Shifts in national planning policy, combined with a growing emphasis on housing delivery and economic factors, are driving a material change in how planning inspectors are approaching appeals.

Alongside the proposed reforms in the draft National Planning Policy Framework (NPPF) published in December 2025, the government is also moving to reform the appeals process.

But there are a number of trends and factors accelerating this shift, which we explore below.

Housing and grey belt policies reshaping outcomes

One of the most notable developments has come from the revised NPPF policy in December 2024, which formally recognised ‘grey belt’ land – areas within the Green Belt considered non-essential to its core function.

In respect of housing generally, from 2021 to 2024 the figure was very stable. Roughly 6% to 7% of all consented homes were granted at appeal, according to the Planning Inspectorate (PINS) and the Home Builders Federation (HBF). At a point in 2025, circa 17.5% of homes were consented via appeal.

A number of appeals have been heard on grey belt land. Industry analysis to the end of August 2025 indicated that of the 20 major appeals in the grey belt, 16 were allowed (80%).

A broad rise in allowed appeals

Beyond grey belt sites, the overall success rate for planning appeals is climbing. According to PINS, Section 78 appeals reached a seven-year high in Q1 2025 (33% allowed), with data from Savills Research showing that 30% of all appeals were successful in 2024-25, with 9% more appeals allowed on major sites than were refused in 2025. This is the first time for over 10 years that more major appeals have been allowed, than dismissed.

This upward trajectory demonstrates a wider change in the balance between local decision-making and inspector-led outcomes, with major schemes in particular seeing increasingly favourable results. Longer term, the government hopes that NPPF reforms and the streamlining of planning committees through devolution will see more decisions being made locally.

Savills is also aware that the Planning Inspectorate is increasing resourcing, not just to deal with the increase in planning applications but also in anticipation of more appeals.

Several structural factors underpin this shift in appeals success:

1. NPPF changes and housing targets: the revised NPPF has placed renewed emphasis on meeting mandatory housing targets. The introduction of grey belt policy has given inspectors clearer justification for supporting development on less environmentally sensitive areas within the Green Belt.
2. Response from PINS: There are indications that inspectors are adjusting to the updated framework, with potential implications for how housing‑led appeals are approached.
3. Pressure on local decision-making: local planning committees are facing heightened scrutiny and performance pressure, which has contributed to more decisions being overturned at appeal.

Looking ahead

After 1 April 2026, the updated Planning Inspectorate Procedural Guidance takes effect, which is relevant for any planning application made after that date. 

This seeks to further streamline the appeals process and means that the default route for all cases will be written representations. A hearing or inquiry procedure will be at the choice of the inspector. The most significant change is that the guidance is clear that for written representations, the inspector will only use the information presented in the original application before council.

The change will inevitably mean more front-loading of plans, documents and information prior to any refusal or appeal against non-determination – leading to potentially longer determination timeframes. Compelling cases will need to be made to convince inspectors of either a hearing or inquiry route for the more complex of cases – for which the procedures remain broadly similar to today.

However, as planning reform continues and housing delivery remains at the top of the political agenda, the trend of rising appeal success – particularly for major residential and grey belt schemes – seems poised to continue.

For landowners, developers, and local authorities alike, understanding these dynamics is crucial. While this will all take time to play out and with the appeal system increasingly central to decision-making, a strategic approach to planning, evidence, and policy alignment will be more important than ever.

Further information

Contact Charlie Collins