Comparable precedent, enforcement history, conservation constraints and pre-application intelligence — retrieved from portals that block every standard search tool. Before RIBA Stage 1. Before you commit design fees.
Every AONB commission, every conservation area project, every Article 4 restricted site — the planning record shapes what's possible, what's precedented, and what your client's realistic expectations should be. Standard searches don't reach it.
This is what pre-application intelligence retrieval looks like in practice — on a site that standard search tools cannot reach.
Comparable precedent found: Two consents within 800m with near-identical AONB policy position — including officer wording on scale, massing and heritage setting. Directly usable as comparable argument in the pre-application submission.
Enforcement history retrieved: A 2007 Certificate of Lawfulness withdrawal — the lawful dwelling status of the subject property had never been confirmed. Material to the design brief and to the client's decision to proceed.
Title constraints surfaced: A 1949 National Trust covenant and a 1982 Secretary of State restriction — both outside any planning portal, both material to any development proposal on the site.
Strategic direction: Refusal pattern in the cluster identified a specific policy test the practice could address directly in the design approach — before a line was drawn.
Total cost: £249 · Turnaround: under 24 hours · Intelligence that shaped the brief before Stage 1 began.
Across every UK council, including portals that block every standard search tool. Retrieved before you start drawing.
Our retail rate is £149–249 per report. For practices commissioning feasibility intelligence on a project-by-project basis, or who want to offer white-label reports as part of their Stage 1 service, we price it differently.
Tell us what a typical project brief looks like. AONB site? Conservation area? Listed building adjacency? What intelligence would genuinely change your pre-application position? Tell us what it is worth to you and we will come back with a number that fits your fee structure.
Real intelligence from real cases. This is exactly what we produce.
Comparable consents, withdrawn CLEUD, 1949 NT covenant, 1982 SoS restriction, postcode cluster analysis and ranked strategy. The full picture before Stage 1. 13 pages.
Conservation & AONB20 live applications retrieved via portal bypass. Conservation constraints, heritage setting comparable decisions, enforcement history. Delivered in under 24 hours.
Submit the site postcode and what you need to know. We confirm scope, cost and turnaround. Payment by Stripe before we start.
Intelligence reports produced by Sierra21 Software Studio — the team behind Planning Decoder. Proprietary extraction systems that query planning portals at a depth most professionals cannot access manually.