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Planning-law Q&A
Ask questions of statutory documents in their original jurisdictional context — UK NPPF, Italian PAT, French PLU — without losing the citation back to the source clause.
Terra · by Bare Planet
Geospatial AI for the planning decisions that shape European cities.
Terra, a geospatial intelligence platform that helps councils, regional authorities, and developers reason about land, regulation, and the built environment across European jurisdictions.
TerraDraftsPadova — Urban heat & de-paving
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LegendList
- De-paving priorities15 sites · ranked
- Surface temperatureLandsat 9 · LST
- 29 °C41 °C
- Soil sealingISPRA 2019 · 10 m
- Padovacomune boundary
- Basemap© OpenStreetMap
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13 z
Made with Terra · © OpenStreetMap · Landsat 9 LST · ISPRA1 km
AskLayersData
Terra AIonline
Where in Padova should we de-pave first to cut urban heat?
Reading surface temperature and soil sealing for Padova.
Surface temperature runs 6–8 °C hotter in the sealed centre than the river corridors and parks.
Landsat 9 LST · ST_B10, Sep 2023
Padova is ~50% sealed — the most-sealed comune in the Veneto; +0.3 °C per 10% of added sealing.
ISPRA · consumo di suolo 2019/2025
De-paving priorities — Padova
Padova · VE · 15 sites ranked
Reason of record
- 01Prato della Vallesquare · 66% sealed · 37 °C
- 02Stadio Euganeo, Parking lotcar park · 96% sealed · 37 °C
- 03I.T.I.S. Marconi, Courtyardcourtyard · 90%+ sealed · 38 °C
Rule: heat anomaly × soil sealing ≥ de-paving threshold.
De-pave the hottest, most-sealed surfaces first — surface-heat co-occurs with near-total sealing.
Mandate: EU Nature Restoration Reg. 2024/1991 · Soil Monitoring Law (Dec 2025). Confidence 0.86 · auto · 2026-06-06
Assess siteDismiss
Problem
European planning is data-rich and decision-poor.
Every region writes its own planning law in its own format. UK Local Plans and the NPPF, Italian PAT and PI, French PLU, Spanish PGOU. Layer in INSPIRE-harmonised regional datasets and Copernicus Earth Observation, and the public-sector record becomes a corpus few councils can actually query against their own statutory context. Planning decisions still get made on PDFs and institutional memory.
Product
Terra. A jurisdiction-aware platform for asking planning questions.
Terra fuses planning instruments with Earth Observation. It reads the statutory framework of the region it is asked about, grounds its reasoning in the relevant clauses, and returns answers a planning officer can defend at committee.
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Site suitability
Screen parcels against zoning, designation, constraint, and access overlays in a single pass. Returns a ranked, evidenced shortlist.
03
Brownfield triage
Identify and rank brownfield register entries against redevelopment criteria, automatically, with reasoning that respects the local plan.
04
Change detection
Track land cover and construction activity over time using Sentinel imagery and historical baselines. Surface anomalies for review.
The chain
Every answer is a chain you can audit.
Terra repairs the link planning has been losing — from data, to the governing rule, to a defensible reason of record. Not a faster black box. A shorter, auditable chain.
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Evidence
Fragmented spatial and Earth-Observation data — Copernicus, ISPRA, cadastre, planning registers — assembled into one view of the site.
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Rule
Reasoned against the jurisdiction’s own planning law — the PI, PAT, NPPF, PLU — down to the governing article, not a generic ruleset.
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Reason of record
A cited, contestable answer an officer can defend at committee and a court can review. The human stays accountable, never the model.
The duty to give reasons is hardening — Italy’s motivazione, the EU AI Act’s right to explanation, the principle that a human, not a model, remains responsible. Terra is built so the answer can be traced, cited, and defended.
Network
Who Terra is built for.
- Local councilsQuery the Local Plan in its own statutory context, with the citation back to the clause.
- Regional authoritiesScreen land, designation, and constraint across many comuni or districts in a single pass.
- Planning officersProduce a reason of record that holds up at committee and survives review.
- Property developersTest a site against zoning, constraint, and Earth-Observation evidence before you commit.
- Urban-planning consultanciesAssemble fragmented evidence into a cited, client-ready basis for advice.
Sovereignty
Sovereign — and accountable — by design.
Terra runs on European infrastructure: public-sector data stays in jurisdiction, and model inference, hosting, and Earth-Observation pipelines sit inside European clouds and programmes. Accountability is built the same way — every answer is logged and explainable, and a human, not the model, signs the reason of record. Not a regulatory afterthought; an architectural premise that meets the duty to give reasons.
Mistral AI
Inference, reasoning over planning documents.
OVHcloud
European hosting, data residency, infrastructure.
Copernicus
Sentinel Earth Observation imagery and services.
Markets
Pan-European, jurisdiction by jurisdiction.
Bare Planet operates across Europe. Terra's reasoning is jurisdiction-aware by design — the same query against a UK Local Plan and an Italian PAT returns answers grounded in each country's statutory framework. Current reference engagements are running in the United Kingdom and Italy, with the platform extensible to any EU member state that maintains structured planning instruments.
Thesis
Planning instruments are the next frontier for machine-readable public data. Councils sit on decades of statutory work — local plans, zoning maps, registers, designations — that remains largely opaque to the people meant to use it. Bare Planet's thesis is that this work deserves software that respects its statutory context, treats jurisdictional difference as a feature rather than a friction, and is built on infrastructure that stays inside European sovereignty.
Terra is still in development.
Register your interest and we’ll be in touch as Terra opens up.