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 Burnley?
In Burnley, 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. Prices across the North West are typically 6% below the UK average for this kind of work, which is reflected in the range for Burnley. 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 |
What moves the price most:
- Moving drains and soil stacks
- Glazed roof specification
- Length of the side return
- Steel beams and propping of the back addition
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a side return extension in Burnley?
Approvals for a side return extension in Burnley follow the rules for 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
On a typical side return extension we handle:
- Floor levelling, heating and electrics
- Glazed or solid roof with insulation
- Survey of party walls, drains and the existing back addition
- Foundations and drainage, including any build-over agreement
- Party wall advice and notices
- Drawings and planning or permitted development check
How long does it take?
The build itself usually takes 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 Burnley
Terraced streets across the North West often suit rear dormers and single-storey kitchen extensions.
From BB11 outwards, we take on projects throughout Burnley and the surrounding parts of Lancashire.
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 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
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about side return extensions in Burnley
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.
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.
Do you build side return extensions in Burnley?
Yes. We build side return extensions across Burnley, including postcodes BB11. Every project starts with a free home visit.
How much does a side return extension cost in Burnley?
In Burnley, 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.
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.