Planning amendments for an approved scheme, £269 fixed
The builder has found a better place for the window, the engineer wants a deeper beam, or you have changed your mind about the roof. Small changes to an approved scheme have their own route. We draw the change and make the case: £269.
- £269 fixed, no survey fee
- Right route chosen first
- Free redraws until approval
What does a planning amendment cost?
Our fee is £269, with no survey fee and no VAT to add. It covers the marked-up drawings showing the change, the application form and the covering note. The council charges a separate fee, and it differs by route. We say which route fits before you pay anything for drawings.
What the £269 covers
- A comparison of the approved plans and what you want now, item by item
- A recommendation: non-material amendment, minor material amendment under section 73, or a new application
- Revised drawings with the changes clouded and a schedule of differences
- The application form, the notices to owners the form needs, and a covering note for the officer
- Filing and replies, with free redraws until approval
Is my change non-material?
Only the council can say, and it judges each case on its own context. The government’s guidance accepts that there is no statutory definition: a change that is trivial on one scheme can be material on another (gov.uk). Moving a rooflight slightly is the sort of change worth testing as non-material. Adding a storey or moving a wall towards a neighbour is not.
We compare your approved drawings with the change, mark each difference and tell you which side of the line it falls. If it falls on the wrong side, better to know before a refusal on a route that has no appeal.
When to use section 73 instead
Section 73 is the route for changing conditions, including the condition that lists the approved plans. It can allow real change, because there is no statutory limit on how much the conditions can vary, but it cannot rewrite the description of the development (gov.uk). It produces a new permission alongside the old one, and you choose which to build.
Where the change is too big for either, you apply afresh, and we draw a full householder planning set. Where the change comes from a condition that cannot be met as written, start with discharge of conditions.
- Small, local change: non-material amendment
- Changed approved plans or conditions: section 73
- Different building: a new application
Why change before you build, not after
A change built without consent is a breach of the permission. You can ask for it afterwards, and the route is a retrospective application, but it costs more and has more risk. Asking first costs £269 and, for a non-material change, the council aims to answer within 28 days.
The two amendment routes in figures
- 28 days
- A council has 28 days to decide a non-material amendment, unless a longer time is agreed in writing. gov.uk, Flexible options for planning permissions
- 14 days
- People notified of a non-material amendment application have 14 days to make representations. gov.uk, Flexible options for planning permissions
- No definition
- There is no statutory definition of non-material, so the council decides it in the context of the overall scheme. gov.uk, Flexible options for planning permissions
- No appeal
- A refusal, or failure to decide, a non-material amendment cannot be appealed. gov.uk, Flexible options for planning permissions
- Section 73
- A section 73 application can vary or remove conditions, with no statutory limit on the degree of change to conditions, but cannot change the description of the development. gov.uk, Flexible options for planning permissions
- New permission
- A section 73 grant takes effect as a new, independent permission, and the original stays unchanged. gov.uk, Flexible options for planning permissions
- £46 / £309
- The council fee for a non-material amendment is £46 for a householder request and £309 for any other, from 1 April 2026. National fee schedule from 1 April 2026, published by Bradford Council
Amendment questions
How long does a non-material amendment take?
The council has 28 days, or longer if agreed in writing. We cannot promise a decision date.
Can I appeal if the amendment is refused?
Not for a non-material amendment. That is why choosing the right route first matters.
Do neighbours get a say?
You must notify owners of affected land, who then have 14 days to make representations.
How much does the council charge?
From 1 April 2026 a non-material amendment is £46 for a householder request and £309 for any other.
Does a section 73 application replace my permission?
No. It gives you a new permission, and the original stays in force. You choose which to implement.
Other services people book with this one
Want to change something that is already approved?
Send the decision notice and a sketch of the change. We say which route it needs and reply with a fixed fee.