Side return extensions across Ashton-under-Lyne
Our design and build teams take on side return extensions in Ashton-under-Lyne, from the first measured survey through planning and building control to the finished room.
- Guide price in Ashton-under-LyneFrom £17,000 inc VAT
- PlanningOften permitted development; party wall notice usual
- Build time10–14 weeks on site
- Postcode districtsM34, M43, OL6, OL7, SK15
What is included
- Removal of the side wall and new steelwork
- Kitchen-ready shell or full finish
- Survey of the outrigger, boundary wall and drainage
- Party wall notice support (England and Wales)
- Design to keep daylight in the middle of the house
Covering Ashton-under-Lyne
Our survey diary covers Ashton-under-Lyne, including M34, M43, OL6, OL7, SK15, SK16. We also work in nearby Dukinfield (1 mile), Stalybridge (2 miles), Droylsden (2 miles), Denton (2 miles).
Just over the Cheshire border, Wilmslow is about 12 miles away. The North West has a high share of Victorian and Edwardian terraces with rear yards and outriggers, plus large areas of inter-war semis in the suburbs.
What should I budget for a side return extension in Ashton-under-Lyne?
Prices below are for Ashton-under-Lyne, using the North West England factor of ×0.95. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Ashton-under-Lyne: £2,000 to £3,610 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 1.8 m × 4.5 m 8 m² | £17,000 – £20,500 | £18,000 – £23,000 | £22,500 – £29,000 |
| 2 m × 5.5 m 11 m² | £21,500 – £26,500 | £25,000 – £31,500 | £31,000 – £40,000 |
| 2.2 m × 7 m 15 m² | £29,500 – £36,000 | £34,000 – £43,000 | £42,500 – £54,500 |
For a figure based on your own dimensions, use our guide-price tool.
Will the council need to approve it?
In England a single-storey side return infill is often permitted development if it stays within the height limits and is no wider than half the width of the original house. Conservation areas, listed buildings and flats always need an application, and the boundary wall usually brings in the Party Wall Act.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
From first visit to completion
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Side return extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Ashton-under-Lyne, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Ashton-under-Lyne be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Who do I contract with for a side return extension in Ashton-under-Lyne?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
How much does a side return extension cost?
Our guide range is about £2,000 to £3,610 per m² including VAT, so a typical 2 m × 5.5 m infill lands around £25,000 to £31,500 at standard spec in Ashton-under-Lyne, more in London.
Will the kitchen be darker?
Not if the roof is designed well. A glazed roof or a line of rooflights along the boundary usually makes the room brighter than before.
Book a free site visit in Ashton-under-Lyne
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.