Single-storey rear extensions in Horsforth: design, approvals and build
From the first sketch to final sign-off, we plan and build single-storey extensions in Horsforth and the surrounding West Yorkshire area.
- Guide price in HorsforthFrom £19,500 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time10–16 weeks on site
- Postcode districtsLS16, LS18
How much does a single-storey extension cost in Horsforth?
Labour and material costs vary across the UK, so for Horsforth we use our Yorkshire and the Humber factor (×0.94). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Horsforth: £1,640 to £3,200 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £19,500 – £23,500 | £23,000 – £29,500 | £29,000 – £38,500 |
| 4 m × 5 m 20 m² | £32,500 – £39,000 | £38,500 – £49,000 | £48,500 – £64,000 |
| 5 m × 6 m 30 m² | £49,000 – £58,000 | £57,500 – £73,500 | £73,000 – £96,000 |
Try the guide-price tool to see a range for your own size and finish.
Will the council need to approve it?
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 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).
Covering Horsforth
Our survey diary covers Horsforth, including LS16, LS18. The same team covers Yeadon (3 miles), Pudsey (3 miles), Guiseley (4 miles), Leeds (5 miles), all within easy reach.
Yorkshire and the Humber combines stone-built terraces in the Pennine towns with brick semis and newer estates elsewhere, so materials and roof details need matching with care.
Who a single-storey extension suits
- Semi-detached and detached houses with a usable rear garden
- Homeowners who want open-plan living onto the garden
- Terraced houses that want a deeper kitchen across the full width
Depth is the big decision. Every extra metre adds floor area but also takes garden and can push you out of permitted development. We draw the room at two or three depths so you can see the trade-off in space, light and cost before anything is fixed.
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
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Single-storey extension questions answered
Will my neighbours in Horsforth 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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Horsforth, 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 single-storey 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.
How much does a single-storey extension cost per square metre?
Our guide range is about £1,640 to £3,200 per m² including VAT, depending on specification. A standard-spec 4 m × 5 m room usually lands at £38,500 to £49,000 in Horsforth, plus design and council fees.
Can I stay in the house during the build?
Usually yes. Most of the work happens outside until the final weeks, when we open the rear wall. We plan that stage carefully and seal the opening with a temporary screen to keep dust down.
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.