Covering Royston
Our coverage around Royston (S71) also includes Barnsley (4 miles to the south) 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 does a side return extension involve?
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.
- Party wall notices and surveyor liaison
- Drainage and new gully positions
- Underfloor heating ready screed if wanted
What will a side return extension cost?
Typical ranges for side return extensions. Ground conditions, access and specification move the final figure, which we fix in writing before work starts.
| 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 |
What approvals does a side return extension need in England?
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. Deeper extensions, up to 6 m or 8 m, need prior approval from the council first.
What should Royston homeowners check first?
- Most side returns touch a shared boundary, so the Party Wall etc. Act 1996 usually applies in England and Wales.
- Glazed roofs need careful detailing against the neighbour’s wall.
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.
- Survey at your house. We look at the existing structure, services and access, and agree what the design needs to achieve.
- Drawings, approvals, written quote. We prepare the design, apply for the approvals it needs, and give you a fixed price in writing.
- Construction and completion. One site lead co-ordinates every trade through to the building control certificate.
What people ask before starting
How much does a side return extension cost?
Usually about £3,350 to £4,550 per square metre including VAT, which works out at around £35,000 to £55,000 for a typical side return before the kitchen.
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.
Do you work in Royston?
Yes. Royston is within our coverage for side return extensions, along with nearby Barnsley and Wakefield.
Side return extensions in nearby towns
- Side return extensions in Barnsley
- Side return extensions in Wakefield
- Side return extensions in Ossett
- Side return extensions in Pontefract
Learn more about side return extensions, or see every project we cover in Royston.