From delay to digital: how the new appeals system will impact developers

What is changing

Most appeals are decided through written representations. Developers and LPAs exchange statements, followed by final comments, before an inspector issues a decision.

From December 2025, all appeals will be managed through a national digital platform featuring:

• Online submissions: appeals can be lodged electronically;
• Tracking dashboard: developers and LPAs can monitor progress; and
• Faster communication: reduced reliance on paper correspondence.

Part 1 (short-form) written representation appeals will now cover:

• Refusal of planning permission or reserved matters approval;
• Conditions on permissions; and
• Refusal of prior notification or approval applications.

Decisions for these appeals will be based solely on the original application material. There will be no final comments stage, and third parties will not be asked for further input.

Regulations still to come

It is important to note that the legal regulations required to implement these reforms have not yet been introduced. While the government has committed to the 2025 deadline, the final details will only be confirmed once regulations are published.

Faster on paper, but tougher in practice?

At first glance, the reforms appear to simplify appeals by cutting stages, removing duplication and moving everything online. But in practice, they seemingly place much greater weight on the quality of the original application.

As inspectors will decide many appeals based solely on the material originally submitted, there will be:

• No chance to introduce new technical reports, drawings or evidence on appeal;
• No final comments stage to clarify or challenge the LPA’s position; and
• No further community representations invited beyond the original application stage.

What this means for developers

Applications must be comprehensive, evidence-based and strategically prepared from day one. The reforms are a double-edged sword: faster, more transparent appeals, but fewer chances to strengthen a case once submitted.

By the end of 2025, success at appeal will depend not just on navigating the system efficiently but more on the quality of the original application.

Commercial Property experts

With the planning appeal process about to change so significantly, getting it right first time will be more important than ever. If you would like to discuss how these reforms could affect your plans, get in touch with our Commercial Property experts.