Appendix E – Applicability of BREEAM New Construction to single and multiple dwellings, partially and fully fitted
Due to the diverse way homes are built and sold around the world, BREEAM International New Construction offers four different classification routes for residential assessments.
This section provides guidance to assessors and project teams on the application of BREEAM for residential developments.
To carry out an assessment the assessor and project team must first define the project as either a single or multiple dwelling, then state whether it will be ‘partially’ or ‘fully’ fitted out. This must be decided upon at the beginning of the assessment process, within the Scoring and Reporting tool.
Single or multiple dwellings
Definition of a single dwelling
A single dwelling is a permanent residential building, detached from any other building.
Otherwise referred to as a ‘home’ or ‘family unit’, the ‘single dwelling’ is intended to be occupied by one single household or family. Single dwellings must have no common areas or shared services with their surrounding dwellings.
Single dwellings are typically built on plots of land, greater in scale than the ground floor area, offering a privately owned, outdoor space. However, this may not always be the case for dwellings constructed on densely packed plots of land such as those built within towns or cities. For single dwellings that join onto other dwellings, as long as the other dwellings are not being assessed, then the ‘single dwelling’ criteria applies.
Allowances can be made for dwellings with additional extensions or suites intended for extended family members, without changing the description from ‘single dwelling’.
Definition of multiple dwellings
Multiple dwellings are any number of permanent residential buildings greater than one. They must be located on the same plot of land and can either be joined together within the same building envelope or separated.
For example, a single, building envelope could consist of an apartment block or a row of terraces. Alternatively, it could be a group of ‘single dwellings’ built on the same plot of land.
Partially and fully fitted dwellings
The intention of the partial and fully fitted criteria is to recognise the need for greater flexibility during the ‘Fit-out’ stage in response to the Turn-key property market. Turn-key properties, are new homes sold on the open market as complete and intended for immediate occupation by the new homeowner.
Definition of Partially Fitted dwellings
These are new Turn-key homes intended to be occupied by the new homeowner where due to local building practices and cultural aspects, even though the property is considered ‘complete’ at the point of sale, the new homeowner is still required to fit-out their new property with specific fixtures and fittings.
While BREEAM Residential aspires to remain flexible with regards to the specification of different fixtures and fittings by the new homeowner; for the new dwelling to be certified as a BREEAM partially fitted home, particular elements must always be present during the scope of works regardless of building practice or cultural differences.
This assessment and certification option is available where the developer’s scope of works covers new build works to the fabric, sub and superstructure of the building, plus the necessary core, central and localised systems for occupiers to live comfortably within each and every dwelling. Depending on climate and design features of the new home, those elements are:
Mandatory features of a partially fitted dwelling:
- Roof, external walls, internal and separating walls and structural floors, windows and external doors (for each dwelling)
- Potable water supply
- Plumbing and drainage
- Mechanical and electrical systems including:
- Light fixtures and fittings
- Heating, cooling and ventilation systems.
Mandatory features of a partially fitted dwelling (if present)
- Fit-out of communal areas
- Installation of central or communal transport systems
- Hard and soft landscaping areas.
For these assessments, the scope of works being undertaken must be specified clearly and provided for the accurate certification of the project.
Definition of Fully Fitted dwellings
A fully fitted dwelling is where, in addition to the core, central and localised systems, additional fixtures and fittings have also been provided to mitigate environmental impacts while the dwelling is in use throughout its lifespan.
- Interior finishes such as floor, wall and door finishes, and furniture (e.g. kitchens and bathrooms)
- Hot and cold potable and non-potable water fittings
- Internal fittings such as recycling bins, washing line and white goods
- Monitoring equipment such as energy meters and display devices.
Partially fitted and fully fitted dwelling assessments and minimum BREEAM standards
All minimum BREEAM standards remain applicable to partially fitted assessments for the developer’s scope of works. The only exceptions are:
- Minimum standards for BREEAM issues, credits or criteria which are not assessed in a partially fitted project (confirmed by the residential – partially and fully fitted compliance notes in each issue)
- Wat 01 Water consumption, where the minimum standard can be excluded if water fittings are not going to be installed on behalf of the new homeowner or occupant.