Covering Thornaby-on-Tees
Thornaby-on-Tees is about 41 miles north of York. We also cover Stockton-on-Tees (3 miles to the north), Billingham and Middlesbrough.
Homes in Yorkshire and the Humber
Yorkshire has a strong mix of stone terraces, red-brick semis and modern estates, plus conservation areas in many historic towns and villages.
What is a garden annexe?
We design annexes as permanent buildings with proper foundations, insulation and services, and we prepare the planning case showing how the annexe will be used as part of the main home. Connections for water, drainage and power are planned from the start.
- Foundations and drainage connections
- Brick, block or timber-frame structure
- Kitchenette and shower room
What is the guide price for a garden annexe in Thornaby-on-Tees?
Guide prices for garden annexes, including VAT where it applies. Your fixed price is confirmed in writing after the survey.
| Garden annexes | Guide price incl. VAT |
|---|---|
| Standard specification | £2,400 to £2,900 per m² |
| Good specification | £2,900 to £3,400 per m² |
| High specification | £3,400 to £3,900 per m² |
How is a garden annexe approved in Thornaby-on-Tees?
Projects in England go through two separate checks. Planning (or confirmation that the work is permitted development) comes from the district, borough or unitary council, and building regulations approval comes from the council’s building control team or a registered building control approver. Where work touches a shared wall or digs near a neighbour’s foundations, the Party Wall etc. Act 1996 applies.
A self-contained annexe used for sleeping and living normally needs planning permission in England. Permitted development for outbuildings does not cover living accommodation.
What can affect a garden annexe?
- The annexe normally has to remain part of the main household, not let as a separate home.
- A level threshold and wider doors make the annexe suitable for later life.
From first call to completion
- Start with a conversation. A short call or the online form is enough for us to understand what you want to build.
- Free site visit. We measure up, look at access, drains and the structure, and talk through options and budget.
- Price and paperwork. The design is priced line by line, and we submit the planning and building control applications.
- Build and hand over. Our teams build to the programme, building control inspects, and you get the completion paperwork at the end.
Garden annexes: common questions
How much does a garden annexe cost?
Around £2,400 to £3,900 per square metre including VAT, depending on finish and services.
How long does an annexe take to build?
About 14 to 24 weeks on site after approvals.
Can you visit a house in Thornaby-on-Tees to quote?
Yes. After a short call we arrange a site visit to measure up and agree what the design needs to do, then send a written price.
Garden annexes near Thornaby-on-Tees
- Garden annexes in Stockton-on-Tees
- Garden annexes in Billingham
- Garden annexes in Middlesbrough
- Garden annexes in Darlington
Learn more about garden annexes, or see every project we cover in Thornaby-on-Tees.