A non-material amendment, often called an NMA, is used where planning permission has already been granted and a small change is needed to the approved scheme. This might be because the design has been refined, a builder has suggested a practical adjustment, or the approved drawings no longer quite match what the homeowner wants to build.

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An NMA is made under Section 96A of the Town and Country Planning Act 1990. The local planning authority must decide whether the proposed change is non-material, taking into account the effect of the change together with any previous changes already made to the permission.

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Planning Portal guidance explains that a non-material amendment may be used to approve a minor change to a planning permission, provided it does not breach any condition attached to the original consent.

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Non-material amendments can be useful for:

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• Small changes to approved windows or doors

• Minor changes to rooflights

• Small layout adjustments

• Minor elevation changes

• Slight changes to external materials

• Adjustments to approved openings

• Small changes to approved dimensions

• Amendments requested by a builder or supplier

• Correcting drawing inconsistencies

• Updating approved plans before construction starts

• Regularising small on-site changes before they become a bigger problem

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Ask PAS About Non-Material Amendment Plans and Drawings

 

The drawings are central to a non-material amendment application. The council needs to understand exactly what was approved, what is changing and why the change is small enough to be treated as non-material.

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Planning Application Services (PAS) can prepare revised drawings and supporting information to help explain the amendment clearly.

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PAS can help show:

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• The original approved scheme

• The proposed amendment

• Which drawings are being changed

• Which parts of the design remain the same

• The difference between approved and amended plans

• Whether the change affects neighbours

• Whether the change affects the street scene

• Whether any planning conditions are affected

• Whether an NMA, minor material amendment or fresh planning application is likely to be the better route

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PAS can prepare amendment drawings for:

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• House extensions

• Loft conversions

• Garage conversions

• Garden buildings

• Porches

• Driveways

• Gates and boundaries

• Replacement windows

• Roof alterations

• Outbuildings

• Approved residential schemes

• Small development projects

• Projects already on site

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What a Non-Material Amendment Package May Include

 

Planning Portal guidance says an NMA application may require changes to the drawings and plans submitted with the original permission, together with detailed information explaining the proposed amendments and how they differ from the approved scheme.

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A typical non-material amendment package may include:

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• Application form support

• Original planning reference review

• Review of approved drawings

• Revised floor plans

• Revised elevations

• Revised roof plans where needed

• Revised sections where needed

• Marked-up drawings showing the changes

• Written description of the amendment

• Comparison notes explaining approved versus proposed

• Photos where useful

• Supporting planning notes

• Submission support through the Planning Portal

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A clear package helps the planning officer understand that the change is limited, controlled and properly related to the original permission.

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NMA or Minor Material Amendment?

 

Not every change can be dealt with as a non-material amendment. There is no fixed national definition of “non-material”, because whether a change is material depends on the context of the approved scheme and the judgement of the local planning authority. Government guidance confirms that an application seeking a non-material amendment can be made using the standard application form.

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A change may be more likely to need a different planning route where it:

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• Increases the size of the approved development significantly

• Changes the character of the design

• Creates new neighbour impact

• Affects privacy, outlook or daylight

• Changes the approved use

• Conflicts with a planning condition

• Alters the description of development

• Changes the development beyond what the original permission clearly allowed

• Needs proper consultation or fresh assessment

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If the change is too significant for an NMA, the likely options may include a minor material amendment, a Section 73 application, or a fresh planning application depending on the circumstances.

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Important Point: An NMA Does Not Create a New Permission

 

If a non-material amendment is approved, it does not normally create a brand-new planning permission. Planning Portal guidance notes that the original permission still stands but is modified by the non-material amendment decision, meaning the original permission and the NMA decision should be read together.

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This is why it is important to keep a clear record of:

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• The original decision notice

• The approved drawings

• The NMA decision notice

• The revised drawings

• Any planning conditions

• Any later amendments or approvals

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This matters during construction, future sales, remortgages and later planning applications.

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Why Professional Support Helps

 

Non-material amendments are often small in design terms, but they still need to be explained properly. A vague application can be refused or delayed if the council cannot clearly understand the difference between the approved scheme and the proposed change.

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Professional support can help you avoid:

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• Applying for the wrong amendment route

• Submitting unclear revised drawings

• Failing to compare approved and proposed drawings

• Changing something that affects a planning condition

• Assuming a builder’s change is automatically acceptable

• Making changes on site before checking the planning route

• Creating problems for Building Control or future sales

• Confusing an NMA with a full revised planning permission

• Delays caused by council requests for clearer information

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PAS can help prepare the revised plans, drawings and written explanation so the council can assess the amendment properly.

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Full-Service Support from PAS

 

PAS can provide support from the first review of the approved permission through to amendment submission and next steps.

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This may include:

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• Review of the original planning permission

• Review of approved drawings and decision notice

• Non-material amendment advice

• Revised plans and drawings

• Marked-up comparison drawings

• Supporting amendment notes

• Planning Portal submission support

• Help responding to council queries

• Minor material amendment advice where needed

• Section 73 planning support where the change is more substantial

• Fresh planning application support if an NMA is not suitable

• Building Regulations drawing updates where needed

• Structural coordination where the amendment affects construction

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A non-material amendment can be a useful way to make small changes to an approved scheme, but the change still needs to be presented clearly and checked against the original permission.

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Get expert help with your non-material amendment

 

Whether you need revised drawings, marked-up plans, a non-material amendment application, minor material amendment advice, Section 73 support or help understanding whether your proposed change is acceptable, Planning Application Services (PAS) can help you understand what is needed and provide a clear quote for the right level of support.

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Tell us what was approved, what you want to change, and send any decision notices, approved drawings, builder comments, photos or sketches you have, and we can advise on the next steps.