating plant.
2&3
The
acoustician’s
professional status.
qualifications
and
OR
A copy of the specification clause requiring:
• A noise assessment in compliance with
ISO 1996 by a suitably qualified
acoustician.
OR
4
A formal letter from the client or design team
confirming that they will appoint an
acoustician to carry out a noise assessment
in compliance with ISO 1996.
Acoustician’s report with recommendations
for noise attenuation measures.
AND
A marked-up design plan highlighting the
specification of the acoustician’s attenuation
measures
OR
Assessor’s building/site inspection report and
photographic evidence confirming:
• The existence of the specified noise
attenuation measures.
OR
A formal letter from the acoustician
confirming that all specified attenuation
measures have been installed to the required
standard.
A formal letter from the client or design team
confirming that:
• If relevant, attenuation measures
recommended by an appointed suitably
qualified acoustician will be installed.
Additional Information
Relevant definitions
Suitably qualified acoustician: Refer to BREEAM issue Hea 13 for the relevant definition.
Ambient noise: totally encompassing sound in a given situation and given time usually composed of
sounds from sources near and far.
Background noise level: the A-weighted sound pressure level of the residual noise at the assessment
position that is exceeded for 90% of a given time interval.
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Noise sensitive area: landscapes or buildings where the occupiers are likely to be sensitive to noise
created by the new plant installed in the assessed building, including:
• Residential areas
• Hospitals, health centres, care homes, doctor’s surgeries etc.
• Schools, colleges and other teaching establishments.
• Libraries
• Places of worship
• Wildlife areas, historic landscapes, parks and gardens.
• Located in an area of Outstanding natural beauty or near a Site of Special Scientific Interest (SSSI).
• Any other development that can be considered noise sensitive.
Rating noise level: the specific noise level plus any adjustments for characteristics features of the
noise (typically 5dB).
Residual noise: the ambient noise remaining at a given position in a given situation when the specific
noise source is suppressed to a degree such that it does not contribute to the ambient noise.
Specific noise level: the equivalent continuous A-weighted sound pressure level at the assessment
position produced by the specific noise source over a given reference time interval.
Specific noise source: the noise source under investigation for assessing the likelihood of complaints.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Inn 1 Innovation
285
13.0 Innovation
Issue ID
Issue Title
Inn 1
Innovation
No. of credits
available
10
Minimum
standards
No
Aim
To provide additional recognition for a procurement strategy, design feature, management process or
technological development that innovates in the field of sustainability, above and beyond the level that
is currently recognised and rewarded within standard BREEAM issues.
Assessment Criteria
The following demonstrates compliance:
Up to 10 credits are available by meeting Exemplary Performance for existing BREEAM issues
1. Exemplary performance is demonstrated by meeting Exemplary Performance criteria for existing
BREEAM Issues. Please refer to the table below for a list of BREEAM issues with defined
exemplary performance criteria (this is also found in section 3.0 of the manual, Scoring and
Weighting). For the specific Assessment Criteria please refer to the section of the technical
guidance containing the relevant BREEAM issue.
Table 32 BREEAM issues with exemplary level criteria
Man 3 - Construction Site Impacts
Hea 1 - Daylighting
Hea 9 - Volatile Organic Compounds
Hea 14 - Office Space (BREEAM Retail & Industrial Schemes only)
Ene 1 - Reduction of CO2 emissions
Ene 5 - Low or Zero Carbon Technologies
Tra 3 - Alternative modes of transport
Wat 2 - Water Meter
Mat 1 - Materials Specification
Mat 5 - Responsible Sourcing of Materials
Wst 1 - Construction Site Waste Management
Pol 4 - NOx emissions of heating source
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Inn 1 Innovation
Compliance Notes
New Build
Refurbishment
Extensions to
existing buildings
Shell Only
Fit Out only
Credit limit for
Innovation
section
BREEAM Europe Commercial 2009
There are no additional or different criteria to those outlined above specific to
new-build projects.
There are no additional or different criteria to those outlined above specific to
refurbishment projects.
There are no additional or different criteria to those outlined above specific to
the assessment of extensions to existing buildings.
There are no additional or different criteria to those outlined above specific to
shell only projects.
There are no additional or different criteria to those outlined above specific to
fit-out only projects.
A maximum of ten credits may be sought in the Innovation section.
Schedule of Evidence Required
Req.
1
Design Stage
As defined within existing BREEAM Issues
Additional Information
Relevant definitions
None.
© BRE Global Ltd 2012
Post Construction Stage
As defined within existing BREEAM Issues
BREEAM Europe Commercial 2009
Technical Checklist A2
287
14.0 Technical Checklists
14.1 Technical Checklist A2: Man 2 Constructors’ Environmental and Social Code of Conduct
1 Safe and adequate access
This section is intended to demonstrate that the constructor operates the site in a manner that guarantees a safe and appropriate access to, around and on the site.
The following items demonstrate compliance with this section:
REF
a
b
c
d
Criteria
Appropriate and safe access to the site is provided. This must include
as a minimum:
• Provision of parking on or near site OR a public transport node with
an average frequency under 30minutes within 500m OR a
dedicated transport service to a major public transport node
provided by the contractor.
• Good lighting AND Adequate barriers AND uniform surfaces ie no
trip hazards outside the site boundary
• All accesses to be clean and mud free
• Hoarding or scaffolding to be well lit at night AND scaffold netting is
in place and well maintained
Appropriate and safe access on site is provided. This must include as
a minimum:
• Footpaths marked with ramps and signs
• Pathways wide enough for wheelchairs
• Accessibility of all areas by visually or hearing impaired visitors
• All site hazards advertised at the site entrance
Site entrances and exits are clearly marked for visitors and delivery
drivers to see.
Site reception is clearly signposted OR all visitors are escorted to the
reception
√
Evidence/reference required
See copy of parking plan & check
transport / dedicated service
timetables.
Validation/Justification
View on site.
View on site.
View on site.
View on site and check that list of
hazards is complete
View on site
Check on arrival for the signs OR
see a copy of the induction
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procedure.
e
f
The post box has been placed on the pavement to avoid the postman
from entering the site.
Where there are minority communities speaking a different language in
the area or working onsite, notices are printed in the common local
language
g
All road signs / names can be seen OR when a road sign / name is
obstructed a replacement has been erected
h
Where a site with severe congestion has a delivery point remote from a
site, deliveries can then be made in smaller vehicles at times to cause
the least inconvenience.
View on site
Check the area and the staffs
register for a minority culture
community. Where this is present
on- or off-site, check for signs in
the communities language.
View on site
View procedures on site.
2 Good Neighbour
This section is intended to demonstrate that the constructor operates the site in a manner that is considerate to the surrounding neighbours. The following items
demonstrate compliance with this section:
REF
a
Criteria
Introductory letters have been / will be sent to all neighbours AND
there is a commitment to write and thank neighbours at the end of the
contract for their forbearance AND provide feedback form
© BRE Global Ltd 2012
√
Evidence/reference required
See copies of letters with list of
addresses.
A copy of this commitment should
be provided or a copy of a standard
letter that is always sent at the end
of a project.
A copy of the feedback form must
be provided along a procedure to
monitor the results and implement
changes for future work.
Validation/Justification
BREEAM Europe Commercial 2009
Technical Checklist A2
b
Site hours and noisy work restrictions are appropriate to the area, in
particular when the site is located near:
• Houses
• Schools
• Hospitals
• Industrial Units
• Major public Transport Nodes
• City centres
• Shopping facilities
Copy of statement of intent, policy,
agreement etc to be provided
c
The site boundary is clearly and safely marked and appropriate to the
environment:
• The colour of the hoarding has been considered in terms of the
surrounding environment.
• Pedestrians have a suitable, safe and protected passage around
the site boundary
• There are well lit warning signs for the benefit of the pedestrian and
road user
• The site’s surroundings are seen by the public as tidy and clean
d
There is a complaints book available AND evidence that complaints
are being dealt with immediately
Local people are appropriately informed by the use of a notice board:
• Of the site progress
• Of the company contact details (telephone number / web site /
email address)
Light is shielded from the neighbours
Ask site manager if any thought
was given to the hoarding and the
location of the site.
Is the hoarding clearly /safely
marked, clean, neat and well
maintained?
Ensure that there are no complaints
about the site being untidy or that if
there were this was quickly rectified
and not repeated.
Inspect the complaints book and
check responses for timeliness
e
f
g
Site personnel are discouraged from using local facilities in their site
clothes. Examples of how this might be achieved include :
• A canteen
• Staggered breaks for different gangs.
• Provision of showers / wash rooms.
• Provision of lockers.
• A request to leave PPE on site.
289
View on site
Copy of the temporary works
indicating light shielding or the site
manager must demonstrate how the
light shielding works or is not
applicable.
View on site.
Check procedures with the Site
Manager.
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290
h
Technical Checklist A2
BREEAM Europe Commercial 2009
There is a volume restriction on radio use or there is a radio ban
Check if restriction / ban is in place
and how this is enforced
3 Environmentally Aware
This section is intended to demonstrate that the constructor has considered the impact of the site on the environment and has implemented measures to mitigate
this impact. The following items demonstrate compliance with this section:
REF
a
e
Criteria
There are restrictions on the effects of light pollution and all lights are
directional and non-polluting. If there is a site specific environmental
policy which sets restrictions on lighting, this point can be awarded.
Energy saving measures are implemented on site. Examples of this
include:
• Low energy lighting
• Switching off equipment when not in use
• Installing thermostats
• Installing timers
• Choosing energy efficient equipment
If there is a site specific environmental policy which defines energy
saving measures, this point can be awarded.
An impact minimisation strategy review is in place for the site. The
review should consider the impact of the site in environmental terms
and how any adverse effects are being minimised.
Water saving measures are implemented on site and monitored. If
there is a site specific environmental policy which indicates how water
saving measures are managed and monitored on site, this point can be
awarded.
Alternative energy sources have been considered.
f
Fuel oil spillage equipment is available.
g
Sumps are provided in cases of heavy water run off. If there is a site
specific environmental policy which indicates how heavy water run off
will be minimised and dealt with on site, this point can be awarded.
b
c
d
© BRE Global Ltd 2012
√
Evidence/reference
View on site.
View on site.
View impact minimisation
strategy.
View procedures on site.
View on site.
View on site. Ensure the spillage
equipment is located where
spillages may occur to ensure a
rapid response time.
View on site.
Validation/Justification
BREEAM Europe Commercial 2009
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Technical Checklist A2
291
View on site. Ensure that where
the space has been provided, it is
being used correctly
Materials and equipment are tidily stacked and protected / covered
where necessary AND there is adequate space for new materials to be
stored in secured covered areas to avoid damage, theft and to protect
from weather.
4 Safe and considerate working environment
This section is intended to demonstrate that the constructor is operating the site in a clean and safe manner in order to ensure the wellbeing of its workers and to
minimise the risk to their health and safety. The following items demonstrate compliance with this section:
REF
a
b
c
d
e
Criteria
Adequate facilities are provided on-site for workers and visitors. These
must include as a minimum:
• Separate male, female and disabled toilets
• Working usable showers AND suitable changing areas e
• Lockers in the drying room
• Dedicated smoking area
Site facilities are well maintained and clean. This must cover as a
minimum:
• Areas around the canteen, offices and skips
• Site welfare facilities
• Dedicated smoking area
Private or visually-impacting areas are screened. These must include
as a minimum:
• Areas around the canteen, offices and skips where necessary.
• Toilets
• Dedicated smoking area
Clean PPE is available for use by visitors
Health and Safety procedures are in place for the following issues:
• Appropriate training of all staff including non native operatives to
understand H&S best practices and information displayed on site
• Operatives’ exposure to the sun
• Operatives’ identification; all operatives to be provided with a photo
ID clip card
√
Evidence/reference
Validation/Justification
View on site
View on site.
View on site.
Check company policy and
procedure and if it is being
implemented on site
Check company policy and
procedures and how these are
enforced
Check first aid book in particular
for minor accidents.
Check the first aiders list and their
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•
•
f
g
h
Reporting of all incidents (minor and serious) and near misses
Ensuring that an appropriate number of first aiders and first aid
equipment are available for the site.
There is posted material indicating nearest police Station and Hospital
(with Accident & Emergency facilities) in the following areas as a
minimum:
• Site reception
• Site canteen
• Main site office
An inspection has been carried out by a Health and Safety inspector or
equivalent.
Emergency escape routes well identified and clear emergency
evacuation procedure AND drills carried out.
Signed by:
BREEAM Assessor ____________________
Site representative ____________________
© BRE Global Ltd 2012
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qualifications (must be less than 3
years old). Check that each first
aiders have a box with basic
equipment and that they have
access to more equipment if
necessary and that they know
where to find it.
Spot check managers, operatives,
reception staff to check they know
this information or at least where
they would find it. Check induction
talk.
View on site.
View on site. Written proof of fire
drill procedure.
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14.2 Technical Checklist A3: Man 3 Construction Site Impacts
a. Monitor, report and set targets for CO2 production of energy use arising from site activities
Compliance requirement
Tick
Evidence/Reference
Monthly measurements of energy use will be/has been
recorded and displayed on site.
Appropriate target levels* of energy consumption will
be/were set and displayed (targets could be annual,
monthly, or project targets). These should be based on
the actual consumption figures from previous projects
and should be appropriate to each construction stage.
As a minimum, monitoring will/did include checking the
meters and displaying some form of graphical analysis
in the site office to show consumption over the project
duration and how actual consumption compares to the
targets set.
The design/site management team will/did nominate an
individual who will be responsible for the monitoring
and collection of data.
* Notes:
• Targets for energy consumption during the construction process should be set using Constructing
Excellence’ Environmental KPI benchmarks. These documents do not specify targets but facilitate
projects in setting appropriate targets.
www.constructingexcellence.org.uk/zones/kpizone/default.jsp or
http://www.ccinw.com/sites/kpi_pages.html?site_id=5&section_id=171
• BREEAM does not require targets to be met but is encouraging the process of setting, monitoring
and reporting against targets.
b. Monitor and report CO2 or energy arising from commercial transport to and from the site
Compliance requirement
Tick
Evidence/Reference
A site monitoring system will be/was in place to monitor
and record deliveries*. This system will/did record:
• The number of deliveries
• The mode of transport
• The km/miles travelled for all deliveries
The design/site management team will/did nominate an
individual responsible for the monitoring and collection
of data.
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Notes:
• Where the delivery is specifically for the site, a figure of total distance travelled should be used, i.e.
a round trip (from the point of origin, to the site and back to the point of origin).
• Where the delivery to the site is part of a multiple delivery route, the recorded figure for distance
travelled should be the distance travelled to the site (from the previous delivery), plus the distance
to the next delivery or return.
• This information can then be used to estimate a total figure for kg of CO2 for the project. BREEAM
does not require this information to be converted to CO2 but the information must be made
available to the senior project and site management staff/suppliers to establish benchmarks and aid
future decision-making towards improving site and transport efficiency. If the project team wishes to
convert this information into CO2 emissions there are tables provided at the end of this checklist
which can be used to do this.
c. Monitor, report and set targets for water consumption arising from site activities
Compliance requirement
Tick
Evidence/Reference
Monthly measurements of water consumption will
be/were recorded and displayed on site.
Appropriate target* levels of water consumption will
be/were set and displayed (targets could be annual,
monthly or project targets). These should be based on
the actual consumption figures from previous projects
and should be appropriate to each construction stage.
As a minimum, monitoring will/did include checking the
meters and displaying some form of graphical analysis
in the site office to show consumption over the project
duration and how actual consumption compares to
targets set.
The design/site management team will/did nominate an
individual responsible for the monitoring and collection
of data.
Notes:
• Targets for water consumption during the construction process should be set using Constructing
Excellence’ Environmental KPI benchmarks. These documents do not specify targets but facilitate
projects in setting appropriate targets.
www.constructingexcellence.org.uk/zones/kpizone/default.jsp or
http://www.ccinw.com/sites/kpi_pages.html?site_id=5&section_id=171
• BREEAM does not require targets to be met but is encouraging the process of setting, monitoring
and reporting targets.
d. Adopt best practice policies in respect of air (dust) pollution arising from site activities
Compliance requirement
The site will/did adopt best practice procedures in
relation to minimising air/dust pollution. This should
include:
• ‘dust sheets’
• regular proposals to damp down the site in dry
weather
• covers to skips etc.
This information will be/was disseminated to site
operatives.
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Evidence/Reference
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Notes:
• Further information can be obtained from BRE/EA publications ‘Control of Dust from Construction
and Demolition Activities’ and Pollution Control Guide Parts 1-5 provide good practice guidelines on
construction related pollution.
e. Adopt best practice policies in respect of water (ground and surface) pollution occurring on
the site
Compliance requirement
Tick
Evidence/Reference
The site will/did adopt best practice procedures in
relation to minimising impact, as outlined in the
following documents. Where these do not exist,
compliance should be demonstrated in accordance
with:
PPG 1 - General guide to the prevention of pollution.
Environment Agency
PPG 5 - Works in, near or liable to affect watercourses.
Environment Agency
PPG 6 - Working at demolition and construction sites.
Environment Agency
This information will be/was disseminated to site
operatives.
f. A main contractor with an environmental materials policy
Compliance requirement
Tick
Evidence/Reference
The main contractor operates an environmental
materials policy, used for sourcing of construction
materials to be utilised on site. The policy should
cover/promote the following:
• Use of local materials (where possible)
• Use of responsibly sourced materials
• Re use of materials
• Use of materials with a high recycled content
• Waste minimisation and recycling
• Use of non-toxic materials & refrigerants with a low
global warming potential
• Use of materials with a low embodied impact
• Use of durable materials
Post construction: indicative examples have been
provided to demonstrate the policy in action.
g. A main contractor that operates an Environmental Management System*
Compliance requirement
Tick
Evidence/Reference
The main contractor operates an Environmental
Management System covering their main operations.
The EMS must be third party certified, to
ISO14001/EMAS or equivalent standard (e.g national
EMS for small and medium enterprises).
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h. 80% of site timber is reclaimed, re-used or responsibly sourced
Compliance requirement
Tick
Evidence/Reference
80% of timber used during construction, including
formwork, site hoardings and other temporary site
timber used for the purpose of facilitating construction,
will be/was procured from sustainably managed
sources, independently certified by one of the top two
levels as set out in the Responsible Sourcing of
Materials Issues (BREEAM issue Mat 5) in the
Materials section of this document.
Additionally 100% of all site timber will be/was legally
sourced.
Notes:
• Re-used timber from off site can be counted as equivalent but re-usable formwork only complies if it
meets the above criteria.
• This credit can be awarded where all the timber used is reclaimed timber.
Existing building fit out assessment only items
Adopt best practice policies in respect of air (dust) pollution arising from site activities
Compliance requirement
The site will/did adopt best practice procedures in
relation to minimising air/dust pollution. This should
include:
• ‘dust sheets’
• regular proposals to damp down the site in dry
weather
• covers to skips etc.
Tick
Evidence/Reference
This information will be/was disseminated to site
operatives.
Notes:
• Further information can be obtained from BRE/EA publications ‘Control of Dust from Construction
and Demolition Activities’ and Pollution Control Guide Parts 1-5 provide good practice guidelines on
construction related pollution.
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Appointment of a fit out contractor who has an environmental materials policy
Compliance requirement
The fit out contractor operates an environmental
materials policy, used for sourcing of construction
materials to be utilised on site. The policy should
cover/promote the following:
• Use of local materials (where possible)
• Use of responsibly sourced materials
• Re use of materials
• Use of materials with a high recycled content
• Waste minimisation and recycling
• Use of non-toxic materials & refrigerants with a
high global warming potential
• Use of materials with a low embodied impact
• Use of durable materials
Tick
Evidence/Reference
Post construction: indicative examples have been
provided to demonstrate the policy in action.
Appointment of a fit contractor who operates an Environmental Management System
Compliance requirement
The fit out contractor operates an Environmental
Management System covering their main operations.
The EMS must be third party certified, to
ISO14001/EMAS or equivalent standard.
Tick
Evidence/Reference
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Assessor Information
Monitoring Site Transport CO2
The following tables are taken from the DEFRA ‘Guidelines for Company Reporting on Greenhouse
Gas Emissions’ and COPERT II emission factors, and can be used to convert the information gathered
from monitoring deliveries into total kg CO2.
Table 33 Standard road transport fuel conversion factors
Fuel used
Total units
used
Petrol
Diesel (inc. Low
Sulphur)
Compressed
Natural Gas
Liquid Petroleum
Gas
Units
x
kg CO2 per
unit
litres
x
2.30
litres
x
2.63
kg
x
2.65
litres
x
1.49
Total kg CO2
Source: National Atmospheric Emissions Inventory for 2003 developed by Netcen (2005). UK
Greenhouse Gas Inventory for 2003 developed by Netcen (2005), Digest of UK Energy Statistics DTI
2004 and carbon factors for fuels from UKPIA (2004)
Table 34 Standard road transport fuel conversion factors
Size of car and
distance units
Total units
travelled
Units
x
kg CO2 per
unit
Small petrol car
max. 1.4 litre
engine
Medium petrol
car max. 1.4-2.1
litre engine
miles
x
0.26
km
x
0.16
miles
x
0.30
km
x
0.19
Large petrol car
above 2.1 litres
miles
x
0.35
km
x
0.22
Average petrol
car
miles
x
0.29
km
x
0.18
Total kg CO2
Source: NAEI (Netcen, 2005) based on data from DfT combined with factors from TRL as functions of
average speed of vehicle derived from test data under real world testing cycles
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Table 35 Standard Road Transport Fuel Conversion Factors
Size of car and
distance units
Total units
travelled
Units
x
kg CO2 per
unit
Small Diesel car
2.0 litres engine
and under
miles
x
0.26
km
x
0.16
Large Diesel car
over 2.0 litres 2.1 litre engine
miles
x
0.31
km
x
0.19
miles
x
0.27
km
x
0.17
Average Diesel
car
Total kg CO2
Source: NAEI (Netcen, 2005) based on data from DfT combined with factors from TRL as functions of
average speed of vehicle derived from test data under real world testing cycles.
Table 36 Freight road mileage conversion factors
Fuel
Total kg
Conversion
CO2
Factor
Petrol
2.30
Articulated
x
0.35
x
Diesel
2.63
LPG
1.49
Petrol
2.30
Diesel
2.63
Rigid
x
0.40
x
LPG
1.49
Source: Guidelines for Company Reporting on Greenhouse Gas Emissions, DEFRA. Continuing Survey
of Road Goods Transport 2001.
Type of
lorry
Total km
travelled
x
Litre Fuel
per km
x
Fuel
Type
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BREEAM [Version] 2008
14.3 Technical Checklist A4: LE3 Land of Low Ecological Value
Section 1: Ecological features of the site
Instruction: criteria 1.1-1.5 can be used to determine the presence of existing ecological features
across the total site. However, if YES is recorded against any question in Section 1 for the construction
zone, then it cannot be defined as land of low ecological value and the credit cannot be awarded. If the
construction zone records a NO against all the questions in Section 1 then proceed to Section 2.
1.1
Does the site contain any trees or hedges above 1m high or with a
trunk diameter greater than 100mm?
YES
NO
1.2
Are there any ponds, streams or rivers on, or running through the
site?
YES
NO
1.3
Is there any marsh or other wetland present on the site?
YES
NO
1.4
Are there any meadows or species-rich grassland present on the
site?
YES
NO
1.5
Is there any heath land such as heather present on site?
YES
NO
Section 2: Type of land to be used for the new building
Instruction: in addition to answering NO to all the questions in Section 1, if YES is recorded against
one or more of the questions in Section 2 then the construction zone can be defined as land of low
ecological value. This credit can then be awarded, as long as all features of ecological value (as
defined in Section 1) in the surrounding site and boundary area are adequately protected from damage.
2.1
Does the construction zone consist of land which is entirely within
the footprint of existing building(s) or building(s) demolished within
the past 2 years?
YES
NO
2.2
Does the construction zone consist of land which is entirely covered
by other construction such as hard surfaces, car parking or such
constructions which have been demolished within the past two
years?
YES
NO
2.3
Does the construction zone consist of land which is contaminated by
industrial or other waste to the extent that it would need
decontamination to facilitate development?
YES
NO
2.4
Does the construction zone consist of land which is a mixture of
either existing building(s), hard surfaces and/or contaminated land?
YES
NO
2.5
Does 80% of the land within the construction zone comply with
statements 2.1, 2.2 or 2.3 and the remaining 20% of the footprint of
the construction zone extend into land which has been either:
a. Used for single-crop arable farming for at least 5 years, OR
b. Consists of regularly cut lawns and sports fields
YES
NO
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14.5 Technical Checklist A5: Mat 5 Responsible Sourcing of Materials
Table 37 Checklist of criteria for Tiers 1-4
Tier
Criteria
Examples of compliant schemes
Checklist of documentation required
Third party certification scheme with
CoC and rigorous stakeholder
consultation (at both standard setting
and during implementation)
FSC
CSA
SFI with CoC
PEFC
Reused materials, Schemes
compliant with BES6001:2008
(or similar) Excellent* and Very
Good* Performance Ratings
(Note; the EMS required to
achieve these ratings must be
independently certified)
Design
One of the following indicating that the material will comply with the
relevant certification scheme.
o Letter of intent from supplier
OR
o Purchase order from the supplier including CoC number (if
the material has been ordered) or BES6001:2008 Certificate
number
OR
o Chain of Custody (CoC) or BES6001 certificate (if material
has already been supplied)
Scheme must have developed
standards which meet the criteria
outlined in Table 39 below.
1
Post Construction
• A copy of the CoC certificate and/or BES6001:2008
certificate for all appropriate materials/elements.
AND
• Delivery notes for all appropriate materials/elements.
Third party certification scheme with
CoC and stakeholder consultation.
2
Scheme must have developed
standards which meet the criteria
outlined in Table 39 below.
Schemes compliant with
BES6001:2008 (or similar)
Good* and Pass* Performance
Ratings (Note; the EMS
required to achieve these
ratings must be independently
certified)
As above.
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Tier
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Criteria
Examples of compliant schemes
Checklist of documentation required
Certification Scheme for timber
ISO 14001
EMAS
Evidence of BS8555 (for
SME’s)
MTCC
Verified**
SGS
TFT
Design
Environmental Management System at
extraction & process stages - see
Table 38 below for description of
stages.
3
Timber
One of the following indicating that the material will comply with the
relevant certification scheme.
o Letter of intent from supplier
OR
o Purchase order from the supplier including CoC number (if
the material has been ordered)
OR
o Chain of Custody (CoC) certificate (if timber has already
been supplied)
Non timber materials
One of the following indicating that the material will comply with the
relevant EMS standards (see issue for further information).
•
•
•
© BRE Global Ltd 2012
EMS (or equivalent) certificate from the manufacturers at the
process and extraction stages
OR
Signed letter from the manufacturers at the process and
extraction stages confirming EMS (or equivalent) certification
details
OR
Letter of intent from the developer to use a manufacturer at
the process and extraction stages, who has an EMS (or
equivalent), if supplier is not yet appointed.
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Tier
Criteria
Technical Checklist A5
Examples of compliant schemes
303
Checklist of documentation required
Post Construction
•
Delivery notes for all appropriate elements
Timber
• CoC certificate for all appropriate elements
Non timber materials
One of the following indicating that the material will comply with the
relevant EMS standards (see issue for further information).
3
•
•
EMS certificate (or equivalent) from the manufacturers at the
process and extraction stages
OR
Signed letter from the manufacturers at the process and
extraction stages confirming EMS (or equivalent) certification
details
In addition:
•
Environmental Management System at
process stages for other materials see Table 38 below for description of
stages.
EMAS
ISO 14001
Design
One of the following indicating that the material will comply with the
relevant EMS standards (see issue for further information).
•
4
Delivery notes for all appropriate elements
•
•
EMS (or equivalent) certificate from the manufacturers at the
process stage
OR
Signed letter from the manufacturers at the process stage
confirming EMS (or equivalent) certification details
OR
Letter of intent from the developer to use a manufacturer at
the process stage, who has an EMS (or equivalent), if
supplier is not yet appointed.
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Tier
Criteria
BREEAM Europe Commercial 2009
Examples of compliant schemes
Checklist of documentation required
Post Construction
One of the following indicating that the material will comply with the
relevant EMS standards (see issue for further information).
•
•
EMS certificate (or equivalent) from the manufacturers at the
process stage
OR
Signed letter from the manufacturers at the process stage
confirming EMS (or equivalent) certification details.
* Performance ratings for schemes compliant with BES6001:2008 (or similar) can only be used to demonstrate compliance with the criteria of this issue where
certification covers the key process and supply chain processes for the material being assessed.
** ‘Verified’ is the name of a scheme
To view a list of products approved to BES6001:2008 (including copies of their certificates) visit: www.greenbooklive.com/page.jsp?id=169
Where ANY non certified timber is used (even if only a small quantity) the following must also be provided in ALL cases:
•
Written confirmation from the timber supplier(s) (or at the design stage of assessment, the developer where a supplier is not yet appointed) confirming that
all timber species and sources used in the development are not listed on any of the CITES appendices for endangered and threatened species (see issue
for further information).
•
Written confirmation from the timber supplier(s) (or at the design stage of assessment the developer where a supplier is not yet appointed) confirming that
all timber is to be legally sourced (see issue for further information).
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Table 38 Diagram of how the required EMS relates to the process and extraction phases
Stage of
production
Extraction
Process
Manufacture
process
Stone
Bricks
Materials
Aggregate (sand,
limestone etc.)
Hematite
Cement or alternative
Bauxite
Metals
Clay
Other materials (plastic etc)
Raw materials - other
Pre-cast concrete
Concrete / blocks
Glass
Composites
1 point
Points available
1.5 points
As this issue is looking at responsible sourcing, currently the manufacture stage is not considered.
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NOTE TO ASSESSORS
This list is included for information, you are not expected to evaluate whether a scheme complies with
this criteria. All new schemes claiming to meet the criteria listed below will be evaluated by BRE, and
will be included in the list of compliant schemes where appropriate.
Table 39 Features of a top tier (1) comparable certification scheme: Standard setting
When setting standards for a materials certification scheme the following should be addressed in order
to be considered comparable to Tier 1/2 of this issue.
•
The scheme must include a third party chain of custody certification scheme covering all stages
of the product throughout the supply chain
•
The scheme must verify that all local and national legislative criteria are met.
•
The process for policy and standards development is transparent, clear and accessible.
•
The scheme is independent and standards are developed in a way which balances the interests
of all stakeholders. This should be done through a rigorous consultation process which makes
best use of the stakeholder knowledge, methodically and comprehensively considering all
feedback and after such consideration, aims to implement all feasible stakeholder suggestions
•
The scheme is inclusive, striving to involve all interested people and groups in the development
of the scheme’s policies and standards.
•
Monitoring and assessment must be integral to the scheme and conducted appropriate to the
scale and intensity of the industry/ materials assessed by the scheme. This requirement is likely
to be fulfilled by the incorporation of an EMS such as ISO14001 for SME’s.
•
The scheme should contain principles by which the scheme should be governed. These should
be specific to industry/materials but should also be composed of the fundamental issues related
to the environment. These issues should focus on specific practices associated with sourcing
virgin and other materials.
•
The scheme should assess that initiatives are in place to ensure continuous performance and
environmental improvement.
•
The scheme should provide for small to medium sized business as well as larger businesses.
SME’s grouping together to achieve group certification should be an option. This could, for
example, take place on a regional or other relevant basis.
•
The scheme should include a mechanism to revise the standard within a defined, suitable time
frame to ensure that the current knowledge or upcoming robust scientific or other professional
evidence can be incorporated (in good time) into the standard as an update. It should ensure
that all updates are well adapted to the local/regional and/or global conditions.
•
The scheme should also aim to consider social and economic aspects widening the scope to
sustainability under the umbrella of a Corporate Social Responsibility (CSR). This is in line with
the future aims of BREEAM and could be assessed within this issue in the future.
NOTE: The scheme may be generic for the materials industries or specific for individual materials
sectors.
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Differences between Tier 1&2
Tiers 1 and 2 follow the standard setting process outline above, however there are differences in the
rigour of the two schemes which is why they fall into two different categories. These are outlined below:
1. The top tier category schemes comprehensively address a consultation process with local
community. This is done at source via a management company, as the focus is on sustainable
project management at source.
2. The top tier category must have no reservations/uncertainty/pending charge or indictment
identified by any professional bodies in the relevant materials sectors.
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14.6 Technical Checklist A6: Guidance for relating ecologist’s
report to BREEAM
Before completing this form please read the following:
1. This guidance document is to be used for BREEAM Europe 2009 assessments, where an ecologist
has been appointed and produced an ecology report as part of a proposed development.
2. As an ecologist may have been appointed to carry out ecological site surveys and produced an
ecology report without being aware that a BREEAM assessment has been, or is to be conducted,
the purpose of this document is to help assist assessors relate the contents of such a report to the
land use and ecology criteria of BREEAM.
3. The assessor is to request that the appointed ecologist complete all sections of this guidance and
return it to the BREEAM assessor along with all relevant documentation required to demonstrate
compliance with the BREEAM criteria.
4. The assessor is to use this completed document in conjunction with the latest version of the
relevant BREEAM technical guidance manual and information provided by the developer / client to
carry out the assessment of the land use and ecology BREEAM issues.
•
There are 6 sections (sections A - F) in this document.
•
Section A requires contact details for the ecologist and developer / client.
•
Section B1 determines whether the appointed ecologist is ‘suitably qualified’ (under BREEAM); and
if not, section B2 determines whether the report has been verified by an ecologist who is ‘suitably
qualified’.
•
Section C determines whether the findings of the report have been based on data collected from
site surveys conducted at appropriate times of the year to determine whether different species are
evident.
•
If ‘no’ is recorded for either Section B or C then the contents of the ecology report cannot be
used to determine compliance with the BREEAM criteria.
•
Section D provides the BREEAM assessor with the necessary information to complete the
assessment of the ecology related BREEAM issues.
•
Section E provides details of the documentation / information required by BREEAM as evidence of
compliance.
•
Section F requires the signature of the appointed ecologist who has completed this document.
Please note: it is only the appointed qualified and licensed BREEAM assessor who can award or
withhold a credit for all BREEAM assessments.
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Section A: Contact Details
Ecologist’s Details
Company name:
Company address:
Contact name:
Contact telephone number:
Ecology report reference:
Developer / Client Details
Company name:
Company address:
Contact name:
Contact telephone number:
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Section B1: Ecologist’s Qualifications
1. Do you hold a degree (or equivalent qualification) in ecology or related subject?
Yes 
No 
If yes, please provide details………………………………………………………………………………….
………………………………………………………………………………………………….........................
………………………………………………………………………………………………….........................
2. Are you a practising ecologist with a minimum of 3 years relevant experience within the last 5
years? Relevant experience must clearly demonstrate a practical understanding of factors affecting
ecology in relation to construction and the built environment and will include acting in an advisory
capacity to provide recommendations for ecological protection, enhancement and mitigation
measures, e.g. ecological impact assessments.
Yes 
No 
If yes, please provide details…………………………………………………………………….…
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
If ‘no’ has been answered for any question in Section B1 then the BREEAM requirement for a
‘suitably qualified ecologist’ has not been met. The ecology report CANNOT be used to
assess the BREEAM Ecology issues unless it is verified by an individual who is ‘suitably
qualified’ (see section B2 below).
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Section B2: Report Verification
Details on verifying an ecology report for a BREEAM assessment:
1. The individual verifying the report must provide written confirmation that they comply with the
definition of a ‘suitably qualified ecologist’ (as detailed in Section B1 above).
2. The verifier of the report must confirm in writing they have read and reviewed the report and found it
to:
•
represent sound industry practice
•
report and recommend correctly, truthfully, and objectively
•
be appropriate given the local site conditions and scope of works proposed
•
avoid invalid, biased, and exaggerated statements.
Written confirmation from the third party verifier on all the points detailed under 1 and 2 above (for
section B2) must be included in an appendix to this guidance (see section E).
If the appointed ecologist does not meet the criteria of a ‘suitably qualified ecologist’ and the
report has not been verified by an individual who does meet these criteria, then the report
CANNOT be used as evidence of compliance with the ecology related BREEAM.
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Section C: Site Survey
1. Have the findings of the ecology report been based on data collected from a site survey(s)? The
site visit(s) and survey(s) must be conducted at appropriate times of the year when it is possible to
determine the presence, or evidence of the presence, of different plant and animal species.
Yes

No

If yes, please provide details to justify this (e.g. date(s) and scope of site survey(s))
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
If ‘no’ has been answered to question 1 of Section C then the ecology report CANNOT be
used to determine compliance with the criteria of the relevant BREEAM ecology issues.
Note to suitably qualified ecologist and BREEAM assessor: the contents of the ecology report must
be representative of the site’s existing ecology prior to the commencement of initial site preparation
works.
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Section D: Site Survey Details
LE3 Ecological value of land and protection of ecological features
1. Is the land within the ‘construction zone' deemed by the suitably qualified ecologist to be of low
ecological value?
The construction zone is defined as any land on the site which is being developed (and therefore
disturbed) for buildings, hard standing, landscaping, site access, plus a 3m boundary in either
direction around these areas. It also includes any areas used for temporary site storage and
buildings.
Yes

No

If yes, please provide a brief statement explaining how it has been deemed to be of low ecological
value:
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
2. Are there any features / areas of ecological value that fall within the site, but outside the
construction zone?
If you have deemed this area to be of low ecological value then there will be no features of
ecological value to protect. However, if there is a feature(s) or area(s) of low ecological value you
wish to advise be retained and enhanced, e.g. a species-poor hedgerow to a species-rich
hedgerow, then full details of the protection and enhancement advice should be entered under LE4
Impact on site ecology.
Yes

No

p.t.o
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If yes, please provide a brief statement outlining the advice / recommendations given for protecting all
existing features and areas of ecological value:
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
LE4 Impact on site ecology
3. Are you able to provide the following information for before and after construction:
•
habitat types
•
An estimate of the number of floral species present per habitat type (based on appropriate
census techniques and confirmed planting regimes)?
Yes

No

a. If yes a brief description of the landscapes and habitats surrounding the development site
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
…………………………………………………………………………………………………………
b. The total site area (in m2). This will be the same before and after development.
…………………………….
p.t.o
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Please fill in the table below with site details before development1:
Habitat Type*
Area of type (m2)
No. of plant species
per habitat type
d. Please fill in the table below with site details after development1:
Habitat Type*
Area of type (m2)
No. of plant species
per habitat type
* Habitat types will include natural areas, e.g. various grasslands and woodlands; as well as areas of the
built environment, e.g. buildings, hard landscaping. The area of each habitat type when added together
must always equal the total area of the development site.
1
Note to assessor (and ecologist where requested to carry our calculations); the information contained in
tables c. and d. above can be used to calculate both LE4 Impact on site ecology.
4. Has the client / developer required you to provide advice and make recommendations for
enhancing site ecology?
Note: these are to include, and go beyond, compliance criteria for all current EU and UK legislation
relating to protected species and habitats.
Yes

No

If yes, please provide a brief statement outlining the advice / recommendations given on enhancing
and protecting the ecological value of the site:
……………………………………………………………………………………………………….
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……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
5. Has the client / developer requested you to carry out the calculation for LE4 Impact on site ecology
(where relevant)?
The calculations must be carried out in line with the methodology provided in the current version of
the relevant BREEAM scheme’s technical guidance manual.
Yes

No

If yes, please provide all stages of calculations and state what the total change in ecological value
is:
a. Calculation of ecological value before development:
……………………………………………………………………………………………………
……………………………………………………………………………………………………
……………………………………………………………………………………………………
……………………………………………………………………………………………………
……………………………………………………………………………………………………
b. Calculation of ecological value after development:
……………………………………………………………………………………………………
……………………………………………………………………………………………………
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……………………………………………………………………………………………………
……………………………………………………………………………………………………
……………………………………………………………………………………………………
c.
Change in ecological value (c = b – a):
……………………………………………………………………………………………………
……………………………………………………………………………………………………
……………………………………………………………………………………………………
……………………………………………………………………………………………………
……………………………………………………………………………………………………
LE6 Long term impact on biodiversity
6. Were you appointed prior to commencement of development work activities on site?
Yes

No

Don’t know

7. Has the client / developer given you the responsibility to confirm whether all current EU and UK
legislation relating to protection and enhancement of ecology has been (or will be) complied with
during the design and construction process?
Yes

No

If yes, please provide details on all current EU and UK legislation that relates to the site:
……………………………………………………………………………………………................
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
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……………………………………………………………………………………………………….
……………………………………………………………………………………………................
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………................
……………………………………………………………………………………………………….
8. Has the developer / client appointed you to produce an appropriate landscape/site ecology
management plan covering at least the first 5 years after project completion?

Yes
No

EITHER:
a. If yes, and the management plan has already been produced does it include the following:
•
management of any protected features on site
•
management of any new, existing, or enhanced habitats
•
a reference to the current or future site level Biodiversity Action Plan?
Yes

No

OR
b. If yes, but the management plan is still to be produced (due to it being too early in the
design/construction phase), have you provided the following information to the developer /
client:
•
scope of management plan
•
key responsibilities, and with whom these responsibilities lie, e.g. owner, landlord,
occupier?
Yes

No

If you have answered ‘yes’ to either question 8a or 8b please provide a brief explanation outlining
the details
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……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
9. Has the client / developer required you, as part of your responsibilities, to provide recommendations
and advice to minimise detrimental impacts on site biodiversity?
Yes

No

N/A

If yes, or not applicable, please briefly explain your reasoning:
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
10. Do your responsibilities to the client / developer include providing advice and recommendations for
the protection of ecological features?
Yes

No

N/A

If yes, or not applicable, please briefly explain your reasoning:
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
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……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
11. Do your responsibilities to the client / developer include providing advice on the creation of a new
ecologically valuable habitat, which is appropriate to the local area and is either nationally,
regionally, or locally important, or supports nationally, regionally, or locally important biodiversity?
Yes

No

N/A

If yes, or not applicable, please briefly explain your reasoning:
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
12. Do your responsibilities to the client / developer include providing advice and recommendations on
when site works are to be avoided so as to minimise the disturbance to wildlife?
Yes

No

N/A

If yes, or not applicable, please briefly explain your reasoning
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
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……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
……………………………………………………………………………………………………….
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Section E: Schedule of Evidence
Copies of the following documentation are required to support the above statements and act as
evidence of compliance with the BREEAM ecology criteria:
•
The suitably qualified ecologists site/project specific report
•
Written confirmation from the verifier of the ecology report (where necessary)
•
Any supplementary documentation e.g. maps, plans, drawings, letters / emails of correspondence,
etc.
Please include these details along with the appropriate reference to each document in the table below:
Document
Reference
Section F: Statement of Verification
I confirm the information provided on this document is truthful and accurate at the time of completion.
Name of ecologist:
…………………………………………………………………………
Signature of ecologist:: …………………………………………………………………………
Date:
© BRE Global Ltd 2012
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Technical Checklist A7
323
14.6 Technical Checklist A7: Energy efficient features
Feature
Additional Requirements / Guidance
Credits
available
Credits
achieved
Cooling System
Applicable to ‘Southern and
Mediterranean’ climatic zone
only
Where the building incorporates a
free cooling strategy that
completely displaces the need for
conventional mechanical cooling
systems and the thermal comfort
requirements of credit Hea 10 are
achieved.
Applicable to ‘Southern and
Mediterranean’ climatic zone
only
Where there is mechanical cooling,
at least 80% of cooling demand is
served by systems using a
refrigerant to distribute cooling to
each zone and seasonal mixed
mode controls adopted
OR
No mechanical cooling (apart from
where required as part of building
regulations)
Applicable to all climatic zones
except ‘Southern and
Mediterranean’
Where the building incorporates a
free cooling strategy that
completely displaces the need for
conventional mechanical cooling
systems and the thermal comfort
requirements of credit Hea 10 are
achieved.
Where the building has ANY of the following
free cooling strategies. If multiple systems, only
give highest credit, don’t sum them:
1. Ground water cooling;
2. Surface water cooling;
3. Evaporative cooling, direct or indirect;
4. Desiccant dehumidification and evaporative
cooling, using waste heat;
5. Absorption cooling, using waste heat;
6. The building does not require any form of
cooling (i.e. naturally ventilated).
1
1
That is, cooling distribution is not by air or water
based systems.
Mechanical cooling is only operated when
otherwise overheating would occur.
For buildings above 10MW of cooling load,
water systems are allowed if Seasonal Energy
Efficiency Ratio (SEER) is above 3.3.
Examples include mechanical cooling by split or
multi-split units, or mechanical cooling via highefficiency VRF unit with Variable speed drives,
with one outdoor condensing unit/system, that
comply with EU Ecolabel standards.
Where the building has ANY of the following
free cooling strategies. If multiple systems, only
give highest credit, don’t sum them:
1. Night-time cooling (requires fabric to have a
high thermal mass);
2. Ground coupled air cooling (eg labyrinths);
3. Ground water cooling;
4. Surface water cooling;
5. Evaporative cooling, direct or indirect;
6. Desiccant dehumidification and evaporative
cooling, using waste heat;
7. Absorption cooling, using waste heat;
8. The building does not require any form of
cooling (i.e. naturally ventilated).
1
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Feature
BREEAM Europe Commercial 2009
Additional Requirements / Guidance
Credits
available
Heating System
Applicable to all climatic zones
except ‘Southern and
Mediterranean’
Construction of walls, floors, roof,
windows, doors etc:
Average U-value [W/m2K] is 20%
better than current national
regulations (based on values from
confirmed construction
specifications (see U-Values in
Europe[4])
If national regulations do not exist
then the values to achieve for
compliance are: Walls = 0.35
W/m2K, Floors = 0.25 W/m2K,
Roofs = 0.25 W/m2K
Glazing shading and thermal mass are not
considered directly for credits as their carbon
impact needs to be calculated for each project there may be an advantage or disadvantage
depending on other circumstances.
1
This credit assumes that the heating advantage
is dominant and that cooling and daylighting are
not compromised by multi-layer glazing. The
exclusion of other coatings is because they
often compromise daylight availability.
AND
Glazing - If 95 % of the total area
of windows is double or triple
glazed with low emissivity (but no
other) coating and the area of
glazing is ≤ 50% of all external wall
areas (excluding retail display
windows).
All ductwork and Air Handling Units
(AHUs) if used are certificated to
meet the best leakage standards
Air leakage
For example ductwork meets EN13779[5] class
B, AHUs meet EN1886[6] class L1.
1
OR
No mechanical ventilation (apart
from where required as part of
building regulations; such systems
should also comply with the
leakage standard above)
Fan Power
Specific fan power meets limits on
right for all ducted air handling
systems
OR
No mechanical ventilation (apart
from where required as part of
building regulations; such systems
should also comply with the
specific fan power criterion above)
© BRE Global Ltd 2012
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Credits
achieved
BREEAM Europe Commercial 2009
Feature
Technical Checklist A7
Additional Requirements / Guidance
Credits
available
325
Credits
achieved
Lighting
Energy efficient light source
Lighting controls (Offices &
Industrial)
Lighting controls (Retail)
At least 90% of retail display light fittings are ≤
5.5w/m2/100lux (equivalent to metal halide, or
better), and at least 90% of all other light fittings
(including any continuously operating security
lighting) are ≤ 3.3w/m2/100lux (equivalent to T5
(16 mm diameter) triphosphor coated
fluorescent tube with high frequency ballast, or
better)
Either daylight sensing OR Occupancy sensing
Covering at least 90% of building floor area.
Time control for all sales area display lighting,
set to reduce to at most 50% normal lux level for
cleaning and re-stocking, and off beyond these
and customer sales hours. Security lighting
should be on separate circuit, controlled by
occupancy sensors.
1
1
1
For at least 90% of non-sales areas either;
daylight sensing OR Occupancy sensing
Low-Carbon and Renewable Energy Technologies
Where the building has ANY ONE of the LowAt least 5% of total electricity
Carbon / Renewable Energy technologies as
demand is generated on site from
listed in Ene 5. Other systems may be
Low Carbon or Renewable Energy
acceptable as part of a LZC strategy under this
Sources
issue but are not inherently considered as LZC
technologies. Acceptability will be dependent on
At least 5% of total space and
the nature of the system proposed. The
water heating demand is
BREEAM Assessor must confirm acceptability
generated on site from Low
with BRE if in doubt.
Carbon or Renewable Energy
Sources
Heat pumps should conform to ECO labelling
1
1
directive ECO label standards.
Heat Generator Efficiency
At least 90% of the space heating
and hot water energy is provided
from a source (excluding electric
resistance heating) with net
seasonal efficiency at least
90%(gas)/85%(oil) or measured
full load net efficiency at least
95%(gas)/90%(oil)
The implication is that coal will not get credits
here as it cannot achieve these efficiencies –
but in any case coal (and other solid fuels) have
unwanted environmental impacts.
For heat pump or biofuel heating see low
carbon credits above.
1
OR
At least 70% of space heating and
hot water energy is provided from
high efficiency cogeneration or
trigeneration.
High efficiency cogeneration should meet
minimum standards defined in EU CHP directive
or according to national standards implementing
this directive.
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Feature
For all nominally enclosed
buildings
Pressure test shows air
permeability ≤ 50% of leakage
value of current national standards.
If national standards are not
available, 5m3/h/m2 @ 50Pa
should be taken as the value to
achieve for compliance.
BREEAM Europe Commercial 2009
Additional Requirements / Guidance
Air infiltration
This credit is not assessed for open malls or
shops with open door trading, where it gets the
credit by default, but is assessed for all other
buildings.
Totals
© BRE Global Ltd 2012
Credits
available
1
10
Credits
achieved
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Technical Checklist A7
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14.7 Technical Checklist A9: NOx emissions grid electricity
Country
Average NOx emissions (mg/kWh) grid electricity
Austria
Belarus
Belgium
Bulgaria
Croatia
Czech Republic
Denmark
Estonia
Finland
France
Germany
Greece
Hungary
Iceland
Ireland
Italy
Latvia
Liechtenstein
Lithuania
140
2720
295
2100
535
1315
570
1510
405
355
435
2570
675
10
1045
220
295
Same as Switzerland
545
No data available yet. Please refer to the Luxembourg
reference sheet for further guidance.
Same as France
255
10
1550
855
2430
2300
345
860
1205
70
300
1320
2040
1050
Luxembourg
Monaco
Netherlands
Norway
Poland
Portugal
Romania
Russian Federation
Slovakia
Slovenia
Spain
Sweden
Switzerland
Turkey
Ukraine
UK
Source:
• Common Reporting Format for the provision of inventory information by Annex I Parties to the
UNFCCC 2007, available at
http://unfccc.int/national_reports/annex_i_ghg_inventories/national_inventories_submissions/items/
4771.php
• Eurostat - Energy yearly statistics 2007, available at
http://epp.eurostat.ec.europa.eu/cache/ITY_OFFPUB/KS-PC-09-001/EN/KS-PC-09-001-EN.PDF
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14.8 Technical Checklist A10: Standards equivalence
Checklist A10 is only accessible to BREEAM International assessors on the BREEAM Extranet in an
Excel format.
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Technical Checklist A15
329
14.9 Technical Checklist A15: Site Waste Management Plan
Checklist A15a - SWMP procedures for monitoring site waste and target setting to
promote resource efficiency
Criteria
Evidence
demonstrating
how criteria will be met
Reference
SWMP implementation of design phase
decision(s) taken to minimise on-site waste
produced.
Identification of individual responsible for
planning and preparing the SWMP and
ensuring that it is followed. This must either be
the client or the principal contractor, according
to the stage of the project.
Identification of the waste groups (according to
Checklist A15b) and estimated quantities of
waste expected at every stages of the work
programme/plan.
Identification of waste management options, for
each waste group, including reference to the
waste hierarchy (reduce, re-use, recycle), on
and off-site options. Highlight arrangements to
identify and manage any hazardous waste.
Identify and record waste management sites,
transactions and contractors for all wastes that
require them. Ensure that the contracts are in
place and that wastes are handled efficiently, in
compliance with legal requirements such as the
Duty of Care.
Set targets and procedures for monitoring
progress.
Provide suitable site induction, information and
training both for in-house and sub-contracted
staff, guaranteeing that everyone knows the
requirements of the SWMP and what it is
expected of them.
Confirmation that the site construction waste is
being monitored.
Measure and record the amount of waste per
type produced on a weekly basis. Where
possible, use of an established system such as
SMARTWaste.
Continuously update the SWMP during the
construction phase (according to best practice).
After the project completion, revise the SWMP,
noting all deviations from initial targets,
including resource and estimate cost changes.
.2a Man
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Checklist A15b – Construction waste groups
EWC
Codes
Key Group
Examples
170102
Bricks
Bricks
170101
Concrete
170604
Insulation
15018
Packaging
170201
Timber
1602
200301
Electrical and
electronic
equipment
Canteen/office
1301
Oils
1703
1705
Asphalt and
tar
Tiles and
ceramics
Inert
Pipes, kerb stones, paving
slabs, concrete rubble, precast
and in situ
Glass fibre, mineral wool,
foamed plastic
Paint pots, pallets, cardboard,
cable drums, wrapping bands,
polythene sheets
Softwood, hardwood, boards
products such as plywood,
chipboard, medium density
fibreboard (MDF)
Electrical & electronic TVs,
fridges, air-conditioning units,
lamps equipment
Office waste, canteen waste,
vegetation
Hydraulic oil, engine oil,
lubricating oil
Bitumen, coal tars, asphalt
1704
Metals
170802
Gypsum
170203
Plastics
200307
Furniture
1705
Soils
170103
Liquids
Hazardous
Floor
coverings
(soft)
Architectural
Features
170904
(Mixed)
Mixed/ other
© BRE Global Ltd 2012
Ceramic tiles, clay roof tiles,
ceramic, sanitaryware
Mixed
rubble/excavation
material, glass
Radiators, cables, wires, bars,
sheet
Plasterboard, render, plaster,
cement, fibre cement sheets,
mortar
Pipes, cladding, frames, nonpackaging sheet
Tables, chairs, desks, sofas
Soils, clays, sand; gravel,
natural stone
Non-hazardous
paints,
thinners, timber treatments
Defined in the Hazardous
Waste List (HWL)
of the
European Waste Catalogue
(EWC)
Carpets, vinyl flooring
Roof tiles, reclaimed bricks,
fireplaces
Efforts should be made to
categorise waste into the
Materials
to be
monitored
(as per
Checklist
A15a)
As specified in the SMWP
Materials
to be
reduced
(2nd credit)
Materials to
be diverted
from landfill
(3rd credit)
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Technical Checklist A15
above categories
possible
331
wherever
Note: where national/regional waste management regulation/policy/practice specify key waste groups
to be grouped together for the purposes of being recovered (e.g concrete and bricks), please highlight
this into your report, and check that the adequate number of waste groups as defined by the issue
requirements have been identified for diversion from landfill with distinct end recovery products.
© BRE Global Ltd 2012
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Technical Checklist A16
BREEAM Europe Commercial 2009
14.10 Technical Checklist A16: Contaminated land
NOTE: This checklist provides an indication of the likelihood of there being significant contamination
problems on a site for the purposes of a BREEAM assessment only and sets out the scope of any site
investigation and remedial strategy. It does not seek to evaluate types, levels or risks of contamination
present on the site.
Checklist A16a: Likelihood of significant contamination on site
Instruction: criteria 1-5 can be used to determine the likelihood of significant contamination to be
present in or on the ground across the total site for the purposes of a rapid evaluation against the
BREEAM LUE2 credit requirements in BREEAM Europe.
1. If the construction zone records a YES against any of the questions then nationally
recognised strategies for investigation of contamination should be followed, or where such
strategies do not exist, a robust site investigation, risk assessment and appraisal should be
carried out by a competent Contaminated Land Specialist covering the requirements of
Checklist A16b as a minimum..
2. If NO is recorded against all questions for the construction zone, then the site may be
defined as not significantly contaminated without further review and in such a case the
credit cannot be awarded. This checklist is a simple review and in such instances the
option remains for a site investigation, risk assessment and appraisal to be carried out as
defined in Checklist A16b where the client wishes to do so
1
Is the site registered by the local authority or any other appropriate
national land body as contaminated?
YES
NO
2
Does the site have any previous uses that fall in the table 40 below?
Where this cannot be answered because of a lack of information
available, the worst case scenario should be assumed.
YES
NO
3
Is the site within 250m of landfill?
YES
NO
4
Is the site known or suspected to be contaminated (e.g. have
studies already been undertaken on the site)?
YES
NO
5
Does the local authority possess any information on the site that
may give suspicions of contamination? Where this cannot be
answered because of a lack of information available, the worst case
scenario should be assumed.
YES
NO
Checklist A16b: Scope of site investigation, risk assessment and appraisal report
Section 1: Desk top study
Instruction: Historical research and review of available information from sources such as archives,
plans and records from regulatory authorities to discover the past and current activities at a site
and in the surrounding area to determine the potential for the presence of contamination. If the
initial desktop study investigation gives cause to believe there maybe a problem with contamination
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
Technical Checklist A16
333
then further more detailed investigations will be required (section 2 & 3). If not, then the site will not
be considered contaminated for the purposes of this BREEAM issue, and the credit cannot be
awarded. The study must be carried out by a Contaminated Land Specialist as defined in the
Technical Guidance Document and should cover the following as a minimum:
1.1
Purpose and aim of study
YES
NO
1.2
Site location and layout plans
YES
NO
1.3
Appraisal of site history
YES
NO
YES
NO
1.4
Assessment of environmental setting, covering:
• Geology, hydrogeology, hydrology
• Industrial activity
• Location of controlled waters (canals, estuaries, lakes, ponds,
rivers, springs, aquifers)
• Pollution incidents, landfill sites within 250m etc.
1.5
Assessment of current/proposed site use and surrounding land uses
YES
NO
1.6
Review of any previous site contamination studies (desk-based or
intrusive) or remediation works
YES
NO
YES
NO
1.7
Preliminary (qualitative) assessment of risks:
• Appraisal of potential contaminant sources, pathways and
receptors
• Conceptual site model
• Identification of significant pollution linkages
1.8
Recommendations for intrusive contamination investigation if
necessary
YES
NO
Section 2: Site investigation report
Instruction: The report must investigate each aspect highlighted by the desk study, this
comprises exploratory holes constructed using the most appropriate method for the site to
investigate the local subsurface strata. The report must cover the following as a minimum:
2.1
Site investigation methodology
• Methods of investigation (see BS 10175: 2001 for further info)
• Plan showing exploration locations
• Justification of exploration locations
• Sampling and analytical strategies
2.2
Results and findings of investigation:
• Ground conditions (soil and groundwater)
• Discussion of soil/groundwater/surface water contamination
2.3
Risk assessment:
• As a minimum, based on contaminant pathway receptor model
• Takes account of severity of consequences and likelihood of
occurrence.
YES
NO
YES
NO
YES
NO
© BRE Global Ltd 2012
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Technical Checklist A16
2.4
Where applicable, recommendations for remediation based on:
• Proposed site use
• Risk assessment findings
• Technical and financial appraisal.
BREEAM Europe Commercial 2009
YES
NO
Section 3: Options for remediation
Instruction: If remediation is deemed necessary following the site investigation, then a site specific
remediation methodology must be produced. Consultation with the regulatory authorities may be
required to ensure satisfactory design and implementation of the remediation programme. The
report must cover the following as a minimum:
Detailed outline of the works to be carried out
• Type, form and scale of contamination to be remediated
3.1 • Remediation methodology
YES
NO
• Site plans/drawings
• Phasing of works and approximate timescales
3.2
3.3
3.4
Consents, agreements and licences (discharge consents, waste
management licence etc)
Site management procedures to protect site neighbours,
environment and amenity during works:
• Health and Safety procedures
• Dust, noise and odour controls
• Control of surface run-off
Details of how the works will be validated to ensure the remediation
objectives have been met;
• Sampling strategy
• Use of on-site observations, visual/olfactory evidence
• Chemical analysis
• Proposed clean-up standards (i.e. contaminant concentrations)
YES
NO
YES
NO
YES
NO
Table 40 List of Site Uses
Chemicals are extensively used in industrial, domestic and agricultural applications. They may be
introduced to the land during their manufacture, use or disposal and may be deposited from the
atmosphere, accidental spills, migration, leaks and legal or illegal disposal. There are also natural
sources of contamination, whereby concentrations of certain substances in the soil are elevated and
may pose a threat to people or the environment. There is a risk of significant contamination where land
has been used for activities including but not limited to:.
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Agricultural uses
Chemical works
Energy Industry - Power stations
Engineering and manufacturing processes
Extractive Industry & Mineral processing
Food processing industry
Gas works
Glass making and ceramics
Hospitals & Cemeteries
Infrastructure
Laboratories
Landfill
Manufacturing of asbestos
Metal processing
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Technical Checklist A16
335
Mills
Oil refineries
Paper, pulp and printing industries
Petrol stations
Premises for dry cleaning
Production of metal
Production of non-metals and their products
Railway Land
Road Vehicle maintenance
Rubber industry
Sewerage treatment
Textile industry
Timber and timber products industry
Use as a scrap metal store
Waste Disposal
Waste management facility
Wood preserving yards
Works non-specified
Demolition of buildings for any of the above uses
Mining
Waste management
© BRE Global Ltd 2012
336
Schedule of changes to the standard
BREEAM Europe Commercial 2009
15.0 Schedule of Changes to the Manual
This document details the changes made to the 2008 version of this Manual, the table also outlines
the issue no. (and therefore date) that the change came into effect.
Issue
number
1.0
Date of issue
05/10/2009
1.1
25/05/2012
Key (Type of Change)
A
Administrative change e.g. typo, re-wording of text, minor addition to the text.
An addition/insertion, deletion or alteration to the scope, assessment criteria, Compliance
C
Notes, evidence required or relevant definitions.
An addition/insertion, alteration or deletion to the additional guidance and supporting
AG
information/references.
Issue ID /
Section
Type
Summary of key changes and new requirements
Front
Cover
A
Introduction
C
Scope
C
Scope
C
Scope
A
Scoring &
Rating
C
Technical
sections
C
The front cover and inside page has been updated with the updated
BREEAM logo and certification mark. The text on the inside page about BRE
Global Ltd has been updated.
The introduction section has been added to help those who are not familiar
with BREAM to understand what BREEAM is and how it works as the
manual is from now on freely accessible from www.breeam.org
The shell and core text in the scope section (section 2.2) has been changed
from the ‘maximum potential fit out’ approach to scoring speculative
developments to the recognition, use and application of green lease
agreements and tenant green building guides. As a result of this change the
‘Shell only’ Compliance Notes have been updated and amended for the
following BREEAM issues: Man 1, Hea 3, Hea 5, Hea 9, Hea 10, Hea 11,
Hea 12, Ene 1, Ene 2, Wat 1, Wat 2 (Industrial and retail schemes only), Wat
4, Wat 6, Mat 6, Pol 1, Pol 2, Pol 4, Pol 8.
The text in the scope section relating to data centres has been updated to
reflect the fact that there is now a BREEAM scheme for data centres.
The text in the ‘stages of assessment’ section relating to the timing of the
post construction assessment has been changed from: “A PCS assessment
is carried out after practical completion of the building works, before
handover and occupation of the building.” To: “A final PCS assessment is
completed and certified after practical completion of the building works.”
The ‘minimum standards’ and ‘BREEAM credits for innovation’ sections (3.3
& 3.4) have been added as they will now apply to the BREEAM Europe
schemes.
The following presentational changes have been made to the technical
sections:
The credit criteria boxes and compliance requirements have been merged to
create one section for each issue called “Assessment Criteria”.
The header and footers in the technical sections have been amended. The
issue ID information, numbers of credits available and minimum standards
requirements now appear only at the top of each BREEAM issue
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
References
AG
Innovation
C
Scoring &
weighting
C
Schedule of changes to the standard
337
requirement (as opposed to the header on every page under the 2008
scheme).
The general references section for each issue has been moved to a
compiled references section at the back of the assessment manual.
References specific to each country are still located in each relevant country
appendix sheet.
A new section titled Innovation has been added (section 13). This section
summarises the method for achieving innovation credits in BREEAM.
The text in the Innovation part of the scoring and weighting sections has
been modified to reflect the insertion of Section 13 Innovation.
Management
Man 1
Man 1
C
A
Man 1
C
Man 1
C
Man 1
Man 2
C
A
Man 2
C
Man 2
C
Man 2
C
Man 3
Man 3
C
C
Man 4
Man 12
C
C
Man 12
C
Minimum standards have been added for Excellent and Outstanding levels.
The requirements under the first credit have been reorganised and the key
building services to be commissioned have been moved under requirement
a) to help with the understanding of the criteria.
Second credit - seasonal commissioning: Requirement b) has been added to
the list of criteria for simple systems. This brings the criteria for simple
systems in line with those for complex systems with respect to actions
following on from the initial seasonal commissioning review.
The compliance notes concerning ‘commissioning agent’ and ‘specialist
commissioning manager’ have been modified to remove the ambiguity over
the agent / specialist manager roles.
A compliance note defining complex systems has been added.
The issue title has been modified from ‘Considerate Constructors’ to
‘Constructors’ Environmental and Social Code of Conduct’ to reflect the aim
of the criteria better.
Checklist A2 has been reduced and reorganised to reflect better the aim of
the criteria, be more applicable to the construction sites in Europe, and avoid
double-counting issues already assessed under other sections of BREEAM.
There are now eight items in four sections entitled: ‘safe and adequate
access’, ‘good neighbour’, ‘environmentally aware’ and ‘safe and considerate
working environment’.
The assessment criteria have also changed to reflect this.
A compliance note has been added concerning the assessment of Checklist
A2.
A compliance note has been added clarifying the requirements for
recognising local certification schemes for construction sites.
Minimum standards have been added for Excellent and Outstanding levels.
Exemplary level requirements have been added for new build and
refurbishment projects only.
Minimum standards have been added for all levels except Pass.
The RIBA stages terminology has been updated. The reference to figure 6
in ISO 15686-part 1 in requirement 4 was incorrect and has been changed
to ISO 15686-part 5.
The LCC analysis requirement has been changed to ‘real and discounted’
cash-flow terms only as ‘non-discounted’ cash flow terms are equivalent to
‘real’.
Health & Wellbeing
Hea 1
C
An alternative to assessing compliance using the average daylight factor has
been added using lux levels for a minimum number of hours per year to
account for countries where the CIE standard overcast sky is not
representative of the climate. A compliance note was also added to clarify
how to choose between the two methods.
In addition, the criteria based on daylight factors have been amended
depending on the latitude to recognise the different levels of daylighting
© BRE Global Ltd 2012
338
Schedule of changes to the standard
Hea 1
Hea 1 –
retail only
C
C
Hea 1
AG
Hea 2
C
Hea 3
C
Hea 4
Hea 5
C
C
Hea 5
C
Hea 5
Hea 6
Hea 7
C
C
C
Hea 8
A
Hea 8
C
Hea 9
Hea 9
C
C
Hea 9
C
Hea 10
C
Hea 10
C
Hea 11
Hea 13
C
AG
Hea 14
C
Hea 14
C
Energy
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
available in northern countries for instance.
Exemplary level requirements have been added for all projects.
The criteria for sales area has been moved from the main compliance
requirement to the exemplary level requirement. Only one credit is now
available for retail buildings looking at the office and common spaces.
Additional information on how to map the daylight factors isolux contours on
the room plan have been added in the point daylight factor definition. This
will need to be complied with in any case to ensure consistency between
assessments.
An additional requirement has been added as follows: ‘the window/opening
is ≥20% of the total inside wall area’ in order to ensure the window opening
is adequate to allow a good view out and ensure consistency with UK
assessments.
A compliance note has been added concerning the application of this issue
for workshops.
Minimum standards have been added for all rating levels.
The assessment criteria have been clarified where the design of the lighting
strategy is based on task lighting.
Uniformity and glare limit requirements have been added. The ‘Local or
national best practice lighting guides’ compliance note has been amended
accordingly.
A compliance note has been added defining ‘surrounding area’.
A definition of ‘separate occupant control’ has been added.
‘Occupied spaces’ has been replaced by ‘office spaces’ directly instead of
having the definition in the Additional Information section.
Examples have been provided to clarify what is meant by ‘Areas of the
building subject to large and unpredictable or variable occupancy patterns’
The wording in the compliance note ‘Local or national best practice
ventilation standards’ has been changed from: ‘The fresh air rate is equal to
or more onerous than the medium indoor air quality rate specified in table 11
of EN 13779’
To: ‘Fresh air is provided in office areas in accordance with the medium
indoor air quality levels recommended in table A 11 of EN 13779 ie between
10 and15 litres per second per person and at a rate of at least 8 litres per
second per person in all other spaces.’
Exemplary level requirements have been added for all projects.
The assessment criteria has been reduced to five out of the seven fittings in
the table plus all paints and varnished to be compliant to get the credit.
A compliance note has been added clarifying that only the standards listed
in the manual will be accepted to demonstrate compliance.
Two options are now available to demonstrate compliance. The first option
based on the analysis of the PMV and PPD in compliance with EN ISO
7730:2005 has been added, and the second one based on carrying out a
thermal modelling as previously. Both options are independent but not worth
the same number of credits. A compliance note has been added to clarify
how credits should be allocated.
A compliance note has been added to clarify the requirement for fully
airconditioned buildings.
A definition of ‘separate occupant control’ has been added.
The definition of ‘suitably qualified acoustician’ has been amended to be
suitable for all countries.
Exemplary level requirements have been added for retail and industrial
projects.
The assessment criteria have been amended to reflect the changes made to
the previous Health & Wellbeing issues.
BREEAM Europe Commercial 2009
Ene 1
Ene 1
Ene 1
C
C
C
Ene 1
C
Ene 1
Ene 1
A
C
Ene 1
C
Ene 1
A
Ene 1
A
Ene 1
C
Ene 1
Ene 1
A
C
Ene 1
Ene 1
A
C
Ene 1
C
Ene 1
A
Ene 1
C
Ene 1
C
Ene 1
C
Ene 1
C
Ene 1
C
Ene 1
C
Ene 1
AG
Ene 2
C
Ene 2
A
Ene 2
C
Schedule of changes to the standard
339
Minimum standards have been added for Excellent and Outstanding levels.
Exemplary level requirements have been added for all projects.
Title of the issue has been amended to: “Energy Efficiency” reflecting the
onus on primary energy demand rather than CO2 emissions in continental
Europe and also to recognise the differences between Option 1, Option 2
and Option 3. As previously, calculations can be equally carried out in kWh
or CO2 emissions.
The wording in the aim has been amended to reflect the fact that different
approaches can be used to calculate the percentage improvement.
Insertion of title for Option 1
In point 1 of option 1 a clarification has been added that this option is only
available for when a NCM is in place in the country.
Point 2 of Option 1 has been completely replaced by text clarifying what
software can be used for the assessment under Option 1 and who should
model the building.
The Building CO2 Emissions Rate (BER) has been modified to Building
Energy Performance Index (BEPI), to clarify the fact that other units than
kgCO2 can be used to prove compliance.
The Current Standards Building Emission Rate (CSBER) has been modified
to Current Standards Building Energy Performance Index (CSBEPI), this will
maintain consistency with BEPI.
Point 3 in Option 1 has been reworded to reflect the fact that different
approaches can used in the calculations.
In option 1 the table headings have been simplified.
Example in option 1 has been amended to reflect the referred changes to
BER and to CSBER
Insertion of title for Option 2
Option 2 point 1 has been amended to allow other Dynamic Simulation
Modelling (DSM) software packages (besides ASHRAE) to be used in the
assessment when a NCM is not in place.
In point 1 of Option 2 and 3 the word operational before National Calculation
methodology was added. This aims to reflect the fact that in some countries
a NCM has been developed but it is still not fully operational.
The reference to ASHRAE was amended to reflect the latest available
version of the standard, 2007.
In point 3 of Option 2 amendments were made to align this option
terminology with changes done for Option 1, regarding the qualified energy
modelling engineer.
In Assessment criteria for historic buildings, the separation between 2 credits
has been deleted. The first set of requirements is now worth 2 credits.
Refurbishment compliance note has been clarified for situations where NCM
defines a different reference building for refurbishment projects.
Extensions to existing buildings compliance notes has been amended to
reflect the fact that not all approaches are based in CO2 emissions.
Part new-build extension part refurbishment compliance note has been
amended to clarify how to use the different rating scales in this situation.
The ‘Use of Energy Performance Certificate (EPC)’compliance note has
been removed as the new guidance caters for EPCs from now on under
option 1. EPCs should provide the necessary information to undertake the
calculation under option1, and any type of EPCs will be accepted under this
option.
A definition of a ‘suitably qualified energy modelling engineer’ and ‘Building
Energy Performance Index (BEPI’) have been added.
Minimum standards have been added for Very Good, Excellent and
Outstanding levels.
‘End energy consuming use’ was replaced by ‘end use of the consumed
energy’.
Introduction of an alternative compliance method relating to the use of
© BRE Global Ltd 2012
340
Schedule of changes to the standard
Ene 2
C
Ene 3
C
Ene 3
C
Ene 3
Ene 5
Ene 5
Ene 5
AG
C
C
C
Ene 5
C
Ene 5
C
Ene 5
C
Ene 5
C
Ene 5
C
Ene 5
AG
Ene 6
C
Ene 6
C
BREEAM Europe Commercial 2009
Building Management Systems.
New compliance note was added referring to the centralised production of
space and water heating and/or cooling
Point 1 of Assessment criteria has been amended to clarify that provision of
accessible sub-meters should cover the energy supply to each tenanted
area.
2
Small Units in compliance notes are now defined as smaller than 500 m
2
and large units are now defined as bigger than 500 m .
The definition of “Energy supply” has been added.
Minimum standards have been added for Excellent and Outstanding levels.
Exemplary level requirements have been added for all projects.
In compliance notes the list of recognised LZC technologies has been
amended. The second generation fuels for biomass are no longer
recognised as an LZC technology. Community heating systems and
geothermal heating systems have been removed from the “Others” category
and are in a category of their own or have incorporated in existing
categories.
Waste heat from a building related operational process in compliance notes
has been changed. Last paragraph was deleted.
A compliance note and relevant definition has been added concerning the
types of biofuels that BREEAM will and will not recognise with respect to this
BREEAM issue.
A compliance note was added to clarify how the issue should be assessed in
countries whose national energy strategy is heavily based on renewables.
The compliance note ‘Calculation of the CO2 emissions saved’ has been
amended to provide more clarity on the assumptions that should be used
when modelling the building without the specified renewable technologies.
Design stage evidence for the second requirement has been amended from:
‘proposed installation of LZC energy technology’ to ‘reduction in the
building’s CO2 emissions as a result of the installed LZC technology’.
The Recognised Energy Modelling Software definition has been amended
so that it specifically refers to the NCM and the recognised energy Dynamic
Simulation Modelling software approved by BRE as per Ene1.
The assessment criteria for the design measures have been amended to ‘at
least 5 out of the 7 defined design measures must be implemented in the
development’.
The compliance note ‘Where some design measures are not relevant’, and
therefore compliance criteria, has been modified to reflect situations where
the installation of partitioning between delivery and goods storage area is
impractical on the grounds of the buildings proposed operation.
Transport
Tra 1
C
Tra 1
C
Tra 1
C
Tra 2
C
Tra 3
A
Tra 3
Tra 3
C
C
© BRE Global Ltd 2012
The number of credits available for Industrial projects was reduced to 2 to
reflect the overall usage of public transport by industrial building users.
The ‘Rural areas’ compliance note was added to explain why the
assessment criteria are not reduced for buildings located in rural areas.
The following precision was added in the ‘dedicated transport services’
compliance note: ‘The dedicated service may pick up and drop off staff within
500m of their homes, or at a public transport node.’
Assessment criteria were reduced for buildings in rural areas, and
increased for all other buildings. A definition of rural area was also added in
the Additional Information section.
The issue title has been amended from ‘Cyclist facilities’ to ‘alternative
modes of transport’
Exemplary level requirements have been added for all projects.
Five compliance options are now available and can be chosen to
demonstrate compliance depending on the climate, culture or topography of
the location of the building. Cyclist facilities is only one of them.
BREEAM Europe Commercial 2009
Tra 3
C
Tra 3 –
retail only
Tra 3 & 6 –
industrial
only
C
Tra 3
C
Tra 3
C
Tra 3
C
C
Tra 3
C
Tra 3
AG
Tra 4
Tra 4
C
C
Schedule of changes to the standard
341
In the ‘shell only – retail & industrial’ compliance note, the conditions have
been summarised in order to recognise cyclist facilities provided by tenants.
The shell only compliance note has been modified to provide an alternative
to defining full time equivalent staff in speculative buildings.
The shell only compliance note has been modified to provide an alternative
to defining the number of building users in speculative developments using
the number of staff occupying existing industrial units of the same
type/operation and size.
The wording in the compliance note ‘Building users’ has been amended to
clarify further, that it is the number of staff that will work within the building
that should be used to determine the number of compliant cycle facilities that
must be provided to achieve the credit.
The wording in the compliance note ‘compliant cycle storage spaces’ has
been simplified to ‘Cycle storage facilities should be designed to ensure
maximum health and safety of building users and should therefore meet the
following wherever possible:
• The space is covered overhead and protected from the rain
• The covered area and the cycle racks are set in or fixed to a permanent
structure (building or hardstanding) and allow both the wheel and frame
to be locked securely (e.g. Sheffield type). OR racks are located in a
locked structure with CCTV surveillance and access from staff only.
Fixtures to lock bikes are not required in the second instance.
• There must be sufficient space for all bikes to be stored without having
to move others or rely on integral stands.
• Adequate lighting is provided in accordance with national best practice
lighting guide as defined in issue Hea 5.
• The facilities are in a prominent site location that is viewable from
the building.
• The majority of the cycle racks are within 100m of a building entrance
(ideally within 50m).
Where any of those requirements are not deemed suitable in relation to the
health and safety of the users, they may be excluded provided that adequate
justification has been provided and approved by BRE.’
The wording in the compliance note ‘compliant changing facilities and
lockers’ has been changed from: ‘For each shower provided, there is a
minimum of 1m2 of changing space adjacent to the shower(s) with hooks for
hanging clothes.’
To: ‘The assessor can use their judgement to determine whether the
changing area is appropriate given the number of cycle storage
spaces/showers provided. As guidance to aid the assessor, where a
shower/changing cubicle is provided there should be a minimum of one
square metre of changing space adjacent to the shower(s) with a bench seat
and hooks for hanging clothes. Where there is more than one shower
provided there should be a minimum of one square metre of changing space
per shower, subject to a minimum changing area of four square metres.
Where there are no showers specified, but there is a changing facility, there
is a minimum of one square metre of changing space for every 10 cycle
storage spaces, subject to a minimum of four square metres of changing
area with a bench seat and hooks for hanging clothes.’
A ‘public bicycle sharing system’ compliance note has been added to
recognise those public systems as a means to demonstrate compliance.
The definition of ‘net lettable area’ has been amended to reflect differences
between countries
The compliance route for each building type has been clarified.
Reference to national best practice guides relating to the design of cycle
lanes has been removed as the BREEAM requirements supersede national
guides in this case to avoid conflicts.
© BRE Global Ltd 2012
342
Schedule of changes to the standard
Tra 4
C
Tra 4
C
Tra 6
C
Tra 7
C
Tra 8
C
BREEAM Europe Commercial 2009
The default standard in the ‘National best practice road lighting guide’
compliance note was amended.
An ‘operational safety measures’ compliance note was added to clarify that
the issue is only assessing design measures, and operational measures
cannot be considered equivalent for the purposes of demonstrating
compliance.
A compliance note was added to clarify that the BREEAM requirements will
supersede any local authority requirements for this issue.
A compliance note was added to clarify that where the assessed building
has achieved all credits available under the BREEAM issue Tra1, ie has very
high levels of public transport in close proximity, the travel information point
does not need to provide real time information.
The following has been added to the ‘small buildings’ compliance note for
this BREEAM issue: ‘Also, requirement 3 ‘delivery areas are not be
accessed through parking areas’ can be relaxed for smaller sites if it can be
confirmed that all deliveries to the building will be made by small vans and
not heavy goods vehicles.’
Water
Wat 1
C
Wat 1
C
Wat 1
C
Wat 2
Wat 2
Wat 2 –
retail only
C
C
C
Wat 3
C
Wat 5
C
Wat 6
C
Wat 8
C
Minimum standards have been added for Very Good, Excellent and
Outstanding levels.
The assessment criteria have been amended from a descriptive approach
specifying the type of fittings for the building to a calculation of the total
water consumption for the building using the Wat1 calculator tool.
‘Purchase orders‘ were added to the list of evidence types that can be
provided for demonstrating compliance with the criteria at the post
construction stage of assessment.
Exemplary level requirements have been added for all projects.
Minimum standards have been added for Excellent and Outstanding levels.
A compliance note was added to clarify that for tenanted areas that can
demonstrate that there will be no more than a couple of WC’s and
associated wash hand basins present in that particular unit, then no water
meter is required on the water supply to this unit.
A compliance note was added to clarify that where the mains water supply
between the building and the site boundary is not under the client’s authority,
but is managed by the local water authority, this can be excluded from the
assessment.
This issue was removed from the assessment as it is now assessed under
Wat1 as offset of the total water consumption.
Under assessment criteria d, ‘hot and dry conditions’ was replaced by ‘local
climatic conditions’.
A new issue was introduced looking at the design of sustainable on-site
water treatment systems for grey- and blackwater in order to reduce the
need for environmentally-damaging centralised water treatment systems and
enable the recycling of water and nutrients in a shorter time and distance.
Materials
Mat 1
Mat 1
C
C
Mat 1 –
industrial
only
Mat 1
C
Mat 1
C
C
© BRE Global Ltd 2012
Exemplary level requirements have been added for all projects.
An alternative method to demonstrate compliance has been added under
Option 2, consisting of using a nationally recognised LCA tool (different from
the Green Guide) to evaluate a range of material options
A compliance note has been added outlining the scope of the issue with
respect to floor finishes in operational areas.
A Compliance Note and text to the Additional Information section has been
added outlining the approach to be taken when assessing this BREEAM
issue where the building contains cold storage that forms an integral part of
the building fabric.
A Compliance Note has been added confirming which type of Green Guide
BREEAM Europe Commercial 2009
Mat 1
AG
Mat 1
A
Mat 2
C
Mat 5
Mat 5
C
C
Mat 5
C
Schedule of changes to the standard
343
rating category to use for flooring when carrying out a fit out assessment only
(i.e. either the replacement by durability or fashion category).
A note in the Additional Information section has been added concerning the
Green Guide flooring category and Indoor Air Quality.
A note has been added to the schedule of evidence table concerning Green
Guide element numbers.
An alternative method to demonstrate compliance has been added under
Option 2, consisting of using a nationally recognised LCA tool (different from
the Green Guide) like under Mat 1.
Exemplary level requirements have been added for all projects.
BRE Global’s responsible sourcing framework standard BES6001:2008 has
been added to tiers 1 and 2 of table 21 Responsible sourcing tier levels and
criteria. The schedule of evidence table for this issue has also been
updated accordingly.
The text ‘Future RSM certification schemes & standards’ in the additional
guidance section has been replaced with text concerning the BRE Global
responsible sourcing standard BES6001:2008.
Waste
Wst 1
Wst 1
C
C
Wst 1
C
Wst 1
C
Wst 1
A
Wst 1
C
Wst 1
AG
Wst 2
C
Wst 2
AG
Wst 3
Wst 3
C
C
Wst 3
A
Wst 4
C
Wst 4
C
Exemplary level requirements have been added for all projects.
The requirements for the Site Waste Management Plan have been clarified
and detailed in Checklist A15a. Strict compliance with those will be required
to achieve the first credit.
The onus of the second credit has moved from sorting waste to setting
reduction targets for a minimum number of key waste groups. A compliance
note was also added to explain the aim of this new credit.
The diversion of waste from landfill is not measured in volume of waste
anymore, but is now based on building regulations, with a default minimum
of three key waste groups.
The key waste groups table has been moved from the Additional Information
section to Checklist A15.
A compliance note was added to clarify what is meant by ‘diversion from
landfill’.
The link to access typical UK construction waste benchmarks has been
provided.
The distance requirement for sourcing recycled aggregates has been
relaxed where they are sourced ‘from a higher distance but transported by
rail or water to the construction site’.
Information and examples of how to reuse recycled aggregates has been
added in the Additional Information section.
Minimum standards have been added for Excellent and Outstanding levels.
A compliance note has been added to clarify that the list of materials to be
recycled can be adapted to the local waste collection scheme requirements.
A note has been added under requirement 2 concerning the assessment of
this requirement for service providers directing the reader to the compliance
notes.
The following compliance note has been added: “This BREEAM issue is
applicable only where the assessed development has a dedicated waste
management area/facility or is >500m2. Where it is not applicable the
assessor’s spreadsheet tool will filter this BREEAM issue from the list of
applicable credits.”
The water outlet requirement has been associated with a requirement for
water drainage facilities to be installed in order to ensure safe and
appropriate design.
Land Use and Ecology
LE 1
C
The text in the schedule of evidence table for requirement 1 of this issue has
been changed from “previous land use” to “Type and duration of previous
© BRE Global Ltd 2012
344
Schedule of changes to the standard
LE 2
C
LE 2
AG
LE 3
C
LE 3
AG
LE 4
LE 4
C
C
LE 6
AG
BREEAM Europe Commercial 2009
land use”.
A new checklist A16 has been created to support assessors and design
teams in evaluating the likelihood of contamination in a land. More guidance
was requested on how to decontaminate sites, and how to define
contamination as this is still uncommon in some countries. However, this
checklist does not seek to evaluate types, levels or risks of contamination
present on the site and can only be used to determine the awarding of
credits under BREEAM.
Definitions of brownfield sites, greenfield land and contaminated land
specialists have been added in the Additional Information section.
The following text has been added to the compliance note ‘Use of a suitably
qualified ecologist’ as a clarification: ‘Where a suitably qualified ecologist is
employed and has, using their professional judgement, defined the site as
land of low ecological value, this assessment/judgement overrides any
assessment determined using checklist A4.’
The following has been added to the compliance note ‘Site clearance prior to
purchase of the site’ as a clarification: ‘Where it is not possible for the
ecologists to determine that the site was of low ecological value prior to the
site clearance then the credit must be withheld.’
The definition of suitably qualified ecologist has been amended, in particular
the peer review requirement has been removed and more examples of
suitable qualifications have been provided.
Minimum standards have been added for Excellent and Outstanding levels.
The following text has been added to the compliance note ‘Number of plant
species’: ‘Where an ecologist has been appointed actual number of plant
species (before and after construction), based on the ecologists site survey
should be used to determine the change in ecological value.’
A definition of biodiversity champion has been added to the Additional
Information section.
Pollution
Pol 4
Pol 4
C
C
Pol 4
C
Pol 4
C
Pol 4
AG
Pol 5
C
Pol 5
C
Pol 5
C
Pol 7
C
© BRE Global Ltd 2012
Exemplary level requirements have been added for all projects.
Two sets of criteria have been defined in terms of NOx boilers depending on
the size of the boiler in line with the European standards EN 297: 1994 and
EN 676: 2003.
A compliance note has been added to clarify how the issue should be
assessed in countries with a low NOx grid electricity.
A compliance note has been added to clarify how the issue should be
assessed in locations where the use of district heating is mandatory.
Clarifications on how to calculate NOx emissions in the following situations
have been added or amended;
• Combined heat and power systems
• Heat pump systems
• Where heat is provided by more than one system
The method to demonstrate compliance with the flood risk issue has been
amended from a site-specific flood risk assessment to the use of a flood
map or a confirmation by the relevant local authority as long as they are
based on historical AND geological data (e.g altitude) and take all sources of
flooding into consideration
The requirements for the additional credit for attenuation measures have
been modified.
A compliance note has been added to clarify how to define flood risk in each
location. National definitions should be used wherever possible, or where no
definition exists, a 100-year probability should be used by default.
Specific requirements in terms of the design of illuminated advertisements
have been added, in particular with regard to uniformity of illuminance and
maximum luminance levels depending on the lighting zone at the location.
BREEAM Europe Commercial 2009
Pol 7
AG
Pol 8
C
Pol 8
C
Schedule of changes to the standard
345
Definitions of advertisements, illuminated advertisements, uniformity and
lighting zones have been added.
Text has been added to the requirement concerning the relevant definition of
a suitably qualified acoustician. This text refers to the definition provided in
BREEAM issue Hea 13, for consistency.
The wording of the performance level criteria has been amended to be in
line with relevant national legislations. Clarification of the meaning of ambient
noise, background noise level, rating noise level residual noise, specific
noise level and specific noise source have been added in the Additional
Information section.
Checklists
Checklist
A3
C
Checklist
A5
Checklist
A7
Checklist
A9
C
Checklist
A10
Checklist
A10
C
Checklist
A15
C
Checklist
A16
C
C
C
C
The wording in requirement f) of checklist A3 referred to the use of materials
and refrigerants with a “high” global warming potential. This has been
changed to read materials & refrigerants with a “low” global warming
potential.
The checklist has been updated to reflect the inclusion of BES6001:2008 in
to the responsible sourcing tiers.
The checklist has been updated to differentiate requirements between
building types.
The checklist has been updated to in terms of the more recent NOx
emissions levels of grid electricity in each European country. In particular,
additional guidance has been provided for Luxembourg.
The layout of the checklist has been amended to be more flexible to use and
in line with the content of each country appendix sheet.
Further guidance has been added as follows;
• Hea 5: glare limit requirements must be covered by the national standard
• Ene 1: minimum requirements in terms of minimum capabilities, design
features and testing have been defined to determine whether a software
is a Dynamic Simulation modelling tool, and whether it can be used to
demonstrate the exemplary level requirements.
• Mat 1: minimum requirements have been defined for national LCA tools
to be accepted for the purpose of demonstrating compliance under Mat
1.
A new checklist A15 has been created to precise the requirements under
Wst1, in particular in terms of the site waste management plan to be
developed.
A new checklist A16 has been created to support assessors and design
teams in evaluating the likelihood of contamination in a land. This checklist
does not seek to evaluate types, levels or risks of contamination present on
the site.
© BRE Global Ltd 2012
346
Schedule of changes to the standard
BREEAM Europe Commercial 2009
16.0 References
Information listed by BREEAM issue.
Man 1
•
CEN EN 12599 Ventilation for buildings Test procedures and measuring methods for handing over installed
ventilation and air
•
CEN EN 14336:2004 Heating systems in buildings. Installation and commissioning of water based heating
systems conditioning systems.
•
CEN EN 50491 General requirements for Home and Building Electronic Systems (HBES) and Building
Automation and Control Systems (BACS)
•
Model Building Specification for Design, Installation, and Commissioning of Insulated Envelopes and
Insulated Floors for Temperature Controlled and Ambient Environments, International Association for Cold
Storage construction (June 2003)
•
Good Practice Guide 347: Installation and commissioning of refrigeration systems, Carbon Trust, 2003.
•
Cold Store Code of Practice Part 1 Enclosure Construction, The Institute of Refrigeration, 1996.
•
EN 14175-2:2003 Fume cupboards - Part 2: Safety and performance criteria, 2003.
•
EN 14175-2:2003 Fume cupboards - Part 2: Safety and performance criteria, 2003.
•
EN 12469 – Biotechnology – Performance criteria for microbiological safety cabinets. 2000.
Man 3
•
COPERT II Computer programme to Calculate Emissions from Road Transport - Methodology and
Emissions Factors, Technical report No 6. http://reports.eea.eu.int/TEC06/en
•
http://www.smartwaste.co.uk
•
Control of Dust from Construction and Demolition Activities”. V Kukadia, S Upton, D Hall BRE Press, 2003.
•
Controlling particles, vapour and noise pollution from construction sites” - set of five Pollution Control Guides.
V Kukadia, S Upton, C Grimwood, BRE Press, 2003.
•
Construction
Site
Transport:
The
Next
Big
Thing,
2003,
BRE
and
DTI.
Available
from:
www.bre.co.uk/pdf/constructiontraffic.pdf
•
DTI Construction Industry KPI Pack includes Methods of Measurement, Handbook, KPI Wall Chart,
2005.www.constructingexcellence.org.uk
Man 12
•
ISO 15686-5 Service Life Planning – Life Cycle Costing.
Hea 1
•
EN12464 Light and lighting – Lighting of work places – Part 1: Indoor work places
•
Information Paper IP 23/93 “Measuring daylight”, BRE, 1993.
Hea 5
•
EN 12464-1 Light and lighting - Lighting of workspaces, 2002
•
EN 12464-2 Lighting of work places - Part 2: Outdoor work places, 2007
Hea 8
•
EN 13779:2007 – Ventilation for non-residential buildings – Performance requirements for ventilation and
room-conditioning systems.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
•
References
347
EN 15251:2007 – Indoor environmental input parameters for design and assessment of energy performance
of buildings addressing indoor air quality, thermal environment, lighting and acoustics.
Hea 9
•
EN 13986:2002 Wood-based panels for use in construction – Characteristics, evaluation of conformity and
marking.
•
EN 14080:2005 Timber structures – Glued laminated timber – Criteria.
•
EN 14342:2005 Wood flooring – Characteristics, evaluation of conformity and marking.
•
EN 14041:2004 Resilient, textile and laminate floor coverings. Essential characteristics.
•
EN 13964:2004 Suspended ceilings. Criteria and test methods.
•
EN 13999-1:2007 Adhesives – Short term method for measuring the emission properties of low-solvent or
solvent-free adhesives after application – Part 1: General procedures.
•
EN 233:1999. Wallcoverings in roll form – Specification for finished wallpapers, wall vinyls and plastics
wallcoverings.
•
EN 234: Specification for wallcoverings for subsequent decoration.
•
EN 259-1:2001 Wallcoverings in roll form – Heavy duty wallcoverings – Part 1: Specifications.
•
EN 266:1992 Specification for Textile wallcoverings.
•
EN 717-1:2004 Wood-based panels Determination of formaldehyde release. Formaldehyde emission by the
chamber method.
•
EN 13999-2:2007. Part 2: Determination of volatile organic compounds.
•
EN 13999-2:2007. Part 3: Determination of volatile aldehydes.
•
EN 13999-2:2007. Part 4: Determination of volatile diisocyanates.
•
EN 12149:1997 Wallcoverings in roll form – Determination of migration of heavy metals and certain other
elements, of vinyl chloride monomer and of formaldehyde release.
•
EN 13300:2001 Paints and varnishes – water-borne coating materials and coating systems for interior walls
and ceilings – Classification.
•
Directive 2004/42/CE of the European Parliament and of the Council of 21 April 2004 on the limitation of
emission of volatile organic compounds due to the use of organic solvents in certain paints and varnishes
and vehicle refinishing products and amending Directive 1999/13/EC. Official Journal of the European Union
L.143/87, 30.4.2004.
•
EN ISO 11890-2:2006 Paints and varnishes. Determination of volatile organic compound (VOC) content.
Gas-chromatographic method.
•
BRE Digest 464 VOC Emissions from Building Products - Part 1: "Sources, testing and emission data",
Chuck Yu, Derrick Crump, CRC Ltd, 2002
•
BRE Digest 464 VOC Emissions from Building Products - Part 2: "Control, evaluation and labelling
schemes", Chuck Yu, Derrick Crump, CRC Ltd, 2002.
Hea 10
•
EN 15251:2007 Energy performance of buildings – Criteria for the indoor environment including thermal,
indoor air quality, light and noise.
•
ISO EN 7730: 2005 Ergonomics of the thermal environment - Analytical determination and interpretation of
thermal comfort using calculation of the PMV and PPD indices and local thermal comfort criteria
•
BRE’s Environmental Design Guide for Naturally Ventilated and Daylit Offices. Report 345.
•
CIBSE Applications Manual AM11 Building energy and environmental modelling, CIBSE, 1998.
Hea 13
© BRE Global Ltd 2012
348
•
Schedule of changes to the standard
BREEAM Europe Commercial 2009
EN ISO 717-1 Acoustics – Rating of sound insulation in buildings and of building elements. Part 1. Airborne
sound insulation, 1997.
•
EN ISO 717-2 Acoustics - Rating of sound insulation in buildings and of building elements. Part 2. Impact
sound insulation, 1997.
•
EN ISO 140-7 Acoustics – Measurement of sound insulation in buildings and of building elements. Part 7.
Field measurements of impact sound insulation of floors, 1998.
•
EN ISO 140-4:1998 Acoustics – Measurement of sound insulation in buildings and of building elements. Part
4. Field measurements of airborne sound insulation between rooms
Ene 1
•
“Energy Performance of Buildings Directive (EPBD)” http://www.diag.org.uk/
•
ASHRAE Energy Standard 90.1-2007.
•
“Thermal Insulation: Avoiding Risks”, C. Stirling, BRE Press, 2002.
•
“U-Values in Europe” http://www.eurima.org/index.php?page=u-values-in-europe
•
“Ventilation for Non-Residential Buildings – Performance Requirements for Ventilation and RoomConditioning Systems”.
•
www.aiisa.it/news/norma%20europea%20CEN%20TC%20156%20pr-EN13779.pdf
•
“Ventilation for Buildings – Air Handling Units – Mechanical Performance”.
•
http://www.sistem-klima.com.tr/pdf/standards/prEN1886.pdf
Ene 6
•
EN 13187 Thermal performance of buildings, “Qualitative detection of thermal irregularities in building
envelopes. Infrared method”.
Ene 7
•
“Guidelines on Energy Efficiency of Lift & Escalator Installations”, EMSD, 2007.
Ene 8
•
“Energy consumption and efficiency potentials of lifts”, Jürg Nipkow, Max Schalcher, Swiss agency for
efficient energy use S.A.F.E.
•
ISO DIS25745-1 Energy performance of lifts, escalators and moving walks – Part 1 Energy and conformance
Ene 9
•
“Guidelines on Energy Efficiency of Lift & Escalator Installations”, EMSD, 2007.
Tra2
•
OECD (1994). Creating rural indicators for shaping territorial policy. Organisation for Economic Co-operation
and Development.
Tra 4
•
EN 12464-2 Lighting of work places - Part 2: Outdoor work places, 2007
•
European Transport Safety Council (ETSC) http://www.etsc.eu/home.php
•
Safety of pedestrians and cyclists in urban areas, ETSC, 1999
Tra 5 & 6
•
A travel plan resource pack for employers, DfT, 2000.
•
A good practice guide to green travel plans BCO, 2004.
•
The Essential Guide to Travel Planning, DfT, 2008.
•
Transport Energy Best Practice, A Guide on Travel Plans for Developers, DfT, 2005.
Wat 1 & 2
•
CEN EN 997: WC pans and WC suites with integral trap, 2003.
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
References
349
Wat 5
•
EN 752:2008 Drain and sewer systems outside buildings
•
EN 12056:2000 Gravity drainage systems inside buildings
•
EN 12566:2000 Small wastewater treatment plants <50PT
•
BRE Digest 365 Soakaway Design
•
BRE Good Building Guide No 42 Reed Beds
Mat 1/2/6
•
The Green Guide to Specification: www.thegreenguide.org.uk
•
Envest – http://www.bre.co.uk/page.jsp?id=52
•
Green Globes – http://www.greenglobes.com/
•
Equer from Ecole des Mines – http://www.cenerg.ensmp.fr/english/logiciel/indexequer.html
•
Eco-Quantum from IVAM – http://www.ivam.uva.nl/index.php?id=59&L=1
•
ATHENA® Impact Estimator for Buildings - http://www.athenasmi.ca/tools/impactEstimator
Mat5
•
EU Eco-Management and Audit Scheme (EMAS) (www.emas.org.uk/aboutemas/mainframe.htm)
(http://europa.eu.int/comm/environment/emas/index_en.htm)
•
International Standards for Organisation (ISO) www.iso.org/iso/en/ISOOnline.frontpage
•
Convention on International Trade in Endangered Species of Wild Flora and Fauna (CITES)
(http://www.cites.org/)
•
EU Forest Law Enforcement, Governance and Trade (FLEGT) Action Plan (http://europa.eu.int/)
•
SGS timber tracking programme (http://www.sgs.com/forest_services_?serviceId=8535&lobId=5548)
•
TFT – Tropical Forest Trust (http://www.tropicalforesttrust.com/)
•
FERN - European NGO campaigning for forests (www.fern.org)
•
ProForest (www.ProForest.net)
•
WWF (www.panda.org)
•
Greenpeace Ancient Forest Campaign (www.greenpeace.org)
•
Forests Forever Campaign (www.forestsforever.org)
•
TFT - Tropical Forest Trust publication “Good Wood, Good Business” – (www.tropicalforesttrust.com)
•
“Good Wood Guide”, Friends of the Earth/ Flora and Fauna International, 2002- (www.goodwoodguide.com)
•
Wood for Good (www.woodforgood.com)
•
“Certification of Forest Products”, BRE, 1999.
•
Saving the Wood, Building for a Future (Autumn 2001)
Wst 1
•
For information and further advice on Site Waste Management Plans and to freely download BRE’s new
SMARTWaste Plan tool visit: www.smartwaste.co.uk
•
Revised European Waste Framework Directive, June 17, 2008
http://www.europarl.europa.eu/sides/getDoc.do?pubRef=-//EP//TEXT+TA+P6-TA-20080282+0+DOC+XML+V0//EN
•
European Environment Agency http://www.eea.europa.eu/
•
European Demolition Association http://www.eda-demolition.com/
•
European Waste Catalogue for definition of hazardous waste:
http://www.envirowise.gov.uk/page.aspx?o=166037
Wst 2
© BRE Global Ltd 2012
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•
Schedule of changes to the standard
BREEAM Europe Commercial 2009
AggRegain website (managed by WRAP) has many case studies, guidance and specifications for using
recycled and secondary aggregates: www.aggregain.org.uk
•
MINRES website has technical information and case studies relating to the use of recycled and secondary
aggregates in a number of high value applications e.g. bricks, concrete etc., and can also help users to
locate sources of secondary aggregates: www.minres.co.uk
Wst 3
•
Metric handbook – Planning and design data, Adler, Architectural Press, 2nd Ed., 1999.
LE2
•
CLEA Overview Documents (These and other documents relating to CLEA are available from the
Environment Agency’s website: www.environment-agency.gov.uk):
§
CLR 7: Assessment of risks to human health from land contamination; an overview of the development
of Soil Guideline Values and related research.
•
§
CLR 8: Potential contaminants for the assessment of land.
§
CLR 9: Contaminants in soil: collation of toxicological data and intake values for humans.
§
CLR 10: The Contaminated Land Exposure Assessment (CLEA) model: technical basis and algorithms.
Further advice and technical publications are available for download from the Environment Agency’s
website: www.environment-agency.gov.uk, including;
•
§
Remedial methods for contaminated groundwater.
§
Verification of treatment performance – How sure can you be?
§
Issues for the selection of remedial strategies, good practice guidance.
§
Process-based remediation of land contamination.
BS 10175: 2001, Investigation of potentially contaminated sites – code of practice
LE6
•
Earthwatch Europe: www.businessandbiodiversity.org
•
European Environment Agency http://www.eea.europa.eu/themes/biodiversity
•
European Bioforum http://www.nbu.ac.uk/bioforum/
Pol 1
•
Guidance note 01 New CFC’s, HCFCs, HFC’s and halons, Professional and practical guidance on
substances that deplete the ozone layer, CIBSE, 2000.
•
Code of practice for the minimisation of refrigerant emissions from refrigerating systems, Institute of
Refrigeration, Institute of Refrigeration, 1995.
•
“Thermal Guidelines for Data Processing Environments”, ASHRAE, 2004.
•
EC F-gas Regulation 842/2006: http://eurlex.europa.eu/LexUriServ/LexUriServ.do?uri=OJ:L:2006:161:0001:0011:EN:PDF
•
EN 378-1:2000, Specification for refrigerating systems and heat pumps. Safety and environmental
requirements. Part 1 - Basic requirements, definitions, classification and selection criteria
Pol 2
•
Code of practice for the minimisation of refrigerant emissions from refrigerating systems, Institute of
Refrigeration, 1995.
•
Guidance Note 01 – New CFC’s, HCFC’s, HFC’s and halons, Professional and practical guidance on
substances that deplete the ozone layer, CIBSE, 2000.
•
EC F-gas Regulation 842/2006: http://eurlex.europa.eu/LexUriServ/LexUriServ.do?uri=OJ:L:2006:161:0001:0011:EN:PDF
© BRE Global Ltd 2012
BREEAM Europe Commercial 2009
•
References
351
EC F-gas Regulation 842/2006: http://europa.eu.int/eurlex/lex/JOHtml.do?uri=OJ:L:2006:161:SOM:EN:HTML
•
EC Regulation 2037/2000 http://eurlex.europa.eu/LexUriServ/LexUriServ.do?uri=CELEX:32000R2037:EN:NOT
•
EN 378-1-4, Specification for refrigerating systems and heat pumps. Safety and environmental requirements,
2000.
Pol 4
•
EN 297:1994. A1:1995, A2:1996, A3:1996, A5:1998 and A6:2003 Gas-fired central heating boilers, page 42,
table 14, section 3.6.2
•
EN 676:2003. A2:2008 – Automatic forced draught burners for gaseous fuels
Pol 5
•
EU Floods Directive 2007/60/EC on the assessment and management of flood risks,
http://ec.europa.eu/environment/water/flood_risk/key_docs.htm
•
EN 12056-3, Gravity drainage systems inside buildings — Part 3: Roof drainage, layout and calculation.
•
EN 752: 2008, Drain and sewer systems outside buildings
•
http://ec.europa.eu/environment/water/index_en.htm
•
http://www.floodsite.net
•
http://www.worldweather.org.
•
C623 Standards for the repair of buildings following flooding, CIRIA, 2005.
•
C523 Sustainable urban drainage systems – best practice manual for England, Scotland, Wales and
Northern Ireland, CIRIA, 2001.
•
C697 The SUDS Manual, CIRIA, 2007.
•
Flood estimation handbook, Centre for ecology and hydrology, National Environmental Research Council,
1999.
•
Flood estimation for small catchments, Marshall DCW and Bayliss AC. IOH Report No.124. Institute of
hydrology, Wallingford, 1994.
•
BRE Good Repair Guide 11 Repairing Flood Damage, Part 1-4, BRE Press, 1997.
•
BRE Digest 365 Soakaway design, BRE, 1991.
•
BRESOAK Soakaway design software (2007) http://www.brebookshop.com/details.jsp?id=376
Pol 6
•
EN 858-2:2003 Separator systems for light liquids (e.g. oil and petrol)
•
EN 1825-2:2002 Grease separators
•
EN 1253-5:2003 Gullies for buildings. Gullies with light liquids closure.
•
EN 12056-3, Gravity drainage systems inside buildings — Part 3: Roof drainage, layout and calculation.
•
EN 752-4: 1997, Drain and sewer systems outside buildings — Part 4: Hydraulic design and environmental
considerations
•
BRE Digest 365 Soakaway design, BRE, 1991.
•
BRESOAK Soakaway design software (2007) http://www.brebookshop.com/details.jsp?id=376
•
Figures for rainfall are available from http://www.worldweather.org.
Pol 7
•
Guide on the Limitation of the effects of obtrusive light from outdoor lighting installation, Commission
Internationale D’éclairage (CIE), Publication 150, 2003.
•
Guidelines for minimising sky glow, Commission Internationale D’éclairage (CIE), Publication 126, 1997.
© BRE Global Ltd 2012
352
Schedule of changes to the standard
BREEAM Europe Commercial 2009
The following downloads are uncontrolled copies used with permission of BRE Global.
All rights reserved. Please visit www.breeam.org for more information
•
EN 12464-2:2007 Light and lighting – Lighting of work places – part 2: Outdoor work places
Pol 8
•
ISO 1996-1:2003 Acoustics -- Description, measurement and assessment of environmental noise -- Part 1:
Basic quantities and assessment procedures
•
ISO 1996-2:2007 Acoustics — Description, measurement and assessment of environmental noise — Part 2:
Determination of environmental noise levels
•
ISO 1996-3:1987 Acoustics -- Description and measurement of environmental noise -- Part 3: Application to
noise limits
•
European Directive 2002/49/EC relating to the assessment and management of environmental noise
•
European Directive 2000/14/EC on the approximation of the laws of the Member States relating to the noise
emission in the environment by equipment for use outdoors.
© BRE Global Ltd 2012
Tel: +44 (0)191 490 1547
Fax: +44 (0)191 477 5371
Email: [email protected]
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