Barnsley house extensions
We design and build house extensions for homes in Barnsley and the surrounding South Yorkshire area, with guide prices adjusted for the region.
- Postcode districtsS70, S71, S75
- Price regionYorkshire and the Humber (×0.94)
- Planning rulesEngland
- Site visitFree, no obligation
Covering Barnsley and nearby
Across S70, S71, S75, we can visit, measure and advise. The same team covers Darton (3 miles), Rawmarsh (8 miles), Rotherham (10 miles), Sheffield (12 miles), Adwick le Street (12 miles), all within easy reach. South Elmsall, in West Yorkshire, is roughly 9 miles from Barnsley and also on our list.
Planning and building control in Barnsley
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.
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).
Popular extension prices in Barnsley
We publish guide prices so you can budget before anyone visits. For Barnsley they are adjusted by ×0.94, the factor we use across Yorkshire and the Humber.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Orangery extensions | 16 m² | £42,000 – £53,000 |
| Side return extensions | 11 m² | £24,500 – £31,500 |
| Double-storey extensions | 32 m² | £54,000 – £71,000 |
| Single-storey rear extensions | 20 m² | £38,500 – £49,000 |
| Wraparound extensions | 25 m² | £54,000 – £68,500 |
| Kitchen extensions | 20 m² | £39,000 – £50,000 |
| Conservatory replacement extensions | 14 m² | £28,000 – £36,500 |
Choosing the right extension in Barnsley
Homes across Yorkshire and the Humber range from back-to-back and through terraces to large suburban semis, and extension options vary with them.
Depending on the plot, side return extensions and pitched roof extensions are often the strongest options, with double-storey extensions worth considering where there is room.
Extension types and starting prices
- Extensions over a garage · from £22,500
- Timber frame extensions · from £19,500
- Utility and boot room extensions · from £13,000
- Home office extensions · from £15,000
- Side return extensions · from £16,500
- Flat roof extensions · from £19,500
- Bungalow extensions · from £24,500
- Double-storey extensions · from £35,500
- Side extensions · from £20,500
- Annexe extensions · from £51,500
- Glass box extensions · from £28,000
- Kitchen extensions · from £25,000
- Bedroom extensions · from £24,000
- Building regulations for extensions · from £800
- Planning permission for extensions · from £300
- Conservatory replacement extensions · from £18,500
- Pitched roof extensions · from £20,500
- Orangery extensions · from £28,000
- Extension plans and drawings · from £1,100
- Wraparound extensions · from £33,500
- Porch extensions · from £3,750
- Single-storey rear extensions · from £19,500
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 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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions about extensions in Barnsley
How much does an extension cost in Barnsley?
Using our Yorkshire and the Humber factor (×0.94), a standard-spec single-storey extension of 20 m² is a guide £38,500 to £49,000 including VAT, and a 32 m² two-storey extension £54,000 to £71,000. Your written price follows the survey.
Do you cover all of Barnsley?
Yes, including the surrounding parts of South Yorkshire. Site visits are free and there is no obligation.
Do you handle building regulations?
Yes. We prepare the drawings and calculations, submit them and book inspections, ending with a completion certificate.
How long does an extension take in Barnsley?
Usually 2 to 4 months of design and approvals, then 10 to 16 weeks on site for a single-storey extension or 16 to 24 weeks for two storeys.
Who do I contract with?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Book a free site visit in Barnsley
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.