Side return extensions in Horsforth: design, approvals and build
Horsforth homeowners can use us for the whole side return extension project: survey, design, planning or permitted development checks, building regulations and the build itself.
- Guide price in HorsforthFrom £16,500 inc VAT
- PlanningOften permitted development; party wall notice usual
- Build time10–14 weeks on site
- Postcode districtsLS16, LS18
Is a side return extension right for your house?
- Homes where the garden is too small to lose much depth
- Narrow galley kitchens
- Victorian and Edwardian terraces with a rear outrigger
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.
Covering Horsforth
Postcode districts we cover around Horsforth include LS16, LS18. Nearby, we also take on projects in Yeadon (3 miles), Pudsey (3 miles), Guiseley (4 miles), Leeds (5 miles).
Harrogate, in North Yorkshire, is roughly 11 miles from Horsforth and also on our list. Homes across Yorkshire and the Humber range from back-to-back and through terraces to large suburban semis, and extension options vary with them.
What should I budget for a side return extension in Horsforth?
For Horsforth we adjust our national guide rates by ×0.94, the factor we use for Yorkshire and the Humber. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Horsforth: £1,970 to £3,570 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 1.8 m × 4.5 m 8 m² | £16,500 – £20,500 | £18,000 – £23,000 | £22,500 – £29,000 |
| 2 m × 5.5 m 11 m² | £21,500 – £26,000 | £24,500 – £31,500 | £31,000 – £39,500 |
| 2.2 m × 7 m 15 m² | £29,500 – £35,500 | £33,500 – £42,500 | £42,000 – £54,000 |
Try the guide-price tool to see a range for your own size and finish.
Planning and approvals in Horsforth
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.
The planning position for a specific Horsforth address depends on its history and any designations, which is why we check it at the first visit.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
What happens next
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Side return extension questions answered
Do I need building regulations approval in Horsforth?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Who do I contract with for a side return extension in Horsforth?
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.
Do you cover all of Horsforth?
Yes. We cover Horsforth and the surrounding parts of West Yorkshire. Site visits are free and there is no obligation.
Can I combine a side return with a rear extension?
Yes. That combination is a wraparound extension, which adds the most space to a terraced house.
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 Horsforth
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.