Brackley, Northamptonshire
Side return extension in Brackley
We plan and build side return extensions for homeowners in Brackley. 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.
Brackley is covered from our Northamptonshire round, including NN13. Side return projects in Brackley 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 Brackley?
A side return extension in Brackley is priced at £2,230–£3,690 per square metre including VAT as a guide, before kitchen fit-out and fees. East Midlands prices sit a little below our West Midlands baseline.
| Size | Guide price inc VAT |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £27,000–£44,000 |
| 2.5 m wide × 7 m deep (17.5 m²) | £39,000–£64,500 |
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 Brackley?
Here is how the rules in England apply to a side return extension in Brackley.
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 Brackley like to extend?
Red-brick terraces and semis are typical of Brackley. Coal-mining legacy areas in parts of the East Midlands can need a Coal Authority check before foundations are designed.
How a side return extension in Brackley 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.
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.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Side return extensions near Brackley
Neighbouring places we cover include Buckingham (7.3 miles) and Banbury (8.4 miles).
- Side return extension in Buckingham
- Side return extension in Banbury
- Side return extension in Bicester
- Side return extension in Daventry
- Side return extension in Kidlington
Other work in Brackley:
FAQ
Side return extension questions in Brackley
How much does a side return extension cost in Brackley?
As a guide, £2,230–£3,690 per square metre including VAT for a standard specification. For example, 2 m wide × 6 m deep (12 m²): about £27,000–£44,000 at that rate. Your written price follows the survey.
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.
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 Brackley 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.
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.