Your planning statement, drafted with you.
GapSense Studio reads your drawings, your council's local plan and the decisions made near your site, and writes the first draft. Then it asks you only what it can't find out for itself. You answer, comment on any passage, and it redrafts until you have a final draft ready for your review.
No card needed.
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It flags the reports your case needs.
A missing report is one of the most common reasons we see applications refused. Studio checks the scheme against the site and the policy, and tells you which reports could tip the decision: a bat survey, a tree report, a flood risk assessment.
Each one becomes a question in your draft, so you can commission it before you submit, not after a refusal.
Roof voids in the garage block, 40 m from woodland. Without it, ecology is a likely reason for refusal.
Two protected trees within 10 m of the new footprint.
Flood Zone 1 and under 1 ha.
Most AI guesses. Studio asks.
A statement is only as good as its facts. Studio is built to keep them straight: it asks what only you know, marks what it can't confirm, and shows you every figure it read off a drawing.
It asks what only you know
Ownership, intent, what exists on site. A short set of questions with each draft, never a form to fill in first.
The bat survey found no roosts.
A bat survey TO CONFIRM has been commissioned. Its results are not yet available.
It flags what it can't confirm
No survey yet? It says so. Gaps are marked TO CONFIRM for you to fill, rather than papered over.
The rear wall sits about 21 m from No. 14.
Every figure is yours to check
Distances and heights read off your drawings are underlined in the draft. Confirm or correct each in one click.
Written against your council's local plan.
Studio drafts against the local plan, SPDs and design guides for the council that will decide the application, plus the NPPF August 2026 edition. It cites only policies it has actually opened, and flags out-of-date wording before the officer does.
It reads what was decided next door.
Before it writes, Studio searches decisions near your site, the reasons the council refused similar schemes, and the appeals that followed. Then it uses them in your argument.
Unlike the scheme refused at No. 22, the rear wall here sits 21 m away, well beyond the gap the council found harmful.
Highlight any passage. Say what to change.
Comment on a sentence, a section or the whole statement, and the next draft is written your way. Up to six drafts, then download the final draft in Word or PDF for your review.
The proposal would not harm the conservation area.
A full statement draft, ready to work on.
- Site, proposal, history, policy, the planning balance and a conclusion
- Every refusal risk your council could raise, answered in the text
- Policies cited only from documents it opened
- Up to six drafts, then a final draft in Word or PDF
You review the final draft. Studio does the reading and drafting. Check the finished Word or PDF and sign it off before it goes to the council.
- Introduction
- The site and surroundings
- The proposal
- Planning history
- Policy context
- Principle of development
- Design and character
- Living conditions
- Highways and parking
- Ecology and trees
- Planning balance
- Conclusion
Before you start
What do I need to start?
Your drawings as PDFs, any reports you already have, and a few quick details about the site.
Does it replace my judgement?
No. It prepares a first draft from your drawings, your reports, and national and council policy. We aim to speed up the time-consuming parts of a planning statement, so you can spend more time on the planning judgement that wins permissions.
What if it doesn't know something?
It asks you, or marks the gap TO CONFIRM rather than guessing. It works from your documents and the policy it has opened, and you check the final draft before it goes anywhere.
Which councils does it cover?
Over 300 local planning authorities across England and Wales, each with its own local plan, SPDs and design guidance.
What size of scheme does it work on?
Any size, from a householder extension to a major development. It works out the scheme's size first and keeps its questions in proportion: a handful for a rear extension, more for sixty homes.
How much does it cost?
You can start free, with no card needed. Beyond that, we want our pricing to deliver real value on every statement, and we offer significant volume discounts for practices with a steady pipeline. Book a call and we'll talk it through.
Start your next statement from draft one.
Upload the drawings, add a few details about the site, and GapSense Studio writes the first draft against your council's local plan and the current NPPF. No card needed.