Soft Landings and Environmental Assessments

Soft Landings and Environmental Assessments
Soft Landings and environmental assessment methods
Can they work together?
02.03.2011
Julie Godefroy
Hoare Lea Sustainability
Executive Sustainability Consultant
HOARE LEA
Sustainability
Glen House
200 - 208
Tottenham
Court Road
London
W1T 7PL
Tel: +44 (0)20 7890 2500
Fax: +44 (0)20 7436 8466
Soft Landings and Environmental Assessments
AUDIT SHEET
REVISION
A
DESCRIPTION
First issue to Ecobuild organisers
DATE
ISSUED BY
REVIEWED BY
24.02.2011
J. Godefroy
A. Bateson
PRES-JG-20110223-ECOBUILD-BREEAM and Soft Landings-RevA.ppt
This report is provided for the stated purposes and for the sole use of the named Client. It will be confidential to
the Client and the client’s professional advisers. Hoare Lea accepts responsibility to the Client alone that the
report has been prepared with the skill, care and diligence of a competent engineer, but accepts no responsibility
whatsoever to any parties other than the Client. Any such parties rely upon the report at their own risk. Neither
the whole nor any part of the report nor reference to it may be included in any published document, circular or
statement nor published in any way without Hoare Lea’s written approval of the form and content in which it may
appear.
Soft Landings and Environmental Assessments
Contents
Why?
How BREEAM (2008) can help Soft Landings
What about the new BREEAM (2011)?
Conclusions
Soft Landings and Environmental Assessments
Why?
BREEAM
Soft Landings
We love to hate it
We love it
We (mostly) understand it
We (mostly) understand it
We’d love to do less of it,
but we need it and it’s
everywhere
We’d love to do more of it,
but how?
Soft Landings and Environmental Assessments
How BREEAM can help
Provides a Quality Management process and
can protect the design intent
A facilitator to champion the process (the BREEAM AP?)
Credits
Soft Landings and Environmental Assessments
What do we want?
Man6
Man11
Designing
for ease of
use
User
consultation
Man9 Lessons learnt
Man4
Man1
Handover
Monitoring
Post
Construction
Review
Soft Landings and Environmental Assessments
Example
University Policy
BREEAM Higher
Education 2008
“Adopt Soft Landings approach to:
• Involve users in the design
process
• Facilitate handover
• Encourage post-occupancy
evaluation
• Introduce a feedback loop “
•Man6, Man9
•Man4, Man1
•Man6, Man9
… and University to adopt BREEAM In-Use in the future?
Soft Landings and Environmental Assessments
Post Construction Review
Arguably the most significant change in BREEAM 2008
Helps bridge the gap between design and construction
Collaborative design process and regular design reviews
Brings forward some topics for early investigation
Soft Landings and Environmental Assessments
Post Construction Review
Can help protect the design intent
Quality Management
Soft Landings and Environmental Assessments
Man 6 Consultation
1st credit: Extensive consultation from RIBA Stage B
(2nd credit: Influence on the design)
How can it help?
Does it work?
• Consultation with users
~ Not in all BREEAM
schemes
• Topics should include
functionality, satisfaction /
productivity, maintenance
and operation, good and
bad examples of buildings
In practice, little emphasis
on lessons learnt, ease of
use, and maintenance
Soft Landings and Environmental Assessments
Man 9 Publication of Building Information
Publication of information (energy, costs) and
involvement of users in the design and construction
How can it help?
Does it work?
• Users can attend team
meetings and site visits
~ Not in all BREEAM
schemes
• Valorise the project and
team – opportunity for
team work
~ Too process-based?
~ Should improve with
greater take-up
Soft Landings and Environmental Assessments
Man 9 Publication of Building Information
Soft Landings and Environmental Assessments
Man 4 Building User Guide
Simple guide on services, ‘advanced natural ventilation’ etc
Aimed at Facilities Manager and building users
How can it help?
Does it work?
• Help users understand
their building
Who produces the guide?
• Force the team to think
of users
When is it produced?
~ Who sees it?
Soft Landings and Environmental Assessments
Man 11 Ease of Maintenance
Production of extensive maintenance strategy
(CIBSE Guide M), from RIBA Stage B
How can it help?
Does it work?
• Force the team to take
account of ease of use
~ Not in all BREEAM
schemes
• Provide the Client with
opportunities to comment
on maintenance choices
~ Overly complex and tickbox process?
Soft Landings and Environmental Assessments
Man 1 Commissioning
1st credit: At completion: mandatory for ANY rating
2nd credit: In the 1st year of occupation: optional
How can it help?
Does it work?
• Raises the importance of
commissioning
~ Definition of each role
• Enshrines it in contractual
arrangements
• Design input and recommissioning
~ Timing of appointments
Generally very beneficial
Soft Landings and Environmental Assessments
BREEAM 2011
Soft Landings User Group input
To be launched at Ecobuild
BRE Open Letter (February 2011)
Soft Landings and Environmental Assessments
BREEAM 2011
NEW - Up to 8 credits: Sustainable procurement
Commissioning, building user guide, maintenance, Soft
Landings incl. operational after-care and monitoring of
performance
NEW – Up to 4 credits: Stakeholder participation
Combines existing credits on consultation, shared facilities,
publication of building information etc
Soft Landings and Environmental Assessments
Conclusions
BREEAM isn’t perfect but it’s still the best carrot around
Use BREEAM to promote Soft Landings
(‘you’ll already have to do a lot of it anyway, so might as well…’)
Use BREEAM to defend what we want, not just to tick a box
Hope for BREEAM 2011…
Soft Landings and Environmental Assessments
Thank you, any questions?
juliegodefroy@hoarelea.com
THE LITERARY WORLD
IS ABUZZ ABOUT
MAPEL SYRUP’S
SEQUEL TO ‘’HAMSTER
HUEY AND THE
GOOEY KABLOOIE
WE HAVE TO BUY IT! IT’S CALLED
‘’COMMANDER CORIANDER
SALAMANDER AND ‘ER
SINGLEHANDER BELLYLANDER’’ !
And clients,
engineers,
contractors …
ARCHITECTS SHOULD BE FORCED TO
LIVE IN THE BUILDINGS THEY DESIGN,
AND CHILDREN’S BOOK AUTHORS
SHOULD BE FORCED TO READ THEIR
STORIES ALOUD EVERY SINGLE
NIGHT OF THEIR
ROTTEN LIVES