Planning amendments from £285
Need to move a window, change a roof or adjust an approved extension? We redraw the changes and apply for the right kind of amendment, for a fixed fee.
£285 fixed fee, no VAT to add
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The short answer
A planning amendment changes a scheme that already has permission, without starting again. A small change goes through a non-material amendment; a larger one through a section 73 application. Our fee is £285 for the redrawn sheets and the application, no VAT to add; the council fee is separate.
Planning amendment
from £285
- Fixed fee
- £285
- VAT
- None to add
- A comparison of the approved drawings with what you now want, change by change
- A recommendation on the route: non-material, section 73 minor material, or a fresh application
- Amended plans, elevations and sections, with the changes clouded so the officer can see them
- The application form and a short covering note, submitted for you
- Notification of affected landowners where the route needs it
- An independent check of every sheet, and free redraws of our drawings until approval
£285. A starting fee: we confirm one fixed figure after checking your address. The council’s own fee, where there is one, is paid to the council.
Get my fixed feeHow an amendment runs with us
Compare
We lay the approved drawings beside the changes you want and list each one.
Choose the route
We say whether the council is likely to treat the change as non-material, minor material, or too big for either.
Amend the drawings
Only the affected sheets are redrawn, with the changes clouded.
Notify and submit
Landowners are told where the route requires, and the application goes in with the fee.
Decision
A non-material amendment is decided within 28 days, unless a longer period is agreed in writing.
Two routes, and why the choice matters
Section 96A allows a non-material amendment. There is no legal definition of non-material, because it depends on the scheme: a change that is non-material in one context may be material in another, and the council has to be satisfied it is non-material (guidance). A moved window or a changed material is typical.
Section 73 can vary conditions, including a condition listing the approved plans, and so can deliver a minor material amendment. There is no statutory limit on the degree of change to conditions, but the change must relate only to conditions and not to the operative part of the permission, such as the description of development.
- Non-material (section 96A): decided in 28 days, no appeal if refused
- Minor material (section 73): a fuller application, with a right of appeal
- A change that alters the description of development needs a new application
Fees and neighbours
The council fee for a householder non-material amendment is £46 from 1 April 2026, and £89 for a householder section 73 application, according to the GOV.UK fee schedule.
For a non-material amendment, the applicant must notify the owners of the land before applying, and the council takes into account any comments received within 14 days. The usual statutory consultation does not apply.
When an amendment is the wrong tool
A refusal of a non-material amendment cannot be appealed, because it is not an application for planning permission. The route then is a fresh application, which is why we choose carefully. If the change is bigger than the council will accept as an amendment, we say so and draw the application instead.
Listed building consent cannot be amended under section 96A either, so work to a listed building follows its own route.
Amendments in numbers
28 days
Time for the council to decide a non-material amendment, unless a longer period is agreed in writing.
Source: Planning Practice Guidance: flexible options for planning permissions (GOV.UK)
14 days
Time within which representations from notified landowners are taken into account.
Source: Planning Practice Guidance: flexible options for planning permissions (GOV.UK)
s96A
The section of the 1990 Act that allows a non-material amendment; the council must be satisfied it is non-material.
Source: Planning Practice Guidance: flexible options for planning permissions (GOV.UK)
s73
The section that allows conditions, including the plans condition, to be varied for a minor material amendment.
Source: Planning Practice Guidance: flexible options for planning permissions (GOV.UK)
£46
Council fee for a householder non-material amendment from 1 April 2026.
Source: Planning fees: annual indexation from 1 April 2026 (GOV.UK)
£89
Council fee for a householder section 73 application from 1 April 2026.
Source: Planning fees: annual indexation from 1 April 2026 (GOV.UK)
No appeal
A refused section 96A application has no right of appeal under section 78.
Source: Planning Practice Guidance: flexible options for planning permissions (GOV.UK)
Questions about amendments
Is moving a window non-material?
Often, but not always. A window that looks onto a neighbour’s garden is judged differently from one on the street. The council decides, which is why we explain the likely route before you pay the council fee.
Do I need to tell my neighbours?
For a non-material amendment you must notify the owners of the land affected before applying. Neighbours are not formally consulted, though the council may choose to inform them.
Source: Planning Practice Guidance: flexible options for planning permissions (GOV.UK)
Does the original permission stay valid?
Yes. A decision on an amendment relates only to the changes sought and is read with the original permission, which still stands.
Source: Planning Practice Guidance: flexible options for planning permissions (GOV.UK)
What if I have already built differently?
Then it is not an amendment but a retrospective matter, and a retrospective application is the route.
Change the plans without starting again
Send the decision notice and what you want to change. We reply with the route and a fixed fee, from £285.