Staines, Surrey
Side return extension in Staines
Infilling the narrow passage beside a Victorian or Edwardian back addition. If you live in Staines 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.
We cover Staines (TW15, TW16, TW17 and TW18) as part of our Surrey work. Side return projects in Staines 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 Staines?
In Staines, our guide for a side return extension is £2,580–£4,260 per square metre including VAT for a 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a side return extension in Staines?
The planning route for a side return extension in Staines 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 Staines like to extend?
Commuter semis and detached houses make up much of Staines, and longer gardens make England's prior approval route for deeper rear extensions worth considering. Side returns suit the Victorian and Edwardian terraces found across parts of Surrey, where the kitchen sits in a narrow back addition.
How a side return extension in Staines 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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 Staines
From Staines, the nearest places we also cover are Egham (2.0 miles) and Stanwell (2.0 miles).
- Side return extension in Egham
- Side return extension in Stanwell
- Side return extension in Ashford
- Side return extension in Chertsey
- Side return extension in Shepperton
Other work in Staines:
FAQ
Side return extension questions in Staines
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.
Do you handle building control in Staines?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.
Can you match the brick or stone on my Staines house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.