Hexham side return extensions, designed and built
A side return extension in Hexham starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in HexhamFrom £16,000 inc VAT
- PlanningOften permitted development; party wall notice usual
- Build time10–14 weeks on site
- Postcode districtsNE46
Local to Hexham
Across NE46, we can visit, measure and advise. We also work in nearby Morpeth (22 miles), Cramlington (22 miles), Bedlington (23 miles), Ashington (25 miles).
Just over the County Durham border, Consett is about 14 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
- Removal of the side wall and new steelwork
- Kitchen-ready shell or full finish
- Party wall notice support (England and Wales)
- New boundary wall or raised party wall
Light is the design problem. A side return can make the middle of the house darker if the roof is solid, so we model the daylight and usually recommend a glazed slope or a run of rooflights along the boundary edge.
Will the council need to approve it?
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 over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
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 should I budget for a side return extension in Hexham?
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 Hexham: £1,910 to £3,460 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 1.8 m × 4.5 m 8 m² | £16,000 – £19,500 | £17,000 – £22,000 | £21,500 – £28,000 |
| 2 m × 5.5 m 11 m² | £21,000 – £25,500 | £24,000 – £30,500 | £30,000 – £38,500 |
| 2.2 m × 7 m 15 m² | £28,500 – £34,500 | £32,500 – £41,000 | £40,500 – £52,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
From first visit to completion
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
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Hexham
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Hexham, 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 Hexham 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 Hexham?
Yes. We cover Hexham and the surrounding parts of Northumberland. Site visits are free and there is no obligation.
Do side return extensions need planning permission?
In England many single-storey side returns fit within permitted development if they stay within the height limits and are no wider than half the width of the original house. Conservation areas, listed buildings and flats need an application. Other UK nations have their own rules, which we check.
Will the kitchen be darker?
Not if the roof is designed well. A glazed roof or a line of rooflights along the boundary usually makes the room brighter than before.
Book a free site visit in Hexham
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.