Side Return Extensions: Maximise Space
Maximise narrow outdoor spaces with a side return extension. Learn about cost-effective designs, planning permissions, and how to make the most of your space.
Think of turning a small kitchen into a bright airy space that becomes the hub of your home. Side return extensions are a practical solution for homeowners who want to create more space and functionality without moving. This clever architectural solution not only increases living areas but adds value to your property.
A side return extension adds a room into the side alley of a house, often found in terraced or semi-detached homes. It’s a popular choice for increasing ground floor space in urban areas.
As urban living becomes more popular the demand for space solutions has grown. Side return extensions are built alongside existing structures and use every inch of the footprint without losing outdoor space. Homeowners are now considering this option to get the balance of aesthetics, functionality and practicality.
In this article we will look at the many benefits of side return extensions from planning to build and highlight the key considerations of design, sustainability and cost. By understanding all the advantages homeowners can make informed decisions for their space transformation projects.
When you’re looking to extend your home a side return extension can be a quick and often more cost effective option than a full renovation. These extensions use the narrow alleyway that runs alongside terraced or semi detached houses and turn underused garden space into valuable indoor living space. You can add a variety of home improvements including larger kitchens or dining areas, adding both style and functionality.
One of the considerations when planning a side return extension is natural light. Introducing elements like Bi-Fold doors, floor to ceiling windows or roof glazing can make your home feel brighter and more airy. Good design can connect the indoor and outdoor spaces and blend the garden with the new extension.
Also don’t forget to consider access to the rear garden when planning your side return extension. Future structures should not block the way to the garden, so you can get to the bins and bicycles. Don’t forget the Party Wall Act 1996 as it covers the legalities of building next to a neighbour’s property.
And finally the financial aspect of the project can’t be ignored. While side return extensions are a relatively cost effective way to add space to your home, factors like unexpected contingencies, choice of materials and the cost of skilled labour will affect the cost of the extension. Get expert advice early on to get a realistic budget and timeline for your side return extension project.
There are several types of side return extensions, each with its own benefits for different needs and property types. Single storey side return extensions are usually 3m x 5m in size and cost between £90K to £120K. This type of extension adds to the ground floor area and turns what was once dead space into a living part of the home.
On the other hand double storey side return extensions that span two floors add even more space. These are usually 2m x 7m and cost more, £150K to £200K. They add to the ground floor and also upstairs, you can have an extra bedroom or a larger bathroom.
For those who love to cook side return kitchen extensions can solve the problem of small cooking space by using the lateral space next to the house. This is particularly good for owners of period properties with unused side returns. The cost of kitchen extensions are between £80K to £120K, a big but worthwhile investment in your home’s functionality and resale value.
All these types of extensions are suitable for terraced houses especially Victorian properties which often have an inset side space. While the cost of the extension is a big consideration, the specifics of the project, the choice of materials and the professionals you hire will affect the cost.
A side return extension gives you the chance to re-configure your living area to suit your lifestyle. You need to assess your current space to see how you can best use a side return extension. This may mean re-thinking the flow of your home, open-plan or separate zones in your home.
An architect will show you many options. A small side extension can add a utility room for example to relieve kitchen congestion. A larger two storey extension can create new spaces like a live-in kitchen with dining area or an extra upstairs bedroom with en suite.
A deciding factor for your side return extension is how the new build will sit with your existing house. Some may want a design that stands out, a bold modern statement, while others may prefer a more subtle integration, choosing materials and styles that match the existing look of their period property. Whatever, a side return extension is an investment in the square footage of your home and your quality of life.
When building a side return extension there are several things to consider to make it a success. Under permitted development rights the regulations are relatively relaxed, many side return extensions can be built without planning permission as long as the property isn’t listed and meets certain design guidelines like size and height restrictions. But you need to be mindful of the internal layout as filling in the side return can create a long thin room that feels cramped and may need you to knock through walls to get an open space.
The back garden access should also be considered, unobstructed routes for bins and bikes. Natural light is also key; a glazed roof in the extension will make the area light and feel sunny. If the extension is within 2m of a neighbour’s boundary you will need to follow permitted development requirements which may include a Party Wall Agreement.
The cost of a side return extension will depend on many factors including the size, design complexity, location and the professionals involved. A tailored estimate is needed for accurate budgeting. On average the cost of a side return extension will be between £2,800 and £3,500 per square meter depending on the complexity and location of the project.
Choosing the right contractor will also affect the cost. Individual contractors can often be cheaper but larger companies bring more experience and resources at a higher cost. In London the average cost of a side return extension is around £44,000 but specific project elements and finishes will vary. Two storey side return extensions may have a higher initial cost but can be more efficient in adding square footage and therefore more cost effective than single storey extensions.
Since the council rules changed in October 2008 many ground floor side extensions can be built under permitted development without planning permission as long as they meet certain conditions. A side return extension must be single storey, no more than 4m high and no wider than half the width of the original house to be permitted development.
Planning permission may not be required but Building Regulations are a must for structural integrity and safety standards. New boundary walls or alterations to existing ones may trigger the Party Wall Act’s legal requirements. Homeowners should check their development rights especially if they live in a conservation area or don’t own the whole house.
When building a side return extension you will often need a party wall agreement as these projects are usually close to the boundary. Clear communication with the neighbour is key to a smooth process. If a neighbour objects to the build resolving party wall issues will delay the project.
Legal requirements mean you need to serve a Party Wall Notice on the neighbour when building within 3m of a shared boundary wall. Failing to do so can lead to disputes so you may need to hire a Party Wall Surveyor. The Party Wall Act 1996 outlines the procedures for preventing and resolving disputes about party walls and excavations near neighbouring buildings. Engaging a party wall surveyor early will handle any neighbourly issues and manage any potential disputes.
When building a side return extension budgeting is key and a clear understanding of the costs will help with the decision making process. The cost of a side return extension can vary greatly depending on many factors such as the size of the build, the complexity of the design, location of the property and professional fees.
Average build costs are around £2,800-£3,500 per sqm under ideal conditions. However these are subject to change with project complexity and regional economic factors. For example a typical side return extension in London would start at around £44,000 but the final cost will depend on the specific requirements and high end finishes.
Two storey side return extensions are more expensive upfront but can give better value for money as they increase the square footage more efficiently than single storey extensions. Get quotes tailored to your return extension project to get an accurate budget.
Planning permission is a key consideration for homeowners looking to add a side return extension to their property. As of 2017 planning permission is not required for a glass side return extension on the ground floor if the structure is no higher than 4m and doesn’t extend more than half the width of the original house. Although planning permission is not required for smaller extensions all construction must still comply with building regulations. You may need to consult with a project manager or contractor to understand what the regulations are and how to meet them.
Under Permitted Development rights certain types of extensions can be done without planning permission. However these rights have conditions such as ownership of the property and the house not being in a conservation area. It’s important to check your eligibility for these rights to ensure a smooth extension process. When planning a side return extension always check with the local planning authority as policies can change.
Key Considerations for Planning Permission:
Permitted development rights allow homeowners to extend their property without needing to apply for planning permission, following certain design and dimensional guidelines. Single storey side extensions such as side return extensions have specific requirements under these rights.
For example these extensions are limited to a maximum height of 4m and width no more than half the width of the original house. Where the extension is within 2m of a boundary wall the eaves height is limited to 3m to be neighbourly.
Also the projection from the rear wall varies by house type: detached houses can project up to 4m, semi-detached and terraced houses can project up to 3m to ensure the development is in proportion to the existing house.
However properties in conservation areas or on designated land are more restricted and are likely to be exempt from permitted development for side extensions and will require full planning permission.
Also property owners should note that additional costs and considerations such as party wall agreements may be required when extending under permitted development rights.
When building a side return extension building regulations must be complied with. These cover structural integrity, fire safety and energy efficiency. Although these are mandatory, planning permission is separate and may also be required if the extension exceeds permitted development rights.
Building regulations approval can be done by hiring an Approved Inspector which can be faster than the local building authority whilst maintaining the same standards. Always check with your local planning office as specific requirements may vary especially in conservation areas or when building new boundary walls.
If the extension is within 3m of a neighbour’s shared boundary wall a Party Wall Notice to the affected neighbours is required. Remember VAT applies to construction labour and materials except for certain exceptions. To ensure a smooth process for your side return extension project expert advice and attention to these regulations is crucial.
Side return extensions are a practical solution for homeowners who want to add living space without losing outdoor space. This type of extension uses the wasted space along the side of the house to totally reconfigure the ground floor. Whether it’s a semi-detached or terraced house the side return extension allows you to widen existing rooms like the kitchen or dining area and create more space and functionality.
These extensions are great for improving the relationship between the inside of the house and the garden. By including design features like bi-fold doors and clever positioning homeowners can access their outdoor space more easily and feel more open. The custom nature of a side return extension means each project can be tailored to the client’s specific aesthetic and practical requirements so the new space is both functional and beautiful.
And by using previously wasted space side return extensions can add significant value to the property. A more inviting ground floor layout improves day to day living and also the marketability of the house if you ever decide to sell.
The side return extension can transform the ground floor of a house. The extra width can be used to reconfigure kitchen layouts to create an eat in kitchen or a large dining table. So the space becomes not just a kitchen but a social hub where families can gather and entertain guests.
Removing internal walls to create an open plan layout can amplify this effect and make the space feel bigger. It lets more light in and allows for better social interaction. Positioning less used or utility areas away from the main daylight zones means the main living and dining areas get the most benefit from natural light and exterior views.
And large sliding or bi-fold doors can create a seamless threshold between indoors and garden so the living space extends visually and practically into the garden. Careful layouts like centring a kitchen island and placing dining areas in the new extension can maximise the practicality and spatial efficiency of a side return extension.
One of the big advantages of a side return extension is the opportunity to flood the new space with natural light. Glazing options are not only functional but can be a design feature in themselves. For example roof glazing can be used to light areas that were previously dark and under lit.
Solar control glazing is a high performance option that can control the amount of heat and UV rays entering the space and preserve furniture and reduce glare. Glazed doors especially in large formats provide a big access to the garden and maximum daylight penetration. Wall to wall glazing along the rear wall requires a lot of structural work but gives you a beautiful indoor outdoor connection.
In addition to exterior glazing internal glass doors can also play a big part in the distribution of light throughout the house so the light from the extension can flow throughout the property.
The visual impact of a side return extension can be as big as the functional benefits. Design features like glazed roofs and clerestory windows not only bring light into the space but are design features in themselves. Bi-fold or sliding doors can merge the internal living areas with the garden and give a modern open feel and access to the outdoors.
Floor to ceiling windows can give garden views and dissolve the boundaries between inside and outside spaces and create a dramatic light filled space. With careful design a side return extension can create an open plan layout and bring the kitchen and dining areas together under one modern roof. This can redefine the whole ground floor into a space perfect for modern living and entertaining.
A side return extension is a big home improvement project that not only adds value to your property but can transform the living space. To set realistic expectations for homeowners considering this project it’s important to know the typical build process and timeline. From initial idea to completion it takes around 19 weeks and goes through various stages including surveying, architectural design, planning permission if required, building regulations and choosing the right contractors for the job.
Preparing for a side return extension is a detailed process that requires a lot of planning and coordination. This stage starts with the survey of the house and the design of the extension which can take several weeks. Then homeowners need to allow for planning permission applications which may be required depending on the size and scale of the project and local planning policies. This preparatory stage also includes ensuring Building Regulations compliance to certify that the build will be safe, accessible and energy efficient. And whether the Party Wall Act applies which governs construction work near to neighbouring properties. In total this stage takes around 19 weeks before we can start building.
Once on site the physical build stage takes around 10 to 16 weeks. This is broken down into various phases which start with site preparation and groundworks, laying foundations which is a critical phase to ensure the extension is stable. Then the construction team will build the walls and roof structure. Install the roof including roofing materials, guttering, windows, doors and external renders. Then break through to the original house for access, internal plastering and finishing works such as electrical and plumbing. Each phase has its own set of tasks to get the project closer to completion.
The total time from start to finish for a side return extension is around 12 to 20 weeks. This is for an average project but can vary depending on the complexity of the design and access issues. It’s also common for homeowners to add a buffer for unexpected delays. For larger projects the build phase can take 6 months or more. Some homeowners choose to move out of the property during the build to minimize the impact of the construction work. The total time is dependent on the scope of work and can vary greatly depending on the condition of the existing house, the site and the contractors approach and efficiency.
Side return extensions are suitable for most house types but each has its own considerations for this type of development.
For semi-detached and end of terraced houses side return extensions are particularly suitable. These houses usually have a narrow strip of land along the ground floor which is unused and therefore presents an opportunity to extend without losing garden space. By extending into this area you can improve the functionality and proportions of the adjoining rooms usually the kitchen whilst retaining the outdoor space.
For detached houses there may be more flexibility in where and how much you can extend subject to planning permission and building regulations. Bungalows can also benefit from a side return extension and potentially increase the living space and flow of the property. But the impact on natural light to adjacent rooms must be considered.
Terraced houses have limited access and space which presents challenges for side return extensions. But these can be overcome with good design and the benefit of turning a dark and unused side return into a bright and functional space is huge.
In all cases expert advice is essential to ensure development rights (permitted development rights) and regulations (party wall agreements) are complied with for a successful extension project.
Sustainability in design is crucial when planning a side return extension. Features like rooflights and large minimal framing windows will flood the new living space with natural light and reduce dependence on artificial lighting. This approach to design will improve the home’s environmental performance and save you money on energy bills.
For terraced houses a side return extension is a smart way to optimise limited outdoor space by expanding indoor living areas without losing too much garden space. When done with sustainability in mind these extensions can include materials and design elements that connect the inside to the outside space and further integrate the home with the natural environment.
Architects can propose innovative layouts that are functional and sustainable. A well designed side return extension can support a more sustainable lifestyle, reflect the homeowner’s preferences and contribute to broader environmental goals. These designs can connect you to the outdoors, use sustainable materials and create a home that’s eco friendly and beautiful to live in.
Working out the costs for a side return extension is a key part of planning your home renovation project. In London you can expect to budget around £44,000 for a standard side extension but this could be more or less depending on the specification. The cost increases with complexity of design and size of the extension. A medium size side return with a flat roof will cost around £68,000. This includes the essentials like plumbing, electrics and glazing.
If you’re planning a single storey side extension budgeting is key – you can expect to pay between £1,500 and £1,900 per sqm for basic quality construction. If you’re going for premium finishes the cost will be between £1,900 and £2,400 per sqm. If the extension includes a kitchen redesign (which is often the case with a side return kitchen extension) the cost will be between £80,000 and £120,000 as so much needs to be changed to make it functional.
Similarly Victorian terraced houses which involve integrating existing alleyways fall into the £80,000 to £120,000 bracket. Knowing these figures will help you budget and make informed decisions so your extension fits within your budget and your goals.
When you’re extending your home eco friendly materials and design elements come to the fore for a sustainable living space. Strategically placed rooflights for example will flood a side return extension with natural light and maintain a visual connection to the outside environment. These features will make your home more energy efficient.
A side return extension often goes hand in hand with kitchen extensions to create new and functional dining areas that use space well. By choosing large bi-fold or sliding doors with minimal framing you can maximise your views and indoor outdoor flow which also benefits ventilation.
Floor to ceiling windows aren’t just about looks; they make the space feel longer and bring in more natural light and reduce dependence on artificial lighting. Beyond the immediate benefits of ambiance and energy savings a side return extension can deliver alternative living configurations that will keep residents in urban environments for longer. This can be key to reducing the environmental impact of residential turnover.
A well designed side return extension can make your home more energy efficient. By incorporating large glass panels, skylights or sliding doors natural light is amplified and potentially reduces dependence on artificial lighting and overall energy footprint. This type of extension can turn your home into an eco friendly environment by maximising daylight.
An open plan layout in the extension can reinvigorate a home’s thermal regulation and airflow which will give more temperature control and potentially lower energy bills for heating and cooling. Better insulation from modern materials used in the extension will cut energy consumption further.
Maximise natural light and you’ll brighten up your living spaces and reduce daytime electricity use. If glass elements are placed to take advantage of solar gain and combined with insulation they can help your home become more energy efficient. When planning a side return extension bring energy into your thinking and you’ll get a space that’s not only beautiful but also sustainable and cost effective to live in.
A side return extension can be a highly beneficial home improvement project and add significant value to your property. This extension uses up an underutilised or narrow strip of land that’s often a passageway to the back of the house especially in terraced or semi detached homes. By using this space you’ll increase your living area and the overall appeal and marketability of your home to potential buyers.
When considering a side return extension you need to evaluate the return on investment (ROI). The added value to a property after an extension will vary case by case but the investment can be substantial. Some sources suggest a well designed small single storey extension can add 12% to a property’s value. But homeowners need to remember the high construction costs of such projects. Depending on materials and specifications the cost can be between £1,500 to £2,400 per square meter.
While for many it’s not just about the financial gain but the improvement of their living space the ROI is possible especially in high value residential areas. When you sell your home the extension will attract better offers but this increase in property value is not guaranteed.
A side return extension to a residential property will always improve the aesthetics and functionality of the home. By reclaiming the often neglected side return space you’ll increase the overall look and feel of the property. Instead of letting this space go to waste it becomes part of the home, usually by extending the kitchen or living area into a more modern and user friendly space.
A side return extension will often include sleek design elements like Bi-Fold doors or floor to ceiling windows that allow natural light in and connect indoor to outdoor. These features will improve the aesthetics and create a more functional living space for entertaining or everyday family life.
Here’s a quick list of how a side return extension will impact aesthetics and functionality:
A side return extension with some thought and design will add square metres to your home and breathe new life into it.
Choosing the right builder is key to a successful home extension. At Danesfort we deliver quality on time and on budget. We have extensive experience working on home extensions in the London area.
Danesfort ensures all projects comply with planning permissions and building regulations. We offer clear contracts that outline scope, timelines and payment terms so you’re fully informed from start to finish.
What we offer
Get in touch today to book your free consultation.
.svg)