2014 Rfrb PDF

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Terms & conditions

Terms and conditions

DisclaimerThis Scheme Document is the property of BRE Global Limited and is made publicly available for information purposes only. Any testing, assessment, certification or approval activity related to this Scheme Document must be conducted in accordance with BRE Global Limiteds approved processes, and such activity may only be undertaken by authorised employees, agents, and associates of the Building Research Establishment Limited and BRE Global Limited, or Approved Party(ies). Any party wishing to use or reproduce this Scheme Document to offer testing, assessment, certification or approval must apply to BRE Global Limited for training, assessment and an associated licence, in order to qualify as an Approved Party; a fee will normally be charged. BRE Global Limited will not unreasonably refuse such applications. BRE Global Limited accepts no responsibility for any unauthorised use or distribution by others of this Scheme Document and may take legal action to prevent such unauthorised use or distribution.

CopyrightThe information and images contained in this document are the property of BRE Global Limited unless explicitly stated to the contrary, and are protected by copyright laws. The information and images contained in this document may be downloaded and printed without requiring specific permission but remains the intellectual property, technical know-how and copyrighted material of BRE Global Limited. Such material is not to be used in a derogatory manner, in a misleading context or for commercial purposes. Where such material is being issued to others, the source including the web address and copyright status must be acknowledged. We may require you to register your details before downloading certain information or documents.

Trade MarksBRE, BRE Global, BREEAM, Smartwaste and the Green Guide are all trademarks owned by either BRE or BRE Global Limited and may not be used without written permission from BRE or BRE Global Limited.

AcknowledgementsBREEAM UK Refurbishment and Fit-out 2014 has been made possible through the continued efforts of many dedicated BRE Group staff members, the BRE Global Limited Governing Body, the BRE Global Limited Standing Panel of Experts, BREEAM assessors and those who have responded to our consultation calls and meetings or provided feedback in other ways.BRE Global Limited also extends its gratitude to those who support BREEAM by continuing to specify and apply the method and contribute toward a sustainable built environment.

Uncontrolled copy if printed. Valid on day of printing only

BRE Global Ltd 2014

Technical Manual:Version: SD216 Issue:1.0 Issue Date:30/10/2014 i

Contents BREEAMUK Refurbishment and Fit-out 2014

Table of contents

Table of contents ii

List of tables v

List of figures viii

About BRE Global Limited 1

About this Scheme Document 2

Introduction 3

Introduction to BREEAM 4

BREEAM UK Refurbishment and Fit-out 7

When and how to engage with the BREEAM UK Refurbishment and Fit-out scheme 9

How to use the BREEAM UK Refurbishment and Fit-out scheme 11

Scope of the BREEAM UK Non-domestic Refurbishment and Fit-out 2014 13

Scoring and rating BREEAM-assessed buildings 24

The BREEAM evidential requirements 32

Management 39

Man 01 Project brief and design 41

Man 02 Life cycle cost and service life planning 47

Man 03 Responsible construction practices 52

Man 04 Commissioning and handover 60

Man 05 Aftercare 66

Health and Wellbeing 73

Hea 01 Visual comfort 75

Hea 02 Indoor air quality 92

Hea 03 Safe containment in laboratories 106

Hea 04 Thermal comfort 110

Hea 05 Acoustic performance 117

Hea 06 Safety and security 132

Energy 136

Ene 01 Reduction of energy use and carbon emissions 139

Ene 02 Energy monitoring 153

Ene 03 External lighting 160

Ene 04 Low carbon design 163

Ene 05 Energy efficient cold storage 172

Ene 06 Energy efficient transportation systems 176

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Table of contents Contents

Ene 07 Energy efficient laboratory systems 180

Ene 08 Energy efficient equipment 186

Ene 09 Drying space 193

Transport 196

Tra 01 Sustainable transport solutions 198

Tra 02 Proximity to amenities 206

Tra 03 Cyclist facilities 210

Tra 04 Maximum car parking capacity 219

Tra 05 Travel plan 226

Water 230

Wat 01 Water consumption 231

Wat 02 Water monitoring 244

Wat 03 Water leak detection 248

Wat 04 Water efficient equipment 252

Materials 255

Mat 01 Environmental impact of materials 257

Mat 02 Hard landscaping and boundary protection 269

Mat 03 Responsible sourcing of materials 270

Mat 04 Insulation 283

Mat 05 Designing for durability and resilience 288

Mat 06 Material efficiency 294

Waste 299

Wst 01 Project waste management 301

Wst 02 Recycled aggregates 315

Wst 03 Operational waste 320

Wst 04 Speculative finishes 325

Wst 05 Adaptation to climate change 327

Wst 06 Functional adaptability 332

Land Use and Ecology 336

LE 01 Site selection 337

LE 02 Protection of ecological features 338

LE 03 Minimising impact on existing site ecology 342

LE 04 Enhancing site ecology 343

LE 05 Long term impact on biodiversity 346

Pollution 351

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Contents BREEAMUK Refurbishment and Fit-out 2014

Pol 01 Impact of refrigerants 352

Pol 02 NOx emissions 360

Pol 03 Flood risk management and reducing surface water run-off 367

Pol 04 Reduction of night time light pollution 381

Pol 05 Reduction of noise pollution 384

Innovation 388

Inn 01 Innovation 389

Appendices 392

Appendix A BREEAM UK Refurbishment and Fit-out scope and Healthcare building types 393

Appendix B BREEAM UK Refurbishment and Fit-out scope and Education buildings 395

Appendix C BREEAM UK Refurbishment and Fit-out scope and Multi-residential buildings 397

Appendix D - Achieving fully fitted status for a New Construction 2014 shell only or shell and core building 398

Appendix E Applicability of BREEAM UK Refurbishment and Fit-out simple building assessments 399

Appendix F Example of BREEAM UK Refurbishment and Fit-out certificates 404

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List of tables List of Tables

List of tables

Table - 1: BREEAM 2014 Refurbishment and Fit-out environmental sections and assessment issues 8

Table - 2: Non-domestic building types suitable for assessment 14

Table - 3: Typical assessment parts applicable, depending on project type 15

Table - 4: BREEAM rating benchmarks 24

Table - 5: Minimum BREEAM standards by rating level 25

Table - 6: BREEAM Environmental section weightings for common project types 27

Table - 7: Example BREEAM score and rating calculation for a fully fitted building assessed against Parts 1, 2, 3 and 4 28

Table - 8: Minimum standards for a BREEAM Very Good rating 28

Table - 9: BREEAM In-Use KPIs 30

Table - 10: BREEAM Evidence principles 34

Table - 11: Evidence types 36

Table - 12: Minimum values of average daylight factor required 76

Table - 13: Daylighting uniformity criteria 77

Table - 14: Space type and illuminance requirements - both criteria (average illuminance and minimum point illuminance) should be met. 78

Table - 15: View out building specific requirements 80

Table - 16: Internal and external lighting building specific requirements 81

Table - 17: Exemplary level values of average daylight factor required 81

Table - 18: Exemplary level illuminance value requirements - both criteria (average illuminance and minimum point illuminance) should be met. 83

Table - 19: Reflectance for maximum room depths and window head heights 84

Table - 20: VOC criteria by product type 94

Table - 21: BREEAM acoustic criteria for Education buildings 118

Table - 22: BREEAM acoustic criteria for Healthcare buildings 119

Table - 23: BREEAM acoustic criteria for Office buildings 120

Table - 24: BREEAM acoustic criteria for Law courts buildings 121

Table - 25: BREEAM acoustic criteria for Industrial, Retail, Prisons and Other building types 121

Table - 26: BREEAM acoustic criteria for Multi-residential buildings and 'Other residential' institutions 123

Table - 27: EPRNDR benchmark scale 140

Table - 28: Minimum requirements (option 2) 141

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List of Tables BREEAMUK Refurbishment and Fit-out 2014

Table - 29: Innovation credits for carbon neutral unregulated energy and carbon negative 142

Table - 30: Assessment parts and applicable performance components and sub-components 146

Table - 31: Best practice energy efficient measures in laboratories 181

Table - 32: Examples of solutions deemed to comply with the criteria for the reduction of unregulated energy load from significantly contributing systems 186

Table - 33: Credits achieved for alternative transport measures 198

Table - 34: Credits available for each building type relating to the public transport Accessibility Index (AI) score. 199

Table - 35: Alternative transport measures 199

Table - 36: Default hours of operation by building type for a typical day 204

Table - 37: Credits available for Tra02 for different building types 206

Table - 38: Cycle storage criteria for each building type 211

Table - 39: Credits available in Tra04 Maximum car parking capacity for different building types 219

Table - 40: Default occupancy rates by building type 222

Table - 41: BREEAM Credits available for percentage improvement over baseline building water consumption. 232

Table - 42: Applicability of Wat01 according to building and project type 232

Table - 43: Water efficient consumption levels by component type 237

Table - 44: Default performance factors for existing retained water-consuming components 238

Table - 45: Defines for each component type the appropriate data that will need to be collected from manufacturers product information to complete the assessment 239

Table - 46: Percentage of BREEAM Mat 01 calculator points achieved and credits awarded (Option 1) 257

Table - 47: Percentage of BREEAM Mat 01 calculator points achieved and credits awarded (Option 2) 258

Table - 48: Allocation of points awarded 259

Table - 49: Allocating points for elements 263

Table - 50: Example calculation of the percentage available points achieved 264

Table - 51: The number of BREEAM credits achieved is determined as follows 270

Table - 52: Location/use and material categories. 273

Table - 53: Example calculation for route 1 275

Table - 54: Example point allocation and award of credits 276

Table - 55: Example calculation for single material category 277

Table - 56: Example credit calculation for where a combination of routes are used 279

Table - 57: Green Guide rating points/element 285

Table - 58: Applicable building elements, environmental factors and material degradation effects to consider 289

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List of tables List of Tables

Table - 59: examples of material efficiency actions are as follows 296

Table - 60: Examples of useful information to help in the optimisation of materials use at different RIBA Plan of Work stages 297

Table - 61: Refurbishment and fit-out waste resource efficiency benchmarks - Refurbishment (Combinations of Parts 1 - 4) 302

Table - 62: Refurbishment and fit-out waste resource efficiency benchmarks - Part 4 only 302

Table - 63: Diversion of waste for refurbishment and fit-out 303

Table - 64: Options for direct re-use and recycling 303

Table - 65: Calculating the percentage of available points achieved 306

Table - 66: Construction waste groups 311

Table - 67: Minimum levels (by weight and volume) of high grade aggregate specified per application (where present) that is recycled or secondary aggregate 316

Table - 68: Design measures allowing future adaptation 334

Table - 69: Additional measures for the improvement of long term biodiversity 347

Table - 70: Default system operational design life values 355

Table - 71: Average annual leakage rates for the UK 356

Table - 72: List of some common refrigerant types with low GWP 358

Table - 73: Excess oxygen conversion factors 363

Table - 74: Definition of flood zones by country 378

Table - 75: BREEAM UK Refurbishment and Fit-out 2014 issue applicability for simple building assessments 400

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List of Figures BREEAMUK Refurbishment and Fit-out 2014

List of figures

Figure 1: The BREEAM Certification mark 5

Figure 2: BREEAM Refurbishment and Fit-out scheme assessment Parts: 1 to 4 7

Figure 3: Example of Interim certificate at Design Stage 404

Figure 4: Example of Final certificate at Post Construction Stage 405

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About BREGlobal Limited About

About BRE Global LimitedBRE Global Limited (part of the BRE (Building Research Establishment) Group) is an independent third party approvals body offering certification of fire, security and sustainability products and services to an international market.

BRE Global Limiteds mission is to 'Protect People, Property and the Planet'.

We aim to achieve this by:

1. Researching and writing standards 2. Testing and certification in the areas of fire, electronics, security and sustainability 3. Developing world-leading sustainability assessment methods 4. Undertaking research and consultancy for clients and regulators 5. Promulgating standards and knowledge throughout the industry through publications and events 6. Developing and delivering training

BRE Global Limiteds product testing and approvals are carried out by recognised experts in our world renowned testing laboratories.

BRE Global Limited is custodian of a number of world-leading brands including:

1. Building Research Establishment's Environmental Assessment Method (BREEAM) - the worlds leading environmental assessment method for buildings

2. Loss Prevention Certification Board (LPCB) for approval of fire and security products and services.

BRE Global Limited is a trading subsidiary of the BRE Trust, the registered research and education charity which owns the BRE Group.

BRE Global LimitedBucknalls LaneWatfordHertfordshireWD25 9XX

T +44 (0)333 321 8811F +44 (0)1923 664 910

E [email protected]

www.breglobal.comwww.greenbooklive.com

Technical Manual:Version: SD216 Issue:1.0 Issue Date:30/10/2014 1

This document BREEAMUK Refurbishment and Fit-out 2014

About this Scheme DocumentThis document is the technical manual for the BREEAM UK Refurbishment and Fit-out 2014 Scheme. It describes an environmental performance standard against which non-domestic refurbishment and fit-out project in the UK can be assessed and achieve a BREEAM Refurbishment and Fit-out rating.

The Scheme Document and the information detailed within is intended for use by trained, qualified and licensed BREEAM UK Assessors in accordance with the procedural and operational requirements of BREEAM (as described in the BREEAM and CSH: Operational Guidance, SD5070) under the terms and conditions of a BREEAM UK licence. This document should be used by non-BREEAM UK Assessors for reference purposes only.

Changes to this BREEAM Scheme DocumentThis Scheme Document is subject to revision and can be re-issued from time-to-time by BRE Global Limited. A schedule of the publication date for each issue of this document is provided below.

Any additions to this document that necessitates its re-issue will be highlighted throughout the text (note: deletions are not identified in the updated issue). A detailed list of all additions and deletions made to each issue is available separately. BREEAM assessors can download this list of changes from the BREEAM assessor's Extranet. The list of changes is also available to other parties on request; please email [email protected].

Scheme document Issue number Date of Issue

SD216 Issue 0.1 18/07/2014

2 Technical Manual:Version: SD216 Issue:1.0 Issue Date:30/10/2014

Introduction Introduction

Introduction


Introduction BREEAMUK Refurbishment and Fit-out 2014

Introduction to BREEAMBREEAM (Building Research Establishment's Environmental Assessment Method) was the worlds first sustainability rating scheme for the built environment and has contributed much to the strong focus in the UK on sustainability in building design, construction and use. BREEAM is now an international standard that is locally adapted, operated and applied through a network of international operators, assessors and industry professionals. Through its application and use BREEAM helps clients measure and reduce the environmental impacts of their buildings and in doing so create higher value, lower risk assets.

To date, BREEAM has been used to certify over 260,000 building assessments across the building life cycle and it is being applied in over 50 countries.

Aims of BREEAMTo mitigate the life cycle impacts of buildings on the environmentTo enable buildings to be recognised according to their environmental benefitsTo provide a credible, environmental label for buildingsTo stimulate demand and create value for sustainable buildings, building products and supply chains.

Objectives of BREEAMTo provide market recognition of buildings with a low environmental impact.To ensure best environmental practice is incorporated in the planning, design, construction and operation of buildings and the wider built environment.To define a robust, cost effective performance standard surpassing that required by regulations.To challenge the market to provide innovative, cost effective solutions that minimise the environmental impact of buildings.To raise awareness amongst owners, occupants, designers and operators of the benefits and value of buildings with a reduced life cycle impact on the environment.To allow organisations to demonstrate progress towards corporate environmental objectives.

BREEAM is developed and operated to meet the following underlying principles:

Ensure environmental quality through an accessible, holistic and balanced measure of environmental impacts.Use quantified measures for determining environmental quality.Adopt a flexible approach that encourages and rewards positive outcomes, avoiding prescribed solutions.Use robust science and best practice as the basis for quantifying and calibrating a cost effective and rigorous performance standard for defining environmental quality.Reflect the social and economic benefits of meeting the environmental objectives covered.Provide a common international framework of assessment that is tailored to meet the local context including regulation, climate and sector.Integrate building professionals in the development and operational processes to ensure wide understanding and accessibility.Adopt third party certification to ensure independence, credibility and consistency of the label.Adopt existing industry tools, practices and other standards wherever possible to support developments in policy and technology, build on existing skills and understanding and minimise costs.Align technically and operationally with relevant international standards, including the suite of standards on the Sustainability of Construction Works prepared by the European Committee for Standardisation Technical Committee CEN/TC 350.Engage with a representative range of stakeholders to inform ongoing development in accordance with the underlying principles and the pace of change in performance standards (accounting for policy, regulation and market capability).


Introduction to BREEAM Introduction

The aims, objectives and principles of BREEAM are embodied within a Core Technical Standard owned and managed by BRE Global Limited. This is applied through a suite of BREEAM Schemes covering aspects of the built environment life cycle. These schemes are locally developed and operated by a number of different organisations, called National Scheme Operators (NSOs), across a range of countries.

For a full list of BREEAM National Scheme Operators and Schemes visit www.breeam.com.

The UK BREEAM SchemesBRE Global Limited is the National Scheme Operator of BREEAM in the UK. We develop and operate a number of BREEAM schemes, each designed to assess the environmental performance of buildings at various stages in the life cycle, and these include:

BREEAM Communities for the master-planning of a larger community of buildingsBREEAM New Construction for new build, domestic and non-domestic buildingsBREEAM In-Use for existing non-domestic buildings in-useBREEAM Refurbishmentfor domestic and non-domestic building fit-outs and refurbishments

Independent BREEAM assessors, trained, qualified and licensed by BRE Global Limited can undertake a BREEAM assessment using this Scheme Document and associated reporting and calculation tools.

Once an assessment is complete and quality assured BRE Global Limited will issue a BREEAM certificate. The BREEAM certificate provides formal verification that the Assessor has completed an assessment of a building in accordance with the requirements of the scheme and its quality standards and procedures.

A BREEAM certificate provides assurance to any interested party that a buildings BREEAM rating, at the time of certification, accurately reflects its performance against the BREEAM standard.

Anyone wishing to verify the BREEAM rating of a building can do so by either checking its BREEAM certificate, which will contain the certification mark, (see below) or by searching the BREEAM buildings listings on www.greenbooklive.com. Examples of a BREEAM UK Refurbishment and Fit-out 2014 certificate can be found in Appendix H.

Figure 1: The BREEAM Certification mark

Ensuring quality and consistencyAll BREEAM Schemes are developed and operated by National Scheme Operators in accordance with the Code for a Sustainable Built Environment. The Code for a Sustainable Built Environment is a set of strategic principles and requirements which define an integrated approach to the design, management, evaluation and certification of the environmental, social and economic impacts of the built environment.



The Code is interpreted through the BREEAM Core Process and Technical Standards. These linked documents set out the requirements that a compliant scheme must meet in order to be affiliated with the Code. The Standards ensure that a common scientific and performance basis is used by all compliant schemes operated by National Scheme Operators, while ensuring that these are relevant to local demands, standards and practices.

The Code and associated standards are developed and maintained by BRE Global Limited with direction from the BREEAM Strategy Board, under the auspices of the BRE Global Governing Board.

To ensure independence, competence and impartiality, all National Scheme Operators are required to maintain scheme operations accredited to International Standards. In the UK, BRE Global Limited is accredited by the United Kingdom Accreditation Service (UKAS) to:

BS EN ISO 17024 (Conformity assessment - General requirements for bodies operating certification of persons) for BREEAM assessors.BS EN 45011 (General requirements for bodies operating product certification systems) for the complete BREEAM assessment process.

BRE Global Limited is also certified to ISO 9001 for all its BREEAM related activities.

As a certification body accredited by UKAS, BRE Global Limited maintains an open and accountable governance structure. The operation of BREEAM is overseen by an independent Governing Body and a Standing Panel for Peer & Market Review.

The Governing Body represents stakeholder interests to ensure, amongst other things, that we at BRE Global Limited are acting independently and impartially, operating our processes correctly, and treating our customers fairly.

The Standing Panel provides BRE Global Limited with access to a range of experts that can review BRE Global Limiteds standards and schemes to ensure their robustness from a scientific, technical and market perspective as well as ensuring the development of the standards and schemes is open to greater external and independent scrutiny.


BREEAMUK Refurbishment and Fit-out Introduction

BREEAM UK Refurbishment and Fit-outThe BREEAM UK Refurbishment and Fit-out scheme is a performance based assessment method and certification scheme for existing building refurbishment and fit-out projects.

The primary aim of BREEAM UK Refurbishment and Fit-out is to promote the delivery of sustainable refurbishment and fit-out, in order to mitigate the life cycle impacts of existing buildings on the environment in a robust and cost effective manner. This is achieved through integration and use of the scheme by clients and their project teams at key stages in the design and refurbishment/fit-out works process.

This enables the client, through the BREEAM assessor and the BRE Global certification process, to measure, evaluate and reflect the performance of their refurbishment or fit-out project against best practice in an independent and robust manner.

As illustrated in Figure 2, the scheme provides a modular framework split up into four separate parts, that are assessed according to the scope of work of the project, with each part defining a set of individual measures and associated criteria that each project is assessed against. This allows projects to be assessed against the parts that are within the scope of influence of the project, while also ensuring that similar project types are assessed against a comparable set of criteria.

This approach provides the scheme's users with a flexible means of measuring the environmental performance of their building and comparing it with other buildings across the property market, backed with the assurance that independent third party certification of the assessment process provides.

Figure 2: BREEAM Refurbishment and Fit-out scheme assessment Parts: 1 to 4

The performance of an BREEAM-assessed project is quantified by a number of individual measures and associated criteria stretching across a range of environmental issues; see Table - 1, which highlights the full set of assessment issues that may be applied to a project. The performance of the project is then ultimately expressed as a single certified BREEAM rating, i.e. the label (section 3 describes how a BREEAM rating is calculated).



Table - 1: BREEAM 2014 Refurbishment and Fit-out environmental sections and assessment issues

Management Health and Wellbeing

Project brief and designLife cycle cost and service life planningResponsible construction practicesCommissioning and handoverAftercare

Visual comfortIndoor air qualitySafe containment in laboratoriesThermal comfortAcoustic performanceSafety and security

Energy Transport

Reduction of energy use and carbon emissionsEnergy monitoringExternal lightingLow carbon designEnergy efficient cold storageEnergy efficient transportation systemsEnergy efficient laboratory systemsEnergy efficient equipmentDrying space

Sustainable transport solutionsProximity to amenitiesCyclist facilitiesMaximum car parking capacityTravel plan

Water Materials

Water consumptionWater monitoringWater leak detectionWater efficient equipment

Environmental impact of materialsHard landscaping and boundary protectionResponsible sourcing of materialsInsulationDesigning for durability and resilienceMaterial efficiency

Waste Land Use and Ecology

Project waste managementRecycled aggregatesOperational wasteSpeculative floor and ceiling finishesAdaptation to climate changeFunctional adaptability

Protection of ecological featuresEnhancing site ecologyLong term impact on biodiversity

Pollution Innovation

Impact of refrigerantsNOx emissionsFlood risk management and reducing surface water runoffReduction of night time light pollutionReduction of noise pollution

Innovation


When and how to engage with the BREEAMUK Refurbishment and Fit-out scheme Introduction

When and how to engage with the BREEAM UK

Refurbishment and Fit-out schemeTiming the engagement with and use of the BREEAM UK Refurbishment and Fit-out scheme via the BREEAM assessor is essential for ensuring seamless integration of the methodology in the refurbishment and fit-out procurement process. Without this, the ability to cost effectively optimise the buildings environmental performance and achieve the desired BREEAM rating will be compromised. Appointing a BREEAM assessor or Accredited Professional early in the project will help in achieving the target rating without undue impacts on the flexibility of design decisions, budgets and potential solutions.

Clients can view up to date listings of licensed BREEAM UK Refurbishment and Fit-out Assessors and BREEAM Accredited Professionals at Green Book Live www.greenbooklive.com.

It is important to recognise that traditionally BREEAM primarily reflects the overall performance of the building rather than just the opportunities or limitations placed on specific stakeholders involved in the procurement process. The BREEAM Refurbishment and Fit-out scheme allows the performance of the building to be broken down to different parts that stakeholders are able to influence in the scope of the project, such as splitting the scheme into criteria for local services that can be influenced by a tenant and core services that can be influenced by the landlord. This provides particular recognition for the limitations with existing building refurbishment. However, the measures assessed against each part are broadly standardised to provide comparability and to recognise the opportunity available to each project type. This means that the client, design team, principal contractor and BREEAM assessor, as well as other specialist disciplines, have an important role to play throughout the procurement process, if the desired performance level is to be achieved and reflected through the BREEAM rating.

The onus of orientating the brief towards sustainability needs to come first and foremost from the client. To facilitate this, BRE Global recommends that clients and their project teams engage with a BREEAM assessor and/or BREEAM Accredited Professional no later than the Preparation and Brief stage (RIBA Stage 1 or equivalent) and ideally sooner where practical. This will ensure that realistic targets are set and can be met, appropriate responsibilities can be defined and understood and low or no cost solutions to environmental impacts can be sought and applied wherever possible.

Procurement routesThere are a range of procurement routes that may be followed for the delivery of refurbishment and fit-out commonly including design and build, construction management approach, management contracting, turnkey approach and partnering approach. Design and build is most frequently used for the delivery of many refurbishment and fit-out projects. A plan of works will still be applicable in each case; however the exact stages at which the project engages with BREEAM may vary depending upon the tendering and procurement process. In all cases it is recommended that engagement with the BREEAM assessor and/or BREEAM Accredited Professional should occur at the earliest possible stage at the development of the project brief, prior to any tendering process.

Volume roll out programmesVolume roll out programmes are common across the commercial sector as well as in public sector procurement, where a standard specification is developed which may be delivered nationally/internationally across the property portfolio through framework contracts. At this scale it is recommended to engage with BREEAM when developing the concept design, prior to full roll out in order to maximise the opportunities for sustainability and the potential BREEAM rating. Significant economies of scale can also be achieved through seeking an assessment against the BREEAM Refurbishment and Fit-out type approvals



process. This allows clients to gain type approval against BREEAM for their standard specifications, pre-approving the credits achieved by their corporate specification, prior to full roll out. While not a formal BREEAM rating, this provides greater certainty regarding the likely BREEAM rating and reduces the verification and reporting requirements for the individual project level BREEAM assessment.


How to use the BREEAMUK Refurbishment and Fit-out scheme Introduction

How to use the BREEAM UK Refurbishment and Fit-

out scheme This BREEAM Scheme Document is a technical document which has been created to:

1. Enable qualified and licensed BREEAM assessors to complete BREEAM assessments and determine a rating 2. Enable BRE Global Ltd to complete quality assurance reviews of a BREEAM assessor's assessment report, in accordance

with the standards to which BRE Global Ltd is accredited 3. As an aid for BREEAM Accredited Professionals (AP) to undertake project team facilitation, in terms of defining,

monitoring and successfully achieving the desired BREEAM rating 4. As a reference for clients and members of the project team whose proposed building is being BREEAM-assessed.

The scheme document is split into six parts:

1. Introduction 2. Scope of BREEAM UK 2014 Refurbishment and Fit-out scheme version 3. Minimum standards 4. The BREEAM evidential requirements 5. Assessment criteria 6. Appendices (A - H).

The Scope section describes the types of buildings and stages of assessment that this version of the BREEAM UK Refurbishment and Fit-out scheme can be applied to. It also defines the scope of BREEAM Refurbishment and Fit-out assessment Parts 1 - 4 and when they should be assessed. Appendices A to H provide additional scoping guidance for specific building and project types. The Scope section can be used by clients and BREEAM assessors to check whether this is the correct BREEAM scheme to use for their project.

The Scoring and rating section illustrates how a buildings assessed performance is measured and rated. It outlines the BREEAM rating level benchmarks, the minimum BREEAM standards for each rating level and the BREEAM environmental section weightings. It also includes a description of the BREEAM assessment issues and credits, including BREEAM Innovation credits, and how performance against these is calculated and expressed as a BREEAM rating.

Please note that, for the purpose of formal assessment and certification, actual building performance must be determined by the BREEAM assessor using the relevant BREEAM reporting and calculation tools.

The BREEAM evidential requirements section provides guidance to assessors and project teams on the various types and forms of evidence required by the BREEAM assessor to demonstrate compliance with BREEAM criteria. This includes a description of why BREEAM requires an auditable trail of evidence, a table of general types of building information produced during a building project, and therefore typically required and used as evidence of compliance, and guidance on the differing forms of evidence that can be used and at what stages of the assessment, such as letters of commitment.

The Assessment criteria section includes the 51 BREEAM assessment issues, categorised in 10 environmental sections. Each issue defines a level of performance (the assessment criteria) against which the assessed building demonstrates compliance (using appropriate project information, i.e. evidence) in order to achieve a corresponding number of available BREEAM credits.

The majority of BREEAM issues and credits are tradable, meaning that a client and their project team can pick and choose which to target in order to build their BREEAM performance score and achieve the desired BREEAM rating. Several BREEAM issues have minimum standards, meaning that to achieve a particular BREEAM rating specific credits or criteria must be achieved (BREEAMs minimum standards are outlined in the section Scoring and rating BREEAM-assessed buildings).

Each BREEAM issue is structured as follows:



1. Issue information: This contains the assessment issue reference, title, number of credits available1, the issue applicability according to the parts being assessed and whether the issue forms part of BREEAMs minimum standards.

2. Aim: This outlines the broad objective of the issue and the impact it measures/mitigates. 3. Assessment criteria: This outlines the good/best practice performance level benchmark(s) and criteria. Where the

building complies with the assessment criteria, as determined by the BREEAM assessor, the relevant number of BREEAM credits can be awarded. Some issues have Exemplary Level Criteria; where a building demonstrates that it meets Exemplary Level Criteria, a BREEAM Innovation credit can be awarded (refer to the Innovation section for more details). Up to a maximum of 10 Innovation credits are available.

4. Checklists and tables: This section contains any checklists and tables referenced in the assessment criteria section. This can include tables of benchmarks or building type specific performance criteria.

5. Compliance notes: These notes provide additional guidance that supports the application and interpretation of the main assessment criteria, including how to assess compliance in a particular location or for a particular building or project type, e.g. a Part 1 fabric only assessment.

6. Methodology: This section includes a description of any methodology used to determine the number of BREEAM credits achieved for a given level of building performance. It includes, for example, calculation procedures or guidance on how non-BREEAM schemes, standards or qualifications referenced in the assessment criteria relate to those criteria.

7. Evidence: This section describes the type(s) of project information that must be provided by the design team/client and given to the BREEAM assessor to enable verification of the buildings performance against the assessment criteria and so justify the award of the relevant number of BREEAM credits. Section 4, the BREEAM evidential requirements provides further guidance on evidential requirements.

8. Additional information: This section contains any further information relevant to the application of the assessment criteria, including any definition of terms used in the assessment issue or sources of additional information that may be of use in addressing the issue.

The Appendices provide supporting information relevant to either the scope of the BREEAM 2014 scheme or its assessment criteria.

1For some assessment issues the number of credits available will vary by building type and according to the Parts being assessed from Parts 1 - 4. Furthermore, some issues may not be applicable to certain building types or buildings which do not contain a particular function or area, e.g. a laboratory.


Scope of the BREEAMUK Non-domestic Refurbishment and Fit-out 2014 Scope

Scope of the BREEAM UK Non-domestic

Refurbishment and Fit-out 2014The BREEAM UK Non-domestic Refurbishment and Fit-out 2014 scheme can be used to assess the environmental life cycle impacts of existing non-domestic buildings at the refurbishment and fit-out stages. The definition of refurbishment encompasses a wide range of works to improve the performance, function and overall condition of an existing building. Fit-out also encompasses a wide range of works, however it is more associated with internal works to the building including the first fit-out of a newly constructed building or re-fitting an existing building.

The BREEAM UK Non-domestic Refurbishment and Fit-out 2014 scheme provides a modular set of criteria that are applied depending upon the scope of works for a particular project type including:

Part 1: Fabric and StructurePart 2: Core ServicesPart 3: Local ServicesPart 4: Interior Design

The scheme is split into these assessment parts to allow the scheme to reflect the aspects of a building that are tenant or landlord responsibilities, as well as the varied life cycle stages that each component or element is upgraded. For example, interior finishes are typically replaced on a 5-10 year cycle compared to the fabric and structure of a building that may be upgraded after 60+ years. For commercial buildings, parts 1 and 2 typically reflect the aspects of a building that are landlord responsibilities, with parts 3 and 4 typically being aspects of the building that are tenant responsibilities although this will vary between specific projects.

This is a companion scheme to the BREEAM New Construction 2014 scheme, covering the same scope and allowing a new build shell and core building to be further assessed at the fit-out stage to give a fully fitted rating and certificate.

Type of buildings that can be assessed using the BREEAM UK Non-domestic Refurbishment and Fit-out 2014 schemeThe BREEAM UK Non-domestic Refurbishment and Fit-out 2014 scheme is applicable to non-domestic buildings undergoing refurbishment and fit-out in the United Kingdom only.

The non-domestic building types which can be assessed and rated using this scheme version are outlined in Table - 2. Additional guidance for some of the building types listed is also provided in the appendices (refer to the footnotes ).


Scope BREEAMUK Refurbishment and Fit-out 2014

Table - 2: Non-domestic building types suitable for assessment

Sector Building type Description

Commercial Offices General office buildingsOffices with research and development areas (i.e. category 1 laboratories only)

Industrial Industrial unit warehouse storage/distributionIndustrial unit process/manufacturing/vehicle servicing

Retail Shop/shopping centreRetail park/warehouseOver the counter service provider e.g. financial, estate and employment agencies and betting officesShowroomRestaurant, caf and drinking establishmentHot food takeaway

Public (non-housing) Education1 Pre-schoolSchools and sixth form collegesFurther education/vocational collegesHigher education institutions

Healthcare2 Teaching/specialist hospitalsGeneral acute hospitalsCommunity and mental health hospitalsGP surgeriesHealth centres and clinics

Prisons3 High security prisonStandard secured prisonYoung offender institution and juvenile prisonsLocal prisonHolding centre

Law Courts Law courtsCrown and criminal courtsCounty courtsMagistrates' courtsCivil justice centresFamily courtsYouth courtsCombined courts

Multi-residential accommodation/ Supported living facility4

Residential institutions (long term stay)

Residential care homeSheltered accommodationResidential college/school (halls of residence)Local authority secure residential accommodationMilitary barracks



Sector Building type Description

Other Residential institutions (short term stay)

Hotel, hostel, boarding and guest houseSecure training centreResidential training centre

Non residential institutions

Art gallery, museumLibraryDay centre, hall/civic/community centrePlace of worship

Assembly and leisure CinemaTheatre/music/concert hallExhibition/conference hallIndoor or outdoor sports, fitness and recreation centre (with/without pool)

Other Transport hub (coach/bus station and above ground rail station)Research and development (category 2 or 3 laboratories - non-higher education)CrcheFire Stations

Applicable assessment partsTable - 3 below indicates the typical BREEAM Refurbishment and Fit-out scheme assessment parts that are applicable depending upon the type of refurbishment or fit-out project being undertaken. This table can be used to indicate which assessment parts are potentially applicable to the project; however ultimately it is down to the assessor and client to work together to identify which parts of the method they wish to gain certification against. Further guidance on this is provided later in the Scope section to help identify which assessment part may be appropriate for different project types.

Table - 3: Typical assessment parts applicable, depending on project type

Project Type Assessment parts typically applied

Part 1 Fabric and Structure

Part 2 Core Services

Part 3 Local Services

Part 4 Internal Design

Major refurbishment

First fit-out *

Secondary fit-out *

Shell only

Shell and core



Project Type Assessment parts typically applied

Upgrade of central M&E plant

Change of use * *

Listed building refurbishment

*

Internal refresh/remodelling

* May be applicable depending on the scope of the project

Assessment ScopeThe BREEAM UK Non-domestic Refurbishment and Fit-out 2014 scheme has been developed to allow a flexible approach to assessments to fit the needs of a project. This approach allows the client/developer/assessor to select the parts of the assessment that are relevant to the scope of work being carried out. For example, where conducting work to interior finishes only, a Part 4 assessment would be appropriate.

The following assessment scope provides details of when it may be appropriate to conduct an assessment against each part, depending on the nature of the refurbishment or fit-out works that are being carried out.

It should be noted that currently, a client can choose which parts they wish to gain certification against and this choice is not limited by the scope of a project. This is to provide flexibility recognising that a project may be doing work that is within the scope of an assessment part (e.g. upgrading part of the core services), but due to economic, technical or other factors may not be at a level that is compliant with BREEAM. In these situations, clients can choose to omit certain assessment parts, however the certificate will clearly highlight the parts that a project has been certificated against and clients and others must make the scope of the assessment clear in any published material or claims made which reference BREEAM e.g. a BREEAM Refurbishment and Fit-out 'Excellent' rating against Part 4.

Part 1: Fabric and Structure

A Part 1 assessment may be appropriate where a refurbishment project includes one or more of the following alterations to the building fabric and where the area to be renovated is greater than 50 per cent of the surface of the individual element or 25 per cent of the total building envelope:

Building faade: where the external faade of the buildings is being upgraded/refurbished such as new cladding, rendering, faade system, internal dry lining etc.Roof: where a new roof is being installed or where significant changes are being made to the roof structure or the replacement/refurbishment of roof coverings.Windows: where changes are being made to the windows such as replacement, upgrade/refurbishment of existing windows with new glazing or the specification of secondary glazing.

Note: A minor change to the building fabric (e.g. local upgrading of an external wall) below the above thresholds would not require a Part 1 assessment to be included, although it may be carried out in order to assess the overall performance of the building fabric.

Part 2: Core Services

A Part 2 assessment may be appropriate where at least two of the following are being installed or upgraded to a level that requires compliance with the Building Regulations Compliance Guide:



Central air handling unitHeating boilerMore than 50% of heat distributionChiller plantMore than 50% of chiller distributionWater services (sanitary fittings in core)Building management systemCommunity heating system (e.g. CCHP)Low and zero carbon technologies.

Note: Where works comprise of 'like for like' component replacements e.g. a fan motor of an air handling unit a Part 2 assessment may not be appropriate although it may still be carried out in order to assess the performance of the core services.

Definition of core services

Core services are defined as services that supply multiple areas and/or tenants and will generally be centralised plant.

The services will be deemed core where the services supply multiple tenancy areas and are not focused on the needs of the individual tenants. In such instances these services will normally be owned, operated and maintained by the landlord or their agent. In single tenancy occupancy buildings, the systems services will be considered as core where they supply the whole of the building. The services will normally be owned, operated and maintained by the building owner or their agent.

Category A Fit-out

A Part 2 assessment does not include the full scope of a Category A fit-out, due to the fact that the specification of items such as ceiling finishes, raised floors and the zoning of local services above the lettable floor area and other Category A works are not typically finalised until the space undergoes final fit-out (often referred to as Category B fit-out) according to the tenant's specification and are liable to change. These items are, therefore, excluded from a Part 2 assessment with local services assessed under Part 3 and interior finishes assessed under Part 4, which covers the typical scope of a Category B fit-out. Therefore, where category A works include local service provision (e.g. lighting) it may be appropriate to also assess the project against Part 3: Local services.

Part 3: Local Services

A Part 3 assessment may be appropriate where at least two of the following fixed local building services are being installed or upgraded e.g. a replacement or new installation of local heating/cooling units.

Replacement of more than 50% of light fittings, system and controlsUpgrade of zone controlsLocal ventilationLocal heating units (including sources not connected to core services)Local cooling units (including sources not connected to core services)Point of use water heaters.

Note: If there is a requirement to replace a component of a local service as part of the refurbishment or fit-out and that component is a direct replacement then a Part 3 assessment may not be appropriate, though may still be carried out in order to assess the performance of local services. Examples of component replacements include new lamps within existing fittings, circulation pumps or individual heat emitters and valves.

Definition of local services

Local services are defined as services that supply a specific area and may connect into the distribution systems from the core services within the tenanted area.

Part 4: Interior Design

A Part 4 assessment may be appropriate where the refurbishment or fit-out works involve changes to the layout and/or redecoration of the refurbishment or fit-out area. including:



Remodelling/changes to interior spaces including two or more of the following:Wall coverings (alterations to at least 50% by area)Floor coverings (alterations to at least 50% by area)Ceiling covering or systems (alterations to at least 50% by area)Partitions (alterations to at least 50% by area)Raised floor system (alterations to at least 50% by area)Furniture and fittings e.g. office furniture, retail display furniture and fittings etc. (alterations to at least 50% by area)

AND at least one of the following:

Sanitary fittings e.g. tea/coffee points, kitchenette and washrooms (alterations to at least 50% of fittings)Equipment e.g. Office equipment, display lighting, display chillers/freezers (alterations to at least 50% of equipment)Local electrical installations e.g. sub-metering

Part 4 is broadly in line with a Category B fit-out and where the fit-out works also include changes or additions to local services, a Part 3 assessment may also be relevant.

Alignment with typical life cycle replacement of building componentsTo recognise the life cycle replacement of different building components, the scope of BREEAM Refurbishment and Fit-out assessment parts group key aspects together that largely sit within a similar life cycle, which are often replaced or upgraded at different stages of a building's life including:

1. Fabric and Structure: typical 60+ year life cycle 2. Core Services: typically 20+ year life cycle 3. Local Services: typically 10+ Year life cycle 4. Interior Design: typically 5-10 year life cycle

Although the specific timing varies by building type (e.g. life cycles are often shorter in the retail sector and may be longer for other building types e.g. schools), this is fairly typical.

Mixed use sites/building typesTypically, sites which consist of a number of separate buildings of differing functional types, e.g. office, retail or leisure, will require an assessment and therefore BREEAM rating and certificate for each individual building.

A single building with a dominant use, but containing a number of different functional areas can have a single BREEAM assessment, rating and certificate. Examples of such buildings include:

An office or industrial unit with some category 1 laboratories, workshop space, restaurant/canteen and/or staff gymA retail development with restaurants and /or cinemaA higher education learning resource centre with a caf, bookshop and/or officesA transport hub with retail units.

A single building that has a number of dominant functions, i.e. mixed use, will require separate assessments, ratings and certificates for each dominant function, as the scheme and/or assessment criteria for such building uses/users differs markedly. Examples of such buildings include:

A building with one or more floors of offices space and retail unitsA building with one or more floors of retail and residential unitsA building with a GP surgery and retail units.



The above examples are not an exhaustive list. They are used to highlight the types of scenarios where a single BREEAM assessment or multiple assessments is required. Further guidance on how to define mixed use developments for the purpose of a BREEAM assessment can be found in Guidance Note GN10 Mixed use developments and similar buildings (or units). Clients are advised to consult a licensed assessor for advice on applying BREEAM to mixed use developments. The BREEAM assessor will ensure that the building(s)/development is registered correctly, seeking advice from BRE Global on classification where needed.

Simple buildingsFor the purposes of BREEAM UK Non-domestic Refurbishment and Fit-out 2014 scheme assessments, a simple building was defined as one where the building services and their relationship to the building fabric are 'simple'.

Where the building includes complex services, systems or functions/facilities including, but not limited to those listed below, it cannot be defined or assessed as a simple building and a full BREEAM assessment should be carried out:

Air-conditioning and refrigeration systemsMechanical ventilation, displacement ventilation, and complex passive ventilation.

Note: Buildings with small localised cooling or ventilation systems are eligible for assessment using simple buildings criteria. See Building services section for further guidance.

Renewable energy sources, with the exception of on-site microgeneration technologiesRenewable energy sources, with the exception of situations where connecting to an existing communal network systemLaboratories and buildings that contain either fume cupboards and/or safety cabinets and/or containment areasMajor water-consuming plant or functions such as swimming, hydrotherapy and research pools, vehicle wash or irrigation systemsCold storage plant and enclosures, with the exception of domestic scale refrigerationEscalators and/or travelling walkways.

The list above is not exhaustive, but serves to indicate for the purpose of this scope the types of services/systems that define a more complex building and therefore would not be present within a simple building. Examples of buildings which could fall under the BREEAM definition of simple (depending on the remit of the works) include; office, educational and community buildings, GP surgeries, basic industrial units, and extensions to existing buildings.

The following describes some of the additional features a simple building may have. This should be used to support the classification of whether your building can be defined as 'simple' according to BREEAM:

Building services

Space or hot water heating is provided by simple systems only (e.g. systems with total capacity of < 100kW or point of use heaters).Predominately naturally ventilated, using simple cross flow ventilation relying solely on openable windows and/or trickle vents, except in areas where mechanical extract ventilation is required by the Building Regulations.

Note: Small local systems, such as local split cooling systems or ventilation systems (to service single rooms or areas for occasional or seasonal use), with a total system capacity of < 12kW and a total collective refrigerant charge of < 5kg can be assessed under simple buildings criteria.

Domestic scale sanitary, kitchen and laundry facilities with only basic connections for hot and cold water provision and drainage.Building services commissioning required will be limited in complexity.

Where specified, microgeneration technologies are permissible within the scope of a simple building assessment, providing the installation and commissioning of such technologies is undertaken by a certified installer (see Ene 04 Low carbon design Relevant definitions) for further guidance.



Typical profile of a simple building

The cost and size of a simple building may differ. It is the complexity of the building and services that determine whether a building can be assessed using the BREEAM simple buildings guidance.

If a particular building does not meet this typical profile described previously, but exhibits features which suggest it may be simple, it may still be possible to assess the building using the simple buildings criteria set. Please contact [email protected] for further advice.

Historic buildingsFor the purpose of assessing historic buildings under the BREEAM Refurbishment and Fit-out scheme, historic buildings are defined as:

1. Listed buildings Grade I, Grade II* and Grade II (England and Wales), Grade A, B and C (Scotland) and A, B1 and B2 (Northern Ireland)

2. Existing buildings situated in conservation areas (where the existing building itself has conservation status and contributes to the status of the conservation area)

3. Existing buildings which are of architectural and historical interest and which are referred to as a material consideration in a local authoritys development plan

4. Existing buildings designated as being of architectural and historic interest within national parks, areas of outstanding natural beauty, and world heritage sites.

Within this scheme document, there are a number of Compliance notes that should be referred to where undertaking an assessment of a historic building.

Newly constructed buildingsNewly constructed buildings cannot be assessed under the BREEAM Refurbishment and Fit-out scheme and should be assessed under the BREEAM New Construction scheme. The exception is where fit-out works are being carried out on a new build shell only or shell and core building. In such instances Parts 2, 3 and 4 or Parts 3 and 4 may be relevant, respectively.

Overall, a newly constructed building is defined as a building that has been constructed from scratch and in general does not incorporate any part of an existing building. Where a building is constructed on the site of a pre-existing building, it will be defined as a new build where it does not incorporate any part of the former building above ground level, with the exception of a retained cellar, basement and ground floor slab. There are however other situations where a building may be defined as a new build while incorporating existing building elements. This includes:

Where there is no more than one faade (or two on a corner site) of a pre-existing building being retained as an explicit condition as part of Planning Permission, incorporated as part of the new shellWhere there is more than one faade and/or party walls of a pre-existing building/s retained and a new shell is being constructed behind the retained faadeA building is being extended to create additional floor area that is contained entirely within the extension with no internal access between the two buildingsThe structural elements of an existing building are stripped back to its frame, for example removal of the external walls, roof and all services, leaving the structural frame and floor and ceiling slab.

Where a building is defined as a newly constructed building then it should be assessed using the BREEAM New Construction 2014 scheme.



Part new build, part-refurbishment projectsBREEAM can be used to assess new build extensions to existing buildings. The choice of scheme is dependent on the scope of new build and refurbishment works. There are several options for assessment and certification depending upon the scale of the new build extension as follows:

1. The new build extension can be included as part of a BREEAM Refurbishment and Fit-out assessment under the following circumstances: a. Where the original building area is less than 500m2 and new extension is less than 40% of the original building area b. Where the original building area is greater than 500m2 and the new extension is less than 20% of the original

building area c. Where the original building is greater than 2500m2 and the new extension is no greater than 500m2

2. Where the new extension is above these thresholds, there are two options as described below:

Option 1: Separate BREEAM New Construction and BREEAM Refurbishment and Fit-out assessments

Under option 1, two separate BREEAM assessments would be conducted with a BREEAM New Construction assessment undertaken on the new extension and a BREEAM Refurbishment and Fit-out assessment undertaken on the existing building refurbishment or fit-out. Two separate certificates and ratings can be obtained to indicate the performance of both the new extension and existing building refurbishment or fit-out.

Option 2: Bespoke BREEAM combined New Construction and Refurbishment and Fit-out assessment

Under option 2, one single assessment is conducted and certified under BREEAM Bespoke. Under this option the new extension is assessed against the BREEAM New Construction criteria and the refurbishment or fit-out aspects are assessed against the BREEAM Refurbishment and Fit-out criteria. The category score for the refurbished area and extension are area weighted in order to provide a combined New Construction and Refurbishment rating and single BREEAM Bespoke certificate issued for the building.

In determining the appropriate option for a part new build part-refurbishment project, the BREEAM assessor should review the scope of the proposed works and consider in particular the scope of the refurbished elements, i.e. is it major refurbishment, will there be a significant change of use and will the building's thermal and structural elements remain as existing? Using this information the assessor should advise the client on the most suitable option in terms of which BREEAM version/scheme is most appropriate for maximising the building's environmental performance.

Comparability between assessmentsBREEAM assessment schemes provide a highly visible and well recognised mark of best practice in the property industry that are designed to allow building owners and occupiers to compare how they perform against their peers. In order to provide this 'level playing field', there needs to be consistency in what each project is being assessed against.

BREEAM New Construction schemes are UKAS accredited certification schemes and the BREEAM UK Non-domestic Refurbishment and Fit-out 2014 scheme follows the same principles, in order to allow the scheme to gain accreditation in the future. It is therefore important to ensure that the scope of the assessment and what is being certificated is highly visible and auditable.

Alignment with BREEAM New Construction shell only and shell and core assessmentsThe BREEAM Refurbishment and Fit-out scheme aligns closely with the BREEAM New Construction scheme allowing shell only and shell and core speculative projects to gain BREEAM New Construction fully fitted status by assessing the first fit-out of a building part-building under the BREEAM Refurbishment and Fit-out scheme.



Speculative shell only and shell and core projects can achieve fully fitted status by following one of the following options (as applicable):

1. Shell only new construction projects can gain fully fitted status where the fit-out of the building is assessed against parts 2, 3 and 4 of the BREEAM UK Non-domestic Refurbishment and Fit-out 2014

2. Shell and core new construction projects can gain fully fitted status where the fit-out of the building is assessed against parts 3 and 4 of the BREEAM UK Non-domestic Refurbishment

Where seeking a fully fitted certificate for a shell only or shell and core project assessed against the BREEAM New Construction 2014 scheme, the appropriate BREEAM Refurbishment and Fit-out assessment parts should be assessed as above. The resulting score is then combined with the score achieved at the New Construction shell only or shell and core stage in order to generate the BREEAM New Construction 2014 fully fitted rating and certificate.

Full details of the methodology and process for obtaining fully fitted status using the BREEAM Refurbishment and Fit-out scheme is detailed in Guidance Note (TBC) found in the resources section of the BREEAM website.

Building life cycle stages covered by the BREEAM Refurbishment and Fit-out schemeThis BREEAM UK Non-domestic Refurbishment and Fit-out 2014 scheme can be used to assess and rate the environmental impacts arising from refurbishment and fit-out projects, and the building its on going operation, at the following life cycle stages:

1. Refurbishment Design Stage (DS) - leading to an Interim BREEAM certified rating 2. Post Construction Stage (PCS) leading to a Final BREEAM certified rating.

Design Stage

The DS assessment and Interim certified BREEAM rating confirms the buildings performance at the design stage of the life cycle. Assessment and certification will ideally occur prior to the beginning of operations on-site. The certified BREEAM rating at this stage is labelled as Interim because it does not represent the buildings final BREEAM performance.

To complete an assessment at this stage, the design must be advanced to a point where the relevant design information is available to enable the BREEAM assessor to evaluate and verify the buildings performance against the criteria defined in this scheme document. 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 BREEAM rating confirms the final post refurbishment or fit-out performance of the building at the refurbishment or fit-out final stage of the life cycle. A final PCS assessment is completed and certified after practical completion of the refurbishment or fit-out 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 full post construction assessment.

A post construction review serves to confirm that the buildings as built performance and rating is in accordance with that certified at the interim design stage. Where an interim DS assessment has not been carried out, i.e. certified, and a BREEAM assessment and rating is required, a full post construction stage assessment will need to be conducted.

Further information about BREEAMs evidential requirements for each of the above assessment stages can be found in The BREEAM evidential requirements.1For schools, further and higher educational building types, see also Appendix B BREEAM UK Refurbishment and Fit-out scope and Education buildings.



2For healthcare building types, see also Appendix A BREEAM UK Refurbishment and Fit-out scope and Healthcare building types.3The Prisons category includes any building type that is part of a prison establishment, including residential blocks or a hybrid of building types.4For multi-residential building types, see also Appendix C BREEAM UK Refurbishment and Fit-out scope and Multi-residential buildings for further detail of scope.


Scoring and rating BREEAMUK Refurbishment and Fit-out 2014

Scoring and rating BREEAM-assessed buildings

BREEAM rating benchmarksThere are a number of elements that determine the overall performance of a refurbishment or fit-out project assessed using BREEAM; these are as follows:

1. The scope of the assessment 2. The BREEAM rating level benchmarks 3. The minimum BREEAM standards 4. The environmental section weightings 5. The BREEAM assessment issues and credits

How these elements combine to produce a BREEAM rating for a refurbishment or fit-out project is summarised on the following pages. This is followed by a description and example describing the methodology for calculating a rating.

The BREEAM rating benchmarks for projects assessed using the 2014 version of BREEAM UK Refurbishment and Fit-out are as follows:

Table - 4: BREEAM rating benchmarks

BREEAM Rating % score

OUTSTANDING 85

EXCELLENT 70

VERY GOOD 55

GOOD 45

PASS 30

UNCLASSIFIED < 30

The BREEAM rating benchmarks enable a client and all other stakeholders to compare the performance of a refurbishment or fit-out project with other BREEAM rated buildings, and the typical sustainability performance of a stock of existing non-domestic buildings in the UK.

In this respect each BREEAM rating broadly represents performance equivalent to:

1. Outstanding: Less than top 1% of UK refurbishment or fit-out projects (innovator) 2. Excellent: Top 10% of UK refurbishment or fit-out projects (best practice) 3. Very Good: Top 25% of UK refurbishment or fit-out projects (advanced good practice) 4. Good: Top 50% of UK refurbishment or fit-out projects (intermediate good practice) 5. Pass: Top 75% of UK refurbishment or fit-out projects (standard good practice)

An unclassified BREEAM rating represents performance that is non-compliant with BREEAM, in terms of failing to meet either the BREEAM minimum standards of performance for key environmental issues or the overall threshold score required to achieve at least a Pass rating.


Scoring and rating BREEAM-assessed buildings Scoring and rating

Minimum standardsTo maintain a flexible system BREEAM adopts a balanced score-card approach to the assessment and rating of a refurbishment or fit-out project. This means that to achieve a particular level of performance the majority of BREEAM credits can be traded, i.e. non-compliance in one area can be off-set through compliance in another to achieve the target BREEAM rating.

However, to ensure that performance against fundamental environmental issues is not overlooked in pursuit of a particular rating, BREEAM sets minimum standards of performance in key areas, e.g. energy, water, waste etc. It is important to bear in mind that these are minimum acceptable levels of performance and in that respect they should not necessarily be viewed as levels that are representative of best practice for a BREEAM rating level.

To achieve a particular BREEAM rating, the minimum overall percentage score must be achieved and the minimum standards, detailed inTable - 5 below, applicable to that rating level complied with. The required minimum standards also vary depending upon the applicable assessment parts, in order to reflect the potential influence a project may have over achievement of the minimum standards, given a project types scope of works.

Table - 5: Minimum BREEAM standards by rating level

Minimum standards by BREEAM rating level

BREEAM issue Pass Good Very Good Excellent Outstanding

Man 03: Responsible construction practices

One credit (Considerate construction)

Two credits (Considerate construction)

Man 04: Commissioning and handover

None None None Criterion 9 (Building User Guide)

Criterion 9 (Building User Guide)

Man 5: Aftercare

None None None Parts 2 and 3 only:One credit (Seasonal commissioning)

Parts 2 and 3 only: One credit (Seasonal commissioning)

Ene 01: Reduction of energy use and carbon emissions

None None None Parts 1, 2, 3 and 4 (full assessments): Six credits, varies for other assessment types

Parts 1, 2, 3 and 4 (full assessments): Ten credits, varies for other assessment types

Ene 02: Energy monitoring

None None Parts 2, 3 and 4: One credit(First sub-metering credit)

Parts 2, 3 and 4: One credit(First sub-metering credit)

Parts 2, 3 and 4: One credit(First sub-metering credit)



Minimum standards by BREEAM rating level

BREEAM issue Pass Good Very Good Excellent Outstanding

Wat 01: Water consumption

None One credit(where applicable)

One credit (where applicable)

One credit (where applicable)

Two credits (where applicable)

Wat 02: Water monitoring

None Part 2: Criterion 1 only

Part 2: Criterion 1 only



Mat 03: Responsible sourcing of materials

Criterion 1 only Criterion 1 only Criterion 1 only Criterion 1 only Criterion 1 only

Wst 01: Project waste management

None None None None One credit

Wst 03: Operational waste

None None None One credit One credit

Environmental section weightingsEnvironmental weightings are fundamental to any building environmental assessment method as they provide a means of defining, and therefore ranking, the relative impact of environmental issues. BREEAM uses an explicit weighting system derived from a combination of consensus based weightings and ranking by a panel of experts. The outputs from this exercise are then used to determine the relative value of the environmental sections used in BREEAM and their contribution to the overall BREEAM score.

This weighting system is defined in greater detail within the BRE Global Core Process Standard (BES 5301) and its supporting procedural documents. These form part of the over-arching BREEAM Standard and the Code for a Sustainable Built Environment. The same ranking of impacts used in BREEAM underpins the scoring mechanisms in the BRE Green Guide to Specification and the BRE Environmental Profiling Method for construction materials.

Table - 6 outlines the weightings for each of the nine environmental sections included in the BREEAM UK Refurbishment and Fit-out 2014 scheme. The core weightings are applied to a fully fitted building (i.e. a major refurbishment assessed against all Parts 1, 2, 3 and 4) and are also used for the basis of defining the weightings for all other projects. For other project types, not being assessed against all parts, such as a fit-out project assessed against Parts 3 or 4 only, the core weightings are applied proportionately according to the number of credits available in each category for that project type. Project specific weightings for common projects types are illustrated in Table - 6



Table - 6: BREEAM Environmental section weightings for common project types

Environmental section

Project specific weightings

Core weightings

Part 1 only

Part 2 only

Part 3 only

Part 4 only

Parts 1 and 2

Parts 2 and 3

Parts 3 and 4

Management 12% 15.0% 16.7% 16.5% 20.0% 13.0% 16.5% 14.1%

Health and Wellbeing

15% 14.8% 14.4% 15.3% 19.9% 11.0% 15.3% 15.9%

Energy 19% 16.4% 24.5% 24.3% 2.5% 18.8% 24.3% 22.5%

Transport 8% 10.0% 11.2% 11.1% 13.4% 8.6% 11.1% 9.5%

Water 6% 0.0% 7.5% 7.4% 10.1% 5.7% 7.4% 7.1%

Materials 12.5% 15.6% 5.4% 5.3% 19.3% 13.4% 5.3% 13.7%

Waste 7.5% 9.4% 9.3% 9.2% 11.2% 8.1% 9.2% 7.9%

Land Use and Ecology

10% 12.5% 0.0% 0.0% 0.0% 10.7% 0.0% 0.0%

Pollution 10% 6.3% 11.0% 10.9% 3.6% 10.7% 10.9% 9.3%

Total 100% 100% 100% 100% 100% 100% 100% 100%

Innovation (additional)

10% 10% 10% 10% 10% 10% 10% 10%

Each of the above environmental sections consists of a differing number of assessment issues and BREEAM credits (as described below and defined in detail in the technical sections of this Scheme Document).

Calculating a building's BREEAM ratingA BREEAM assessor must determine the BREEAM rating using the appropriate assessment tools and calculators. An indication of performance against the BREEAM scheme can also be determined using a BREEAM Pre-Assessment Estimator. The Pre-Assessment Estimator is available from the BREEAM website www.breeam.com.

The process of determining a BREEAM rating is outlined below and an example calculation included in Table - 7

1. Firstly the BREEAM Refurbishment and Fit-out scheme parts assessed need to be selected according to the project type and scope of works. The appropriate BREEAM assessment tool or calculator then adjusts the scoring and weightings to reflect the categories and individual credits assessed.

2. The BREEAM assessor will then determine for each of BREEAMs nine environmental sections (as applicable) the number of credits awarded. This must be determined by the BREEAM assessor in accordance with the criteria of each assessment issue (as detailed in the technical sections of this document).

3. The percentage of credits achieved is then calculated for each section.



4. The percentage of credits achieved in each section is then multiplied by the corresponding section weighting. This gives the overall environmental section score.

5. The section scores are then added together to give the overall BREEAM score. 6. The overall score is then compared to the BREEAM rating benchmark levels and, provided all minimum standards have

been met, the relevant BREEAM rating is achieved. 7. An additional 1% can be added to the final BREEAM score for each innovation credit achieved (up to a maximum of

10%).

Table - 7: Example BREEAM score and rating calculation for a fully fitted building assessed against Parts 1, 2, 3 and 4

BREEAM Section Credits Achieved

Credits Available

% of Credits Achieved

SectionWeighting (fully fitted)

% Section Score

Management 10 20 50.00 0.12 6.00

Health and Wellbeing

17 22 77.27 0.15 11.59

Energy 16 34 47.05 0.15 7.05

Transport 5 11 45.45 0.09 4.09

Water 5 9 55.56 0.07 3.89

Materials 10 14 71.43 0.135 9.64

Waste 3 13 23.07 0.085 1.96

Land Use and Ecology

5 5 100.00 0.10 10.00

Pollution 5 13 38.46 0.10 3.85

Innovation 2 10 20.00 0.10 2.00

Final BREEAM score 60.07%

BREEAM Rating VERY GOOD

Table - 8: Minimum standards for a BREEAM Very Good rating

Minimum standards forBREEAM Very Good rating

Achieved?

Man 03: Responsible construction practices Y

Ene 02: Energy monitoring Y

Wat 01: Water consumption Y



Minimum standards forBREEAM Very Good rating

Achieved?

Wat 02: Water monitoring Y

Mat 03: Responsible sourcing of materials Y

Comparing BREEAM ratings and scores between different projectsAlongside the flexible structure provided by the BREEAM Refurbishment and Fit-out scheme, the scheme also provides transparency regarding the scope of an assessment, in order to allow comparability between different projects across the property market.

Where comparing two projects assessed against the scheme, it is important to recognise the scope of the assessment and the BREEAM Refurbishment and Fit-out scheme parts assessed, to give a true reflection of what the project has achieved in terms of improving the overall existing building's performance. This scope will be clearly reflected in the assessment report and on the certificate.

Comparing building performance

Where seeking to compare sustainability of two projects in relation to their predicted overall impact on building sustainability, this comparison can only be made where each project has been assessed against the same assessment parts. For example, comparing two projects that have both been assessed against Part 2: Core Services is possible as both assessments will have a comparable scope. A comparison could not however be made between a project assessed under Part 2 and a project assessed against Part 4: Interior Design only as Part 4 mainly relates to the impact of interior finishes, fittings and equipment, whereas Part 2 relates to sustainability of core building services.

Comparing project team performance

The BREEAM rating allows the performance of project teams to be compared as it reflects the effort made to address the sustainability opportunities that are within the scope of influence of that project type. For example an 'Excellent' rated fit-out project assessed against Part 4 only, can be compared to an 'Excellent' rated major refurbishment project that has been assessed against all Parts 1, 2, 3 and 4, in terms of the performance of each project team and the effort made within the scope of works. This is because each project team would have met the minimum benchmark required for their respective project type, reflecting that they have achieved the sustainability requirements within the scope of their project type.

Benchmarking In-use performanceIt should be noted that a BREEAM Refurbishment and Fit-out assessment is based on predicted performance. Actual performance can only be measured and compared at the in-use life cycle stage once the building is occupied which can be facilitated through the BREEAM In-Use scheme.

Where clients have gained certification against the BREEAM Refurbishment and Fit-out scheme, they are provided with a direct link to BREEAM In-Use through the BREEAM Refurbishment and Fit-out assessment and reporting tool. This is facilitated through the provision of a BREEAM In-Use Asset Rating as part of the BREEAM refurbishment certification process, allowing clients to then seek certification against the BREEAM In-Use scheme in order to monitor ongoing performance of the asset, the operation of the building and management of the activities in the building.

Further information on the BREEAM In-Use scheme can be found at www.breeam.com/inuse.

The BREEAM In-Use Standard has been produced to enable the assessment of an existing building, the operations of the building, how clients are managing their activities within the building; or a combination of the three. The rating and certification options are as follows:



Part 1: Asset - the inherent performance characteristics of the building based on its built form, construction and services.Part 2: Building Management - the management quality and practices related to the operation of the building.Part 3: Occupier Management - the understanding and implementation of management policies; staff engagement and measuring performance against Corporate Social Responsibility (CSR) targets.

BREEAM In-Use also provides a set of ten Key Performance Indicators (KPIs) as highlighted byTable - 9

Table - 9: BREEAM In-Use KPIs

KPI Description Measurement

KPI 1 Building CO2(kgCO2eq pa per m2GIA)

The mass of CO2eq11 per square metre of the asset (GIA2) arising from direct fuel use at

the asset (for electricity, heating and cooling) consumed during the reporting year.

KPI 2 Building CO2(kgCO2eq pa per FTE)

The mass of CO2eq per Full Time Equivalent3 personnel employed at the asset arising from

the fuel and electricity consumed by the asset during the reporting year.

KPI 3 Business Travel CO2(kgCO2eq pa per m2GIA)

The mass of CO2eq per square metre of the asset (GIA) arising from business travel by personnel (based at the asset) and from goods (dispatched from the asset) during the reporting year.

Staff Travel CO2

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