What is a single-storey extension?
A single-storey extension is a ground-floor addition, usually at the rear of a house, that enlarges a kitchen, living or dining space. Most are built with cavity walls on concrete foundations and finished with a flat roof and roof lantern or a pitched tiled roof.
How much does a single-storey extension cost in Pontefract?
In Pontefract, a single-storey extension typically costs £1,800–£2,700 per m² of floor area, including VAT at 20% (standard rate). For a typical 20 m² project that is roughly £36,000–£54,000. Building costs in Yorkshire and the Humber run about 7% below the UK average, and the figures for Pontefract are adjusted to reflect that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (14 m²) | £25,000–£38,000 |
| Typical project (20 m²) | £36,000–£54,000 |
| Larger project (28 m²) | £50,500–£75,500 |
| Rate per m² | £1,800–£2,700 |
The main things that change the cost:
- Roof type and the size of any lantern or roof windows
- Kitchen, flooring and finishes, which we can include or leave to you
- How much of the existing house is opened up
- Glazing: sliding and bifold doors cost more than French doors
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a single-storey extension in Pontefract?
Whether you need planning permission depends on your house and its location in England. In England a single-storey rear extension is often permitted development: broadly up to 3 metres deep on a semi-detached or terraced house and 4 metres on a detached house, no higher than 4 metres, with eaves no higher than 3 metres within 2 metres of a boundary, and covering no more than half the garden. The larger home extension scheme allows up to 6 or 8 metres if you notify the council first and neighbours have a chance to comment. In conservation areas, National Parks and National Landscapes the larger home extension route, side extensions and cladding are not permitted development. Flats and houses whose rights have been removed need a planning application, and listed buildings need listed building consent.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
We check this for your address before design work starts, so there are no surprises later.
What we handle
What we take care of:
- Cavity walls, insulation and roof to current building regulations
- Foundations, drainage and any build-over agreement
- Knock-through to the existing house with steel beams
- Measured survey and design drawings
- Doors, windows and roof glazing installed
- First and second fix electrics, heating and plastering
How long does it take?
Allow 10 to 14 weeks on site for a typical rear extension, after approvals. Design and approvals come first and typically take 6 to 12 weeks, depending on the approval route.
Building in Pontefract
Yorkshire and the Humber has stone and brick terraces as well as inter-war and newer estates, so materials matching is an early design question.
From WF8 outwards, we take on projects throughout Pontefract and the surrounding parts of West Yorkshire.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about single-storey extensions in Pontefract
Can I stay in the house during the build?
Usually yes. We build the shell before opening up the back wall, so the house stays weathertight for most of the job. There will be a few weeks when the kitchen or back room is out of use.
How much does a single-storey extension cost in Pontefract?
In Pontefract, a single-storey extension typically costs £1,800–£2,700 per m² of floor area, including VAT at 20% (standard rate). A typical 20 m² project comes to roughly £36,000–£54,000. Your fixed price depends on the survey and drawings.
Do you build single-storey extensions in Pontefract?
Yes. We build single-storey extensions across Pontefract, including postcodes WF8. Every project starts with a free home visit.
Do I need planning permission for a single-storey extension?
Not always. Many small rear extensions are permitted development, within limits on depth, height and how much of the garden is covered. The limits depend on which nation you live in and on protected areas such as conservation areas, and flats or houses whose rights have been removed need an application. We check this at the survey and can apply to the council for formal confirmation.
What is a build-over agreement?
If a public sewer runs within 3 metres of the extension, the water company normally has to agree to the work before it starts. We check sewer records during design and apply where needed.