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 Stranraer?
In Stranraer, 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. Building costs in Scotland are close to the UK average, so the figures for Stranraer are close to our national guide. 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 |
What moves the price most:
- Access through the house for materials
- Glazed roof specification
- Length of the side return
- Moving drains and soil stacks
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 Stranraer?
Before anything is built in Stranraer, we confirm which approvals apply in Scotland. In Scotland a single-storey infill beside a back addition can be permitted development within the height and boundary limits, but not in a conservation area. A building warrant is needed before work starts.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
What we take care of:
- Glazed or solid roof with insulation
- Building control sign-off
- Drawings and planning or permitted development check
- Steel beams to remove the side wall
- Floor levelling, heating and electrics
- Written agreement with neighbours on shared walls
How long does it take?
The build itself usually takes 10 to 14 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Stranraer
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Our Stranraer coverage includes postcode districts DG9, and we also work in nearby places such as Ayr, Prestwick and Troon.
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 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 sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about side return extensions in Stranraer
How long does a side return extension take in Stranraer?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
How much does a side return extension cost in Stranraer?
In Stranraer, 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.
Do I need planning permission for a side return extension in Stranraer?
In Scotland a single-storey infill beside a back addition can be permitted development within the height and boundary limits, but not in a conservation area. A building warrant is needed before work starts.
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.
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.
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.