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 Staveley?
In Staveley, 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. Prices across the East Midlands are typically 5% below the UK average for this kind of work, which is reflected in the range for Staveley. 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:
- Party wall surveyor fees
- Glazed roof specification
- Moving drains and soil stacks
- 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 Staveley?
Before anything is built in Staveley, 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
On a typical side return extension we handle:
- Survey of party walls, drains and the existing back addition
- Steel beams to remove the side wall
- Drawings and planning or permitted development check
- Foundations and drainage, including any build-over agreement
- Glazed or solid roof with insulation
- 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 Staveley
In the East Midlands, many estates built since the 1960s have integral garages that convert well into a study or bedroom.
Staveley sits in Derbyshire, about 9 miles south-east of Sheffield. We cover the whole of Staveley, including postcodes S43.
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 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 sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about side return extensions in Staveley
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.
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 much does a side return extension cost in Staveley?
In Staveley, 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.
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.
How long does a side return extension take in Staveley?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.