Excellent end-to-end experience and advice for our listed property in Brighton. Would highly recommend
26 February 2026 Nigel Salmon - Managing Director & Chartered Town Planner
Planning Reform 2026: Planning Applications Must Be ‘Appeal-Ready’ from Day One
Vital information you need to know before submitting a planning application or planning appeal after 1 April 2026.
The Planning Inspectorate has confirmed important changes to the written representations appeal process in England. This is the route whereby the majority (92%) of planning appeals are decided.
Under the new rules, the option of supplying further information at appeal will be removed, and so the details submitted at the initial planning application stage will determine the outcome of the application.
The reforms will completely reshape how most appeals are handled and require a radically new strategy when making an initial planning application.
The new appeals system reinforces a principle we at Salmon Planning + Architecture have long championed: a well-prepared application is the strongest foundation for success.
What Changes in Practice?
Under the new appeals procedure:
- There will be no Statement of Case or final comments stage for either party.
- The Inspectorate will only consider material that was submitted to the Local Planning Authority (LPA) during the planning application process.
- The LPA’s position will be based on the case officer’s report, and committee minutes (where relevant).
- No additional comments from third parties will be accepted at appeal stage.
In effect, the appeal will be determined on the documentation that already exists at the point of refusal of the initial planning application.
Exclusions to the New Process
- Non-determination appeals (where the LPA has failed to issue a decision within the statutory period)
- Appeals relating to listed building consent
- Appeals concerning lawful development certificates
A Strong Application Becomes Critical
The new guidance makes the position clear that appellants must be satisfied, at the point of submitting their appeal, that their original application set out the full planning case.
Inspectors will, in future, only accept new evidence in exceptional circumstances.
Where revised plans or additional technical information (for example, a more detailed report addressing a refusal reason) could resolve matters, the new guidance indicates that a fresh application to the LPA may be more appropriate than pursuing an appeal.
This represents a real cultural shift because appeals will no longer provide a meaningful opportunity to introduce new supporting material to strengthen a case.
It is important to be aware that under legislation that came into effect on 1 April 2025, the ability to submit a new planning application for a similar project without incurring a further application fee was removed. This change re-emphasises the fact that planning applications must in future be 'appeal-ready' from day one.
This is the most significant takeaway. Planning applications will need to be comprehensive, well evidenced and strategically framed at the point of submission.
Applicants will need to engage proactively with consultee feedback during determination and ensure technical evidence is sufficiently robust from the outset. The ability to pursue an appeal for non-determination - where a full Statement of Case remains permissible - is likely to become an increasingly important strategic option.
In short, once the decision notice is issued, there will be little room for correction later other than via a new planning application.
Final Thoughts
The message from the new guidance is clear - the application stage is now even more critical. Appeal is no longer a second opportunity to strengthen your case, instead it is largely a review of the application already made to the LPA.
FAQ
This would be an entirely site-specific answer. Making an application for planning permission can be a complicated process. Planning Law is complex. It is advisable to take advice from a chartered planning consultant before you embark on the often costly process of submitting an application to ensure the project is viable.
Fees set by Local Planning Authorities depend on the scale and nature of the proposal. If using a chartered planning consultant, it is wise to ascertain their estimated fees before submission. The initial quote may be exceeded if extra work is involved in monitoring the planning application. Please call Salmon Planning Company for an idea of costs.
Get In Touch
With our combined expertise in planning strategy and architectural design, Salmon Planning + Architecture is ideally placed to guide clients through this evolving landscape - ensuring proposals are robust, responsive and ready to withstand scrutiny.
We operate across the South West with offices in Somerset and Devon. Please do not hesitate to make contact to discuss the issues outlined above.
Salmon Planning Reviews
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I was very pleased with the services and advice provided by Salmon Planning. I also thought the in-house architecture / drawing service worked well - saving costs, time and generally making things far more efficient. We managed to easily secure consent for something that I thought might be fraught with issues. Nigel is also very well informed on local / Somerset matters. Highly recommend!
Peter Prescott
It has been a real pleasure working with Matt and the team at Salmon Planning + Architecture. Throughout the process they have been consistently professional, prompt to respond, and genuinely helpful at every stage. A great team to work with, which I wouldn't hesitate to recommend.
Christopher Davies
We worked with Dan and Matt at Salmon Planning Company to secure planning permission for a double garage, workshop, and gym/yoga room. From start to finish, they were incredibly professional, knowledgeable, and easy to work with. Their advice on both the planning and design stages was excellent, and they made the whole process smooth and stress-free. Highly recommend their services!
Simon Banks
Excellent all round service from Nigel and his knowledgeable and experienced team. I have recommended them to many people in the past and will continue to do so in the future as they listen, understand and work with clients to deliver achievable results.
Alex Keevil
The Salmon Planning Team assisted me with an assessment of development potential in the Conservation Area of a rural Oxfordshire village. The advice I received was extremely helpful both in its decisiveness and clarity and backed up by a very useful written report. I would be happy to recommend the company for those looking for a very experienced and professional planning-led team. I wish I had contacted a planning-led architectural firm first off rather than having expensive plans drawn up by an architect and then refused by the Local Authority! It would have been a much cheaper exercise.
Jane Thomas
I was extremely pleased by the service provided by Dan Foster at Salmon Planning Company. He provided advice in relation to securing planning approval for the conversion of a barn to a residential annexe, leading to a swift and successful outcome. His advice was timely, thorough and well reasoned and his effective communication with the planning authority led to an outcome which would not otherwise have been likely. The support provided proved to be money well spent.
Paul Wiseman
We had the pleasure of working with Matt and Dan from Salmon planning recently. They dealt with our planning application for a wrap around kitchen extension from idea to submission. They listened and came up with very helpful input. They are a useful mix of knowledgeable, practical and creative. They made the process straightforward, seamless and enjoyable. They dealt with all the laborious paperwork and liaised with other relevant bodies, leaving us to just contribute to the ideas and design. They are both extremely amiable and a pleasure to deal with. The process was affordable and I feel I got great value for money. Use them, you will be pleased you did.
Shona Perkins
I have found Salmon Planning to be a well-run, professional planning company who have always strived to go above and beyond to help their clients achieve their objectives.I wouldn’t hesitate to recommend them to anyone.
Aoife Dick
Dan and the rest of his team at Salmon Planning were consumate professionals, dealing with every aspect of a sensitive, high profile, listed, town centre development, in a conservation area. Always available for every question I had … and I had a lot.I would, without a doubt ,call upon them for any future planning projects and would have no reservation whatsoever in recommending. Unquestionably 5 star - thank you.
laxback
Prompt, professional and client-focused. Would highly recommend Salmon Planning, thank you!
T
I’ve been using Dan Foster and his team for over 2 years now on my property developments, the level of service, support, and professionalism of each member forever seems to impress! They have saved me many times, highlighting (potentially expensive) issues I had missed and always listen to my ideas and questions with great patience . I cannot recommend this company more highly , if you need reliable advice/designs from a team for your projects definitely give Salmon Planning a call. They will tell you everything in black and white and explain all you need to know regarding the complete planning process from start to finish.
Owen Robinson
I regularly contact Nigel Salmon for information and advice. He, and his colleagues, are always friendly and rapidly provide excellent advice and services. As a Chartered Surveyor myself, I appreciate the professionalism of this firm.
Roderick Thomas
Salmon Planning have secured planning permission for me for both holiday lodges and a new build pub and restaurant as well as for a new dwelling. The Salmon Planning team’s skill at handling complex planning applications and securing successful outcomes has been excellent. I would happily recommend their planning and architectural design teams.