What is a side return extension?
A side return extension fills the narrow passage that runs alongside the back addition of many Victorian and Edwardian terraced houses. It widens a galley kitchen into a proper kitchen-diner, usually with a sloping glazed roof to keep the room bright.
How much does a side return extension cost in Aberdeen and Grampian?
In Aberdeen and Grampian, a side return extension typically costs £2,250–£3,200 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £27,000–£38,500. Building costs in Scotland are close to the UK average, so the figures for Aberdeen and Grampian are close to our national guide. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £18,000–£25,500 |
| Typical project (12 m²) | £27,000–£38,500 |
| Larger project (17 m²) | £38,000–£54,500 |
| Rate per m² | £2,250–£3,200 |
What moves the price most:
- Agreements with neighbours on shared walls
- Steel beams and propping of the back addition
- Access through the house for materials
- Length of the side return
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 side return extension in Aberdeen and Grampian?
Approvals for a side return extension in Aberdeen and Grampian follow the rules for Scotland. In Scotland a single-storey infill beside a back addition can be permitted development within the height and boundary limits, but not in a conservation area. A building warrant is needed before work starts.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
Handled as part of most side return extensions:
- Foundations and drainage, including any build-over agreement
- Drawings and planning or permitted development check
- Floor levelling, heating and electrics
- Glazed or solid roof with insulation
- Building control sign-off
- Written agreement with neighbours on shared walls
How long does it take?
Allow 10 to 14 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Aberdeen and Grampian
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Towns we cover in Aberdeen and Grampian include Aberdeen, Elgin, Peterhead, Inverurie, Fraserburgh and Westhill.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about side return extensions in Aberdeen and Grampian
Is a glass roof too hot or cold?
Modern solar-control double or triple glazing reduces glare and heat loss. Building regulations also limit how much glazing you can have unless the design shows it performs well enough.
Who approves a side return extension in Aberdeen and Grampian?
Planning matters in Aberdeen and Grampian go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.
Can I stay in the house?
Usually, though the kitchen will be out of action for several weeks. We plan a temporary kitchen area where possible.
How much space does a side return add?
Typically 1.5 to 2.5 metres of width along the back addition. It often turns a narrow galley kitchen into a family kitchen-diner.
How much does a side return extension cost in Aberdeen and Grampian?
In Aberdeen and Grampian, a side return extension typically costs £2,250–£3,200 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £27,000–£38,500. Your fixed price depends on the survey and drawings.
Do I need planning permission for a side return extension in Aberdeen and Grampian?
In Scotland a single-storey infill beside a back addition can be permitted development within the height and boundary limits, but not in a conservation area. A building warrant is needed before work starts.