Revisions and amendments to planning applications

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You can make minor changes during the planning process:

  • revisions are changes during the processing of a planning application
  • non-material amendments are after the planning decision.

Revisions prior to planning decision

A minor revision to the original proposal (when consultation has already been done) should be accepted.  This is especially true if:

  • a positive change is proposed
  • it is in response to comments received.   

No further consultations will be made in most cases. The case officer will make their recommendation on the application.

It may be that further consultations with:

  • neighbours and
  • the local council

are needed. The revision will still be accepted if there is enough time before the application expires. If there is not sufficient time before the application expires then:

  • the revision is too significant to be accepted as part of the processing of the current planning application
  • the application can be either:
    • withdrawn or
    • allowed to continue to a decision on the basis of the original plans.

Non-material amendments after decision

You can apply for a non-material amendment to an existing planning permission. Section 96A of the Town and Country Planning Act 1990 (amended by Planning Act 2008) covers this. You may need to make a change after the planning decision because:

  • Building Regulations require a change to the proposals
  • unplanned issues arise when construction or operations start.

Local Planning Authorities may allow small changes as 'non-material amendments'. The benefits are:

  • the applicant avoids the time and costs of making a new planning application
  • the Local Planning Authority can make the best use of its resources.

There will be no:

  • consultations
  • publicity and
  • notifications

because a non-material amendment is not an application for planning permission.

Non-material amendments must:

  • be within the scope of the original planning permission
  • not result in a materially different scheme that has a differing impact.

When a non-material amendment is accepted, it means that:

  • enforcement action will not be taken against the breach of planning control
  • there is an accurate record of the development as completed.

There is no statutory definition for 'non-material' changes.  It depends on the context and is determined by the Local Planning Authority.

Non-material amendment criteria

Each application will be considered on its merits.  The proposed change may be a non-material amendment if:

  1. There would be no change to the application site boundary and the proposal would be located within it (red line boundary)
  2. The amendment would not conflict with development plan policies or other Government guidance
  3. There would be no conflict with any conditions on the planning permission
  4. The proposal would not make worse any concerns raised by third parties when the original planning permission was considered
  5. The approved footprint/siting of the building will not be moved in any direction by more than 1 metre
  6. The proposal would not result in an extension to development already approved
  7. The height/volume of the building or extension would not be increased or significantly reduced
  8. The amendments must not result in a fundamental change in the design of the building
  9. The change does not amount to new works or elements which have not been considered by any environmental statement submitted with the original application
  10. Amendments to windows/doors/openings must not have any overlooking impact on neighbouring properties

These criteria are designed to prevent amendments being accepted that would have a harmful impact.  If the above cannot be met:

  • a minor material amendment application or
  • a new full application may be required. 

Please consider whether the proposed change meets these criteria before making a submission.

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