Amending a planning permission costs our fee, which starts at from £285 for revised drawings and the covering statement, and the council's fee, which is £46 for a non-material amendment on a householder permission (MHCLG fee table). A change to conditions is £89, and a larger change needs a new application.
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Our amendment service is for drawings we prepared and had approved, because we revise what we drew. If the permission came from another firm, tell us and we will say whether we can take it on or whether you need a fresh survey first.
Which route does my change take?
Three routes, in order of how big the change is.
A non-material amendment (section 96A) is for small changes: a window moved, a materials swap, a minor adjustment to a footprint. The guidance admits there is no statutory definition of non-material, and says the test depends on the context of the overall scheme (MHCLG guidance, paragraph 002). A shift that is trivial on a block of flats may be material on a small house.
A section 73 application varies or removes conditions. It results in a new, independent permission that sits alongside the original, which stays intact, and it cannot change the description of the development (paragraph 014). Use it where the problem is a condition, such as the approved plans condition.
A new application is the route when the change is material and the first two cannot carry it, for example a bigger footprint or an extra storey.
What does it cost on each route?
| Route | Council fee (householder) | Council fee (any other case) | Our fee |
|---|---|---|---|
| Non-material amendment | £46 | £309 | From £285 |
| Section 73 variation of a condition | £89 | £309 | From £285 |
| New householder application | £548 | n/a | £645 drawings + £150 survey (£795 total) |
All three council fees come from the 1 April 2026 table. The non-material procedure "cannot be used to make a material amendment" (paragraph 009), so choosing it for a change that is really material risks a refusal and the lost fee. A clear view on the route comes before anything is drawn.
How long does the council take?
For a non-material amendment, 28 days, or longer if agreed in writing (paragraph 007). The council must have regard to the effect of the change, and take into account representations from anyone it notifies if they arrive within 14 days (paragraph 008).
A section 73 application takes the council's usual determination period, and it may consult, because the guidance says the authority can consider whether the scale or nature of the change warrants consultation. If you are building, do not build the changed part until the council has decided: work that departs from the approved plans is outside the permission.
What if I have already built the change?
Then the question is different. Work that departs from the permission may need a retrospective application, which our retrospective planning cost post covers, and it is better to speak to the council early than to wait for a complaint. A small departure may still be dealt with as a non-material amendment if the council considers it non-material.
What about conditions that must be discharged first?
An amendment does not discharge a condition, and a condition does not become an amendment. If the permission has pre-commencement conditions, the details still have to be approved, and our discharge of conditions cost post explains the fee and the eight-week period.
Frequently asked questions
Do I need to tell the neighbours? The guidance says an applicant for a non-material amendment must notify the owners of the land affected (and any agricultural tenants) before applying (paragraph 006). The council may also consult neighbours when it decides.
Can I amend a listed building consent this way? No. The guidance says the non-material procedure cannot be used for listed building consents and applies only to planning permissions.
Is the fee the same for every borough? Yes. The council fees are set nationally. Our fee is fixed and shown above.
Will the council always say yes? No. The officer decides, and we do not promise a result. We tell you our view of the route before you pay the council.
If the application goes through the Planning Portal, the Portal adds its own service charge: nothing, £99 or £149 including VAT, depending on the application type and complexity, paid to the Portal at submission and not normally refunded with a council fee (Ashford Borough Council, Planning Portal service charges, 11 September 2026). It is not ours and not the council's. Other submission routes exist; where your council accepts one without a charge, we can use it.
