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 Thurso?
In Thurso, 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. 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) | £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:
- Moving drains and soil stacks
- Glazed roof specification
- Length of the side return
- Access through the house for materials
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 Thurso?
Whether you need planning permission depends on your house and its location 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
What we take care of:
- Written agreement with neighbours on shared walls
- Drawings and planning or permitted development check
- Steel beams to remove the side wall
- Building control sign-off
- Glazed or solid roof with insulation
- Foundations and drainage, including any build-over agreement
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 Thurso
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Because Thurso is a long way from the main centres, we confirm availability before quoting and list any travel costs separately.
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 handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about side return extensions in Thurso
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 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 Thurso?
Yes. We build side return extensions across Thurso, including postcodes KW14. Every project starts with a free home visit.
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.
How much does a side return extension cost in Thurso?
In Thurso, 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 Thurso?
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.