← News · Published 5 October 2026
Planning appeal success rates are rising - and the procedure you use matters more than you'd think.
Five years of section 78 appeal decisions show two clear patterns: success rates across the board have climbed since early 2025, and the procedure your appeal is decided by - Written Representations, a Hearing, or a full Inquiry - makes a substantial difference to your odds.
The data: percentage of appeals allowed, by quarter
Section 78 appeals, all case types, July 2021 to June 2026.
| Quarter | Written Reps | Hearings | Inquiries | All |
|---|---|---|---|---|
| Jul - Sep 21 | 27% | 43% | 58% | 28% |
| Oct - Dec 21 | 27% | 41% | 62% | 28% |
| Jan - Mar 22 | 28% | 32% | 54% | 29% |
| Apr - Jun 22 | 27% | 34% | 60% | 29% |
| Jul - Sep 22 | 26% | 53% | 65% | 28% |
| Oct - Dec 22 | 26% | 51% | 65% | 29% |
| Jan - Mar 23 | 28% | 45% | 66% | 30% |
| Apr - Jun 23 | 28% | 41% | 65% | 30% |
| Jul - Sep 23 | 27% | 39% | 38% | 28% |
| Oct - Dec 23 | 24% | 48% | 67% | 27% |
| Jan - Mar 24 | 27% | 51% | 53% | 28% |
| Apr - Jun 24 | 28% | 40% | 67% | 29% |
| Jul - Sep 24 | 28% | 39% | 52% | 29% |
| Oct - Dec 24 | 26% | 50% | 71% | 28% |
| Jan - Mar 25 | 31% | 57% | 69% | 33% |
| Apr - Jun 25 | 30% | 51% | 82% | 32% |
| Jul - Sep 25 | 29% | 59% | 78% | 31% |
| Oct - Dec 25 | 29% | 40% | 67% | 30% |
| Jan - Mar 26 | 30% | 62% | 64% | 32% |
| Apr - Jun 26 | 29% | 53% | 57% | 31% |
Shaded rows: the six most recent quarters, where every procedure type has settled into a higher band than the years before.
The trend
Success rates have risen since early 2025, across every procedure type. Written Representations - the largest category by far, and the one almost all householder appeals fall into - averaged 26.9% across the three and a half years to mid-2024, then rose to a 29.0% average from mid-2024 onward, with every quarter from Jan-Mar 2025 sitting at 29-31%. The "All" figure, which tracks Written Representations closely because it makes up the bulk of appeal volume, shows the same shift: from a 28.6% average to 30.8%.
Hearings and Inquiries show the same direction, but with far more noise. Hearings rose from a 42.7% to 50.2% average between the same two periods; Inquiries from 60.0% to 66.0%. But both procedures involve a much smaller number of cases each quarter than Written Representations, so a handful of decisions can swing the percentage by 20 points or more in either direction - Inquiries alone ranged from 38% in one quarter to 82% just three quarters later. Treat any single quarter's Hearing or Inquiry figure with caution; the Written Representations and "All" columns are the more statistically reliable read on the overall trend.
What's the difference between Written Representations, Hearings and Inquiries?
All three are ways a section 78 planning appeal can be decided by the Planning Inspectorate - the difference is how much process sits around the decision.
- ✓Written Representations: the simplest and by far the most common route. Both sides submit written statements and evidence, the Inspector visits the site, and a decision is issued on paper - no hearing, no oral evidence. This is the mandatory procedure for householder (HAS) appeals, and the usual route for most straightforward cases generally.
- ✓Hearings: a more informal, round-table discussion led by the Inspector, usually held at the council offices or another local venue. The appellant, the council, and sometimes interested third parties can attend and answer questions. Used where the issues need some discussion beyond what paperwork alone can capture, but don't warrant a full Inquiry.
- ✓Inquiries: the most formal procedure, resembling a courtroom hearing - often with legal representation, cross-examination of witnesses, and expert evidence given under oath. Reserved for the largest, most complex, or most contested cases, and can run for several days.
The consistently higher success rates for Hearings and especially Inquiries partly reflect what ends up in those procedures in the first place - larger, more contested schemes that are often pursued with professional representation and more thoroughly prepared evidence, rather than the procedure itself being inherently more favourable.
Planzo specialises in Written Representations appeals.
Written Representations is the procedure almost every homeowner's appeal goes through - it's the only route for householder appeals, and it's where we focus entirely. If you've been refused, send us your decision notice and we'll give you an honest read on your chances, and whether Planzo's no win, no fee planning appeal service is the right fit for your case.