Thornbury, Bristol and South Gloucestershire
Side return extension in Thornbury
For homes in Thornbury, a side return extension is often the simplest way to gain space without moving. Infilling the narrow passage beside a Victorian or Edwardian back addition. We take it from survey to completion certificate.
Thornbury sits in Bristol and South Gloucestershire, with postcode districts including BS35. Side return projects in Thornbury usually start with a drainage survey of the side passage.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a side return extension cost in Thornbury?
A side return extension in Thornbury is priced at £2,390–£3,950 per square metre including VAT as a guide, before kitchen fit-out and fees. South West prices run slightly above our West Midlands baseline; natural stone to match the house is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £28,500–£47,500 |
| 2.5 m wide × 7 m deep (17.5 m²) | £42,000–£69,000 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a side return extension in Thornbury?
Whether your side return extension in Thornbury needs a planning application depends on its size, your house and any local restrictions.
In England the side part of a side return or wraparound must meet the side-extension rules (one storey, under 4 metres high, no more than half the width of the original house), and those rights do not apply on designated land. Because a wraparound combines a side and a rear extension, many need householder planning permission.
Because rear extensions often sit on or near the boundary, the Party Wall etc. Act 1996 usually applies in England. Notices go out one or two months before work depending on the type of work, and a surveyor's award is only needed if a neighbour does not consent.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Thornbury like to extend?
Stone-built and rendered houses are common around Thornbury, so matching the walling is a design decision in its own right: natural stone, reconstituted stone or a render finish across old and new.
How a side return extension in Thornbury comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Side return extensions near Thornbury
From Thornbury, the nearest places we also cover are Stoke Gifford (6.4 miles) and Yate (6.4 miles).
- Side return extension in Stoke Gifford
- Side return extension in Yate
- Side return extension in Chepstow
- Side return extension in Mangotsfield
- Side return extension in Dursley
Other work in Thornbury:
FAQ
Side return extension questions in Thornbury
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
How much does a side return extension cost in Thornbury?
As a guide, £2,390–£3,950 per square metre including VAT for a standard specification. For example, 2 m wide × 6 m deep (12 m²): about £28,500–£47,500 at that rate. Your written price follows the survey.
Glass roof or solid roof with rooflights?
A glass roof gives the most light; a solid roof with long rooflights is warmer and quieter in rain. Both work.
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
Is the site visit in Thornbury free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.