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 Failsworth?
In Failsworth, 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. The guide for Failsworth reflects typical costs in the North West, roughly 6% below the UK-wide figure. 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:
- Length of the side return
- Moving drains and soil stacks
- Steel beams and propping of the back addition
- 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 Failsworth?
Before anything is built in Failsworth, 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
Handled as part of most side return extensions:
- Survey of party walls, drains and the existing back addition
- Glazed or solid roof with insulation
- Foundations and drainage, including any build-over agreement
- Building control sign-off
- Drawings and planning or permitted development check
- Floor levelling, heating and electrics
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 Failsworth
The North West has many brick terraces and inter-war semis, where kitchen extensions and dormer loft conversions add space without moving.
If your home is in Failsworth or close by in Droylsden, Chadderton and Ashton-under-Lyne, a free home visit is the first step.
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
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about side return extensions in Failsworth
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.
Who approves a side return extension in Failsworth?
Planning matters in Failsworth go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
How do you get materials in?
Mid-terrace houses often have no rear access, so materials come through the house. We protect floors and plan deliveries carefully.
How much does a side return extension cost in Failsworth?
In Failsworth, 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.