The complete operating toolkit

SITE → BUILD → PROVE, as working software

Use the fast standalone tools, or move into the full workbench for live planning/location intelligence, maps and Street View, deterministic calculators, planning and delivery workflows, AI research, project controls, evidence and exports. No placeholder cards and no invented live data.

Fast standalone tools

Live data

Postcode & location checker

Confirm the local planning authority, region and tax regime from live national data.

Open

Calculator

Development appraisal & GDV

Residual land value, profit on cost, ROCE and a two-way sensitivity grid.

Open

Calculator

Cost stack & development finance

Hard cost, soft cost, contingency, interest on drawn balance and peak debt.

Open

Calculator

Acquisition tax (SDLT / LTT / LBTT)

Banded acquisition tax across England & NI, Wales and Scotland with surcharges.

Open

Calculator

Rental yield & cashflow

Gross and net yield, cash-on-cash return and lender interest cover.

Open

AI

Augmented AI Studio

Self-hosted reasoning, Deep Research, project files, code/data, vision, memory and specialist agents.

Open

AI

Offline Property Intelligence

On-device planning rules, bundled evidence, local text search and project notes with no server or AI credits.

Open

AI

AI development analyst

Structured property-development risk, research actions and professional questions with deterministic fallback.

Open

Triage

Five-question site triage

Five questions, an immediate tailored pathway, optional detail afterwards.

Open

Full platform modules

Live data + maps

Development Intelligence HQ

Postcode, authority, official Planning Data constraints, Google satellite/Street View, title/flood/sold-data launchers and a due-diligence matrix.

Open module

8 calculators

Development Calculator Suite

Residual value, finance, build cost, maximum land bid, profit targets, CIL, England planning fees and a 49-case scenario lab.

Open module

AI + research

Policy, Agent & Deep Research Studio

Authoritative policy library, specialist-agent briefs, source-first deep research and SEO/Google Trends handoffs without invented metrics.

Open module

Pack + briefs + reports

Planning & Delivery Workflow Studio

Planning application pack control, consultant brief generator and a repeatable weekly development-report workflow.

Open module

BUILD

Project Controls

Risk, variation, decision and quote-comparison registers with clear authority/evidence states and browser-local project memory.

Open module

PROVE

Document Intelligence & Evidence Room

Local file evidence, SHA-256 fingerprints and text/CSV/JSON previews without executing uploaded project files.

Open module

Exports

Report Studio

Decision-pack JSON, spreadsheet-compatible CSV, print/PDF workflow and a fingerprint for the assembled project record.

Open module

SITE · Development Intelligence HQ

One postcode → one evidence-led investigation workspace

Resolve the administrative geography, launch satellite and Street View, screen official England Planning Data constraints, then work the title, planning, technical and commercial evidence gates. Live sources are labelled; missing data is never converted into a positive conclusion.

SITE · Due diligence matrix

Verified requires evidence

Use the status controls as a working investigation board. “Verified” means you have a source or professional evidence in the project file — not that an AI output sounded confident.

Title & control

Register/title plan, tenure, rights, covenants, easements, overage, options and any ransom-strip question.

Planning

Current policy, planning history, neighbouring decisions, appeals, local validation, CIL/s106 and design guidance.

Access & highways

Ownership/control, visibility, geometry, servicing, swept path, parking/cycle standards and adoption status.

Environment

Flood, drainage, ecology/BNG, trees, contamination, heritage, landscape and ground constraints.

Utilities

Electricity, water, foul/surface drainage, gas/heat, telecoms and diversion/capacity risk.

Technical

Measured survey, levels, structure, fire, acoustics, daylight/sunlight, geotechnical and demolition/retention strategy.

Commercial

Evidence-backed GDV/rent, build cost, abnormals, fees, obligations, finance, contingency and programme.

Delivery

Procurement route, design responsibility, approvals, long-lead items, logistics, variation control and evidence capture.

SYSTEM · Deterministic calculator suite

Eight calculators with visible assumptions

GDV£Construction£Professional fees£Finance£Contingency£Other costs£Target profit£Transaction costs£

Calculation result

Residual land value: £225,000
GDV: £1,000,000
Costs + target profit: £775,000

Commercial evidence gate: these are deterministic arithmetic tools, not valuations, tax advice, QS cost plans, CIL liability determinations, planning-fee quotations or lending decisions. Carry material outputs into the evidence and due-diligence workflow and replace allowances with current professional/source evidence before committing.

SITE · Policy & standards library

Start with the source that can actually support the claim

National sources are curated here; local-plan policy, validation requirements, CIL and design guidance still belong to the relevant authority. Open the source, record its version/date and keep the source URL with the finding.

National planning policy

National Planning Policy Framework

Current England national planning policy. Check publication/revision date against historic decisions.

Planning guidance

Planning Practice Guidance

Topic-based national guidance supporting plan-making and decision-taking.

Spatial planning data

Planning Data

Official England planning/housing datasets, map and API. Coverage differs between datasets/authorities.

Planning appeals

Planning Inspectorate / appeal decisions

Appeal and examination material; compare policy date and facts before treating a decision as useful precedent.

Building regulations

Approved Documents

England building-regulation guidance. It does not replace competent design/compliance advice.

Title

HM Land Registry title/register search

Official title register and title-plan route for England and Wales.

Unregistered/title extent

HM Land Registry Index Map guidance

Use when registration status/title extent needs to be established rather than inferred from a mapping gap.

Sold evidence

HM Land Registry Price Paid Data

Completed sale evidence for England and Wales; keep separate from live asking-market evidence.

Flood

Long-term flood risk

England long-term flood-risk service; property-specific professional investigation may still be needed.

Legislation

legislation.gov.uk

Primary/secondary legislation. Check amendments, commencement and jurisdiction.

SYSTEM · Specialist Agent Studio

Build an evidence-first specialist brief

Specialist modeQuestion / assignment

Generated agent instruction

ROLE: Site Analyst
DOCTRINE: AI augments professional judgement; it does not replace it.
TASK: Could this site support an additional dwelling, and what should I prove first?

AGENT PURPOSE:
Challenge the opportunity before professional spend: planning context, title/access, physical constraints, utilities, market assumptions and the cheapest verification actions.

OUTPUT RULES:
1. Separate confirmed facts, assumptions, inferences, professional opinions and decisions.
2. Never invent a policy, planning history, comparable, title fact, cost or permission probability.
3. For every material unknown, state the authoritative evidence required to verify it.
4. Search for adverse/contrary evidence as actively as supporting evidence.
5. End with a prioritised investigation plan and questions for the appropriate qualified professionals.

Run the live/fallback AI development analyst

SYSTEM · Deep Research

A source plan before a synthesis

The platform does not fabricate “deep research” metrics when no search provider is connected. Instead it builds the authoritative source plan for the question and gives you launch points whose outputs can then be reviewed by the AI analyst or a professional.

01
National Planning Policy Framework
Current England national planning policy. Check publication/revision date against historic decisions.
02
Planning Data
Official England planning/housing datasets, map and API. Coverage differs between datasets/authorities.
03
HM Land Registry title/register search
Official title register and title-plan route for England and Wales.
04
HM Land Registry Price Paid Data
Completed sale evidence for England and Wales; keep separate from live asking-market evidence.

SYSTEM · SEO & Authority Studio

Research demand without inventing search-volume numbers

Enter up to five concepts. The studio creates the official Google Trends comparison and keeps Search Console as the source for measured performance once the domain is connected. No synthetic “monthly search volume” is presented as fact.

Compare in Google Trends Google Search Console

property development AI

Supporting cluster: property development AI guide · property development AI calculator/tool · property development AI checklist · property development AI UK evidence/source page.

planning intelligence

Supporting cluster: planning intelligence guide · planning intelligence calculator/tool · planning intelligence checklist · planning intelligence UK evidence/source page.

development appraisal

Supporting cluster: development appraisal guide · development appraisal calculator/tool · development appraisal checklist · development appraisal UK evidence/source page.

SITE · Planning Application Pack

Build the submission around the current validation requirement

This is a preparation control, not a universal validation checklist. Local validation lists and scheme-specific evidence differ by authority and application type, so the final pack must be checked against the authority's current requirements.

Application basis

Confirm application type, description of development, red-line site and ownership/certificate position.

Location & block plans

Correct scale, north point, site boundary and surrounding context from a compliant source.

Existing drawings

Plans, elevations and sections sufficient to describe the lawful/current condition.

Proposed drawings

Plans, elevations, sections, levels and roof/site information consistent across the set.

Design & access / planning statement

Explain the proposal against the relevant development plan and material evidence without inventing policy support.

Technical evidence

Only the reports the scheme/validation position actually requires: highways, drainage, ecology/BNG, trees, heritage, contamination, noise, daylight, fire or other specialist evidence.

CIL / obligations

Check CIL forms, local charging schedule, s106 expectations and any affordable-housing or infrastructure position relevant to the proposal.

Validation & fee

Check the authority's current local validation list and current statutory fee immediately before submission.

SYSTEM · Consultant Brief Generator

Pay professionals to resolve the decision-changing question

Project / siteDisciplineQuestion to resolveConfirmed / source-backed factsKnown unknowns / assumptionsRequested deliverable

CONSULTANT BRIEF
Project: [project / site]
Discipline: Planning consultant

QUESTION TO RESOLVE
[one decision-changing question]

CONFIRMED / SOURCE-BACKED FACTS
[facts and source references]

KNOWN UNKNOWNS / ASSUMPTIONS
[what has not been established]

REQUESTED DELIVERABLE
[specific output, standard and decision it will inform]

INSTRUCTION RULES
- State material assumptions and limitations.
- Identify any additional information required before relying on the conclusion.
- Distinguish professional opinion from factual/source evidence.
- Refer to the source/policy/document supporting material conclusions.
- Flag anything outside your appointment rather than silently assuming it.

BUILD · Weekly Reporting

A repeatable management report, not an inbox reconstruction exercise

Week endingProgress / work completedCost / commercialProgrammeRisks / issuesDecisions / approvalsNext period

Preview generated weekly report

WEEKLY DEVELOPMENT REPORT
Week ending: 2026-08-30

1. PROGRESS / WORK COMPLETED
[progress against plan]

2. COST / COMMERCIAL
[committed cost, variations, forecast movement]

3. PROGRAMME
[milestones, movement, critical dependencies]

4. RISKS / ISSUES
[new, changed, mitigated risks]

5. DECISIONS / APPROVALS
[decision, decision owner, evidence/reference]

6. NEXT PERIOD
[priority actions and owners]

EVIDENCE RULE
This report should be generated from maintained records. Discussion is not approval; unverified figures and assumptions must remain labelled as such.

BUILD → PROVE · Project Controls

Registers that preserve cost, authority and memory

These registers save to this browser automatically. Discussion is not treated as approval; unapproved variations stay visibly unapproved, and every decision has a place for its evidence.