@BRE_Group#buildproductively
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Quality and Performance in ConstructionDelivered by
www.bregroup.com/sabre
Enhancing the security performance of new and existing buildings using SABRE
Gavin Jones CEng MEng (Hons) MSyI MIMechE MIFireE
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www.bregroup.com/sabre
BRE GlobalAn independent, 3rd party certification body.
• Research• Standards• Testing• Approvals
BRE Global Ltd is owned by The BRE Trust, the largest UK charity dedicated specifically to research and education in the built environment.
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www.bregroup.com/sabre
What is SABRE?The certification scheme for SecurityRisk Management in the built environment, for:
– New and existing developments.
– Any type of building, infrastructure or managed space.
Assessment is led by an independent SABRE Registered Assessor.
New Construction & In Use Developments
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Why?
1. How good is my security?
2. Do I get value for money from my investment?
3. Is the man guarding company doing a good job?
4. Is that building we are about to occupy secure?
5. How do I prove we are doing a good job?
6. What security do I need to include in our new project?
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CapEx
OpEx
Typically 1-2% of build cost
Varies dramatically: Often 5-25% of operating costs
Why – Whole life costs
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Source: Service Charge Operating Report (SCOR) for Offices (2016). Sample size 210 facilities.
Cost Categories (RICS) London£/sq.ft
Rest of UK£/sq.ft
Management fees 0.73 0.46Site management resources 0.57 0.35Electricity 1.47 0.74
Security 1.77 (21%) 0.63 (14%)Cleaning & environmental 1.16 0.84Mechanical & electrical (M&E services) 1.66 0.74Lifts & escalators 0.18 0.11Fabric repairs & maintenance 0.38 0.5Major works 0.53 0.19Total cost1 (all categories) 8.45 4.56
Note 1: Accounts only for service charges and therefore total costs, including security within a tenant unit will be higher.
Why – Value for money?C
omm
erci
al O
ffic
e
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Source: Service Charge Operating Report (SCOR) for Retail (2015). Sample size 99 facilities.
Cost Categories (RICS) London£/sq.ft
Rest of UK£/sq.ft
Management fees 0.53 0.36Site management resources 0.97 0.94Electricity 0.34 0.29Gas 0.07 0.04
Security 1.44 (20%) 0.31 (7%)Cleaning & environmental 1.54 0.96Mechanical & electrical services 0.42 0.36Lift & escalators 0.11 0.08Fabric repairs & maintenance 0.4 0.36Marketing and promotions 0.3 0.74Total cost1 (all categories) 7.14 4.69
Note 1: Accounts only for service charges and therefore total costs, including security within a unit will be higher.
Why – Value for money?R
etai
l (M
alls
& P
arks
)
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Bag SearchArea
Legitimate Users
Determined Adversary
Why – Effective security?
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The BRE National Security Survey 2017
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The BRE National Security Survey 2017
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www.bregroup.com/sabre
SABRE Objectives
1. Measure, evaluate and compare security performance.
2. Market recognition.
3. Encourage best practice during planning, design, construction and operations.
4. Challenge the market to innovate.
5. Demonstrate commitment to security.
6. Raise the profile of security.
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Security Risk Management System
An organised, systematic and risk based approach which ensures security is part of the day-to-day activities of an organisation or project and its people.
Technical requirements are outlined in LPS2082, available for free at: www.redbooklive.com
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SABRE seeks evidence that applicants…
1. Know what they want to achieve (defined objectives).
2. Define accountability and responsibilities
3. Make risk informed decisions.
4. Commit appropriate resources.
5. Utilise competent persons at the right time.
6. Demonstrate innovation in the field of security.
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A wide range of benefits
1. A systematic approach results in the most appropriate and effective solutions.
2. Helps organisations avoid misdirection of valuable resources.
3. Supports and evidences value for money.
4. Recognises that security needs differ for every development – one size does not fit all.
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SABRE Ratings
Unclassified (Top 1%)
(Top 10%)
Increased conformity with the assessment criteria increases the score achieved and the overall SABRE Rating for a development.
(Top 25%)
(Top 40%)
(Top 50%)
Botto
m 5
0%SABRERating
AssessmentScore (%)
Star Rating
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1. Independent, third party quality assurance checks by BRE Global.
2. Successful assessment results in SABRE certification.
3. Certified developments listed on www.redbooklive.com.
SABRE Certification
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Developed with Industry in Mind
1. Established structure and delivery method.
2. The only scheme that can be applied to new developments and continued in occupation.
3. Better engagement of public and private sector security expertise.
4. Suitable for reference in planning and tender documentation.
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www.bregroup.com/sabreSe
curi
ty in
the
Plan
of W
ork
(wit
hout
SAB
RE)
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curi
ty in
the
Plan
of W
ork
(wit
hSA
BR
E)
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Benefits For All Stakeholders
– Developers
– Insurers
– Investors
– Supply chain
– Landlords
– Police
– Tenants
– Local Authorities
– Public
– Customers
– Regulators
– And more… AND THE WIDER
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.
Useful for Landlords & Tenants
1. Differentiation
2. Managing portfolio risk
3. Target improvement activity and investment
4. Communication and coordination
5. Evidence value for money
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Useful for Insurers
- Certification differentiates insureds and supports risk based pricing
– Confidence in an insured’s:– commitment to managing security risks and continual improvement.– competence in managing security risks.
- The information in the SABRE manual helps a surveyor establish:- how likely the insured is to make a claim(s).- how big a claim(s) is likely to be.- if the insured has failed to consider risks deemed credible by the insurer.
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Useful for Planners & Developers1. ‘High Risk’ sites
2. Validation requirements
3. Planning conditions
3. PQQs and RFPs
4. Trusted certification
5. Making life easier
Pre-assessment Full assessment and Certification
The Assessment Process
The Certification Stagesa) Outlineb) Full/Reserved Matters
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Useful for Suppliers & Professionals1. Differentiation
2. New opportunities and extended engagement
3. Evidence past performance and showcase innovation
4. Efficiency through structured process and tools
5. Manage professional risk
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Playing Catch Up
0 5 10 15 20 25 years
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BREEAM New Construction 2018
HEA 06: Security
Standard Criteria 1 Credit
Exemplary Criteria
SecurityNeeds
Assessment
0.74%
0.7%
For buildings other than residential institutions:(fully fitted out)
For residential institutions:(fully fitted out)
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BREEAM New Construction 2018
HEA 06: Security
1 Innovation CreditExemplary Criteria
1 CreditSABRE
Certification
For buildings other than residential institutions:(fully fitted out)
For residential institutions:(fully fitted out)
1.74%
1.7%
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BREEAM New Construction 2018
HEA 06: Security
Exemplary Criteria
BREEAM Target
SABRE %contribution1
Outstanding 2.00%
Excellent 2.48%
Very Good 3.16%
Good 3.87%
Pass 5.79%1) For fully fitted out buildings that are not residential institutions
building a better world together together
SABREWatford, UKWD25 9XX+44 (0)333 321 88 [email protected]/sabre
Thank you
www.bregroup.com/sabre
Email: [email protected]
www.bregroup.com
Thank you
@BRE_Group#buildproductively
BRE GroupWatford, UKWD25 9XX+44 (0)333 321 88 [email protected]
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View our full range of online courses and book at https://bre.ac using discount code ECOBUILD2018 - this offer expires 31/03/2018.
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