We produce pre-listing planning intelligence for rural and AONB properties — withdrawn applications, enforcement history, comparable consents — before anyone else has them. White-label available.
Walked in knowing what no competitor could find.
Found: A withdrawn CLEUD from 2007 — the property's lawful dwelling status was never confirmed. Invisible to every standard search. Material to any future development or sale. The vendor had known for 18 years.
Also found: A 1949 National Trust covenant and a 1982 Secretary of State restriction in the Land Registry title. Both suppress value. Neither on any planning portal. Neither visible to any competitor.
Outcome: Valuation adjusted before listing. Vendor briefed on the record. No commission risk from issues surfacing at transaction. Agent walked in knowing what competitors could not find.
Total cost: £249 · Turnaround: under 24 hours · Commission protected before the board went up.
| Single report | £149–249 | Pay before we start |
| 4+ reports/month | from £50 | Per report, volume rate |
| White-label | Included | At volume |
We don't stop at what the portal returns. We reach back into legacy systems, committee archives, title registers and enforcement records — and map the full planning landscape around the site.
Proprietary systems that query live portals directly — including those with DNS-level blocks, JS-rendered systems, and session-based access controls that defeat every standard tool.
Every application in the postcode cluster — approved, refused and withdrawn. Comparable precedent identified, officer wording extracted, patterns mapped across decades.
Officer reports, committee meeting minutes, vote records, conditions in full. The arguments that worked and the ones that did not. Never in a standard search.
Full title — covenants, restrictive conditions, access rights, registered charges. The constraints portals never show but that materially affect every case.
Live enforcement notices, planning contravention notices, stop notices. Pre-merger authority records. History that portals do not always surface but that materially affects every case.
We read the data and tell you what it means. Where the LPA has consistently refused and why. What the comparable consents say about a viable route. Ranked and delivered.
Real intelligence from a live case. Anonymised for distribution.
Unresolved CLEUD status, 1949 National Trust covenant, 1982 SoS restriction. Invisible to every standard search. Vendor aware 18 years. Found in 24 hours.
Full site intelligencePortal bypass, 1,000+ records retrieved, cluster analysis, comparable decisions, strategic direction. This is the depth of what we deliver for rural and AONB instructions.
No payment upfront. White-label delivery available. 48-hour standard turnaround.
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.