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 Powys?
In Powys, 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 Powys. 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 |
What moves the price most:
- Moving drains and soil stacks
- Glazed roof specification
- Length of the side return
- Access through the house for materials
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a side return extension in Powys?
Here is how the rules work for a side return extension 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.
Building regulations in Wales are set by the Welsh Government. Approval comes from the council’s building control service or a registered building control approver, with inspections during the work and a completion certificate 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
On a typical side return extension we handle:
- Steel beams to remove the side wall
- Foundations and drainage, including any build-over agreement
- Glazed or solid roof with insulation
- Floor levelling, heating and electrics
- Drawings and planning or permitted development check
- Party wall advice and notices
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 Powys
Wales has many terraced valley streets, stone cottages and post-war estates, so extension designs are shaped by slopes, materials and local character.
Towns we cover in Powys include Newtown, Brecon, Welshpool and Llandrindod Wells.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 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 Powys
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 Powys?
In Powys, 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 Powys?
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 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 long does a side return extension take in Powys?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
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.