The National Planning Policy Framework (NPPF) is the Government's policies that apply across England. Local planning authorities must ensure their own plans and decisions are consistent with this, and Inspectors at appeal must have regard to it. The NPPF may see some important changes soon: consultation is underway. Responses are invited until 10 March 2026.

Statistics show that those appeals determined by way of a hearing have reached a record high for approvals. There are three ways to progress an appeal - written representations, hearing or inquiry - with inquiries also showing an increase in success.

More people are tempted to use AI in making objections to planning applications, and in support of schemes. This is being recognised by professional planners, who can spot common errors that AI throws up. AI frequently misquotes policies, case law, draws wrong conclusions - it is easily spotted by a competent local authority planner, or at appeal by an experienced Inspector. The planning profession knows this, as this article shows. Our books shows how to write a proper submission that stands out from the AI errors.

An interesting story of residents in an area of London concerned about too much interference by the planning department into their lives - which appears led by other residents concerned the planners are not taking enough interest in their area.

AirBnB and VRBO use - known in planning as short term lets - are becoming more of an issue across the country for local planning authorities. They may need planning permission, and Councils are increasingly taking enforcement action. In some parts of London they are a considerable amount of the housing stock, as reported here.

A scheme for 50 houses was refused unanimously by a Planning Committee in Cornwall, but was allowed at appeal by the Inspector. This demonstrates the importance of showing a robust and persuasive case at the appeal stage by all parties.

One of town planning's favourite cases has another twist. Back in 1986 the owner of a terrace house in Oxford inserted a fibre-glass shark through the roof. This was refused permission by the Council, but kept after an appeal. Unfortunately for the current owner they recently turned it into a short term let (Airbnb), and lost an appeal against that use. So, whilst the shark will remain, you can't stay there anymore.

A common question we receive is how long a planning appeal will take to determine. The Planning Inspectorate publish statistics, which can be found here. Unfortunately it's a slow process of typically around 6 months from validation - note, that validation can take some weeks - but it is quicker than they have been for some years. No