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 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 InformationUnder the BREEAM New Construction scheme, there are 10 criteria by which a building is assessed:

Management Health and Wellbeing Energy Transport Water Materials Waste Land Use and Ecology Pollution Innovation

BREEAM New Construction consists of forty-nine assessment issues. 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.

The BREEAM rating benchmarks for new construction projects assessed using the 2011 version of BREEAM are as follows:

OUTSTANDING ≥85

EXCELLENT ≥70

VERY GOOD ≥55

GOOD ≥45

PASS ≥30

UNCLASSIFIED <30

The BREEAM Rating Benchmarks

About ‘BREEAM New Construction’ Man 05 Credits

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 1A Life Cycle Cost (LCC) analysis must be carried out based on the proposals developed during 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 the feasibility stage of the construction project, reporting service life estimations and maintenance implications for various design and 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 out that demonstrates building components have been analysed at a strategic and system level, comparing alternative options which meet the performance criteria for the building (i.e. realistic options are used for the comparison) . The lowest discounted LCC over the period is preferred, assuming that their selection results in at least one of 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

For the second credit, the design team should carry out a component level LCC analysis 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 spaces

To do so, we recommend the consultant initially identifies the components that are of critical value within the project, by ranking each building element in the project in order of their LCC significance. We then suggest at least four significant components are appraised and alternatives that have the lowest discounted LCC over the period of analysis ,are put forward for specification.

Achieving Credit 2

Achieving Credit 3Providing the above criteria are achieved, a third credit can be awarded if the model outlined in the first LCC credit is updated during RIBA Work Stages D/E (design development/technical design) or equivalent.

The results of the study must be implemented in the specification, design and final construction 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 be updated.

The LCC recommendations, identified for the second credit, should be implemented in the specification, design and final construction of the assessed building.

In addition, a maintenance strategy report should be prepared which is informed by the 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 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

ComplianceBREEAM 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, and to achieve these three BREEAM credits under the BREEAM 2011 scheme for New Construction, we recommend these points are targeted as early on in the design process as possible.

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 anthony.waterman@adwdevelopments.comMobile: +44 (0)7825 782 999