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 Ashton in Makerfield?
In Ashton in Makerfield, a side return extension typically costs £2,150–£3,100 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £26,000–£37,000. We start from a UK-wide guide and adjust it for the North West, where labour and materials are typically about 6% below average. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £17,000–£25,000 |
| Typical project (12 m²) | £26,000–£37,000 |
| Larger project (17 m²) | £36,500–£52,500 |
| Rate per m² | £2,150–£3,100 |
The main things that change the cost:
- Steel beams and propping of the back addition
- 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 Ashton in Makerfield?
Here is how the rules work for a side return extension 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.
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.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
On a typical side return extension we handle:
- Party wall advice and notices
- Floor levelling, heating and electrics
- Survey of party walls, drains and the existing back addition
- Foundations and drainage, including any build-over agreement
- Glazed or solid roof with insulation
- Building control sign-off
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 Ashton in Makerfield
Terraced streets across the North West often suit rear dormers and single-storey kitchen extensions.
From WN4 outwards, we take on projects throughout Ashton in Makerfield and the surrounding parts of Merseyside.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 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 Ashton in Makerfield
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.
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.
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 long does a side return extension take in Ashton in Makerfield?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
How much does a side return extension cost in Ashton in Makerfield?
In Ashton in Makerfield, a side return extension typically costs £2,150–£3,100 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £26,000–£37,000. Your fixed price depends on the survey and drawings.