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 Luton?
In Luton, 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. We start from a UK-wide guide and adjust it for the East of England, where labour and materials are typically about 6% above average. 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 |
The main things that change the cost:
- Glazed roof specification
- Steel beams and propping of the back addition
- Party wall surveyor fees
- Access through the house for materials
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 Luton?
Before anything is built in Luton, 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.
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:
- Glazed or solid roof with insulation
- Drawings and planning or permitted development check
- Floor levelling, heating and electrics
- Survey of party walls, drains and the existing back addition
- Steel beams to remove the side wall
- Foundations and drainage, including any build-over agreement
How long does it take?
Expect 10 to 14 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Luton
Many towns in the East of England have estates built since the 1970s, where garage conversions and rear extensions are popular.
From LU1 outwards, we take on projects throughout Luton and the surrounding parts of Bedfordshire.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 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 Luton
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 Luton?
In Luton, 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 Luton?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.