Why planning statements matter more now
From 1 April 2026, the planning appeal system in England is changing. Many applications that are refused and then appealed will now be handled under the new Part 1 written representations procedure. Under that procedure, there is no statement of case — and the guidance is clear that applicants should ensure all relevant evidence is submitted to the council as part of the original application. There may be very little scope to fill gaps later.
That changes the stakes for your planning statement. The appeal inspector will consider only what was before the council when it made its decision. They will not research your case for you. If something matters to your argument, it needs to be in the application file from the start.
What a planning statement should actually do
A planning statement is not a formality. Its job is to explain why planning permission should be granted — and to make sure the material you may later need is before the council when it decides your application.
That means identifying the real planning issues raised by your proposal and dealing with them properly. It means applying planning policy to the facts of your site, not simply quoting it. And it means confronting obvious problems directly rather than hoping they will be overlooked.
On planning policy
There is no need to copy out pages of the local plan or the NPPF. What matters is not whether you can find the relevant policies but whether you can explain why your proposal complies with them. If the issue is design, explain why your scheme is an appropriate response to the site and its context. If the issue is neighbour impact, explain the actual relationship with adjoining properties — the depth, height and orientation of the development, the location of neighbouring windows, boundary treatments, any differences in land levels.
On comparable permissions
Comparable permissions are only useful where they bear directly on the real issue in your case. A list of nearby approvals rarely proves much on its own. If a comparable genuinely helps you, submit the decision notice, the officer’s report and the approved plans. If those documents are not before the council, they are unlikely to assist you later.
On technical evidence
A planning statement is not a substitute for technical evidence where that is genuinely needed. If your proposal raises a highways issue, an ecology issue, a heritage issue or something similar, that needs to be addressed at the application stage — ideally with a specialist report. A refusal on technical grounds can be difficult to resolve through the Part 1 route, and the practical result is often delay and a fresh application.
Keep it focused
A good planning statement does not need to be long. It needs to identify the issues that matter, apply policy to the facts, deal with obvious objections before they become reasons for refusal, and ensure that anything you may later need to rely on is in the application file. A short, focused statement that does those things will serve you far better than a lengthy one that buries the argument.
If you are preparing a planning application and would like help putting together a statement that gives it the best chance of success, get in touch.
