Bonnyrigg, Edinburgh and the Lothians
Side return extension in Bonnyrigg
We plan and build side return extensions for homeowners in Bonnyrigg. Infilling the narrow passage beside a Victorian or Edwardian back addition. Start with a free site visit, then a written price once the design is agreed.
We cover Bonnyrigg (EH18, EH19 and EH24) as part of our Edinburgh and the Lothians work. Side return projects in Bonnyrigg 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 Bonnyrigg?
A side return extension in Bonnyrigg is priced at £2,180–£3,610 per square metre including VAT as a guide, before kitchen fit-out and fees. Prices in Scotland sit a little below our West Midlands baseline; building warrant fees and drawings are budgeted separately.
| Size | Guide price inc VAT |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £26,000–£43,500 |
| 2.5 m wide × 7 m deep (17.5 m²) | £38,000–£63,000 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a side return extension in Bonnyrigg?
The planning route for a side return extension in Bonnyrigg is set by Scotland's householder rules and your council.
In Scotland side extensions are more restricted than rear ones under householder permitted development, and wraparounds generally need planning permission. A building warrant is required before work starts.
Scotland has no Party Wall Act. Work to shared walls is governed by property law and the title deeds, so we agree access and protection with neighbours in writing before work begins.
Classes 1A and 1B do not apply in conservation areas, and listed buildings 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 Bonnyrigg like to extend?
Bonnyrigg has sandstone villas and terraces, post-war semis and four-in-a-block flats. Flats need planning permission for an extension, and every project needs a building warrant before work starts.
How a side return extension in Bonnyrigg 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 or permitted development, the building warrant, structural design and neighbour agreements are all handled by us.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the accepted completion certificate.
Side return extensions near Bonnyrigg
Close by, we work in Dalkeith, about 2.0 miles away, and Mayfield, about 2.6 miles away.
- Side return extension in Dalkeith
- Side return extension in Mayfield
- Side return extension in Musselburgh
- Side return extension in Penicuik
- Side return extension in Edinburgh
Other work in Bonnyrigg:
FAQ
Side return extension questions in Bonnyrigg
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.
Do you handle building control in Bonnyrigg?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
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.
Do I need planning permission for a rear extension in Bonnyrigg?
Many single-storey rear extensions are permitted development under Class 1A, but not in conservation areas; you always need a building warrant before work starts.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Is the site visit in Bonnyrigg free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.