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 Irvine?
In Irvine, a side return extension typically costs £2,250–£3,200 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £27,000–£38,500. Prices in Scotland sit near the national average for this kind of work, and the range for Irvine reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £18,000–£25,500 |
| Typical project (12 m²) | £27,000–£38,500 |
| Larger project (17 m²) | £38,000–£54,500 |
| Rate per m² | £2,250–£3,200 |
The biggest cost drivers are:
- Steel beams and propping of the back addition
- Glazed roof specification
- Length of the side return
- Access through the house for materials
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 Irvine?
Approvals for a side return extension in Irvine follow the rules for Scotland. In Scotland a single-storey infill beside a back addition can be permitted development within the height and boundary limits, but not in a conservation area. A building warrant is needed before work starts.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
On a typical side return extension we handle:
- Drawings and planning or permitted development check
- Floor levelling, heating and electrics
- Written agreement with neighbours on shared walls
- Steel beams to remove the side wall
- Foundations and drainage, including any build-over agreement
- Written agreement with neighbours on shared walls
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 Irvine
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Irvine sits in Ayrshire, about 11 miles north of Ayr. We cover the whole of Irvine, including postcodes KA12.
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
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about side return extensions in Irvine
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 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 Irvine?
Planning matters in Irvine go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.
Do I need planning permission for a side return extension in Irvine?
In Scotland a single-storey infill beside a back addition can be permitted development within the height and boundary limits, but not in a conservation area. A building warrant is needed before work starts.
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 Irvine?
In Irvine, a side return extension typically costs £2,250–£3,200 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £27,000–£38,500. Your fixed price depends on the survey and drawings.