Side-return infill drawings for St Mary's terraces — the glazed extension that fills the redundant side alley and opens up the kitchen, drawn to East Riding of Yorkshire Council's guidance, delivered in days and revised free until your decision, with a free approval-odds check first.
East Riding of Yorkshire Council granted 92% of the householder planning decisions it made in its latest published year — 5 points above the 87% England-wide householder average. St Mary's contains Beverley Grosvenor Place, Beverley Markets Area, Beverley North Bar Within conservation areas (Beverley Grosvenor Place designated 1994), so materials, fenestration and roof form are assessed against the appraisal, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901) and postwar (1945–1970) housing stock sets the design brief on most streets.
Before permission is required, Class B allows 40m³ of added loft volume on a terrace and 50m³ on a semi or detached house, and Class A allows a 3m single-storey rear extension on a terrace or 4m on a detached house. St Mary's carries at least one Article 4 direction, and conservation areas including Beverley Grosvenor Place, Beverley Markets Area and Beverley North Bar Within remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in St Mary's is determined against an 8-week statutory target.
Beverley Grosvenor Place (conservation area designated in 1994), Beverley Markets Area (conservation area designated in 2013), Beverley North Bar Within (conservation area designated in 2013), Beverley North Bar Without (conservation area designated in 2013), Beverley Norwood Area (conservation area designated in 2013), Beverley Westwood Area (conservation area designated in 2013), Molescroft (civil parish within St Mary's) and Beverley (civil parish within St Mary's) — these are the St Mary's pockets our drawings cover most. Heritage designations here include Beverley Grosvenor Place, Beverley Markets Area, Beverley North Bar Within, Beverley North Bar Without, Beverley Norwood Area and Beverley Westwood Area. East Riding of Yorkshire Council weighs each proposal against the adopted East Riding of Yorkshire local plan and East Riding of Yorkshire Council's design guidance for householder work, where the 7,830 homes here are 18% 1993-1999, 15% 1955-1964, 13% pre-1900, which is what sets the realistic roof and rear-projection options. On roofs the borough is trussed-rafter roofs typical of 1990s building and shallow gabled roofs typical of that period's building, over 1990s estate houses (18% of 7,830 homes), late-1950s and early-1960s houses (15%) and Victorian and earlier houses (13%).
What is permitted in St Mary's turns on designation first, so that is where we start: Beverley Grosvenor Place (conservation area designated in 1994), Beverley Markets Area (conservation area designated in 2013), Beverley North Bar Within (conservation area designated in 2013), Beverley North Bar Without (conservation area designated in 2013), Beverley Norwood Area (conservation area designated in 2013) and Beverley Westwood Area (conservation area designated in 2013). Inside those boundaries permitted development is curtailed and East Riding of Yorkshire Council assesses materials, window detail and roof form against the area's own appraisal, so a scheme that would be waved through two streets away can need a full application here.
Beyond the designated areas, St Mary's takes in Molescroft and Beverley. East Riding of Yorkshire Council has 11 recorded Article 4 directions, removing permitted development for rear and side extensions — check the address before assuming PD applies in St Mary's.
On stock, St Mary's is 1990s estate houses (18% of 7,830 homes), late-1950s and early-1960s houses (15%) and Victorian and earlier houses (13%) — which is why trussed-rafter roofs typical of 1990s building and shallow gabled roofs typical of that period's building govern what a loft or rear projection can realistically be. East Riding of Yorkshire Council decided 830 householder applications in the latest published year and granted 92%, with 95% issued inside the eight-week target. We draw to that record rather than to a national average.
The full build-period split for St Mary's runs pre-1900 13% (1,040 homes), 1900-1918 2% (140 homes), 1919-1929 2% (130 homes), 1930-1939 6% (490 homes), 1945-1954 4% (320 homes), 1955-1964 15% (1,180 homes), 1965-1972 11% (830 homes), 1973-1982 9% (730 homes), 1983-1992 9% (700 homes), 1993-1999 18% (1,390 homes) and 2000-2008 4% (300 homes). That distribution is why pre-1900 detailing dominates the drawings here, and it is measured from council-tax records rather than assumed from the street name.
East Riding of Yorkshire Council also decides for Beverley Rural, Bridlington North, Bridlington South, Dale, Driffield and Rural, East Wolds and Coastal, Goole South and Hessle, so a decision in St Mary's sits inside a wider pattern of decisions we track across the same authority — useful when an officer cites a precedent from the next area over.
The Article 4 directions recorded for this council include Alpine Villa (Beck Cottage), Atwick, Atwick Hall, Atwick, Clifton House, Atwick and Green View, Atwick. Each removes a specific permitted-development right inside its own boundary, which is why the check is done on the address rather than on the town.
Published figures for St Mary's and East Riding of Yorkshire Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | St Mary's |
|---|---|
| Dwellings recorded | 7,830 |
| Built pre-1900 | 1,040 (13%) |
| Built 1900-1918 | 140 (2%) |
| Built 1919-1929 | 130 (2%) |
| Built 1930-1939 | 490 (6%) |
| Built 1945-1954 | 320 (4%) |
| Built 1955-1964 | 1,180 (15%) |
| Built 1965-1972 | 830 (11%) |
| Built 1973-1982 | 730 (9%) |
| Built 1983-1992 | 700 (9%) |
| Built 1993-1999 | 1,390 (18%) |
| Built 2000-2008 | 300 (4%) |
| Built before 1919 | 15% |
| Built 1919–1939 | 8% |
| Built 1945–2008 | 70% |
| Conservation areas in St Mary's | 6 (Beverley Grosvenor Place, Beverley Markets Area…) |
| Conservation areas district-wide | 126 |
| Article 4 directions recorded | 11 |
| Householder applications decided | 830 |
| Householder applications granted | 92% |
| Decided within 8 weeks | 95% |
Dwelling stock from VOA council-tax data at 31 March 2025; conservation-area and Article 4 counts from planning.data.gov.uk (MHCLG); decision figures are East Riding of Yorkshire Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
The side return is the classic terrace fix, and St Mary's has the stock for it — the borough is built largely from 1990s estate houses (18% of 7,830 homes), late-1950s and early-1960s houses (15%) and Victorian and earlier houses (13%), and the Victorian and Edwardian versions almost all have an L-shaped back addition with a wasted alley beside it. Fill that alley and the dark galley kitchen becomes a bright, square room the full width of the house. East Riding of Yorkshire Council judges the infill against the adopted East Riding of Yorkshire local plan and East Riding of Yorkshire Council's design guidance for householder work, and because it runs along the party boundary, the neighbour relationship is read before the design.
That boundary is where the drawings earn their keep. We set the infill wall on or up to the line, keep the roof — usually a glazed lantern or a shallow pitch tying into the existing back-addition slope — below the neighbour's first-floor windows, and detail the rainwater and party-wall junction so the build is watertight and the Party Wall Act is satisfied. St Mary's contains Beverley Grosvenor Place, Beverley Markets Area, Beverley North Bar Within conservation areas (Beverley Grosvenor Place designated 1994), so materials, fenestration and roof form are assessed against the appraisal, so we resolve it on the section rather than leave it to the case officer.
Many of St Mary's's terraces sit in conservation areas — Beverley Grosvenor Place, Beverley Markets Area, Beverley North Bar Within, Beverley North Bar Without, Beverley Norwood Area and Beverley Westwood Area among them — where a side extension is no longer permitted development. East Riding of Yorkshire Council has 11 recorded Article 4 directions, removing permitted development for rear and side extensions — check the address before assuming PD applies in St Mary's. We confirm the designation before a line is drawn.
Some single-storey side returns in St Mary's are permitted development, but the width and boundary make an application more likely than for a straight rear extension. You will normally need to apply to East Riding of Yorkshire Council if any of these apply:
We draw the infill wall on the boundary, the glazed roof below the neighbour's windows and the party-wall junction on the page — the details East Riding of Yorkshire Council's officers and your neighbour both check — and submit a validation-complete pack, whether that is a lawful development certificate or a full householder application.
Below is East Riding of Yorkshire Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. East Riding of Yorkshire Council granted 92% of its householder applications in the year to 31 March 2026, and Beverley Grosvenor Place shapes what is approved here. Side returns hinge on width, roof glazing and the party boundary, so a pack that resolves those details upfront is decided faster and refused less often than a DIY submission.
Source: MHCLG planning application statistics (householder decisions, England, 1 April 2025 - 31 March 2026). Compare every borough on our London approval-rate league table.
Tell us about your project and get a fixed, no-obligation quote back within one working day. If you don't need planning permission at all, we'll tell you that too — for free.
Across Beverley Grosvenor Place, Beverley Markets Area and Beverley North Bar Within, the approved side return is a single-storey infill roofed with a glazed lantern or roof light to pull daylight deep into the plan, its flank wall built on the boundary and finished to match the host brick. On the borough's 1990s estate houses (18% of 7,830 homes), this is frequently the single biggest gain in usable ground-floor space, and where it stays within the width and height limits it can proceed under permitted development or a lawful development certificate.
The 7,830 homes here are 18% 1993-1999, 15% 1955-1964, 13% pre-1900, which is what sets the realistic roof and rear-projection options. We keep the glazed roof below the neighbour's cill line, set the gutter and the party-wall flashing so water and maintenance are designed in, and — where owners want the full open-plan room — pair the infill with a rear extension as a single wraparound application. That way East Riding of Yorkshire Council sees one coherent scheme rather than two overlapping ones.
We draw side-return infills on every terraced street in the borough. A few of the neighbourhoods where St Mary's side returns come up most often:
Side return extension drawings for Beverley Grosvenor Place's conservation area designated in 1994 — width-checked, party-wall detailed and drawn to East Riding of Yorkshire Council's guidance.
Side return extension drawings for Beverley Markets Area's conservation area designated in 2013 — width-checked, party-wall detailed and drawn to East Riding of Yorkshire Council's guidance.
Side return extension drawings for Beverley North Bar Within's conservation area designated in 2013 — width-checked, party-wall detailed and drawn to East Riding of Yorkshire Council's guidance.
Side return extension drawings for Beverley North Bar Without's conservation area designated in 2013 — width-checked, party-wall detailed and drawn to East Riding of Yorkshire Council's guidance.
Side return extension drawings for Beverley Norwood Area's conservation area designated in 2013 — width-checked, party-wall detailed and drawn to East Riding of Yorkshire Council's guidance.
Side return extension drawings for Beverley Westwood Area's conservation area designated in 2013 — width-checked, party-wall detailed and drawn to East Riding of Yorkshire Council's guidance.
Whether a side return in St Mary's needs permission comes down to width, storeys and whether the street is designated. This is how the cases compare.
| Side return type | Permitted development? | What it gains | What East Riding of Yorkshire Council checks |
|---|---|---|---|
| Single-storey infill, within limits | Often yes, if under half the house width | Full-width kitchen-diner | Width, 4m height, roof glazing |
| Single-storey, over half width | No — full application | Wider room, more light | Boundary treatment, neighbour amenity |
| Two-storey side return | No — full application | Room above as well as below | Bulk, overlooking, terrace rhythm |
| Wraparound (side + rear) | No — full application | L-shaped open-plan ground floor | Combined footprint, garden retained |
In conservation areas such as Beverley Grosvenor Place and Beverley Markets Area, side extensions are not permitted development and always need a full application.
A fixed process built around how East Riding of Yorkshire Council validates and decides side-return applications — most drawings are submission-ready within seven days of survey.
Send us your St Mary's postcode and terrace type. We confirm your conservation and Article 4 status, whether the infill stays within the side-extension width limit, and score your odds against live East Riding of Yorkshire Council decisions.
We measure the side alley, the back-addition wall, floor and eaves levels and the neighbour's window heights — the numbers the width limit, roof pitch and party-wall detailing depend on.
Chartered designers develop the infill and its glazed roof to your brief, drawn inside the permitted-development limits or to East Riding of Yorkshire Council's extension guidance, with the boundary and party-wall junction detailed.
We submit the certificate or application, manage validation and case-officer queries, and revise the drawings free until East Riding of Yorkshire Council issues its decision.
Sometimes not. A single-storey side-return infill can be permitted development if it is no wider than half the original house, no higher than 4 metres, and the property is not on designated land. In St Mary's you will need a full application to East Riding of Yorkshire Council for anything wider or taller, for a two-storey side return, and for any side extension in a conservation area such as Beverley Grosvenor Place and Beverley Markets Area, where those rights are removed.
It is an infill that fills the narrow open alley running alongside the rear back-addition of a Victorian or Edwardian terrace — the strip of ground that is usually too small to use. Building over it squares off the ground floor, so a cramped galley kitchen becomes a full-width room. St Mary's's period terraces are ideally suited to it, which is why the side return is one of the borough's most common extensions. East Riding of Yorkshire Council is the decision-maker.
Almost always. A side return is built on or up to the boundary with your neighbour, so the Party Wall etc. Act applies and you must serve notice before work starts — this is entirely separate from East Riding of Yorkshire Council's planning decision. We detail the party-wall junction on the drawings and flag the notice early so a surveyor can be appointed without delaying the build. This applies to your St Mary's address specifically.
Yes, and it is common — the combined L-shape is a wraparound extension. Once the side infill joins a rear projection beyond the permitted-development depth, the whole thing needs a full householder application to East Riding of Yorkshire Council rather than qualifying as permitted development. We draw it as one coherent scheme so the council assesses a single footprint, which reads more clearly than two overlapping proposals. This applies to your St Mary's address specifically.
A householder planning application in St Mary's runs to a statutory eight-week target, and a lawful development certificate to eight weeks as well, though an incomplete pack can stall at validation. Because a side return involves the boundary and roof glazing, a complete, well-detailed submission matters — we prepare it validation-complete and manage officer queries to keep the decision on track. East Riding of Yorkshire Council is the decision-maker.
We price each St Mary's side return individually, because alley width and roof form vary house to house, and send a fixed, no-obligation quote within one working day. It covers the full drawing pack with free revisions until East Riding of Yorkshire Council approves, and we confirm at the outset whether your infill is permitted development or needs an application. Call 020 7864 7245 to start.
Answer five quick questions and get a free planning score for your exact address — instantly. Then, if you want the full picture, unlock the detailed analysis: your council's live approval rates, local precedents, constraints on your street and a step-by-step route to permission.
Same fixed quotes, same fast drawings — wherever your project is.