Bodmin, Cornwall
Side return extension in Bodmin
For homes in Bodmin, 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.
Bodmin is covered from our Cornwall round, including PL31. Side return projects in Bodmin 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 Bodmin?
In Bodmin, our guide for a side return extension is £2,390–£3,950 per square metre including VAT for a standard specification. 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 Bodmin?
The planning route for a side return extension in Bodmin is set by England's householder rules and your council.
Side return infills and the side leg of a wraparound are treated as side extensions in England: single-storey, no more than 4 metres high and no wider than half the original house. They are not permitted development in conservation areas, National Parks or National Landscapes, and a joined wraparound often needs a planning application because the side and rear rules apply together.
The Party Wall etc. Act 1996 applies in England: you serve notice two months before work to a shared wall, and one month before digging foundations within 3 metres (or 6 metres for deeper foundations) of a neighbour's building. Neighbours can agree in writing; if they dissent, surveyors agree an award.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Bodmin like to extend?
Stone-built and rendered houses are common around Bodmin, 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 Bodmin comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Side return extensions near Bodmin
From Bodmin, the nearest places we also cover are St Austell (9.2 miles) and Newquay (15.8 miles).
- Side return extension in St Austell
- Side return extension in Newquay
- Side return extension in Truro
- Side return extension in Saltash
- Side return extension in Tavistock
Other work in Bodmin:
FAQ
Side return extension questions in Bodmin
How much does a side return extension cost in Bodmin?
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.
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.
How much space does a side return add?
Typically 8 to 18 square metres, enough to turn a galley kitchen into a kitchen-diner with an island.
Is the site visit in Bodmin free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How long does a rear extension take to build in Bodmin?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Do I need planning permission for a rear extension in Bodmin?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.