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For homeowners

You're about to commit.
The record might say something different.

Know what's in the planning history before you buy, build or appeal. What the seller knows. What standard searches miss. Found and documented in 48 hours.

Get your property report — from £149 →See a sample report
1,000+
Records per sweep
All UK
Councils covered
48hr
Standard turnaround
from £149
No payment upfront
When to commission a report

Three moments when the record
is working against you.

01
Before you make an offer
Sellers are not always forthcoming about planning history. A withdrawn Certificate of Lawfulness, an unresolved enforcement notice, a title restriction from 1982 — these things affect value and your ability to develop the property. We find them before you commit. From £149.
02
Before you submit a planning application
What did the LPA refuse for your neighbours? What comparable decisions tell you about how to frame your application? We sweep the postcode cluster — 1,000+ records — so your application is informed by what has and hasn't worked nearby. Before you spend money on an architect.
03
Before you appeal a refusal
An appeal is not just about your case — it is about what the inspector finds in the wider context. Comparable approvals nearby are grounds for a successful appeal. We find them and document them before your appeal is filed.
Real case · North Wales AONB · all findings genuine · anonymised

The seller knew for 18 years.
Found in under 24 hours.

This is what the record contained. This is what standard searches missed.

Pre-purchase report · Denbighshire · £249 · under 24 hoursReal outcome
Why standard searches missed it: Denbighshire runs on a portal that blocks all automated access. Our proprietary systems queried it directly, retrieving the full postcode cluster history in minutes.
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Found: A Certificate of Lawfulness withdrawal from 2007. The property's lawful dwelling status had never been confirmed. The seller had known for 18 years. Invisible to every standard search.

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Also found: A 1949 National Trust covenant and a 1982 Secretary of State restriction — in the Land Registry title only. Neither on any planning portal. Both material to the purchase decision.

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Outcome: Transaction renegotiated before exchange. The buyer had documented evidence. Report cost £249. Delivered in under 24 hours.

Total cost: £249 · Turnaround: under 24 hours · Information the seller had for 18 years — found before you committed.

What we find for you

Everything the standard search
is not designed to surface.

The information that levels the playing field

Withdrawn applications, unresolved enforcement notices, Land Registry title constraints, comparable decisions in your postcode cluster — retrieved from live portals using proprietary systems that standard searches cannot reach. We sweep more than 1,000 planning records in a single extraction and extract the intelligence that matters for your specific property.

No payment upfront. We confirm exactly what we'll cover, the cost, and the turnaround before you commit. From £149. Professional PDF report. 48 hours.

See the depth before you commission

Download a sample report.

Real intelligence from a live case. Anonymised for distribution.

Pre-purchase
North Wales AONB acquisition

Unresolved CLEUD status, 1949 National Trust covenant, 1982 Secretary of State restriction. The seller knew for 18 years. Found in under 24 hours. This is what we deliver.

Download sample →
Full site intelligence
Denbighshire AONB — full report

The complete site intelligence version of the same case — cluster analysis, comparable decisions, strategic direction. Shows the full depth of what we retrieve.

Download sample →
Get your property report

Tell us the postcode.
We'll tell you what we find.

No payment upfront. We scope the report first — what we'll cover, the cost, the turnaround. You decide.

Postcode of the property you need intelligence on.
The more context, the better we can scope the work.

No payment until you approve the scope · 48hr standard turnaround · From £149

Free planning guides

Understand your position
before you act.

How to appeal a planning refusal→What does "contrary to Policy DM1" mean?→My planning application was refused — what next?→Your planning application — a step-by-step guide→Do I need planning permission for a rear extension?→Loft conversion: when do you need planning permission?→

Intelligence reports produced by Sierra21 Software Studio — the team behind Planning Decoder. Proprietary extraction systems that query planning portals at a depth standard searches cannot reach.