ExistingExisting Buildings Buildings Version 1.2 (2012.07) 建 築 環 保 評 估 協 會 BEAM PLUS FOR EXISTING BUILDINGS OVERVIEW VERSION 1.2 OVERVIEW BUILDING ENVIRONMENTAL ASSESSMENT METHOD (BEAM) A STANDARD THAT BEAM provides building users with a single performance label that DEFINES BUILDING demonstrates the overall quality of a building, either a new or refurbished QUALITY building, or one that is already in use. A certified BEAM building is safer, healthier, more comfortable, more functional and more efficient than a similar building that does not achieve the level of performance prescribed in BEAM. BEAM is: the leading initiative in Hong Kong to assess, improve, certify and label the performance of buildings; a set of comprehensive standard procedures covering all building types, including mixed use complexes; a means by which to benchmark and improve performance; a voluntary scheme developed in partnership with, and adopted by the industry, at a level that makes it one of the leading schemes in the world; and a driver for and means by which to sustain healthier, more efficient, and environment friendly working or living environment. COMPREHENSIVE BEAM embraces a range of good practices in planning, design, ASSESSMENT construction, management, operation and maintenance of buildings, and is aligned with local regulations, standards and codes of practice. BEAM A standard for overall building performance Exemplary practices in planning and design. Exemplary practices in management, operation and maintenance. Exemplary practices in construction and commissioning. Exemplary best practices in meeting legal requirements. A STANDARD FOR A healthy building does not adversely affect the health of its user or the HEALTHY BUILDINGS environment. BEAM emphasises indoor environmental quality and amenities as key performance indicators, with proper consideration of the local, regional and global environmental impacts. A UNIQUE STANDARD The BEAM scheme is unique in the way that it: embraces a wide range of sustainability issues; covers the whole-life performance of buildings; assesses new buildings only upon completion, and certifying actual performance; selects BEAM Assessors randomly for the project certification; and embraces management, operation and maintenance practices to ensure a high level of building performance. Copyright © 2012 BEAM Society Limited. All rights reserved. BEAM PLUS FOR EXISTING BUILDINGS OVERVIEW VERSION 1.2 PURPOSE BEAM seek to: enhance the quality of buildings in Hong Kong; stimulate demand for buildings that are more sustainable, giving recognition for improved performance and minimising false claims; provide a comprehensive set of performance standards that can be pursued by developers and owners; reduce the environmental impact of buildings throughout their life cycle; and ensure that environmental considerations are integrated at the design and planning stage. VOLUNTARY An assessment under BEAM is voluntary, providing an independently ASSESSMENT certified performance rating for a building in clearly defined terms. BEAM covers all types of new and existing buildings: residential, commercial, institutional, and industrial. It embraces and endorses exemplary practices in the planning, design, construction, commissioning, management and operation of buildings in the context of Hong Kong’s densely populated, predominantly high-rise cityscape. New buildings that are planned, designed, built and commissioned to the standards set under BEAM Plus for New Buildings are safe, healthy, comfortable and efficient buildings that sustain the quality of life and workplace productivity, whilst minimising the depletion of natural resources and reducing environmental loadings. Existing buildings managed and operated to the standards set under BEAM Plus for Existing Buildings can maintain high level performance over the life of the buildings. CLIENTS DECIDE BEAM provides a label for building quality. The label signifies a level of quality in respect of safety, health and comfort, which are important considerations for building users (buyers, tenants, occupants), and a level of performance in respect of environmental and social dimensions, which are of importance to society as a whole. It is for the Client (developer, owner) to decide whether to undertake a BEAM assessment and the performance standard that are appropriate for the building in the prevailing circumstances. The Client ultimately decides whether obtaining a BEAM label is a worthwhile endeavour, but completion of a BEAM assessment provides assurances on the quality of the building: based not just on a subjective promise, but on measurable evidence. DEVELOPMENT HISTORY The BEAM scheme was established in 1996 and published two assessment methods, one for ‘new’ [ 1 ] and one for ‘existing’ office buildings [ 2 ]. The contents of these two assessment methods were largely based on the UK Building Research Establishment’s BREEAM. Environmental issues were categorised under ‘global’, ‘local’ and ‘indoor’ impacts, respectively. In 1999, the ‘office’ upgrades versions [3,4] were published with minor revisions, and an entirely new assessment method for high-rise residential buildings [5] was also published in the same year. 1 CET. HK-BEAM 1/96. An Environmental Assessment Method for New Air-conditioned Office Premises. 1996. 2 CET. HK-BEAM 2/96. An Environmental Assessment Method for Existing Air-conditioned Office Premises. 1996. 3 CET. HK-BEAM 1/96R. An Environmental Assessment Method for New Air-conditioned Office Premises. 1999. 4 CET. HK-BEAM 2/96R. An Environmental Assessment Method for Existing Air-conditioned Office Premises. 1999 5 CET. HK-BEAM 3/99. An Environmental Assessment Method for New Residential Buildings.1999. Copyright © 2012 BEAM Society Limited. All rights reserved. BEAM PLUS FOR EXISTING BUILDINGS OVERVIEW VERSION 1.2 Both Version 4/04 ‘New Buildings’[6] and Version 5/04 ‘Existing Buildings’ [7] had significant upgrades to the previous BEAM documents in 2004. These versions had been developed from the pilot versions 4/03 and 5/03 which were published in June 2003, following extensive review by the BEAM Society Technical Review Panel, supported by further research and development. Besides expanding the range of building developments that can be assessed, these versions of BEAM widened the coverage of issues that could further define the quality and sustainability of the buildings. In 2009, climate change and global warming became international issues. Various countries both developed and developing cooperated to help improve the situation. In response to the critical global environmental issue, BEAM was further developed to meet the higher expectations of the public and community. This gave birth to the BEAM Plus Version 1.1 in 2010 [8]. BEAM SOCIETY BEAM is owned and operated by BEAM Society Limited [ 9 ], an LIMITED independent not-for-profit organisation whose membership is drawn from many professional and interest groups in Hong Kong’s building construction and real estate sectors. Following initial funding from The Real Estate Developers Association of Hong Kong (REDA), BEAM development is funded from assessment fees with voluntary support from the efforts of BEAM Society’s members and associates, and the professional supporting team. A SUCCESS STORY On a per capita basis, BEAM has assessed more buildings and more square meters of space than any other similar scheme in use worldwide. Most of the assessed buildings were air-conditioned commercial buildings and high-rise residential buildings, which are the leading users of energy and other natural resources in Hong Kong. In raising awareness about the environmental impact of buildings, BEAM has contributed to the development of green and sustainable buildings in the HKSAR. BEAM will continue contributing to this development process by widening its coverage and setting higher performance standards. BEAM ACHIEVEMENTS As of May 2012, BEAM had provided recognition for improved building performance in more than 230 landmark properties in Hong Kong, Beijing, Shanghai and Shenzhen, comprising over 13 million m2 of space. The comprehensive BEAM standards for New and Existing Buildings will definitely lead to a significant increase on this number. FUTURE DEVELOPMENT To build on this success BEAM is being developed further by providing: on-line support to Clients; and web-based tools for the purpose of preliminary self assessments. VERSION 1.2 OF BEAM PLUS Version 1.2 of BEAM Plus contains minor amendments to the guidelines to add clarity to the assessment process. This will not affect the technical content of the document. 6 BEAM Society. BEAM 4/04. Building Environmental Assessment Method for New Buildings. 2004. 7 BEAM Society. BEAM 5/04. Building Environmental Assessment Method for Existing Buildings. 2004. 8 BEAM Society. BEAM Plus Version 1.1 (2010.04) 9 BEAM Society Limited. http://www.beamsociety.org.hk/ (Ref. 3,4, 5, 6, 7 are available at http://www.beamsociety.org.hk/en_resources_1.php) Copyright © 2012 BEAM Society Limited. All rights reserved. BEAM PLUS FOR EXISTING BUILDINGS OVERVIEW VERSION 1.2 ACKNOWLEDGEMENTS BEAM SOCIETY Ms. Agnes Ng, Chairperson BOARD OF DIRECTORS Prof. John Ng, 1 st Vice Chairperson Mr. K. M. So, 2 nd Vice Chairperson Mr. Dan Rusu, Honorary Treasurer Ir. Cary Chan, Mr. C. K. Lau, Dr. Conn Yuen, Ir. Daniel Chan, Ir. David Yau, Ms. Ivy Lee, Mr. James Chiu, Prof. James Pong, Dr. John Burnett, Mr. John Herbert, Ir. Jonathan Lee, Mr. Kendrew Leung, Mr. Martin King, Mr. Michael Arnold, Mr. Peter Lee, Ir. Reuben Chu, Mr. Russell Jones, Mr. Victor Cheung BEAM PLUS VERSION Ir. Reuben Chu - Chair, Prof. John Ng (Chair for Site Aspects Sub- 1.1 WORKING GROUPS group), Prof. C. S. Poon (Chair for Material Aspects Sub-group), Dr. Raymond Yau (Chair for Energy Use Sub-group), Mr. William Cheung (Chair for Water Use Sub-group), Prof. Daniel W. T. Chan (Chair for IEQ Sub-group), Mr. Peter Young (Chair for O&M Aspects Sub-group). Working group members include: Mr. Alfred Sit, Mr. Andrew Wong, Dr. Anne Kerr, Mr. Anthony Fok, Mr. Benny Au, Mr. Billy Li, Mr. Bobby Ng, Mr. C. C. Ngan, Mr. C. W. Tse, Mr. C. F. Leung, Mr. C. K. Chan, Mr. C. K. Wong, Mr. C. S. Chin, Mr. C. S.