Annexe extensions for homes in Stockton-on-Tees
We design and build annexe extensions for houses in Stockton-on-Tees, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in Stockton-on-TeesFrom £50,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsTS16, TS17, TS18, TS19, TS20
Working in Stockton-on-Tees
Our survey diary covers Stockton-on-Tees, including TS16, TS17, TS18, TS19, TS20, TS23. Neighbouring towns we cover include Billingham (2 miles), Thornaby-on-Tees (3 miles), Yarm (5 miles), Hartlepool (9 miles).
For homes towards North Yorkshire, Middlesbrough is around 3 miles away. Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.
What we take care of
- Fire separation and alarms to building regulations
- Separate or shared heating and hot water
- Kitchenette, shower room and bedroom finish
- Design for accessibility: level thresholds, wider doors, walk-in shower
What should I budget for an annexe extension in Stockton-on-Tees?
These guide figures apply our North East England adjustment (×0.91) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Stockton-on-Tees: £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 |
Try the guide-price tool to see a range for your own size and finish.
Planning and approvals in Stockton-on-Tees
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.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
Our process, step by step
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Annexe extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Stockton-on-Tees, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Stockton-on-Tees 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 I need building regulations approval in Stockton-on-Tees?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will an annexe affect council tax?
It can. Some annexes are assessed separately for council tax, with discounts or exemptions in some cases when occupied by a relative. Check with the Valuation Office Agency (England and Wales), your local assessor (Scotland) or Land & Property Services (Northern Ireland).
How much does an annexe extension cost?
Our guide range is about £1,820 to £3,460 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £76,000 to £96,000 at standard spec in Stockton-on-Tees.
Book a free site visit in Stockton-on-Tees
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.