For UK planning consultants and architects
A planning expert that has read every appeal decision.
It's read every decision the Planning Inspectorate has published, so it can sense-check your scheme, draft your documents, and show you how inspectors decide cases like yours. Every answer cited.
Three recent decisions allowed conversion in the Green Belt where very special circumstances were accepted. The strongest precedent is Case 3245678. The Inspector found that economic re-use of a redundant agricultural building outweighed harm to openness, given the building's sound condition.
See also Case 3198104 for a similar grain store conversion in West Berkshire.
Planning insight, on demand
Ask it anything. It's read everything.
A view on your scheme, before you commit.
Describe what you’re proposing and PAI sense-checks it against every appeal decision it has read, flagging the policy hurdles, the material considerations that tend to swing it, and how inspectors have come down on schemes like yours. Under the hood: 116,000+ Planning Inspectorate decisions, indexed to the paragraph, hybrid keyword + semantic search, then reranked — with the National Planning Policy Framework (August 2026) available in full, so you can weigh a scheme against the policy now in force and see which precedents still hold under it.
See what inspectors accepted, and what they didn’t.
PAI grounds every answer in real decisions, allowed and dismissed, and cites them, so you can see the line for yourself. Every [Case 3245678] it cites is a real decision, not a hallucination, and one click opens the exact paragraph that mattered.
Drafts that carry an expert’s judgement.
Planning statements, statements of case, heritage impact assessments, proofs of evidence, plus pre-application statements, design & access statements, rebuttals and more. PAI drafts a structured argument grounded in the appeal decisions it cites, and marks site-specific detail with [placeholders]. You edit. You keep the pen.
The evidence base
It keeps reading.
PAI's judgement is grounded in every decision the Planning Inspectorate publishes, picked up continuously. The precedent behind today's advice already includes decisions from this month, and gets sharper as more land.
Trust
Cited, so you can stand behind it.
A good consultant tells you which decisions they're reasoning from. PAI does the same: every answer is grounded solely in real Planning Inspectorate decisions. Never invented, never scraped from the open web. Every [Case …] it cites is a real PINS decision, one click from the source, opened on the exact paragraph.
That's advice you can put in front of a client, an authority, or an inspector, because you can show exactly where it came from. AI can still get things wrong, so PAI is built to be checked: every claim traces back to a decision you can read for yourself.
The strongest precedent is Case 3245678. The Inspector accepted that the building's economic re-use outweighed Green Belt harm.
See para 47 for the VSC reasoning, and Case 3198104 for a parallel grain store decision.
Paragraphs 45–47
47. I find that the economic re-use of this redundant agricultural building, in sound structural condition and well-served by the existing access, constitutes very special circumstances which clearly outweigh the harm to the openness of the Green Belt…
Three strong precedents: Case 3245678, Case 3198104 and Case 3271993. All allowed on VSC grounds for analogous redundant rural buildings.
Drafted. See the panel on the right. I've marked site-specific details with [placeholders] for you to fill.
1. The Site
The appeal site comprises a single-storey agricultural building at [Site Address] within the Metropolitan Green Belt.
2. Grounds of Appeal
The application was refused on [Refusal Date] on the grounds that the proposal would constitute inappropriate development. The Appellant submits that very special circumstances exist, supported by Case 3245678 and Case 3198104.
Drafting
From a rough brief to a grounded draft, in one conversation.
Drop in your site plans, a refusal notice, or whatever background you have. Ask PAI what the precedents say, talk through the approach, then say “draft me a planning statement” and it will, in the side panel, grounding every argument in the appeal decisions it cites and marking site-specific details with [placeholders] for you to fill.
Drafts are versioned. Revise as you go. You keep the pen.
What it'll draft for you
- Planning statement
- Statement of case
- Heritage impact assessment
- Proof of evidence
- Pre-application statement
- Design & access statement
- Rebuttal
- Comparison tables, memos, and anything else you describe
How you work
A workspace, not a chatbot.
Projects
Group chats by client, site or project: an appraisal, a pre-app, an appeal. One project per job.
Bookmarks
Save the decisions that matter to each project for later.
Your files, on hand
Upload site plans, refusal notices, statements. Reuse across chats.
Shareable links
Send a chat to a colleague or client with one URL. Read-only, no sign-in needed.
Frontier AI
Powered by the latest models from Anthropic and Google. We pick the right one for the job, with extended thinking on the harder questions.
Document viewer
Every appeal document parsed and rendered for fast reading, with one-click jumps to the exact paragraph cited.
Roadmap
Coming next.
Decision alerts
Watch a case or topic and get an email the moment a relevant new decision lands.
Authority watch
Follow an authority or region and see how its appeals are trending: what inspectors are allowing there, and what they’re dismissing.
Pricing
Start free. Upgrade when the work picks up.
No card needed. Every plan includes everything PAI does: agentic search and analysis across every appeal decision and live planning applications, site research and designations, and document drafting. Plans differ only in how much you can use each month.
Scale
£200/month
6× the usage of Starter
For daily, heavy research across many projects
Start freeUpgrades begin a fresh month straight away. Credit packs from £10 top up any paid plan. The Free allowance may change while we're in early access.
Free plan
Start free. No card, no time limit.
If you spend your days sense-checking schemes, drafting statements and weighing precedent, or you've ever wished for a planning expert on call who's read every appeal decision, sign up and see for yourself. Free gives you a monthly allowance that refreshes by itself; upgrade when the work picks up.
Not ready yet? Leave your email and we'll keep you posted.
Who's behind PAI
After 15 years navigating 100+ local planning authorities, Studio Bark, environmental architects crafting radical, zero-carbon design, finally built the planning expert they always wished they had. PAI is their project, in collaboration with David Sinclair, a product builder and engineer working on tools for the built environment. It began as a way to make sense of every Inspectorate decision; it's become a planning assistant we reach for across our work.