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 Ashford, Kent?
In Ashford, a side return extension typically costs £2,600–£3,700 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £31,000–£44,500. We start from a UK-wide guide and adjust it for the South East, where labour and materials are typically about 12% above average. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £21,000–£29,500 |
| Typical project (12 m²) | £31,000–£44,500 |
| Larger project (17 m²) | £44,000–£63,000 |
| Rate per m² | £2,600–£3,700 |
Your quote will depend mainly on:
- Party wall surveyor fees
- Access through the house for materials
- Moving drains and soil stacks
- Glazed roof specification
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a side return extension in Ashford, Kent?
Before anything is built in Ashford, we confirm which approvals apply in England. In England a side return infill is treated as a side extension. It may be permitted development if it is single-storey, no more than 4 metres high and no wider than half the original house, but not in a conservation area. Because side returns sit on the boundary, party wall notices are almost always needed.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
The work we manage on a side return extension:
- Building control sign-off
- Foundations and drainage, including any build-over agreement
- Party wall advice and notices
- Glazed or solid roof with insulation
- Survey of party walls, drains and the existing back addition
- Floor levelling, heating and electrics
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 Ashford, Kent
The South East has a broad mix of housing, from Victorian terraces in the towns to post-war semis and newer estates, so extension types vary street by street.
Projects in Ashford (TN24) are surveyed in person before we quote, so the price reflects your actual property.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed 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 Ashford, Kent
How much does a side return extension cost in Ashford?
In Ashford, a side return extension typically costs £2,600–£3,700 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £31,000–£44,500. Your fixed price depends on the survey and drawings.
Do you build side return extensions in Ashford?
Yes. We build side return extensions across Ashford, including postcodes TN24. Every project starts with a free home visit.
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.
Does a side return extension need planning permission?
It depends on the design and where you live. In England a side return can sometimes be permitted development, but side extensions in conservation areas and on many terraced streets need an application. We check your house’s rights before designing.
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.