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 Kirkby in Ashfield?
In Kirkby in Ashfield, a side return extension typically costs £2,200–£3,150 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £26,500–£38,000. The guide for Kirkby in Ashfield reflects typical costs in the East Midlands, roughly 5% below the UK-wide figure. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £17,500–£25,000 |
| Typical project (12 m²) | £26,500–£38,000 |
| Larger project (17 m²) | £37,500–£53,500 |
| Rate per m² | £2,200–£3,150 |
The main things that change the cost:
- Moving drains and soil stacks
- Party wall surveyor fees
- Steel beams and propping of the back addition
- Access through the house for materials
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 Kirkby in Ashfield?
Before anything is built in Kirkby in Ashfield, 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.
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
What we take care of:
- Steel beams to remove the side wall
- Glazed or solid roof with insulation
- Building control sign-off
- Floor levelling, heating and electrics
- Drawings and planning or permitted development check
- Foundations and drainage, including any build-over agreement
How long does it take?
Allow 10 to 14 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Kirkby in Ashfield
The East Midlands has a mix of red-brick terraces, inter-war semis and newer estates, so rear extensions and garage conversions are common projects.
Our Kirkby in Ashfield coverage includes postcode districts NG17, and we also work in nearby places such as Sutton in Ashfield, Mansfield and Hucknall.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 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 handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about side return extensions in Kirkby in Ashfield
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 much does a side return extension cost in Kirkby in Ashfield?
In Kirkby in Ashfield, a side return extension typically costs £2,200–£3,150 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £26,500–£38,000. 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.
How long does a side return extension take in Kirkby in Ashfield?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.