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 Dunstable?
In Dunstable, a side return extension typically costs £2,450–£3,500 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £29,500–£42,000. Prices across the East of England are typically 6% above the UK average for this kind of work, which is reflected in the range for Dunstable. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £19,500–£28,000 |
| Typical project (12 m²) | £29,500–£42,000 |
| Larger project (17 m²) | £41,500–£59,500 |
| Rate per m² | £2,450–£3,500 |
Your quote will depend mainly on:
- Access through the house for materials
- Steel beams and propping of the back addition
- Moving drains and soil stacks
- Glazed roof specification
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 Dunstable?
Whether you need planning permission depends on your house and its location 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
The work we manage on a side return extension:
- 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?
Expect 10 to 14 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Dunstable
Across the East of England, 1930s and post-war semis, newer estates and rural cottages all feature, each with different extension and loft options.
Dunstable sits in Bedfordshire, about 15 miles south-east of Milton Keynes. We cover the whole of Dunstable, including postcodes LU6.
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 Dunstable
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 Dunstable?
In Dunstable, a side return extension typically costs £2,450–£3,500 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £29,500–£42,000. Your fixed price depends on the survey and drawings.
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.
Do you build side return extensions in Dunstable?
Yes. We build side return extensions across Dunstable, including postcodes LU6. Every project starts with a free home visit.
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.