Façade Analysis

Analysis of the Construction and Structural Planning of a Façade

In situations where development plans involve altering, demolishing, extending or repairing listed buildings, heritage assets, tall buildings within historic areas or buildings within conservation areas, it is likely to be important to consider the visual appearance and structural condition of the structure’s external surfaces. Likewise, the same could be relevant in heritage aspects of the National Planning Policy Framework (NPPF) and, of course, in developments that only affect the exterior walls.

By organising façade analysis, a developer can understand the value of an existing structure’s outside surfaces. Not only will this help the design process, but it could also reduce the risk of planning refusal, justify any changes to historical assets, simplify the decision process for local councils, planning inspectors and courts, and ensure that statutory duties set out by the Planning (Listed Buildings and Conservation Areas) Act 1990 and NPPF are followed correctly.

What is Façade Analysis?

Façade analysis is a type of extensive assessment of the external surfaces of a building. Although it has been known to focus entirely on the visual appearance, modern planning has brought in other elements, such as the material quality, structural integrity and contributions to the wider building envelope. In addition to a building’s aesthetics, it will also consider thermal analysis, environmental factors and the ability to create natural light.

Conducted at the design stage to influence the development plans, façade analysis usually includes elements of structural analysis and informs façade design decisions in modern projects. The primary reason for carrying out the analysis on a structure is to meet planning expectations for the desired aesthetic while complying with performance requirements related to durability, sustainability and safety or under local environmental conditions.

Reasons for Needing Façade Analysis

Including a mix of common and uncommon possibilities, we’ve listed reasons for a façade analysis by category in the section below:

Any other reasons for façade analysis are on a case-by-case basis for specialist planning projects. Examples include tall building projects, curtain walling analysis and design, and mixed-use and public realm integration.

Overlap with Other Reports

As well as being beneficial by itself, façade analysis can also support and be supported by other assessments, reports and documents. Below, we’ve provided a few examples of the types of services to guide planning that are often paired with façade analysis:

Support For

• Appeals
• Conservation Area Consent (Pre-2013 – Now Incorporated Within Planning Permission)
• Listed Building Consent Application
• Planning Application
• Prior Approval for Demolition (Part 11 Permitted Development)
• Public Enquiries

Support From

• Conservation Plans
• Design Access Statement (DAS)
• Heritage Impact Assessment (Heritage Statement)
• Photographic Survey
• Structural Reports

Elements of the Façade Analysis Process

Analysis

After a desktop research exercise to review historic maps, listing descriptions, planning history and previous assessments, a consultant will move on to undertaking a site visit. In the physical assessment of the building’s façade, the specialist will consider alterations, condition, detailing, materials and style. It could also be worthwhile to combine the desk-based study with the physical inspection by searching the building’s architectural history, phases of development and significance.

With a growing understanding of the façade, an assessment will uncover what contributes positively to its significance, such as the design quality, setting and original features, and an impact assessment to work out how the proposed changes could affect the significance in a positive, neutral or negative way. If the development involves repairs, a condition survey will also be integrated into the analysis, and the process will always end with the consultant providing design responses and conservation or mitigation strategies.

Factors Considered in an Analysis

Report

A report from façade analysis will explain the circumstances of the structure’s external surfaces, the steps taken to evaluate it, and the measures needed to ensure the development can continue safely and in line with relevant planning policies. More specifically, a report would usually include context with planning and regulation, executive summary, façade performance and design intent, structural and technical analysis, environmental performance analysis, site description, and sustainability and material assessment.

If it applies to the development plans, it could also include a long-term maintenance strategy, breakdown of the existing façade condition, comparison of design options, fire spread resistance summary, and planning case law to support design decisions and material choices. Planning officers from the local planning authority will recognise reports as trustworthy and reliable, and with that, it should be sufficient to give them enough of a reason to grant planning permission.

Contact Arbtech for a Quote on Your Site

It could be that you’re working with historic buildings as part of a renovation and want to avoid issues with harming valuable assets or you’re working with modern buildings as part of a development and want to ensure that you meet performance and safety standards. Whatever the situation, we work with advanced consultants from a specialist partner company who can conduct an analysis on your building, and we can also call on structural engineers and other professionals to guarantee that you’ve got the most out of your development plans.

All developers have specific time and budget constraints, but you can make sure that façade analysis has been worked into your project by contacting us early and giving us an opportunity to give you a free quote and an indication of our partner company’s current availability. Reach out to our team today and allow us to arrange for making your building’s façade aesthetically pleasing, bypass any damage to heritage components, remove any health and safety concerns, and get you planning consent.