Planning amendments

In an ideal world, every project would be approved exactly as planned the first time. In reality, projects often evolve, and it’s natural for refinements to be made along the way. The good news is that not every adjustment to a planning permission requires starting over with a fresh application.

In many cases, these refinements can be handled through an amendment — a simpler, faster route that keeps your project moving without going back to square one.

Here are some of the key benefits of amending an application:

• Quicker process – Non-Material Amendments can often be decided in as little as 28 days, while Minor Material Amendments are usually determined within 8 weeks.

• Lower cost – planning fees for amendments are far less than submitting a new full application.

• Keeps your existing permission live – the amendment creates a new permission alongside the original, which remains valid.

• Focused assessment – the council considers only the change, rather than reassessing the whole scheme.

There are two ways to carry out amendments depending on how significant the change is. The planning world refers to this as material or non-material. A material consideration is a broad term for any matter that should be taken into account when deciding a planning application or an appeal - nothing to do with building materials, which is a common misunderstanding.

Non material amendment vs Minor Material amendment

Non-Material Amendments (Section 96A)

A Non-Material Amendment (NMA) is designed for very small changes that do not significantly alter the approved development. Examples might include:

• Moving a window or door slightly

• Changing external finishes

• Updating minor internal layouts

There is no fixed legal definition of what counts as ‘non-material’. What is acceptable in one scheme may not be in another. The local planning authority decides whether a proposed change is non-material, based on the context of the development.

If accepted, decisions are typically made quickly — usually within 28 days.

Minor Material Amendments (Section 73)

A Minor Material Amendment (MMA) is used when the change is more significant than an NMA but does not fundamentally alter the overall development. This is done via Section 73 of the Town and Country Planning Act 1990, which allows conditions attached to a planning consent to be varied or removed.

Examples include:

• Slightly altering the size or footprint of an extension

• Adjusting roof design and/or height

• Replacing approved materials with alternatives

• Modifying landscaping or access arrangements

Applications are normally decided within 8 weeks (or 13 for major schemes). If approved, a new permission is issued alongside the original consent.

How KD Design Can Help

KD Design can prepare and manage your Planning amendment on your behalf. We will:

• Assess whether your changes are best handled as an NMA or MMA.

• We prepare the required drawings and coordinate the necessary documentation

• Prepare and submit the application to the local authority on your behalf

• Keep you informed of progress throughout the process

If you’d like to hear more about us or to discuss how we can assist with your planning requirements please get in touch.