Negotiation and amendments during a planning application

When a planning application is under consideration, the case officer can negotiate on proposals. This is not a substitute for a well prepared, clear and complete planning application submission. The decision on whether to negotiate or not is at the discretion of the planning officer.

We will only ask for amendments in circumstances where decisions can realistically still be made within statutory time frames, or where an extension of time for the decision to be made can be agreed.

The council will usually only accept minor amendments or submission of additional details in relation to applications after they have been submitted and validated. Where significant amendments or additional information are required, we will normally need you to re-submit your planning application. 

In the case of strategic or particularly complex development proposals, Planning Performance Agreements should be used to agree a work programme, including negotiations and any amendments during the consideration of the application.

For guidance on amendments after we've made a planning decision see our amending an approved application page.

All Householder and non-major applications

We will usually accept one set of amended drawings and/or one set of further technical reports after the consultation process has ended if a positive change is proposed or in response to a comment received. No further amendments will be accepted.

Because these amendments may result in further consultation with consultees or neighbours, we will only accept amended plans if an extension of at least 1 month to determine the application is given in writing. However, we would seek to determine the application as swiftly as possible.

If no extension is agreed alongside the amended plans, you are advised to either withdraw your proposal and resubmit, or the application will continue to be determined by the plans and documents originally submitted (disregarding the amendments).

Major applications

We will usually only accept one set of amended drawings and/or further technical reports after the consultation process has ended. This applies only if a positive change is proposed or if it is in response to comments received. Therefore, we advise that you wait until all consultee comments have been received and address all outstanding issues in one set of amendments, rather than amending your proposal to address comments one by one. The case officer will normally not accept incremental amendments.

Further additional submission of technical documents or further sets of amended plans will only be accepted at the case officer's discretion where beneficial. Should any proposed amendments have a large impact on the application, we will advise that the application should be withdrawn and re-submitted.

For major applications you should consider using the pre-application process to ensure that your application addresses the relevant technical details at the outset.

We will not normally accept the following as amendments:

• changes to the redline site area - this would require the application to be withdrawn and resubmitted
• increase in site area or if the number of dwellings is increased, or increased floorspace is proposed for commercial development
• introduction of different new land uses, other than open space, amenity, ecological, nutrient mitigation or landscaping areas
• significant changes to the proposed position or the raising of the height of buildings
• proposals which would require further statutory notices to be displayed
• amendments which, in the council's opinion, do not address issues previously raised as a concern by the council or consultees which would prevent the application being dealt with in a timely manner
• where a proposal is unacceptable as submitted, being clearly contrary to adopted policies and where it is unlikely that negotiations or amendments can overcome this

Further consultation and extension

If by accepting additional reports or amendments it is likely to require further consultation with consultees or neighbours, we will only accept additional information or amended plans if a sufficient extension of time of at least 2 months is provided.

An extension may also have to account for reporting to the planning committee and/or completing any legal agreements required for the decision to be issued. If this is not provided alongside the amended plans or technical reports, you are advised to withdraw your proposal and resubmit. Otherwise, the application will be assessed and determined based on the plans and information originally submitted and any subsequently submitted information will be disregarded.

If your planning case officer asks you to amend your plans or proposal, we ask that you submit these plans or additional information within a maximum period of 4 weeks from the date of request. If this cannot be achieved, you will need to agree an alternative date for submission in writing with the case officer. An extension of time request will be required to allow a minimum 2 month period beyond the date of the agreed submission. Failure to submit by the date agreed in writing will result in the application being determined based on the details provided to date.

Time sensitive applications

Some applications we deal with are time sensitive and consent is deemed to have been granted automatically if a decision is not made within the original time frame. These include a number of prior approval applications for permitted developments. We will not normally negotiate or accept amendments on these applications.