How to Make Changes to Your Planning Permission

It is common to want to adjust a scheme after planning permission is granted — a window moved here, a layout tweaked there. You do not always have to start the application process again. The right route depends on how significant the change is. Here are the main options in England.

Non-material amendment (Section 96A)

For small changes that do not materially affect the approved scheme — such as moving a window or a minor internal tweak — a non-material amendment under Section 96A of the Town and Country Planning Act 1990 is usually the quickest route, often determined in around 28 days. There is no right of appeal if it is refused, but you can simply apply again by another route.

Minor material amendment (Section 73)

For changes with a greater impact — altering layouts, roof heights or other conditioned details — a Section 73 application to vary or remove a condition is the usual mechanism. It typically takes around eight weeks, allows for neighbour consultation, and results in a new planning permission sitting alongside the original.

Choosing the right route

• Section 96A: fast and low-cost, but strictly for non-material changes and with no appeal.

• Section 73: handles more substantial changes and is consulted on, but cannot be used to change the fundamental description of the development.

• Fresh application: for major changes, a new full application may be the only option.

A note on recent changes

The rules around amending permissions have evolved through case law and legislation in recent years, including new provisions intended to give a little more flexibility where changes are not substantially different from the approved scheme. Because the correct mechanism depends on the specifics — and getting it wrong can waste months — it is worth taking advice before you apply.

How Studio MASS can help

We regularly help clients refine consented schemes through the right route first time. To discuss changes to your permission, book a free consultation: email info@studio-mass.com, call 0208 638 6727, or use the Talk to Us button above.

Last reviewed: July 2026. Planning law and policy change over time and vary between authorities — always confirm the current position with your local planning authority or the Planning Portal, and take professional advice on your specific project.

About the author

Robert McBride BSc(Hons) MFPWS is an architectural technologist and director of Studio MASS, a London practice specialising in residential extensions, conversions and new-build homes.