Major Changes to the Planning Appeals Process from April 2026

Major Changes to the Planning Appeals Process from April 2026

The Planning Inspectorate has confirmed that wide‑ranging reforms to the planning appeals process will come into force on 1 April 2026, marking a significant shift in how most Written Representation appeals will be prepared, submitted and determined across England. The government claims these changes are intended to simplify procedures, reduce delays and create a more efficient, evidence‑focused system for both applicants and local planning authorities. The changes will not apply to appeals determined via Hearing or Inquiry. We have provided our analysis of the changes below and the potential implications for applicants.  

1. Expansion of the Part 1 Written Representations Process

The reforms significantly broaden the scope of the Part 1 written representations procedure, a simpler route previously reserved only for householder and minor commercial appeals. The simplified process will now apply to a wider range of Written Representation appeals, which previously followed the Part 2 procedure. These include refusals of most planning permissions, imposition of conditions, reserved matters, technical details and prior approval decisions. The process will not apply, however, to appeals against non-determination and listed building consents. These appeals will continue to follow the existing Part 2 procedure whereby applicants and LPAs will have the opportunity to provide further information before submitting an appeal.

Appeals will generally be decided solely on the information provided during the course of an application to the local planning authority, as the opportunity to introduce new or supplementary material at appeal stage will be removed except in very limited circumstances. Such circumstances will likely only include the following cases:

• A material and relevant change in development plan policy and/or national planning policy (including emerging policies)
• A material and relevant Court judgement(s)
• A requirement, following a screening direction, for an Environmental Statement to be submitted under the EIA Regulations
• A relevant decision is made on another application or appeal

This represents a shift away from historic practice, where appellants have the opportunity to close evidential gaps later in the process. Under the new approach, applicants must anticipate technical challenges and provide all relevant reports, plans and assessments before an application is determined. 

 In cases where the appeal initially follows the Part 1 procedure and the Inspector later decides that the Part 2 Written Representations, Hearing or Inquiry route is more appropriate, the parties will be notified of the updated appeal timetable and time limits for the submission of further information. The appellant will usually be given two weeks to submit further information.

2. Implications for Applicants and Local Authorities 

These reforms increase the importance of early and thorough preparation.

 Key implications include:

• Greater upfront work: Applicants must ensure information submitted during the course of an application is comprehensive and technically sound.
• Strategic early engagement: Pre‑application enquiries may become more valuable where they help resolve issues before submission.
• Reduced administrative pressures: The streamlined approach is expected to reduce the volume of paperwork required for both appellants and planning officers

However, while the system aims to deliver quicker decisions, this does not necessarily translate to more approvals. The quality and completeness of the original application will play a decisive role, meaning greater upfront costs likely for applicants. Whilst the appeals process may become more streamlined, the administrative burden will likely be shifted to the application stage, creating a more complex and protracted application process.

Further, there is concern that these changes could create an unbalanced system with greater weight given to LPA’s Officer Reports or Committee Minutes as the ‘last word’, with no recourse for applicants against the contents of these documents.  

3. Treatment of Interested Parties

 The revised procedures also clarify the role of third parties. In the majority of circumstances following the new streamlined route, new comments at appeal stage will not be permitted. Inspectors will rely on representations made during the original application process, reinforcing the importance of engagement at that earlier stage.

4. Transitional Arrangements

 The new process will apply only to appeals relating to planning applications submitted on or after the date on which the revised regulations take effect (1^st April 2026). Appeals concerning earlier applications will follow existing procedures.