Horbury, West Yorkshire
Side return extension in Horbury
Infilling the narrow passage beside a Victorian or Edwardian back addition. If you live in Horbury and want to know what a side return extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Horbury is covered from our West Yorkshire round, including WF2, WF4 and WF5. Side return projects in Horbury usually start with a drainage survey of the side passage.
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 Horbury?
For Horbury we work from the Yorkshire and the Humber rate: £2,140–£3,530 per square metre of new floor, including VAT, 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 Horbury?
Planning for a side return extension in Horbury 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. 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 Horbury like to extend?
Stone terraces and brick semis are typical of Horbury. Matching sandstone or gritstone on a terrace is one of the biggest cost variables, and reclaimed stone is often the best match.
How a side return extension in Horbury 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Horbury
We also build side return extensions in nearby Ossett (1.6 miles) and Wakefield (3.0 miles).
- Side return extension in Ossett
- Side return extension in Wakefield
- Side return extension in Dewsbury
- Side return extension in Batley
- Side return extension in Darton
Other work in Horbury:
FAQ
Side return extension questions in Horbury
How much does a side return extension cost in Horbury?
As a guide, £2,140–£3,530 per square metre including VAT for a standard specification. For example, 2 m wide × 6 m deep (12 m²): about £25,500–£42,500 at that rate. Your written price follows the survey.
Do you handle building control in Horbury?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Do I need my neighbour's permission?
Not their permission, but in England and Wales you must serve party wall notices, and a neighbour can consent in writing or ask for a surveyor's award.
Can you match the brick or stone on my Horbury house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Do I need planning permission for a rear extension in Horbury?
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.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.