Appendix D – Shell only and Shell and core project assessments
Speculative or non-speculative shell only or shell and core new buildings can be assessed using the BREEAM New Construction 2018 scheme.
This section provides guidance to assessors and project teams on the application of BREEAM to shell only and shell and core projects.
A shell only or shell and core building project is defined as one where the developer’s scope of works is the design and construction of the base building only, leaving a range of construction and fit-out works to be completed before the building can be occupied. The project will have some or all of the following elements:
- the structure
- building envelope
- core building systems including building servicing strategy
- installations (such as HVAC) or plant support for installation of such systems
- fit-out of common areas.
Category A and B projects
Shell and core projects will often be fitted out to a 'Category A' standard, the scope of which varies between different developers, and may include in addition to the shell and core of the building: the provision of raised floors, suspended ceilings, extension of core services above ceilings across the lettable space, finishes to the internal face of external and core walls, and blinds. Upon completion, the whole building or space within the building is sold or let to be fitted out as appropriate for occupation. The new owners or tenants will fit-out the accommodation in accordance with their corporate and operational needs, often referred to as a 'Category B' fit-out. These terms widely used in the property sector are not used within BREEAM as the scope of works varies significantly between developers and as such makes them incomparable.
In these projects performance of the building and compliance with BREEAM is verified based on the developer’s scope of works. Two standard project-type options are defined with applicable assessment criteria. For projects that are in-scope for these standard options, assessment against some BREEAM issues will be excluded even where the issues are within the developer’s scope of works. This approach ensures clarity, consistency and comparability within the property market. Varying the criteria or issues based on each individual project's scope would make BREEAM ratings incomparable in terms of performance benchmarking and for promotional or publicity purposes.
Defining the project type
The scope of assessment and BREEAM certification labelling for a new construction project that is not fully fitted out can be categorised into one of the following types:
- Shell only assessment and certification
- Shell and core assessment and certification.
Shell only assessment
This assessment and certification option is available where the developer’s scope of works covers new-build works to the fabric, substructure and superstructure of the building only, including:
- External walls, windows, doors (external), roof, core internal walls, structural floors
- Hard and soft landscaping areas (where present and within the scope of works).
Shell and core assessment
This assessment and certification option is available where the developer's scope of works covers shell works, as described for Shell only, plus core building services. Core building services relates to the installation of central or communal transportation systems, water systems, fit-out of common areas, central mechanical and electrical systems including HVAC, but without local fitting of systems within tenant areas. The systems will typically be centralised with capped off distribution to each tenanted area (for future connection as part of a tenant’s fit-out works). This does not include the full scope of a typical Category A fit-out, due to the fact that the specification of items such as ceiling finishes, raised floors and the zoning of local services above the lettable floor area and other Category A works are not typically finalised until the space undergoes final fit-out according to the tenant's specification and are liable to change. These items are, therefore, excluded from a Shell and core assessment.
The Shell only and Shell and core assessment options are available for all building types.
For these assessments, the scope of works being undertaken must be specified clearly and provided for the accurate certification of the project.
Assessing new-build Shell and core projects
In the main, the assessment process and application of a majority of the BREEAM assessment issues will be unaffected by the scope of the new-build shell only or Shell and core works. Most of the BREEAM criteria are concerned with impacts, processes and management procedures that occur with any new-build development, regardless of whether or not it is a fully fitted project. Several BREEAM issues and criteria are, however, tailored for the assessment of fitted out buildings, for example acoustic performance, and so additional guidance in the form of compliance notes is given in the assessment issues. These Shell only and Shell and core compliance notes confirm whether the assessment issue is applicable to the project and, where it does apply, how to assess it for the project.
Table 13.2 summarises the BREEAM New Construction 2018 assessment issues and their applicability to shell only and shell and core projects.
Shell only and Shell and core building assessments and minimum BREEAM standards
BREEAM standards remain applicable to Shell only and Shell and core building assessments for the developer's scope of works. The only exception is minimum standards for BREEAM issues, credits or criteria which are not assessed in a Shell only or Shell and core project (confirmed by the Compliance Note in the relevant issue).
Applicability of the Shell only and Shell and core assessment type to Simple buildings assessments
Shell only and Shell and core assessment criteria cannot be applied to Simple building assessments. For a project to be assessed as a Simple Building, it must be clear that the building can be classified as a ‘simple’. At the Shell only or Shell and core stage, it is not possible to determine whether a building will be ‘simple’ so these assessment options are not applicable to Simple building assessments.
BREEAM UK New Construction and the BREEAM UK Refurbishment and Fit-out scheme
The BREEAM UK New Construction and BREEAM UK Refurbishment and Fit-out schemes can be used to assess a fully fitted building where the construction works and finishing stages have been carried out separately. A Shell only or Shell and core project assessed under the BREEAM UK New Construction scheme can undergo a first fit-out (and subsequent fit-outs) assessed against the BREEAM UK Refurbishment and Fit-out scheme. Figure A1 illustrates the relationship between the UK New Construction and Refurbishment and Fit-out schemes.
Figure A1 UK New Construction and the UK Refurbishment and Fit-out schemes and the assessment options
The scope of the BREEAM UK New Construction - Shell only and Shell and core assessment types - and BREEAM UK Refurbishment and Fit-out schemes have been defined using recognised industry definitions, such as the British Council for Offices definition of Category A and B fit-out as far as possible. However, in practice, there is no fixed industry standard definition of refurbishment and fit-out works, with a large degree of variability from project to project. Due to this variety and also the need to ensure a consistent definition is used for assessment comparability purposes, the BREEAM Refurbishment and Fit-out scheme has defined a number of optional assessment 'parts'. The scope for each of these assessment parts has largely been based upon setting boundaries around the key physical parameters of the building. Under that scheme, clients are able to seek assessment certification against any combination of parts according to the scope of their refurbishment and fit-out works, therefore providing a highly flexible scheme.
The scope of Part 1 of the BREEAM UK Refurbishment and Fit-out scheme aligns with the Shell only option of the BREEAM UK New Construction scheme. Parts 1 and 2 combined align with the Shell and core option of the BREEAM UK New Construction scheme. Parts 3 and 4 cover the scope of work that is covered under the tenant's fit-out works could be used to 'top up' a Shell and core assessment.
BREEAM UK Refurbishment and Fit-out scheme assessment types:
- Part 1 - Fabric and structure: external envelope including walls, roof, windows and floor
- Part 2 - Core services: centralised mechanical and electrical plant including heating, cooling and ventilation
- Part 3 - Local services: localised services including lighting, local heating, cooling and ventilation
- Part 4 - Interior design: interior finishes, furniture, fittings and equipment
Further information on the BREEAM UK Refurbishment and Fit-out scheme can be found at www.breeam.com.
Table 13.2 BREEAM New Construction 2018 assessment issues: shell only and shell and core project applicability