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BREEAM - Case study BELAIR 1

BREEAM Management issue MAN 9 – Publication of building information

Basic description of the project and building

The landmark office property Belair is located in the heart of Brussels (Belgium) along the rue Royale. The office scheme consists of 11 floors above ground and 3 basement levels. It has a lettable area of around 80,000 square meters, thereof 65,000 square meters in office space and 15,000 square meters of multifunctional and archive space below ground and 1,000 square meters of other uses including a fire department. A multi-storey car park is directly connected to the main building.

The building's main tenant is the Belgian Federal Police, which uses the office complex as general headquarters.

BREEAM Rating and score

It is intended to seek a BREEAM Post Construction rating “very good” with a score of at least 60%.

A BREEAM certificate “very good” with a score of 64,85 % was obtained in Design Stage.

Key innovative and low-impact design features of the building

Structural impact was minimized by reusing the concrete framework of the previously existing building; only the two upper levels are entirely rebuilt. The free areas of the main roof are covered with an extensive green roof.

For the heating and cooling the office spaces are equipped with a reversible low temperature radiant ceiling. The heat is produced by gas fuelled condensing and modulated furnaces working in cascade to optimize the overall efficiency. Cooling is produced by high efficiency cooling machines with screw compressor feed by open cooling towers full charge min 5.3 ESEER up to 8. The ventilators of the cooling towers are modulated by frequency modulation on the motor side. Free cooling is activated at 12°C outside temperature. The ventilation is equipped with hydroscopic energy recuperation wheels. Each office is equipped with an individual occupant temperature control. The meeting rooms and conference rooms are equipped with CO2 detection; air input is regulated by the presence of persons in this rooms. The heating and cooling of restaurant is a combination of ventilo convectors and the input of fresh air by displacement ventilation.

Lighting by high-efficiency electronically dimmable fluorescent lamps is steered both by daylight detectors and absence detectors in the offices; circulation areas are equipped with presence detection. Sanitary areas are lighted with Leds.

Water consumption is reduced by the choice of ecological sanitary fittings and the use of rainwater as flushing water for the toilets. Water spill is avoided while presence detection driven water supply shut off valves are installed in the sanitary facilities.

Lighting by high-efficiency electronically dimmable fluorescent lamps is steered both by daylight

  • Basic Building Cost: 1,373 €/m²
  • Services Costs: 448 €/m²
  • External Works: 2 €/m²
  • Gross floor area: 83.409 m²
  • Total area of site: 1,09 ha
  • Function areas and their size:
    • Offices: 51.648 m²
    • Services (restaurant, sanitary, data, …): 8.538 m²
    • Retail:  129 m²
    • Fire department: 1.081 m²
    • Circulation: 7.024 m²
    • Specific functions (basement): 8.367 m²
    • Storage: 2.662 m²
    • Technical rooms: 3.956 m²
  • No areas of grounds or building will be used by community
  • Predicted electricity consumption : 27,14 kWh/m² (cf. PEB – 0,4 x 67,86 kWhEP/m²)
  • Predicted fossil fuel consumption : 32,31 kWh/m² (cf. PEB - 32,31 kWhEP/m²)
  • There is no renewable energy generation on the site
  • Predicted water use : 5.24 m³/person/year (cf. WAT1)
  • Predicted water use to be provided by rainwater : 13.17 % (cf. WAT1)
  • No particular steps were taken during the construction process to reduce environmental impacts, i.e. innovative construction management techniques
  • No particular social or economically sustainable measures were achieved/piloted.