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 Sandown?
In Sandown, a side return extension typically costs £2,600–£3,700 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £31,000–£44,500. Island and remote projects usually cost more than this guide because of shipping, travel and accommodation. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £21,000–£29,500 |
| Typical project (12 m²) | £31,000–£44,500 |
| Larger project (17 m²) | £44,000–£63,000 |
| Rate per m² | £2,600–£3,700 |
Your quote will depend mainly on:
- Moving drains and soil stacks
- Length of the side return
- Glazed roof specification
- Steel beams and propping of the back addition
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 Sandown?
Before anything is built in Sandown, 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.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
On a typical side return extension we handle:
- 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
- Glazed or solid roof with insulation
- Floor levelling, heating and electrics
How long does it take?
Build time is typically 10 to 14 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Sandown
The South East has a broad mix of housing, from Victorian terraces in the towns to post-war semis and newer estates, so extension types vary street by street.
Projects in Sandown are taken on by arrangement. We confirm availability first, and shipping, travel and accommodation costs are shown separately in the quote.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 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 Sandown
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.
Who approves a side return extension in Sandown?
Planning matters in Sandown go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
How much does a side return extension cost in Sandown?
In Sandown, a side return extension typically costs £2,600–£3,700 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £31,000–£44,500. 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.
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.