nadia butt thesis final submitted 180909

8/6/2019 Nadia Butt Thesis Final Submitted 180909

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Declaration!

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Abstract !

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Due to global pressures, the UK government has continuously emphasised sustainable issues and

one of the industries targeted for improvements in this field is the Construction Industry. A tool

was proposed for measuring the sustainable performance of buildings to meet the current

legislative trends set by the government for the Industry. A new build development at an

Educational Institute provided a firsthand opportunity to examine the implementation of

environmental assessment tools, in this case study BREEAM, which indicated the performance of

the building against a set of criteria.

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Table!of !Contents!

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List !of !Figures!and!Tables!

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Acknowledgements!

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Aims!and!Objectives!

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Dissertation!Structure!

Chapter!2:!Building!Environmental! Assessment !Methods:!Within!the!Context !of !

Sustainability!

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Chapter!4:!Data!and!Data! Analysis!

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Chapter!5:!Interpretation!and!Lessons!Learnt !

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Chapter!6:!Conclusions!and!Recommendations!

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CC!

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2 Building!Environmental! Assessment !Methods:!

Within!the!Context !of !Sustainability!

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2.1 Justification!for!Research!

Following the UK government’s recent attention to sustainable issues within the construction

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!

2.2 An!Introduction!to!Sustainable!Development !

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"Sustainable!development !is!development !that !meets!the!needs!of !the! present !without !

compromising!the!ability !of ! future!generations!to!meet !their !own!needs."

Brundtland !(1987)!

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2.3.1 Environmental!Sustainability!

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2.4 The!Meaning!of !Sustainability!in!the!Construction!Industry!

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2.5 A!Move!Towards!Sustainable!Construction!

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"the!creation!and !responsible!management !of !a!healthy !built !environment !based !on!

resource!efficient !and !ecological ! principles" !

BERR,!Sustainable!Construction!Brief !2!

"#$!'rinciples of sustainable construction proposed by _,:$5*!]CIIG^!,).-5&$8!:A!*#$!.,57*!

,)*$5)+*,-)+(!6-).$5$)6$!-)!797*+,)+:($!6-)7*596*,-)N!"+&'+!W(-5,8+N!B-@$&:$5!CIIG!"+7K!

[5-9'!CD!]=97*+,)+:($!U-)7*596*,-)^!-.!*#$!U-&'(,+)6$!+)8!%)7'$6*,-)!/5+)6#!]U%/^!.-5&+((A!

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1.!Minimisation!of !resource!consumption;!

2.!Maximisation!of !resource!reuse;!

3.!Use!renewable!and !recyclable!resources;!

4.!Protect !the!natural !environment;!

5.!Create!a!healthy !and !non"toxic !environment;!and !

6.!Pursue!quality !in!creating!the!built !environment.!

Kibert !(1994)!



CX!

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2.6 An! Approach!to!Sustainable!Construction!

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“set !of ! processes!by !which!a! profitable!and !competitive!industry !delivers!built !assets!

(building,!civil !engineering!structures,!supporting!infrastructure,!and !their !immediate!

surroundings)!which:!

! Enhances!quality !of !life!and !offers!customer !satisfaction;!

! Offers! flexibility !and !the! potential !to!cater ! for !user !changes!in!the! future;!

! Provides!and !supports!desirable!natural !and !social !environments;!and !

! Maximises!the!efficient !use!of !resources.” !

OGC !report !‘Sustainability ! Action!Plan’ !(2000)!

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2.7 The! Achievement !of !Sustainable!Construction!

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2.7.1 Green!Buildings!

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!

"#$5$!+5$!+!)9&:$5!-.!+5$+7!J#,6#!$+6#!8$@$(-'&$)*!6+)!+77$77!+<+,)7*!*-!J-5K!*-J+58!&-5$!

797*+,)+:($!8$@$(-'&$)*7L!"#$7$!.-95!+5$+7!+5$Q!

! Energy:!6-&&,*!*-!:$6-&,)<!&-5$!$)$5<A!$..,6,$)*!*-!5$896$!$)$5<A!6-)79&'*,-)!+)8!*#97!

&,),&,7,)<!6+5:-)!.--*'5,)*7L!

! Materials:!7$($6*,)<!5$)$J+:($k5$6A6($8!&+*$5,+(7!895,)<!8$7,<)!+)8!&+)9.+6*95$!

5$7'$6*,@$(AL!

! Waste:!5$6A6(,)<!+)8!5$97,)<!J+7*$!&+*$5,+(7!J#$5$!'-77,:($!+)8!*#$!$..,6,$)*!&+)+<$&$)*!

-.!J+7*$L!!!

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CI!

!

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+(*$5)+*,@$!$)$5<A!*$6#)-(-<,$7L!!"#$7$!#+@$!:$$)!8$*+,($8!,)!*#$!+.-5$&$)*,-)$8!/100!5$'-5*7L!

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:9*!,*!#+7!+(7-!5$@-(9*,-),7$8!*#$!J+A!:9,(8,)<7!+5$!8$7,<)$8L!!

! !



FE!

!

2.8 Sustainable!Design!

!

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-:>$6*,@$7 for the sustainable design of buildings were defined as follows:

! “Objective!1:!Maintaining!the!integrity !of !ecosystems!through!the!efficient !

management !of !natural !resources!(with!a!special ! focus!on!climate,! freshwater,!and !

biodiversity).!

! Objective!2:!De"coupling!environmental ! pressures! from!economic !growth!(with!a!

special ! focus!on!agriculture,!transport,!and !energy).!

! Objective!3:!Improving!information! for !decision!making:!Measuring! progress!

through!indicators.!



FC!

!

! Objective!4:!The!social !and !environmental !interface:!Enhancing!the!quality !of !life.!

! Objective!5:!Global !environmental !interdependence:!Improving!governance.” !

Highlights!OECD!Environmental !Strategy:!2004!Review !of !Progress!

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8$7,<)$8!:9,(8,)<7!J,*#!*#$!,)!,)*$)*,-)!*-!5$896$!'-((9*,-)!+)8!5$'+,5!8+&+<$L!!

2.8.1 An!Example!of !Sustainable!Design!

"#,7!7$6*,-)!+,&7!*-!7#-J!+!6955$)*!$O+&'($!-.!+!'5->$6*!J#,6#!

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45->$6*!+7!'+5*!-.!*#$!/9,(8,)<!=6#--(7!.-5!*#$!W9*95$!,)@$7*&$)*!

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! #,<#!*#$5&+(!&+77!+)8!)+*95+(!@$)*,(+*,-)L!!!

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! 5+,)J+*$5!#+5@$7*,)<!

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! (-J!J+*$5!97$!.,**,)<7!

! ,)*$((,<$)*!(,<#*,)<!

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7+.$*AL!

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Figure!3!Bristol!Brunel!Academy,!Bristol,!UK!



FF!

!

2.9 Building!Environmental! Assessment !Methods!

"#,7!7$6*,-)!+,&7!*-!,)*5-896$!*#$!6-)6$'*!-.!:9,(8,)<!$)@,5-)&$)*+(!+77$77&$)*!&$*#-8L!!

/9,(8,)<!1)@,5-)&$)*+(!277$77&$)*!3$*#-87!'5-@,8$!+!J+A!-.!&$+795,)<!*#$!797*+,)+:($!

65$8$)*,+(7!-.!+!:9,(8,)<!+<+,)7*!+!7$*!-.!'5$8$.,)$8!65,*$5,+L!!U-($!]CIII^!7*+*$7!*#+*Q!

“ A! primary !role!of !a!building!environmental !assessment !method !is!to! provide!a!

comprehensive!assessment !of !the!environmental !characteristics!of !a!case"study !building.” !

Cole!(1999) /5-+8(AN!*#$!6-&'5$#$)7,@$!+77$77&$)*!J-9(8!:$!7$*!-.!65,*$5,+!+)8!*+5<$*7!+<+,)7*!J#,6#!*#$!

8$@$(-'&$)*!6-9(8!:$!&$+795$8N!<5+8$8!+)8!*#$)!6$5*,.,$8L!!"#$7$!+5$!6-&&-)(A!.-9)8!,)!

6#$6K(,7*!.-5&+*7!J#$5$!+!8$@$(-'&$)*!,7!5+*$8!+<+,)7*!65,*$5,+!,)!8$.,)$8!+5$+7!796#!+7!$)$5<AN!

*5+)7'-5*N!J+*$5N!#$+(*#!+)8!J$((:$,)<L!!U-($!]CIII^!7*+*$7!$)@,5-)&$)*+(!+77$77&$)*!&$*#-87Q!

“provide!a!common!yardstick ! for !measuring! progress!toward !sustainability.” !!

Cole!(1999)!

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$@+(9+*$8N!4$577-)!]CIII^L!!!

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FH!

!

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GREENSTAR

BEES

HK-BEAM

HEEPIEnvironmental

Assessment

Methods: Examples in Industry

!

Figure!4!Examples!of !Environmental!Assessment!Tools!

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FG!

!

2.10 An!Introduction!to!BREEAM!

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!

Figure!5!BREEAM!aims!to!be!aspirational!2.10.1 BREEAM!Schemes!

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FP!

!

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2.10.2 BREEAM! Assessment !Credit ! Areas!

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FD!

!

2.10.3 The!BREEAM!Process!

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:$!6-)79(*$8L!!"#$7$!8$*+,(!$+6#!65$8,*!+5$+!+)8!+,&!*-!<,@$!<9,8+)6$!-)!J#+*!,7!5$;9,5$8!+)8!

#-J!,*!6+)!:$!+6#,$@$8L!!%.!*#$!&+)9+(7!+5$!)-*!79..,6,$)*N!*#$!;9$5A!,7!7$)*!8,5$6*(A!*-!*#$!/01!

J#$5$!+!:-+58!-.!$O'$5*7!8,76977!*#$!;9$5AL!!W,)+((AN!*#$!'-,)*7!+5$!79&&$8!9'!-)!*#$!76-5,)<!

7'5$+87#$$*!+)8!*#$!$)@,5-)&$)*+(!J$,<#*,)<7!+5$!+''(,$8!J#$5$!)$6$77+5AL!!"#,7!,7!+!

'$56$)*+<$!+''(,$8!*-!$+6#!65$8,*!+5$+!J#,6#!+,&7!*-!)-5&+(,7$!*#$!65$8,*7L!!B-5&+(,7+*,-)!<,@$7!

/01123!5+*,)<7!+!7$)7$!-.!6-)7,7*$)6A!+)8!'5-@,8$7!+!:+7,7!.-5!6-&'+5,7-)!:$*J$$)!.-5!

$O+&'($N!*J-!8,..$5$)*!-..,6$!:(-6K7L!!"#$!-@$5+((!'$56$)*+<$!76-5$!,7!*#$)!+6#,$@$8L!!0+*,)<7!.+((!

,)*-!-)$!-.!)-J!7,O!6+*$<-5,$7L!!"#$7$!+5$!+7!.-((-J7Q!

!

!

Figure!6!BREEAM!2006!Ratings!!

U--'$5!]CIII^!6-)*$)87!*#+*Q!

“Many !environmental !issues!cannot !be!defined !by !a!single! performance!indicator !that !can!

be!easily !measured !or ! predicted.” !

(Cooper !1999)!

! !



FX!

!

%)!+88,*,-)N!T++',-!+)8!`,,*+),$&,!]FEES+^!79<<$7*!*#+*!5$79(*7!7#-9(8!:$!'5$7$)*$8!.-5!$@$5A!

'#+7$!-.!*#$!(,.$6A6($!7-!*#+*!,*!6+)!:$!6-&'+5$8!J,*#!-*#$5!+77$77&$)*!&$*#-87!J#,6#!&+A!

#+@$!&+8$!+77$77&$)*7!+*!8,..$5$)*!7*+<$7!,)!*#$!'5->$6*!(,.$6A6($L!!"#,7!65,*,;9$!-.!7,)<($!<5+8$!

.-5&+*!$)@,5-)&$)*+(!+77$77&$)*7!,)8,6+*$7!*#+*!*#$5$!+5$!'-77,:(A!-*#$5!8,&$)7,-)7!-.!*#$!

+77$77&$)*!J#,6#!+5$!)-*!6955$)*(A!6-)7,8$5$8L!

%)!-58$5!*-!6-)7-(,8+*$!*#$!*A',6+(!'5-6$77!-.!*#$!/01123!+77$77&$)*!&$*#-8N!*#$!.-((-J,)<!

8,+<5+&!#+7!:$$)!'5-896$8L!

!

Figure!7!A!simplification!of !the!BREEAM!Assessment!Process!



FS!

!

2.10.4 The! Advantages!of !BREEAM!

"#$!+8@+)*+<$7!-.!*#$!/01123!*--(!+5$!8,76977$8!,)!*#,7!7$6*,-)L!!/01123!,7!*#$!&-7*!'-'9(+5!

$)@,5-)&$)*+(!+77$77&$)*!&$*#-8!,)!*#$!?_!]4+'+8-'-9(-7!+)8![,+&+N!FEEI^L!!%*!,7!'+5*,69(+5(A!

:$)$.,6,+(!.-5!*#$!&+5K$*+:,(,*A!-.!)$J!-5!5$.95:,7#$8!8$@$(-'&$)*7!J#,6#!6+)!:$!*$&'*,)<!.-5!

:9A$57L!!!

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/01123!,7!*#,58!'+5*A!+''5-@$8L!!"#,7!&$+)7!*#+*!-)6$!+)!+77$77&$)*!,7!6+55,$8!-9*!+)8!

79:&,**$8!*-!*#$!/01N!+)!$O*$5)+(!'+5*A!d+98,*7c!*#$!+77$77&$)*!*-!$)795$!*#$!,)*$<5,*A!-.!*#$!

.,)+(!5+*,)<!+J+58$8L!!/01123!$)6-95+<$7!45$\277$77&$)*!6#$6K7!J#,6#!<,@$7!+!;9+(,.,$8!

/01123!277$77-5!*#$!-''-5*9),*A!*-!.+&,(,+5,7$!*#$&7$(@$7!J,*#!*#$!'5->$6*!+)8!*#$5$.-5$!<,@$!

7'$6,.,6!+8@,6$!#+@,)<!9)8$57*--8!*#$!+,&7!+)8!-:>$6*,@$7!-.!*#$!'5->$6*L!!!

%)!79&&+5AN!/01123!+''$+57!*-!:$!.,5&!,)!$)795,)<!*#+*!*#$!+77$77&$)*7!6+55,$8!-9*!+5$!.+,5L!!

"#,7!&+K$7!6$5*+,)!*#+*!*#$!/01123!5+*,)<7!+5$!6#+(($)<,)<!*-!+6#,$@$!+)8!7#-9(8!:$!@+(9$8!+7!

+66-&'(,7#&$)*7L!!!

2.10.5 The!Disadvantages!of !BREEAM!

"#$!8,7+8@+)*+<$7!-.!*#$!/01123!*--(!+5$!8,76977$8!,)!*#,7!7$6*,-)L!!27!/01123!#+7!$@-(@$8!

-@$5!*,&$N!)$J!7*+<$7N!+88,*,-)+(!76#$&$!+)8!65$8,*!65,*$5,+!#+@$!:$$)!+88$8L!!"#,7!6+)!:$!7$$)!

*-!:$!&+K,)<!/01123!-@$5(A!'5$765,'*,@$!+)8!6-&'($OL!!%)!*95)!*#,7!&+K$7!*#$!7A7*$&!(-)<!+)8!

(+:-5,-97!U5+J($A!+)8!2#-!]CIII^L!!"#,7!+(7-!5$(+*$7!*-!*#$!+77$77&$)*!:$,)<!$@,8$)6$!:+7$8L!!%*!

,7!@$5A!d8+*+!#9)<5Ac!,L$L!+!(-*!-.!,).-5&+*,-)!,7!5$;9,5$8!*-!7+*,7.A!*#$!7A7*$&L!!U$5*,.,6+*,-)!,7!

'$5&+)$)*!&$+),)<!*#$5$!,7!<5$+*!'5$7795$!-)!*#$!*$+&!*-!$)795$!*#$!8$7,5$8!5+*,)<!,7!5$+6#$8L!!

"#$5$!+5$!+(7-!6-)6$5)7!*#+*!/01123Q!

“provides!only !relative,!not !absolute!assessments!of !building! performance.” !!

Cooper !(1999).!!!



FI!

!

"#$!8$.,),*,-)!-.!d5$(+*,@$c!,)!*#,7!6+7$!,7!*#+*!J#$)!&$+795,)<!+!:9,(8,)<!+<+,)7*!+!7$*!-.!65,*$5,+N!

*#$7$!J,((!:$!-:7$5@$8!8,..$5$)*(A!:A!8,..$5$)*!/01123!277$77-57!J#$)!+77$77,)<!*#$!7+&$!

:9,(8,)<!+<+,)7*!*#$!7+&$!'$5.-5&+)6$!65,*$5,+L!!"#$!6-&'+5,7-)!-.!*#$!*J-!+77$77&$)*7!+5$!

7+,8!*-!:$!5$(+*,@$!+)8!)-*!+:7-(9*$L!!3$+795$&$)*7!6+))-*!:$!&+8$!+<+,)7*!(,K$!.-5!(,K$!:$6+97$!

979+((A!)-!8$@$(-'&$)*!,7!*#$!7+&$L!!U--'$5!]CIII^!+(7-!5$'-5*$8!*#+*Q!

“relative!assessment !conceals!the!specific !(measureable)!impacts!of !a!development !on!the!

(global)!environment” !!

Cooper !(1999)!

"#,7!7#-J7!*#+*!+(*#-9<#!6-&'+5,7-)7!+5$!:$,)<!&+8$!$L<L!+!H!7*-5$A!-..,6$!:(-6K!,)!V-)8-)!U,*A!

6-&'+5$8!*-!+!H!7*-5$A!-..,6$!:(-6K!,)!/,5&,)<#+&!U,*Ai!*#$!@+5,+:($7!:$*J$$)!*#$!*J-!(-6+*,-)7!

+5$!)-*!$O+6*(A!*#$!7+&$!+)8!J,((!*#$5$.-5$!#+@$!+!8,..$5$)*!,&'+6*!-)!*#$!$)@,5-)&$)*L!

U95J$((!+)8!U--'$5!]CIII^!7*+*$!.95*#$5!*#+*!/01123!,7!'--5!.-5!8$+(,)<!J,*#!J,8$5!

797*+,)+:,(,*A!,779$7!796#!+7!:9,(8,)<!76+($!+)8!(-6+*,-)!J#,6#!J+7!6-)@$)*,-)+((A!8$+(*!J,*#!:A!

(-6+(!'(+)),)<!+9*#-5,*,$7L!!W-5!$O+&'($N!+!:9,(8,)<!&+A!5$6$,@$!+!/01123!p1O6$(($)*m!5+*,)<!.-5!

<--8!8$7,<)!+)8!(-J!$)$5<A!+)8!J+*$5!97$N!:9*!,*!&+A!:$!(-6+*$8!7-!.+5!-9*!*#+*!7*+..!)$$8!*-!

*5+@$(!.95*#$5!:A!@$#,6($!*-!<$*!*-!,*N!*#97!65$+*,)<!+!(+5<$5!6+5:-)!.--*'5,)*L!!"#$7$!

6-)*5+8,6*,-)7!'-7$!+!*#5$+*!*-!*#$!,)*$<5,*A!+)8!5$(,+:,(,*A!-.!/01123!+)8!7,&,(+5!

$)@,5-)&$)*+(!+77$77&$)*!&$*#-87N!:9*!*#$A!7#-9(8!:$!&$*!J,*#!6-&&-)!7$)7$!*#97!$)795,)<!

*#$!:5-+8$5!*+5<$*7!-.!797*+,)+:,(,*A!+5$!6-)7,8$5$8L!

R,)<!]FEEX^!,8$)*,.,$8!/01123!+7!-)$!-.!*#$!$)@,5-)&$)*+(!+77$77&$)*!&$*#-87!J#,6#!8-$7!

)-*!6-)7,8$5!*#$!.,)+)6,+(!+7'$6*7!+66-9)*!.-5!.,)+)6,+(!(,&,*+*,-)7Q!

“Some!assessment !tools!such!as!BREEAM,!BEPAC,!LEED!and !HK "BEAM!do!not !include!

financial !aspects!in!the!evaluation! framework.!!This!may !contradict !the!ultimate! principle!

of !a!development,!as! financial !return!is! fundamental !to!all ! projects!because!a! project !may !

be!environmentally !sound !but !very !expensive!to!build.!” !

(Ding!2007)!



HE!

!

2)!$@+(9+*,-)!.5+&$J-5K!,7!6-)7,8$5$8!+7!+)!+7'$6*!-.!*#$!&+5K,)<!65,*$5,+!J#$)!,&'($&$)*,)<!

+)!+77$77&$)*L!!"#$5$.-5$!9)8$5!3+)+<$&$)*N!T$+(*#!+)8!M$((:$,)<N!1)$5<A!+)8!"5+)7'-5*!

65$8,*!+5$+7N!*#$5$!J-9(8!+(7-!:$!+!dW,)+)6,+(c!65$8,*!+5$+L!!R,)<!8,8!)-*!$(+:-5+*$!.95*#$5!-)!*#,7!

'-,)*!+7!*-!J#+*!,*!J-9(8!6-)*+,)!-5!#-J!,*!J-9(8!:$!,&'($&$)*$8L!!2!8$@$(-'&$)*7!&+,)!+,&!

J-9(8!:$!*-!<$)$5+*$!7-&$!7-5*!-.!$6-)-&,6!5$*95)N!:9*!,.!*#$!8$@$(-'&$)*!,7!*--!$O'$)7,@$N!*#$!

U(,$)*!-5!:9,(8,)<!-J)$5!J,((!:$!($77!J,((,)<!*-!,)@$7*!,)!797*+,)+:($!8$7,<)7!+)8!6-)7*596*,-)L!

2.10.6 Influences!

"#$!.,)+(!/01123!5$79(*!6+)!:$!79:>$6*,@$L!!"#,7!7$6*,-)!<,@$7!+!:5,$.!-@$5@,$J!-.!J#+*!6+)!

,).(9$)6$!*#$!.,)+(!5$79(*!+)8!6+*$<-5,7$7!*#$7$!,)*-!d#+58c!+)8!d7-.*c!6-)*5,:9*,-)7!*-!*#$!

+77$77&$)*L!!!

U-($!]CIII^!7*+*$7!*#+*!-J)$57N!8$7,<)$57!+)8!97$57!#+@$!*#$,5!-J)!+<$)8+N!,8$+7N!7K,((7N!

-',),-)7!+)8!K)-J($8<$!,)!5$(+*,-)!*-!/01123!+)8!J#+*!*#$A!J,7#!*-!+6#,$@$L!!"#$7$!6+)!:$!

8$.,)$8!+7!d7-.*!6-)*5,:9*,-)7c!:+7$8!-)!.$$(,)<7!+)8!'$57-)+(!-',),-)L!!/01123!76-5,)<!,7!+(7-!

:+7$8!-)!*#$!-',),-)!-.!+!*5+,)$8!+77$77-5L!!"#$!,&'($&$)*+*,-)!-.!*#$!*--(!,7!-'$)!*-!

,)*$5'5$*+*,-)N!7-!$+6#!/01123!+77$77-5!J,((!#+@$!#,7!-5!#$5!-J)!d7*A($cL!!"#$!,)*$5'5$*+*,-)!-.!

,).-5&+*,-)!$O*5+6*$8!.5-&!8,76977,-)7!*#+*!&,<#*!*+K$!'(+6$!,7!+(7-!7(+)*$8L!!YJ)$57N!8$7,<)$57!

+)8!97$57!J,*#!@-,6$7!J,((!:$!#$+58!.,57*!:A!*#$!/01123!277$77-5N!,).(9$)6,)<!*#$!$@,8$)6$!

'5-@,8$8!.-5!*#$!+77$77&$)*L!!"#,7!.95*#$57!*#$!)-*,-)!*#+*!*#$!.,)+(!5$79(*!,7!79:>$6*,@$!]U5+J($A!

+)8!2#-N!CIII^L!!!

1O+&'($7!-.!d#+58!6-)*5,:9*,-)7c!*-!*#$!+77$77&$)*!,7!*#$!&+'',)<!-.!#+58!.+6*9+(!$@,8$)6$!*-!

*#$!/01123!65,*$5,+!$L<L!+5$!*#$!'5-O,&,*A!-.!K$A!+&$),*,$7!(-6+*$8!J,*#,)!PEE!&$*$57!-.!*#$!

8$@$(-'&$)*N!n$7!-5!B-b!!%.!A$7N!*#$)!*#$!65$8,*!,7!+6#,$@$8L!!%.!B-N!*#$)!*#$!65$8,*!,7!)-*!

+6#,$@$8L!!"#$!d.$+*95$c!7'$6,.,6!+)8!d6#$6K(,7*c!)+*95$!-.!/01123!8-$7!)-*!#+@$!*#$!6+'+6,*A!*-!

6+*$5!.-5!-5!6-)7,8$5!d7-.*!6-)*5,:9*,-)7c!(,K$!<$)$5+(!+**,*98$N!'5$@,-97!$O'$5,$)6$N!K)-J($8<$!

+)8!7K,((L!!!

! !



HC!

!

27!*#$7$!+5$!@+(,8!,).(9$)6$7!-)!*#$!.,)+(!5$79(*N!,*!7$$&7!*#+*!*#$A!7#-9(8!:$!;9+)*,.,$8!+)8!

,)6-5'-5+*$8!,)*-!*#$!-@$5+((!5+*,)<L!!T-J!*#,7!,7!8$7,<)$8!+)8!,&'($&$)*$8!#-J$@$5N!,7!+)-*#$5!

*-',6!$)*,5$(AL!!!

B-!+77$77&$)*!J,((!:$!,&'($&$)*$8!-5!5$79(*!,)!*#$!7+&$!J+A!+7!*#$5$!+5$!+)!,).,),*$!)9&:$5!-.!

d7-.*c!+)8!d#+58c!@+5,+:($7!+)8!8,..$5$)*!76$)+5,-7L!!%*!,7!*#$5$.-5$!8,..,69(*!*-!65$+*$!'+5+8,<&7!*-!

+)+(A7$!J#A!6$5*+,)!/01123!'5-.,($7!(--K!*#$!J+A!*#$A!8-L!!"#,7!<,@$7!(,**($!+7795+)6$!*#+*!,.!+!

797*+,)+:($!.$+*95$!,7!8$7,<)$8!,)*-!*#$!:9,(8,)<N!*#+*!,*!J,((!+6#,$@$!*#$!7+&$!65$8,*7!+7!+)-*#$5!

:9,(8,)<!J,*#!*#$!7+&$!.$+*95$L!!"#,7!,)@$7*,<+*,-)!+,&7!*-!+)+(A7$!J#A!+!/01123!'5-.,($!

+''$+57!+!6$5*+,)!J+A!+)8!,.!*#$5$!+5$!+)A!($77-)7!($+5)*!J#,6#!6+)!:$!+''(,$8!*-!7,&,(+5!

8$@$(-'&$)*7!9*,(,7,)<!/01123!,)!7,&,(+5!76$)+5,-7L!

!

2.11 Summary!!

"#,7!6#+'*$5!#+7!,)*5-896$8!*#$!6-)6$'*!-.!797*+,)+:($!8$@$(-'&$)*!J,*#,)!*#$!?_L!!`+5,-97!?_!

<-@$5)&$)*!,),*,+*,@$7!#+@$!:$$)!6,*$8!*-!5+,7$!+J+5$)$77!-.!*#$!6955$)*!)+*,-)+(!7*5+*$<,$7!'9*!

,)!'(+6$!*-!+8#$5$!*-!@+5,-97!*5$+*,$7N!6-)@$)*,-)7!+)8!'5-&,7$7!&+8$!<(-:+((A!*-!5$896$!6(,&+*$!

6#+)<$!j!*#,7!:$,)<!*#$!<(-:+(!$)@,5-)&$)*+(!65,7,7L!!"#$7$!,),*,+*,@$7!#+@$!+(7-!:$$)!8,5$6*$8!

*-J+587!*#$!6-)7*596*,-)!,)897*5A!+7!+!(+5<$!'(+A$5!-.!9)797*+,)+:($!J-5K,)<!'5+6*,6$7L!!/9*!

*#,)<7!+5$!6#+)<,)<!J,*#!797*+,)+:($!6-)7*596*,-)!+)8!797*+,)+:($!8$7,<)!'5+6*,6$7L!!"#$7$!

+**$&'*7!'5-@,8$!<9,8+)6$!*-!*#$!,)897*5A!-)!#-J!*-!7*5,K$!+!:+(+)6$!:$*J$$)!*#$!*#5$$!',((+57N!

$)@,5-)&$)*+(N!$6-)-&,6!+)8!7-6,+(!5$;9,5$&$)*7!+7!J$((!+7!U(,$)*!5$;9,5$&$)*7L!!

1)@,5-)&$)*+(!+77$77&$)*!&$*#-87!J$5$!,)*5-896$8!*-!'5-@,8$!+!d&$+795$c!-.!$)@,5-)&$)*+(!

'$5.-5&+)6$L!!M,*#!)$J!,),*,+*,@$7!6-&,)<!,)*-!'(+A!5$<9(+5(A!+)8!&-5$!+6+8$&,6!5$7$+56#!

:$,)<!6+55,$8!-9*N!,*!,7!#$('.9(!*-!7$$!#-J!d$)@,5-)&$)*+((A!.5,$)8(Ac!+!8$7,<)!-5!6-)7*596*$8!

:9,(8,)<!,7L!!%*!,7!5$6-&&$)8$8!*#+*!/01123!,7!,&'($&$)*$8!.5-&!*#$!-9*7$*!-.!+!'5->$6*!7-!*#+*!

797*+,)+:($!8$7,<)!,7!'9*!,)*-!'5+6*,6$!+*!*#$!:$<,)),)<L!"#$!/01123!65,*$5,+!,).(9$)6$7!8$7,<)L!!



HF!

!

%.!*#$!:9,(8,)<!,7!)-*!797*+,)+:($!$)-9<#!-5!8-$7!)-*!5$+6#!*#$!U(,$)*7!8$7,5$8!5+*,)<N!*#$)!*#$5$!

+5$!-'*,-)7!*-!&+K$!,*!7-L!!"#$!797*+,)+:($!8$7,<)!,).-5&7!*#$!6-)7*596*,-)!&$*#-87!+)8!*#$!

6-)7*596*,-)!&$*#-87!,).-5&!*#$!-@$5+((!797*+,)+:($!8$@$(-'&$)*!J#$5$!*#$!,)*$)*,-)!,7!*-!

&$$*Q!

...the!needs!of !the! present !without !compromising!the!ability !of ! future!generations!to!meet !

their !own!needs."

Brundtland !(1987)!

M#,($!*#$5$!,7!(-*7!-.!,).-5&+*,-)!-)!*#$!:+7,6!+,&7!+)8!.-5&+(!.$+*95$7!-.!$)@,5-)&$)*+(!

+77$77&$)*!*--(7N!*#$5$!,7!(,**($!K)-J)!+:-9*!#-J!J$((!*#$A!8$(,@$5L!!"#$!5$&+,)8$5!-.!*#$!

8,77$5*+*,-)!J,((!5$@,$J!#-J!J$((!/01123!#+7!:$$)!8$(,@$5$8!*-!+)!1896+*,-)+(!%)7*,*9*$!6+7$!

7*98A!+)8!6-)6(98$7!J,*#!*#$!,8$)*,.,6+*,-)!-.!+!)9&:$5!-.!*#$&$7L!!!

! !



HH!

!

!

3 Research!Methods!!

!

!

"#,7!6#+'*$5!'5-@,8$7!+)!,)7,<#*!,)*-!*#$!'-77,:($!+''5-+6#$7!*-!*#$!'5->$6*!+)8!+**$&'*7!*-!

8$7,<)!+!&$*#-8-(-<A!.-5!*#$!6-(($6*,-)!-.!8+*+!,)!5$(+*,-)!*-!*#$!+,&7!+)8!-:>$6*,@$7L!!"#$!

6-55$6*!&$*#-8!J+7!5$;9,5$8!*-!$O*5+6*!*#$!5,<#*!($@$(!-.!,).-5&+*,-)!.5-&!*#$!97$57!-.!/01123!

,)!+!'+5*,69(+5!J+A!J#,6#!#+8!+((-J$8!*#$&!*-!-'$)(A!$O'5$77!*#$,5!$O'$5,$)6$!-.!*#$!97$!-.!

/01123L!!2!)9&:$5!-.!+(*$5)+*,@$!5$7$+56#!&$*#-87!J$5$!,8$)*,.,$8!.-((-J$8!:A!>97*,.,6+*,-)!

.-5!*#$!6#-7$)!&$*#-8L!!27!'5$@,-97(A!&$)*,-)$8!*#,7!6#+'*$5!+,&7!*-!'5$7$)*!*#$!7*98A!,)!+!

)9&:$5!-.!7*+<$7!*-!*#$!+''5-+6#!+)8!,)*5-896$8!*#$!6+7$!7*98A!-)!J#,6#!*#,7!8,77$5*+*,-)!,7!

:+7$8L!!!

!

3.1 Case!

Study!

Approach!

"#$!6+7$!7*98A!+''5-+6#!,7!+!5$7$+56#!7*5+*$<A!J#,6#!+)+(A7$7!*#$!$&',5,6+(!+)8!$@,8$)6$!:+7$8!

7*98A!-.!+!7,)<($!<5-9'!-.!'$-'($!,)!+!'+5*,69(+5!7,*9+*,-)L!!!"#$5$!+5$!.-95!8,..$5$)*!*A'$7!-.!6+7$!

7*98A!+''5-+6#N!n,)!]FEEH^Q!!

Exploratory!Case!Studies:!!*#$7$!+5$!6+7$!7*98,$7!J#,6#!+5$!9)8$5*+K$)!+7!d',(-*c!7*98,$7!'5,-5!

*-!*#$!8$.,),*,-)!-.!+!(+5<$5!,)@$7*,<+*,-)L!!"#$A!+77,7*!,)!8$*$5&,),)<!J#+*!'5-*-6-(7!J,((!:$!

97$8!,)!*#$!.,)+(!,)@$7*,<+*,-)L!!!!

Explanatory!Case!Studies:!*#$7$!+5$!+''5-'5,+*$!.-5!6+97+(!7*98,$7!]6+97$!+)8!$..$6*^!+)8!)-*!

-)(A!8$765,:$!+)!$@$)*!-5!-66955$)6$N!:9*!+(7-!$O'(+,)!J#A!-5!#-J!*#$!$@$)*!7*98,$8!#+''$)$8!

*#$!J+A!,*!8,8L!!!



HG!

!

Descriptive!Case!Studies:!*#$7$!8$765,:$!+)!$@$)*!,)!+!5$+(\(,.$!6-)*$O*L!!R$765,:,)<!*#$!6#+)<$!

&+)+<$&$)*!'5-6$77!-)!+!'5->$6*!&+A!:$!+)!$O+&'($!-.!*#,7L!!"#,7!,)@$7*,<+*,-)!J-9(8!*A',6+((A!

+)7J$5!*#$!M#-N!M#+*N!M#$5$!M#A!+)8!M#$)!;9$7*,-)7L!

Illustrative!Case!Studies:!*#$7$!,((97*5+*$!7'$6,.,6!$@$)*7!-66955,)<!,)!8$765,'*,@$!6+7$!7*98,$7L!!!

1O'(-5+*-5A!6+7$!7*98A!*$6#),;9$!J,((!)-*!:$!+8-'*$8!,)!*#,7!8,77$5*+*,-)N!+7!*#,7!,7!)-*!+!',(-*!

7*98AL!!2!8$765,'*,@$!7*98A!J,((!)-*!:$!97$8!,)!*#,7!,)7*+)6$N!+7!*#,7!8-$7!)-*!*+K$!*#$!7*98A!,)*-!

$)-9<#!8$*+,(!*-!7+*,7.A!*#$!+,&!-.!*#$!8,77$5*+*,-)L!!2)8!.,)+((AN!*#$!,((97*5+*,@$!6+7$!7*98A!)-*,-)!

J,((!)-*!:$!97$8!.-5!7,&,(+5!5$+7-)7L!!!

"#,7!8,77$5*+*,-)!J,((!97$!*#$!$O'(+)+*-5A!6+7$!7*98A!+''5-+6#!*-!$O*5+6*!5+J!8+*+!.5-&!+!

7+&'($!<5-9'!-.!'$-'($L!!"#$7$!J,((!:$!*#-9<#*7!+)8!'$57-)+(!-:7$5@+*,-)c7N!+76$5*+,),)<!

6-)6$5)7!+)8!,779$7!*#+*!+)!,)8,@,89+(!#+8!J#,(7*!'+5*,6,'+*,)<!,)!*#$!/01123!'5-6$77L!!!

!

3.2 Socio"

Technical!

Network !

"#$!7-6,-\*$6#),6+(!)$*J-5K7!+((-J!+)!,)@$7*,<+*,@$!.5+&$J-5K!*-!:$!97$8!*-!+)+(A7$!

*$6#)-(-<,6+(!+)8!7-6,+(!+7'$6*7!+7!>-,)*(A!.-5&$8!$)*,*,$7L!!W,57*!&$)*,-)$8!:A!ZL2L!/+5)$7!

]CIPG^!7-6,-\*$6#),6+(!)$*J-5K7!+5$!:+7$8!9'-)!+!6-&:,)+*,-)!-.!8,..$5$)*!*$+&!&$&:$57!.5-&!

8,..$5$)*!.,$(87!-.!7-6,$*,$7N!J#,6#!6-&$!*-<$*#$5!*-!:$!,)@-(@$8!J,*#,)!+)!$(+:-5+*,-)!-.!+!*--(!

-5!+!'5-6$77!.-5!'$5.-5&+)6$!$)#+)6$&$)*L!!"#$!*#$-5A!#+7!+!7,<),.,6+)*!.-((-J,)<!,)!+!@+5,$*A!

-.!.,$(87!.5-&!<$-<5+'#A!*-!%L"L!!%)!*#,7!76$)+5,-N!*#$!7-6,+(!+7'$6*7!-.!*#$!.5+&$J-5K!J-9(8!:$!

,8$)*,.,$8!+7!*#$!*$+&!&$&:$57!6-&,)<!*-<$*#$5!*-!:$!,)@-(@$8!,)!*#$!,&'($&$)*+*,-)!-.!*#$!

/01123!$)@,5-)&$)*+(!+77$77&$)*!'5-6$77L!!"#$5$!+5$!+!)9&:$5!-.!@$#,6($7!.-5!7-6,-\*$6#),6+(!

+)+(A7,7i!*#$!*J-!*#+*!#+@$!:$$)!8$765,:$8!+5$Q!d"#$!=-6,+(!U-)7*596*,-)!-.!"$6#)-(-<A!

]=UY"^c+)8!d26*-5\B$*J-5K!"#$-5A!]2B"^cL!

! !



HP!

!

3.3 The!Social!Construction!of !Technology!(SCOT)!!

"#$!=-6,+(!U-)7*596*,-)!-.!"$6#)-(-<A!]=UY"^!+7!8$765,:$8!:A!/,>K$5!]CIIP^!@,$J7!8$@$(-'&$)*!

-.!*$6#)-(-<A!+)8!6#+)<$!.5-&!p7-6,+(!7#+',)<!-.!*$6#)-(-<A!+)8!*$6#),6+(!7#+',)<!-.!7-6,$*AmL!!

%)!*#,7!6+7$N!d*$6#)-(-<Ac!J-9(8!:$!*#$!$)@,5-)&$)*+(!+77$77&$)*!&$*#-87L!!%)!$77$)6$!/,>K$5!

8$765,:$7!*#$!8$@$(-'&$)*!-.!)$J!*$6#)-(-<,$7!+7!+!p#,<#(A!7-6,+(!$)8$+@-95m!,)@-(@,)<!+!

8,@$57$!&,O!-.!7-6,+(!+55+)<$&$)*7!+)8!*#+*!)$J!*$6#)-(-<,$7!J,((!*+K$!-)!&$+),)<7!*#5-9<#!

7-6,+(!,)*$5+6*,-)!+)8!97$L!!"#$!7#+',)<!-.!)$J!*$6#)-(-<,$7!*#$5$.-5$!,7!+)!9)7A7*$&+*,6!

'5-6$77!+)8!*#$!5$+7-)!J#A!*#$!7-6,+(!6-)7*596*,-)!-.!*$6#)-(-<A!,7!97$.9(!,)!*#,7!,)7*+)6$!,7!

*#+*!,*!6+)!:$!97$8!*-!,((97*5+*$!*#$!)-*,-)!-.!797*+,)+:,(,*A!+)8!$)@,5-)&$)*+(!+77$77&$)*!

&$*#-87L!!!

=*$5):$5<!+)8!0q,7q7$)!]FEED^!6-)*,)9$!+(-)<!*#,7!*#$-5A!*#+*!<5-9'7!.-5&!,)!5$(+*,-)!*-!J#+*!

*#$A!9)8$57*+)8!+!6$5*+,)!)-*,-)!*-!:$L!!"#$!,)*$5'5$*+*,-)!-.!*#,7!,7!*#$)!d)$<-*,+*$8c!:$*J$$)!

*#$!<5-9'7N!J#,6#!)+55-J7!8-J)!*#$!&$+),)<N!8$65$+7,)<!*#$!+&-9)*!-.!,)*$5'5$*,@$!.($O,:,(,*A!

9)*,(!6-)7$)797!,7!+6#,$@$8L!!=*$):$5<!+)8!0q,7q7$)!]FEED^!J5,*$Q!

“The!dominance!of !one!group!over !another !depends!on!the!way !in!which!a!group!is!able!to!

use!its!resources!and !alliances!to!translate!its!worldview !into!acceptable!images! for !other !

groups.!!This!ability !is!termed !the! power !of !enrolment !(i.e.!the!ability !to! persuade!a! person!

or !a!group!by !creating!an!argument !that !is!interesting!and !attractive!enough!to!block !the!

person’s!or !group’s!need !to!seek !other !arguments.)!

Stenberg!and !Räisäsen!(2006)!

"#$5$.-5$!,.!+!R$7,<)!"$+&!#+7!+!'$56$,@$8!@,$J!-.!797*+,)+:,(,*A!-5!$)@,5-)&$)*+(!+77$77&$)*!

&$*#-87N!*#$)!,*!&+A!:$!*#,7!@,$J!*#+*!*#$A!,&'-7$!-)!*#$!U(,$)*N!J#,6#!&+A!9(*,&+*$(A!

,).(9$)6$!*#$!8$6,7,-)7!&+8$!-)!*#$!'5->$6*L!!"#$!,)7,<#*7!,)*-!*#$!97$!-.!/01123!<+,)$8!:A!

*+K,)<!*#,7!+''5-+6#!&+A!:$!:$)$.,6,+(!,)!+)+(A7,)<!*#$!,)*$5+6*,-)7!:$*J$$)!*$+&!&$&:$57!

+)8!&+A!+77,7*!,)!,8$)*,.A,)<!6-).(,6*7!+)8k-5!(,&,*+*,-)7L!!!

! !



HD!

!

3.4 Actor"Network !Theory!(ANT)!

2B"!J+7!8$@$(-'$8!:A!+!)9&:$5!-.!76#-(+57!,)6(98,)<!U+((-)N!V+*-95!+)8!V+JL!!2)!+6*-5!6+)!:$!

8$.,)$8!+7!+)!,).(9$)6,)<!$)*,*AN!-5!+!'$57-)!J#-!.-5&7!5$(+*,-)7#,'7!-5!,).(9$)6$7!-*#$5!+6*-57L!!

2)!$)*,*A!,)!*#,7!6+7$!J-9(8!:$!*#$!$)@,5-)&$)*+(!+77$77&$)*!&$*#-8!/01123L!!"#,7!*#$-5A!

+)+(A7$7!*#$!5$(+*,-)7#,'7!:$*J$$)!$+6#!+6*-5!+)8!*#$!(,.$6A6($!-.!*#+*!5$(+*,-)7#,'N!.5-&!*#$!

:,5*#!-.!*#$!5$(+*,-)7#,'!*-!*#$!6-((+'7$!+)8!.-5&+*,-)!-.!-*#$5!5$(+*,-)7#,'7!J,*#!)$J!+6*-57!

+)8!$)*,*,$7L!!"#$7$!5$(+*,-)7#,'7!+5$!$@$5\6#+)<,)<!+)8!6-)*,)9+((A!5$)$J,)<!+)8!6-((+'7,)<L!!

2B"!,7!)-*!97$8!*-!$O'(+,)!why !+!)$*J-5K!*+K$7!+!6$5*+,)!.-5&i!,*!(--K7!&-5$!,)*-!how !*#$!

)$*J-5K!-.!+6*-57!+)8!$)*,*,$7!+5$!7#+'$8L!%)!*#,7!6+7$!*#$!5$(+*,-)7#,'7!*#+*!*#$!+6*-57!#+@$!

J,*#!*#$!$)*,*A!/01123!6+)!:$!+)+(A7$8!*#5-9<#-9*!*#$!+77$77&$)*!&$*#-8!8$*$5&,),)<!#-J!

*#$!.,)+(!',6*95$!J+7!7#+'$8L!!!

/+7$8!9'-)!*#$!+:-@$!:+6K<5-9)8!,).-5&+*,-)!,*!J+7!8$*$5&,)$8!*#+*!*#$!:$7*!J+A!*-!6-(($6*!

8+*+!+)8!+)+(A7$!7-6,-\*$6#),6+(!)$*J-5K7!J+7!*#5-9<#!*#$!97$!-.!$,*#$5!795@$A7N!-:7$5@+*,-)7!

-5!.+6$!*-!.+6$!,)*$5@,$J7L!!!

!

3.5 Justification!for!Data!Gathering!methods!!

"#$5$!J$5$!*#5$$!'-77,:($!8+*+!<+*#$5,)<!&$*#-87Q!

! =95@$A7!

! Y:7$5@+*,-)7!

! W+6$!*-!.+6$!,)*$5@,$J7!

2!:5,$.!7*98A!-.!*#$!+8@+)*+<$7!+)8!8,7+8@+)*+<$7!-.!$+6#!+5$+!J+7!9)8$5*+K$)!+)8!*#$!5$79(*7!

J$5$!*+:9(+*$8!+7!7#-J)!-@$5($+.Q!!

! !



HX!

!

Table!1!The!advantages!and!disadvantages!of !the!Survey!Method! Advantages! Disadvantages!

0$(+*,@$(A!,)$O'$)7,@$!+)8!$+7A!*-!-:*+,) =*+)8+58!;9$7*,-)7!&+A!:$!&,),&+((A!5$($@+)*!

*-!+((!'+5*,6,'+)*7N!'-77,:(A!&,77,)<!J#+*!,7!

5$($@+)*!*-!&+)A!'+5*,6,'+)*7L!U+)!8$765,:$!+!(+5<$!'-'9(+*,-)!&+K,)<!5$79(*7!

7*+*,7*,6+((A!7,<),.,6+)*L!

R$7,<)!+)8!+8&,),7*5+*,-)!-.!*#$!*--(!,7!*-!:$!

K$'*!6-)7*+)*!*#5-9<#-9*!*#$!7*98AN!8$$&,)<!

*#$!&$*#-8!5$(+*,@$(A!,).($O,:($L!

U+)!:$!8-)$!5$&-*$(A!97,)<!$&+,(N!*$($'#-)$N!

:A!'-7*!-5!.+6$!*-!.+6$L!

%)!-58$5!*-!:$!7966$77.9(N!+!#,<#!'$56$)*+<$!-.!

*#$!'-'9(+*,-)!J,((!)$$8!*-!5$'(AL!

U-)7,8$5+:(A!.($O,:($!+7!&+)A!;9$7*,-)7!6+)!

:$!+7K$8L!

R$'$)8,)<!-)!*#$!*-',6N!,*!&+A!:$!8,..,69(*!.-5!

'+5*,6,'+)*7!*-!5$&$&:$5!,).-5&+*,-)!+:-9*!

*#$!;9$7*,-)L!

=*+)8+58!;9$7*,-)7!&+K$!&$+795$&$)*!$+7,$5!

:A!$).-56,)<!7*+)8+58,7$8!8$.,),*,-)7!9'-)!

'+5*,6,'+)*7L!

=95@$A7!+5$!)-*!+''5-'5,+*$!.-5!8$+(,)<!J,*#!

6-)*$O*L!

[5-9'7!-.!8+*+!6+)!:$!6-&'+5$8!89$!*-!7*+)8+58,7$8!;9$7*,-)7L!

!!!!!!Table!2!The!advantages!and!disadvantages!of !the!Observation!Method!

!

Advantages! Disadvantages!

"#$!5$7$+56#$5!J,((!#+@$!.,57*\#+)8!$O'$5,$)6$!-.!*#$!'5-6$77L!

"#$!$)8!5$6-58$8!5$79(*!,7!79:>$6*,@$!*-!*#$!5$7$+56#$57!-J)!'$56$'*,-)!-.!*#$!$@$)*L!

2((!5$6-587!+)8!+66-9)*7!J,((!:$!.,57*\#+)8L!! "#$5$!6-9(8!:$!*--!.$J!-:7$5@+*,-)7!.-5!+!

6-)6(97,-)!*-!:$!85+J)!+)8!.-5!*#$!7*98A!*-!

&$+)!+)A*#,)<L!

B-!6+(69(+*,-)7!5$;9,5$8L! R,..,69(*!*-!&$+795$!-9*6-&$7!J#$)!8,..$5$)*!

'$-'($!97$!8,..$5$)*!@-6+:9(+5AL!

0$(+*,@$(A!+6695+*$L! T,<#!'-77,:,(,*A!-.!*#$!.,)+(!5$79(*7!6-)*+,),)<!

#9&+)!$55-5L!

"#$!5$7$+56#$5!,7!+:($!*-!9)8$57*+)8!*#$!

6-)*$O*!-5!)+*95+(!7$**,)<!-.!*#$!'5-:($&L!

W5$;9$)*!)$$8!*-!&$+795$!+**,*98$7N!:$(,$.!+)8!

-',),-)7L!

! 1*#,6+(!,779$7! "#$!7*98A!&+A!+..$6*!*#$!:$#+@,-95!-.!*#$!

'+5*,6,'+)*7L!!!

!! !



HS!

!

Table!3!The!advantages!and!disadvantages!of !the!Interview!Method!!

Advantages! Disadvantages!

M,((!+6#,$@$!+!#,<#!5$7'-)7$!5+*$! ",&$!6-)79&,)<Q!'5$'+5,)<N!,)*$5@,$J,)<!

*5+)765,:,)<!+)8!'5$7$)*,)<L!

[,@$7!*#$!'+5*,6,'+)*!+)!-''-5*9),*A!*-!*$((!*#$,5!d7,8$!-.!*#$!7*-5Ac!+)8!+5$!)-*!,).(9$)6$8!

:A!-*#$5!'$-'($L!

M#+*!,7!5$6-58$8!,7!79:>$6*,@$!*-!*#$!5$7$+56#$57!-J)!'$56$'*,-)!-.!*#$!$@$)*L!

`+<9$)$77!-5!+&:,<9,*A!6+)!:$!6($+5$8!9'!:A!

'5-:,)<!.95*#$5!+)8!+7K,)<!&-5$!8$*+,($8!

;9$7*,-)7L!!!!

"#$!,)*$5@,$J$5c7!:-8A!(+)<9+<$!6-9(8!+..$6*!

*#$!+)7J$5!<,@$)!:A!*#$!'+5*,6,'+)*L!

a9$7*,-)!6+)!:$!6(+5,.,$8!7-!*#+*!*#$!

'+5*,6,'+)*!7#+5$7!5$($@+)*!,).-5&+*,-)L!!!

4+5*,6,'+)*7!&+A!:$!($7!7$(.!6-)76,-97!,)!+!.+6$!

*-!.+6$N!-)$!*-!-)$!7$**,)<L!!!

R+*+!,7!+@+,(+:($!,)7*+)*(AL!

!

3.5.1 Research!Method!Choice!for!Data!Gathering!

U-)7,8$5,)<!*#$!*,&$!+)8!5$7-956$!(,&,*+*,-)7!-.!*#,7!8,77$5*+*,-)N!+)8!*#$!:5,$.!$@+(9+*,-)!-.!

$+6#!8+*+!6-(($6*,-)!*$6#),;9$N!+7!+:-@$N!,*!J+7!6-)6(98$8!*#+*!,)*$5@,$J7!J$5$!8$$&$8!&-7*!

+''5-'5,+*$!.-5!*#,7!7*98AN!'5-@,8,)<!*#$!,)\8$'*#!K)-J($8<$!5$;9,5$8L!!"#$!5$+7-)!.-5!*#,7!J+7!

:+7$8!9'-)!#-J!*-!:$7*!$O*5+6*!,).-5&+*,-)!-9*!-.!+!7$($6*!<5-9'!-.!'$-'($!,)!*#$!&-7*!9):,+7$8N!

+6695+*$!+)8!@+(,8!J+AL!!!

"#$!97$!-.!795@$A7!+)8!-:7$5@+*,-)7!#+7!)-*!:$$)!6#-7$)!89$!*-!*#$!7&+((!7+&'($!,8$)*,.,$8!.-5!

*#,7!7*98AL!!"#$!7+&'($!6#-7$)!,7!*--!(,**($!.-5!*#$!97$!-.!+!795@$A!+)8!*#$!/01123!+77$77&$)*!

&$$*,)<7!#+8!+(5$+8A!*+K$)!'(+6$N!59(,)<!-9*!*#$!97$!-.!*#$!-:7$5@+*,-)!*$6#),;9$L!!T-J$@$5N!

*#,7!J-9(8!#+@$!:$$)!+!7*5-)<!6-)*$)8$5!,.!*#,7!7*98A!*--K!'(+6$!895,)<!+)!+77$77&$)*L!!!

!

! !



HI!

!

3.6 Instruments!for!Data!Gathering!!

3.6.1 Design!of !the!Interview!

a9$7*,-)7!J$5$!-'$)\$)8$8N!:9*!7'$6,.,6!$)-9<#!*-!'5-@,8$!*#$!'+5*,6,'+)*!J,*#!*#$!6-55$6*!

.-697L!!Y'$)\$)8$8!;9$7*,-)7!+5$!979+((A!97$8!,)!6-9)7$((,)<!+)8!*#$5+'AN!:9*!,)!*#,7!,)7*+)6$N!,*!

J+7!*-!'5-@,8$!*#$!.-9)8+*,-)!.-5!'+5*,6,'+)*7!*-!*+(K!+:-9*!J#+*!J+7!,&'-5*+)*!*-!*#$&!+)8!

$)6-95+<$!*#$&!*-!7#+5$!7,<),.,6+)*!&+*$5,+(L!!"#,7!&+K$7!*#$!,)*$5@,$J!7$77,-)!($77!(,K$!+)!

,)*$55-<+*,-)L!!

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3.8.1 Data!Gathering!!

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3.10 Ethics!

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4 Data!and!Data! Analysis!

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4.1 Case!Study!Background!Information!!

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4.1.1 An!Introduction!of !BREEAM!to!the!Case!Study!

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Figure!10!The!team!players!in!the!BREEAM!assessment!process.!!

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4.1.3 Introduction!of !BREEAM!within!the!Product !Lifecycle!Stages!

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/01123!+77$77&$)*N!,L$L!*#$5$!J-9(8!:$!(,**($!'-,)*!,)!,&'($&$)*,)<!+)!+77$77&$)*!-)!+!

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J+7!+!5$+7-)+:($!($@$(!-.!8$*+,(!-)!(-6+*,-)!+)8!-5,$)*+*,-)!-.!*#$!:9,(8,)<N!'5-'-7$8!&+*$5,+(7N!

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7*5+*$<,6!+''5-+6#!*-!5+*,)<!*#$!:9,(8,)<!*-!*#$!/01123!65,*$5,+N!*#$!7--)$5!)$6$77+5A!6#+)<$7!

6-9(8!:$!&+8$N!5$896,)<!*#$!)$$8!.-5!5$J-5K!+*!(+*$5!7*+<$7!J#,6#!J-9(8!,)65$+7$!6-7*!*-!*#$!

U(,$)*L!!!

4.1.4 BREEAM!Strategy!and!Identification!of !Key!Players!

"#$!/01123!+77$77&$)*!J+7!7'(,*!,)*-!*J-!76$)+5,-7L!

Scenario!One:!"#,7!+,&$8!*-!5+,7$!+J+5$)$77!-.!/01123!+)8!*$7*!*#$!8$@$(-'&$)*!9)8$5!*#$!

65,*$5,+!,)!-58$5!*-!+6#,$@$!+!/01123!d`$5A![--8c!5+*,)<!J,*#-9*!$)#+)6$&$)*7L!

Scenario!Two:!"#,7!+,&$8!*-!$&'#+7,7!*#$!+6#,$@$&$)*!-.!+88,*,-)+(!65$8,*7!*#5-9<#!$O*5+!

$..-5*!-5!$O*5+!.9)8,)<!*-!$O6$$8!*#$!8$7,5$8!'$56$)*+<$!5+*,)<L!!!

"#,7!J+7!)-*!+!/01123!79''-5*$8!'5+6*,6$!:9*!J+7!+)!,)*$5)+(!'5+6*,6$!8$@$(-'$8!+)8!+8-'*$8!

:A!*#$!6-)79(*+)6A!.,5&!6-)896*,)<!*#$!/01123!+77$77&$)*L!!!

[BREEAM! Assessor] !The!scenarios!were!designed !by !<name>!as!it’s!a!better !way !of !

approaching!things.!!I’ve!adopted !this!in!the!assessments!I !lead.!

2!/01123!+77$77&$)*!J-9(8!<$)$5+((A!*+K$!+!=6$)+5,-!"J-!+''5-+6#!'5,-5!*-!*$7*,)<!J#+*!

6-9(8!+6*9+((A!:$!+6#,$@$8!J,*#-9*!+88,*,-)+(!$..-5*!-5!.9)8,)<L!!!



PE!

!

=6$)+5,-!Y)$!*--K!'(+6$!,)!*#$!&,8\*-\$)8!'#+7$!-.!0%/2!=*+<$!1L!!"#,7!J+7!+(7-!5$.$55$8!*-!+7!

*#$!45$\277$77&$)*!3$$*,)<!+)8!*#$!!

!

4.2 BREEAM!Scenario!One!Step!1!

"#$!.-((-J,)<!*$+&!&$&:$57!J$5$!,)@,*$8Q!

!Figure!11!Meeting!Attendees!

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277$77-5L!!!

[Lead !Designer] !You!should !really !send !out !an!empty !assessment !checklist ! form! for !

everyone!to!read !before!they !attend !the!meeting.!!!

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"#$!'5-6$77!.-5!=6$)+5,-!Y)$!*--K!'(+6$!+7!.-((-J7Q!

!



PC!

!


"-!:$<,)N!*#$!/01123!277$77-5!5$+8!-9*!$+6#!65$8,*N!J,*#,)!$+6#!65$8,*!+5$+N!J,*#,)!$+6#!

76#$&$L!!W-5!$O+&'($!!

“Transport,!T3,!Proximity !to!Key ! Amenities.!!How ! far !is!the!development ! from!key !

amenities? !!You!can!only !achieve!the!credit !if !amenities!are!located !within!500 !meters!of !

the!development.” !

4($+7$!5$.$5!*-!"+:($!G!-)!*#$!.-((-J,)<!'+<$L!

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+&$),*,$7N!*#$)!+!dCc!J-9(8!:$!,)7$5*$8!,)*-!*#$!6$((!(+:$(($8!d"Hc!J#,6#!8$)-*$7!d45-O,&,*A!*-!

_$A!2&$),*,$7Lc!!27!*#$!&$$*,)<!6-)*,)9$8!+)8!65$8,*7!J$5$!8,76977$8N!*#$7$!J$5$!*+((,$8N!

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7'5$+87#$$*!+)8!*#$!.,)+(!5$79(*!6-9(8!:$!@,$J$8!,)7*+)*(AL!!

!


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)-*L!!"#,7!*+:($!J+7!6-(-95!6-8$8!*-!<,@$!+!;9,6K!-@$5@,$J!+7!.-((-J7Q!



PF!

!

!

Table!4!An!example!of !part!of !the!Credit!Summary!Table!!

U5$8,*! ! 3$$*,)<!FP*# W$:59+5A!FEEI!

U-&&$)*7!

U5$8,*!

=*+*97!

a9$7*,-)!

*-!/01!

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=$+7-)+(!U-&&,77,-),)<LLL!

! !

3! G! U-)7,8$5+*$!U-)7*596*-57! "#$!6-)*5+6*-5!7*+*$8!*#+*LLL ! !

3! P! U-)7*596*,-)!=,*$!%&'+6*7! "#$!6-)*5+6*-5!7*+*$8!*#+*LLL ! !

3! S! U-)79(*+*,-)! "#$!R$7,<)!"$+& 6-).,5&$8!*#+*!D!

-5!&-5$!,*$&7!(,7*$8!,)!*#$!

6-&'(,+)6$!5$;9,5$&$)*7!J-9(8!:$!

&$*LLL!

! !

3! CF! /9,(8,)<!?7$5![9,8$! "#$!R$7,<)!"$+& #+@$!6-).,5&$8LLL! ! !

3! CD! "#$!8$@$(-'&$)*!+7!+!($+5),)<!

5$7-956$!

"#$!R$7,<)!"$+& 8-!)-*!,)*$)8!*-!

+6#,$@$!*#,7!65$8,*!

! !

TM! ! T$+(*#!+)8!M$((:$,)<! ! !TMC! C! R+A(,<#*,)< "#$!R$7,<)!"$+& 6-).,5&$8!*#+*!D!

-5!&-5$!,*$&7!(,7*$8!,)!*#$!

6-&'(,+)6$!5$;9,5$&$)*7!J-9(8!:$!

&$*LLL!

! !

TMF! F! `,$J!-9*! "#$!R$7,<)!"$+& #+@$!6-).,5&$8LLL! ! !

!

!


=6$)+5,-!Y)$!8$&-)7*5+*$8!*#+*!*#$!8$@$(-'&$)*!#+8!*#$!'-*$)*,+(!*-!+6#,$@$!+!76-5$!-.!

DCLSHg!J#,6#!*5+)7(+*$7!,)*-!+!d̀ $5A![--8c!5+*,)<L!

Y)6$!*#$!&$$*,)<!$)8$8N!*#$!/01123!277$77-5!'5-896$8!+!7$*!-.!&,)9*$7!J,*#,)!*J-!J$$K7L!!!

[BREEAM! Assessor] !I !go!away !and ! produce!a!set !of !minutes!which!says!how !credits!are!

scored !and !how !they !will !be!met,!or !why !credits!haven’t !been!achieved.!!



PH!

!

"#$!&,)9*$7!6-)7*,*9*$8!+)!$O$69*,@$!79&&+5AN!6-&'($*$8!U5$8,*!=9&&+5A!"+:($!+)8!*#$!

/01123!76-5,)<!7'5$+87#$$*L!!B-!.95*#$5!,).-5&+*,-)!J+7!<,@$)!+)8!)-!.9*95$!&$$*,)<7!

+55+)<$8!*-!,&'($&$)*!*#$!)$O*!7*+<$!\!=6$)+5,-!"J-L!!!

2''5-O,&+*$(A!$,<#*!J$$K7!'+77$8!+)8!=*+<$!1!]8$*+,($8!8$7,<)^!J+7!:$,)<!.,)+(,7$8L!!"#$!V$+8!

R$7,<)$5!79<<$7*$8!*#+*!=6$)+5,-!"J-!:$!$O$69*$8!:$.-5$!+!d8$7,<)!.5$$f$c!J+7!7+)6*,-)$8!:A!

*#$!U(,$)*!"$+&!+)8!*#$!'5->$6*!*$+&L!!dR$7,<)!.5$$f$c!,7!+!*$5&!97$8!J,*#,)!*#$!,)897*5A!*-!

8$765,:$!+!7*-'!*-!*#$!5$@,7,-)!'5-6$77L!!R$*+,($8!8$7,<)7!6-9(8!)-!(-)<$5!:$!6#+)<$8!*-!$)795$!

*#+*!*#$!U-)*5+6*-57!]*#$!:9,(8$57^!6-9(8!*$)8$5!+<+,)7*!8$7,<)7!*#+*!J$5$!5$+7-)+:(A!.,5&L!!!

"#$!.-((-J,)<!8,+<5+&!6-)7-(,8+*$7!*#$!7*$'7!*+K$)!,)!*#$!,&'($&$)*+*,-)!-.!/01123!=6$)+5,-!

Y)$!Q!

!

Figure!12!Scenario!One!Process!Flow!Diagram!!



PG!

!

!4.6 BREEAM!Scenario!Two!

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+88,*,-)+(!65$8,*7!*#5-9<#!$O*5+!$..-5*!-5!$O*5+!.9)8,)<L!!%.!65$8,*7!d7$$&$8c!+6#,$@+:($!*#$)!*#$!

a9+)*,*A!=95@$A-5!J+7!+7K$8!*-!'5,6$!*#$!-'*,-)7L!!27!796#N!*#$!/01123!76-5,)<!7'5$+87#$$*!

8,8!)-*!6#+)<$L!!T-J$@$5N!&-5$!6-&&$)*7!+)8!+6*,-)7!J$5$!+77,<)$8!,)!*#$!U5$8,*!=9&&+5A!

"+:($L!!"#$!&,)9*$7!J$5$!7$)*!-9*!*J-!J$$K7!+.*$5N!J#,(7*!,)!*#$!&$+)*,&$!*#$!a9+)*,*A!

=95@$A-5!#+8!'5,6$8!*#$!-'*,-)7L!!!

!

4.7 BREEAM!Scenario!2:!Steps!

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J$5$!'5$7$)*$8!*-!*#$!*$+&!+)8!8$6,7,-)7!J$5$!&+8$L!!!

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DXLGPg!J#,6#!*5+)7(+*$7!,)*-!+!d̀ $5A![--8c!5+*,)<L!!4($+7$!5$.$5!*-!W,<95$!DL!!!

"#$!U(,$)*!.-9)8!*#,7!+66$'*+:($N!+7!*#$!+88,*,-)+(!PLDFg!J-9(8!'5-@,8$!+!6-)*,)<$)6A!:9..$5!,)!

6+7$!+)A!-.!*#$!65$8,*7!6-9(8!)-*!:$!+6#,$@$8!(+*$5!8-J)!*#$!(,)$L!!

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$+6#!65$8,*L!!2*!+!#,<#\($@$(N!*#,7!,).-5&+*,-)!J+7!:$,)<!.-5J+58$8!*-!*#$!/01123!+77$77-5N!7-!

*#+*!*#,7!6-9(8!:$!6-((+*$8!+)8!79:&,**$8!*-!*#$!/01L!!"#,7!7*98A!8-$7!)-*!.-697!-)!*#,7!'+5*!-.!

*#$!'5-6$77L!!!

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)9&$5-97!$($&$)*7!-.!=6$)+5,-!Y)$L!



PP!

!

4.8 Summary!of !BREEAM!Steps!taken!

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d'-*$)*,+((Ac!+6#,$@$8!+*!*#$!8$7,<)!7*+<$L!!"#,7!&$+)*!*#$!6$5*,.,6+*$!J+7!)-*!A$*!,779$8!+*!*#$!

*,&$!-.!*#$!7*98AN!+)8!*#$!+77$77&$)*!8$*$5&,)$8!*#$!d'-*$)*,+(c!/01123!5+*,)<!.-5!*#$!

:9,(8,)<L!!%*!J+7!$@,8$)*!*#+*!*#$!V$+8!R$7,<)$5!-5<+),7$8!&$$*,)<7!+)8!*#$!.$$8:+6K!

,).-5&+*,-)!*-!*#$!/01123!+77$77-5L!!"J-!76$)+5,-7!J$5$!6+55,$8!-9*!*-!+76$5*+,)!*#$!'-*$)*,+(!

76-5$7!J,*#!+)8!J,*#-9*!+''(A,)<!$..-5*!-5!+88,*,-)+(!.,)+)6,+(!,)'9*L!!%*!J+7!,)@+(9+:($!.-5!*#$!

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J,*#-9*!+88,)<!-5!5$&-@,)<!+)A*#,)<!+7!+)A!+88,*,-)+(!'-,)*7!J-9(8!'5-@,8$!*#$!'5->$6*!J,*#!+!

:9..$5L!!2!#,<#\($@$(!$@+(9+*,-)!-.!*#$!'5-6$77!+)8!*#$!,)*$5@,$J!&+*$5,+(!#+7!'5-@,8$8!+!<--8!

'(+*.-5&!.-5!*#$!8,76977,-)!-.!*#$!*#$&$7!'5$@,-97(A!,8$)*,.,$8L!!!

! !



PD!

!

4.9 Discussion!of !Themes!

"#5$$!*#$&$7!J$5$!,8$)*,.,$8!+7!'5$@,-97(A!&$)*,-)$8L!!"#,7!7$6*,-)!+,&7!*-!:5$+K!8-J)!+)8!

+)+(A7$!*#$7$!*#$&$7!+)8!'5-@,8$!$@,8$)6$L!

4.9.1 Knowledge!and! Attitude!about !BREEAM!

%*!,7!$@,8$)*!*#+*!*#$!1896+*,-)+(!%)7*,*9*$!8,8!)-*!K)-J!$)-9<#!+:-9*!/01123!*-!:$!+:($!*-!

,&'($&$)*!,*!$..$6*,@$(A!-)!*#$!'5->$6*L!!27!*#$!T$+8!-.!=*5+*$<,6!45->$6*!R$@$(-'&$)*!$O'(+,)7Q!

[Head !of !Strategic !Project !Development] !It !was!always!an!aspiration! for !the!<Educational !

Institute>!to!have!BREEAM!Very !Good !rated !buildings.!!This!was!a!corporate!and !strategic !

decision!which!was!made.!!However !it !hasn’t !quite! filtered !through!to!grass!root !level.!!

This!is!an!internal !issue!that !we!hope!to!resolve!through!training!and !development.!

2*!*#$!-9*7$*N!*#,7!+7',5+*,-)!J+7!6-&&9),6+*$8!*-!+((!&+>-5!6-)79(*+)*7!:A!&$+)7!-.!*#$!'5->$6*!

:5,$.N!9'-)!J#,6#!*#$!6-)79(*+)*7!#+8!*$)8$5$8L!!%*!+''$+57!*#+*!*#$!9),@$57,*A!5$;9,5$8!

'5$@,-97!$O'$5,$)6$!-.!/01123!.5-&!*#$!R$7,<)!"$+&N!:9*!+7!*#$7$!8$6,7,-)7!J$5$!&+8$!+*!

6-5'-5+*$!($@$(N!*#$!U(,$)*!7,8$!79''-5*!*$+&!J$5$!($.*!*-!.+&,(,+5,7$!*#$&7$(@$7!J,*#!/01123!

895,)<!*#$!'5-6$77Q!!!

[Assistant !Director ! for !Residences] !I !think !it !is!overly !complicated.!!It’s!too!technical !and !it’s!hard !tying!to!work !out !what ! gives! you!credits.!!We!haven’t !had !any !BREEAM !training!–!that !is!the!disadvantage!here.!!Certain! people!are!more!expert !than!others.!!! [Head !of ! Strategic !Project !Development] !It ! seems!the! Architects!are!ahead !of !the! game!on!this!and !we!are!all !trying!to! play !catch!up.!!It ! shouldn’t !be!like!this.!

Y)(A!*J-!-9*!-.!.-95!U(,$)*!5$'5$7$)*+*,@$7!#+8!+)!,8$+i!-.!J#+*!/01123!J+7N!:9*!#+8!)-!.$$(!

.-5!J#+*!,*!,)@-(@$8!-5!8$&+)8$8L!

[Deputy !Head !of !Maintenance!Project !Liaison] !I !can!try !and !guess.!!I !know !it !has!something!

to!do!with!ecology,!bird !boxes!and !trees!and !the! performance!of !buildings.!!I !know !that !the!

<Educational !Institute>!aspires!to!achieve!BREEAM!‘Very !Good’ !but !I !don’t !know !what !this!

really !means.!!!



PX!

!

B+*95+((AN!+7!+!6-)7$;9$)6$N!*#$!U(,$)*!"$+&!8,8!)-*!@,$J!/01123!,)!+!.+@-95+:($!(,<#*!+7!*#$A!

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4.9.1.1 Attitude!towards!BREEAM !

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R95,)<!*#$!,)*$5@,$J7N!J#$)!+7K$8!+:-9*!*#$,5!@,$J!-.!*#$!/01123!'5-6$77N!+!)9&:$5!-.!

)$<+*,@$!+8>$6*,@$7!J$5$!97$8!.-5!$O+&'($!pV98,65-97mN!mR,7+''-,)*,)<m!+)8!pT-55$)8-97mL!!"#$!

U(,$)*7!.$(*!.597*5+*$8L!

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[Building!Services!Consultant] !Projects!are!designed !to!try !and !incorporate!credits!using!

historical ! projects!using!our !experience!we!know !where!and !how !to!achieve!other !credits.!!

It !helps!to!know !BREEAM!before!an!assessment !on!a! project !because!you!know !how !and !

where!to!achieve!the!credits.!

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+!&$+),)<!-.!*#$!7A7*$&!.-5!*#$&7$(@$7L!!1@$)!'$-'($!J#-!#+@$!)-*!97$8!*#$!/01123!'5-6$77!

+(7-!65$+*$!+!&$+),)<!-.!*#$!7A7*$&!.-5!*#$&7$(@$7L!!%*!>97*!#+''$)7!*-!:$!'$77,&,7*,6!:$6+97$!-.!

*#$!(+6K!-.!K)-J($8<$!+)8!9)8$57*+)8,)<L!!

4.9.1.2 The!Clients!Lack !of !Knowledge!

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PS!

!

"#$!(+6K!-.!9)8$57*+)8,)<!-.!*#$!/01123!'5-6$77!6+97$8!*#$!U(,$)*!"$+&!*-!5$(A!-)!*#$!R$7,<)!

"$+&!.-5!,).-5&+*,-)!+)8!<9,8+)6$Q!

[Head !

of !

Strategic !

Project !

Development] !

I !

think !

we!

would !

have!

appreciated !

if !

the!

Design!

Team!had !held !our !hand !a!little!more!to!guide!us!through!the! process...we!shouldn’t !be!

coming!at !it !completely !unknowledgeable.!

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+)8!9)8$57*+)8,)<L!!"#$5$!J+7!)-!6-)*5+6*9+(!-:(,<+*,-)!.-5!*#$!R$7,<)!"$+&!*-!$896+*$!*#$!

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*#$!V$+8!R$7,<)$5Q!!

[Lead !Consultant !Designer/Architect] !In!hindsight,!we!should !have!introduced !BREEAM!to!

the!Client !Team!and ! put !some!meaning!to!it !and !made!the!Client !aware!of !the!implications!

and !benefits.!!!

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$O'$5,$)6$!-.!*#$!/01123!'5-6$77L!

[Lead !Consultant !Designer/Architect] !I !assume!that ! people!already !know !about !this!system!

and !that !the! presentation!would !be!giving!them!a!memory !refresher.!!!

"#$!+779&'*,-)!($+8!*-!*#$!U(,$)*7!.$$(,)<!.597*5+*$8N!:9*!*#$A!8,8!)-*!+,5!*#$,5!(+6K!-.!

K)-J($8<$!+)8!*#$!R$7,<)!"$+&!J$5$!($.*!*-!+779&$!*#+*!*#$!U(,$)*!K)$J!+:-9*!*#$!/01123!

'5-6$77L!!!

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[Head !of !Strategic !Project !Development] !Corporately,!it !seems!we!do!not !understand !

BREEAM.!!There!isn’t !the!right !level !of !support !here,!but !this!will !get !better !with!training!

and !development.!

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"$+&!J$5$!$O'$6*$8!*-!6-&'$)7+*$!.-5!*#$!8$.,6,$)6,$7!-.!*#$!U(,$)*c7!6-5'-5+*,-)7!.+,(95$!*-!

.(+<!-5!5$6-<),7$!,)*$5)+(!*5+,),)<!5$;9,5$&$)*7L!!!



PI!

!

"#$!U(,$)*7!-J)!.597*5+*,-)7!J,*#!*#$,5!6-5'-5+*,-)N!6-9'($8!J,*#!+)!$($&$)*!-.!$&:+55+77&$)*!

($.*!*#$!U(,$)*!J,*#!(,**($!6#-,6$!:9*!*-!(--K!*-!*#$!R$7,<)!"$+&!.-5!+77,7*+)6$L!!?).-5*9)+*$(AN!*#$!

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4.9.2 The!Ownership!of !BREEAM!!

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-J)$57#,'!-.!/01123L!!%)!*#,7!76$)+5,-N!-J)$57#,'!6+)!:$!8$.,)$8!+7!5$7'-)7,:,(,*A!.-5!*#$!

/01123!'5-6$77!+)8!+66-9)*+:,(,*A!*-!*#$!U(,$)*L!!M#-!,7!5$7'-)7,:($!.-5!*#$!/01123!'5-6$77!

+)8!J#-!,7!+)7J$5+:($!*-!J#-&b!!2!6$)*5+(!,779$!,)!*#$!'5->$6*!,)@-(@$8!*#$!9)6$5*+,)*A!+7!*-!

J#-!J+7!5$7'-)7,:($L!!27!*#$!T$+8!-.!=*5+*$<,6!45->$6*!R$@$(-'&$)*!$O'(+,)$8Q!

[Head !of !Strategic !Project !Development] !I !don’t !even!know !who!should !be!driving!it !and !

who!takes!the!lead? !!It !seems!that !nobody !is! fully ! proficient !in!it.!!!

The!requirement ! for !BREEAM!rated !buildings!is!in!the!initial ! project !brief !and !the!strategic !

brief,!but !there!seems!to!be!no!ownership! for !the!entire! process? !

"#$!U(,$)*!$O'$6*7!5-($7!+)8!5$7'-)7,:,(,*,$7!-.!.-((-J,)<!*#$!/01123!'5-6$77!*-!:$!$O'(,6,*!+)8!

*#,7!,7!)-*!+)!9).+,5!8$&+)8L!!/9*!*#$A!+5$!+(7-!+7K,)<!.-5!7-&$-)$!*-!:$!+66-9)*+:($L!!U955$)*(AN!

*#$5$!,7!(,**($!<9,8+)6$!.5-&!*#$!/01!-)!-J)$57#,'!-5!-)!6-)896*,)<!*#$!+77$77&$)*7L!!!!

[BREEAM! Assessor] !The!BRE !don’t !tell !you!how !to!conduct !the!assessments,!they !only !give!

you!the!tools!to!carry !out !the!assessment !and !the!understanding!of !how !they !work.!

%)!*#,7!'+5*,69(+5!6+7$N!*#$!V$+8!R$7,<)$5!*--K!*#$!($+8!,)!,),*,+*,)<!*#$!/01123!'5-6$77N!

-5<+),7,)<!&$$*,)<7!+)8!6-&&9),6+*,)<!J,*#!*#$!/01123!277$77-5N!:9*!*#,7!J+7!)-*!

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d6#+&',-)c!,)!*#,7!7$)7$!&$+)7!7-&$-)$!*-!85,@$!*#$!/01123!'5-6$77L!!!

[BREEAM! Assessor] !It’s!good !to!have!a! focal !contact !on!the! project !so!all !the!information!

required !to!satisfy !credits!is!collated !by !one! person!and !sent !to!us!as!a!whole.!!!



DE!

!

"#$!V$+8!R$7,<)$5!J,((,)<(A!K$'*!9)5$7-(@$8!/01123!,779$7!+*!*#$!.-5$.5-)*!-.!*#$!R$7,<)!

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*#$!U(,$)*!-)!+)A!'5-<5$77L!!!

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;9$5,$7!+)8!+8@,6$L!!!

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($+8!,)!*#,7!76$)+5,-i!9).-5*9)+*$(A!,*!J+7!+779&$8!*#+*!$@$5A-)$!K)$J!*#,7L!!!

4.9.2.1 The!Ownership!of ! Actions!%)8,@,89+(!*$+&!&$&:$57!)$$8!8,5$6*,-)!*-!:$!+:($!*-!'5-<5$77!+6*,-)7L!!2)!+6*,-)!,7!+)!+6*,@,*A!

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5$6-58$8!J,*#,)!*#$!&$$*,)<!:A!+!6#+,5'$57-)L!!!

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(-<<$8!,)!*#$!U5$8,*!=9&&+5A!"+:($!dU-&&$)*7c!7$6*,-)L!!!

![BREEAM! Assessor] !It’s!best !to!really !have!a!responsibility !column!in!the!minutes!to! put !an!

emphasis!on!a!certain! person.!

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&,O$8!,)!J,*#!<$)$5+(!6-&&$)*7!+)8!*#$5$!J+7!)-!8,7*,)6*,@$!5$7'-)7,:,(,*A!6-(9&)L!!2)!

$O+&'($!.5-&!*#$!U5$8,*!=9&&+5A!"+:($!d6-&&$)*7c!6-(9&)!.-((-J7Q!

All !car ! park,!waste!disposal ! facilities,!deliveries!and ! plant !areas!to!have!oil !interceptors.!!

Design!Team!to!check !and !confirm.!!Credit !assumed !at !this!time.!

27!;9-*$8!:$(-JN!*#$!6-)7$;9$)6$7!-.!*#,7!J+7!.597*5+*,-)!+&-)<7*!+((!-.!*#$!*$+&!&$&:$57!

*#+*!)-!-)$!K)$J!J#+*!*#$A!J$5$!8-,)<Q!



DC!

!

![Building!Services!Consultant] !On! past ! projects!we!had !a!simple!table!with!the!list !of !

credits!and !the!ownership.!You!can!see!the!list !of !action!and !who!needs!to! provide!

evidence.!Instead !we!have!been!given!a!massive!thick !wad !of ! paper ![the!assessment] !with!

no!real !allocation!of !ownership!to!achieve!the!credits.!!!

[Quantity !Surveyor] !No!one!took !the!lead !to!tell !me!what !action!I !had !to!complete.!

[Assistant !Director ! for !Residences] !It !seems!a!bit !vague,!continuously !open!to!reassessment !

and !no!one!owned !any !aspects.!!!

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+<<5+@+*$8!.$$(,)<7!+:-9*!*#$!J+A!/01123!J+7!:$,)<!&+)+<$8!-)!*#$!'5->$6*L!!!

4.9.3 Decisions!

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+)-*#$5!+7!*#$!8$6,7,-)!&+K$57!+)8!8,8!)-*!@,$J!*#,7!'5-6$77!+7!+!>-,)*!6-((+:-5+*,@$!$O$56,7$L!!

W$$(,)<7!-.!8,7+''-,)*&$)*!J$5$!.$(*!-)!:-*#!7,8$7L!

[Lead !Designer] ! All !of !the!consultants!influenced !the!decisions!in!different !ways!but !it !was!

ultimately !the!Client’s!decision.!!!!

[Structural !Engineer] !I !believe!the! Architect !and !M&E !Engineer !made!the! final !decisions.!

[Quantity !Surveyor] !The!M&E !Engineer !knew !most !about !it !and !his!advice!made!sense,!so!

we!tended !to!go!with!those!decisions.!!!

[Coordinator ! for !Residential !and !Commercial !Services] !The!Design!Team!made!the!

decisions!

and !

we!

were!

guided !

by !

the!

BREEAM!

Assessor !

into!

certain!

decisions!

by !

their !

experience.!!!

[Head !of !Strategic !Project !Development] !There!is!an!element !of !research!to!be!done!to!

justify !new !technologies!to!the!Client,!showing!us!the!benefits!and ! providing!us!with!

enough!information!to!make!decisions.!!There!is!an!element !of !trust !here.!

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DF!

!

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J#$*#$5!+!65$8,*!6+)!:$!+6#,$@$8!-5!)-*L!!!

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*#$,5!'5$.$55$8!797*+,)+:($!-'*,-)7!J$5$!*+K$)!.-5J+58Q!!!

[Project !Coordinator ! for !Residential !and !Commercial !Services] !I !was!really !disappointed !

that !we!didn’t !get !to!use!sustainable!materials!because!the! points!were!very !hard !to!

achieve!so!it !was!ruled !out.!

[Nadia!Butt] !Who!ruled !it !out? !

[Project !Coordinator ! for !Residential !and !Commercial !Services] !The!architects!and !the!

BREEAM!assessors!said !that !we!wouldn’t !be!able!to!achieve!it.!

"#,7!7#-J7!*#+*!8$6,7,-)7!&+8$!5$(+*,)<!*-!*#$!U(,$)*c7!8$7,5$8!-'*,-)7!J$5$!59($8!-9*!:A!*#$!

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[Lead !Designer] !They !could !have!had !more!aspiration!and ! pushed !harder.!!I ! felt !they !only !

did !the!minimum!

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7,*9+*,-)!:$6+97$!-.!*#$,5!&,),&+(!$O'$5,$)6$!-.!*#,7!'5-6$77L!!!

[Assistant !Director ! for !Residences] !We!didn’t !have!any !technical !expertise!or !experience!on!

certain!things,!so!there!were!a!lot !of !things!we!couldn’t !control.!!

"#,7!5$79(*$8!,)!*#$,5!(+6K!-.!6-).,8$)6$!*-!&+K$!&-5$!8$&+)87!-)!*#$!R$7,<)!"$+&L!!%)!*#$!

&$+)*,&$N!*#$!U(,$)*!6(+,&$8!*-!$)6-95+<$!*#$!R$7,<)!"$+&!*-!'97#!:-9)8+5,$7L!

[Assistant !Director ! for !Residences] !There!were!a!couple!of !options!which!we!were!trying!to!

push!the!Design!Team!to!consider,! for !example!we!wanted ! photovoltaic’s!to!be!considered,!

but !the! project !team!decide!that !it !was!too!expensive!and !too!complex !to!implement !and !

the!choice!was!to!achieve!credits!in!other !ways!because!this!option!wasn’t !cost !effective.!



DH!

!

"#$!(,&,*+*,-)!-.!.,)+)6$!6+97$8!8,7+''-,)*&$)*!*-!*#$!U(,$)*L!!"#$!R$7,<)!"$+&!.$(*!*#+*!*#$!

U(,$)*!J+7!)-*!:$,)<!,))-@+*,@$!$)-9<#N!:9*!*#$!U(,$)*!J+7!6+9<#*!J+)*,)<!*-!&+K$!*#$!'5->$6*!+!

9),;9$!8$@$(-'&$)*!+)8!*#$!:98<$*7!+((-6+*$8!*-!*#$&!*-!7'$)8!-)!*#$!'5->$6*L!!!

[Assistant !Director ! for !Residences] !We!can! push!the!boundaries!as!much!as!we!want,!but !

it’s!always!down!to!cost.!

[Project !Coordinator ! for !Residential !and !Commercial !Services] !Even!though!we!wanted !to!

build !a!super "duper !environmentally ! friendly ! zero!carbon!building,!we!couldn’t !because!we!

couldn’t !afford !it.!

"#,7!7$$&7!*-!#+@$!6+97$8!6-).(,6*!:$*J$$)!J#-!J+7!'$56$,@$8!*-!:$!85,@,)<!*#$!/01123!

'5-6$77!-)!*#$!'5->$6*!+)8!J#-!+6*9+((A!J+7!*#$!.,)+(!8$6,7,-)!&+K$5L!!

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J$5$!)-*!:$,)<!,)@$7*,<+*$8!.95*#$5!-5!J#A!*#$!1896+*,-)+(!%)7*,*9*$!8,8!)-*!+,&!#,<#$5!*-!

+6#,$@$!+!#,<#$5!/01123!5+*,)<L!!

!

4.10 Summary!!

2*!*#,7!'-,)*!-.!*#$!8,77$5*+*,-)!*#5$$!*#$&$7!J$5$!,8$)*,.,$8!J#,6#!6#+5+6*$5,7$8!*#$!/01123!

'5-6$77!-)!*#$!8$@$(-'&$)*!-.!+!#,<#$5!1896+*,-)+(!%)7*,*9*$L!!!

W,57*(AN!*#$!U(,$)*!"$+&!8,8!)-*!#+@$!$)-9<#!K)-J($8<$!+:-9*!/01123!+)8!*#$5$.-5$!*#$!5,<#*!

+**,*98$!*-!:$!+:($!*-!97$!/01123!$..,6,$)*(AL!!%*!J+7!+76$5*+,)$8!*#+*!*#$!U(,$)*7!#+8!)-!

'5$@,-97!$O'$5,$)6$!-5!.-5&+(!/01123!*5+,),)<L!!"#$!U(,$)*7!-J)!.597*5+*,-)7!+*!*#$,5!(+6K!-.!

K)-J($8<$!-.!/01123!9)6-@$5$8!,)*$5)+(!,779$7L!!"#$!U(,$)*7!J$5$!$O'$6*$8!6-&&,*!*-!+!

7A7*$&!*#+*!*#$A!K)$J!@$5A!(,**($!+:-9*L!!!

=$6-)8(AN!)-!d-J)$5!J+7!,8$)*,.,$8!*-!&+)+<$!*#$!/01123!'5-6$77L!!2(*#-9<#!*#$!V$+8!

R$7,<)$5!*--K!,*!9'-)!#,&7$(.!*-!-5<+),7$!&$$*,)<7N!)-!-)$!*--K!)-*,6$!*#+*!+!.-6+(!'-,)*!-.!

6-)*+6*!J+7!5$;9,5$8!.-5!*#$!/01123!'5-6$77L!!W-5!*#,7!5$+7-)N!*#$!/01123!'5-6$77!J+7!)-*!



DG!

!

&+)+<$8!$..,6,$)*(A!+7!)-!-)$!K)$J!J#+*!*#$A!J$5$!8-,)<N!+6*,-)7!J$5$!)-*!$..,6,$)*(A!+77,<)$8!

-5!6-&'$*$8!+)8!*#$5$!J$5$!<$)$5+(!.$$(,)<7!-.!.597*5+*,-)L!!!

W,)+((AN!*#$5$!J+7!)-!7,)<($!'$57-)!5$7'-)7,:($!.-5!*#$!8$6,7,-)!&+K,)<!J#,6#!7$$&7!*-!#+@$!

:$$)!'+77$8!*-!+)8!.5-!:$*J$$)!*#$!U(,$)*!"$+&!+)8!*#$!R$7,<)!"$+&L!!!

!

! !



DP!

!

!

5 Interpretation!and!Lessons!Learnt !

!

!

"#$!$&',5,6+(!:+7$8!.,)8,)<7!,)!*#$!'5$@,-97!6#+'*$5!,8$)*,.,$8!+!)9&:$5!-.!*#$&$7L!!"#,7!

6#+'*$5!5$6-<),7$7!*#$!5$;9,5$&$)*7!-.!*#-7$!*#$&$7!+)8!$(+:-5+*$7!.95*#$5!*#+*!*5+,),)<!,7!

7*5-)<(A!+8@,7$8!.-5!'$-'($!J,((!)-!$O'$5,$)6$!-.!*#$!/01123!'5-6$77L!!26K)-J($8<$&$)*!,7!

+(7-!5$;9,5$8!.-5!*#$!6($+5!+77,<)&$)*!-.!*+7K7!+)8!*#$,5!5$7'$6*,@$!6-&'($*,-)L!!!2)8!.,)+((A!*#+*!

,).-5&$8!8$6,7,-)7!6+)!:$!&+8$!*-!+6#,$@$!*#$!#,<#$7*!/01123!5+*,)<L!!!

!

5.1 Knowledge!and! Attitude!

"#,7!7$6*,-)!+,&7!*-!8,76977!*#$!$..$6*!-.!K)-J($8<$!+)8!+**,*98$!-)!*#$!/01123!'5-6$77!+)8!

#-J!*#,7!6-9(8!#+@$!+..$6*$8!*#$!.,)+(!5$79(*!-.!*#$!+77$77&$)*L!

27!'5$@,-97(A!,8$)*,.,$8N!+**,*98$7!*-J+587!*#$!/01123!'5-6$77!@+5A!J,*#!K)-J($8<$!+:-9*!*#$!

7A7*$&!+)8!'+7*!$O'$5,$)6$7!-.!97,)<!*#,7!*--(L!!%*!,7!+779&$8!*#+*!*#$!'5-6$77!J,((!:$6-&$!

d5-9*,)$cL!!!

[Head !of !Strategic !Project !Development] !In!time!it !will !become!routine!

"#$!U(,$)*!"$+&!#+@$!d+)!$O'$5,$)6$c!-.!*#$!/01123!'5-6$77!+)8!*#$,5!K)-J($8<$!+)8!+**,*98$!

*-J+587!,*!&+A!6#+)<$!+)8!:$!:9,(*!9'-)!-)!)$J!'5->$6*7!&-@,)<!.-5J+58L!!"#,7!&+A!$)6-95+<$!

8$8,6+*,-)!+)8!-:(,<+*,-)!.5-&!*#$!U(,$)*!"$+&!*-!,&'($&$)*,)<!/01123!-)!-*#$5!'5->$6*7L!!%)!

*#,7!6+7$N!*#$!R$7,<)!"$+&!+(5$+8A!#+8!)9&$5-97!d$O'$5,$)6$7c!+)8!#+8!+(5$+8A!6-&$!*-!

+''5$6,+*$!J#+*!*#$A!J$5$!5$;9,5$8!*-!8-!*-!+6#,$@$!*#$!/01123!d`$5A![--8c!5+*,)<L!!"#$!U(,$)*!

"$+&!+)8!*#$!R$7,<)!"$+&!#+8!8,..$5$)*!($@$(7!-.!9)8$57*+)8,)<!-.!*#$!/01123!'5-6$77L!

[Head !of !Strategic !Project !Development] !It !seems!the!designers!are!ahead !of !the!game!on!

this!and !we!are!all !trying!to! play !catch!up.!!It !shouldn’t !be!like!this.!



DD!

!

%*!6+)!:$!+779&$8!*#+*!*#$!U(,$)*!"$+&!8,8!)-*!5$(+A!*#$,5!)$$8!.-5!+77,7*+)6$!,)!.$+5!-.!

$&:+55+77&$)*!,)!.5-)*!-.!*#$!R$7,<)!"$+&L!!!

5.1.1 Experience!of !the!Client !

"#$!&-5$!$O'$5,$)6$!*#$!U(,$)*!"$+&!#+@$!J,*#!*#$!/01123!'5-6$77N!*#$!6(-7$5!*#$A!&+A!

:$6-&$!*-!5$+6#,)<!*#$!7+&$!($@$(!-.!9)8$57*+)8,)<!+)8!+''5$6,+*,-)!+7!*#$!R$7,<)!"$+&L!!

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-',),-)7N!*#-9<#*7!+)8!.$$(,)<7!+:-9*!6$5*+,)!+7'$6*7!-5!.$+*95$7!J,((!:$!8,..$5$)*L!!%*!7$$&7!*#+*!

*#$!U(,$)*!"$+&7!)$$87!J$5$!>97*!+7!,&'-5*+)*!+7!*#$!,)7*59&$)*+(!5$79(*7!-.!*#$!/01123!

'5-6$77L!!"#,7!+(7-!,)6-5'-5+*$7!*#$!d#+58!+)8!7-.*c!*#$-5A!8,76977$8!$+5(,$5!,)!6#+'*$5!FL!!W-5!

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:$6+97$!*#$A!+5$!6-7*(A!+)8!8,..,69(*!*-!&+,)*+,)N!:9*!,*!&$$*7!+((!-.!*#$!$)@,5-)&$)*+(!

65$8$)*,+(7L!!T-J$@$5N!:$6+97$!#$!8-$7!)-*!d(,K$c!,*N!,*!J,((!)$@$5!:$!+)!-'*,-)!-)!'5->$6*7!#$!J,((!

J-5K!-)N!9)($77!#$!6+)!:$!6-)@,)6$8!-*#$5J,7$!*#+*!*#$A!+5$!)-*!6-7*(A!-5!8,..,69(*!*-!&+,)*+,)L!!

"#$!d@-,6$c!-.!*#$!R$'9*A!T$+8!-.!3+,)*$)+)6$!45->$6*!V,+,7-)!J+7!#$+58!,)!*#,7!6+7$!+)8!*#+*!

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]CIII^!*#+*!*#$!5$79(*!-.!*#$!$)@,5-)&$)*+(!+77$77&$)*!,7!79:>$6*,@$!*-!'$-'($c7!+**,*98$N!(,K$7N!

8,7(,K$7!+)8!-',),-)7L!!"#$7$!@,$J7!J$5$!6-)*$)8$8!J,*#,)!*#$!/01123!+77$77&$)*!'5-6$77L!!!

%)!*#,7!76$)+5,-N!*#$!U(,$)*!#+8!$)-9<#!*$6#),6+(!K)-J($8<$!+:-9*!*#$!:-,($57!*-!#+@$!.-5&$8!+)!

-',),-)N!#-J$@$5N!J#+*!+:-9*!+7'$6*7!*#+*!*#$!U(,$)*7!#+8!)-!'5$@,-97!K)-J($8<$!-.b!!"#$!

R$7,<)!"$+&!&+A!#+@$!#+8!*#$!-''-5*9),*A!*-!,).(9$)6$!*#$!-'*,-)7!6#-7$)!:A!*#$!U(,$)*!$,*#$5!

J,*#!*#$!U(,$)*7!:$7*!,)*$5$7*7!,)!&,)8!-5!:$6+97$!,*!J-9(8!:$!$+7,$5!*-!,&'($&$)*!*-!+6#,$@$!*#$!

/01123!65$8,*L!!!

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.,)+(!76-5$!&+A!#+@$!,7!-)!*#$!7*+*97!-.!K)-J($8<$!+)8!*#$!@,$J7!*#+*!*#$!,)8,@,89+(!&$&:$57!-.!

$+6#!*$+&!#+@$L!!! !



DX!

!

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.+,(,)<!-.!)-*!+6#,$@,)<!*#$!8$7,5$8!76-5$L!!%*!8-$7!#-J$@$5N!7#-J!*#+*!*#$5$!6-9(8!:$!+!'-*$)*,+(!

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*#$5&+(!$)$5<A!'+)$(7!*-!,)65$+7$!'9:(,6,*A!+)8!&+5K$*+:,(,*A!-.!*#$!8$@$(-'&$)*L!!

5.1.2 The!Need!for!Training!

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5$;9$7*!*-!*#$!R$7,<)!"$+&!*-!'5-896$!+!'5$7$)*+*,-)!*-!,)*5-896$!*#$&!*-!*#$!/01123!

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'(+6$!:$.-5$!*#$!/01123!45$\277$77&$)*!&$$*,)<!+)8!6-9(8!#+@$!:$$)!*#$!6-(($6*,@$!$..-5*!-.!

+((!R$7,<)!"$+&!&$&:$57L!!2.*$5!*#$!'5$7$)*+*,-)N!*#$!V$+8!R$7,<)$5!&+A!J+)*!*-!.-697!*#$!

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+&-9)*!-.!K)-J($8<$!+)8!$O'$5,$)6$!-.!*#,7!*--(L!!%.!*#,7!,7!)-*!*#$!6+7$!*#$)!,*!&+A!:$!:$)$.,6,+(!

*-!,8$)*,.A!*#$!)$$87!-.!*#-7$!J,*#-9*!K)-J($8<$!+)8!$O'$5,$)6$!+)8!#+@$!+)!-@$5@,$J!

'5$7$)*+*,-)!-.!*#$!*--(!+)8!*#$!'5-6$77L!

! !



DS!

!

5.2 Ownership!

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8-,)<!J#+*!+)8!J#-!*-!*95)!*-!.-5!+8@,6$L!!"#,7!&+A!+77,7*!,)!,8$)*,.A,)<!+)8!+((-6+*,)<!8,..$5$)*!

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,)8,@,89+(!-J)$57#,'!-.!+6*,-)7!+)8!dJ#-!*-!*95)!*-!.-5!+8@,6$c!5$(+*$7!*-!*#$!-J)$5!-.!*#$!

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+)8!V$@$(!F!#+@$!:$$)!8,76977$8L!!!

!

Figure!13!Levels!of !Ownership!!

5.2.1 Level!1:!Team!Member!

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6-9(8!'5-<5$77!.95*#$5L!!"#$!7*+)8+58!-.!+77,<),)<!+6*,-)7!J,*#,)!*#$!U5$8,*!=9&&+5A!"+:($!

+''$+5$8!*-!:$!'--5!+)8!@+<9$L!!! !



DI!

!

"$+&!&$&:$57!$O'(+,)Q!

[Building!Services!Consultant] !On! past ! projects!we!had !a!simple!table!with!the!list !of !

credits!and !the!ownership.!You!can!see!the!list !of !action!and !who!needs!to! provide!

evidence.!Instead !we!have!been!given!a!massive!thick !wad !of ! paper ![the!assessment] !with!

no!real !allocation!of !ownership!to!achieve!the!credits.!!!

26*,-)7!J$5$!)-*!$+7,(A!,8$)*,.,+:($!.5-&!*#$!U5$8,*!=9&&+5A!"+:($!'5-896$8!:A!*#$!/01123!

277$77-5!+)8!)-!-)$!#+7!:$$)!+77,<)$8!+)A!*+7K7Q!!

[Quantity !Surveyor] !No!one!took !the!lead !to!tell !me!what !action!I !had !to!complete.!

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&+A!#+@$!+''$+5$8!*-!:$!7*+<)+)*L!!!

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.-((-J7Q!!

Table!5!Extract!from!the!BREEAM!Credit!Summary!Table!!

!

U5$8,*! ! 3$$*,)<!FP*#

W$:59+5A!FEEI!

U-&&$)*7!

U5$8,*!

=*+*97!

26*,-) 26*,-)!

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U-&'($O!7A7*$&7N!

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B+8,+k!

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3! G! U-)7,8$5+*$!

U-)7*596*-57!

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($**$5LLL!

R+@,8k!

CPLEHLEI!

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*#,7!65$8,*!

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TM! ! T$+(*#!+)8!M$((:$,)<!

! ! !

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7$;9$)6$L!!

5.2.2 Level!2:!BREEAM!Champion!!

%)!*#,7!76$)+5,-N!*#$!V$+8!R$7,<)$5!*--K!*#$!($+8!,)!6+((,)<!&$$*,)<7!+)8!8,76977,)<!/01123!

5$(+*$8!,779$7!:$6+97$!#$!&+A!#+@$!#+8!'5$@,-97!$O'$5,$)6$!-)!-*#$5!8$@$(-'&$)*7!J#$5$!*#,7!

J-5K$8!$..$6*,@$(AL!!"#$5$.-5$N!,.!*#$!V$+8!R$7,<)$5!K)$J!*#$!&-7*!+:-9*!/01123N!*#$)!#$!

6-9(8!:$!:$7*!'(+6$8!*-!6#+&',-)!,*L!!"#$!/01123!U#+&',-)!J-9(8!+8@,7$!*#$!U(,$)*!-)!,779$7!

+)8!8,5$6*!*#$!R$7,<)!"$+&!J#$5$!)$$8$8!+)8!6-((+*$!$@,8$)6$k8-69&$)*+*,-)!*-!79''-5*!*#$!

65$8,*7!*-!7$)8!*-!*#$!/01123!277$77-5L!!%)!*#,7!6+7$N!*#$5$!J+7!)-!-)$!*-!6+55A!-9*!796#!+!5-($L!!

"#,7!6-9(8!'5-@$!+8@+)*+<$-97!+7!*#$!$@,8$)6$!k8-69&$)*+*,-)!J-9(8!:$!$55-5!6#$6K$8!+)8!

-58$5$8!:$.-5$!7$)8,)<!,*!*-!*#$!/01123!277$77-5N!9(*,&+*$(A!5$896,)<!.$$8:+6K!*,&$L!"#,7!

6-9(8!*#$)!<,@$!*#$!/01123!277$77-5!&+O,&9&!'-*$)*,+(!*-!(,)K!65$8,*7!+)8!(--K!.-5!

-''-5*9),*,$7!*-!<+,)!.95*#$5!65$8,*7!J#$5$!+''5-'5,+*$!,)7*$+8!-.!:$,)<!7$)*!.5+<&$)*$8!

$@,8$)6$L!!!!

2!0$7'-)7,:,(,*A!277,<)&$)*!3+*5,O!]023^!6-9(8!:$!8$@,7$8!*-!+66-&'+)A!*#$!U5$8,*!=9&&+5A!

"+:($!*-!,)8,6+*$!J#-!J-9(8!:$!5$7'-)7,:($!.-5!J#+*L!!2!023!,7!+!*+:($!J#,6#!8$*+,(7!$+6#!

8$(,@$5+:($!5$;9,5$8!895,)<!*#$!/01123!'5-6$77!+)8!+77,<)7!$+6#!*+7K!-5!+6*,@,*A!*-!+)!

,)8,@,89+(!-5!-5<+),7+*,-)L!!"#,7!J-9(8!:$!$7'$6,+((A!97$.9(!:$6+97$!,*!J-9(8!8-69&$)*!

-J)$57#,'!+*!+((!($@$(7L!!2)!$O+&'($!$O*5+6*!.-((-J7Q!

! !



XC!

!

Table!6!Example!of !a!Responsibility!Assignment!Matrix!(RAM)!!

!KEY:!

AQ!0$;9,5$8!*-!*+K$! Action!

RQ!0$;9,5$8!*-!:$!Responsible!.-5!+7'$6*!

CQ!"-!:$!Consulted!

IQ!"-!:$!%nformedL!!!

!

"#$!($77-)!($+5)*!,)!*#,7!,)7*+)6$!,7!*#+*!*#$!&+O,&9&!/01123!5+*,)<!&+A!)-*!#+@$!:$$)!

+6#,$@$8!:$6+97$!*#$5$!J+7!&96#!6-).97,-)!+:-9*!J#-!-J)$8!J#+*L!!=-&$-)$!7#-9(8!:$!

,8$)*,.,$8!*-!:$!5$7'-)7,:($!.-5!/01123!$,*#$5!@-(9)*+5,(A!-5!)-&,)+*$8L!!2(7-N!,)8,@,89+(7!

7#-9(8!:$!6($+5!+:-9*!J#+*!*#$A!+5$!5$;9,5$8!*-!8-L!!26*,-)7!7#-9(8!:$!5$<,7*$5$8!J,*#,)!*#$!

U5$8,*!=9&&+5A!"+:($!.-5!$+7$!-.!5$.$5$)6$L!!!

!

5.3 Decisions!

"#$!(,)K!:$*J$$)!(+6K!-.!K)-J($8<$!+)8!-J)$57#,'!&+A!#+@$!+..$6*$8!J#-!&+8$!*#$!8$6,7,-)7!

5$(+*,)<!*-!/01123!65$8,*7!+)8!#-J!*#$A!J$5$!+55,@$8!+*L!!!

"#$!(+6K!-.!K)-J($8<$!-.!*#$!/01123!'5-6$77!&+A!#+@$!&+8$!*#$!U(,$)*!.$$(!)$5@-97!+:-9*!

&+K,)<!8$6,7,-)7!-)!J#$*#$5!-5!)-*!6$5*+,)!797*+,)+:($!-'*,-)7!5$(+*,)<!*-!/01123!7#-9(8!:$!

,)6-5'-5+*$8!,)*-!*#$!8$@$(-'&$)*L!!Y*#$5!6-)7,8$5+*,-)7!796#!+7!6-7*N!+..$6*!*-!'5-<5+&&$N!

(,.$6A6($!6-7*,)<!]6-7*!-.!*#$!'5-896*!-@$5!,*7!(,.$*,&$^N!&+,)*$)+)6$!,779$7!$*6!J-9(8!&-7*!

'5-:+:(A!)$$8!*-!:$!6-)7,8$5$8L!!!

%)!+88,*,-)N!*#$!U(,$)*c7!'$56$'*,-)!-.!*$6#)-(-<,$7!J,*#,)!*#$!&+5K$*!&+A!#+@$!+..$6*$8!*#$!

8$6,7,-)7!&+8$!.-5!*#,7!'5->$6*Q!!

[Head !of !Strategic !Project !Development] !Personally,!I !don’t !believe!technologies!to!be!

advanced !enough!and !we!are!more!reluctant !to!take!things!up!because!there!is!no!

! Arrange!

Meetings!

Coordinate!

Meetings!

Collate!

Evidence!

Client ! ! %

Architect ! 2! U

Project !Manager! 2! U

BREEAM! Assessor! ! 2 U

Building!Services!

Engineer!

! U



XF!

!

evidence!of !long!term!benefit.!!Some!options!are! just !not !good ! for !the!‘scale’ !of !the!

academic !establishment.!

[Deputy !Head !of !Maintenance!Project !Liaison] !I !would !say !I !am!a!‘Dinosaur’.!!I !do!like!solid,!

practical,!well ! proven!and !time! proven!solutions.!

"#,7!7#-J7!*#$!U(,$)*7!(+6K!-.!9)8$57*+)8,)<!-.!)$J!797*+,)+:($!*$6#)-(-<,$7!+)8!+(*#-9<#!*#$!

R$7,<)!"$+&!'5$7$)*$8!*#$!:$)$.,*7!+)8!6-)7*5+,)*7!-.!$+6#!*$6#)-(-<AN!*#$!U(,$)*!7*,((!+''$+57!

*-!:$!797',6,-97L!!!

"#$!(+6K!-.!K)-J($8<$!-.!*#$!/01123!'5-6$77!+)8!-.!797*+,)+:($!*$6#)-(-<,$7!&+A!,)8,6+*$!*#+*!

*#$!U(,$)*!J+7!9)6-&.-5*+:($!J,*#!&+K,)<!8$6,7,-)7!+7!+!(-*!-.!,)'9*!J+7!5$;9,5$8!+7!+!5$79(*!-.!

*#$,5!(+6K!-.!K)-J($8<$L!

%*!7$$&7!*#+*!-)!:+(+)6$!*#+*!*#$!U(,$)*!J-9(8!+(J+A7!#+@$!*#$!-@$559(,)<!+9*#-5,*A!*-!,)7*596*!

J#$*#$5!+!797*+,)+:($!.$+*95$!,7!,)6-5'-5+*$8!-5!)-*!,)6-5'-5+*$8!,)*-!*#$,5!8$@$(-'&$)*L!!%*!,7N!

+.*$5!+((!*#$,5!:98<$*!+)8!*#$5$.-5$N!*#$,5!8$6,7,-)L!!

"#$!($77-)!($+5)*!,)!*#,7!,)7*+)6$!,7!*#+*!*#$5$!,7!+!6#+(($)<$!.-5!)$J!U(,$)*7!*-!/01123L!M,*#-9*!

$O'$5,$)6$!-.!*#$!7A7*$&!+)8!K)-J($8<$!-.!797*+,)+:($!*$6#)-(-<,$7!*#$!U(,$)*7!&+A!)-*!:$!+:($!

*-!&+K$!J$((!,).-5&$8!8$6,7,-)7!($+@,)<!*#$!5$7'-)7,:,(,*A!-.!8$6,7,-)!&+K,)<!,)!7-&$-)$!$(7$c7!

6-)*5-(L!!!

!

5.4 Summary!Discussion!

"-!79&&+5,7$N!,)!-58$5!*-!5$+(,7$!*#$!.9((!/01123!'-*$)*,+(!-.!J#+*!+!8$@$(-'&$)*!,7!6+'+:($!-.!

+6#,$@,)<N!,*!J-9(8!:$!97$.9(!,.!+((!*$+&!&$&:$57!#+8!+)!+''5$6,+*,-)!.-5!J#+*!/01123!,7!+)8!

#-J!,*!J-5K7L!!!

"-!5$896$!6-).97,-)N!*#$!U5$8,*!=9&&+5A!"+:($!&+A!:$!+:($!*-!:$!:$**$5!9*,(,7$8!*-!$)795$!

$@$5A-)$!K)-J7!J#+*!*#$A!+5$!8-,)<!+)8!.-5!$+7$!-.!5$.$5$)6$!+66-&'+),$8!:A!*#$!)-&,)+*,-)!

-5!@-(9)*+5A!)-&,)+*,-)!-.!+!/01123!6#+&',-)L!!!



XH!

!

"#$!5$79(*!-.!*5+,),)<!+)8!6-)7$;9$)*(A!*#$!,)65$+7$8!,)@-(@$&$)*!,)!*#$!/01123!'5-6$77!&+A!

,)65$+7$!*#$!8$6,7,-)!&+K,)<!'-J$5!:A!*#$!U(,$)*!+)8!&$+)!*#+*!*#$A!+5$!#+'',$5!J,*#!*#$!

8$6,7,-)7!&+8$!-)!*#$,5!'5->$6*L!!!

"#$!$..$6*,@$!+''(,6+*,-)!-.!$)@,5-)&$)*+(!+77$77&$)*!&$*#-87!&+A!.95*#$5!$)6-95+<$!*#$!97$!

-.!797*+,)+:($!6-)7*596*,-)!$($&$)*7!89$!*-!+8$;9+*$!K)-J($8<$!+:-9*!/01123L!!/01123!

+''$+57!*-!:$!+!@$#,6($!.-5!*#$!8$(,@$5A!-.!797*+,)+:($!6-)7*596*,-)L!!!

! !



XG!

!

!

6 Conclusions!and!Recommendations!

!

6.1 Conclusion!

"#$!*,*($!.-5!*#,7!8,77$5*+*,-)!,7!p"#$!,&'($&$)*+*,-)!-.!*#$!/01123!'5-6$77!,)!+)!1896+*,-)+(!

%)7*,*9*$Lm!"#$!,),*,+(!-@$5+((!+,&7!+)8!-:>$6*,@$7!J$5$!+7!.-((-J7Q!

! %)*5-896$!/01123!*-!*#$!5$+8$5!J,*#,)!*#$!6-)*$O*!-.!797*+,)+:,(,*AL!

! %8$)*,.A!*#$!&$*#-8!,)!J#,6#!*#$!7*98A!J,((!:$!6-)896*$8L!

! U-(($6*!8+*+!*#5-9<#!*#$!+''5-'5,+*$!&$*#-87L!

! T,<#(,<#*!+)8!+)+(A7$!+!)9&:$5!-.!*#$&$7!J,*#,)!*#$!8+*+L!

! R$&-)7*5+*$!J#+*!,7!5$;9,5$8!*-!$+7$!*#$!6#+(($)<$7!.+6$8L!

W,57*(AN!*#$!6-)*$O*!-.!/01123!J+7!7$*!J,*#,)!*#$!.,$(8!-.!797*+,)+:($!8$@$(-'&$)*!+)8!

6-)7*596*,-)L!!"#$!5$($@+)6$!-.!$)@,5-)&$)*+(!+77$77&$)*!&$*#-87!J+7!$@+(9+*$8N!+)8!*#$)!

/01123!J+7!.,)+((A!7$*!J,*#,)!+!6-)*$O*L!!%).-5&+*,-)!+:-9*!*#$!,&'($&$)*+*,-)!-.!/01123!

J+7!<+*#$5$8!.5-&!.,57*\#+)8!$O'$5,$)6$!+)8!+!)9&:$5!-.!8-69&$)*7N!)+&$(A!*#$!&,)9*$7!-.!

*#$!/01123!&$$*,)<!,)!*#,7!6+7$L!!%)!+88,*,-)!*-!*#,7!)9&$5-97!,)*$5@,$J7!J$5$!#$(8!J,*#!

&$&:$57!-.!*#$!*$+&!J#-!J$5$!+)8!J$5$!)-*!,)@-(@$8!,)!*#$!/01123!'5-6$77L!

27!*#,7!'5-<5$77$8N!*#$!7*98A!:$6+&$!&-5$!8$.,)$8!+)8!.-697$8!7'$6,.,6+((A!-)!*#5$$!K$A!

*#$&$7L!!"#$7$!J$5$!*#$!K)-J($8<$!+)8!+**,*98$!-.!*#$!U(,$)*!"$+&N!-J)$57#,'!-.!*#$!/01123!

'5-6$77!+)8!.,)+((A!8$6,7,-)!&+K,)<L!!!

W95*#$5!,)@$7*,<+*,-)!-.!*#$7$!*#$&$7!6-)6(98$7!*#+*Q!

! /01123!,7!:$7*!,&'($&$)*$8!J,*#!$O'$5,$)6$8!*$+&!&$&:$57L!!!

! "$+&!&$&:$57!J,*#!)-!$O'$5,$)6$!5$;9,5$!*5+,),)<L!

! "#$!/01123!'5-6$77$7!&+A!5$;9,5$!+!d&+)+<$5c!j!*#$!/01123!6#+&',-)L!

! 3$&:$57!-.!*#$!*$+&!5$;9,5$!6($+5!8,5$6*,-)!+7!*-!*#$,5!5$7'-)7,:,(,*,$7!,)!*#,7!'5-6$77L!!!



XP!

!

"-!6-)6(98$N!*#$7$!'-,)*7!79<<$7*!*#+*!.-5!*#$!$..$6*,@$!'$5.-5&+)6$!-.!/01123!+*!+)!

1896+*,-)+(!%)7*,*9*$N!+!&+)+<$&$)*!'5-6$77!-5!'5-*-6-(!,7!5$;9,5$8!*-!:$!8$@$(-'$8!.-5!*#$!

$..$6*,@$!,&'($&$)*+*,-)!-.!*#,7!$)@,5-)&$)*+(!+77$77&$)*!&$*#-8L!!

!

6.2 Recommendations!

?7,)<!*#$!.,)8,)<7!-.!*#,7!7*98AN!*#$!5$6-&&$)8+*,-)!J-9(8!:$!.-5!*#$!8$@$(-'&$)*!-.!+!

d/01123!45-*-6-(c!\!+!)9&:$5!-.!7*$'7!+5$!5$;9,5$8!.-5!*#$!$..$6*,@$!,&'($&$)*+*,-)!-.!

/01123!+*!+)!1896+*,-)+(!%)7*,*9*$L!!"#,7!J-9(8!'5-@,8$!*#$!1896+*,-)+(!%)7*,*9*$!J,*#!+!7*$'!

:A!7*$'!<9,8$L!!

W,57*(AN!*#,7!J-9(8!8$.,)$!*$5&7!796#!+7!d<5$$)c!+)8!d797*+,)+:($cL!!

=$6-)8(AN!*#,7!J-9(8!8$*+,(!+!7$;9$)6$!-.!$@$)*7!*#+*!J-9(8!:$!5$;9,5$8!*-!*+K$!'(+6$!+*!$@$5A!

7*+<$!-.!*#$!'5->$6*!(,.$6A6($!$)6+'79(+*,)<!*#$!/01123!'5-6$77L!

"#,58(AN!*#,7!J-9(8!:$!+66-&'+),$8!:A!+!0$7'-)7,:,(,*A!277,<)&$)*!3+*5,O!]023^!6(+5,.A,)<!

J#-!,7!5$;9,5$8!*-!*+K$!+6*,-)N!J#-!,7!+66-9)*+:($!.-5!/01123!-)!*#$!'5->$6*N!J#-!7#-9(8!:$!

6-)79(*$8!+)8!J#-!7#-9(8!:$!,).-5&$8!-.!/01123!5$(+*$8!,).-5&+*,-)L!!!

W,)+((AN!*#,7!7*98A!#+7!*#$!'-*$)*,+(!*-!,8$)*,*A!6-)6955$)*!*#$&$7!+)8!6#+(($)<$7!J,*#,)!-*#$5!

'5->$6*7L!!2!79,*$!-.!/01123!'5-*-6-(7!6-9(8!:$!J5,**$)!J,*#!*#$!,)*$)*,-)!-.!+,8,)<!+)8!

+77,7*,)<!*#$!7&--*#!$O$69*,-)!-.!/01123!-5!-*#$5!$)@,5-)&$)*+(!+77$77&$)*!&$*#-87L!!!

!

!

!

! !



XD!

!

References!

Books!

/5A&+)N!2(+)N!]FEES^!Social !Research!MethodsN!"#,58!18,*,-)N!YO.-58!?),@$57,*A!45$77!!

R+@-98,N!=N!+)8!V+A+58N!2N!]FEEC^N!'Sustainable!Development !and !Planning',!in!Planning! for !a!

Sustainable!FutureN!='-)!45$77N!V-)8-)!

=J$*)+&N!RN!]FEEG^!Writing!Your !Dissertation:!The!Bestselling!Guide!to!Planning,!Preparing!and !

Presenting!First "Class!Work N!T-J!"-!/--K7!V*8N!!

n-9)<N!ZL!ML!=L!]CIIX^L! A! framework ! for !the!ultimate!environmental !index:! putting!atmospheric!

change!into!context !with!sustainability,!Environmental !Monitoring!and ! Assessment N!U+&:5,8<$!

?),@$57,*A!45$77!

!

Journals!and!Papers!

2L!3L!4+'+8-'-9(-7i!1L![,+&+N!]FEEI^N!Rating!systems! for !counting!buildings’ !environmental !

performanceN!%)*$5)+*,-)+(!Z-95)+(!-.!=97*+,)+:($!1)$5<AN!CGXS\DGDtN!`-(9&$!FSN!%779$!CN!4+<$7!

FI!j!GH!

/,>K$5N!ML1L!]CIIP^L!Y.!Bicycles,!Bakelites!and !Bulbs:!toward !a!theory !of !socio"technical !changeL!

U+&:5,8<$N!32N!3%"!45$77L!!

U+((-)N!3L!]CISD^!Power,!action!and !belief.! A!new !sociology !of !knowledgeN!Z-95)+(!-.!V+JN!V-)8-)Q!

0-9*($8<$L!

U-($!0LZN!]CIII^N!Building!environment !assessment !methods:!clarifying!intentionsL!/9,(8,)<!

0$7$+56#!u!%).-5&+*,-)N!`-(9&$!FXN!FHEjGDL!!

U-($N!0LZN!V+577-N!BL_N!]CIII^N![/U!’98!and !GBTool:!background L!/9,(8,)<!0$7$+56#!u!%).-5&+*,-)N!

`-(9&$!FXN!FFCjIL!

U--'$5!%N!]CIII^N!Which! focus! for !building!assessment !methods—!environmental ! performance!or !

sustainability? !/9,(8,)<!0$7$+56#!u!%).-5&+*,-)N!`-(9&$!FXN!HFCjHCL!

U5+J($AN!RN!+)8!2#-N!VN!]CIII^N!/9,(8,)<!$)@,5-)&$)*+(!+77$77&$)*!&$*#-87Q!+''(,6+*,-)!+)8!

8$@$(-'&$)*!*5$)87L!!/9,(8,)<!0$7$+56#!+)8!%).-5&+*,-)N!`-(9&$!FXN!HEE\S!

U95J$((N!=!+)8!U--'$5N!%N!]CIII^N!The!implications!of !urban!sustainability,!Building!Research!and !

InformationN!`-(9&$!FDN!%779$!CN!CXjFS!

R+J$N!BL_N!0A+)N!_NVN!]FEEH^N!The!Faulty !Three"Legged "Stool !Model !of !Sustainable!Development N!

U-)7$5@+*,-)!/,-(-<AN!`-(9&$!CXN!B-L!P!



XX!

!

R,)<N![L!_L!UN!]FEES^N!Sustainable!construction!"!The!role!of !environmental !assessment !toolsL!

Z-95)+(!-.!1)@,5-)&$)*+(!3+)+<$&$)*!`-(9&$!SDN!%779$!HN!GPC\GDG!

1(K,)<*-)N!ZN!]CIIX^L!Cannibals!with!Forks:!The!triple!bottom!line!of ! 21st !century !businessL!

U+'7*-)$Q!YO.-58L!

W+)!=#9\n+)<N!W5$$8&+)N!/N!!+)8!U-*$N!0N!]FEEG^L!Principles!and ! practice!of !ecological !designN!

1)@,5-)&$)*+(!0$@,$J7L!`-(9&$!CFN!IXjCCF!

W5$>N!2))$!/LN]FEEP^!Green!Office!Buildings:! A!Practical !Guide!to!Development L!M+7#,)<*-)N!RLULQ!

?V%\\"#$!?5:+)!V+)8!%)7*,*9*$N!FEEPL!GjS!

TL!ML!_9+N!=L!1L!V$$N!]FEEF^N!Demonstration!intelligent !building""a!methodology ! for !the! promotion!

of !total !sustainability !in!the!built !environment,!Building!and !Environment N!`-(9&$!HXN!%779$!

HNFHC\FGE!

T++',-!2N!`,,*+),$&,!4N!]FEES+^N! A!

critical !

review !

of !

building!

environmental !

assessment !

tools,!

Environmental !Impact ! Assessment !Review,!`-(9&$!FSN!GDIjGSFL!

_,:$5*N!UL!ZN!]CIIG^N!Principles!of !Sustainable!Construction.!In!Proceedings!of !the!International !

Conference!on!Sustainable!ConstructionN!"+&'+N!W(-5,8+L!

_,:$5*N!UL!ZN!]FEEP^L!Sustainable!construction.!Green!building!design!and !delivery L!T-:-K$)N!B$J!

Z$57$AQ!Z-#)!M,($A!u!=-)7N!%)6L!

_-#($5!BN!]CIII^N!The!relevance!of !the! green!building!challenge:!an!observer’s! perspective.!

Building!Research!&!Informationi!`-(9&$!FXN!HEIjFEL!

V+577-)N!BL!_N!+)8!U-($N!0L!ZN!]FEEC^!Green!Building!Challenge:!the!development !of !an!idea,!

Building!Research!&!Information,!`-(9&$!FIN!%779$!PN!HHD\HGPL!

36V$))+)N!ZL!]FEEG^N!The!Philosophy !of !Sustainable!Design:!The!Future!of ! Architecture.!Kansas!

City Q!16-*-)$!49:(,7#,)<L!

3,A+*+K$N!nL!]CIID^N!Technology !development !and !sustainable!constructionN!Z-95)+(!-.!

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39)+7,)<#$N!3L!]CIIF+^N!Environmental !Economics!and !Sustainable!Development N!4+'$5!

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39)+7,)<#$N!3L!]CIIG+^L!dSustainomics:!a!transdisciplinary ! framework ! for !sustainable!

development cN!_$A)-*$!4+'$5N!45-6L!PE*#!2)),@$57+5A!=$77,-)7!-.!*#$!=5,!V+)K+!277-6L!.-5!*#$!

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39)+7,)<#$N!3LN!+)8!=#$+5$5N!ML!]CIIP^N!Defining!and !Measuring!Sustainability:!The!

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0q,7q)$)!U!u!V,)8$!2!]FEEC^!The!social !construction!of ! project !management;!a!critical !analysis!

perspective!on! project !management !modelsL!FEECL!

0+A)7.-58N!BL!]FEEE^N!Sustainable!construction:!the!Government’s!role,!Proceedings!of !ICE N!

`-(9&$!CHSN!B-@L!FEEEN!CD!j!FFL!

=*$):$5<N!UN!+)8!0q,7q)$)N!UN!]CIII^N!The!Interpretative!"Green" !in!the!Building:!Diachronic!and !

SynchronicN!2C!U#+(&$57!?),@$57,*A!-.!"$6#)-(-<AN!=1\GCFID![-*$:-5<N!=J$8$)!

n,)N!0L!]FEEH^L!Case!study !research:!Design!and !methods,!F)8!$8,*,-)L!"#-97+)8!Y+K7N!U2Q!=+<$!

49:(,6+*,-)7L!

!

Reports!

A!Better !Quality !of !LifeN!W5-&!*#$!5$'-5*N!0$'9*+*,-)N!0,7K!+)8!0$J+58!+@+,(+:($!+*!

JJJL797*+,)+:($\8$@$(-'&$)*L<-@L9KL!!0$*5,$@$8Q!ESLESLEI!

/%=!Strategy ! for !sustainable!construction!w.9((!8-69&$)*x!

#**'QkkJJJL:$55L<-@L9Kk.,($7k.,($GDPHPL'8.L!!0$*5,$@$8Q!ESLESLEI!

/59)8*(+)8N![LTN!Our !Common!FutureN!0$'-5*!-.!*#$!M-5(8!U-&&,77,-)!-)!1)@,5-)&$)*!+)8!

R$@$(-'&$)*N!M-5(8!U-&&,77,-)!-)!1)@,5-)&$)*!+)8!R$@$(-'&$)*N!CISXL!0$*5,$@$8N!CFLEILEI!

U%/=1![9,8$!WQ!Energy !efficiency !in!buildingsN!FEEGL!0$*5,$@$8N!EXLEXLEI!

Climate!Change!Bill N!CS*#!B-@$&:$5!FEESN!EXLEXLEI!

Energy !White!Paper Q!&$$*,)<!*#$!$)$5<A!6#+(($)<$N!FEEHN!

#**'QkkJJJL:$55L<-@L9Kk.,($7k.,($CEXCIL'8.L!0$*5,$@$8!CPLESLEI!

Greening!the!NES !Report N!Z9)$!FEECL!#**'QkkJJJL#-7*$8\

.+:$5&+9)7$((L6-&k<5$$))$7k<5$$))$7L'8.L!0$*5,$@$8N!EXLEXLEI!

Highlights!OECD!Environmental !Strategy Q!FEEG!0$@,$J!-.!45-<5$77!

#**'QkkJJJL-$68L-5<k8+*+-$68kPXkFXkHCGGEGDPL'8.L!0$*5,$@$8!ESLESLEI!

HM ! government,!Better !Public!BuildingN!FEEDN!U2/1!#**'QkkJJJL6+:$L-5<L9Kk.,($7k:$**$5\

'9:(,6\:9,(8,)<L'8.L!!0$*5,$@$8!CPLESLEI!

Y[U!5$'-5*!‘Sustainability ! Action!Plan’ N!FEEEN!

#**'QkkJJJL-<6L<-@L9Kk8-69&$)*7k26#,$@,)<=97*+,)+:,(,*AU-)7*596*,-)45-695$&$)*L'8.L!

0$*5,$@$8!FHLESLEI!

Y[U!0$'-5*!'Achieving!Sustainability !in!Construction!Procurement' !45-896$8!:A!*#$!

=97*+,)+:,(,*A!26*,-)![5-9'!-.!*#$![-@$5)&$)*!U-)7*596*,-)!U(,$)*7c!4+)$(!][UU4^!Z9)$!FEEEN!

#**'QkkJJJL-<6L<-@L9Kk8-69&$)*7k26#,$@,)<=97*+,)+:,(,*AU-)7*596*,-)45-695$&$)*L'8.L!

0$*5,$@$8!CELEILEI!

=97*+,)+:($!6-)7*596*,-)Q!/%=!=97*+,)+:($!Construction!

Brief !

2!]2'5,(!FEEG^!#**'QkkJJJL:$55L<-@L9Kk.,($7k.,($CHIHIL'8.L!!0$*5,$@$8Q!ESLEILEI!



XI!

!

The!Business!Case! for !Sustainability !in!the!UK !Property !Sector N!+@+,(+:($!+*!

#**'Qkk'5->$6*7L:5$L6-L9Kk555k000L'8.L!!0$*5,$@$8Q!ESLESLEI!

The!Future!of !Sustainability:!Re"thinking!Environment !and !Development !in!the!Twenty " first !

Century N!FEEDN!#**'Qkk6&78+*+L,96)L-5<k8-J)(-+87k,96)y.9*95$y-.y797*+)+:,(,*AL'8.L!0$*5,$@$8!

CCLEDLEI!

?),*$8!B+*,-)7L!CISXLReport !of !the!World !Commission!on!Environment !and !Development L![$)$5+(!

277$&:(A!0$7-(9*,-)!CC!R$6$&:$5!CISXNL!#**'QkkJJJL9)L-5<k8-69&$)*7k<+k5$7kGFk+5$7GF\

CSXL#*&L!!0$*5,$@$8Q!CELEILEI!

! !



SE!

!

Appendices!

Appendix! A!–!BREEAM!Scoring!Spreadsheet !

Appendix!B!–!Interview!Prompt !Sheet !

Appendix!C!–!Ethics!Information!Sheet !

! !



SC!

!

Appendix! A!–!BREEAM!Scoring!Spreadsheet !! ! !!!!!!!!!!!!!Part !1!of !3!

!

!



SF!

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! !



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