We sweep 1,000+ planning records across the postcode cluster — withdrawn applications, comparable decisions, enforcement history, committee minutes — from portals that block every other tool. Delivered before you pick up the phone.
No payment upfront. We scope the report first — what we'll cover, the cost, turnaround. You decide before we start.
We confirm scope within hours · Payment by Stripe before we start
This is what active live retrieval looks like in practice.
Cluster sweep: Full postcode cluster history retrieved — comparable consents, refusals, appeals and withdrawn applications across the cluster, spanning decades. Officer wording extracted for the five most relevant comparables.
Key finding: Application 21/2007/0304 — a Certificate of Lawfulness withdrawal from 2007. The property's lawful dwelling status had never been confirmed. Invisible to every standard search. Material to any planning strategy on the site.
Title constraints: A 1949 National Trust covenant and a 1982 Secretary of State restriction — in the Land Registry title only. Both material to any development proposal. Neither surfaced by any portal search.
Strategic direction: Two comparable consents identified within 800m with near-identical policy position. Refusal pattern in the cluster pointed to a specific policy test the consultant could address directly.
Total cost: £249 · Turnaround: under 24 hours · Intelligence that changed the advice: irreplaceable.
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Every application in the postcode cluster — approved, refused and withdrawn.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.
| Single report | £149–249 | Pay before we start |
| 4+ reports/month | from £50 | Per report, volume rate |
| White-label | Included | At volume |
Real intelligence from real cases. Anonymised for distribution.
North Wales AONB acquisition. Unresolved CLEUD status — seller aware 18 years. 1949 National Trust covenant. Invisible to every standard search. Identified in 24 hours.
Planning consultantsDenbighshire AONB. Portal bypass. 1,000+ records retrieved. CLEUD withdrawal, NT covenant, 1982 SoS restriction — all found. Ranked strategy produced.
No payment taken upfront. Turnaround confirmed before you commit.
For conveyancers, proptech platforms, mortgage lenders and legal data companies. Register your interest and we'll be in touch when access opens.
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.