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 the Lothians?
In the Lothians, 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 the Lothians 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 |
The main things that change the cost:
- Glazed roof specification
- Length of the side return
- Moving drains and soil stacks
- Access through the house for materials
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a side return extension in the Lothians?
The approval route for the Lothians is set by planning law 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.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
The work we manage on a side return extension:
- Glazed or solid roof with insulation
- Building control sign-off
- Drawings and planning or permitted development check
- Floor levelling, heating and electrics
- Written agreement with neighbours on shared walls
- Written agreement with neighbours on shared walls
How long does it take?
Expect 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 the Lothians
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Towns we cover in the Lothians include Livingston, Musselburgh, Bathgate, Bonnyrigg, Penicuik and Broxburn.
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 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 the Lothians
How much does a side return extension cost in the Lothians?
In the Lothians, 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 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.
Do you build side return extensions in the Lothians?
Yes. We build side return extensions across the Lothians, including postcodes EH10, EH11, EH18, EH19 and EH20. Every project starts with a free home visit.
Do I need planning permission for a side return extension in the Lothians?
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.
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 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.