Thornaby-on-Tees, North Yorkshire
Side return extension in Thornaby-on-Tees
Thinking about a side return extension in Thornaby-on-Tees? Infilling the narrow passage beside a Victorian or Edwardian back addition. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
We cover Thornaby-on-Tees (TS16, TS17 and TS18) as part of our North Yorkshire work. Side returns suit the Victorian and Edwardian terraces found across parts of North Yorkshire, where the kitchen sits in a narrow back addition.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a side return extension cost in Thornaby-on-Tees?
For Thornaby-on-Tees we work from the North East England rate: £2,070–£3,420 per square metre of new floor, including VAT, standard specification. North East prices are among the lowest in our range; former mining ground is the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £25,000–£41,000 |
| 2.5 m wide × 7 m deep (17.5 m²) | £36,000–£60,000 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a side return extension in Thornaby-on-Tees?
Whether your side return extension in Thornaby-on-Tees needs a planning application depends on its size, your house and any local restrictions.
Side return infills and the side leg of a wraparound are treated as side extensions in England: single-storey, no more than 4 metres high and no wider than half the original house. They are not permitted development in conservation areas, National Parks or National Landscapes, and a joined wraparound often needs a planning application because the side and rear rules apply together.
The Party Wall etc. Act 1996 applies in England: you serve notice two months before work to a shared wall, and one month before digging foundations within 3 metres (or 6 metres for deeper foundations) of a neighbour's building. Neighbours can agree in writing; if they dissent, surveyors agree an award.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Thornaby-on-Tees like to extend?
Terraces and semis are typical around Thornaby-on-Tees. On terraces a single-storey rear extension across the back yard is usually the practical choice; semis often have room for more.
How a side return extension in Thornaby-on-Tees comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Side return extensions near Thornaby-on-Tees
Neighbouring places we cover include Ingleby Barwick (1.0 miles) and Stockton-on-Tees (2.5 miles).
- Side return extension in Ingleby Barwick
- Side return extension in Stockton-on-Tees
- Side return extension in Yarm
- Side return extension in Billingham
- Side return extension in Middlesbrough
Other work in Thornaby-on-Tees:
FAQ
Side return extension questions in Thornaby-on-Tees
How long does a rear extension take to build in Thornaby-on-Tees?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Can you match the brick or stone on my Thornaby-on-Tees house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How much space does a side return add?
Typically 8 to 18 square metres, enough to turn a galley kitchen into a kitchen-diner with an island.
How much does a side return extension cost in Thornaby-on-Tees?
As a guide, £2,070–£3,420 per square metre including VAT for a standard specification. For example, 2 m wide × 6 m deep (12 m²): about £25,000–£41,000 at that rate. Your written price follows the survey.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Is the site visit in Thornaby-on-Tees free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.