When you pitch for a rural or premium instruction against two other agents, the one who already knows the property's planning history walks in with an advantage nobody else has. We produce pre-listing planning intelligence that lets you do exactly that — and white-label it under your own brand.
Run a check before your valuation. Walk in knowing what's in the planning record. Set vendor expectations early, price accurately, and avoid the late-stage renegotiations that kill deals you've spent months working.
Commission a pre-listing check →Offer planning intelligence as part of your premium listing package. We produce the report, your name is on it. A genuine service enhancement that differentiates your firm on your highest-value rural instructions.
Discuss white-label →Planning history affects the outcome at three different points in the estate agency cycle. We help at all three.
Run a check before you pitch for an instruction. Walk in knowing the planning history. That's information your competitors almost certainly don't have — and it shows.
For farms, barns, outbuildings, and land with development potential — understand what's been approved nearby. Price the development upside accurately before it hits the market.
Planning history issues that emerge at exchange kill deals you've worked for months. A pre-listing check costs £149–£249. A fallen sale costs tens of thousands in lost commission.
Commissioned on a North Wales AONB acquisition. The Denbighshire portal blocks automated access at DNS level — a firewall that defeats every standard research tool. We built a Playwright headless browser to crack it and retrieved the full postcode cluster history live on the same day.
What we found: A Certificate of Lawfulness application (ref. 21/2007/0304) withdrawn five weeks before the council decision date. Lawful dwelling status completely unresolved. Invisible to any standard search. Not in any conveyancing search pack.
What it meant: The seller had known for 18 years. Our client did not — until this report. That changed the negotiating position entirely before a penny was committed.
Also found: A 1949 National Trust covenant and a 1982 Secretary of State conveyance restriction — both invisible on any planning portal, both only in the Land Registry title — identified, decoded and ranked by impact.
Total cost: £249 · Turnaround: under 24 hours · Intelligence that changed the outcome: irreplaceable.
For farms, barns, outbuildings, and rural land where development or conversion potential affects the asking price — we go further than history. We map comparable consents in the surrounding area, analyse LPA decision patterns, and produce a forward-looking likelihood verdict.
For a farm with conversion potential, a paddock that might support a dwelling, or outbuildings that could become holiday lets — the development upside materially affects your asking price. The question is what comparable consents exist nearby, and what the LPA's decision pattern looks like.
We produce a structured likelihood assessment — comparable approvals within the surrounding area, LPA policy context, refusal patterns, and a Low / Moderate / Strong verdict. Allows you to present the development potential honestly and credibly at listing — not as speculation.
We go well beyond what a standard portal returns. Our custom tooling reaches the data that defeats every other research method.
Custom Playwright headless browsers that crack JS-rendered portals, DNS-level firewalls, and session-blocked systems — including Welsh LPAs and National Park portals.
Full title — covenants, restrictive conditions, access rights, registered charges. The constraints that solicitors find at exchange and that no portal search will show.
Live enforcement notices, planning contravention notices, stop notices. History that portals don't always surface but that materially affects saleability.
Officer reports, committee minutes, vote records, conditions in full. The arguments that worked and the ones that didn't — never in a standard search.
Every application in the postcode cluster and surrounding area — approved, refused and withdrawn. Comparable precedent identified, officer wording extracted.
Tracks land use changes over time — essential for establishing prior development history, lawful use arguments, and CLEUD evidence context.
Two real scenarios. The planning history that changed the deal — and the intelligence that won the instruction.
A 2011 enforcement notice buried in legacy council records — not on the portal — surfaces at exchange. Buyer renegotiates £35,000 off. A pre-listing check would have cost £149.
Download sample →A comparable barn conversion consent found 400m away — missed by both competing agents. Asking price revised up £65,000. Instruction won. This is what a pre-listing check looks like.
Download sample →Fictionalised scenarios · Real planning data methodology · All intelligence references real · Sierra21 Software Studio
No payment upfront. We scope it first, you decide whether to proceed. Reply to this form and we'll send over a sample report so you can judge the depth before committing.
No payment taken upfront. We agree the brief first, then you decide whether to proceed.
Intelligence reports produced by Sierra21 Software Studio — the team behind Planning Decoder. Custom data extraction tooling that queries planning systems at a level most professionals cannot access manually.