DREAM A LITTLE BREEAM
Building methods can result in high energy usage, large quantities of waste, poor occupancy comfort and low user satisfaction. However, Breeam building assessments can address the environmental impact of these issues and provide a range of benefits to all involved with buildings. Breeam – the Building Research Establishment’s environmental assessment method – is the world’s most widely used means of reviewing and improving the environmental performance of office buildings. It is increasingly required by regulatory and government organisations, including English Partnerships and the Office of Governmental Commerce (OGC).
Breeam buildings bring an improved internal environment, increased productivity, staff retention and attraction, increased profitability for business, reduced utility bills and improved corporate image. Such desirable buildings also give a high rate of return and a low void rate.
With heightened awareness of green issues in today’s marketplace, this rating will soon become the norm for all commercial and domestic buildings. Assessments can be carried out on both new and existing office buildings, whether empty or occupied. Within Breeam there are four ratings: ‘pass’, ‘good’, ‘very good’, and ‘excellent’.
1. The Guidelines
The assessment process isn’t just about the building. It covers a range of elements that encompass the office environment. It looks at how energy efficient a business is, what impact an office has on the health and wellbeing of its people, water, material and waste. It even looks at management policies to see how environmentally sound they are.
2. Where to Start
You can get a rating without a complete redesign and refurbishment, but it is best to build your design around the Breeam guidelines when you plan a refurbishment or fit out. This is more cost effective – especially when long-term energy savings are factored in. At the concept design stage (or as early as possible) an assessor should be involved to ensure the performance of the building is maximised for least capital cost. An assessor will also be able to help you understand what needs to be implemented into your design to achieve a rating.
3. The Main Criteria
Good building management is crucial to the building’s performance as it has an impact throughout the building’s life. Breeam looks at how the building is managed, so it is important to ensure someone is responsible for maintaining optimum performance. The award credits where the environment is designed to maximise occupant control; for example in heating, lighting, air quality and noise.
The CO2 emitted from the operation of buildings in the UK accounts for more than 50 per cent of the total UK CO2 emissions. Breeam looks at how companies can reduce CO2 emissions from building operations and looks at aspects such as low energy lights, metering, ‘A’-rated white goods and energy management. Businesses can also minimise CO2 emissions from transport to and from a building – by looking at the location of the development, parking and cyclist facilities and access to public transport and local amenities. Breeam credits are also awarded when companies introduce measures such as low-flush toilets, water metering, leak-detection systems and use of water butts. In addition, it rewards the use of materials with a low embodied energy, such responsibly resourced materials and the use of recycled materials.
4. Assessment
The assessments are carried out by BRE’s licensed assessor network. This can be at the design stage for new build or refurbishment projects, post-construction or an assessment for existing buildings can be carried out while they are operational. Credits are awarded in each area according to performance. A set of environmental weightings enables the credits to be added together to produce a single overall score. As a guide, the rating bands are; a score of 70 for ‘excellent’, 55 for ‘very good’, 40 for ‘good’ and 25 for ‘pass’. But each element of the assessment must also be backed up with physical evidence. This may be in the form of a letter from a contractor, a train timetable, or specific information about a material from suppliers. This can often be the most difficult and lengthy part of the process.
5. Costs
It’s not that just the initial financial cost, there is a time cost involved too. To achieve a successful Breeam rating, the client must be aware that they need to be fully committed to achieving Breeam by attributing time and effort to locating the required information and evidence. In essence, the more input given by the client leads to a more effective result. However, a sustainable office interior uses less energy – so you could save at least 25 per cent on your energy bills, year after year.
The Main Factors for a High Rating
The extent to which these factors are considered as part of the building’s design has an impact on the eventual Breeam rating:
good building management
how the building contributes to the health and well-being of staff
a reduction in CO2 emissions from building operations and transport to and from a building
location and access for staff
water use and efficiency
use of responsibly resourced materials, those with a low embodied energy and recycled materials
best use of the building’s location and footprint
minimising pollution
This article first appeared in FM World, 2 June 2006
For more on office design and transformation see www.morganlovell.com
James Bleakman is a Breeam-trained designer at Morgan Lovell
