Washington, Tyne and Wear
Side return extension in Washington
Thinking about a side return extension in Washington? 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 Washington (NE37 and NE38) as part of our Tyne and Wear work. Side returns suit the Victorian and Edwardian terraces found across parts of Tyne and Wear, 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 Washington?
A side return extension in Washington is priced at £2,070–£3,420 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 Washington?
Planning for a side return extension in Washington follows the English householder rules.
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. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Washington like to extend?
Brick terraces, colliery houses and post-war semis make up much of Washington. Former mining areas often need a coal mining risk check before foundations are designed.
How a side return extension in Washington 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Side return extensions near Washington
From Washington, the nearest places we also cover are Chester-le-Street (3.7 miles) and The Boldons (3.9 miles).
- Side return extension in Chester-le-Street
- Side return extension in The Boldons
- Side return extension in Felling
- Side return extension in Houghton-le-Spring
- Side return extension in Hebburn
Other work in Washington:
FAQ
Side return extension questions in Washington
Do you handle building control in Washington?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How long does a rear extension take to build in Washington?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
What postcode areas do you cover around Washington?
Including NE37 and NE38, and the surrounding Tyne and Wear area.
Is the site visit in Washington free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.