News

Wednesday February 18 2026

New Planning Appeal Procedures

New Planning Appeal Procedures from 1 April 2026 - What You Need to Know

The Planning Inspectorate has published a new Planning Appeals Procedural Guide setting out revised procedures for planning appeals relating to applications submitted on or after 1 April 2026. The changes are intended to streamline the appeals process, reduce delays and encourage more complete submissions at application stage.

Following our article 'Government Issues Guidance on Upcoming Changes to Written Representation Appeals' in July 2025, the Planning Inspectorate have launched their new guidance. The new procedures apply to the majority of planning appeals in England, including appeals against refusals, conditions and non‑determination, and replace the previous procedural guide for newer applications. Please read on for further details.

Key Change: “Submit Once, Submit Right”

One of the most significant changes introduced by the new guidance is a stronger emphasis on the principle of “submit once, submit right”.

Under the revised process:

Appeals will be decided primarily on the information submitted with the original planning application;
In most cases, new or additional evidence will not be accepted at appeal stage, unless it falls within tightly defined exceptions; and
Applicants are expected to resolve technical matters and submit full supporting evidence before an application is determined by the local planning authority.

This marks a clear shift away from the historic practice of using appeals to address gaps in applications or refine schemes.

Greater Use of Written Representations

The revised procedures are designed to increase the proportion of appeals dealt with through the written representations procedure, which is the simplest and quickest appeal route.

Key points include:

A larger number of appeals will be determined through written representations rather than hearings or inquiries;
Written representations will focus on concise, proportionate statements, supported by evidence already submitted at application stage; and
The opportunity to submit extended appeal statements or additional technical material is significantly reduced.

The aim is to deliver faster decisions and reduce unnecessary complexity in the appeals system.

Clearer Roles for Interested Parties

The guidance also clarifies the role of interested parties, including local residents and third parties. In summary:

Interested parties can continue to make representations at the application stage;
For most appeals, particularly householder and minor commercial appeals, new representations at appeal stage are limited or not permitted; and
Inspectors will rely on representations submitted to the local planning authority when determining the appeal.

This reinforces the importance of early engagement during the application process.

Statements of Case and Common Ground

Where hearings or inquiries are required:

Statements of Case must be focused and proportionate, addressing only the main issues in dispute;
A Statement of Common Ground is expected to narrow the areas of disagreement between the parties wherever possible; and
Late introduction of issues or evidence is discouraged and may be disregarded by the Inspector.

This reflects a wider move towards more efficient and tightly managed appeal processes.

Digital‑First Appeal Process

All appeals falling under the new regime must be submitted through the Planning Inspectorate’s “Appeal a Planning Decision” digital service, following the closure of the previous Appeals Casework Portal to new appeals.

The digital process aims to:

Improve transparency and tracking of appeals;
Reduce administrative delays; and
Support faster decision‑making.

What This Means in Practice

For applicants, developers and their advisors, the new procedures have important implications:

Front‑loaded applications are essential – incomplete or under‑supported applications are far less likely to succeed at appeal;
The scope to remedy deficiencies during an appeal has been significantly reduced;
Early engagement with local planning authorities and consultees is more important than ever; and
Appeal strategies will need to be carefully considered from the outset of the planning application process.

Final Note

The new Planning Appeals Procedural Guide represents a fundamental shift towards a more streamlined and disciplined appeals system. By placing greater emphasis on complete applications and reducing the opportunity to introduce new material at appeal stage, the reforms aim to deliver quicker decisions and greater certainty for all parties involved.

For applicants and developers, the message is clear: getting the planning application right first time has never been more important.

Authors

Jack Harley MRTPI
Associate

Jack joined DHA in 2019 after graduating from Oxford Brookes University with a BA (Hons) in City and Regional Planning and an MSc in Spatial Planning. Jack became a Chartered Member of the Royal Town Planning Institute in December 2023 and now joins Louise in developing our London portfolio.

Laura Jackson MA
Associate Director

Laura joined DHA in 2004 as part of our original Graduate intake. She holds a Bachelor of Science (Hons) Degree in Geography and Sports Science from Loughborough University, and an MA in Urban and Regional Planning at the University of Westminster. She is also a member of the RTPI.