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 Oadby?
In Oadby, 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. We start from a UK-wide guide and adjust it for the East Midlands, where labour and materials are typically about 5% below average. 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 |
What moves the price most:
- Moving drains and soil stacks
- Length of the side return
- Steel beams and propping of the back addition
- Glazed roof specification
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 Oadby?
Here is how the rules work for a side return extension 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.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
The work we manage on a side return extension:
- Party wall advice and notices
- Building control sign-off
- Foundations and drainage, including any build-over agreement
- Survey of party walls, drains and the existing back addition
- Steel beams to remove the side wall
- Drawings and planning or permitted development check
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 Oadby
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.
From LE2 outwards, we take on projects throughout Oadby and the surrounding parts of Leicestershire.
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 fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed 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 Oadby
How much does a side return extension cost in Oadby?
In Oadby, 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.
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 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.
Who approves a side return extension in Oadby?
Planning matters in Oadby go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
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.