SE5 Task 3: Assess feasibility and viability

Overview of task

Note that this task demands specialist knowledge relating to the build costs associated with achieving a range of performance levels. It is therefore likely to require the input of a specialist consultant.

The aim of this task is to understand the level of practical and financial burden to a developer attempting to achieving a range of Sustainable Building Standard performance levels on a particular site or perhaps in a given area.

Whilst, in general, it is the carbon-reduction requirements of achieving higher Code standards (and to a lesser extent BREEAM) that add most to the additional costs (see also policy option SE2, in task 4), this is not the only contributor, and an evidence base focussing solely on the carbon element is unlikely to be sufficient.

There are also costs involved with the assessment process for Code and BREEAM, which include a design stage assessment and a post construction review. These costs can be significant for small developments, due to the fixed costs of such assessments, but fall as a relative proportion of build cost as the size of development increases. You should bear this fact in mind when setting size thresholds for this sort of policy requirement.

Note that a comprehensive evidence base of the additional build costs arising from achieving different Code levels for a range of different development scales in a range of settings already exists (at national level and based on research by CLG). This means that additional evidence for Code compliance costs at a local level may not be required. See the links at the foot of this page for further information.

Description of Task

To fully get to grips with this task you need to understand the most effective way of getting from the baseline performance offered by the site (see Task 2) to any particular performance level which a policy may require.

Referring to the output of the previous task, examine the list of issues not addressed by the site and identify those which require the least effort and/or are the simplest to achieve. This activity should identify whether or not any particular performance level under the Standard(s) is not reasonably achievable for technical or practical reasons. As part of this exercise, you should consider whether a particular issue would require the adoption of building techniques, systems or equipment which are particularly unusual for the particular building.

Additionally, the output from Task 1 should be considered when developing this route to a particular performance level to ensure that wherever possible, the identified priorities of the stakeholder group are considered.

Once the technical feasibility of meeting a particular standard (or range of standards) has been assessed, a financial analysis should be undertaken to identify the likely additional build cost associated with reaching a higher range of performance levels. This exercise should identify:

• the likely most cost effective route to achieving each performance level
• any conflict between the most cost effective route to each performance level and the priority issues identified under Task 1.

The output of the preceding exercises should be brought together in an assessment of the viability of achieving a range of performance levels, taking into account the priorities identified in Task 1.

As with policy option SE2, you may also wish to factor the costs of meeting Code and BREEAM standards into any development appraisal work you may carry out for strategic sites (see task 5, policy option SE2).