Formby, Merseyside
Side return extension in Formby
Infilling the narrow passage beside a Victorian or Edwardian back addition. If you live in Formby and want to know what a side return extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Formby sits in Merseyside, with postcode districts including L37 and L38. In Formby we check the boundary line and the neighbour's gutter before drawing a side return, because a few centimetres decide whether the wall goes on or beside the boundary.
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 Formby?
Guide prices for a side return extension in Formby start from our North West England rate of £2,160–£3,570 per square metre, including VAT. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £26,000–£43,000 |
| 2.5 m wide × 7 m deep (17.5 m²) | £38,000–£62,500 |
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 Formby?
Whether your side return extension in Formby needs a planning application depends on its size, your house and any local restrictions.
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 Formby like to extend?
Stone and brick terraces are common around Formby. Where houses back onto a ginnel or alley, deliveries can come in from the rear, which makes the build tidier.
How a side return extension in Formby comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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 Formby
Neighbouring places we cover include Maghull (6.0 miles) and Southport (6.5 miles).
- Side return extension in Maghull
- Side return extension in Southport
- Side return extension in Bootle
- Side return extension in Litherland
- Side return extension in Ormskirk
Other work in Formby:
FAQ
Side return extension questions in Formby
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.
What postcode areas do you cover around Formby?
Including L37 and L38, and the surrounding Merseyside area.
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.
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.
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.
How long does a rear extension take to build in Formby?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.