ADW Developments carries out Life Cycle Cost (LCC) analysis which meets the requirements for the BREEAM appraisal. Our assessment is made in collaboration with the design team and will 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 New ConstructionTechnical Manual to achieve three BREEAM credits under the Man 05, Life Cycle Cost and Service Life Planning Credits. BREEAM places fixed criteria on the time at which the Life Cycle Cost study should be carried out in order to ensure the maximum benefit is achieved. It is necessary that the strategic level and system level analysis are carried out early in the design process and revisited as the design develops. To comply with the requirements, to achieve these three BREEAM credits under the BREEAM 2011 for New Construction, we recommend ADW Developments are appointed as early on in the design process as possible. Please contact ADW Developments for more information

1. LIFE CYCLE COSTING FOR BREEAM 2011 REQUIREMENTS
Man 05 Life Cycle Costing and Service Life Planning
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2. About ‘BREEAM New Construction’
LIFE CYCLE COSTING FOR BREEAM 2011 REQUIREMENTS
BREEAM 2011 is called ‘BREEAM New Construction’ and the scheme is designed to assess all new build projects with this assessment criteria, regardless
of the building function and building type.
The scope of the ‘BREEAM New Construction’ scheme now includes building types previously assessed under the bespoke scheme, for example:
 Hotels
 Leisure complexes
 Community buildings
General Information The BREEAM Rating Benchmarks
Under the BREEAM New Construction scheme, there are 10 criteria by The BREEAM rating benchmarks for new construction projects assessed
which a building is assessed: using the 2011 version of BREEAM are as follows:
 Management OUTSTANDING ≥85
 Health and Wellbeing
 Energy
EXCELLENT ≥70
 Transport
 Water
 Materials VERY GOOD ≥55
 Waste
 Land Use and Ecology GOOD ≥45
 Pollution
 Innovation PASS ≥30
BREEAM New Construction consists of forty-nine assessment issues. UNCLASSIFIED <30
Each issue addresses a specific building-related environmental impact or
issue, and has a number of ‘credits’ assigned to it. These credits are
awarded where a building demonstrates that it meets the best practice
performance levels defined for that issue.
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3. About ‘BREEAM New Construction’ Man 05 Credits
LIFE CYCLE COSTING FOR BREEAM 2011 REQUIREMENTS
To recognise and encourage Life Cycle Costing and Service Life Planning, 3 credits are available under the BREEAM New Construction 2011 scheme. These credits are
intended to 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 Life Cycle Cost study should be carried out in order that maximum benefit from
undertaking this 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 that an optimal solution is retained throughout the procurement process.
Achieving Credit 1
A Life Cycle Cost (LCC) analysis must be carried out based on the The design team should carry out a critical appraisal at the feasibility
proposals developed during RIBA Work Stages C/D (concept stage of the construction project, reporting service life estimations and
design/design development) or equivalent. maintenance implications for various design and specification options.
 This analysis is carried out in accordance with the process outlined in  The appraisal is carried out in accordance with the ISO 15686
PD156865:200819 (a supplement to BS ISO 15686-5:2008) Buildings and Constructed Assets - Service Life Planning Part 1
Methodology, with Reference Service Lives informed by a service life
 Completed for the following categories and uses a study period of 60 database and third party datasets where appropriate
years, shown in real and discounted cash flow terms:
 Construction
 The Estimated Service Lives are derived using the ISO 15686 Buildings
 Operation - includes as a minimum, utilities, cleaning, and Constructed Assets - Service Life Planning Part 1 Methodology
management costs
 Maintenance - includes as a minimum, planned maintenance,
replacements and repairs costs  The appropriate consultant should prepare the initial cost model that
forecasts the LCC based on the proposals developed during RIBA Work
 At the feasibility stage of building procurement, a critical appraisal Stages C/D (concept design/design development) or equivalent
must be completed covering the service life estimations and
maintenance implications for different design options  A report should be prepared detailing the on the relative merits of
alternative designs and specifications, and identify which design
 The overall appraisal must comply with service life planning in development proposals will provide benefits to the client both in terms
accordance with ISO 15686 Buildings and Constructed Assets - Service of LCC and improved building performance
Life Planning Part 1
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4. Achieving Credit 2
LIFE CYCLE COSTING FOR BREEAM 2011 REQUIREMENTS
A second credit can be awarded if an analysis is carried out that For the second credit, the design team should carry out a component
demonstrates building components have been analysed at a strategic level LCC analysis on at least two of the following areas:
and system level, comparing alternative options which meet the
performance criteria for the building (i.e. realistic options are used for  Envelope: e.g. cladding, windows and/or roofing
the comparison) .  Services: e.g. heat source, cooling source and/or controls
The lowest discounted LCC over the period is preferred, assuming that  Finishes: e.g. walls, floors and/or ceilings
their selection results in at least one of the following:  External spaces
 Lower building energy consumption over the operational life span of To do so, we recommend the consultant initially identifies the
the building (compared to other options/alternatives analysed) components that are of critical value within the project, by ranking each
 A reduction in maintenance requirement/frequency building element in the project in order of their LCC significance. We
 Extended service lives of services infrastructure/systems and/or then suggest at least four significant components are appraised and
building fabric, resulting in fewer replacement intervals alternatives that have the lowest discounted LCC over the period of
analysis ,are put forward for specification.
 Dismantling and recycling or re-use of building components
Achieving Credit 3
Providing the above criteria are achieved, a third credit can be awarded if For the third credit, the model developed under the first LCC credit
should be updated.
the model outlined in the first LCC credit is updated during RIBA Work
Stages D/E (design development/technical design) or equivalent.
The LCC recommendations, identified for the second credit, should be
implemented in the specification, design and final construction of the
The results of the study must be implemented in the specification, design assessed building.
and final construction of the assessed building.
In addition, a maintenance strategy report should be prepared which is
informed by the LCC analysis.
A maintenance strategy must be developed, informed by the LCC
analysis and includes: Such report should consider :
 the extent to which maintenance has been designed out and how Where and how the need for maintenance has been reduced
systems have been included in the specification to facilitate safe, Plans for commissioning and maintenance
efficient and cost-effective operation and maintenance Safety considerations during operation and maintenance
 How the removal and replacement of major plant and equipment, Plans for the landscaping and grounds maintenance
within the design life of the building, has been facilitated by the building Other key FM requirements as appropriate
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
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5. Schedule of Evidence
LIFE CYCLE COSTING FOR BREEAM 2011 REQUIREMENTS
For the First Credit
 Relevant sections of the feasibility stage life cycle cost analysis report/documentation
 Relevant sections of the feasibility stage appraisal documentation
For 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 implemented
For 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
Compliance Contact
BREEAM places fixed criteria on the time at which the Life Cycle Cost  ADW Developments Ltd has developed an LCC Model and procedure
study should be carried out in order to ensure the maximum benefit is which meets the requirements for the BREEAM appraisal
achieved.
 We can demonstrate that the selection of the most appropriate
It is necessary that the strategic level and system level analysis are strategy has been made in order to improve design, specification,
carried out early in the design process and revisited as the design through-life maintenance and operation
develops.
 The analysis carried out meets the requirements detailed in the
To comply with the requirements, and to achieve these three BREEAM BREEAM Technical Manual to achieve three BREEAM credits under the
credits under the BREEAM 2011 scheme for New Construction, we Man 05, Life Cycle Cost and Service Life Planning Credits
recommend these points are targeted as early on in the design process
as possible.
Please contact Anthony Waterman
anthony.waterman@adwdevelopments.com
Mobile: +44 (0)7825 782 999
Copyright 2011 ADW Developments Ltd