Henley-on-Thames, Oxfordshire
Side return extension in Henley-on-Thames
Infilling the narrow passage beside a Victorian or Edwardian back addition. We design, get the approvals for and build side return extensions in Henley-on-Thames and the surrounding area, with one contract from the first survey to building control sign-off.
We cover Henley-on-Thames (RG9) as part of our Oxfordshire work. Side returns suit the Victorian and Edwardian terraces found across parts of Oxfordshire, where the kitchen sits in a narrow back addition.
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 Henley-on-Thames?
For Henley-on-Thames we work from the South East England rate: £2,580–£4,260 per square metre of new floor, including VAT, standard specification. South East prices run above our West Midlands baseline, mainly on labour rates and clay-soil foundations.
| Size | Guide price inc VAT |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £31,000–£51,000 |
| 2.5 m wide × 7 m deep (17.5 m²) | £45,000–£74,500 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a side return extension in Henley-on-Thames?
The planning route for a side return extension in Henley-on-Thames is set by England's householder rules and your council.
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. 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 Henley-on-Thames like to extend?
Around Henley-on-Thames the housing ranges from inter-war semis to 1960s and 1970s estates with good-sized gardens. Many of the newer estates had permitted development rights removed by condition, so we check the planning history before anything is drawn.
How a side return extension in Henley-on-Thames 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
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 Henley-on-Thames
Neighbouring places we cover include Marlow (6.0 miles) and Reading (6.1 miles).
- Side return extension in Marlow
- Side return extension in Reading
- Side return extension in Lower Earley
- Side return extension in Maidenhead
- Side return extension in Wokingham
Other work in Henley-on-Thames:
FAQ
Side return extension questions in Henley-on-Thames
Do I need planning permission for a rear extension in Henley-on-Thames?
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.
How much does a side return extension cost in Henley-on-Thames?
As a guide, £2,580–£4,260 per square metre including VAT for a standard specification. For example, 2 m wide × 6 m deep (12 m²): about £31,000–£51,000 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.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
What postcode areas do you cover around Henley-on-Thames?
Including RG9, and the surrounding Oxfordshire area.
How long does a rear extension take to build in Henley-on-Thames?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.