2026 Events

Where appeal documents are not being sent to LPAs, the LPA has to chase appellants, will PINS introduce deadlines/not start appeals where this has not happened?

• Once an appeal is validated, the LPA dashboard will be populated with the Appeal Form and any supporting documentation, although for part 1 appeals, there will be no further evidence submitted with the appeal, other than the original application form and decision notice.

Please explain when the LPA’s suggested conditions can be sent.

• The LPA will be invited to provide any suggested conditions as part of the Questionnaire process. Should the LPA provide suggested conditions, the appellant will be given 7 days to respond (with comments restricted solely to those conditions).

Will this mean the appellant can no longer submit a S106/UU as part of appeal process to address a refusal reason?  

• The procedural guide states that if the appellant intends on submitting a planning obligation, a completed copy must be included when the appeal is first submitted.  

Do we need to change the initial notification letter to explain that neighbours won't have the opportunity to comment further at the appeal stage?

• Yes, PINS are asking LPAs to communicate the changes to third parties and applicants which means undertaking changes to such letters and websites etc.

Please confirm these new rules don't apply to appeals made on or after 1st April 2026 but relate to applications made on or after 1st April 2026 and then appealed.

• They relate to appeals made in relation to applications submitted on or after 1 April 2026.

Does this mean we have to add flood risk assessments, heritage statements etc to our decision notices from 1st April?

• Yes, LPAs are advised to list all plans and documents that the applications have been assessed against.  

Will LPAs be given an opportunity to review and comment on legal agreements submitted with an appeal?

• The appellant must ensure that PINS receive an executed and certified copy of the planning obligation at the time of making their appeal. This should usually be discussed and agreed in principle as part of the application process. Exceptionally, should the appellant seek to submit a new obligation as part of the appeal, the appointed Inspector will seek comments from the LPA. Depending on the status of the obligation, PINS will determine whether the appeal can remain in part 1 or needs to move to part 2.  

How does the need for proactive dialogue with the LPA during the application (slide 9) work alongside the threat to remove EOTs, which may be needed more?

• In line with best practice, applicants are encouraged to use an LPA’s pre-application services in the first instance. Where issues occur during the determination of an application, LPAs should communicate these at an early stage and advise on next steps i.e. invite amendments (alongside timescales for their submission) or proceed to a refusal.  

Some LPAs will reject significant amendments submitted post-validation. How will PINS deal with this information when it has not been considered by the LPA?

• PINS will only be considering the information that has been considered as part of the original application and therefore the appellant will be encouraged to resubmit their application to the LPA.

Will there be an opportunity to submit evidence in support of the officer's report? E.g. the submission of site photographs or other inspectorate decisions.

• Reference to any such evidence / information would need to be captured within the officer report and included in the planning application file as only information considered as part of the decision making process can be included in the appeal submission.  

Is there potential for greater pressure for some appellants to choose the hearing / public inquiry option because they want the ability to evolve their proposals?  

• PINS will continue to apply the criteria for determining an appeal procedure in the normal way – see section 6.2 of the procedural guidance: Planning appeals: procedural guide. For appeals relating to applications dated on or after 1 April 2026. - GOV.UK

Can PINS streamline questionnaires as well by looking at relevant policies online for example instead of LPAs needing to send them?

• PINS has reviewed its processes and the appeal questionnaire in line with the introduction of the new Regulations. This review has not resulted in a reduction in the information required to support the appeal process at this stage.
• However, PINS will be piloting “Appeals as Data” in 2026/27 to explore opportunities to streamline or automate elements of data sharing - including where information could be obtained directly (for example, from online policy sources) rather than being provided by LPAs.