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Part of the BRE Trust
BREEAM Refurbishment and Fit-out 2014 Briefings
BREEAM for Refurbishment and Fit-out
– Follows 2 years of development
– Draft scheme published and consultation from 19th July 2014
– Launched at MIPIM 15th October 2014
– Replaces 2008 scheme for refurbishment from midnight on 16th
February 2015
– ‘Go live’ 31st October for manual, tools, assessments and registrations
Briefing session
– Background
– Introduction
– How to engage with the scheme
– Technical overview• Differences with BREEAM 2008 and BREEAM NC
2014• Consultation feedback and how this has been
addressed– Future work
Background
Key headlines
18% - UK emissions from non domestic buildings
90% - properties EPC Band C or worse
62% - proportion of tenanted commercial property
Green buildings pay
– There is increased investor demand for high quality properties with low risk
– Certified buildings are more highly valued and safer long-term investments
Aviva investors use of BREEAM
“All new acquisitions must have a BREEAM rating”
“BREEAM is a strong rating tool that helps sound, responsible property investment”
“Tenants will discard of buildings that don’t have BREEAM ratings”
Michael Borello, Aviva investors, MIPIM UK 2014
Benefits of BREEAM Refurbishment and Fit-out
• Flexible whilst being transparent about your scope of works
• Can be used for all building types (including mixed new build/refurb)
• Provides comparability between projects
• Empathetic with historic buildings e.g. grade 1, 2, 2* listed buildings
• Assists with Corporate Social Responsibility (CSR) obligations
Benefits of BREEAM Refurbishment and Fit-out
• Get ahead of your competition & showcase industry best practice
• Save operating costs and reduce risk
• Minimise water use, CO2 emissions and waste
• Enhance occupant comfort and increase productivity
“should fill a gap for existing historic buildings that has been difficult to grapple with for a long time.”
“the increased sophistication in assessment for all types of refurbishment schemes is a breath of fresh-air”
Progressive Heritage
Feedback on the new scheme so far
Pilot projects
– Identify the opportunities and limitations with improving sustainability in existing building fit-out and refurbishment projects
– Develop a new flexible structure for BREEAM that can work for a wider range of refurbishment and fit-out projects
Pilot projects
Green Investment Bank, Edinburgh
– BREEAM ‘Excellent’ fit-out
– 7th floor of a BREEAM Excellent rated building
– Fit-out score benefitted from a high performing base build
– Helped highlight what issues they could influence as part of the fit-out i.e.• Base build services cannot
be further improved
Introduction to the scheme
Structure
– Modular structure with a mix and match type approach
– Clients can gain certification against the parts relevant to their scope of work
– Provides flexibility
– Provides comparability across the property market
How it works:– The online assessment tool will filter the applicable criteria
automatically based upon rules set out in the technical manual– The criteria not applicable to an assessment part are filtered out from the
assessment
– The separate parts combine to provide a single score and rating e.g. a parts 2 & 3 assessment with an ‘Excellent’ rating
– All assessments are capable of achieving a rating from ‘Pass’ to ‘Outstanding’ to recognise the performance of that project
– Parts assessed (and not assessed) are clearly labelled on the certificate
– Applicability of a part results in all criteria for that part being relevant – e.g. if Part 2 is applicable, all core services are assessed
– Aspects of the project that already perform well are given recognition – e.g. if the building already has highly efficient boiler plant, this will be recognised in
Ene 01.
– However, aspects that perform poorly that are not being improved, will bring the score down. This reflects that the scheme is a performance based assessment method. A part 2 assessment quantifies the performance of the projects core services.
How it works
Project types
Project type Part 1: Fabric and Structure
Part 2: Core services
Part 3: Local services
Part 4: Interior design
Full refurbishment
ü ü ü ü
Shell & Core to Cat A
ü ü
Cat B fit-out / re-fit
ü ü
Interior refresh ü
Upgrade of centralservices
ü
When is a part applicable?
Part 1 example– Part 1 may be appropriate where alterations are being
made to 50% of the surface area of at least 2 of the following:• Building façade • Roof• Windows• Floor
E.g.
- Replacing 50% of windows
- Renewing cladding on 50% of external walls
When is a part applicable?Part 3 examplePart 3 may be appropriate where at least two of the following are being installed or upgraded:
• Replacement of more than 50% of light fittings, system and controls
• Upgrade of zone controls
• Local ventilation
• Local heating units
• Local cooling units
• Point of use water heaters.
How to engage with the scheme
Understand
– Final technical manual available on www.breeam.com/ndrefurb
Create a pre-assessment
Find an assessor, or explore BREEAM data
Current Fees– Listed in Fee Sheet FS037
• £190 registration fee• Certification fees depend on the parts assessed and size of project
Examples:
250m2 Fit-out certified against parts 3 and 4:– £315 for design stage interim certificate– £160 for final stage certificate (PCR)
2000m2 Major refurbishment certified against parts 1, 2, 3 and 4– £950 for design stage interim certificate
– £295 for final certificate (PCR)
Technical overview
Management
Man 01 Project brief and design
4 credits
Man 02 Life cycle cost and service life planning
4 credits
Man 03 Responsible construction practices
6 credits
Man 04 Commissioning and handover
4 credits
Man 05Aftercare
3 credits
Management– Significant change from 2008, aligning with 2014
– Promotes integrated design and best practice in project management in order to achieve the best sustainability outcome.
Design
Construction
Handover & Aftercare
Management
Man 01: Project brief and design– Aligns with BREEAM New Construction 2014
– Requirement for a project brief to be in place with clear objectives e.g. target energy performance
Man 02: Lifecycle costing and service life planning– Appraisal of fabric options relating to expected life of
refurbished building e.g. looking at 20, 30, 50+ years
– Services looked at for 15+ year life
– Fit-out for 10 year plan
– Man 03: Responsible construction practices• Aligns with BREEAM New Construction 2014
Alternative option for low value projects• Option to achieve 1 credit as alternative to CCS for small value
projects (e.g. Retail fit-out project of less than £1million) where contractor has considerate construction policy implemented e.g. procedures for site cleanliness, reducing impacts on neighbours.
Man 04: Commissioning and handover– Aligns with new construction 2014 and includes:
• Commissioning of new or upgraded services and equipment (Parts 2, 3 and 4)
• Testing and inspection of any work to building fabric (Part 1)
Man 05: Aftercare– Aligns with new construction 2014– Covers development of building users guide and provision of
training for building occupants
Health & wellbeing
Hea 01 Visual Comfort
7 credits
Hea 02 Indoor Air Quality
5 credits
Hea 03 Safe containment in laboratories
2 credits
Hea 04 Thermal comfort
3 credit
Hea 05Acoustic Performance
1 - 4 credits
Hea 06 Safety and security
1 credit
Feedback“Achieving the daylighting criteria in a new build is difficult, never mind in an existing building”
Revised daylighting criteria:1. Improve existing daylighting (aimed at Part 1 projects)
1. 15% for 1 credit2. 30% for 2 credits
2. Maximise use of spaces that benefit from good daylighting through design of internal layout (aimed at fit-out)
View out criteria:1. One credit where 80% of spaces meet the view out criteria2. Two credits where 95% of spaces meet the view out criteria
(aligning with BREEAM New Construction)
Thermal comfort criteria
Feedback“A fit-out will have little impact on thermal comfort as it is mainly influenced by the base building performance”
Thermal modelling– A Part 4 (interior design) assessment should assess suitability of
existing building services and controls
– Fully dynamic modelling not required simple modelling acceptable for simple systems e.g. parts 3 and 4
– Thermal modelling for a projected climate change scenario not required for a part 3 or 4 assessment
Hea 04 Thermal comfort
3 credit
Energy
Ene 01 Red’n of energy use and carbon emissions
12 credits
Ene 02 Energy monitoring
2 credits
Ene 03 External lighting
1 credit
Ene 04 Low carbon design
3 credits
Ene 05 Energy efficient cold storage
2 credits
Ene 06 Energy efficient transportation
3 credits
Ene 07 Energy efficient laboratories
5 credits
Ene 08 Energy efficient equipment
2 credits
Ene 09 Drying space
1 credit
Summary – differences from BREEAM 2008
Energy
Ene01– Ene 01 credits based upon improvement over existing
– No longer just based upon CO2 index, now using triple metric
– New elemental approach tailored for fit-out
Other changes– New Ene04 credit focusing on low carbon design
– Transportation credit tailored for existing transportation systems
– Other issues based on New Construction 2014, adapted for refurbishment and applicability
Ene 01: Recognising existing baseline
A B C D E F G
35%
30%
25%
20%
15%
10%
5%
0%
– If a building already performs well, it will require smaller improvements to achieve energy credits
– If a building perform poorly, it will require significant improvements to achieve credits
BREEAM Refurbishment elemental approach (option 2) – Assesses performance based upon the influence a project has over
building energy performance
– BREEAM refurbishment energy tool can assess performance of landlord areas separately from tenant areas
- Fabric U values- Infiltration rates
- Heat generation - Cooling generation
- - Distribution systems
- Air handling units etc.
- Lighting- Local heating
- Local hot water- Local cooling
- Local ventilation- Controls
Historic buildings report: 2 credits– Where a historic buildings report has been developed with input
from a ‘Suitably Qualified Heritage Conservation Specialist’
– A detailed study to look at options that may be adopted within constraints of the building e.g. potential glazing options
– Use of best practice to consider responsible retrofit
New paper: Sustainable refurbishment of heritage buildings
Key finding: Heritage buildings tend to out-perform standard refurbishment projects and almost perform as well as new build projects!
– Outlines the common challenges and solutions for heritage buildings in achieving high BREEAM ratings
– Includes example solutions from case study buildings
Materials
Mat 02 Hardlandscaping & boundary protection
1 credit
Mat 03 Responsible sourcing of materials
4 credits
Mat 04 Insulation
1 credit
Mat 05 Designing for durability & resilience
1 credit
Mat 06 Material efficiency
1 credit
Mat 01 Life cycle impacts
6 credits
Mat 01 Environmental Impact of materials
Option 1: Whole project / BIM LCA– 6 Credits available
– Credits awarded depending on:• Scope of LCA study• Quality of data• Robustness of LCA tool
Option 2: Elemental approach– 4 Credits available
– Credits awarded depending on:• Percentage of elements re-used in situ• Percentage of new products with robust environmental
information
Mat 01 Environmental impact of materials
6 credits
Mat 06: Material efficiency
– Measures have been identified and implemented that optimise material use
Examples:Fabric: Can existing windows be repaired, rather than replaced?
Services: Can lengths of ductwork be reduced or the need for services avoided?
Interiors: Can the size of materials be adjusted to reduce offcuts, can partitions be re-used or demountable partitions used?
Mat 06 Material efficiency
1 credit
Waste
Wst 01 Project waste management
4 credits
Wst 02 Recycled aggregates
1 credit
Wst 03 Operational waste
1 credits
Wst 04 Speculative floor & ceiling finishes
1 credit
Wst 05 Adaptation to climate change
1 credit
Wst 06 Functional adaptability
1 credit
Wst 01 Project waste management
New criteria for:• Conducting a Pre-refurbishment audit prior to strip-out
• 2 credits for direct re-use of materials onsite, offsite or closed-loop recycling • e.g. returning ceiling tiles to ceiling tile manufacturer for
closed loop recycling• New resource efficiency benchmarks and requirements for
recording waste data
Wst 01 Project waste management
4 credits
Wst 06 Functional adaptability
– Functional adaptability study
– Implementation of measures that enable changes to the future function of the space
Example– Part 1: use of systems that allow easy replacement
of components– Part 2/3: potential for future expansion of systems
Wst 06 Functional adaptability
1 credit
Water
Wat 01 Water consumption
5 credits
Wat 02 Water monitoring
1 credit
Wat 03 Water leak detection
2 credits
Wat 04 Water efficient equipment
1 credit
Wat 01: water consumption
– Adjusted to take account of tenant/landlord demise• WC facilities in common areas come under Part 2: Core
services• Part 3 and 4 assessments only include WC facilities, where
within fit-out zone (e.g. tenant areas)• Fit out of a School, hospital etc. would include nearest facilities
Wat 01 Water consumption
5 credits
Wat 02: Water monitoring
Part 2: Core services– Water meter on incoming mains
Parts 2, 3 and 4– Accessible sub-meters for systems that consume more than 10%
of buildings energy demand
– Where the refurbishment or fit-out zone contains minimal water consuming systems (e.g. small kitchenette), this issue is filtered out
Wat 02 Water monitoring
1 credit
Pollution
Pol 01 Impact of Refrigerants
3 credits
Pol 02 NOx Emissions
2 - 3 credits
Pol 03 Flood risk management and reducing runoff
5 credits
Pol 04 Reduction of Night Time Light Pollution
1 credit
Pol 05 Reduction of noise pollution
1 credit
Pol 01 Impact of refrigerants and Pol 02 NOx Emissions
– Aligns with new construction 2014
– Adapted for Part 3 – only applicable where there is local heating or local cooling
– Not applicable to Part 3 where heating and cooling from central plant
Pol 01 Impact of Refrigerants
3 credits
Pol 02 NOx Emissions
2 - 3 credits
Pol 03 Flood risk management and reducing run-off
Parts 1 - 4– Significant changes to make it more applicable
to existing buildings to recognise
“You can’t move the building to an area that is not in a flood risk zone”
– Focus on flood reliance measures for properties on the ground floor level that are at risk
– Upper floors in flood risk zones need a flood management plan e.g. business contingency plan in the event of a flood
Pol 03 Flood risk management and reducing runoff
5 credits
– Pol 04: Reducing night time light pollution– Aligns with New Construction 2014– Applicable for parts 2, 3 and 4 where external
lighting within scope
– Pol 05: Reduction of noise pollution– Aligns with New Construction 2014– Applicable for Parts 2 and 3 where externally
mounted plant is present or newly specified
Pol 04 Reduction of Night Time Light Pollution
1 credit
Pol 05 Reduction of noise pollution
1 credit
Tra 01 Sustainable transport solutions
– First credits available relate to access index based on available transport links
– Where transport links are poor, additional credit is gained where alternative measures implemented e.g.• Electric vehicle charging points• Car share spaces• Digital display points for transport information • Dedicated video conferencing facilities• Enhanced cycling provision• Dedicated bus service• Other measures can be recognised and will be added to the list
once approved
Tra 01Sustainable transport solutions
Up to 5 credits
Ecology categorySite selection issues assessed in BREEAM 2008 removed to recognise a refurbishment or fit-out can’t influence this
LE01 Contaminated land: – removed
LE02 – protection of ecological features– Criteria for selecting a site of low value
removed
LE03: Minimising impacts on site ecology– Removed
Ecology category
LE04: Enhancing ecological value– Only applicable to Part 1 (Fabric and structure)– Change of value criteria removed– Based on site specific advice from an ecologist
LE05: Long term impact on biodiversity– Based on New Construction 2014– Applicable where there is existing landscaped areas
Q&A
Summary
Summary
– Highly relevant and workable scheme for refurbishment and fit-out projects
– Pilots and early adopters already
– Keen growing interest across wide range of sectors
– Future revisions already scheduled
– Welcome continued input and feedback
– Case studies
– Bradford Uni DEC rating E to B
Thank you.
www.breeam.com/ndrefurbwww.breeam.com/projects
@BREWatford
BREEAM Official Group
www.breeam.comwww.greenbooklive.com
