Extensions in Yarm: design, planning and build

Covering Yarm and nearby

Our survey diary covers Yarm, including TS15, TS16. We also work in nearby Thornaby-on-Tees (3 miles), Stockton-on-Tees (5 miles), Billingham (6 miles), Darlington (8 miles), Newton Aycliffe (12 miles). Middlesbrough, in North Yorkshire, is roughly 7 miles from Yarm and also on our list.

• Thornaby-on-Tees
• Stockton-on-Tees
• Billingham
• Darlington
• Newton Aycliffe

Do extensions in Yarm need planning permission?

In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.

In England a single-storey side return infill is often permitted development if it stays within the height limits and is no wider than half the width of the original house. Conservation areas, listed buildings and flats always need an application, and the boundary wall usually brings in the Party Wall Act.

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.

Applications are decided by the local planning authority (your district, borough or unitary council).

What works best for Yarm houses?

Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.

The types we would usually look at first for a home in Yarm are kitchen extensions, single-storey rear extensions and utility and boot room extensions, depending on the garden and how the house is laid out.

Yarm extension prices at a glance

Every figure below is a guide for Yarm, adjusted for North East England build costs (×0.91) and including VAT. Design and council fees are shown separately on each page.