Planning appeals update – changes to written representation appeals explained 

The government has announced changes to the planning appeals process, specifically the Written Representation route.  From the 1^st April 2026, you will no longer be able to provide further information through a full Statement or additional reports at the appeal stage.  In effect, the appeal will be determined on the same basis as the original planning application.  

The idea behind this is to speed up the planning appeals system, which is notoriously hampered by delays.  But a knock-on implication is that if your application is refused, you may no longer get a second chance to strengthen it at appeal.  Therefore, your planning application will need to be made “appeal-ready” from the outset.   

Planning appeals – what will change on 1^st April 2026?  

On the 12^th February the Planning Inspectorate (PINS) published new guidance which outlines the process for making an appeal to PINS, as a result of The Town and Country Planning (Appeals) (Written Representations Procedure) (England) (Amendment) Regulations 2026.  This will come into effect on the 1^st April 2026.  

The key change is that most planning appeals submitted under the part 1 written representations procedure will now be determined on the basis of the original application material, with no scope to introduce additional evidence at appeal stage, unless at the discretion of the Inspector. 

Previously, the expedited, or part 1, written representations route was primarily used for householder, advertisement and some minor commercial appeals. The new guidance significantly expands its scope. 

Which planning appeals are affected? 

For appeals submitted on or after 1st April 2026, the part 1 written representations procedure will apply to most: 

• Appeals against refusal of planning permission; 
• Refusal of prior approval; 
• Permission in Principle (PiP) and technical details consent refusals; 
• Refusal of reserved matters applications; 
• Section 73 and 73A applications; 
• Appeals against conditions attached to permissions; 
• Householder development appeals; 
• Minor commercial appeals; 
• Advertisement consent appeals. 

This list is not exhaustive. 

The revised procedure does not apply to: 

• Non-determination appeals; 
• Discontinuance notices; 
• Listed Building Consent appeals. 

These remain subject to the existing part 2 procedure, which will continue to allow the submission of supporting evidence (at the Inspector’s discretion) and a Statement of Case. 

It is also important to note that the Planning Inspectorate retains discretion to determine the appropriate appeal route in certain circumstances. Therefore, on occasion, written representation appeals which should proceed under the new system, may be permitted to proceed under the current process (to be named Part 2), to provide further evidence. 

What documents will the Inspector consider under the new procedure 

For any part 1 written representation appeals submitted on or after the 1^st April 2026, the Inspector will only consider:  

• The application that the LPA determined (including all supporting evidence, plans and interested party comments); 
• The LPA’s decision notice (including their reasons for refusal where applicable); 
• The LPA’s committee minutes and planning officer report; 
• The appeal form; 
• The LPA’s appeal questionnaire. 

The ability to introduce new technical reports, amended drawings or expanded planning arguments at appeal stage will be no more, unless explicitly requested by the Inspector. 

What do these changes mean in practice?  

The intention behind the reforms is to streamline the appeals system and reduce delays. The practical consequence, however, is a structural shift in how planning risk is managed. 

Well-prepared planning applications have always required sound policy analysis, proportionate supporting evidence and clear planning justification. What changes from 1st April 2026 is the reduced ability to supplement or refine that case if a refusal is issued. 

Under the revised procedure: 

• The opportunity to introduce additional technical evidence later will be limited. 
• Planning arguments must be clearly articulated and defensible at submission stage. 
• Strategy must anticipate not only determination, but potential appeal. 

In other words, applications will need to be prepared not simply to secure permission, but to withstand scrutiny on appeal, without the provision of further evidence. 

This represents a subtle but important shift. The focus moves from evolving or strengthening a case after refusal to structuring the application so that it is appeal-ready from day one. 

For more policy-sensitive, constrained or politically complex sites, this front-loading of strategy may prove particularly significant. 

The Increasing Importance of Post Application Monitoring 

Post Application Monitoring (PAM) is also likely to take on greater importance. With each consultation response likely to form part of the evidence base of any potential future appeal.  

Ensuring that key planning arguments are clearly made, recorded and evidenced before a decision is issued will therefore be increasingly important. 

In authorities where comments are not routinely published or where engagement during determination is limited, understanding local practice and political context will remain an important part of managing risk. 

What about decisions at Planning Committee?  

In some cases, planning committees refuse applications against officer recommendation, or planning concerns only become fully apparent once the officer’s report is published shortly before committee. 

Where opportunities to supplement evidence later are reduced, written responses at committee stage, and that 3-5 minute committee speech, become increasingly important.  Experienced strategic input at this stage can help ensure that material planning considerations are clearly articulated and formally recorded. 

Should I Appeal Before 1st April 2026? 

If you have recently received a planning refusal and are considering whether to appeal, timing may be relevant. 

Appeals submitted before 1st April 2026 will continue to be considered under the existing procedure, which allows for the submission of additional evidence at appeal stage. 

Appeals submitted on or after 1st April 2026 will be determined under the revised part 1 written representations procedure. 

Whether to proceed immediately with an appeal or to take additional time to review strategy will depend on: 

• The quality and completeness of the original submission; 
• The reasons for refusal; 
• Whether additional technical evidence would materially strengthen the case; 
• The strategic merits of resubmission versus appeal. 

A structured review of the refusal reasons can help clarify the most appropriate course of action. 

Frequently Asked Questions – Changes to the Written Reps process 

• Can I submit new evidence with a planning appeal after April 2026?

  For most Written Representations appeals submitted after 1 April 2026, the Inspector will determine the appeal on the basis of the original application material. The scope to introduce additional evidence will be significantly limited. 

• Do the new rules apply to non-determination appeals?

  No. Non-determination appeals remain subject to the existing part 2 procedure. 

• What is a Written Representations appeal?

  A Written Representations appeal is determined on the basis of written submissions, rather than a hearing or public inquiry. Under the 2026 reforms, most planning appeals will follow this route. 

• What if I request a hearing instead?

  The Planning Inspectorate retains discretion to determine the appropriate appeal procedure. Applicants should not assume that requesting a hearing guarantees an opportunity to introduce additional material later. 

• Will Inspectors still be able to request further information?

  As with any procedural reform, practical interpretation will develop over time. It remains to be seen how Inspectors will address material policy changes or exceptional circumstances. 

Useful further reading 

• The explanatory memorandum provides the most useful explanation for the changes that we have outlined in our post above.  
• The most recently published guidance is here: Planning appeals: procedural guide. For appeals relating to applications dated on or after 1st April 2026. 
• And the actual legislation relating to amendments to the Written Rperesenations Procedure. 

Working with Plainview Planning on your planning appeal 

At Plainview Planning, we help homeowners, landowners and small developers unlock the potential of their sites. We specialise in householder applications, small housing schemes and boutique commercial projects, where careful analysis, creative thinking and a strong understanding of planning policy make a real difference.     

We are part of the McLoughlin Planning Group, a wider team of chartered town planners providing strategic and commercially-minded planning advice across England and Wales.  This collaboration allows us to support projects at every scale, while ensuring clients work with the team best suited to their needs.     

For larger, strategic or complex schemes, our colleagues at McLoughlin Planning can assist.  For householder projects, smaller developments or independent commercial proposals, the Plainview Planning team would be delighted to help.     

Navigating the latest challenges to the appeals process can seem daunting but that is where we come in.  To help guide you through the process and future-proof your application to give it its best chance of success.   

If you have recently been refused planning permission, or are about to embark on a development project and need up-to-date guidance on the best approach, complete our contact form, email enquiries@plainview.co.uk or call 01242 501003, providing your site address and a brief summary of your project.  We look forward to helping you.     

Content correct at the time of publication. For the most up-to-date advice or to discuss your project, please contact our team directly.