HM Land Registry has featured UK Planning Gateway in its Annual Report and Accounts 2025–26, published on 15 July 2026.
The report profiles UK Planning Gateway within its section on supporting PropTech innovation. It explains how the platform brings together HM Land Registry data, Ordnance Survey mapping and local authority validation requirements when a planning application is prepared.
This follows the publication of Michael Kalam’s right-first-time planning submissions article on the HM Land Registry blog in February 2026.
What the report says about UK Planning Gateway
The report describes UK Planning Gateway as having been created to address planning delays associated with small but avoidable inconsistencies in:
- application-site boundaries;
- ownership details; and
- land information.
It notes that more than 400,000 planning applications are submitted across England each year. At that scale, even modest reductions in avoidable clarification requests could produce meaningful time savings for applicants, professional teams and local authorities.
The report explains that UK Planning Gateway integrates HM Land Registry data with Ordnance Survey mapping and published local authority validation requirements. The purpose is to identify potential inconsistencies while an application remains under the control of the applicant and professional team.
This can reduce the likelihood of discovering an avoidable discrepancy only after the application has been submitted.
What “right-first-time” means in planning
“Right-first-time” is not a statutory planning status and does not mean that validation is guaranteed.
In practice, it means preparing an application with the aim of resolving reasonably identifiable errors and omissions before submission. This may include checking:
- whether the red line is consistent across the application drawings;
- whether the application site includes all land needed for the proposed development;
- whether ownership certificates and notices reflect the information supplied;
- whether the description of development corresponds with the drawings;
- whether document revisions are coordinated;
- whether national information requirements have been addressed; and
- whether the relevant LPA’s current local validation list has been considered.
An application can still attract questions because of its particular circumstances. The local planning authority remains responsible for deciding whether the application is valid and, separately, whether planning permission should be granted.
The role of land and property data
HM Land Registry information can provide a useful reference when a professional team is checking the extent and ownership of an application site.
It should not, however, be treated as a rule that the planning red line must always match a single registered title.
A planning application boundary may legitimately:
- include more than one registered title;
- include land in different ownership;
- extend beyond land owned by the applicant; or
- cover only part of a registered title.
Where other ownership interests are involved, the correct ownership certificate and any required notices must be considered. Questions about the legal boundary or extent of ownership may require advice from a solicitor or suitably qualified land professional.
The practical benefit of property data is that it can flag matters requiring confirmation. It is not a substitute for that confirmation.
What planning can learn from HM Land Registry
The Annual Report records that HM Land Registry typically sends around 800,000 requests each year for further information or clarification where land registration applications contain readily avoidable errors. It estimates an annual cost of around £17 million to the property sector.
During 2025–26, it issued approximately 108,000 fewer requisition letters, while 33% of professional customers reduced their avoidable requisition rates following greater transparency, training and support.
HM Land Registry also says that digital checks delivered through Business Gateway-enabled APIs could save an estimated 300,000 hours annually by 2028. These figures relate to land registration, not planning applications, and should not be presented as UKPG performance results.
The relevant operational principle is that recurring problems are generally cheaper to resolve before information enters a statutory process. The same principle can be applied to planning application preparation without suggesting that the two systems have identical requirements.
What practices should check before submission
1. Review the application boundary
Compare the red line across the location plan, site plan, application form and supporting documents. Investigate differences rather than assuming that a title boundary and planning boundary must be identical.
2. Confirm ownership information
Identify the ownership position early enough to select the appropriate ownership certificate and serve any required notice. Do not leave ownership enquiries until the application pack is ready to issue.
3. Coordinate document revisions
Use a controlled document schedule showing the title, drawing number, revision and date of every submitted document. Remove superseded files from the final submission set.
4. Check the current LPA requirements
Use the receiving authority’s current published local validation list. Requirements can change, and documents used successfully for an earlier application may not be sufficient for a different site or proposal.
5. Record the checks undertaken
Retain the source documents, title information, correspondence, checklist version and submission record. A clear audit trail is particularly useful where a boundary or ownership decision is later questioned.
The role of Geovation
UK Planning Gateway joined the Geovation Accelerator Programme in August 2025.
In the Annual Report, Michael Kalam explains that the programme provided access to HM Land Registry datasets and:
“expert challenge and insight into how land data can be applied more effectively within existing planning application workflows.”
The programme also connected UKPG with other PropTech businesses and provided technical and commercial mentorship as the platform moved from concept to working product.
The Annual Report states that HM Land Registry and Ordnance Survey have co-funded the Geovation Accelerator Programme since 2017 and that it has supported 54 PropTech start-ups.
How this relates to UK Planning Gateway
UK Planning Gateway is developing a structured application-preparation workflow for architects, planning consultants, developers and other planning professionals.
The platform is intended to help users organise application information, consider relevant published LPA requirements and identify potential inconsistencies before submission.
It does not make an LPA’s validation decision, determine planning applications or replace professional judgement. Its role is to make the preparation process clearer and provide a better record of what was checked and submitted.
Frequently asked questions
Has HM Land Registry approved UK Planning Gateway?
No. HM Land Registry has featured UK Planning Gateway in its Annual Report and previously published a guest article by its founder. This is not regulatory approval or formal accreditation.
Is UK Planning Gateway part of HM Land Registry?
No. UK Planning Gateway is an independent planning application preparation and submission platform.
Where does UK Planning Gateway appear in the report?
The case study appears on printed page 19 of HM Land Registry’s Annual Report and Accounts 2025–26. It is PDF page 21 in the web edition.
What does the report say about UK Planning Gateway?
It describes how UKPG brings HM Land Registry data together with Ordnance Survey mapping and local authority validation requirements to help identify boundary and ownership inconsistencies earlier.
Does a right-first-time application guarantee validation?
No. Earlier checks can reduce avoidable risks, but the relevant local planning authority remains responsible for validating the application and may request further information.
Does title information determine the planning application boundary?
Not necessarily. The application boundary may include several titles, land in different ownership or only part of a title. The boundary, ownership certificate and any notices must reflect the proposal and ownership circumstances.
Important status clarification
UK Planning Gateway’s participation in Geovation and its inclusion in HM Land Registry’s Annual Report do not mean that UKPG is acting for, formally approved by or endorsed by HM Land Registry, Ordnance Survey, the UK Government or any local planning authority.
The relevant local planning authority remains responsible for validating and determining every application. Applicants and agents remain responsible for the accuracy and professional adequacy of their submissions.
Professional disclaimer
This article provides general information about planning application preparation and UK Planning Gateway’s inclusion in an HM Land Registry publication. It does not constitute legal, planning, surveying or other professional advice.
HM Land Registry title information does not by itself establish the precise legal boundary of land. Appropriate legal or professional advice should be obtained where ownership or boundary matters are uncertain.
Read the official report
Read the HM Land Registry article here