Most people spend £500–£1,500 on a planning consultant before they know whether a route even exists. We dig first. Tell us your site and we'll send you a free preliminary overview within 48 hours — so you can decide if it's worth going further. If it is, the full report is £249 fixed.
Get your free preliminary overview →A planning consultant is limited by billable hours and what they know to look for. We built custom tooling that queries planning systems at a depth and speed a human researcher cannot match — and we charge a fixed price, so we go as deep as the case warrants.
A planning agent doing this properly takes 2–3 weeks. We do it in 48 hours because the research runs in parallel — policy layer, register search, committee archives, Land Registry and comparable decisions simultaneously, not sequentially.
The standard planning portal surfaces a fraction of what's on record. We built tooling that extracts directly from committee PDF archives, officer reports and meeting minutes — decisions that have never appeared in a public search result. That's where the real precedent lives.
Planning register. Companies House. Land Registry. Historic OS mapping via Cynefin. Satellite imagery. AONB and designation layers. A human researcher does these one at a time over days. We run them together.
A planning consultant's research depth is constrained by what you'll pay per hour. Ours isn't. £249 fixed means we go as deep as your case warrants — not as deep as the invoice allows.
We pull comparable decisions in full — officer report wording, committee vote records, conditions imposed, the arguments that worked and the ones that didn't. You get the actual precedent, not a paraphrase of it.
Planning Decoder is built and operated by Sierra21 — a software studio that builds AI-powered products for real problems. We apply the same technical depth to planning intelligence that we apply to everything we build. No off-the-shelf tools. No standard searches. Custom infrastructure, built for this.
A planning consultant charges £500–£2,000 for a pre-application review that takes weeks and uses the same public portals you can access yourself. We go deeper, faster, and at a fixed price — because we built the tools to do it.
Four real enquiry types. Details anonymised. This is the depth of intelligence you receive — presented as a working document you can take directly to an architect, planning agent, or prospective buyer.
The client owned a 4-acre rural parcel in a designated AONB and wanted to understand whether any route existed to place a permanent dwelling on the land. Standard advice had been uniformly negative. We were asked to look harder.
The client had acquired a former grain store and wanted to convert it into five commercial workspace units. Two planning agents had given conflicting advice. They needed clarity before spending money on drawings.
A 2019 refusal existed on record. Their solicitor advised walking away. They asked us to look at whether that refusal was truly final — or whether someone had just applied it badly.
The client owned a small registered parcel of land — former industrial use, adjacent to a residential property they had previously sold — in a designated AONB. Health constraints meant development was not realistic for them personally. But they wondered whether the land had untapped value, and whether anything could be done before they simply sold it.
The report doesn't give you planning permission. What it gives you is documented evidence that a credible route exists — and the comparable decisions to back it up. Most buyers of awkward plots won't know where to start. You'd be handing them the roadmap. That's worth real money to the right person.
You know the cost before you commit. Every report is produced by Sierra21 Software Studio using custom tooling built to extract planning intelligence that standard portals cannot surface.
The full decode — policy layer, comparable decisions, strategy options and what to avoid. A professional written report you can take directly to an architect or planning agent.
Secure payment via Stripe · Full report delivered within 48 hours
Bolt on to any Site Intelligence Report for deeper work on specific aspects.
No payment at this stage. We review every enquiry personally and send a free preliminary overview within 48 hours. You decide if the full report is worth it.
Site Intelligence Reports are produced by Sierra21 Software Studio — the team behind Planning Decoder. We build custom data extraction tooling that queries planning systems at a level most people cannot access.