Annexe extensions for homes in Billingham
Planning an annexe extension in Billingham? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in BillinghamFrom £50,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsTS18, TS19, TS20, TS22, TS23
Will the council need to approve it?
In England an annexe that stays part of the household and connects to the house is assessed as an extension, but its size usually takes it beyond permitted development, so a householder application describing the ancillary use is the normal route.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
Covering Billingham
Our survey diary covers Billingham, including TS18, TS19, TS20, TS22, TS23. Neighbouring towns we cover include Stockton-on-Tees (2 miles), Thornaby-on-Tees (4 miles), Yarm (6 miles), Hartlepool (7 miles).
Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.
How much does an annexe extension cost in Billingham?
Labour and material costs vary across the UK, so for Billingham we use our North East England factor (×0.91). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Billingham: £1,820 to £3,460 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £50,000 – £63,000 | £54,500 – £68,500 | £68,000 – £86,500 |
| One-bedroom annexe 35 m² | £63,500 – £80,000 | £76,000 – £96,000 | £95,500 – £121,500 |
| Larger annexe 45 m² | £81,500 – £102,500 | £98,000 – £123,000 | £122,500 – £156,000 |
For a figure based on your own dimensions, use our guide-price tool.
What is included
- Fire separation and alarms to building regulations
- Planning application describing ancillary use
- Design for accessibility: level thresholds, wider doors, walk-in shower
- Separate or shared heating and hot water
Accessibility is cheaper to design in than to retrofit. Level access, a 900 mm door width, a level-access shower and space to turn a wheelchair can all be planned into the footprint for little extra cost.
How the project works
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions people ask about annexe extensions
Will my neighbours in Billingham be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do you cover all of Billingham?
Yes. We cover Billingham and the surrounding parts of County Durham. Site visits are free and there is no obligation.
Do I need building regulations approval in Billingham?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Does an annexe extension need planning permission?
Usually yes, because of its size and the way it will be used. Councils check that it stays ancillary to the main house, so the application must describe the use clearly.
Can the annexe have its own front door?
Yes, many do, but it should still connect to the main house to stay clearly part of it.
Book a free site visit in Billingham
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.