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 Eccles?
In Eccles, 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. That range is adjusted for the North West, where domestic building work typically costs around 6% below the national 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 biggest cost drivers are:
- Moving drains and soil stacks
- Steel beams and propping of the back addition
- Glazed roof specification
- Party wall surveyor fees
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 Eccles?
Before anything is built in Eccles, 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.
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
What we take care of:
- Party wall advice and notices
- Steel beams to remove the side wall
- Foundations and drainage, including any build-over agreement
- Building control sign-off
- Floor levelling, heating and electrics
- Drawings and planning or permitted development check
How long does it take?
Build time is typically 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 Eccles
The North West has many brick terraces and inter-war semis, where kitchen extensions and dormer loft conversions add space without moving.
From M30 outwards, we take on projects throughout Eccles and the surrounding parts of Greater Manchester.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 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
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 Eccles
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.
How long does a side return extension take in Eccles?
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 Eccles?
In Eccles, 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.
Will I need a party wall agreement?
Almost certainly in England and Wales, because side returns sit on or near the boundary. Notices must be served before work starts, and a party wall surveyor may be appointed if the neighbour does not consent.
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.