Planning

🏠 Do I Need Permission?Popular Postcode + what you want to do → a designation-aware answer: Article 4, conservation area and green belt checked against national polygon data, plus your council's measured approval rate. 📐 Can I Extend My House?New One postcode: your designations, your council's measured extension approval rate and decision speed, and named recent approvals on nearby streets. 🛏️ Could This Become an HMO?New The Article 4 answer for a postcode from national polygon data, plus the district's measured HMO application outcomes and named recent decisions. ✅ PD Rights Checker Check if your proposal falls within the General Permitted Development Order 2015 — Classes A-E for householders, plus commercial and agricultural classes. 🔄 Change of Use Use Classes Order analysis — check if your change is permitted, needs prior approval (e.g. Class MA office-to-resi), or requires full planning permission. 📄 Prior Approval GPDO prior approval route checker — Classes MA, O, Q, R, S, T, AA, AB, AC, ZA. Includes 56-day deemed approval rules and condition requirements. 📜 LDC Checker Lawful Development Certificate guidance — Section 191 (existing) and Section 192 (proposed). Covers 4-year and 10-year immunity rules and evidence requirements. 🏰 Listed Building Listed Building Consent requirements — significance assessment, curtilage structures, setting impact, heritage statement requirements, and Grade I/II*/II differences. 📊 EIA Screening Environmental Impact Assessment screening — Schedule 1 mandatory thresholds, Schedule 2 criteria, Schedule 3 sensitivity factors under the EIA Regulations 2017. 🌾 Green Belt NPPF Green Belt test (policies GB1-GB8) — five purposes of Green Belt, openness assessment, Very Special Circumstances test, and Grey Belt analysis. 🔄 Amendment Advisor Decide between S96A (non-material amendment), S73 (variation of condition), or fresh application when you need to change an approved scheme. 📢 Advertisement Consent Whether display of an advertisement needs express consent — deemed consent classes, area of special control, and illumination rules. 🏠 PD Checker (Detailed) Detailed permitted development checker — works through GPDO classes step by step for extensions, lofts, outbuildings and more, with dimension checks. 🌾 Grey Belt Assessment Grey belt assessment under the revised NPPF — whether Green Belt land qualifies as grey belt and what that unlocks for development.

📜 NPPF Tracker Track NPPF changes and emerging national policy — Grey Belt provisions, BNG requirements, housing delivery test results, and policy direction alerts. 🔬 Policy Impact Scanner ⚔️ Policy Conflict Detector 📑 Local Plan MonitorNew 🎯 Planning Risk Score Estimate your proposal's approval probability — combines site constraints, LPA behaviour, proposal type, and comparable decisions into a single risk score. 🎯 Pre-App Strategy Builder Comprehensive pre-application strategy — should you do pre-app? How to frame your proposal? AI-generated cover letter, refusal pattern analysis, and full project timeline. 🧠 Strategy Simulator Compare application routes — full planning vs LDC vs prior approval vs Section 73 vs PD. Scores each route on likelihood of success, cost, and timeline. 🎯 Case Strategy Report Case-level strategy report — executive summary, submission timing, and what this LPA refuses on with counters for each theme.

⚖️ S106 NegotiatorWorth a look Heads of terms, the three obligation tests, and negotiation strategy for Section 106 planning obligations and contributions. 🧱 Party Wall Assessment Screens whether the Party Wall etc. Act 1996 applies, the notice types required, and the timescales — a separate regime from planning. ⚠️ Enforcement RiskNew 🧱 Party Wall Screening Quick screen for whether the Party Wall etc. Act 1996 applies — notice requirements, surveyor costs and neighbour rights. ⚖️ Material Considerations Guide to material considerations — what decision-makers can and cannot take into account, with the leading case law.

📊 Appeal EstimatorTip Estimate appeal costs, timelines, and success likelihood — procedure determination (written reps vs hearing vs inquiry), and costs award risk assessment. 🏗️ Grounds Builder Generate appeal grounds from refusal reasons — theme detection, policy counter-arguments, legal test analysis, and PINS checklist preparation. ⏱️ Appeal Timeline Calculate every deadline in your planning appeal — submission window, questionnaire, statements, site visit, and estimated decision date. 🛡️ Rebuttal Generator Paste objections and get policy-backed rebuttals. Classifies each as material or non-material, scores severity, and generates professional counter-arguments. 🔄 Resubmission Refusal-to-resubmission strategy — analyse what went wrong, identify targeted changes, check free resubmission eligibility, and build a changes matrix. 🔍 Objection Analyser Analyse neighbour objections — classify as material/non-material, score relevance to policy, identify emotional vs technical issues, and generate targeted rebuttals. 🔓 Officer Report Decoder Decode officer report language — extract recommendation signals, sentiment analysis, policy hooks, and identify where the officer's reasoning is strongest or weakest. 🛡️ Appeal Defensibility Which NPPF and local plan policies your proposal aligns with or conflicts with — how defensible a refusal would be at appeal. 📚 Refusal Playbooks Intelligence on what gets refused and why, by LPA and proposal type — the recurring refusal patterns and how applicants beat them.

⚖️ Costs at AppealNew Build a costs application when the council has behaved unreasonably and put you to wasted expense. ⏳ Non-Determination AppealNew Work out if the council blew the determination clock and unlocked your right to appeal — with the key dates. 🏛️ Judicial Review ScreenerNew Triage the public-law grounds (illegality, irrationality, unfairness) for challenging an unlawful decision. 🔍 Ombudsman ComplaintNew Check eligibility and draft a maladministration complaint to the Local Government Ombudsman. 🧭 Member Probity CheckerNew Test whether a committee decision was properly made — predetermination, bias, interests, reasons.

🧭 How Planning Permission Works Plain-English guide to the planning process — who decides, the stages from validation to decision, and where applicants have influence. 📖 Planning Glossary Glossary of planning terms — definitions for the vocabulary used in policies, officer reports and decision notices. 🔓 Jargon Decoder Decode planning jargon into plain English — what officers actually mean by common phrases in reports and correspondence.