I recently had the pleasure of sitting down with Daniel Morris, an experienced BREEAM assessor and sustainability consultant, to discuss his insights into navigating the BREEAM Knowledge Base, particularly in the context of seeking a fully-fitted certificate for shell only or shell & core projects assessed against the BREEAM New Construction (NC) 2014 scheme. Our conversation shed light on both the challenges and solutions encountered in this specialised area of sustainable building certification.
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Balancing Complexity with Practicality
When I asked Daniel about the challenges of assessing shell only or shell & core projects under the BREEAM NC 2014 scheme, he immediately highlighted the complexity of aligning fit-out stages with the initial shell construction phases. “The original concept was to provide ‘fully-fitted’ ratings and certificates post a shell or shell and core certification,” he explained. “However, this approach has been phased out due to the intricate nature of mapping different project stages to a single assessment framework.”
Two Separate Assessments: A Necessary Shift
Daniel elaborated on how the shift to conducting two separate BREEAM assessments for projects with distinct construction stages has become the norm. “It’s essential to treat them as independent entities,” he said. “You conduct a shell only New Construction assessment, which is akin to Part 1 in BREEAM Refurbishment and Fit-out (RFO). This part covers the original design. Then, once the fit-out—RFO Parts 2, 3, and 4—is completed, you conduct a separate assessment.”
This approach not only aligns with the inherent complexity of these projects but also provides a more accurate reflection of the distinct scopes involved at each stage. “Ultimately,” Daniel continued, “this method ensures that each phase is thoroughly assessed on its own merits, resulting in two separate certificates that together give a comprehensive overview of the project’s sustainability credentials.”
Challenges of Demand and Mapping
The decision to transition away from a single ‘fully-fitted’ certification process was not solely about practicality. Daniel noted that the lack of demand for such a consolidated approach played a significant role. “There weren’t enough projects seeking this type of certification to justify maintaining the process,” he mentioned. “Moreover, trying to manage and score criteria that apply to entirely different project stages was proving to be a logistical hurdle.”
Looking Ahead: Future Updates
Daniel also shared that this transition in assessment practice is slated to be reflected in upcoming updates to the technical manual. While this change may initially seem daunting to those accustomed to the older method, he reassured that it ultimately aligns with the evolving needs of sustainable construction projects. “The updates will provide clearer guidance and support for assessors,” he noted, “making the transition smoother and ensuring that the BREEAM process remains robust and relevant.”
Practical Advice for Assessors
For those new to the BREEAM assessment process or navigating these specific project types, Daniel offered some practical advice. “Familiarise yourself with the distinct stages and what each assessment entails. It’s crucial to understand the separate requirements and ensure that the project’s scope is well-defined from the outset,” he advised. “Having a clear project plan and maintaining open communication with the design and construction teams can make a significant difference.”
He also highlighted the importance of staying updated with changes in the BREEAM guidelines and making use of the resources available within the Knowledge Base. “The Knowledge Base is an invaluable tool,” Daniel emphasised. “It’s essential to keep abreast of any new compliance notes or updates that can impact your assessments.”
Conclusion: A Path Towards Comprehensive Sustainability
Reflecting on our conversation, it’s evident that the evolution of BREEAM assessment practices for shell only and shell & core projects is a response to the complexities and demands of sustainable construction. By embracing separate assessments for different construction stages, the BREEAM framework is better equipped to provide comprehensive and meaningful evaluations of a building’s environmental performance.
As the industry continues to innovate and adapt, so too does the BREEAM assessment process. For assessors like Daniel Morris, this evolution represents an opportunity to refine their skills and contribute to the sustainable development movement in a more nuanced and impactful way.
Marcia Snyder
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