Non-fitted, speculative new buildings (often referred to as shell and core buildings) can be assessed using the BREEAM New Construction scheme.
The application of the BREEAM New Construction assessment criteria for a shell and core building, for the majority of BREEAM assessment issues, will be straightforward. However, several of the BREEAM issues and their criteria are tailored to assess a building that is being fitted out. These BREEAM issues will not be scoped out of the assessment of a shell and core new building. Ultimately the building will be used in a fitted-out state, the BREEAM assessment and rating must therefore reflect the environmental performance of the building based on its intended use.
It is recognised however, that it may not be possible for a shell and core design/specification to demonstrate compliance with some of the BREEAM criteria, as fit-out decisions relating to certain aspects of a new building will be made by the future tenant, who at the time of the interim or final assessment stage may not be known. Subsequently BRE Global recognise that there is a need for a degree of flexibility in applying BREEAM to new shell and core building design and specification, to recognise the scope of limitations and opportunities open to the developer to influence the final fitted-out performance of the building.
There are four options available to clients who are using BREEAM to assess a new shell and core building. Each option provides a different level of robustness to assessing and demonstrating compliance with BREEAM issues from a shell and core perspective and therefore each has a different value in terms of its contribution towards the BREEAM percentage score and rating.
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. As such, Green Lease Agreements (or ‘green’ clauses/sections in a standard lease agreement) can be used as evidence demonstrating compliance with the relevant BREEAM issue criteria at the interim and post construction stages of assessment.
Where a legally binding tenancy agreement is provided as evidence and it commits the tenant’s fit-out to meet the criteria of a BREEAM issue, the full value of the available credits for that issue can be awarded.
In developments with multiple tenants, provided at least 75% of the net lettable floor area within the tenanted building/development is covered by a compliant lease agreement, this will be acceptable for the purposes of awarding BREEAM credits.
As an alternative to a Green Lease, developers may demonstrate part compliance with BREEAM issues 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 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 issue or requirement, half of the value of the available credits can be achieved and contribute towards the overall BREEAM score and rating. It should also be noted that not all fit-out related BREEAM assessment issues permit the use of the Green Building Guide as a means of demonstrating compliance (refer to the table of issues below). For example, it is not permitted as an option for modelling energy consumption for the reduction of CO2 emissions issue (Ene 01). The performance/modelling must be based on either the actual fit-out specification or the most energy intensive fit-out specification permissible under Approved Document Part L of the Building Regulations i.e. the maximum design fit-out specification.
The BREEAM assessor should note that Green Building Guides which simply copy BREEAM scheme criteria verbatim do not necessarily demonstrate compliance with this option. The Guide produced must be specific to the building, its layout and function. The BREEAM related requirements and advice included in the Guide must reflect what a tenant’s fit-out specification can realistically achieve given the opportunities and limitations of the core building and its services.
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 verified using both evidence provided by the shell and core project team/client 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.
Where the developer of the shell and core building cannot confirm compliance with a particular issue or chooses not to produce a compliant 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 compliance with a particular BREEAM issue cannot be verified), the BREEAM credits available for the particular issue must be withheld.
The table below lists the BREEAM New Construction assessment issues and highlights the following:
|Ref||Issue||Compliance influenced by
|Man 01||Sustainable procurement||Yes||Y||Y||Y||Y||Yes|
|Man 02||Responsible construction practices||No||-||-||-||-||-|
|Man 03||Construction site impacts||No||-||-||-||-||-|
|Man 04||Stakeholder participation||Yes||Y||-||Y||Y||Yes|
|Man 05||Service life planning and costing||Yes||N||N||N||N||Yes|
|HEALTH & WELLBEING|
|Hea 01||Visual comfort||Yes||Y||Y||Y||Y||Yes|
|Hea 02||Indoor air quality||Yes||Y||Y||Y||Y||Yes|
|Hea 03||Thermal comfort||Yes||Y||Y||Y||Y||Yes|
|Hea 04||Water quality||Yes||Y||Y||Y||Y||Yes|
|Hea 05||Acoustic performance||Yes||N||N||N||N||Yes|
|Hea 06||Safety and security||No||-||-||-||-||-|
|Ene 01||Reduction of CO2 emissions||Yes||Y||N||Y||Y||Yes|
|Ene 02||Energy monitoring||Yes||Y||Y||Y||Y||Yes|
|Ene 03||Energy efficient external lighting||Yes||Y||Y||Y||Y||Yes|
|Ene 04||Low or zero carbon technologies||Yes||Y||N||Y||Y||Yes|
|Ene 05||Energy efficient cold storage systems||Yes||Y||Y||Y||Y||Yes|
|Ene 06||Energy efficient transportation systems||Yes||Y||Y||Y||Y||Yes|
|Ene 07||Energy efficient laboratory systems||No||-||-||-||-||-|
|Ene 08||Energy efficient equipment (process)||Yes||Y||Y||Y||Y||Yes|
|Ene 09||Drying space||Yes||Y||Y||Y||Y||Yes|
|Tra 01||Public transport accessibility||No||-||-||-||-||-|
|Tra 02||Proximity to amenities||No||-||-||-||-||-|
|Tra 03||Cyclist facilities||Yes||N||N||Y||Y||Yes|
|Tra 04||Maximum car parking capacity||Yes||N||N||Y||Y||Yes|
|Tra 05||Travel plan||No||N||N||N||N||Yes|
|Wat 01||Water consumption||Yes||Y||N||Y||Y||Yes|
|Wat 02||Water monitoring||Yes||Y||Y||Y||Y||Yes|
|Wat 03||Water leak detection and prevention||Yes||Y||Y||Y||Y||Yes|
|Wat 04||Water efficient equipment (process)||No||-||-||-||-||-|
|Mat 01||Life Cycle Impacts||Yes (for floor finishes only)||Y||Y||Y||Y||Yes|
|Mat 02||Hard landscaping and boundary protection||No||-||-||-||-||-|
|Mat 03||Responsible sourcing of materials||No||-||-||-||-||-|
|Mat 05||Designing for robustness||Yes||Y||Y||Y||Y||Yes|
|Wst 01||Construction waste management||No||-||-||-||-||-|
|Wst 02||Recycled aggregates||No||-||-||-||-||-|
|Wst 03||Operational waste||Yes||N||N||N||N||Yes|
|Wst 04||Speculative Floor Finishes||Yes||N||N||Y||Y||No|
|LAND USE & ECOLOGY|
|Ecological value of site and protection of ecological features||No||-||-||-||-||-|
|Mitigating ecological impact||No||-||-||-||-||-|
|Enhancing site ecology||No||-||-||-||-||-|
|Long term impact on biodiversity||No||-||-||-||-||-|
|Pol 01||Impact of refrigerants||Yes||Y||Y||Y||Y||Yes|
|Pol 02||NOx emissions from heating source||Yes||Y||Y||Y||Y||Yes|
|Pol 03||Surface water run-off||No||-||-||-||-||-|
|Pol 04||Reduction of night time light pollution||Yes||Y||Y||Y||Y||Yes|
|Pol 05||Noise attenuation||Yes||Y||Y||Y||Y||Yes|
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 developer. For issues reliant upon compliance of tenant areas/fit-out items, the minimum standards are still applied to those areas and compliance can be demonstrated via one of three permissible options i.e. the lease agreement, green building guide or tenant fit-out specification.