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 Felixstowe?
In Felixstowe, 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. That range is adjusted for the East of England, where domestic building work typically costs around 6% above the national average. 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 |
The main things that change the cost:
- Steel beams and propping of the back addition
- Moving drains and soil stacks
- Glazed roof specification
- Length of the side return
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 Felixstowe?
The approval route for Felixstowe is set by planning law 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.
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
Handled as part of most side return extensions:
- Building control sign-off
- Glazed or solid roof with insulation
- Steel beams to remove the side wall
- Survey of party walls, drains and the existing back addition
- Floor levelling, heating and electrics
- Party wall advice and notices
How long does it take?
Expect 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 Felixstowe
Across the East of England, 1930s and post-war semis, newer estates and rural cottages all feature, each with different extension and loft options.
From IP11 outwards, we take on projects throughout Felixstowe and the surrounding parts of Suffolk.
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 pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about side return extensions in Felixstowe
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.
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 Felixstowe?
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 Felixstowe?
In Felixstowe, 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.
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.