BREEAM Refurbishment and Fit-out 2014 Briefings. Part of the BRE Trust

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1 BREEAM Refurbishment and Fit-out 2014 Briefings Part of the BRE Trust

2 BREEAM for Refurbishment and Fit-out Follows 2 years of development Draft scheme published and consultation from 19 th July 2014 Launched at MIPIM 15 th October 2014 Replaces 2008 scheme for refurbishment from midnight on 16 th February 2015 Go live 31 st October for manual, tools, assessments and registrations

3 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

4 Background

5 Key headlines 18% - UK emissions from non domestic buildings 90% - properties EPC Band C or worse 62% - proportion of tenanted commercial property

6 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

7 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

8 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

9 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, CO 2 emissions and waste Enhance occupant comfort and increase productivity

10 Feedback on the new scheme so far 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

11 Pilot projects Identify the opportunities and limitations with improving sustainability in existing building fitout and refurbishment projects Develop a new flexible structure for BREEAM that can work for a wider range of refurbishment and fit-out projects

12 Pilot projects Green Investment Bank, Edinburgh BREEAM Excellent fit-out 7 th 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

13 Introduction to the scheme

14 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

15 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

16 How it works 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.

17 Project types Project type Part 1: Fabric and Structure Part 2: Core services Part 3: Local services Part 4: Interior design Full refurbishment Shell & Core to Cat A Cat B fit-out / re-fit Interior refresh Upgrade of central services

18 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

19 When is a part applicable? Part 3 example Part 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.

20 How to engage with the scheme

21 Register and assess on

22 Understand Final technical manual available on

23 Create a pre-assessment

24 Find an assessor, or explore BREEAM data

25 Current Fees Listed in Fee Sheet FS registration fee Certification fees depend on the parts assessed and size of project Examples: 250m 2 Fit-out certified against parts 3 and 4: 315 for design stage interim certificate 160 for final stage certificate (PCR) 2000m 2 Major refurbishment certified against parts 1, 2, 3 and for design stage interim certificate 295 for final certificate (PCR)

26 Technical overview

27 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 Man 05 Aftercare 4 credits 3 credits

28 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

29 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

30 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.

31 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

32 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 Hea 05 Acoustic Performance Hea 06 Safety and security 3 credit 1-4 credits 1 credit

33 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 credit 2. 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 criteria 2. Two credits where 95% of spaces meet the view out criteria (aligning with BREEAM New Construction)

34 Thermal comfort criteria Hea 04 Thermal comfort 3 credit 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

35 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

36 Summary differences from BREEAM 2008 Energy Ene01 Ene 01 credits based upon improvement over existing No longer just based upon CO 2 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

37 Ene 01: Recognising existing baseline 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 35% 30% 25% 20% 15% 10% 5% 0% A B C D E F G

38 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

39 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

40 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

41 Materials Mat 01 Life cycle impacts 6 credits Mat 02 Hard landscaping & 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

42 Mat 01 Environmental Impact of materials Option 1: Whole project / BIM LCA Mat 01 Environmental impact of materials 6 credits 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

43 Mat 06: Material efficiency Mat 06 Material efficiency 1 credit 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?

44 Waste Wst 01 Project waste management Wst 02 Recycled aggregates Wst 03 Operational waste 4 credits 1 credit 1 credits Wst 04 Speculative floor & ceiling finishes 1 credit Wst 05 Adaptation to climate change 1 credit Wst 06 Functional adaptability 1 credit

45 Wst 01 Project waste management Wst 01 Project waste management 4 credits New criteria for: Conducting a Pre-refurbishment audit prior to strip-out 2 credits for direct re-use of materials onsite, offsite or closedloop recycling e.g. returning ceiling tiles to ceiling tile manufacturer for closed loop recycling New resource efficiency benchmarks and requirements for recording waste data

46 Wst 06 Functional adaptability Wst 06 Functional adaptability 1 credit 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

47 Water Wat 01 Water consumption Wat 02 Water monitoring Wat 03 Water leak detection 5 credits 1 credit 2 credits Wat 04 Water efficient equipment 1 credit

48 Wat 01: water consumption Wat 01 Water consumption Adjusted to take account of tenant/landlord demise 5 credits 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

49 Wat 02: Water monitoring Part 2: Core services Water meter on incoming mains Wat 02 Water monitoring 1 credit 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

50 Pollution Pol 01 Impact of Refrigerants Pol 02 NO x Emissions Pol 03 Flood risk management and reducing runoff 3 credits 2-3 credits 5 credits Pol 04 Reduction of Night Time Light Pollution 1 credit Pol 05 Reduction of noise pollution 1 credit

51 Pol 01 Impact of Refrigerants Pol 02 NO x Emissions 3 credits 2-3 credits 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

52 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 Pol 03 Flood risk management and reducing runoff 5 credits 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

53 Pol 04 Reduction of Night Time Light Pollution 1 credit Pol 05 Reduction of noise pollution 1 credit 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

54 Tra 01 Sustainable transport solutions Tra 01 Sustainable transport solutions Up to 5 credits 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

55 Ecology category Site 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

56 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

57 Q&A

58 Summary

59 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

60 Thank you. BREEAM Official Group

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