Covering Barnsley
We work in Barnsley (S70) and the places around it, including Royston, Chapeltown and Wakefield.
Homes in Yorkshire and the Humber
Across Yorkshire and the Humber, older stone and brick terraces sit alongside inter-war semis and newer estates, and dormers and rear extensions are designed to suit each.
What is a side return extension?
Side returns are small in area but heavy in detail: party walls, a glazed roof, and steelwork to take out the original back wall. We design the roof for light and drainage, agree the party wall process early, and keep the work tidy because access is often through the house.
- Structural steel to remove the side wall
- Underfloor heating ready screed if wanted
- Plastering and making good to the old house
How much should I budget for a side return extension?
Indicative costs for side return extensions. London and the South East usually sit towards the top of each range.
| Side return extensions | Guide price incl. VAT |
|---|---|
| Standard specification | £3,350 to £3,700 per m² |
| Good specification | £3,700 to £4,150 per m² |
| High specification | £4,150 to £4,550 per m² |
Do you need permission for a side return extension in Barnsley?
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.
In England a single-storey rear extension can often go ahead under permitted development: up to 3 m deep on an attached house or 4 m on a detached one, no higher than 4 m, with eaves no higher than 3 m within 2 m of a boundary.
What should I think about before starting?
- Most side returns touch a shared boundary, so the Party Wall etc. Act 1996 usually applies in England and Wales.
- Many terraces sit in conservation areas, where side extensions need planning permission.
What are the steps?
- Start with a conversation. A short call or the online form is enough for us to understand what you want to build.
- We visit and measure. A surveyor checks the house, the boundaries and the ground, and discusses what is realistic.
- Drawings, approvals, written quote. We prepare the design, apply for the approvals it needs, and give you a fixed price in writing.
- We build it. Work follows an agreed programme, with inspections at each stage and a final sign-off.
Your questions answered
Does a side return need planning permission?
In England it can be permitted development if it is single storey, no higher than 4 m and no wider than half the original house. Conservation areas are the main exception.
Will I need a party wall agreement?
Most likely, because the new wall usually sits on or near the boundary. We serve the notices and work with your neighbour’s surveyor if one is appointed.
Do you work in Barnsley?
Yes. Barnsley is within our coverage for side return extensions, along with nearby Royston and Chapeltown.
Side return extensions near Barnsley
- Side return extensions in Royston
- Side return extensions in Chapeltown
- Side return extensions in Wakefield
- Side return extensions in Rotherham
Learn more about side return extensions, or see every project we cover in Barnsley.