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What you could build at WF5 0HN: the planning rules at this address, what neighbours have built and how big, planning decisions nearby, rough costs and the value an extension adds, and how to get started. In Ossett South East & Horbury Bridge, Wakefield.
● work seen on energy certificates · ● application approved · ● refused · ● pending or other · ● this postcode
| Home | Work | Seen | Space added | Floor area | Rooms | Distance |
|---|---|---|---|---|---|---|
| 9, Spa Lane | Extension | 2026 | +32 m² | 167 m² → 199 m² | 7 → 7 | 0 m |
| 69, Hall Cliffe Crescent | Extension | 2025 | +21 m² | 64 m² → 85 m² | 4 → 3 | 467 m |
| 20, Elder Mews | Extension | 2025 | +25 m² | 141 m² → 166 m² | – | 500 m |
| 20a, Roundwood Road | Loft conversion | 2025 | – | 191 m² → 190 m² | – | 586 m |
| 11, Elder Mews | Loft conversion | 2024 | +1 m² | 100 m² → 101 m² | 5 → 5 | 500 m |
| 12, Dovecote Close | Extension | 2024 | +11 m² | 74 m² → 85 m² | 4 → 5 | 561 m |
| 3a, Leopold Street |
Planning applications outside London aren't published as open data yet, so search the council's own register: the drawings, decision and the agent are there. Find your council's planning register on GOV.UK ↗
Across England and Wales, homes extended by a typical 30 m² and then resold rose about 11.1% more than similar homes nearby over the same years (124,884 resales). How extensions pay off by size, type and region.
Build costs are rough 2026 ranges from industry guides, not quotes. Get three quotes for your plans.
The money you don't get back either way, for the same extra space in Ossett South East & Horbury Bridge.
| Stamp duty on the new home | £3,150 |
|---|---|
| Estate agent on yours 1.2% + VAT | £3,024 |
| Solicitors, buying and selling | £3,000 |
| Survey | £600 |
| Removals | £1,500 |
| Money gone | £11,274 |
| Building, plus 15% for design, planning and contingency | £57,500 |
|---|---|
| Less what it adds to your home's value 60% of the local price | −£31,800 |
| Money gone | £25,700 |
On these figures, moving loses about £14,426 less. Moving also changes the area, the schools and the commute; extending means months of building work and depends on planning.
Building costs vary a lot (a single-storey rear extension is often £2,000–£3,000 per m², more in London). How much space adds depends on the home and street: what extensions added to resale prices. A guide, not advice; nothing you type leaves this page.
Find help: RIBA Find an Architect ↗ · CIAT architectural technologists ↗ · TrustMark tradespeople ↗ · Federation of Master Builders ↗ · Planning Portal guides ↗
General guidance, not planning or legal advice. Fees and rules as checked in October 2026; confirm with the council.
Energy certificates: MHCLG (OGL). Planning applications: GLA Planning London Datahub. Conservation areas and Article 4: planning.data.gov.uk (OGL).
| Loft conversion |
| 2024 |
| – |
| 86 m² → 83 m² |
| 4 → 5 |
| 562 m |
| 46, Stannard Well Lane | Extension | 2024 | +18 m² | 79 m² → 97 m² | 5 → 5 | 592 m |
| 83, Teall Street | Extension | 2022 | +64 m² | 44 m² → 108 m² | 3 → 5 | 542 m |
| 58, Gagewell Drive | Extension | 2021 | +32 m² | 54 m² → 86 m² | – | 513 m |
| 32, Gagewell Drive | Extension | 2021 | +13 m² | 109 m² → 122 m² | 5 → 5 | 513 m |
| 18, Roundwood Road | Extension | 2020 | +29 m² | 172 m² → 201 m² | 7 → 8 | 586 m |
| 27, Charles Street | Extension | 2018 | +39 m² | 83 m² → 122 m² | 4 → 4 | 600 m |
| 9, Wilson Avenue | Extension | 2017 | +14 m² | 90 m² → 104 m² | 5 → 6 | 502 m |
From energy certificates: an extension where a later certificate shows more floor space, a loft conversion where roof rooms appear. Certificates come with sales, lettings and some building work, so the year is when it was first seen.
Not every extension shows here. We only see building work when a new energy certificate is lodged, which happens when a home is sold, let or newly built. A loft or extension added since then won't appear, even with planning permission and building control sign-off, because those records aren't published as open data outside London. Missing work doesn't mean missing paperwork.