Side return extensions for homes in Ossett
Thinking about a side return extension for your Ossett home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in OssettFrom £16,500 inc VAT
- PlanningOften permitted development; party wall notice usual
- Build time10–14 weeks on site
- Postcode districtsWF5, WF12
Local to Ossett
We cover Ossett and the postcode districts WF5, WF12. The same team covers Dewsbury (2 miles), Batley (3 miles), Wakefield (3 miles), Morley (4 miles), all within easy reach.
For homes towards South Yorkshire, Darton is around 7 miles away. Homes across Yorkshire and the Humber range from back-to-back and through terraces to large suburban semis, and extension options vary with them.
Side return extension prices in Ossett
Labour and material costs vary across the UK, so for Ossett we use our Yorkshire and the Humber factor (×0.94). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Ossett: £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.
Is a side return extension right for your house?
- Narrow galley kitchens
- Homes where the garden is too small to lose much depth
- 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.
Planning and approvals in Ossett
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).
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
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Ossett
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Ossett, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Who do I contract with for a side return extension in Ossett?
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.
How long does a side return extension take to build in Ossett?
On site, typically 10 to 14 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
How much does a side return extension cost?
Our guide range is about £1,970 to £3,570 per m² including VAT, so a typical 2 m × 5.5 m infill lands around £24,500 to £31,500 at standard spec in Ossett, more in London.
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 Ossett
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.