Navigating BREEAM: A Guide to Schemes, Certification Levels, and Planning

BREEAM is not a single, rigid standard; rather, it is a suite of schemes tailored to different building types and lifecycle stages. Selecting the correct scheme is the first critical step in the certification process.

UK Non-Domestic New Construction

This scheme evaluates the design, construction, and performance of new non-residential buildings in the UK, including offices, retail spaces, industrial units, and educational facilities. It assesses projects across ten categories, including Energy, Health and Wellbeing, Materials, and Land Use and Ecology. The framework ensures that commercial developments minimise their environmental footprint while optimising operational efficiency.

UK Non-Domestic Refurbishment and Fit-Out

Aimed at existing commercial and public buildings, this scheme allows developers and tenants to assess the sustainability of major renovations and interior fit-outs. It is highly flexible, allowing projects to be assessed in parts such as fabric and structure, core services, local services, or interior design, depending on the scope of the works.

UK New Construction: Residential (Formerly HQM)

Previously known as the Home Quality Mark (HQM), this scheme provides a comprehensive assessment for new-build residential developments in the UK. It focuses heavily on factors that directly impact occupants, such as thermal comfort, indoor air quality, acoustic performance, and community integration, while also demanding rigorous standards for energy and water efficiency.

UK Domestic Refurbishment

This scheme is designed to improve the sustainability and environmental performance of existing housing stock. It provides a framework for evaluating retrofits, alterations, and extensions, ensuring that older properties are brought closer to modern efficiency standards without compromising their structural integrity or heritage value.

International New Construction

For projects outside the UK, the BREEAM International New Construction scheme provides a flexible framework that adapts to local building codes, climates, and cultural contexts. In the Channel Islands, for example, the Government of Jersey requires new non-residential buildings over 1,000 square metres to achieve a BREEAM rating against this international standard.

While BREEAM is not a statutory legal requirement across the entire UK, it is frequently made compulsory through local planning policies, funding conditions, and client demands.

Local Authority Planning Requirements

Many local planning authorities use BREEAM as a benchmark to enforce their climate and sustainability objectives. For instance:

• City of London: The City requires major developments to undertake a BREEAM pre-assessment, aiming for an “Excellent” or “Outstanding” rating. The focus is particularly on Energy, Water, Pollution, and Materials to address the unique challenges of a high-density urban environment.
• Greater London Authority (GLA): The London Plan heavily emphasises sustainable infrastructure, and while it focuses on carbon reduction targets, BREEAM “Excellent” is the standard expectation for major commercial developments across the capital [9].
• The majority of Local Authorities: Under many local authority local plans development of new, non-residential buildings exceeding 100 square metres must achieve a minimum of BREEAM usually “Very Good” or “Excellent” using the Uk Non-domestic New Construction scheme.

Commercial and End-Client Drivers

Beyond planning conditions, the market itself is a major driver for BREEAM certification. Institutional investors and corporate tenants increasingly demand high BREEAM ratings to meet their Environmental, Social, and Governance (ESG) targets. Certified buildings command rental premiums, benefit from higher occupancy rates, and often qualify for favourable “green finance” lending rates.

Navigating the BREEAM landscape requires strategic planning from the earliest stages of design. Whether driven by stringent local planning requirements in London, or by the commercial imperative to deliver ESG-compliant assets, achieving a “Very Good” or “Excellent” rating is now a baseline expectation in modern real estate. By understanding the schemes, the scoring mechanics, and the associated costs, developers can effectively manage the certification process and deliver truly sustainable, high-performing buildings.