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 Shrewsbury?
In Shrewsbury, a side return extension typically costs £2,250–£3,200 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £27,000–£38,500. Prices in the West Midlands sit near the national average for this kind of work, and the range for Shrewsbury reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £18,000–£25,500 |
| Typical project (12 m²) | £27,000–£38,500 |
| Larger project (17 m²) | £38,000–£54,500 |
| Rate per m² | £2,250–£3,200 |
The biggest cost drivers are:
- Length of the side return
- Glazed roof specification
- Moving drains and soil stacks
- 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 Shrewsbury?
The approval route for Shrewsbury is set by planning law 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
From survey to sign-off, the job normally involves:
- Survey of party walls, drains and the existing back addition
- Floor levelling, heating and electrics
- Foundations and drainage, including any build-over agreement
- Party wall advice and notices
- Drawings and planning or permitted development check
- Steel beams to remove the side wall
How long does it take?
Expect 10 to 14 weeks on site. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Shrewsbury
Across the West Midlands, inter-war and post-war semis make up much of the housing, giving good scope for two-storey side extensions and hip-to-gable lofts.
From SY1 outwards, we take on projects throughout Shrewsbury and the surrounding parts of Shropshire.
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
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 Shrewsbury
Who approves a side return extension in Shrewsbury?
Planning matters in Shrewsbury 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.
How much does a side return extension cost in Shrewsbury?
In Shrewsbury, a side return extension typically costs £2,250–£3,200 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £27,000–£38,500. Your fixed price depends on the survey and drawings.
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.
Will I need a party wall agreement?
Almost certainly in England and Wales, because side returns sit on or near the boundary. Notices must be served before work starts, and a party wall surveyor may be appointed if the neighbour does not consent.