Site due diligence for planning teams - your Excel or Word template, filled from the NSW registers
An address in.
Your template out.
Real findings from one address — 7 WEBB STREET NORTH PARRAMATTA NSW 2151
Open a card and click any clause line for its receipt.
The premise
Property due diligence already relies on trusted government information. The challenge is bringing that information together efficiently while preserving its provenance. XY:Ref performs a live read across authoritative sources, populates your existing template, and attaches a replayable receipt to every value. Professional judgement stays with the assessor. Evidence collection becomes repeatable, transparent and verifiable.
Less manual
research
One address starts the read across every relevant register, in one pass.
More accountable
decisions
Every value carries the evidence a reviewer needs to verify it.
Existing workflows,
not another one
Your Excel or Word template comes back populated. The planner's judgement stays intact.
The savings
Less time looking up.
More time deciding.
100%
live data. zero cache.
No more copying between websites and your template.
Zoning, planning controls, hazards, the lot, its services and more, read in one pass and written into the team's own Word or Excel file, as a copy, with the layout and formulas left as they were.
Read from the official source at the moment you ask, never from a stored copy, so it is as current as the government's own records.
1:1
every value to its source and clause
Same address in, same answer out. With its citation.
Every value comes with a replayable receipt: a link to the government record it was read from, the planning clause it answers, and the exact query that produced it. Nothing is guessed or generated by AI, so an auditor can repeat the check and get the same result.
>50%
less time on site due diligence
Half the desk time on every site. Or better.
Checking a site by hand, one government website at a time, is hours of desk work. XY:Ref does the looking up and the typing.
13sources
up to 92 values filled in 10–20 seconds
A go or no-go on a site before the meeting, not after it.
Every source is asked at once, and the first picture of a site is on the desk before anyone has opened a second website. Tested on real addresses in all 128 NSW council areas.
Try it
Keep it in one drag.
Then run it on any page.
Select an address on any page and the panel opens over it. Give it ten to twenty seconds — that is the registers answering, not the panel thinking — and every value arrives with its receipt attached.
That is the whole install.
The bookmark reads only your text selection and the page title, and writes nothing into the page.
javascript: bookmarks: open the
panel directly with the button above, or use one of the sample links. A managed extension is on the
way for those machines.On any web page, select an address — or don't, it can auto scan too — then click the bookmark, and the panel opens over the page.
Nothing dragged yet? Open one of these — the panel lands on the address itself:
On your phone
Make it yours.
Add to Home Screen, from Safari's share sheet on iPhone or Chrome's menu on Android. It opens full screen under its own icon, the way an app does, and it is the same panel with the same live reads. Then make it yours: colour or mono, dark or light, a wallet stack or a compact list, and the font size.
Native iOS and Android apps. Chrome / Edge extension. Coming soon.
The concept
A wallet of receipts for one address.
- Address
- 7 WEBB STREET NORTH PARRAMATTA NSW 2151
- Suburb
- NORTH PARRAMATTA
- Rail & road
- no rail within 300 m; no major road within 150 m
- Lot / DP
- 6//DP17673
- Dimensions
- 12 × 65 m
- Zone
- R3 — Medium Density Residential (Parramatta Local Environmental Plan 2023)
Red on a clean site as much as a compromised one — the words carry the verdict.
- Bushfire
- Not mapped as bush fire prone
- Heritage
- None mapped
- General housing
- Accessible
- Seniors housing
- Accessible
- Electricity
- Endeavour Energy — NORTH PARRAMATTA 33/11 kV, N-1 2.13 MVA (2026)
- Water
- No open serviceability API — order the service diagram via Sydney Water Tap in
- Frontage
- 12 m
- Site area
- 770 m²
The one card with no hue — deliberately.
The evidence under the form rather than part of it, so it follows the theme instead of the palette. Every receipt behind every value here, in one place.
How every value is read →Real findings from one address — 7 WEBB STREET NORTH PARRAMATTA NSW 2151
- Summary — the matched address everything else hangs off
- Transport — rail corridors and busy roads near the site
- Site Details — lot, plan and dimensions from the cadastre
- Zoning — the zone, which decides what is permissible
- Major Site Constraints — hazards and overlays — bushfire, flood, heritage
- Accessibility — what the Housing SEPP allows here
- Services — which utilities reach the site
- Key Lot Requirement — the Codes SEPP frontage and area tests
- Sources — the receipt behind every value above
Your template, filled
Not another report.
Your template. Filled.
An address in. Your own Excel or Word template back, populated as a copy: labels read where they already sit, layout and formulas intact, prose you wrote never overwritten, your original never touched. The site geometry comes out beside it, in the formats the panel writes:
GeoJSON CityJSON DXF glTFdemo_feasibility — populated.xlsx (52 KB) — every untouched byte identical, all 55 cells read back exactly.
Each written down against the worksheet cell it went into, and the button states the count before you press it — the one number you can check against the file that comes out.
How the fill worksYour template never leaves the browser: it is unzipped, edited and re-checked where it sits, every byte you didn't ask us to change copied through identical. If the check fails, you get no file.
The lot, measured
The number becomes a shape.
Two real NSW sites, read from the registers by the engine itself and frozen here as a demo. Drag the setback — Ryde stops fitting at 3 m. The setback is a DCP control the engine never reads: yours to set, and badged assumed wherever it lands, so a guess can never dress as a measurement. Everything else here came from the register. This is a measurement of the lot against your own setback, not a yield and not a go/no-go. Those stay with the planner.
Fits — 152 m² footprint into a 274 m² envelope
FSR 0.55:1 × 553.9 m² = 305 m² GFA. 9 m ÷ 3.1 m (assumed) = 2 storeys, so 305 ÷ 2 = 152 m².Does not fit — 808 m² footprint against a 740 m² envelope
FSR 2:1 × 1,212 m² = 2,424 m² GFA. 9.5 m ÷ 3.1 m (assumed) = 3 storeys, so 2,424 ÷ 3 = 808 m².The panel exports the envelope as GeoJSON for GIS, and the solid as CityJSON, DXF and glTF.
- Solid line
- The cadastral lot, as the register returned it. Authoritative.
- Dashed line
- The lot eroded inward by your setback. Derived, and biased inward, so every error it can make under-claims buildable area, never over. Push the setback far enough and it can split or vanish — both are real answers.
- Filled box
- A footprint at true, computed area in the lot's own proportions, sitting in the largest rectangle that provably fits. Green fits; amber fits by area but not as one rectangle; red bursts out of the dashed line.
In the product this draws only on an exact address match — a wrong-lot picture is persuasive in a way a wrong number is not. Both sites here matched exactly.
The difference
Live reads,
not a cached copy.
Nothing sits between you and the register. Your own browser queries each register directly, the moment you ask, and every answer lands back with its receipt attached. How it is built lives on the how-it-works page.
Every query leaves from here and every answer lands back here, receipt attached.
nothing stored between you and the register
- NSW Planning Portal — Online DA Data API
- Transport for NSW — stops, departures & walking routes
- NSW DCS Spatial Services — cadastre
- NSW ePlanning Spatial Services
- SEED — environmental data
- Geoscience Australia — liquid fuel facilities
- NSW DNSP — zone-substation disclosures
- NSW Spatial Services — SIX Maps (5 m DEM & imagery)
- More on the way — commercial data sources next
It is also why a read takes ten to twenty seconds rather than one. You are watching thirteen government services answer, live, and when one is slow the panel names it rather than spinning. A cached copy would come back instantly, and could be a year old.
On a receipt
Every single value.
Not the important ones — all of them.
This is one real receipt, for one value, at 7 WEBB STREET NORTH PARRAMATTA NSW 2151. Run it yourself and you will find R3 in the raw JSON NSW ePlanning Spatial Services returns — in among every other field that layer holds for this point.
- Source
- NSW ePlanning Spatial Services
- Query — replayable
https://mapprod3.environment.nsw.gov.au/arcgis/rest/services/Planning/EPI_Primary_Planning_Layers/MapServer/identify?geometry=151.01842135461706,-33.80436332847558&geometryType=esriGeometryPoint&sr=4326&layers=all%3A0%2C1%2C2%2C3%2C4%2C5%2C6&tolerance=0&mapExtent=151.01832135461706,-33.804463328475585,151.01852135461706,-33.80426332847558&imageDisplay=2,2,96&returnGeometry=false&f=json- Retrieved
- 2026-08-07T11:54:25.742Z — when we read it
- Clause
- LEP Part 2 Land Use Table
- Licence
- CC BY 4.0 (© State of NSW, DPHI; licence per portal metadata — maps indicative, instrument text prevails)
Missing data
Nothing is hidden when it's missing.
A source we cannot reach is named. A field we cannot answer says so — and says what it would take. An empty cell reads as "nothing found", so we never leave one. Four of the 55 cells in the fill above are this kind of answer.
No statewide register — councils hold their own. What actually gets written: “Not assessed — no statewide register (council tree registers are per-LGA)”
No open serviceability API. Deep links to the authority, and a note saying why that is all there is.
…and a failed lookup are different facts. They never render the same way.
Run one on a site
you already know.
Free to start — no card. Paid plans, coming soon, add title-deed extraction, the clause-by-clause Rulebook and the commercial data sources.
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