breeam savills 202008
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The BRE have just released a revised version of their BREEAM sustainability measure which will come intoeffect on the 1st August 2008. Buildings registered prior to this date, but not fully assessed, will continue to beassessed under BREEAM 2006. These revisions areconsidered some of the most revolutionary yet but arehoped to address some of its previous shortcomings.
BREEAM has been primarily a measure of sustainabilityrather than seen as a traditional green measure withonly a limited focus on energy efficiency. With theintroduction of Energy Performance Certificates (EPCs)this became more of an issue as it appeared that aBREEAM Excellent building may at best only achieve alevel C on its EPC. For occupiers wanting to takegreener buildings, taking a highly rated BREEAMbuilding may not mean they were necessarily taking anenergy efficient building.
BRE have addressed this by amending the weightingsand changing and adding credits that make up theweighted scores. Weightings that were previouslycombined, energy & transport and materials & waste,have been split and given their own individual scores.
Also greater weight has been given to energy, water,waste and materials with a reduction on the moresustainable related measures such as management,land use & ecology and pollution. The full list of changes to the weightings are detailed in the table onthe following page.
The credits assigned to each of the particular areas thatmake up the final BREEAM score have seen somechanges with a number of new credits also added. Ontop of this additional credits will be awarded for the useof innovative technology which has an environmentalbenefit. It is important to note that this technologywould need to be continually monitored ensuring itsperformance in order to receive the additional credit.
Minimum requirements have also been introduced for some credits, notably energy and water consumptionwith the aim of making BREEAM a greener measure.For example, under the reduction of CO2 emissions, toachieve an Excellent rating the building would require aminimum of 6 credits. These CO2 benchmarks havebeen set to align with EPC targets to improve thecompatibility between EPC and BREEAM ratings.Mandatory standards have also been set for other credits. Apart from the reduction of CO2 emissions
these include water consumption, water metering,storage of recycling waste, high-frequency lighting andmicrobial contamination, amongst others.
Apart from the amendments made to the way theBREEAM score is calculated, BREEAM 2008 has seenthe introduction of a new attainment level. Previouslyany building scoring over 70% would be classed asExcellent. Now any building scoring over 85% will beawarded an Outstanding certification. AchievingBREEAM Excellence was increasingly becoming thenorm and no doubt BRE adding this new level may helpto push the industry further in developing moresustainable buildings/projects. With the specificrevisions made to BREEAM 2008 already mentioned wesuspect achieving Outstanding will prove difficult toattain.
Other new features include the introduction of amandatory two stage assessment process coveringboth the design and post construction stages.Previously these were treated as two separateassessments and there was no requirement to carry outa post construction assessment even where one was
completed at design stage.
Amendments have also been made to several sector based assessments. BREEAM 2008 will include aHealthcare assessment replacing the NHS assessmenttool and will cover all healthcare buildings. BREEAMEducation will replace the previous Schools assessmentextending to further education. BREEAM have alsointroduced new methods for assessing shell only withthe aim of making it easier to obtain a BREEAMassessment for speculative office development.
But what does this all mean for developers? Theobvious impact will be an increase in costs. Amandatory post construction assessment and minimumrequirements at credit level will make it difficult,therefore more expensive, to achieve the higher BREEAM levels of Excellent and Outstanding. On theplus side these amendments could mean a better linkbetween a BREEAM assessment and that for an EPC.This could prove beneficial to developers/landlords interms of occupancy. For example, this may helpprovide greater confidence for occupiers wanting tooccupy more energy efficient buildings in that by takinga BREEAM Excellent or Outstanding rated property itwill in fact be more energy efficient.
BREEAM 2008
Briefing Summer 2008
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Savills Commercial Research Marie Hickey, +44 (0)20 3320 8288 [email protected]
Savills plcSavills plc is a leading international property services company with a full listing on the London Stock Exchange. The company has undergonedynamic growth in recent years establishing itself as a powerful player on the international stage with offices and associates throughout the UK,Europe, Americas, Asia Pacific, Africa and Middle East. In addition, Savills is the trading name for the property service subsidiaries of Savills plcwhich advise on commercial, rural, residential and leisure property. Other services include corporate finance advice, property and venture capitalfunding and a range of property related financial services.
This report is for general informative purposes only. Whilst every effort has been made to ensure its accuracy, Savills accepts no liability for any loss or damage, of whatsoever nature, arising from its use. The content is strictly copyright and reproduction of the whole or part of it in any formis prohibited without written permission from Savills Research.
Michael PillowDirector - Building Consultancy020 7409 8985
BriefingCurrent weighting
(BREEAM 2006)New weighting
(BREEAM 2008)
Management 15% 12%
Health & Wellbeing 15% 15%
Energy
25%
19%
Transport 8%
Water 5% 6%
Materials10%
12.5%
Waste 7.5%
Land use & Ecology 15% 10%
Pollution 15% 10%
Total 100% 100%
For further information please contact
Marie Hickey Associate Director - Research020 3320 8288