Side return extensions for homes in Stockton-on-Tees
Stockton-on-Tees 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 Stockton-on-TeesFrom £16,000 inc VAT
- PlanningOften permitted development; party wall notice usual
- Build time10–14 weeks on site
- Postcode districtsTS16, TS17, TS18, TS19, TS20
Included in a typical project
- Design to keep daylight in the middle of the house
- New boundary wall or raised party wall
- Party wall notice support (England and Wales)
- Kitchen-ready shell or full finish
- Removal of the side wall and new steelwork
- Survey of the outrigger, boundary wall and drainage
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.
Guide prices for Stockton-on-Tees
Labour and material costs vary across the UK, so for Stockton-on-Tees we use our North East England factor (×0.91). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Stockton-on-Tees: £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 |
For a figure based on your own dimensions, use our guide-price tool.
Covering Stockton-on-Tees
We cover Stockton-on-Tees and the postcode districts TS16, TS17, TS18, TS19, TS20, TS23. The same team covers Billingham (2 miles), Thornaby-on-Tees (3 miles), Yarm (5 miles), Hartlepool (9 miles), all within easy reach.
Middlesbrough, in North Yorkshire, is roughly 3 miles from Stockton-on-Tees and also on our list. The North East has many brick terraces, colliery-era housing and post-war semis, with rear extensions and kitchen extensions the most common requests.
Planning rules that apply in Stockton-on-Tees
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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).
Our process, step by step
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
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about a side return extension in Stockton-on-Tees
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Stockton-on-Tees, 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 Stockton-on-Tees 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 Stockton-on-Tees?
Yes. We cover Stockton-on-Tees and the surrounding parts of County Durham. Site visits are free and there is no obligation.
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.
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.
Book a free site visit in Stockton-on-Tees
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.