Life Cycle Costing and Service Life Planning for BREEAM 2011 New Construction. Contact ADW Developments for more information

1. ADW Developments
Life cycle costing for
breeam 2011
requirements
MAN 05 LIFE CYCLE COSTING AND SERVICE LIFE PLANNING

2. 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

3. General Information
Under 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.

4. The BREEAM Rating Benchmarks
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

5. 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.

6. Achieving Credit 1
A 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

7. Achieving Credit 1
The 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

8. Achieving Credit 2
A 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

9. Achieving Credit 2
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.

10. Achieving Credit 3
Providing 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

11. Achieving Credit 3
For 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

12. Schedule of Evidence
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

13. Compliance
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, 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.

14. 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.com
Mobile: +44 (0)7825 782 999