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 Bangor, County Down?
In Bangor, a side return extension typically costs £2,000–£2,850 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £24,000–£34,000. The guide for Bangor reflects typical costs in Northern Ireland, roughly 14% below the UK-wide figure. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £16,000–£23,000 |
| Typical project (12 m²) | £24,000–£34,000 |
| Larger project (17 m²) | £34,000–£48,500 |
| Rate per m² | £2,000–£2,850 |
Your quote will depend mainly on:
- Length of the side return
- Glazed roof specification
- Moving drains and soil stacks
- Steel beams and propping of the back addition
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a side return extension in Bangor, County Down?
The approval route for Bangor is set by planning law in Northern Ireland. In Northern Ireland a single-storey side infill can be permitted development if it is no more than 4 metres high and no wider than half the original house; conservation areas need planning permission. Building control approval is needed before work starts.
Northern Ireland has no Party Wall Act. Work on shared walls relies on agreement with the neighbour and common law, so we agree the arrangements in writing before work starts.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
What we take care of:
- Steel beams to remove the side wall
- Foundations and drainage, including any build-over agreement
- Glazed or solid roof with insulation
- Written agreement with neighbours on shared walls
- 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 Bangor, County Down
Across Northern Ireland, bungalows and chalet bungalows are common, so loft conversions and rear extensions are popular projects.
Projects in Bangor (BT19 and BT20) are surveyed in person before we quote, so the price reflects your actual property.
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
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about side return extensions in Bangor, County Down
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 does a side return extension cost in Bangor?
In Bangor, a side return extension typically costs £2,000–£2,850 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £24,000–£34,000. Your fixed price depends on the survey and drawings.
How long does a side return extension take in Bangor?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
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.
Do I need planning permission for a side return extension in Bangor?
In Northern Ireland a single-storey side infill can be permitted development if it is no more than 4 metres high and no wider than half the original house; conservation areas need planning permission. Building control approval is needed before work starts.