Yarm, North Yorkshire
Side return extension in Yarm
Infilling the narrow passage beside a Victorian or Edwardian back addition. We design, get the approvals for and build side return extensions in Yarm and the surrounding area, with one contract from the first survey to building control sign-off.
Yarm and its postcode districts TS15, TS16 and TS17 are part of our North Yorkshire coverage. In Yarm we check the boundary line and the neighbour's gutter before drawing a side return, because a few centimetres decide whether the wall goes on or beside the boundary.
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 Yarm?
Guide prices for a side return extension in Yarm start from our North East England rate of £2,070–£3,420 per square metre, including VAT. 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 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a side return extension in Yarm?
Planning for a side return extension in Yarm follows the English householder rules.
In England the side part of a side return or wraparound must meet the side-extension rules (one storey, under 4 metres high, no more than half the width of the original house), and those rights do not apply on designated land. Because a wraparound combines a side and a rear extension, many need householder planning permission.
Because rear extensions often sit on or near the boundary, the Party Wall etc. Act 1996 usually applies in England. Notices go out one or two months before work depending on the type of work, and a surveyor's award is only needed if a neighbour does not consent.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Yarm like to extend?
Terraces and semis are typical around Yarm. 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 Yarm comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Side return extensions near Yarm
We also build side return extensions in nearby Ingleby Barwick (2.2 miles) and Thornaby-on-Tees (3.1 miles).
- Side return extension in Ingleby Barwick
- Side return extension in Thornaby-on-Tees
- Side return extension in Stockton-on-Tees
- Side return extension in Billingham
- Side return extension in Middlesbrough
Other work in Yarm:
FAQ
Side return extension questions in Yarm
Do you handle building control in Yarm?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
Glass roof or solid roof with rooflights?
A glass roof gives the most light; a solid roof with long rooflights is warmer and quieter in rain. Both work.
How much does a side return extension cost in Yarm?
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.
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.