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 Llandrindod Wells?
In Llandrindod Wells, a side return extension typically costs £2,100–£3,050 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £25,000–£36,500. Prices across Wales are typically 8% below the UK average for this kind of work, which is reflected in the range for Llandrindod Wells. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £17,000–£24,500 |
| Typical project (12 m²) | £25,000–£36,500 |
| Larger project (17 m²) | £35,500–£52,000 |
| Rate per m² | £2,100–£3,050 |
The main things that change the cost:
- Glazed roof specification
- Length of the side return
- Access through the house for materials
- Moving drains and soil stacks
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 Llandrindod Wells?
Before anything is built in Llandrindod Wells, we confirm which approvals apply in Wales. In Wales a side return infill is treated as a single-storey side extension: it can be permitted development within the 4 metre height and 50% width limits, but many terraced streets are in conservation areas or have removed rights. Party wall notices are usually needed.
The Party Wall etc. Act 1996 applies in Wales, so notices must be served before work on a shared wall, on the boundary, or excavation close to a neighbour’s foundations.
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:
- Steel beams to remove the side wall
- Drawings and planning or permitted development check
- Floor levelling, heating and electrics
- Foundations and drainage, including any build-over agreement
- Party wall advice and notices
- Glazed or solid roof with insulation
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 Llandrindod Wells
Terraced houses in Welsh towns often have narrow plots, which suits rear and side return extensions and rear dormers.
Our Llandrindod Wells coverage includes postcode districts LD1, and we also work in nearby places such as Newtown, Brecon and Welshpool.
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
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 Llandrindod Wells
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.
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 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.
How much does a side return extension cost in Llandrindod Wells?
In Llandrindod Wells, a side return extension typically costs £2,100–£3,050 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £25,000–£36,500. Your fixed price depends on the survey and drawings.
Do I need planning permission for a side return extension in Llandrindod Wells?
In Wales a side return infill is treated as a single-storey side extension: it can be permitted development within the 4 metre height and 50% width limits, but many terraced streets are in conservation areas or have removed rights. Party wall notices are usually needed.
How long does a side return extension take in Llandrindod Wells?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.