The Energy Hierarchy is now enshrined within the BREEAM assessment process

Kat Zahran looks at effective management of BREEAM assessments, advice for clients in achieving BREEAM ratings, and what to expect in 2012

BREEAM: Happy 21^st, look how much you’ve grown!

Just in case the fanfare from the BRE didn’t reach your office and you’re unaware, BREEAM (the Building Research Establishment Environmental Assessment Method) celebrated its 21^st anniversary in 2011 with a new issue of the non-domestic scheme. Once a voluntary standard, the rise of BREEAM as a requirement in both Local Authority Development plans and also as a funding or client requirement has led to it becoming the chosen rating standard for buildings in the UK.

Periodic updating of BREEAM is necessary to keep the standard ahead of the increasingly stringent environmental performance standards set by building regulations and environmental legislation. An updated version of the scheme, BREEAM 2011, was launched last summer.

BREEAM has suffered in the past from labels of inflexibility and concentration on very specific aspects of environmental specification, such as an emphasis on cycle racks and re-use of structure, at the potential expense of more diverse project objectives that are not reflected within the standard.

Of course BREEAM can never hope to fully reflect the enormous diversity of all building projects and procurement routes, but its intentions are always honourable. BREEAM Assessors are encouraged to test its flexibility and challenge it so that feedback improves future versions. The implementation of the 2011 scheme is no exception.

BREEAM 2011 scheme settles in

If it’s not written down, it’s not evidence

The launch of the 2011 scheme in mid summer last year led to the usual scramble to register projects against the outgoing 2008 scheme in order that projects would have the choice to select the version of the assessment standard providing the maximum flexibility for their needs.

Six months on, the 2011 scheme has permeated through to some projects, and the impact of the changes can now begin to be seen:

• Re-classification and consolidation of credit issues into packages of related items has enabled design teams to consider related issues together, eg new credit issue ‘Safety and Security’ now includes the 2008 related credit issues of Security (Man 8), Pedestrian and Cycle Safety (Tra 4), and Deliveries and Manoeuvring (Tra 8).
• Updated benchmarks and collection of additional data on key performance indicators has enabled the BRE to build a better picture of overall building performance including life cycle CO₂ emissions, construction and operational water consumption, construction waste volumes and VOCs emissions.
• The Energy Hierarchy is now enshrined within the assessment process to reflect the relative weighted contribution of the following benchmarks: energy efficiency, energy consumption, carbon performance. This is a change from the 2008 scheme direct conversion of EPC asset ratings into a scale of credits and encourages earlier consultation between architects and services engineers.
• The introduction of BREEAM In Use Audits for Excellent-rated buildings, as well as Outstanding ones, to allow lessons to be learned more quickly, and more effectively, from buildings in use.

BREEAM: top tips and project management

Safe pedestrian route

BREEAM, for the inexperienced, can be a baptism of fire, and every project has its challenges. Based on RPS’s experience, for the best to be gained from the scheme, and for assessments to run smoothly, there are some golden rules:

1. Appoint and involve your assessor early: you will gain extra credits and cause fewer changes in design. Your design team will have to spend specific time on BREEAM issues; take account of this in appointments.

2. Assign responsibilities: assign a design team member as ‘credit owner’ for individual areas.

3. No shortcuts: consider the quality requirements of the process and follow advice diligently; reading the technical requirements manual is essential. If it’s not written down, it’s not evidence. Evidence needs to be clear and justify why the design meets the full BREEAM requirements, otherwise the assessor is likely to withhold the credit. Cutting corners in producing the evidence causes delays.

4. Updates and scenarios: request regular updates as your score progresses and score different worst case/optimistic scenarios. Use an assessor with access to a specific BREEAM project management system such as Tracker Plus where assessments can be accessed interactively by the design team.

5. Be honest – if you’re not sure, ASK! If a credit is confusing you and you are unsure how to meet it, ask your Assessor who may submit a technical query to the BRE on your behalf.

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BREEAM: RIBA Accredited CPD from RPS

RIBA has accredited RPS to provide BREEAM CPD seminars covering the following:

• What is BREEAM?
• Does your project require a BREEAM assessment?
• Benefits of obtaining BREEAM accreditation
• £costs
• Which scheme applies to your building?
• How the assessment process works: predictive, design/procurement and post construction stages
• How and when to get started
• Roles and responsibilities
• Common mistakes
• Evidence quality
• RPS’ top tips

These CPD seminars are free, but slots are limited on a first-come-first-served basis. If you are interested in booking this seminar then further details are available on the RIBA website or you can contact us directly.

Kat Zahran is a Senior Consultant and BREEAM Accredited Professional at RPS Planning & Development’s Brighton Office, which specialises in BREEAM Assessments, Noise, Health Impact Assessment, Environmental Permitting, Sustainability and Air Quality.