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 West Midlands?
In the West Midlands, 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 the West Midlands are close to the UK average, so the figures for the West Midlands 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 |
Your quote will depend mainly on:
- Moving drains and soil stacks
- Length of the side return
- Access through the house for materials
- Glazed roof specification
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 the West Midlands?
Here is how the rules work for a side return extension 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.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
What we take care of:
- Glazed or solid roof with insulation
- Building control sign-off
- Survey of party walls, drains and the existing back addition
- Steel beams to remove the side wall
- Party wall advice and notices
- Drawings and planning or permitted development check
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 the West Midlands
The West Midlands has large numbers of 1930s semis and Victorian terraces, which suit rear extensions, side extensions and dormer loft conversions.
Towns we cover in the West Midlands include Birmingham, Coventry, Wolverhampton, Dudley, Walsall and Solihull.
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 handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about side return extensions in the West Midlands
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.
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 long does a side return extension take in the West Midlands?
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 the West Midlands?
In the West Midlands, 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.