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 Lichfield?
In Lichfield, 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 the West Midlands sit near the national average for this kind of work, and the range for Lichfield 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 |
Your quote will depend mainly on:
- Glazed roof specification
- Moving drains and soil stacks
- Access through the house for materials
- Length of the side return
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 Lichfield?
Approvals for a side return extension in Lichfield follow the rules for 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
The work we manage on a side return extension:
- Survey of party walls, drains and the existing back addition
- Drawings and planning or permitted development check
- Building control sign-off
- Steel beams to remove the side wall
- Foundations and drainage, including any build-over agreement
- Party wall advice and notices
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 Lichfield
Across the West Midlands, inter-war and post-war semis make up much of the housing, giving good scope for two-storey side extensions and hip-to-gable lofts.
Projects in Lichfield (WS13) are surveyed in person before we quote, so the price reflects your actual property.
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
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about side return extensions in Lichfield
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.
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 Lichfield?
In Lichfield, 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.
Do you build side return extensions in Lichfield?
Yes. We build side return extensions across Lichfield, including postcodes WS13. Every project starts with a free home visit.
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.