Garforth, West Yorkshire
Side return extension in Garforth
Thinking about a side return extension in Garforth? 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 Garforth (LS15, LS25 and LS26) as part of our West Yorkshire work. Side returns suit the Victorian and Edwardian terraces found across parts of West 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 Garforth?
In Garforth, our guide for a side return extension is £2,140–£3,530 per square metre including VAT for a standard specification. Yorkshire prices sit below our West Midlands baseline; matching natural stone is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £25,500–£42,500 |
| 2.5 m wide × 7 m deep (17.5 m²) | £37,500–£62,000 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a side return extension in Garforth?
Whether your side return extension in Garforth needs a planning application depends on its size, your house and any local restrictions.
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. 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 Garforth like to extend?
Garforth has through terraces and some back-to-backs as well as later semis; back-to-backs have little or no rear space, so we look at side or loft options there.
How a side return extension in Garforth 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.
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 Garforth
Close by, we work in Kippax, about 1.8 miles away, and Castleford, about 4.6 miles away.
- Side return extension in Kippax
- Side return extension in Castleford
- Side return extension in Lofthouse
- Side return extension in Leeds
- Side return extension in Chapel Allerton
Other work in Garforth:
FAQ
Side return extension questions in Garforth
Do I need planning permission for a rear extension in Garforth?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
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.
Is a side return permitted development?
Sometimes, as a side extension within the width and height limits, but not in conservation areas, and many terraces are in one.
How long does a rear extension take to build in Garforth?
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 Garforth house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Do you handle building control in Garforth?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.