Site Planning Report - lenders, brokers and receivers

Planning due diligence for property lenders - the consent behind the security, verified

When the value of the security depends on planning, the loan depends on the consent. Planning due diligence for property lenders is the verification of the consent, conditions, constraints and exit value behind a loan secured on planning-dependent property. This report delivers that verification on the borrower's appraisal: every application at the address checked by reference on the council register, the conditions and the commencement clock, the constraints, the GDV tested against sold comparables, and the number the security is really worth to a developer-buyer. £395 fixed, no VAT, delivered within 24 hours of payment as a PDF plus a structured JSON data file for the credit file.

Order the report - £395 What the report covers

Sources we verify against15 primary sources · every UK Local Planning Authority

planning.data.gov.uk

HM Land Registry

Environment Agency

Companies House

Historic England NHLE

Ordnance Survey

ONSPD / postcodes.io

BCIS build costMHCLG Green Belt

Defra BiodiversityGOV.UK PD guidance

RICS GN 94/2012TCPA 1990CIL schedules

MCIL2 (GLA)All 333+ UK Local Planning Authorities

Listings context drawn from public auction catalogues (Allsop, Savills, SDL, Bond Wolfe, Auction House London and others).

What the credit file gets

Lending against planning-dependent value means underwriting someone else's assumptions. Seven questions decide whether those assumptions hold, and the report answers each one with the source named.

Does the consent the appraisal relies on exist?

Every planning application at the address is verified by reference on the council register: what was actually approved, whether the permission is extant and operable, and what would cause it to lapse.

Which conditions bite, and where is the commencement clock?

Conditions are read from the decision on the public record, with the ones that constrain the scheme flagged and the implementation deadline stated - the clock the loan term has to live with.

What constraints sit on the planning context?

Conservation area, Article 4 directions, flood zone, listing and green belt, checked against planning.data.gov.uk and the Environment Agency flood map, each stated with its source named.

Is the borrower’s GDV realistic?

End value is rebuilt from sold comparables in HM Land Registry Price Paid Data and build cost is independently benchmarked, so the appraisal in the application pack is tested rather than repeated.

What is the security worth to a developer-buyer?

Residual land value and a developer ceiling at a real profit hurdle: the number the security is really worth when the exit is a sale to a developer rather than the borrower’s best case.

What can go wrong, and in what order?

A ranked risk list, with the cheap checks that tighten each number priced and sequenced - title, s.106 deed, structural survey - so conditions precedent can be set against specific items.

How much of this is verified?

A verification score stated on page one as facts verified at source, a published sources audit listing where each fact came from, and a named preparer on every report.

Buying rather than lending? Acquisition due diligence for developers and buying agents is covered on the developers page; this page covers the planning behind the security and the exit behind the loan.

Can your case system order planning reports automatically?

Reports can be ordered per case through a documented public Order API: your case system submits the property, payment completes on a secure hosted checkout, and a status endpoint tracks the order through to delivery. Each report arrives as a PDF plus a structured JSON data file - verdict band, indicative figures, ranked risks, constraints and verification score in machine-readable form - that drops into a lending model or case system without retyping.

Read the API documentation for ordering and tracking

When the loan goes wrong

Recovery changes the question. A receiver or insolvency practitioner is not underwriting a borrower's plan; the job is setting a disposal strategy for an asset whose planning position nobody in the room created. An independent planning-and-numbers read, before that strategy is set, establishes what a rational buyer would pay and which single check moves the number most.

Lichfield, Staffordshire

Moderate

Administration disposal

Part-built shell, three live consents for 22 flats

Auction House London - bought at auction for £450,000, February 2026

A part-built shell, abandoned since 2021. At £450k it returns 16.9% profit on cost if the standing structure is sound - and that "if" is the whole deal.

Run before the disposal strategy is set, the report names the structural survey of the standing shell as the first check in the sequence.

SPR-2026-0002-V5 · 31 of 37 facts verified at source

Read the full report (PDF)

All five published samples, with verdicts and verification scores

Which sources sit behind every figure?

Your committee and your regulator hold the firm accountable for the inputs its analysts and models rely on. Each figure in this report traces to a named public source, with the share verified at source stated on page one and the preparer named. Every report is verified against primary sources, with a published sources audit and a refund guarantee.

Council planning registers

planning.data.gov.uk

HM Land Registry Price Paid Data

Environment Agency flood map

GOV.UK fee schedule

Not a Red Book valuation and not formal planning advice: this is the planning and viability read behind the security. Regulated submissions - formal planning evidence or a regulated valuation - need a chartered planner or RICS valuer behind them; the report's job is to show which cases are worth that instruction.

One price per case, packs for the desk

£395

per case, no VAT

Fixed per property, simple or complex
Delivered within 24 hours of payment
PDF plus structured JSON data file
Half refund if 24 hours late, full refund at 48
14-day quality guarantee

£355

per report in a 3-pack (£1,065)

For brokers packaging more than one planning-dependent case at a time.

£308

per report in a 10-pack (£3,080)

For desks running planning-dependent cases every month.

Full pricing, including optional extras

Questions lenders ask

Can we rely on this report as a valuation for lending?

No. The report is not a Red Book valuation and it is not formal planning advice. It is the planning and viability read behind the security: the consent verified by reference on the council register, the conditions and commencement clock, the constraints on the planning context, and indicative numbers built from sold comparables and benchmarked build cost. Where a transaction requires a regulated submission, a chartered planner or RICS valuer must sign off the work - the report tells you which cases justify that instruction.

How fast is the report on a live case?

Within 24 hours of payment, whatever the local planning authority. Ordered at the start of credit review on a bridging case, the planning read is in the file before the legal pack review concludes. Late delivery is self-penalising: half the fee back if the report is 24 hours over, the whole fee at 48. A 14-day quality guarantee sits behind every report.

Can our systems order reports automatically?

Yes. One POST per case; no API key is needed, and the API never handles card details because payment completes on a secure hosted checkout page. A status endpoint reports each order through to delivery, and the JSON data file arrives alongside the PDF ready for a lending model. Field names and worked examples are documented on the agents page.

Does the report cover receivership and administration disposals?

Yes. One published sample, SPR-2026-0002-V5 in Lichfield, Staffordshire, reads a part-built shell with consents for 22 flats sold out of a contractor administration: at £450,000 it returns 16.9% profit on cost if the standing structure is sound, and the report makes the structural survey the check that decides the disposal strategy.

Is there a rate for desks running multiple cases?

Yes. Desks underwriting planning-dependent cases every month typically take the 10-pack, which prices each report at £308 (£3,080 total) against £395 single. Credits sit on account, stay valid for 12 months and draw down case by case on any UK property, so a broker or credit team is not raising a purchase order per report. The full ladder, including the 3-pack at £355 per report (£1,065 total), is on the pricing page.

Put a verified planning read behind the next case

Send the address and the lending context. Within 24 hours of payment the report is in the credit file: consent verified by reference, conditions and clock, constraints, the borrower's numbers tested, ranked risks and the developer ceiling, as a PDF plus a structured JSON data file.

Order the report - £395 Email about lender packs