Searchland

BUYS official HM Land Registry documents — £7.00 each, taken from the team's Searchland title credits, or billed by HM Land Registry directly if the team uses its own Land Registry account. Only call when the user has asked to buy or download them; never to check whether something exists. Takes a list of title numbers and one list of document types applied to ALL of them: `title` = title register (owner, price paid, charges, covenants); `plan` = title plan (boundary map). Buys every listed type for every listed title, max 10 documents per call. Availability, credit balance and prior purchases are checked server-side, so no preparatory calls are needed. Per-document outcomes come back in `purchased` / `alreadyOwned` / `unavailable` / `failed` — a bad title number does not stop the rest, and only what is affordable is bought.

purchaseTitleDocuments

Aggregate any of the configured datasets into buckets — use this for averages, sums, counts, medians, min/max, cardinality, breakdowns (e.g. by status, LPA, decision), or trends over time. Any question starting with 'what's the average/total/median/typical …', 'how many … per …', 'breakdown by …', or 'trend over …' belongs here, NOT `search`. Pass `dataset` to choose which one; use `groupBy` + `metrics` to push the work to Elasticsearch instead of pulling records. **REQUIRED:** call `getFieldCatalogue({ dataset: "<id>" })` first for the dataset you intend to analyse — never guess field names or comparators. Datasets available: - `planning` — UK planning applications - `planning_comments` — public comments on planning applications - `pl_appeals` — planning appeal decisions and outcomes - `titles` — Land Registry titles - `price_paid_with_rightmove_listings` — UK Land Registry sold prices joined to historical Rightmove sales listings. Completed sales only — records are scoped upstream to `current_status = sale_completed`, so on-market properties (Available, Under Offer, SSTC, etc.) are never returned. Historical listing data (final asking price, listing dates, listing flags) is exposed because the sale has completed. - `land_values` — estimated land values linked to titles and transactions - `voa` — VOA (Valuation Office Agency) business rates records - `hmo` — HMO (Houses in Multiple Occupation) licence records - `embedded_capacity_register` — Embedded Capacity Register (grid connection) records - `dno_substations` — DNO (Distribution Network Operator) substations - `dno_lines` — DNO power distribution lines - `dno_towers` — DNO transmission towers and pylons - `dno_regions` — DNO operational regions with infrastructure counts - `clean_power_energy` — clean power capacity and 2030/2035 targets by region - `shlaa` — SHLAA (Strategic Housing Land Availability Assessment) sites - `site_allocations` — site allocations from local plans - `article_4` — Article 4 Direction areas (removal of permitted development rights) - `tpo` — Tree Preservation Orders - `brownfield` — brownfield site register with dwelling estimates - `building_controls` — building regulation applications and certificates - `local_plan_policy` — local plan policy spatial designations - `neighbourhood_plan` — neighbourhood planning areas and plan status - `settlement_boundaries` — settlement boundary designations with hierarchy tiers - `local_planning_authorities` — local planning authority profiles and local plan status - `five_year_land_supply` — 5-year housing land supply assessments by LPA - `hdt_2025` — Housing Delivery Test results by LPA (2025 measurement) - `schools` — UK schools with Ofsted ratings and capacity data - `elderly_care` — CQC-registered care homes and elderly care facilities - `public_transport` — public transport stops (bus, rail, tram, metro) - `predik_footfall_counts` — pedestrian footfall estimates (20m × 20m cells, mobile ping data) - `predik_vehicle_counts` — vehicle traffic estimates on road segments (DfT counts + mobile ping data) - `epc_gb` — Energy Performance Certificates (England, Wales, Scotland) - `os_ngd_buildings` — OS NGD buildings with enriched property data - `companies` — UK companies with land ownership data. Use for ultimate company ownership, corporate structure and mortgages. - `psc` — Persons with Significant Control (company ownership) - `directors` — UK company directors and officers - `ons_demographics` — ONS 2021 Census demographics (England & Wales, per Output Area)

Invoke this skill whenever the user asks for a financial development appraisal — calculating residual land value, scheme viability, development cashflow, profit on cost or GDV, funding stack, IRR, or equity multiple on a proposed UK scheme. It drives the user through a structured clarification flow (scheme definition → cost assumptions → revenue / GDV → funding stack → timing) and emits a standard Excel workbook with Summary, Inputs, Cost Breakdown, Revenue Schedule, Monthly Cashflow, Funding, Sensitivity, and Narrative sheets. IMPORTANT ROUTING NOTE FOR THE AGENT — if the user's ask could plausibly be sourcing ("find me sites", "any opportunities", "land hunt", "plots", "shortlist") OR appraisal ("does this stack", "what's the profit", "residual value", "viability", "cashflow", "funding", "IRR", "model this scheme"), call `listSkills` first to disambiguate between `source-land`, `development-appraisal`, and `title-planning-report` rather than guessing. Never produce a free-form appraisal in chat — always render the Excel workbook. Don't skip the clarification flow; a pre-defined scheme with no user dialogue produces a generic model that won't reflect their actual build, their funding assumptions, or their target returns. Triggers: "development appraisal", "financial appraisal", "appraise this site", "appraise this scheme", "viability", "viability assessment", "residual value", "residual land value", "RLV", "scheme viability", "does this stack", "does this site stack", "stack up", "model this scheme", "profit on cost", "profit on GDV", "funding stack", "senior debt", "mezzanine", "LTGDV", "LTC", "hurdle rate", "IRR", "equity multiple", "cashflow", "development cashflow", "build me a financial model", "site sourcing", "source land", "find me sites", "find opportunities"

Resolve a UK postcode, address, or UPRN to coordinates. Use this when the user mentions a specific location (not an administrative area). Pass the resulting lat/lng into search tools' location parameter.

REQUIRED pre-step. Returns the field catalogue for one or more datasets (every searchable field with type, allowed comparators, description, enum-option samples — plus any dataset-specific worked examples). **PLAN AHEAD AND BATCH.** Before calling this tool, look at the user's request end-to-end and list EVERY dataset you'll touch in this turn — the primary dataset PLUS any cross-references (e.g. a planning question that also needs `titles` and `local_planning_authorities`, or a site-sourcing flow that needs `titles` + `epc_gb` + `planning`). Pass them ALL in a single call. Calling this tool once per dataset wastes an entire round-trip (and an entire prompt-cache miss) per extra call when one batched request would have covered everything. Rule of thumb: if you're about to call `search` or `analyse` on dataset X and you might also need dataset Y in the same turn, fetch both catalogues NOW. The output is keyed by dataset id, so larger batches don't make any individual catalogue harder to use. `datasets` is ALWAYS an array — even for one dataset, pass `["titles"]`. For several pass them together: `["titles", "planning", "epc_gb"]`. Datasets available: - `planning` — UK planning applications - `planning_comments` — public comments on planning applications - `pl_appeals` — planning appeal decisions and outcomes - `titles` — Land Registry titles - `price_paid_with_rightmove_listings` — UK Land Registry sold prices joined to historical Rightmove sales listings. Completed sales only — records are scoped upstream to `current_status = sale_completed`, so on-market properties (Available, Under Offer, SSTC, etc.) are never returned. Historical listing data (final asking price, listing dates, listing flags) is exposed because the sale has completed. - `land_values` — estimated land values linked to titles and transactions - `voa` — VOA (Valuation Office Agency) business rates records - `hmo` — HMO (Houses in Multiple Occupation) licence records - `embedded_capacity_register` — Embedded Capacity Register (grid connection) records - `dno_substations` — DNO (Distribution Network Operator) substations - `dno_lines` — DNO power distribution lines - `dno_towers` — DNO transmission towers and pylons - `dno_regions` — DNO operational regions with infrastructure counts - `clean_power_energy` — clean power capacity and 2030/2035 targets by region - `shlaa` — SHLAA (Strategic Housing Land Availability Assessment) sites - `site_allocations` — site allocations from local plans - `planning_considerations` — planning considerations/constraints (Green Belt, Flood Zones, Conservation Areas, etc.) - `article_4` — Article 4 Direction areas (removal of permitted development rights) - `tpo` — Tree Preservation Orders - `brownfield` — brownfield site register with dwelling estimates - `building_controls` — building regulation applications and certificates - `local_plan_policy` — local plan policy spatial designations - `neighbourhood_plan` — neighbourhood planning areas and plan status - `settlement_boundaries` — settlement boundary designations with hierarchy tiers - `local_planning_authorities` — local planning authority profiles and local plan status - `five_year_land_supply` — 5-year housing land supply assessments by LPA - `hdt_2025` — Housing Delivery Test results by LPA (2025 measurement) - `schools` — UK schools with Ofsted ratings and capacity data - `elderly_care` — CQC-registered care homes and elderly care facilities - `public_transport` — public transport stops (bus, rail, tram, metro) - `predik_footfall_counts` — pedestrian footfall estimates (20m × 20m cells, mobile ping data) - `predik_vehicle_counts` — vehicle traffic estimates on road segments (DfT counts + mobile ping data) - `epc_gb` — Energy Performance Certificates (England, Wales, Scotland) - `os_ngd_buildings` — OS NGD buildings with enriched property data - `companies` — UK companies with land ownership data. Use for ultimate company ownership, corporate structure and mortgages. - `psc` — Persons with Significant Control (company ownership) - `directors` — UK company directors and officers - `ons_demographics` — ONS 2021 Census demographics (England & Wales, per Output Area) - `ons_demographics_england_wales_elastic` — ONS 2021 Census national averages (England & Wales totals — benchmark) - `ons_lookup_oa21_boundaries` — 2021 Output Area name + boundary lookup (OA21 → LSOA name, centroid, polygon)

Fetch Google Street View and/or satellite imagery for a UK location. Accepts exactly one of: { address }, { title_no }, or { lat, lng }. When a title_no is provided, the Land Registry title boundary is drawn as a red polygon on the satellite image and the viewport is auto-fitted so the entire plot is visible, and Street View images are sampled from up to 4 points around the plot's bounding box (dedupe by pano, cameras aimed at the plot centroid). For address/coords the tool returns a single Street View + single satellite at the requested zoom. For Street View the tool always checks coverage via Google's metadata endpoint first; if there's no imagery at the point it widens the search radius up to 50 m. Returns each image as a base64-encoded PNG or JPEG in `images[].base64` with its `mimeType`. Each base64 string is a real photographic/satellite image of the property — if you are vision-capable (or your runtime re-embeds tool-output base64 as image blocks), you can visually inspect the property (condition, frontage, neighbours, aerial plot layout) from this field. Do not modify any URLs in results.

Look up area codes by name for geographic filtering. Returns area selector codes (e.g. lpa_E60000129, county_E10000017) that can be passed to search tools' areaCodes parameter. Area types: lpa (Local Planning Authority), county, nca (National Character Area), constituency, country. By default returns LPA matches first. Pass type to filter to a specific area type. NOT for the ONS census datasets (`ons_demographics`, `ons_lookup_oa21_boundaries`) — they are keyed by ONS geography, not these area-selector codes, so `areaCodes` matches nothing there. Scope those by `location`, by their own ONS code/name fields (e.g. `LAD23NM.keyword`), or via `ons_lookup_oa21_boundaries`. Datasets the resolved area codes feed into via `search` / `analyse` `areaCodes` (ONS census datasets excluded — see above): - `planning` — UK planning applications - `planning_comments` — public comments on planning applications - `pl_appeals` — planning appeal decisions and outcomes - `titles` — Land Registry titles - `price_paid_with_rightmove_listings` — UK Land Registry sold prices joined to historical Rightmove sales listings. Completed sales only — records are scoped upstream to `current_status = sale_completed`, so on-market properties (Available, Under Offer, SSTC, etc.) are never returned. Historical listing data (final asking price, listing dates, listing flags) is exposed because the sale has completed. - `land_values` — estimated land values linked to titles and transactions - `voa` — VOA (Valuation Office Agency) business rates records - `hmo` — HMO (Houses in Multiple Occupation) licence records - `embedded_capacity_register` — Embedded Capacity Register (grid connection) records - `dno_substations` — DNO (Distribution Network Operator) substations - `dno_lines` — DNO power distribution lines - `dno_towers` — DNO transmission towers and pylons - `dno_regions` — DNO operational regions with infrastructure counts - `clean_power_energy` — clean power capacity and 2030/2035 targets by region - `shlaa` — SHLAA (Strategic Housing Land Availability Assessment) sites - `site_allocations` — site allocations from local plans - `planning_considerations` — planning considerations/constraints (Green Belt, Flood Zones, Conservation Areas, etc.) - `article_4` — Article 4 Direction areas (removal of permitted development rights) - `tpo` — Tree Preservation Orders - `brownfield` — brownfield site register with dwelling estimates - `building_controls` — building regulation applications and certificates - `local_plan_policy` — local plan policy spatial designations - `neighbourhood_plan` — neighbourhood planning areas and plan status - `settlement_boundaries` — settlement boundary designations with hierarchy tiers - `local_planning_authorities` — local planning authority profiles and local plan status - `five_year_land_supply` — 5-year housing land supply assessments by LPA - `hdt_2025` — Housing Delivery Test results by LPA (2025 measurement) - `schools` — UK schools with Ofsted ratings and capacity data - `elderly_care` — CQC-registered care homes and elderly care facilities - `public_transport` — public transport stops (bus, rail, tram, metro) - `predik_footfall_counts` — pedestrian footfall estimates (20m × 20m cells, mobile ping data) - `predik_vehicle_counts` — vehicle traffic estimates on road segments (DfT counts + mobile ping data) - `epc_gb` — Energy Performance Certificates (England, Wales, Scotland) - `os_ngd_buildings` — OS NGD buildings with enriched property data - `companies` — UK companies with land ownership data. Use for ultimate company ownership, corporate structure and mortgages. - `psc` — Persons with Significant Control (company ownership) - `directors` — UK company directors and officers - `ons_demographics` — ONS 2021 Census demographics (England & Wales, per Output Area) - `ons_demographics_england_wales_elastic` — ONS 2021 Census national averages (England & Wales totals — benchmark) - `ons_lookup_oa21_boundaries` — 2021 Output Area name + boundary lookup (OA21 → LSOA name, centroid, polygon)

Generates a professional UK planning statement (the policy-compliance document submitted alongside a planning application to the LPA). Requires a specific site AND a proposed development — the user must describe what they want to build. Pulls site data, planning history, local plan policies, constraints, and 5-year land supply from Searchland, then structures a NPPF-compliant argument for approval. Use when the user says "write a planning statement for this site", "draft the planning justification", "prepare the policy case for my application". Triggers: "planning statement", "write a planning statement", "draft a planning statement", "planning justification", "policy case for my application", "planning supporting statement", "planning design and access statement", "prepare the planning case", "justify this development", "NPPF compliance argument"

Search any of the configured datasets. Pass `dataset` to choose which one. **`query` is OPTIONAL.** Use it for field-based filters (status, decision, etc.). When you only need spatial scoping (`location`) or area scoping (`areaCodes`), omit `query` entirely — the search will return everything inside that area, with the dataset's defaultSort applied. Only call `getFieldCatalogue` first when you intend to send a `query` (so you know the field names and comparators); pure location/area searches don't need it. Datasets available: - `planning` — UK planning applications - `planning_comments` — public comments on planning applications - `pl_appeals` — planning appeal decisions and outcomes - `titles` — Land Registry titles - `price_paid_with_rightmove_listings` — UK Land Registry sold prices joined to historical Rightmove sales listings. Completed sales only — records are scoped upstream to `current_status = sale_completed`, so on-market properties (Available, Under Offer, SSTC, etc.) are never returned. Historical listing data (final asking price, listing dates, listing flags) is exposed because the sale has completed. - `land_values` — estimated land values linked to titles and transactions - `voa` — VOA (Valuation Office Agency) business rates records - `hmo` — HMO (Houses in Multiple Occupation) licence records - `embedded_capacity_register` — Embedded Capacity Register (grid connection) records - `dno_substations` — DNO (Distribution Network Operator) substations - `dno_lines` — DNO power distribution lines - `dno_towers` — DNO transmission towers and pylons - `dno_regions` — DNO operational regions with infrastructure counts - `clean_power_energy` — clean power capacity and 2030/2035 targets by region - `shlaa` — SHLAA (Strategic Housing Land Availability Assessment) sites - `site_allocations` — site allocations from local plans - `planning_considerations` — planning considerations/constraints (Green Belt, Flood Zones, Conservation Areas, etc.) - `article_4` — Article 4 Direction areas (removal of permitted development rights) - `tpo` — Tree Preservation Orders - `brownfield` — brownfield site register with dwelling estimates - `building_controls` — building regulation applications and certificates - `local_plan_policy` — local plan policy spatial designations - `neighbourhood_plan` — neighbourhood planning areas and plan status - `settlement_boundaries` — settlement boundary designations with hierarchy tiers - `local_planning_authorities` — local planning authority profiles and local plan status - `five_year_land_supply` — 5-year housing land supply assessments by LPA - `hdt_2025` — Housing Delivery Test results by LPA (2025 measurement) - `schools` — UK schools with Ofsted ratings and capacity data - `elderly_care` — CQC-registered care homes and elderly care facilities - `public_transport` — public transport stops (bus, rail, tram, metro) - `predik_footfall_counts` — pedestrian footfall estimates (20m × 20m cells, mobile ping data) - `predik_vehicle_counts` — vehicle traffic estimates on road segments (DfT counts + mobile ping data) - `epc_gb` — Energy Performance Certificates (England, Wales, Scotland) - `os_ngd_buildings` — OS NGD buildings with enriched property data - `companies` — UK companies with land ownership data. Use for ultimate company ownership, corporate structure and mortgages. - `psc` — Persons with Significant Control (company ownership) - `directors` — UK company directors and officers - `ons_demographics` — ONS 2021 Census demographics (England & Wales, per Output Area) - `ons_demographics_england_wales_elastic` — ONS 2021 Census national averages (England & Wales totals — benchmark) - `ons_lookup_oa21_boundaries` — 2021 Output Area name + boundary lookup (OA21 → LSOA name, centroid, polygon)

Search within planning document text for specific applications. Returns one row per matching snippet, naming the document it came from and giving a download link for it. **REQUIRED pre-steps (in order):** (1) call `getFieldCatalogue({ datasets: ["planning"] })` so you know the planning fields and comparators — batch in any other datasets you anticipate needing this turn; (2) call `search({ dataset: "planning", ... })` to identify the applications you want to scan; (3) pass those application IDs into this tool. Never call this tool without first scoping to a known set of applications via the catalogue + search flow.