ADW Developments Life cycle costing for breeam 2011 requirements MAN 05 LIFE CYCLE COSTING AND SERVICE LIFE PLANNING
About ‘BREEAM New Construction’BREEAM 2011 is called ‘BREEAM New Construction’ and thescheme is designed to assess all new build projects with thisassessment criteria, regardless of the building function andbuilding type.The scope of the ‘BREEAM New Construction’ scheme nowincludes building types previously assessed under thebespoke scheme, for example: Hotels Leisure complexes Community buildings
General InformationUnder the BREEAM New Construction scheme, there are 10 criteria bywhich a building is assessed: Management Health and Wellbeing Energy Transport Water Materials Waste Land Use and Ecology Pollution InnovationBREEAM New Construction consists of forty-nine assessment issues.Each issue addresses a specific building-related environmentalimpact or issue, and has a number of ‘credits’ assigned to it. Thesecredits are awarded where a building demonstrates that it meetsthe best practice performance levels defined for that issue.
The BREEAM Rating BenchmarksThe BREEAM rating benchmarks for new construction projects assessedusing the 2011 version of BREEAM are as follows:OUTSTANDING ≥85EXCELLENT ≥70VERY GOOD ≥55GOOD ≥45PASS ≥30UNCLASSIFIED <30
About ‘BREEAM New Construction’ Man 05 CreditsTo recognise and encourage Life Cycle Costing and Service Life Planning, 3 credits areavailable under the BREEAM New Construction 2011 scheme. These credits are intendedto improve design, specification through-life maintenance and operation of a built asset.The assessor should note that BREEAM places fixed criteria on the time at which the LifeCycle Cost study should be carried out in order that maximum benefit from undertakingthis is achieved. The strategic level analysis (looking at issues such as location and external environment, maintainability and internal environment etc) and system level analysis (looking at issues such as foundations, solid or framed wall and floors, types of energy, ventilation, water capacity and communications etc), should be carried out early in the design process. This is to ensure the process can be used to influence the fundamental decisions taken regarding the building without having an adverse affect on either the cost or design programme.It is important that this is revisited as the design develops, to ensure thatan optimal solution is retained throughout the procurement process.
Achieving Credit 1A Life Cycle Cost (LCC) analysis must be carried out based on the proposals developedduring RIBA Work Stages C/D (concept design/design development) or equivalent. This analysis is carried out in accordance with the process outlined in PD156865:200819 (a supplement to BS ISO 15686-5:2008) Completed for the following categories and uses a study period of 60 years, shown in real and discounted cash flow terms: Construction Operation - includes as a minimum, utilities, cleaning, management costs Maintenance - includes as a minimum, planned maintenance, replacements and repairs costs At the feasibility stage of building procurement, a critical appraisal must be completed covering the service life estimations and maintenance implications for different design options The overall appraisal must comply with service life planning in accordance with ISO 15686 Buildings and Constructed Assets - Service Life Planning Part 1
Achieving Credit 1The design team should carry out a critical appraisal at thefeasibility stage of the construction project, reporting servicelife estimations and maintenance implications for various designand specification options. The appraisal is carried out in accordance with the ISO 15686 Buildings and Constructed Assets - Service Life Planning Part 1 Methodology, with Reference Service Lives informed by a service life database and third party datasets where appropriate The Estimated Service Lives are derived using the ISO 15686 Buildings and Constructed Assets - Service Life Planning Part 1 Methodology The appropriate consultant should prepare the initial cost model that forecasts the LCC based on the proposals developed during RIBA Work Stages C/D (concept design/design development) or equivalent A report should be prepared detailing the on the relative merits of alternative designs and specifications, and identify which design development proposals will provide benefits to the client both in terms of LCC and improved building performance
Achieving Credit 2A second credit can be awarded if an analysis is carried outthat demonstrates building components have been analysed ata strategic and system level, comparing alternative optionswhich meet the performance criteria for the building (i.e.realistic options are used for the comparison) .The lowest discounted LCC over the period ispreferred, assuming that their selection results in at least oneof the following: Lower building energy consumption over the operational life span of the building (compared to other options/alternatives analysed) A reduction in maintenance requirement/frequency Extended service lives of services infrastructure/systems and/or building fabric, resulting in fewer replacement intervals Dismantling and recycling or re-use of building components
Achieving Credit 2For the second credit, the design team should carry out a component level LCCanalysis on at least two of the following areas: Envelope: e.g. cladding, windows and/or roofing Services: e.g. heat source, cooling source and/or controls Finishes: e.g. walls, floors and/or ceilings External spacesTo do so, we recommend the consultant initially identifies the components thatare of critical value within the project, by ranking each building element in theproject in order of their LCC significance. We then suggest at least foursignificant components are appraised and alternatives that have the lowestdiscounted LCC over the period of analysis ,are put forward for specification.
Achieving Credit 3Providing the above criteria are achieved, a third credit can be awarded if the modeloutlined in the first LCC credit is updated during RIBA Work Stages D/E (designdevelopment/technical design) or equivalent.The results of the study must be implemented in the specification, design and finalconstruction of the assessed building.A maintenance strategy must be developed, informed by the LCC analysis and includes: The extent to which maintenance has been designed out and how systems have been included in the specification to facilitate safe, efficient and cost-effective operation and maintenance How the removal and replacement of major plant and equipment, within the design life of the building, has been facilitated by the building design and specification (lay-out/access etc) A management plan for the landscaping (for example, as defined in BREEAM issue LE 05 Long Term Impact on Biodiversity) if appropriate
Achieving Credit 3For the third credit, the model developed under the first LCC credit should beupdated.The LCC recommendations, identified for the second credit, should be implementedin the specification, design and final construction of the assessed building.In addition, a maintenance strategy report should be prepared which is informed bythe LCC analysis.Such report should consider : Where and how the need for maintenance has been reduced Plans for commissioning and maintenance Safety considerations during operation and maintenance Plans for the landscaping and grounds maintenance Other key FM requirements as appropriate
Schedule of EvidenceFor the First Credit Relevant sections of the feasibility stage life cycle cost analysis report/documentation Relevant sections of the feasibility stage appraisal documentationFor the Second Credit Details of alternative options considered including benefits of selected options (in terms of criteria 6) and evidence that the element is of critical value Evidence that preferred options selected at the design stage (based on the latest LCC analysis) have been implementedFor the Third Credit As above updated for the detail design Design drawings or relevant section/clauses of the building specification or contract demonstrating implementation of the preferred option(s) from the latest LCC analysis A copy of the maintenance strategy and/or a letter of commitment from the client/developer to provide one Evidence of how the maintenance strategy was/will be informed by the LCC analysis above Post construction drawings or BREEAM Assessor’s site inspection report and photographic evidence
ComplianceBREEAM places fixed criteria on the time at which the Life Cycle Coststudy should be carried out in order to ensure the maximum benefit isachieved.It is necessary that the strategic level and system level analysis are carriedout early in the design process and revisited as the design develops.To comply with the requirements, and to achieve these three BREEAMcredits under the BREEAM 2011 scheme for New Construction, werecommend these points are targeted as early on in the design process aspossible.
Contact ADW Developments Ltd has developed an LCC Model and procedure which meets the requirements for the BREEAM appraisal We can demonstrate that the selection of the most appropriate strategy has been made in order to improve design, specification, through-life maintenance and operation The analysis carried out meets the requirements detailed in the BREEAM Technical Manual to achieve three BREEAM credits under the Man 05, Life Cycle Cost and Service Life Planning Credits Please contact Anthony Waterman firstname.lastname@example.org Mobile: +44 (0)7825 782 999