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.
This is what the record contained. This is what standard searches missed.
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.
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.
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.
Withdrawn applications, unresolved enforcement notices, Land Registry title constraints, comparable decisions in your postcode cluster — retrieved from live portals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.
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Every application in the postcode cluster — approved, refused and withdrawn.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 Secretary of State restriction. The seller knew for 18 years. Found in under 24 hours. This is what we deliver.
Full site intelligenceThe complete site intelligence version of the same case — cluster analysis, comparable decisions, strategic direction. Shows the full depth of what we retrieve.
No payment upfront. We scope the report first — what we'll cover, the cost, the turnaround. You decide.
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.