Justin Halewood BREEAMs and CfSH 29_11_2010

Sustainability through Planning:2010tEC at Eastleigh Borough Council

Justin HalewoodBREEAM Project Manager

BREEAM Communities

BREEAM Buildings

Preparation

Design

Pre-construction

Construction

Demolition

Refurb.

Use

BREEAM in UseCer

tific

atio

nR

IBA

Wor

k S

tage

AB

CD

E

F JG

H

L M NK

International Schemes

Code for Sustainable Homes

BREEAM Refurb.

Sustainable Buildings Framework

Overview

• Code• BREEAM Buildings• BREEAM Communities • BREEAM In-Use• BREEAM Domestic

Refurbishment• Sustainability through

Planning

What goes where

• CSH: new-build homes in England, Wales and NI• EcoHomes: new-build homes in Scotland• BREEAM for Domestic Refurbishments: domestic

refurbishments in the UK• BREEAM: All other non-domestic projects (new-build,

major refurbishments, fit-out…), anywhere in the world• BREEAM In-Use: Existing commercial property, anywhere

in the world• BREEAM Communities: New-build domestic or mixed

developments of over 50 units, anywhere in the world

Overview

• Code• BREEAM Buildings• BREEAM Communities • BREEAM In-Use• Sustainability through

Planning

• Owned by government, administered by BRE

• National (third party) assessment scheme forresidential, new-build projects

• 34 assessment issues within 9 categories

• Mandatory performance standards in some issues

• Six level overall rating system« « « « « «

• 17,400 dwellings certified April 2008 - March 2010

Code for Sustainable Homes

Energy Water Materials Surface Water Run-Off Waste Pollution Health and Wellbeing Management Ecology

Weighted categories

Categories No. Issues Example

Energy and CO2emissions 9 Internal Lighting

Water 2 Indoor Water Use

Materials 3 Environmental Impact of Materials

Surface Water Run-off 2 Flood Risk

Waste 3 Composting

Pollution 2 GWP of Insulants

Health and Well-being 4 Daylighting

Management 4 Considerate Constructors Scheme

Ecology 5 Ecological Value of Site

TOTAL: 34 -

Issues

Minimum standards

Three levels of minimum standards each covering two levels of the Code

Water Efficiency

EcologyManagementHealth & Well-Being

Lifetime homes for Level 6Pollution Waste

Surface Water Run Off

A single basic standard at Code entry levelMaterials

6 levels of minimum standards one for each level of the Code

Energy EfficiencyFlexibilityCategories

E

nviro

nmen

tal W

eigh

ting

Cat

egor

y Sc

ores

Balanced scorecard

Overview


Planning

• Owned by BRE and governed by industry

• International (third party) assessment schemes for non-domestic, new-build projects

• Range of assessment issues within 10 categories

• Mandatory performance standards in some issues and innovation credits

• Five level overall rating system: pass, good, very good, excellent and outstanding

• 230,000 buildings certified 1990 - 2010

Management

Transport

Water

Materials

Waste Land Use & Ecology Pollution

Energy

Health & Wellbeing

Weightings

8%Transport

Categories Weighting

Management 12%

Health & Wellbeing 15%

Energy 19%

Water 6%

Materials 12.5%

Waste 7.5%Land Use & Ecology 10%

Pollution 10%

Driving market transformation

Environmental Standards

Num

ber o

f bui

ldin

gs

Reg

ulat

ory

min

imum

Minimal

BREEAM

Aspirational

BREEAM

ExcellentMarket Pull

Outstanding

Overview


Planning


• International (third party) assessment scheme for new-build residential and mixed use developments

• Range of economic, social and environmental assessment issues within 8 categories

• Locally weighted and contextualised

• Five level overall rating system: pass, good, very good, excellent and outstanding

• 3 developments certified 2009-2010

Outline of BREEAM Communities

• Provides certainty and verification on a development’s sustainability commitments at the planning stages

• Three stage process:1.Registration of Assessment Framework2.Outline Planning Stage Certification (Interim)3.Detailed Planning Stage Certification (Final)

• Reduces pressure on planning departments, helping approval decisions to be made faster at lower cost and with greater confidence

Outline of BREEAM Communities (cont.)

Relationship with CSH and BREEAM

case studies

Overview


Planning

Outline of BREEAM In-Use• Owned by BRE and governed by industry

• International (third party) assessment schemefor existing office, industrial and institutional buildings throughout operational stages

• 197 assessment issues within 9 categories

• Asset Rating,

• Building Management Rating,

• Organisational Rating.

• Six level overall rating system

• 200+ buildings certified 2009-2010

Rating calculation

Improve score and asset performance

Online Assessment

Overview

• Code• BREEAM Buildings• BREEAM Communities • BREEAM In-Use• BREEAM Domestic

Refurbishment• Sustainability through

Planning


• National (third party) assessment scheme for the refurbishment of residential properties

• Pilot assessment issues within 9 categories

• Five level overall rating system

• Pre and post refurbishment assessment stages

• 334 buildings certified 2009-2010

• To be launched 2011

Outline of BREEAM Domestic Refurbishment

Relative not absolute

Measure upgrades incrementally

New bathroom- Low water use taps, WC & bath-Sustainable timber

Pass

Good

BREEAM Rating

25 30 50 75

Energy efficiency improvements- Loft and cavity insulation- Display energy device- Water butt, recycling Very Good

Renewables£!

Overview


Planning

RIBA Outline Plan of Work BREEAM / Code building certification

Stages of BREEAM communities certification

pre-agreement

PRE Pre-agreement

BREEAM / Code Pre-Assessment Stage

BREEAM Communities Assessment and Certification

preparationA Appraisal

B Design Brief

BREEAM / Code Design Stage Assessment

design

C Concept

D Design Development

E Technical Design

pre-construction

F Production Information

G Tender Documentation

H Tender Action

construction

J Mobilisation

KConstruction to

Practical CompletionBREEAM / Code Design Stage Interim Certification

use

L1 After Practical Completion BREEAM / Code Post Construction Stage Assessment and CertificationL2 Initial Occupation Period

L3 Post Occupation Evaluation

Simple approachSetting targets means understanding viability

• If existing (or alternative) use value is greater than the residual land value, the site will not be developed

• If residual land value is greater than the existing use value, the site will be developed

Setting targets means understanding viability (cont.)

Very Detailed Approach

LA targets

Site specific costs

Residual land value

Setting targets means understanding viability (cont.)

A - B = C

a) Net Development Value:

-a) Development Costs:

– Build costs– Public realm– Funding and finance– Land

=c) Profit

A - B = C

Net Development Value:

-Development Costs:

– Build costs

BREEAM is often ‘cost neutral’

Source: BRE, Putting a price on sustainability, 2005

Case studiesCardiff Central Library achieves BREEAM

'Excellent' rating with no extra construction cost– Regeneration of existing site and

enhancements to local ecology– Green roof which contains a variety of

plant species and helps reduce the risk of local flooding through infiltration

– Water efficiency measures such as dual flush WCs and a leak detection system

– Good public transport links• Laing O'Rourke: “The improvements in the

environmental assessment were made without increasing costs in construction. It is very fulfilling as a constructor to contribute to the environmental sustainability of such an important community building."

Extra costs for higher levels of the CSH…

Technical Solutions

Use of Renewable systems for CSH Level 6

Notes

TRUE Zero Carbon can only be achieved by utilising a Biomass system

All other routes fail at this time

According to Galliford Try

Costs are diminishing with time• “Our analysis has shown that for Code level 3, the most common level

built, there has been reduction in additional costs of around 6 per cent since 2007 as builders gain experience and supply chains are established.” (CLG, Sustainable New Homes – The Road to Zero Carbon Consultation on the Code for Sustainable Homes and the Energy Efficiency standard for Zero Carbon Homes, December 2009)

Zero carbon hierarchy

http://www.communities.gov.uk/publications/planningandbuilding/futureofcodeconsultation

“…the revised definition of zero carbon (70% CarbonCompliance plus Allowable Solutions) will mean build cost figures in the region oftwo thirds of the original £30,000 estimate.”

Zero Carbon Hub, 2010

http://www.communities.gov.uk/publications/planningandbuilding/futureofcodeconsultation

Technical Solutions

Allowable Solutions

NotesThere are multiple solutions for achieving the 70% CO2 reductionsAllowable Solutions play an important part in achieving CSH level 6 and GTR can deliver theseThe CHP system achieves the 70% reduction with no other renewables

Phew!

So, don’t get too far ahead of the curve!

A - B = C

a) Net Development Value:

-Development Costs:

Build costsPublic realmFunding and financeLand

=Profit

Green buildings will become lessvaluable than non-green buildingsThere will be no change

Green buildings will become morevaluable than non-green buildings

Green shoots?

Investor attitudes to sustainability, GVA Grimley, 2010

Putting BREEAM/Code into the equation

a) Net Development Value• Non-dom:

• International studies already demonstrate increased occupancy rates (+8%), higher rents (+6%) and higher building values (+35%)

• Market likely to place a ‘brown tariff’ on less sustainable buildings

• Domestic:• Emerging findings – extend new build premium

when market recovers? • Consider affect on gross development value –

lifetime homes, thicker walls, SUDs

A - B = C

b) Development Costs:– Build costs

Consider development area, typology (density), date affordable housing provision and restrictions in energy solutions when negotiating CSH/BREEAM Level

– Public realmNeed to maintain viability by reducing 106 contributions?

– Funding and finance– Land

Does residual value outweigh existing valuec) Profit

ExampleSmall brownfield site in Hampshire, Building Regulations 2010

Gross development value (GDV): sq ft £ per sq ft

Market: 21,500 £250 £5,375,000Afford: 9,546 £172 £1,641,912Total GDV: £7,016,912

Less: Development costs Land (incl costs): £659,200Build costs: 31,046 £98 £3,042,5085% contingency £152,125Fees @ 10%: £304,251Sales & Marketing: £176,496S106 £982,368Finance @ 6.0% 19 months: £264,824Total development costs: £5,581,772

= Profit: £1,435,140Profit on Cost: 25.71%Profit on GDV: 20.45%

ExampleSmall brownfield site in Hampshire, CSH L4 2010

Gross development value (GDV): sq ft £ per sq ft

Market: 21,500 £250 £5,375,000Afford: 9,546 £172 £1,641,912Total GDV: £7,016,912

Less: Development costs Land (incl costs): £659,200Build costs: 31,046 £106 £3,301,1215% contingency £165,056Fees @ 10%: £330,112Sales & Marketing: £176,496S106 £982,368Finance @ 6.0% 19 months: £264,824Total development costs: £5,879,177


ExampleSmall brownfield site in Hampshire, CSH L4 2010With 10% 'green premium'Gross development value (GDV):

sq ft £ per sq ftMarket: 21,500 £275 £5,912,500Afford: 9,546 £172 £1,641,912Total GDV: £7,554,412

Less: Development costs Land (incl costs): £659,200Build costs: 31,046 £106 £3,301,1215% contingency £165,056Fees @ 10%: £330,112Sales & Marketing: £176,496S106 £1,057,618Finance @ 6.0% 19 months: £264,824Total development costs: £5,954,427


Analysis of Examples

Code 4 & Sales Premium

Code 4Build Regulation

21.18%16.21%20.45%Profit on GDV

26.87%19.35%25.71%Profit on cost

£1,599,985£1,137,735£1,435,140Profit£5,954,427£5,879,177£5,581,772Dev Costs£7,554,412£7,016,912£7,016,912GDV

Be prepared to flex

Contacts

• BREEAM at BRE Global

• Website: http://www.breeam.org

• Email : [email protected]

• Phone : 01923 664514

http://www.breeam.org

mailto:[email protected]

Justin Halewood BREEAMs and CfSH 29_11_2010

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