Upcoming Changes to Written Representation Appeals in England

The Planning Inspectorate (PINS) has announced a major expansion of its “simplified” planning appeals process, aiming to fast-track decisions on a much broader range of cases. The purpose of this is to streamline the planning system, reduce delays, and improve certainty for applicants and local authorities.

The simplified route was previously reserved for householder and minor commercial appeals, known as the Part 1 Written Representations process. The process will now be expanded to include a wider range of appeals, including appeals in relation to:

• The refusal of planning permission or reserved matters

• Imposition of conditions on approvals

• The refusal of prior notification or prior approval

Under this process, Planning Inspectors will make decisions based solely on the information submitted with the planning application, and no new evidence will be accepted during the appeal stage. No changes are proposed to the time limits to appeal a decision.

PINS will retain discretion to transfer appeals to the standard written representations process, a hearing, or an inquiry if a case is deemed unsuitable for the simplified route.

“Submit Once, Submit Right”

A central aim of the reform is to encourage applicants and planning authorities to ensure that applications are complete and “appeal-ready” from the outset. Appeals will be determined based on the application form, decision notice, and accompanying documents, supported by concise written statements.

This is a shift from a system where applicants could previously submit additional evidence or revised plans when appealing.

Anticipated Benefits

The Government has framed the expansion as a key part of its drive to speed up the planning system, cut unnecessary bureaucracy, and reduce pressure on the Planning Inspectorate. Key benefits include:

• Faster decisions through reduced documentation and a more simplified process

• Less administrative burdens on local authorities and appellants

• Greater certainty for all parties, with fewer delays and late-stage surprises

• Improved focus on the initial planning application and local decision-making

Looking Ahead

Regulations to implement these changes are expected to be introduced by the end of 2025. Once the revised process is in effect, it will apply only to appeals concerning planning applications submitted after the new regulations take effect. Appeals related to applications received before that point will continue to follow existing appeal routes.

These changes place even more importance on ensuring the original planning submission is comprehensively prepared for any project. Should you require any assistance in understanding how these changes will impact on your projects, please do not hesitate to contact us.

Article prepared by: Abid Mirza & Raveen Bhamra
Contact: info@firstplan.co.uk.