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Blog: planning

How much does a planning amendment cost in London?

By Property Architecture drawing team, chartered architectural technologists (MCIAT). Published . 3 minute read.

Amending an approved London planning scheme costs £289 from us, with no VAT to add, and the council's fee depends on how big the change is: £46GOV.UK, Fees for planning applications in England from 1 April 2026 for a non-material change to a householder permission, £89GOV.UK, Fees for planning applications in England from 1 April 2026 to vary a condition on one. The harder question is which category your change belongs in, and the law gives no definition to rely on.

From £289 total

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  • Fixed fees, no VAT to add

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    Key takeaways

    What an amendment costs

    Our fee is £289. For that we compare the approved drawings with the change you want, advise which route fits, draw the change, and submit the application. Our planning amendment page explains the choice. The council's fee depends on that choice.

    The least expensive route is a non-material amendment: £46GOV.UK, Fees for planning applications in England from 1 April 2026 for a householder permission, or £309GOV.UK, Fees for planning applications in England from 1 April 2026 for any other. Varying a condition, if that is what the change needs, is £89GOV.UK, Fees for planning applications in England from 1 April 2026 for a householder permission and £608GOV.UK, Fees for planning applications in England from 1 April 2026 for any other. A completely new application is dearer again: £548GOV.UK, Fees for planning applications in England from 1 April 2026 for a house extension.

    What the fee includesA comparison of your change with the approved scheme; Advice on the right route and its council fee; The changed drawings; Application prepared and submitted for you; Free redraws until approvalWhat the fee includesA comparison of your change with theapproved schemeAdvice on the right route and itscouncil feeThe changed drawingsApplication prepared and submitted foryouFree redraws until approvalFixed fee from £289, no VAT to add
    What our planning amendment service includes.

    Which route fits your change

    A non-material amendment fits a small change: a window moved a little, a materials swap, a slightly different roof detail. A variation of a condition fits when the change needs the conditions to be altered. A new application fits when the change is so large that the scheme is no longer the one approved.

    The hard edge is in the middle. The government guidance says: there is no statutory definition, and a change non-material in one context may be material in anotherGOV.UK planning practice guidance, Flexible options for planning permissions. A change that is trivial on a large scheme can be significant on a small house, so the officer decides in context. We draw the change and compare it with the approved drawings so the application makes the case.

    Glazed double doors in a new blockwork rear extension, with a scaffold tower and a wheelbarrow on the unfinished floor
    Changes often arise on site, once the builder opens up the structure and sees what is really there. Photo: Brett Jordan, Pexels License

    How long it takes

    A non-material application is the fastest route: 28 daysGOV.UK planning practice guidance, Flexible options for planning permissions, or longer if agreed in writing. That is far quicker than a new application, which gives the council eight weeks.

    The sooner the change is raised, the better. A builder who proceeds on a change that is not authorised is building outside the permission, and our retrospective planning application page shows what that costs to put right.

    The risk of calling a change non-material

    If the council decides a change is material, it will not grant the amendment, and the next step is a variation or a new application. That adds time. We tell you if we think the officer is likely to take that view, and propose a small adjustment to the design when one would bring the change within the non-material route.

    It is cheaper to ask first than to build and apply afterwards.

    How the job runs, step by stepSend us the decision notice and the change you want Then: We compare it with the approved drawings Then: Route chosen: non-material, variation or new application Then: Change drawn and the application written Then: Application submitted to the council for you Then: Free redraws if the council asks for changesSend us the decision notice and thechange you wantWe compare it with the approveddrawingsRoute chosen: non-material, variationor new applicationChange drawn and the applicationwrittenApplication submitted to the councilfor youFree redraws if the council asks forchanges
    From the approved scheme to an amendment application.

    What to send us

    The decision notice, the approved drawings and a note or sketch of the change are enough to start. If the change is already built, tell us, so we can advise on the right route. For a new design, our planning drawings are the starting point.

    The figures, with sources

    Council fee, non-material change, householder development
    £46GOV.UK, Fees for planning applications in England from 1 April 2026Checked 25 October 2026
    Council fee, non-material change, any other case
    £309GOV.UK, Fees for planning applications in England from 1 April 2026Checked 25 October 2026
    Council fee, removal or variation of a condition, householder
    £89GOV.UK, Fees for planning applications in England from 1 April 2026Checked 25 October 2026
    Council fee, removal or variation of a condition, any other case
    £608GOV.UK, Fees for planning applications in England from 1 April 2026Checked 25 October 2026
    National planning fee, extension or alteration of a single house
    £548GOV.UK, Fees for planning applications in England from 1 April 2026Checked 25 October 2026
    What counts as non-material
    there is no statutory definition, and a change non-material in one context may be material in anotherGOV.UK planning practice guidance, Flexible options for planning permissionsChecked 25 October 2026
    Time to determine a non-material amendment application
    28 daysGOV.UK planning practice guidance, Flexible options for planning permissionsChecked 25 October 2026

    Questions

    Can I just build the change and apply later?

    It is risky. A change outside the permission is unauthorised until the council agrees. Ask first, because it costs less and removes the risk.

    Who decides whether a change is non-material?

    The council, in the context of the whole scheme. There is no fixed definition, so we advise on the likely view and help you make the case.

    What if the council says the change is material?

    The next step is a variation of the permission or a new application. We explain both, with the fees, before you choose.

    Does the price include the council's fee?

    No. The council's fee is paid to the council. Ours is £289, with no VAT to add.

    Header photo: The back of a semi-detached house with a new blockwork extension rising beside the original first-floor windows by Brett Jordan, Pexels License.

    The fixed fee for planning amendments

    Fixed fee
    from £289
    Total you pay
    from £289
    Council fee
    paid to the council separately

    No VAT to add. The fee is fixed in writing after a free constraints check of your address.

    What you get

    • A comparison of your change with the approved scheme
    • Advice on the right route and its council fee
    • The changed drawings
    • Application prepared and submitted for you
    • Free redraws until approval
    • More about our planning amendments
    Request your fixed quoteCall 020 7131 9703
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    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

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