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 Kempston Hardwick?
In Kempston Hardwick, 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. Building costs in the East of England run about 6% above the UK average, and the figures for Kempston Hardwick are adjusted to reflect that. 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
- Length of the side return
- 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 Kempston Hardwick?
The approval route for Kempston Hardwick 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.
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.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
On a typical side return extension we handle:
- Party wall advice and notices
- Drawings and planning or permitted development check
- Glazed or solid roof with insulation
- Survey of party walls, drains and the existing back addition
- Steel beams to remove the side wall
- Building control sign-off
How long does it take?
The build itself usually takes 10 to 14 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Kempston Hardwick
Across the East of England, 1930s and post-war semis, newer estates and rural cottages all feature, each with different extension and loft options.
Projects in Kempston Hardwick (MK45) are surveyed in person before we quote, so the price reflects your actual property.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 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 Kempston Hardwick
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 Kempston Hardwick?
In Kempston Hardwick, 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.
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 long does a side return extension take in Kempston Hardwick?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
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.